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To put this case all on the Record, all Discovery, both Requests and Responses were filed with the Clerk of the Court by the Defendant Pro Se, not just the Certificates of Service.
Inspection Report Details
Record 0725062 - Mckinney, Ron 4083 Red Laurel Way, Snellville, GA 30039
GENERAL
GENERAL NOTES - Limited
Note: Limited Review of property that includes 1) slab pour for purposed rear porch area. 2) Vinyl siding installation, 3) Replacement window installation and 4) Deck and stair construction and neighboring conditions.
photo of house from the street
PHOTOS - Attached Photos
Photos attached to inspection are for clarity and cross reference to report. The photos are not intended to tell the whole story and should be only for reference and may merely be examples of areas difficult to reach for the average person. Some photos may be an example of several defects listed.
WEATHER - variable cloud cover, 80_/- degrees
Date - July 25, 2006
EXTERIOR
EXTERIOR - General Comment
A number of irregularities found in the installation of vinyl siding that fall outside of industry standards and manufacturers installation instructions. The photo shows how the outside wall of breakfast bay extends beyond the fascia level. Should have had the original exterior taken off to allow for lining up two surfaces. Removal needed to make this correction.
photo gutter & facia over bay
page 1 of 8
EXTERIOR
Major Concerns
Siding - Vinyl
Coordination efforts to replace windows and install vinyl siding should have planned for windows to be installed to outer plane of the building envelop to allow for drainage system to operate as designed. Windows were found to be installed back to framing position and have had openings filled with break metal extensions where caulking installed has separated in many of the units. (Although vinyl siding is commonly installed in this manner with existing windows to remain, the ability to install properly was available.)
Reuse of windows on site is not practical as nail strips are generally destroyed when removing after installation.
Other items viewed include use of non standard sheathing where portions of siding was replaced. Unable to determine extent of removed siding which reduces wind load resistance to structure especially when replacing with vinyl siding. Starter strip omitted in area along driveway and where used are type without drain ports are required in this location.
Doubt that corrections to siding could be made without removal and reinstall with new siding. Consult contractor to confirm these assessments.
photo of window sill and caulking
Major Concerns
Siding (Additional) - Stone
Two windows installed in stone veneer facing front yard have left openings that were not finished off to protect framing and interior from drafts, moisture and insect intrusion.
In addition to windows in stonework, window opened up outside kitchen found the absence of window flashing and house wrap loose edge visible around unit behind the vinyl.
photo of exposed studs in stonework window
Major Concerns
Patio/Deck/Balcony Doors - French
Flashing below door to deck is roughly installed and would allow seepage below to framing of bay extension. Should have been properly installed when installing the deck.
photo of defective deck flashing at bay door
page 2 of 8
Major Concerns
Window Character Type - Vinyl, Double Insulated
Framing omitted below window frame of lower level window as required and should be installed on either side.
photo of exposed window framing at downstairs window - there is no cripple to transfer the weight.
Major Concerns
Window Character Type #2 Vinyl
Windows found installed in various degrees of levelness. Pictured is an example of one installed out of horizontal level located left of fireplace. This is a violation of the manufacturers installation instructions and voids the warrantee.
Additional there is not header in the area above either window beside the fireplace. Cannot confirm if omitted from originally construction but should have been added if found missing when removing the original window.
photo of window out of level
Major Concerns
Window Character Type #3 Vinyl
Examples of window on the right side of fireplace that is out of plumb on either side.
photo of window out of plumb
Major Concerns
Windows Storm/Screen - Screens provided
Screens damaged in three units and should be rescreened.
Page 3 of 8
Major Concerns
Soffit/Facia - Aluminum, Vinyl
Rake detail is not only unevenly installed but found to be damaged by nails when installing the drip edge trim above. Should be redone properly on each end.
photo of rake end over driveway
Major Concerns
Additional Comment
According to label affixed to glass of window at basement level, there is no designation of special gas filled area between panes as said was contracted.
photo of window label - no argon
GROUNDS
Major Concerns
GROUNDS - General Comment
Slab installation to rear of house has very uneven edges, If used to frame a straight wall, edges would over hang in one or both directions. Surface is textured somewhat less than broom texture. Expansion joint should have been installed where the sidewalk meets the building slab location since the loads will vary after structure is built. Not practical to make conditions work and should be removed.
photo of wavy slab front edge
page 4 of 8
Major Concerns
Grading - General
The edge of slab found to be right at the ground line. Structures required to extend to frost line which in the Atlanta area is about 12 inches. There is a potential for not only erosion undercutting the foundation but frost damage to structure. No practical way to correct at this point which would required removal of slab to repouring.
