December 2007 - Cypress Inspections

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Nov 25, 2013 (3 years and 6 months ago)

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1

Cypress Inspections

Experience & Professionalism you can depend on since 1991

12710 New Cypress Dr., Cypress, Texas 77429

Phone (281) 373
-
1018 Email: gtg@cypressinspections.com

Visit

our website at www.cypressinspections.com


December 2007


Re:

Structural frame and mechanical (MEPL) rough
-
in inspection for property located at.


Client,


This is a visual inspection of the structural frame and mechanical (MEPL) rough
-
in and was made wi
th the
assumption that the type, sizing, grade and suitability of all materials, fasteners and systems have been
carefully selected and specified by the architect, engineer and/or builder as being in compliance with
minimum building codes, standards and ma
nufacturer’s recommendations.
Items or systems identified in
report as “In need of repair” should always be referred to a licensed, skilled professional in that field who
must completely reexamine the item(s) or system(s) to determine the appropriate coar
se of repair to ensure
that the installation is in an approved manner. In an approved manner is defined as in compliance with all
applicable building codes, operational safety and manufacturer installation specifications.
This is not a code
or material com
patibility inspection and any mention of codes in this report is strictly for reference only.
All minimum standards and requirements for the items mentioned in this report are detailed either in the
2003 International Residential Code (IRC) 1&2 Family Dwel
ling Code, 2003 International Energy
Conservation Code (IECC), NFPA 70
-
2005 National Electric Code (NEC), manufacturer’s installation
specifications or the architectural and/or engineering design specifications. Failure to install all items and
systems in
an approved manner will result in a sub
-
standard installation of the structure and working
components, which could result into poor structural performance and/or possible damage to related items
and systems. Note: no architectural and/or engineering detail
s were provided to me for this inspection.


Items in need of repair

(Italic print represents code statement)


Foundation & related items

1.

Sole plate anchor bolts are missing at several locations including; front, rear and garage vehicle
doorways.
(IRC 403.
1.6 Foundation anchorage)
-

When braced wall panels are supported directly on
continuous foundations, the wall wood sill plate or cold
-
formed steel bottom track shall be anchored to
the foundation in accordance with this section. The wood sole plate at ext
erior walls on monolithic
slabs and wood sill plate shall be anchored to the foundation with anchor bolts spaced a maximum of 6
feet (1829 mm) on center.
There shall be a minimum of two bolts per plate section with one bolt
located not more than 12 inches
(305 mm) or less than seven bolt diameters from each end of the plate
section…


No bolt next to rear doorway


2


Structural framing & related items

-

(IRC R301.1 Design)
-

Buildings and structures, and all parts thereof,
shall be constructed to safely suppo
rt all loads, including dead loads, live loads, roof loads, flood loads,
snow loads, wind loads and seismic loads as prescribed by this code. The construction of buildings and
structures shall result in a system that provides a complete load path capable o
f transferring all loads from
their point of origin through the load
-
resisting elements to the foundation.


1.

Exterior wall bracing is missing around garage vehicle doorway entry. (IRC R602.10 or visit
www.apawood.org

for details).
(IRC R602.10.10 Design of structural elements)
-

Where a building, or
portion thereof, does not comply with one or more of the bracing requirements in this section
(R602.10), those portions shall be designed and constructed in accordance with

accepted engineering
practice.


2.

A wall stud is missing and should be installed in the exterior wall adjacent to master bathroom shower
enclosure.
(IRC R602.3.3 Bearing stud)
-

Where joists, trusses or rafters are spaced more than 16
inches (406mm) on cent
er and the bearing studs below are spaced 24 inches (610 mm) on center, such
members shall bear within 5 inches (127 mm) of the studs beneath.


Add wall stud


3.

1
st

floor elevation return air chase is not sealed in an approved manner, exposing the 2
nd

floo
r elevation
floor system. The return air chase should be constructed as a complete air duct system so that no
portion of framing is exposed. Fireblocking is missing in 2
nd

floor elevation wall above fireplace and
several wall chases leading to attic space.

