HomeMy WebLinkAboutFile Documents.701 Gibson Ave.0086-2021-BRES (24)
analysis ■ support ■ sophistication
911 Marfell Street ▫Erie, Colorado ▫ 80516 (303) 665-2703 Phone ▫ (303) 665-2705 Fax
February 2, 2021
Darin Eydenberg
℅ Bldg Seed Architects
417 Main Street, Suite B
Carbondale, Colorado 81623
Information for Iris Project No. F20039.00:
Project: Evaluation of Building Envelope and
Pertinent Exterior Elements
Description of
Project:
Bauhaus on Gibson
701 Gibson Avenue
Aspen, Colorado 81611
Dear Ms. Eydenberg:
In accordance with our proposal dated December 8, 2020, Iris Technologies, LLC has completed
an initial inspection and evaluation of the building envelope and pertinent exterior elements
associated with your home located at 701 Gibson Avenue in Aspen, Colorado. The results of
this investigative effort, which included the review of past construction plans for the home, a
Pillar to Post home inspection report dated September 2, 2020, sales information associated with
the property contained on the “701gibson.com” website, and a joint site meeting at, and visual
inspection of, the property on January 5, 2021, are presented below.
PROJECT BACKGROUND
The subject residential dwelling consists of a two story wood-framed structure constructed over
a partial walk-out style basement foundation system built on a steeply-sloping hillside in the
northeast section of Aspen, Colorado. Based on a review of the Pitkin County Assessor’s
Records and original construction plans for the home, the first structure built on the subject
property was construction circa 1984; termed the “Pardee Residence,” this original structure
consisted of main- and upper-level living spaces constructed over a crawlspace foundation
system, and the exterior of the home was finished with a combination of vertical wood siding,
stucco panels and stone veneer. Then, in 2000, a substantial renovation of the home, consisting
of the construction of man-level and basement living spaces that wrapped around the south and
east sides of the original home, was undertaken. The “Wiener House Addition” also included
the construction of three outdoor living spaces (i.e., the Sopris deck, the Independence Deck and
an upper deck), and the exterior of the home was to be clad with a new exterior insulation and
finish system along with limited stone masonry veneer salvaged from the home’s original
construction.
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As part of the most-recent purchase of the home, a general pre-purchase inspection of the
property was conducted by Pillar to Post Home Inspectors on September 2, 2020; the resulting
report from that inspection effort described several concerns with the exterior of the home,
including poor grading and overgrown landscaping, damage to the stucco cladding across the
home’s exterior walls and deck railing assemblies, and distress to the surfaces of the decks
constructed over interior living space. In light of the reported concerns with the home’s exterior
envelope, and to help support a new renovation of the home currently underway by Bldg Seed
Architects, Iris Technologies was retained to conduct a visual evaluation of the home’s exterior
to identify pertinent concerns and, where necessary, develop recommendations for the repair
and/or improvement of the problematic exterior elements.
PERTINENT OBSERVATIONS AND PROJECT INFORMATION
The investigation of the home conducted by Iris Technologies revealed both age-related and
construction-based deficiencies with the home’s stucco cladding, exterior deck assemblies and
the steep-sloped and low-sloped roofing systems. General descriptions of the observed
deficiencies, and recommendations for their repair or improvement, are offered below. Where
deemed necessary or advantageous, recommendations for intrusive inspection of selected
building assemblies are also presented. In addition, the inspection of the subject home also
revealed several examples of interior water-related distress, and opinions regarding the sources
and causes of the water intrusions are also presented herein.
1. The home’s exterior cladding appears to consist of a hard coat stucco system finished in
varying colors and with a fine-sand float texture. The stucco cladding also exhibits varying
thicknesses, with some areas reflecting a normal base-finish coat thickness and other areas
suggesting that some continuous insulation may exist behind the cementitious cladding.
The somewhat unconventional thicker areas of stucco suggest that those areas of cladding
may include a layer on continuous insulation similar to that usually encountered with a
synthetic stucco or Exterior Insulation and Finish System (EIFS). Based on a review of the
“Weiner House Addition” drawings, the home was to have been finished with EIFS
following completion of the 2000 renovation effort. While it unknown if an EIFS product
was applied at that time, the current variations in stucco thickness may indicate that the
former synthetic stucco system was covered with the current hard-coat stucco; although the
presence of a layer of continuous insulation behind the stucco would be beneficial for
thermal and condensation control, the lack of effective drainage behind a traditional EIFS
system (if one exists) could present concerns of long-term water retention and deterioration
behind the stucco. It should be noted that while some test cuts should be made in the stucco
to verify its configuration and search for any evidence of long-term distress, no areas of
loose or delaminated cladding (which would more clearly imply the presence of EIFS) was
identified during our site inspection.
