Академический Документы
Профессиональный Документы
Культура Документы
Winslow Residence
352 Mulberry St.
Howesville, NC 24345
I am pleased to report that Construction Managers, Inc. has completed its professional
cost estimates of the Winslow home as requested. We have prepared two complete cost
estimates. One cost estimate represents repairing the present structure and grounds back
to its original condition. The other cost estimate reflects demolition of the present
structure and rebuilding a new home exactly the same as the present home.
The Winslow home is a one-story structure with full basement and attic space. The home
contains 2,371 heated square feet. The basement has 515 square feet. The main floor has
1,490 square feet with a bonus room consisting of 366 square feet. This is an example of a
condition assessment report
During our evaluation, we analyzed and determined the scope of work and price of all letter created by
work which will be required to reconstruct or build a new home. We have carefully
inspected every room of the Winslow existing home including the basement, attic, and Construction Managers, Inc.
exterior of the structure. We have viewed photographs taken after the impacts from trees The report summarizes the
up to the present. We have read the reports by Indoor Environmental Systems, Inc. and damages to the project and
McGee Enterprises, Inc. These reports give detail assessments for the current condition the professional
regarding mold, water intrusion, and structural damage of the Winslow home. The reports recommendations to restore
give us the necessary information for mold remediation and what is required to return the
home back to a satisfactory and safe environment. The Winslow home is uninhabitable the building to its original
and requires major mold remediation and moisture removal, with substantial construction condition.
to remove and replace portions of the home that cannot be cleaned. My opinions as to the
EVALUATION expense of doing what is necessary to return the Winslow home to its proper condition
are accurately reflected in my attached reports.
The water intrusion and growth of mold will require removal and replacement of all
flooring and carpets, roll-vinyl wall base, ceilings, and drywall throughout the structure.
There is evidence of several major roof leaks resulting from fallen trees. The leaks have
allowed excessive water intrusion and moisture into the structure which has contributed
to the mold contamination
The moisture accumulation due to structural damage is the primary cause of the present
mold. The buildup of moisture can, and in this case did, feed mold growth.
I have been involved with many storm damage related projects and found this one to be
one of the worst. The project repair and reconstruction costs far exceed the home’s value
and one can build a new home for less money. It is my professional opinion the present
home should condemned.
Based on our cited references, cost estimates, and professional experience we stand
ready, willing, and able to perform all work required to restore the home to its original
condition for the amount of $614,301.00. We can rebuild an exact new home and grounds
for $448,466.00.
Sincerely,
Sam E. Sasser
EVALUATION
WINSLOW RESIDENCE Page | 2
03/30/07
Unsafe Living Conditions
ESTIMATE
WINSLOW RESIDENCE 03/30/07
Unsafe Living Conditions
ESTIMATE
WINSLOW RESIDENCE 03/30/07
Unsafe Living Conditions
‣ All interior/exterior finishes exhibit moisture causing mold and mildew growth.
• Recommended solution:
- Replace all insulation.
- Replace structural framing where damage has occurred.
- Remove and replace all roof shingles.
‣ NOTE: Removal of all mold and mildew should occur during construction
on the house
ESTIMATE
WINSLOW RESIDENCE 03/30/07
03 C D E
206
Fireplace
Living Room
204
Chimney
339 SF
205 207 208 209
204
Hall
205 210
117 SF
E 214
DN
202 213
Bedroom 3 E
209
Bedroom 4
210 SF
Chimney
Room
Kitchen Foyer 211
203
202 201 133 SF
363 SF 203
Bath 2
219 SF 60 SF
212 210 211
36 SF
E
201
A B B B
ROOF PLAN
WINSLOW RESIDENCE 03/30/07
IMAGE #05
WINSLOW RESIDENCE 03/30/07
9
37 37 37 37
101 102
515 SF 877 SF
102
UP
103
37
101 102
515 SF 877 SF
102
UP
103
37
15
21
Basement Room 1 Basement Room 2 101
Fireplace
101 102
515 SF 877 SF
102
UP
103
37
206
Fireplace
Living Room
204
Chimney
339 SF
205 207 208 209
204
Hall
205 210
117 SF
E 214
DN
202 213
Bedroom 3 E
209
31
Bedroom 4
210 SF
Chimney
Room
Kitchen Foyer 211
203
202 201 133 SF
363 SF 203
Bath 2
219 SF 60 SF
212 210 211
36 SF
E
201
A B B B
$100,000
$50,000
$0
Concrete
Wood/Plastic
General
Demolition
Sitework
Masonry
Metals
Insulation/Roof
Doors/Windows
Finishes
Heating/Air
Electrical
ESTIMATE
WINSLOW RESIDENCE 03/30/07
Total Cost Comparison This is a comparison of
the total cost to restore
the existing residence vs
Restore Existing Build New building a new residence.