photo of screw driver stuck in ground at slab
Major Concerns
Additional Comment
Level of slab found to have water pond against the house intersection for the first third depth but slope significantly downward from the remaining exceeding the 1/4 inch in 32 inches allowed by the NAHB Section 3-6. Seen in photo nearly at 1 inch in 32 inch length of level.
photo of level and tape measure showing how uneven
Major Concerns
Steps - Wood
Riser heights found to have variances to range from 6 to 9 1/2 inches at stairway from deck to ground level. Standard requirements since before built state that risers have a maximum rise of 7 3/4 inch with a variance of no more than 3/8 inch between highest and shortest riser heights. Would require rebuilding steps to comply with limits and prevent tripping conditions that exist with step heights. IRC Section R314.2
Center stringer not used in deck stair assembly. Length of lumber for tread exceeds limits on spacing which can result in member bowing or breaking at some point - maximum spans listed at 24 inches for floor loads. Recommend having mid stringer added, treads reinforced from below or have stair system replaced with proper assembly. Supports at the top are not notch supported or utilize metal hangers as required. Splits found in notched areas of stringers that weaken conditions and should be reinforced if not electing to rebuild.
photo of step that is too high
page 5 of 8
Major Concerns
Porches - Wood
Free standing front porch installed on top of concrete header blocks and not secured in place. Position of support, even though incorrect, do not line up with posts above. Should be modified to be secure and adequately supported.
photo of front porch footing
Major Concerns
Decks - P.T. Wood
Number of conditions exist in the deck construction that violate code requirements for exterior structures including corrosion resistant fasteners. Several flooring members found twisted and bowed with rusty nails visible.
Gate installed at top of steps is racked from lack of reinforcing and likely to require rebuilding.
Lateral bracing not incorporated to eliminate sway in structure as required.
photo of deck at top of stairs
Major Concerns
Decks II - P.T. Wood
The deck was found supported to cantilever end of breakfast bay which increases the load on house flooring beyond ability to offset by joists extending into structure. Should have support added below bay or have loads transferred either side of bay. Bolts found omitted to deck attachment to house on the other side of bay.
Angled joist hangers were not used where joists intersect sides of bay. Should have been provided.
photo of deck attachment under the bay
page 6 of 8
Major Concerns
Hand Rail/Guard Rail - Wood
Guard rails on stairways required to be a minimum of 34 inches above the nose of treads for the length of run on both sides per IRC Section R316.1. Present railing measure somewhere between 30 and 32 inches in areas surveyed. Plus openings exist that violate the maximum opening of 4 inches at area just above landing. Due to condition of construction, best advise would be to replace railing systems.
Minimum required height of guard rails is 36 inches above walking level per IRC Section R316.1. Present railing on deck measures just over 35 inches high in most locations surveyed. Recommend having replaced or modified for safety. Railings on deck required to withstand a force of 200 pounds along the top of the rail. Found to be loose at all locations to some degree and partially due to mountings to single bands on the sides. Should be reinforced to comply with limits by doubling or adding blocking. IRC Section R315.
Bowed pickets in deck railings should be replaced especially where opening exceeds 4 inches.
photo of stair hand rail with tape measure
Major Concerns
Accessories - General
Fasteners used in joist hangers are rusty and appear to be a combination of roofing nails and some framing nails, neither approved by joist hanger manufacturer. Hangers missing in floor framing below the stair landing and should be as required.
photo of rusty nails in hanger
CHIMNEY
Major Concerns
Chimney Top - Metal
Original cap was reused and simply bent out to accept the additional width of chase after vinyl was installed. No efforts made to seal openings. Best solution for this would be to replace cap with new proper width.
photo of chimney top viewed from roof
page 7 of 8
PLUMBING
Major Concerns
Water - The Waste Water Runs to a Septic Field
Concrete installed roughly on top of the ground below supports of the deck and according to the copy of Health Department Plat, is directly covering the access to septic tank that is required to be accessible for maintenance. Efforts should have been made to place supports for deck outside of septic tank location. Removal of deck supports, concrete and footings and relocation necessary to allow for access.
INTERIOR
Major Concerns
Windows - Sample Number Operated
Tempered glass required to top and bottom sashes on both sides of door to deck due to being within 2 feet arc of door in closed position per 2000 IRC Section R308.4(6). Units should be replaced with proper type as required when installed.
photo of door and window at bay
Major Concerns
Windows 2 - Other
Significant damage to drywall above windows either side of fireplace that should be replaced in order to achieve a normal finish when completed.
photo of damaged sheetrock over window
page 8 of 8
Signed by Keith Cook
House Smart, Inc. - Insp. Keith Cook
ENGINEERING REPORT
Macon E. Gooch, III
Building Consultants, Inc.