1.1. The home’s stucco cladding exhibits numerous signs of distress ranging from minor
cracking at high stress locations to widespread cracking in the field areas, blistering
and peeling of the cladding and discoloration consistent with efflorescence occurring
through the cementitious material. Several installation-related aspects of the stucco
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have likely led to or contributed to much of the observed distress, including the
improper termination of the cladding too close to grade or hardscaped surfaces,
inadequate slope of horizontal projections, improper isolation of the stucco from
adjoining dissimilar materials, the absence of formal sealant joints at all windows and
doors, and an inconsistent use of expansion and control joints across the larger areas of
the cladding. While some degree of distress is notable on most of the home’s exterior
walls, the distress to the stucco is the most severe on the south-facing elevations of the
structure.
1.1.1. The improper termination of the stucco at or just above the surface of the
exterior decks and adjoining concrete flatwork is in conflict with industry
standards and local building codes, and can lead to moisture wicking up behind
the cementitious cladding through capillary action. Evidence of localized
calcification was noted along the base of the stucco at the West, South and
Upper Decks, and where visible, accumulations of calcium were noted at
several of the weep holes in the stucco’s bottom weep screeds. The lack of
proper clearance between the base of the stucco and the surfaces of the decks
(industry standards and local codes typically require a minimum clearance of 2
inches) also hindered the use of proper flashing at the bases of the walls, and
hence intersections between the stucco cladding (on walls and deck railing
assemblies) and the edges of the decks are not sealed or protected from the
elements. As a result, water damages to some stucco-clad surfaces below and
adjacent to the deck surfaces were noted.
1.1.2. The stucco-clad railing assemblies at the outer perimeters of the main-level
patios exhibit the greatest concentration of water-related damages, including
peeling and blistering of the finish coat and extensive cracking emanating from
the glass panel support brackets. The patterns of efflorescence visible across the
railing walls suggest water is entering the assemblies at both the tops and
bottoms of the walls, and thus the improper slope/construction of the railing
caps and the failure to the properly terminate the hard coat stucco a minimum
of 2 inches above the surfaces of the patios are likely contributing to the water
intrusions. Based on the severity of some of the distress, the potential for latent
water damages to exist within the railing wall assemblies is high.
1.1.2.1. The construction of the railing caps or copings do not provide effective
protection for the railing walls. The granite caps are not positively
sloped and no overhangs or drip edges exist to push water away from
the underlying wall assemblies. A review of the “Exterior Guardrail
Cap” detail contained in the Wiener House Addition drawings reveals
that the existing caps were not constructed per the plans; specifically,
Detail 1 on Sheet A-55 of the noted drawing set required a positive slope
of approximately 6 percent, a 1-inch overhang and a drip feature
incorporated into the underside of the stone cap. The original design
also called for the cap to nest over the top of the wall framing and the
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space between the underside of the stone cap and the top of the exterior
cladding to be treated with sealant. The existing construction of the
railing wall caps do not possess these elements that would help protect
the tops of the walls from moisture intrusions; as a result, latent water
damages at the tops of the walls should be anticipated.
1.1.3. Several additional examples of inadequately sloped horizontal projections were
also noted around the subject home, including the top of the wall at the
perimeter of the spiral stairway on the Upper Patio, window sills (including two
of the east-facing clear-story windows at the top of the main stairs, and the
various circular-inset architectural features incorporated into the facade. Stains,
cracks on the surface of the stucco and peeling/blistering of the textured finish
coat were noted at several of the improperly-sloped horizontal projections.
1.1.4. The visual assessment of the home’s exterior also revealed a lack of deflector or
kicker flashing at the base of the rake walls on either side of the roof overlying
the main-level living room. The lack of deflector flashing has allowed storm
water to flow behind the stucco cladding, resulting in visual distress to the
cladding and likely some degree of structural damage to the underlying framing
materials.
