Open ceiling cavities revealed water damage due to leaks from the upstairs master bathroom.
Mild to moderate moisture content levels were noted in subfloor (20% – 40%)
One section of water damage was several months old, the second was more recently discovered.
Leak under soaker tub revealed minor to moderate mold growth on back side of sheetrock.
Minor water staining was present on subfloor under soaker tub.
No damage subfloor was noted inside ceiling cavity.
Second leak appeared to be under upstairs hall bathroom.
All substrates were found to be dry at time of inspection.
Minor to moderate visible mold growth was found on the back side of the sheetrock.
No visible damage was noted to subflooring.
Evidence of water staining was present on exterior concrete wall.
Signs of efflorescence were present bubbling through the painted concrete wall.
Base trim revealed moderate swelling and should be removed and replaced.
Minimal amounts of visible mold growth were discovered and can be safely cleaned up by the home owner.
Ventilation in basement is minimal and should be upgraded to meet modern standards.
Dryer vent contains an excessively long run and is fitted with rubberized, corrugated pipe. This corrugated pipe can significantly reduce the airflow and allow lint build-up to occur inside the venting.
Visible three dimensional fungal growth was noted under soaker tub.
Source of previous leak was found to be a supply line to the soaker tub. This has since been repaired.
Moisture content levels of subfloor were above 60% in approximately 3- 4 sq ft under the tub.
Elevated moisture levels were discovered under the tile floor in front of the shower, extending under the vanity sink.
Source of moisture under tiled floor appears to be originating from inside the shower.
Shower surround is missing significant pieces of grout from around the base of the shower surround. Water is being directed under the shower pan and is being absorbed by the subfloor under the tiled floor. No significant damage appears to be present (visible from the kitchens’ open ceiling).
Leaking section of roof was present around exhaust vent to master shower ventilation fan.
Insulation is wet around the fan area and sheetrock appears to be damaged.
Ventilation fans are not directly connected to the exterior of the home, thus allowing additional relative humidity to enter the attic space and condense on the roof skip sheathing.
Mild to moderate amounts of visible mold growth were noted on attic skip sheathing.
Recommend removal and remediation of remaining water / mold damaged sheetrock from kitchen ceiling under negative pressure, HEPA air filtration and containment.
Recommend removal of water damaged sheetrock from around master bathroom ventilation fan.
Recommend removal of all fungal growth from under soaker tub.
Recommend having a qualified tile-fitter regrout the master shower surround to prevent moisture from continuing to affect the master bathroom subfloor.
Recommend having all ventilation fans in attic space directly connected to the exterior via a dedicated vent and securely fastened collar.
Recommend installing a Panasonic Whisper Green® ventilation fan in bathroom(s) and basement area to assist in evacuating the relative humidity from inside the building. Whisper Green ventilation fans operate consistently at a low volume (30 cfm) and automatically ramp up to a higher volume (80 cfm) when a motion sensor is activated. An integrated timer will maintain the higher volume for a set period of time and then return the fan to the lower operating level until activated again.
Recommend replacing dryer venting with a solid wall, steel venting.
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