Yr * NOBLIN & ASSOCIATES, L.C. CONSULTING ENGINEERS ‘$FIRST STREET, BRIDGEWATER, MA 02804 PHONE 508-279-0655 FAX 508-279-1465 August 3, 2010 1188 Broadway Condominium Trust clo North Point Management 10 Northern Boulevard, #9 ‘Amherst, NH_03031 Attn: Tim Are Re: Building Envelope Consulting Services 1188 Broadway Condominium ‘Somervile, MA Dear Tim, Per your request, on July 21, 2010, this office traveled to the above property to review the outstanding lesues with the roots and exterior walls at the building. The purpose of the inspection was to evaluate the condlion of the main root, the second floor terrace root, and the exterior fiber cement siding and to make recommendations for repairs. Dave George of your office and Condominium Trustee, Langdon Allen, were present during our inspection. Following is a summary of our findings and recommendations, BACKGROUND INFORMATION 1188 Brozdway Condominium consists of a single four-story building which contains 20 residential Units and one ‘commercial Unit. Construction of the building began in 2008/2007, and the Board of Trustees transitioned into control of the property in early 2010. Itis our understanding that the Association is currently seeking resolution trom the Developer on a variety of items, the most concorning of which is the condition of the main root. The building is of wood frame construction and rests on a poured concrete foundation that is partially ulized as a parking garage. The main roof consists of an adhered EPDM membrane roof system, and there is @ smaller similar roof installed at the 2% floor above the commercial Unit. The exterior walls are covered with a combination of ber cement lap siding and panels with a combination of rigid PVC and fiber cement trim boards, EIFS is also utlized for the construction of the roof cornices and other architactural details. The windows are aluminum framed units (mostly double hung style), and the exterior doors include the main building entrance doors, the sliding glass doors at the Unit balconies, the metal doors at the stairwell and garage areas, and the overhead garage door. Itis understood that the building has experienced a numberof laaks atthe roof and wall areas over the past 2-3 years. Allof the fourth floor Units have reportedly experienced water damage at various times during the past {wo winters, primariy during periods of snowmelt. Some of these leaks eppear to have been resolved, but others are believed to sill be active. In addition to repairs atthe main root, the entre second floor terrace root outside Unit 203 was replaced earlier this year due to leaks that were ozcuring into the commercial Unk. below, DDuring the terrace root replacement project, tne contractor discovered moisture behind the fiber cement siding at the walls above the root, which eventually prompted the éomplete rep ‘of the siding materials al the second, thitd, and fourth floors at this portion ofthe buliditg Similarly, a series of leaks occurred aa porlion of ‘rerast wal otto butting dung raters Tis ping. Wich regres im oplacerentand fasting repairs at the window perimeters. The Association Is understandably concerned that there may be similar problems withthe siding materials and flashings at other areas ofthe buldingroadway Condominium 2 Fisist 9, 2010 FINDINGS Bee dee ed eter bulking envelope (.e. roo, wall, windows, etc.) was closely inspected to determine rernaral a eat ently any existing deficiencies. No dostuetive examination was perorned (ve siding removal, roof test cuts, etc.). Our findings are summarized as foliows. Main Bullding Root Ze main building roots covered with an adhered Ethylene, Propylene, Diene Monomer (EPDM) single ply rempeane roof sysiom. The EPDM roof system consists of Indvicual shests of single pW EP Oe, (rubber) srefued gonat ae bonded together with glued seams to form a comtinucus rool covery The ttre membrana {s glued down over rigid foam insulation boards that are mechanically fastened (Screwed) into the structural root ok Nomanutecturer markings were visible on the roof membrane, and the Associaton doer scree there is @ manufacturer's warranty in place for the root, Fre feos constructed wit a slight pitch to det aurtace water lowards the internal drains, The root appears to ral larly wellin most areas, except near the northeast corner of te building wreve standing water was found {see Duoto Page 2). The Condominium should bo aware that prolonged expasure to nuistne om eventually water intvatens as te membrane seams to break down over ime, rendering he oat systerm wekereel to mote agerenetay 3 98nera note, any areas where ponding water occurs should be closely motored ‘more aggressively maintained as the root ages. Teme Sie humerous penetrations inthe roof Including PVC plumbing vents, metal exhaust vents, PVC furnace Te rect ates Conduits, HVAG condenser lines, stall crcular skyighte, a large curb-moentod vnc unit, and rrecertfateh. Many of these penetrations have been flashed in a horzonial manner by running them through rarcefPlenum boxes that are constructed on top of the root. The plenum boxes are covaod win cenake ‘membrane and generally appear to be in good condition, witha few notable exceptions se brimary concern noted a the plenum boxes Is n zogaréto the Insulated copper pipe penetrations for the eree HVAC condensers. The condenser lines are caulked where they ponelrat the sides af oe boxes, but the Face ars apple to te