1.1.5. The installation of the stucco cladding also omitted industry-standard sealant
joints around each window and door. While sealant has been applied around
some of the fenestrations, the filet-type joints do not adequately prevent water
intrusions and require regular replacement. A review of the Wiener House
Addition drawings package reveals that the specified cladding was to have been
installed with backer rod and sealant at all dissimilar materials; although a
contractor may have believed that the substitution of stucco in lieu of the
specified EIFS allowed the omission of engineered sealant joints (i.e., the stucco
is believed to be more forgiving of moisture-related issues), the lack of proper
sealant joints with a hard coat stucco system still violates most manufacturer’s
installation requirements.
2. The visual inspection of the south and west patios revealed evidence of sustained elevated
moisture levels within the tiled deck assemblies, including heavy accumulations of calcium
carbonate along the grout lines, loose and partially-displaced tiles, and substantial calcium
deposits within the deck’s drain assemblies. The observed evidence is consistent with poor
configuration (or omission) of the decks’ drainage mats and inadequate maintenance of the
internal drian piping to ensure internal weep holes remain open. Evidence of water exiting
the patios at their outer perimeters also indicates improper construction of the deck
assemblies and/or poor maintenance of the deck’s drainage elements. Based on the heavy
accumulation of calcium deposits in the patios’ surface drains, it is likely a portion of the
drainage mat has also become contaminated with mineral deposits, and hence removal and
replacement of the patio assemblies are likely necessary to correct the drainage issues.
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2.1. It was also noted that the thresholds of the sliding doors serving the South and West
Patios are installed flush with the finished surface of the decks; such a configuration
defeats any drainage mechanisms that may exist in the threshold assemblies and
encourages water to seep beneath the threshold and impact the home’s interior. The
potential for water intrusions beneath the thresholds is significantly increased with the
sustained high moisture levels of the patio assemblies.
2.2. Observations of the Upper Patio system also revealed some concerns, including
cracking of the deck’s concrete topping slab, lack of uniform heat across the patio and
poor detailing at the intersection of the Upper Patio and the spiral stairway. The
development of cracks in a concrete topping slab constructed over a stable structural
base can stem from freeze-thaw cycles, and such a phenomenon may indicate that the
deck assembly is retaining moisture (i.e., the drainage mat and/or supporting drain
system has become contaminated with mineral deposits or may not have been
properly constructed to support efficient dissipation of sub-surface moisture).
2.2.1. Some of the water damages to the stucco cladding observed within the spiral
stairway spanning between the West and Upper Patios was traced to poor
detailing between the concrete topping slab and a steel bracket secured to the
edge of the Upper Patio. Specifically, an unsealed gap exists between the
topping slab and the backside of the stairway’s steel bracket, and surface
moisture coming from the Upper Patio topping slab is allowed to flow behind
the bracket and into the stucco-clad wall.
3. The inspection of the homes roofing systems was substantially limited due to the presence
of snow and ice accumulations across both the steep-sloped standing seam metal panels and
low-sloped single-ply membrane. However, the visual inspection of the roofing systems
did reveal some concerns, including corrosion across the metal panels, improper fabrication
of the roof’s eave assembly, and poor surface drainage across the low-sloped EPDM
membrane.
3.1. A significant factor in the construction of the metal panel roof system is the poor
configuration of the eaves or drip edges of the steep-sloped roof assemblies. As can be
seen at several locations around the home (but is most identifiable on the north wall of
the garage), water flowing off the metal panels has resulted in varying degrees of
staining across the underlying stucco consistent with the profile of the standing seam
panels. The terminations of the metal panels at the eaves of the roof do not include
any drip edge flashings, and hence no means to push storm water away from the
underlying wall cladding exists. A review of the Wiener House Addition drawings
revealed that an acceptable drip-edge flashing detail was provided for the 2000
renovation project, but the specified 1-inch minimum extension/drip-edge was not
incorporated into the standing seam panels.
3.2. The metal roofing system appears to be at least partially ventilated, with continuous
soffit venting noted across the south elevation of the home. However, while some
small penetrations exist in the ridge closure strips at the top of the metal roofing
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sections, the effective net-free area of the penetrations do not appear to provide
adequate or balanced exhaust venting. No other inlet or soffit venting was noted on
the home’s remaining elevations, and the review of the roofing details contained in the
Wiener House Addition drawings indicate that most of the steep-sloped roof systems
may not have been designed to support passive roof ventilation. Rather, roof details
developed for the Wiener House Addition indicate that some aspects of the roof may
have been constructed with continuous rigid insulation applied above the structural
roof sheathing, and hence these roof sections may possess some degree of
condensation control without the need for passive ventilation.