629 Airport Road, NE
Suite A
Lawrenceville, Georgia 30045
September 28, 2005
Ronald McKinney
4083 Red Laurel Way
Snellville, GA 30039
ATTN: Ronald
Re: Residence at 4083 Red Laurel Way, Laurel Creek S/D
Gwinnett County
Dear Ronald:
This letter is to certify that a technician under the supervision of the undersigned inspected the above referenced residence on September 28, 2005, in order to evaluate the structural stability of a deck and a monolithic slab recently added for a future screen porch, as well as, recommend remedial action, if necessary. The exterior windows, gutters and siding were also checked for proper installation. The following report outlines the deficiencies observed along with appropriate remedial actions.
After careful observations and shallow probing it was determined the monolithic slab was installed on top of the top soil, above the frost line, and without sufficient bearing capacity for the expected load. The slab is out of square, not straight, not level, and undulating. The slab does not have a proper slope to drain water off, instead water pools and drains toward the house causing a green algae growth in these areas. The resident stated that wire was used however no steel rebar, drainage material or vapor barrier was used. The resident further stated the old sidewalk concrete was broken up unevenly and placed randomly as fill under the new concrete. This likely will lead to uneven fracture points and possible complete failure of the slab due to cracking. The integral step off the slap does not have a standard depth or rise. The attached sidewalk has no relief seam and has cracked, likely from the pull of the slab sinking. This slab was poured without a required County Inspection. This slab as constructed cannot be used for its intended purpose.
The Deck has many areas also not constructed as per the ICC code, as well as structural inadequacies. These items are as follows:
1. The landing of the steps is less than the required landing size. The width of the staircase is less than the required width.
2. Standard framing requires a double band of 2-inch by 10-inch treated lumber around the load bearing outside edge of a deck. A single 2-inch by 8-inch resting on the 4x4 posts was used in this case.
3. No angle braces were used as required on posts of substantial height.
4. The stair treads do not have the required rise or spacing. They also vary more than allowable.
5. The staircase is not braced properly. The stringers are missing stiffeners and are not properly ledged.
6. The deck posts are not constructed upon properly installed and inspected pier footings. It also came to our attention that proper installation is not possible at this location due to the septic tank. A proper beam system must be employed to transfer the weight away from the septic tank area.
7. A portion of the band is attached to rotten floor joists under the kitchen bay and must be replaced with new wood or supported by a double band attached to double joists at each end and supported by posts. This section of the deck appears to have settled causing the door onto the deck to not open properly.
8. The handrails are not properly attached.
9. Sufficient flashing is not present against the house.
10. Some pickets are overspaced, some are left protruding into the air.
11. The nails attaching the deck joist hangers do not appear to all be galvanized.
12. The access to the septic tank has been covered over inappropriately. This roughly poured concrete surrounds and contacts the wood posts which will likely cause early decay.
This deck as constructed is unsafe and remedial action must be taken. In their current condition, demolition of the deck and slab is the most practical recommendation.
Finally, the exterior windows were not installed per manufacturers' specification. The windows, siding, housewrap, shutters and gutters appear deficient and non-compliant with the written contract as noted below:
The rough window openings were not properly framed-in and the exterior facades in the stonework were not finished. There is extensive damage to the sheetrock on the interior walls by the fireplace. Through close inspection of the windows, there is no sign of taping, caulking or proper flashing around the windows. The siding does not meet properly with the top, bottom and sides of the windows. The windows are not properly installed and must be removed and installed correctly. This is very urgent as the wall envelopes are compromised and exposed to the weather.
On inspection of the NFRC Certified label for the installed replacement windows, listed is low-e only. There is no argon fill listed as would be for windows containing argon gas. The Energy Star Rating Map is not present on the label, which would indicate these windows do not meet the Energy Star criteria for Georgia.
When pressing on the newly installed vinyl siding, there appears to be large sections of the original wood siding missing. The typical metal starter strips used in vinyl siding installation are not present. There is indication from inspection of the window areas that the housewrap was not installed with taped seams. There are no vinyl shutters attached to the front of the house.
With regard to the gutters, there appears to be water staining and possible water damage to the soffit area in the front and back of the house possibly from improperly draining gutters. There is obvious pitting and water damage showing on the concrete slab from water falling from the gutters above the surface of the slab.
Should you have any questions regarding this inspection or report, or if I can be of further assistance, please contact me at your convenience.
Very truly yours,
Macon E. Gooch, III
Ga. P.E. No. 8889
ICC PEF002999
Residential Combination Inspector
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