pipe insulation and not to the copper pipe itsel. Much ol the pise rule oe these ins (seacked and deteriorated from exposure to the elements, and moisture coud saely ave ‘along the copper {oe (beneath the Insulation) into the bulging (e00 photo page 10). In fac, this ofice ucnene ane may be re goatee of one ofthe recent rooflaaks in Unit 408 (see photo page 11)" tls recommneracd ity these Se ree Penetrations be refiashed by cuting back the foam insulation and caulking the porate nae pipe directly, Inspection of the main root areas 0 m that most Sou bas aed in Place instead of being laped. Random inspection of the membrane gseme foun that most could be pulled apart fairly easly by hand (see photo page 7) thie ‘unacceptable for a new root system ands indicative of the glue not being properly or adequately applied to the mating surfaces uring the indtstry fo the past 10s years bocause they are more durable and less prone toInctallr ome, compared io hand. applied glued seams. tn cur opinion, the use of glued seame diminishes the overall quali or he woe system, Secondiy it was noted thatthe fastening of the insulation boards undomeath the EPDM membrane is Sch Trae ecm areas. The insulation boards are fastened with 9 lastoners per 4x$ board (or average), ‘rich In our experionce, should be sufisiont for this root. However, several nartow sectors a ce Insulation too! edge that were never fastened at all (see photo page 6). Fasteners1188 Broadway Condominium Page 3 August 8, 2010 Thirdly, a few concerns were noted along the roof edge. ‘The metal edge flashing along the root perimeter is installed with approximately 6 inch lap joints between pieces, however, the joins are not sealed, and they could be vulnerable to wind-driven rain. Consideration should be given to covering the edge metal lap joints with ‘additional membrane andlor metal lashing strips. It was also noted that there isa slight elevation change along portions of the roof edge (about one inch ip) where the Insulation boards were installed even with the root edge, ‘The roof seams that travel up and over this elevation change should be augmented with extra surface patches, as ‘such details are more prone to leaks. Most of these seam locations have been patched, however, several wore noted that have not yel been repaired (see photo page 8). nal, many of the membrane cuts, glued terminations, and Yo ea” flashing comors are done very sloppy | andlor are poorly adhered, particularly at the top ofthe raised HVAC boxes and atthe parapet wall areas ses ~ phate Madlion, a variety of oer miscellaneous punchlst type lioms were heteg, Incuding a smal Wedge of missing insulation near he northeast corner ofthe root, poorly applied caulking at some of the vont Penetrations, missing membrane fashing over the edge metal atthe top ofthe parapel atthe norheast building corner, and fiber coment siding materials installed to0 close tothe root surlace atthe penthouse and parapet calcein nse oy motte arasontoace mains yee installation that would typically not be acceptable to the major roof system manufacturers (i.e. Firestone, Cari, } | ~~ Ter In addition to the main root, thare is a smaller EPDM root system installed at the second floor outside Unit 203 (above the commercial Unit). itis understood that this roof was originally constructed with 12°x12" concrete paver blocks set in sand over the EPDM membrane. This roof system was completely removed and replaced earlier this year dus to leaks that were occurring in the commercial Unit below. Reportedly, only the fleld of the roof was ‘replaced; the original root materials at the parapet wall were lettin place. Note, the concrete pavers and sand are Stil stockpiled on the root, and itis understood that the Condominium is questioning the best way to rebuild the terrace patio. Root ‘Several major concerns were noted at the terrace root, The primary problem is the drainage system. There are {our intemal drains at the root, however, they are all elevated approximately 1.5 inches above the root System, ‘This means that the root wil flood with water betore it starts to drain, and It wil remain flooded for many days following 2 storm until the water evaporates (or leaks into the building). In our opinion, this Isa very poor design | K for the obvious reason that the root will always be flooded, and therefore more likely o leak. It algo creates significant laading on the structure below. Was the weight of the water incorporated into the building's structural dasign? tis stronaly recommended that these roof drains be removed and replaced with standard sumped root drains. ‘The second problem with the original terrace design Is the use of sand beneath the pavers. Sand should never be Placed recy on an EPDM membrane foe (or any type of membrane roo, or at matter). Typealy, pavers | 4¢ gfe ston a aranage mat (hat allows water o flow tothe dais) or on raised pedestal, Some ofthe drawbacks | of using sand Include the followin ~ Sand poses a high tisk of abrasion to the membrane; ~ Sand creates a higher risk of clogging the root drains: + Sand adds unnecessary waight to the roof system, particularly when wet; Sand will retain moisture, thereby increasing the risk of seam deterioration and subsequent leaks; Sand cbscures the root mambrane and makes it dificult to find holes and other leak sources; Iwas also noted that the new EPDM roof membrane was not terminated properly underneath the sliding