3.3. The low-sloped roof system that exist along the east side of the home does not appear
to be properly sloped to its internal drains, and no heat tracing at critical areas of the
roof were observed. This lack of proper drainage and snow/ice management may be
contributing to the large ice formations noted along the east side of the home’s upper
level and adjacent to the east-facing window serving Everly’s Bedroom.
4. The inspection of the home revealed several clear examples of interior water damages in the
structure’s lower-level living spaces and its main-level Laundry Room; evidence of minor
water intrusions and/or signs of condensation were also noted at the sill of the east-facing
window serving Everly’s Bedroom and the northeast-facing window at the top of the East
Stairs.
4.1. Water-related damages to the gypsum board ceiling in the northeast and northwest
corners of Graham’s bedroom are consistent with leaks along the north edge of the
West Patio. These water intrusions are likely attributable to age- and/or installation-
related failures of the waterproofing membrane or improper termination of the stucco
cladding at the surface of the tiled patio.
4.2. Based on exterior observations of the West Patio, the minor water-related distress
noted above and below the east-facing window in the lower-level bar is likely due to
unintended discharge of water from the edge of the overlying patio and/or leaks at
the window.
4.3. Similar to the distress noted in Graham’s bedroom, water damages to the interior
finishes along the west wall of Harrison’s Bedroom are consistent with leaks along the
west edge of the South Patio. As the noted area of distress underlies the east-facing
sliding door serving the main-level Living Room, the water intrusions may also be
attributable to water seeping beneath the poorly-positioned door threshold.
4.3.1. Regularly-occurring water streaks down the face of the larger east-facing
window serving Harrison’s bedroom were also reported during our site
inspection. The chronic water-related streaks and stains are attributable to
improper application of the metal head trim incorporated into the metal wall
panels on the east exterior wall of the bedroom; specifically, the U-shaped metal
head trim piece, which possess a series of drainage or weep holes, is oriented
such that water collects in the trough-like feature; the resulting dissipation of
water through the weep holes then results on the noted stains and streaks. No
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water intrusions associated with the observed staining were identified, but the
localized patterns of staining are likely reducing the service life of the window.
4.4. Water damages in the main-level Laundry Room, which is located along the east side
of the home, are most likely the result of water intrusions through the overlying (and
poorly-sloped) single-ply roofing system; however, due to the low sill height of the
east-facing window in Everly’s Bedroom as well as the lack of any head flashing at the
top of the noted window, the water damages in the Laundry Room may also be the
result of water intrusions at the aforementioned east-facing window. It should be
noted that some minor water-related distress was noted at the lower south corner of
the referenced window, further suggesting that snow and ice accumulations against
the window (due to the close proximity of the low-sloped roof surface) are resulting in
water intrusions at the fenestration.
REPAIR/IMPROVEMENT RECOMMENDATIONS
The inspection of the subject property revealed three principle aspects of the home’s exterior
that should be addressed as part on the ongoing renovation and improvement project to ensure
proper long-term performance of the building envelope and eliminate construction aspects that
could be detrimental to a future sale. These principal aspects, which include the stucco
cladding, the exterior patios and the standing seam metal panel roofing system, as well as
several additional localized issues, are addressed below:
1. The stucco cladding exhibits numerous deficiencies and various degrees of distress, but
with the exception of the areas of blistering, the cementitious cladding appears to be well-
secured and sufficiently robust. Hard coat stucco is typically more forgiving to moisture
issues than a barrier-style Exterior Insulation and Finish System, and hence the existing
stucco should be sufficiently repairable; however, due to the observed installation
deficiencies and documented damages (both localized and general), several investigative
and corrective measures should be implemented.