$700,000
$614,301
$525,000
$448,466
$350,000
$175,000
$0
ESTIMATE
WINSLOW RESIDENCE 03/30/07
This is an example of the
time line of events that
took place during the
course of this project.
TIMELINE
WINSLOW RESIDENCE 03/30/07
A 3 dimensional view
is used to highlight
each individual step
of the time line.
TIMELINE
WINSLOW RESIDENCE 03/30/07
TIMELINE
WINSLOW RESIDENCE 03/30/07
TIMELINE
WINSLOW RESIDENCE 03/30/07
TIMELINE
WINSLOW RESIDENCE 03/30/07
TIMELINE
WINSLOW RESIDENCE 03/30/07
TIMELINE
WINSLOW RESIDENCE 03/30/07
TIMELINE
WINSLOW RESIDENCE 03/30/07
TIMELINE
WINSLOW RESIDENCE 03/30/07
TIMELINE
WINSLOW RESIDENCE 03/30/07
Indoor Environmental Systems, Inc.
www.indoorenviron.com
Prepared By:
Indoor Environmental Systems, Inc
MOLD
Steve McLeod
924 West Chatham Cary, NC 27511
A professional remediation
ASSESSMENT
contractor’s scope of work
report was used to create
the project estimate.
REPORT
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
Summary
This is a follow-up inspection. The assessment focuses on the condition of the personal items that are
currently in the residence as well as an assessment as to how the home should be remediated. The scope
of services includes a limited visual and mechanical assessment of easily accessed areas within the
above stated residence.
The results are presented in the following report. Included in the report are hypothesis regarding
causation and recommendations for remediation. This report provides a general scope of work for water
and fungal damage restoration. There are many hidden areas (wall and floor cavities) that have not yet
been exposed. Indoor air quality testing for fungal components was not done during this assessment.
Purpose: To assess the current condition of the building and the personal items
within. To make a recommendations as to the salvage- ability of the
personal items and general procedures for water damage and fungal
restoration.
Findings – Water: The following areas continue to be affected by water intrusion, fluctuating
humidity levels and temperature ranges; the majority of the structure and
its contents: roof, attic, attic decking, 1st Fl living area ceilings, suspect
water intrusion and microbial activity within the perimeter walls and floor
cavities, suspect structural damage to the fireplace, also the basement
ceilings, walls and floor, the air distribution system and occupants
personal contents within the building.
Condition – Fungal: i 1st Floor Surfaces - Condition 3 (actual growth) There is visual fungal
growth, on numerous personal items throughout the first floor.
Basement - Condition 3 (actual fungal growth); There is visual fungal
growth on numerous personal items throughout the basement and in the
work shop area.
Primary damage: Water intrusion has affected building material (swelling, shrinking and
delaminating of window molding, flooring, and furniture as well as
foundation wall cracks)
Secondary Damage: Fungal pollution and decay of affected building material personal items
and homeowner complains of health symptoms which he associates with
MOLD
the water and fungal damage. The homeowner has been living in the
building for approximately 3 years during the litigation process.
Insect damage is the suspected cause of holes in the fabrics throughout
the building.
ASSESSMENT
REPORT
2
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
Recommendations:
1. Contact environmental physician for occupant’s health risk assessment.
3. Inventory and clean all semi-porous and hard surfaces which still have
structural integrity or other value. There is furniture within the house
which may be cleaned but is not structurally sound due to repeated
expansion and contraction of the wood.
MOLD removed and inspection for water intrusion down the hallway walls
needs to be investigated. If water signs are evident to recommend
exposing the hallway wall cavities as needed.
REPORT
i. Master Bed room: perimeter walls and floor.
3
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
MOLD
ASSESSMENT
REPORT
4
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
Assessment Report
Inspection date: 01-31-07
Owner’s assessment:
The owner states that in February 2003 the building sustained storm damage from
falling trees to the roof, walls, and foundation. The failing roof and cracked foundation
allowed water intrusion during the preceding storms which further degraded the
perimeter walls, window frames, flooring finishes and personal items within the structure.
Mr. Helms had concerns about the condition of the personal items within the
residence and whether his items could be effectively cleaned. Mr. Helms stated that
within the last month the city had condemned his house and he has been in the process of
removing personal items from a residence.
Background:
The inspected building was built in 1961. It is a one story building with full
basement. Half the basement is/was a condition space. The approximate heated and
cooled space is 2000 square feet; it is used as a family residence. Occupants were NOT
living in the building at the time of the inspection.