(IRC R602.8 Fireblocking required)
-

Fireblocking shall be
provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective
fire barrier between stories, and between a top story and the roof space.



Exposed flo
or system



Fireblocking needed in wall



3

4.

In exterior breakfast room wall, additional jack studs should be installed beneath header above. Jack
studs should be added beneath 2
nd

floor elevation game room windowsill. Very simple rule, stud wall
jack supports

shall be the full length of the wall and equal is width as the beam, girder or header.



Add stud beneath girder



Add jack studs beneath adjacent jack studs


5.

One stairway stud jack near top riser is cut too short, thereby does not provide sufficien
t support.


Gap at stud jack


6.

Floor joists have been damaged
-
weakened due to improper drilling of holes at several locations
including; garage, kitchen and dining room.
(IRC R502.8.1 Sawn lumber)
-

Notches in solid lumber
joists, rafters and beams shall
not exceed one
-
sixth of the depth of the member, shall not be longer
than one
-
third of the depth of the member and shall not be located in the middle one
-
third of the span.
Notches at the ends of the member shall not exceed one
-
fourth the depth of the memb
er. The tension
side of members 4 inches (102 mm) or greater in nominal thickness shall not be notched except at the
ends of the members. The diameter of holes bored or cut into members shall not exceed one
-
third the
depth of the member.
Holes shall not be

closer than 2 inches (51 mm) to the top or bottom of the
member, or to any other hole located in the member.

Where the member is also notched, the hole shall
not be closer than 2 inches (51 mm) to the notch.


4



Holes located too close together


7.

Several f
loor joist ends above kitchen are not supported in an approved manner to prevent rotation.
(IRC R502.7 Lateral restraint at supports)
-

Joists shall be supported laterally at the ends by full
-
depth
solid blocking not less than 2 inches (51 mm) nominal in t
hickness; or by attachment to a header,
band, or rim joist, or to an adjoining stud; or shall be otherwise provided with lateral support to
prevent rotation.


Lateral support missing


8.

2
nd

floor elevation hallway is too narrow and will be only 34 inches wi
th gypsum board installed.
Hallway openings leading to several bedroom areas are too narrow.
(IRC R311.3 Hallways)
-

The
minimum width of a hallway shall be not less than 3 feet (914 mm).


Hallway too narrow


5


9.

Palm bracing or another form of bracing is mis
sing at one or more locations including; above master
bedroom and breakfast areas.
(IRC R802.3 Framing details)
-

…Hip and valley rafters shall be
supported at the ridge by a brace to a bearing partition or be designed to carry and distribute the
specific
load at that point.



Support missing


10.

(IRC Chapter 8)
-

The framing member of a roof structure valley located above fireplace area is not
installed in an approved manner, as the framing member shall be installed as a beam and not in a “lay
-
down” posit
ion. There is no mathematical formula for a framing member to be installed in such a
manner and therefore no calculation for strength and support of the structure can be applied. The
framing member should be no less than 2” nominal thickness and not less i
n depth than the cut end of
the rafter. In addition, this valley rafter is layed across ceiling joists
-
common rafters, which is improper
as a common rafter shall not support any other load that that which it is intended for.


Flat valley across common r
afters


11.

Ridge board depth is insufficient at several locations including; family room, forward 2
nd

floor
elevation bedroom and front porch. In family room, should joist hangers be installed for support of
rafters, hips and valleys or has this portion of r
oof structure been designed to carry and distribute the
specific load at that point?
(IRC R802.3 Framing details)
-

Rafters shall be framed to ridge board or to
each other with a gusset plate as a tie. Ridge board shall be at least 1
-
inch (25.4 mm) nominal

thickness and not less in depth than the cut end of the rafter. At all valleys and hips there shall be a
valley or hip rafter not less than 2
-
inch (51 mm) nominal thickness and not less in depth than the cut
end of the rafter. Hip and valley rafters shall

be supported at the ridge by a brace to a bearing
partition or be designed to carry and distribute the specific load at that point. Where the roof pitch is
less than three units vertical in 12 units horizontal (25
-
percent slope), structural members that s
upport
rafters and ceiling joists, such as ridge beams, hips and valleys, shall be designed as beams.