1.1. Due to the improper termination of the stucco cladding at the patios, test cuts through
the stucco cladding at areas that exhibit damage should be made to identify the
presence of any latent damages to the underlying framing. Intrusive testing should
also be conducted at areas of obvious distress within the field of the stucco (e.g., at all
blistered areas across the railing walls), at one or more glass railing support brackets
that exhibit misalignment, at the bottoms of the improperly-flashed rake walls, and at
the bases of one or more windows to determine the degree of latent water-related
distress. If significant deterioration of any building materials is encountered, the
removal of the stucco should continue until dry and robust materials are reached; for
any significant structural damages that may be found, a licensed structural engineer
should be consulted.
1.2. Cracking of the stucco can be seen on all elevations of the home, with substantial
cracking noted on the south and west sides of the structure. The application of
horizontal and vertical control joints varies across the home’s elevations, and the
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patterns of cracking do not appear to be consistent with the density of control joints.
The extensive field cracking across the stucco suggests that at least some of the
cementitious cladding may have been applied over a layer of rigid insulation in a
fashion similar to an exterior insulation and finish system (i.e., synthetic stucco);
although the presence of continuous insulation across the exterior walls provides
improved condensation control, the more extensive expansion and contraction that
can occur with hard coat stucco placed over continuous insulation will typically result
in widespread cracking despite the application of expansion/control joints and a
crack-control mesh embedded in the base coat. Prior to implementation of the stucco
repairs, test cuts should be made in areas of the field that exhibit the greatest cracking
to determine if the composition of the cladding is contributing to the thermally-
generated distress; if the presence of rigid continuous insulation is identified,
conversion of the cladding system to a true water-managed EIFS system should be
considered.
1.3. To meet industry standards and all applicable codes, the bottom edges of all stucco-
clad walls that intersect the South, West and Upper Patios, as well as any abutting
concrete flatwork, should be cut back and reinstalled to attain a minimum of 2 inches
of clearance to the adjoining horizontal surfaces. At the South and West Patios, and
before establishing the 2-inch clearance, the stucco should be cut up 12 to 18 inches to
facilitate the installation of new base flashing integrated into the tiled patio assemblies
and to ensure proper extension of waterproofing materials up the vertically-
intersecting walls. At the Upper Patio, the stucco should also be cut up several inches
to evaluate the flashing and waterproofing materials that have been incorporated into
the concrete topping slab and adjoining walls; as deemed necessary, additional
flashing elements should be installed over the vertical edges of the patio’s
waterproofing membrane to provide protection to the waterproofing materials when
the stucco is reinstalled to the required 2-inch clearance.
1.4. It is the opinion of Iris Technologies that large portions of the distress exhibited by the
patio railing walls can be attributed to the poor configuration and construction of the
railings’ stone caps. As such, it is further our opinion that all the railing caps should
be reconstructed to more closely match Detail 1 on Sheet A-55 of the Wiener House
Addition drawings.
1.5. All horizontal projections in the stucco system greater than 1 inch wide should be
reconfigured to provide a minimum positive slope of approximately 1 inch vertical in
6 inches horizontal; if the projection is less than 1 inch wide, or if the recommended
slope is deemed visually unacceptable at some locations, the surface of the stucco
should be sloped as great as possible. If achievable, the depth of the circular features
currently incorporated into the home’s façade should be reduced to lessen the impact
of the resulting horizontal projections.
1.6. As stated above, the installation of the windows and doors around the subject home,
as well as numerous other penetrations and intersections of the stucco with dissimilar
materials, lack proper and maintainable sealant joints and/or flashing elements; while
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the stucco may have been sufficiently forgiving to prevent any long-term rot or decay
to the framing materials at the home’s fenestrations and major penetrations, the
continued absence of industry-standard sealant joints (and lack of sufficient regular
maintenance of the poorly-configured filet joints) will eventually result in some degree
of latent distress. For compliance with manufacturer’s installation requirements, the
stucco should be cut back around each window and door, proper connection between
any underlying weather-resistance materials and the fenestrations confirmed (and
improved as necessary), and the stucco then reinstalled up to approximately ⅜ to ½-
inch away for the window/door frames. Prior to the application of the new finish
coat, closed-cell backer rods and a UV-stable elastomeric sealant shall be placed in the
newly-created gaps around the fenestrations.
1.6.1. A similar approach to modifying the stucco should also be conducted at all
substantial penetrations, including the large copper pipe on the west wall of the
main-level powder room and at each of the glass railing support brackets.