glass {door at Unit 203. The membrane was simply turned up the wall and gluad to the underside af the metal door threshold (see photo page 15). This detail will be vulnerable to water infiltration as the adhesives break down with ‘age, and especially if any leaks develop at the sliding door. A proper metal pan flashing detail should be installed under the door Instead.pogo higuia, ano Exterlor Walls The majority of the exterior walls at the building siding is a composite material that is manufactured using Nite borions ofthe exterior walls are also covered with Exterior Finish Insulation System (atthe building of his inepoctcns 2 2n4 Masonry block veneer (atthe foundation lve), neither of which Wore mae os ‘as part of this Inspection. tho nates Proviusly, the bulging has experienced wal-latod laaks atthe northeast comer of the building above crrepenge £00k and atthe rear ofthe buiging above the parking ll ele (soe pot Page 16). The exact scope een Performed in these areas is unclear to this offen, but, according lo the Bosra Gots ae were attributed ‘e fashing deficiencies discovered behind the fiber comont siding. improperty installed face- missing caulking joints at pages 17, 18, and 19) Acitional examples of poor workmanship were noted with some of tha meas flashings instaled at the top of the foundation walls (see photo pages 20 and 21). These areas shoul all be Properly repaired ‘weathertightness ofthe building and protect the siding from premature detereraton appl be noted that developing deterioration and delaminaton was noted atthe bottom edges of the siding Fare crc gy one buttoints (see photo pago 18). This offes has encounteed nemeroe examples of Poor a aaesarated ther cement siding inracent years. Typicaly, this deterioration cen tes back to Fling detonate: Cerna installation, Desplto manufacturer claims of durabilly, we have leva toe fiber cement Sei Ceterorates rapidly if he outer painted surtace is compromised and waters alevee ee penetrate the frodvet, in our experience, itis essential tha fiber cement siding be inslalea Properly and kept well-painted it {here Is to be any hope of achieving its advertised 50-year service Ie RECOMMENDATIONS AND COST ESTIMATES Mrs Section ofthe repor, we set forth our recommendations and preliminary cost estimates to address the problems and the needed work identilied above Main Root ‘ased on the numerous examplas par workmanship, the history of multiple leaks, and the lack of @ “Kj Ronufecurer® warany, Wis oes recommen fae Asaciaion hag Re eats en rém0 He al be the only way to obtan a manufacturer’ warranty, whichis sree be ‘expectalon fora new building (typically 10, 15, and 20-yeer warranties wre available), and it will ba the only way1188 Broadway Condominium Page 5 August 8, 2010 wincoe i entactor's uarenies or any ture repats, This offee estates that replacement ofthe min oe will cost in the range of $87,000-$127,000. in the range of $97,000-$1 1 Coe Go| Placements nt possile, then sigiicant repairs shouldbe undertaken to address the Gefcienoes atte rool. This work should including the following terse * Install insulation fasteners at loose insulation boards, ‘eta Supplemental membrane fashing at seam elevation changes along root perimeter ]__PRetlash dog ear lashings at comers of plenum boxes and parapet walle [stall membrane flashing strips at odge metal lap joints along rool perimeter. {Stal membrane ashing at exposed edge meal at tp of northeast parapet {_gecgaule all HVAG condenser ine penetrations tothe copper pipe Hen replace insulation {Strip in all membrane seams with membrane ‘lashing for exra leak protection Install supplemental patches over raised insulation fasteners Feng hing @ qualitied rooting contractor to complete these repais is estimated at ‘approximately $10,000- 815,000. Terrace Root tre tr 9 testore the terrace oof to useable condion lor Unt 208, and to ensure tha the oof performs well in the future, we recommend the following scope of work. Remove and replace all roof drains with cast iron sumped root drains. Sto in all membrane seams with membrane lashing for extra leak ovotection, ~ Remove sliding door and Install metal pan flashing to properly counterfsch root ‘system, then reinstall the door. : Uistal an approved drainage mat for EPDM roof systems (epprox. Ye inch thick with integral drainage ‘ghannels) to allow water to tlow beneath the pavers to the draine : Felnstal existing concrete pavers on the drainage mat with" gaps between paver cnts for drainage. The coat ofthis work is estimated at approsmataly$22,00067.0 Fiber Cement Siding {n.additon, spot repairs are recommended atthe fiber cement walls 1o address the other Installation deficiencies identified inthis report, This repair work should include the folowing : OgPIRCG al deteriorated caulking at but joins, batten boards, and siding-o-im joints, {Caulk all butt joints that were never cauiked originally. : 72uk al sunken fastener heads where fnishnalis were installed improperly. ~ Touch-up paint butt joints and siding plank edges where needed. Teast oul Weel be performed on a Time and Matelas basis, as itis ficult to estimate he extent of the (abails without direct, close Inspection af all the wall areas (i.e. wih a ladder, boom Tit or Staging). Atthis time,4185 Broadway Condominium Page 6 August 3, 2010 you have any questions, please don't hesitate to call, Ua We David Horton, P.E. Project Manager Ene: Photographs