6


One of several ridge boards with depth less than cut end of rafter, hip and/or valley


12.

A valley beam located above 2
nd

floor elevation forward bedroom d
oes not have sufficient support at
lower end.
(IRC R802.6 Bearing)
-

The ends of each rafter or ceiling joist shall have not less than 1
1/2 inches (38 mm) of bearing on wood or metal and not less than 3 inches (76 mm) on masonry or
concrete.


No support

for valley


13.

An approved attic access opening has not been provided for areas above master bedroom and breakfast
room.
(IRC R807.1 Attic access)
-

In buildings with combustible ceiling or roof construction, an attic
access opening shall be provided to atti
c areas that exceed 30 square feet (2.8 m2) and have a vertical
height of 30 inches (762 mm) or greater. The rough
-
framed opening shall not be less than 22 inches by
30 inches (559 mm by 762 mm) and shall be located in a hallway or other readily accessible

location.
A 30
-
inch (762 mm) minimum unobstructed headroom in the attic space shall be provided at some
point above the access opening.


14.

At several locations where brick veneer walls will be supported by roof construction, support for the
brick veneer has

not been installed in an approved manner.
(IRC R703.7.2.2 Support by roof
construction)
-

A steel angle shall be placed directly on top of the roof construction. The roof
supporting construction for the steel angle shall consist of a minimum of three 2
-
in
ch by 6
-
inch (51
mm by 152 mm) wood members. The wood member abutting the vertical wall stud construction shall
be anchored with a minimum of three 5/8
-
inch (15.9 mm) diameter by 5
-
inch (127 mm) lag screws to
every wood stud spacing. Each additional roof m
ember shall be anchored by the use of two 10d nails
at every wood stud spacing. A minimum of two
-
thirds the width of the masonry veneer thickness shall
bear on the steel angle. Flashing and weep holes shall be located in the masonry veneer wythe in
accorda
nce with Figure R703.7.1.


7



Exterior veneer and related items

1.

Flashing is missing and required to be installed above wood trim located above master bedroom and
kitchen radius window frames.
(IRC R703.8 Flashing)
-

Approved corrosion
-
resistive flashing sh
all be

8

provided in the exterior wall envelope in such a manner as to prevent entry of water into the wall
cavity or penetration of water to the building structural framing components. The flashing shall extend
to the surface of the exterior wall finish and

shall be installed to prevent water from reentering the
exterior wall envelope. Approved corrosion
-
resistant flashings shall be installed at all of the following
locations:
4. Continuously above all projecting wood trim.


Install flashing above projecti
ng wood trim


2.

Underlayment felt paper is damaged
-
torn and should be repaired in an approved manner before veneer
siding is installed at several rear 2
nd

floor elevation wall locations.


3.

An exhaust vent pipe that terminates outside master bedroom should be
sealed in an approved manner.
(IECC 502.1.4.2 and/or N1102.1.10 Air leakage)
-

All joints, seams, penetrations; site
-
built windows,
doors, and skylights; openings between window and door assemblies and their respective jambs and
framing; and other sources
of air leakage (infiltration and exfiltration) through the building thermal
envelope shall be caulked, gasketed, weatherstripped, wrapped, or otherwise sealed to limit
uncontrolled air movement.


Seal around vent pipe penetration


Roof covers and related

items

-

Asphalt composition shingle roof coverings shall be applied in accordance
with the applicable provisions of IRC Section R905, manufacturer's installation specifications and the
Residential Asphalt Roofing Manual. Failure to adhere to these minimum

requirements results into a poor
quality installation that could lead to premature shingle failure and/or voiding of the manufacturer’s
warranty.

1.