Areas of concern:
Location: Roof
Issue: Water intrusion
MOLD
The roof covering looked well attached but I
questioned its long-term ability to protect the structure
from water intrusion
ASSESSMENT
REPORT 5
Locati
on:
Basem
ent rear
wall
Issue: Exterior wall is cracked which as reported by
the homeowner allows water to seep into the entire
basement.
ASSESSMENT
growth.
Recommendations:
5. Contact a licensed contractor/engineer for
6
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
Location: Attic
Issue: Water staining on surfaces in the attic.
Hypothesis: Widespread roof failure has allowed
water intrusion.
Recommendations:
6. Correct water intrusion issues.
7. Clean and treat water and fungal affected
framing.
8. Remove water and fungal affected drywall
as needed.
Location: Attic
Issue: Water staining on surfaces in the attic.
Hypothesis: Widespread roof failure has allowed
water intrusion.
Recommendations:
9. Correct water intrusion issues.
10. Clean and treat water and fungal affected
framing.
11. Remove water and fungal affected drywall as
needed.
Location: Attic
Issue: Water staining on surfaces in the attic.
Hypothesis: Widespread roof failure has allowed
water intrusion.
MOLD
Recommendations:
12. Correct water intrusion issues.
13. Clean and treat water and fungal affected
framing.
REPORT
7
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
MOLD
content.
Hypothesis: Building material has been
unprotected from rainwater for an extended
period.
ASSESSMENT Recommendations:
17. Replace or remediate all water and
fungal affected building material.
REPORT
8
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
MOLD Recommendations:
22. Correct the water intrusion issues.
23. Contact a licensed contractor for structural
ASSESSMENT
evaluation and remedy.
24. Water affected flooring system should be
exposed for water damage and fungal
evaluation.
REPORT
9
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
REPORT
10
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
Recommendations:
a. Correct water intrusion issues.
b. Maintain relative humidity at 50%.
c. Remove and or clean all water and fungal
affected building material.
d. Remediate and/or replace personal items as
needed.
ASSESSMENT
to fungal growth.
Recommendations:
b. Correct water intrusion issue.
REPORT
33. Remove or remediate all water affected
building material: hallway wall paneling
and carpet.
11
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
REPORT
42. Dry and remediate according to industry
standards (IICRC S500 & S520)
12
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
Location: Basement.
Issue: Confirmed fungal growth
Hypothesis: Water intrusion and high relative
humidity is created an environment conducive
to fungal growth.
Recommendations:
43. Correct water intrusion issues.
44. Replace or remediate fungal affected
items.
Location: Basement.
Issue: Aspergillus/Penicillium type fungus
which may have pathogenic and or toxigenic
properties is confirmed.
Location: Basement
Issue: Aspergillus/Penicillium type fungus
ASSESSMENT
REPORT
13
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
Location: Basement
Issue: Areas throughout the house are much
cluttered. All items have been exposed to high
levels of fungal contamination and should be
remediated.
Hypothesis: Fungal growth within the basement
and other areas of the house has contaminated
occupants items within the building.
Recommendations:
45. Correct water intrusion issues.
46. Maintain relative humidity at 50%.
47. Remove and or clean all water and fungal
affected building material.
48. Remediate and/or replace personal items as
needed.
Location: Basement
Issue: Areas throughout the house are much
cluttered. All items have been exposed to high
levels of fungal contamination and should be
remediated.
MOLD
Hypothesis: Fungal growth within the basement
and other areas of the house has contaminated
occupants items within the building.
ASSESSMENT
REPORT
14
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
MOLD Recommendations:
55. Correct water intrusion issues.
56. Dry and remediate according to industry
REPORT
15
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
MOLD
59. Clean the HVAC system according to the
NADCA and EPA standards.
ASSESSMENT
REPORT
16
WINSLOW RESIDENCE 03/30/07
3521 Community Church RD Pfafftown, NC 27040
End Notes
i
Fungal Conditions
As defined by Standard and Reference Guide for Professional Mold Remediation IICRCS520
Institute of Inspection Cleaning and Restoration Certification
Condition 1 (normal fungal ecology); an indoor environment that may have mold spores, fungal fragments or traces of actual
growth whose identity, location and quantity are reflective of a normal fungal ecology for a similar indoor environment.
Condition 2 (settled spores); an indoor environment which is primarily contaminated with settled spores that were disburse
directly or indirectly from a condition 3 area, and which may have traces of actual growth.
Condition 3 (actual growth) an indoor environment contaminated with the presence of actual mold growth and associated
spores. Actual growth includes growth that is active or dormant, visible or hidden.
MOLD
ASSESSMENT
REPORT
17
WINSLOW RESIDENCE 03/30/07
WINSLOW RESIDENCE
SAMPLE REPORT
www.constructman.com