Exhaust roof ventilation and/or sufficient cross ventilation is missing at numerous locations including;
rear

sloped family room, above master bedroom and kitchen.
(IRC R806.1 Ventilation required)
-

Enclosed attics and enclosed rafter spaces formed where ceilings are applied directly to the underside
of roof rafters shall have cross ventilation for each separate

space by ventilating openings protected
against the entrance of rain or snow. Ventilating openings shall be provided with corrosion
-
resistant

9

wire mesh, with 1/8 inch (3.2 mm) minimum to 1/4 inch (6.4 mm) maximum openings. (IRC R806.2
Minimum area)
-

The
total net free ventilating area shall not be less than 1 to 150 of the area of the
space ventilated except that the total area is permitted to be reduced to 1 to 300, provided at least 50
percent and not more than 80 percent of the required ventilating are
a is provided by ventilators
located in the upper portion of the space to be ventilated at least 3 feet (914 mm) above eave or
cornice vents with the balance of the required ventilation provided by eave or cornice vents. As an
alternative, the net free cro
ss
-
ventilation area may be reduced to 1 to 300 when a vapor barrier having
a transmission rate not exceeding 1 perm (57.4 mg/s ∙ m2Pa) is installed on the warm side of the
ceiling.




Areas ventilation is needed


2.

Rear valley above fireplace area slop
es towards the wall with the roof structure forming a bulge near
edge of valley, which creates a partial dead valley. At lower rear breakfast room valley, once brick
veneer is installed a dead valley will exist at lower rear breakfast room roof valley. A v
alley should be
unobstructed to allow the free flow of roof drainage while a dead valley terminates against a wall,
which could causes water to collect. The collection of water can become deep enough to defeat the
flashing system, which will result in leak
s. As water collects, the load on the roof deck increases

10

causing the roof deck to sag. The more the roof sags, the more water collects. The collection and
weight of water can cause flashing materials and/or the valley system to separate which would allow
water to penetrate the roof covering system and enter the structure.



Bulge and valley slopes towards wall



Dead valley once brick veneer installed


3.

At this same lower rear roof slope above fireplace area, no flashing was observed installed beneath
shingles where change of slope occurs.
(IRC R903.2 Flashing)
-

Flashings shall be installed in such a
manner so as to prevent moisture entering the wall and roof through joints in copings, through
moisture permeable materials, and at intersections with par
apet walls and other penetrations through
the roof plane.(903.2.1 Locations)
-

Flashings shall be installed at wall and roof intersections;
wherever there is a change in roof slope or direction
; and around roof openings. Where flashing is of
metal, the meta
l shall be corrosion resistant with a thickness of not less than 0.019 inch (No. 26
galvanized sheet).


No flashing located at change of direction
-
slope of roof


4.

Sidewall flashing is missing at several forward eave locations.
(IRC R903.2 Flashing)
-

Flas
hings shall
be installed in such a manner so as to prevent moisture entering the wall and roof through joints in
copings, through moisture permeable materials, and at intersections with parapet walls and other
penetrations through the roof plane.(903.2.1 L
ocations)
-

Flashings shall be installed at wall and roof
intersections;

wherever there is a change in roof slope or direction; and around roof openings. Where
flashing is of metal, the metal shall be corrosion resistant with a thickness of not less than 0.
019 inch
(No. 26 galvanized sheet).
Sidewall flashing at numerous locations has been installed with J
-
flashing,
not step flashing as required.
(IRC R905.2.8.4 Sidewall flashing)
-

Flashing against a vertical sidewall
shall be by the step
-
flashing method
.


11


All J
-
flashing should be replaced with step flashing


5.

Exposed fastener heads on ridge cap shingles/shingles/flashings should be sealed in an approved
manner. Exposed fasteners will corrode, loosen and can become a source of moisture intrusion into
reside
nce.


Installation(s) with the roof cover and/or related items are not installed in an approved manner; which my
opinion can be backed up through the IRC, shingle manufacturer specifications and/or the Residential
Asphalt Roofing Manual. Unfortunately, the
se installation(s) are a common practice among many roofing
installers and homebuilder’s.

6.

(IRC R903.4 Roof drainage)
-

Unless roofs are sloped to drain over roof edges, roof drains shall be
installed at each low point of the roof.
This means a gutter syste
m shall be required for all upper level
edges of the roof cover that discharges rain water onto the lower roof cover.


Heating, venting, air conditioning systems & related items

1.

Air supply ducts are crimped and/or have excessive bends that could restrict a
ir flow at one or more
locations including; above game room, 2
nd

floor elevation chase leading to kitchen and above attic
access opening. (IRC Chapter 16, manufacturer installation specifications or visit
www.fle
xibleduct.org
).



Air ducts crimped


2.

Note (FYI)


Due to high rates of theft, copper refrigeration pipes are not installed at this time.


Plumbing system & related items

1.

Water supply and stack vent pipes in 2
nd

floor elevation Jack & Jill bathroom shou
ld have protective
plates installed at wall studs.
(IRC P2603.2.1 Protection against physical damage)
-

In concealed
locations, where piping, other than cast
-
iron or galvanized steel, is installed through holes or notches
in studs, joists, rafters or simil
ar members less than 1.5 inches (38 mm) from the nearest edge of the

12

member, the pipe shall be protected by shield plates. Protective shield plates shall be a minimum of
0.062
-
inch
-
thick (1.6 mm) steel, shall cover the area of the pipe where the member is
notched or bored
and shall extend a minimum of 2 inches (51 mm) above sole plates and below top plates.



Install protective plates


2.

Water heater gas vent pipe is in contact with fireblocking at 2
nd

floor elevation wall chase; a minimum
clearance of 1 in
ch should be provided and metal flange should then be lowered to cover opening.


Maintain 1
-
inch clearance, lower flange


Electrical system & related items



Note: Failure to make necessary repairs will result into a personal injury
and/or property damage

possibility.

1.

At metal lighting outlet boxes and air handler cabinets, nonmetallic
-
sheathed cables are not installed in
an approved manner.
(NEC 312.5(C))
-

Where cable is used,

each cable shall be secured to the
cabinet,
cutout box or meter socket enclosu
re.

This means no bushings.


Connector, not bushing required


13


2.

An outlet box in 2
nd

floor elevation game room is loose and should be securely fastened in place.


3.

Communication cables that penetrate top plate in 2
nd

floor elevation closet should have prote
ctive
shield plates installed to prevent possible damage.


Install protective plate


4.

(NEC 410.4(d) and/or IRC E3903.10)


A ceiling
-
mounted lighting outlets in the Jack & Jill bathroom
is located too close to the edge of the bathtub and shall maintain a
minimum clearance of 3’ horizontal
and 8’ vertical distance from the edge of the bathtub.


5.

While whirlpool tub installation is not complete at this time, it does not appear that proper access has
been designed or planned for per IRC P2720 and TREC standard
s to access and service the motor. An
approved access panel or door that can easily be removed without causing damage to the structure or
finish and capable of servicing the motor is required to be installed. Also, no bonding jumper was
observed for attach
ment to motor (2005 NEC 680.43(D)).


6.

(NEC 110
-
26(A)(1))
-

Proper working clearances should be maintained for the electric disconnect
switches on the air
-
condensing unit(s). A minimum working clearance of 3
-
feet shall be provided.


Installations with panel
board and/or related items are not installed in an approved manner; which my
opinion can be backed up through the National Electric Code. Unfortunately, the existing installation(s) are
a common practice among many electricians and homebuilder’s.

7.

Nonmetall
ic
-
sheathed cables are not installed in an approved manner.
(NEC 312.5(C))
-

Where cable is
used, each cable shall be secured to the cabinet, cutout box or meter socket enclosure.

This means no
bushings shall be used.


8.

Electrical continuity has not been ma
intained with the conduit nipple between the meter enclosure and
main panel board enclosure.
(NEC 250.94(B)(4))
-

A standard lock nut shall not be the sole means of
bonding. Other listed devices, such as bonding
-
type locknuts, bushings or bushings with bon
ding
jumpers should be used.



A final inspection of the finished home is advised before your final walk
-
through with the builder
and should you have any questions or require additional information please don’t hesitate to call.


Sincerely,

Greg Genser, CP
I

Texas Real Estate Commission Real Estate Inspector License #2962

International Code Council Residential Combination Inspector #5186780
-
R5

Texas Master Electrician License #12817