1.7. Due to the extensive stucco repair and improvement measures described above, the
entire stucco system will likely require a complete base skim coat and finish coat to
achieve proper color and texture matching. To further reduce the potential for
cracking to reoccur across the field of the stucco, a reinforcing “crack-mesh” should be
embedded in the base coat before applying the colored finish product.
2. Due to the obvious distress exhibited across the South and West Patios, as well as the
significant accumulation of calcium deposits within the interior drain assemblies, it is the
recommendation of Iris Technologies that the two main-level exterior living spaces be fully
removed and replaced. While the deck details contained in the Wiener House Addition
drawings are generally correct and adequate for the reconstruction of the patios, compliance
with the plans should be confirmed during removal of the deck assemblies, and any
changes or improvements to the patio assemblies needed to achieve proper and effective
drainage of the deck systems should be implemented. Due to the inherent maintenance
issues associated with a deck system comprised of tile or stone installed over mortar beds,
the use of pedestal support systems or application of brick pavers over sand beds should be
considered to eliminate the deposition of calcium carbonate across the drainage medium
and within the internal drain assemblies. The development of proper and complete details
for the reconstruction of the South and West patios, including the redesign of the door
thresholds that abut the patios, is outside the scope of this initial report; however, based on
what is encountered during the removal of the existing patios, Iris Technologies can assist in
the development of formal construction details and specifications for new exterior living
spaces upon request.
2.1. The Upper Patio presents with cracking that suggests minor freeze-thaw-related
expansion/contraction of the patio’s concrete topping slab, and as described above,
this phenomenon may indicate cyclically-elevated moisture levels within the slab.
Although the slab does not present with sufficient distress to justify its removal and
replacement, the effectiveness of the drainage plane beneath the topping slab, as well
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as the performance of the patio’s snow-melt system, should be evaluated. Specifically,
the internal drain systems should be scoped to assess the degree to which the drain
assemblies and associated piping may have become obstructed with mineral deposits,
and the drain assemblies should then be thoroughly cleaned to confirm any secondary
weep holes are open and effective. If excessive deposits are encountered, a small
section of the topping slab surrounding each surface drain should be carefully
removed (without damaging the snow melt tubing) to confirm proper installation of
the drainage mat and evaluate the degree to which the drainage medium may be
fouled. If significant deficiencies or concerns are discovered, the removal and
replacement of the concrete topping slab may be necessary.
2.2. Due to the surface cracking present across the Upper Patio’s concrete topping slab, it is
understood that some form of coating may be applied to the surface of the patio.
While the application of some type of coating will more readily allow for test cuts to be
made at the surface drains (if deemed necessary), the application of a coating must be
accompanied with some means to decouple the new coating from the cracked concrete
surface to prevent the existing cracks from telegraphing through the new finish.
2.3. Additional investigative efforts, including the removal of a portion of the abutting
concrete topping slab, should be made to fully identify the deficiencies noted between
the Upper Patio’s topping slab and the structural steel bracket securing the spiral
stairway to the patio. At a minimum, some means to seal the noted intersection or
reconfigure the connection to prevent water from flowing behind the bracket should
be implemented.
3. The limited inspection of the standing seam metal roof assemblies revealed some limited
areas of corrosion, and these areas of distress should be more closely evaluated without
snow on the steep-sloped roof surfaces (and regularly-monitored to identify any worsening
conditions). The primary concern with the metal panel roof systems, though, involves the
lack of proper eave and drip-edge flashing elements; to prevent or reduce the staining
experienced on the faces of the underlying the stucco-clad walls, all eaves of the metal panel
roof system should be reconfigured to match Detail 14 depicted on Sheet A-55 of the Wiener
House Addition drawings.
3.1. Where passive soffit/intake ventilation has been provided for the steep-sloped roof
assemblies, proper and sufficient ridge/exhaust venting should be confirmed and/or
incorporated into the roof systems. Where ridge/exhaust venting should exist, the
upper portions of the standing seam metal panels should be partially disassembled to
confirm adequate pathways exist for the passive air movement, and the ridge
assemblies should be modified to provide a maximum of 15 square inches of net free
ventilation per linear foot.
3.2. As identified in the September 2, 2020 home inspection report produced by Pillar to
Post, the low-sloped roof system exhibits some poorly-sloped areas where storm water
can accumulate, and our winter-time inspection of the roof revealed ice accumulations
at several locations across the single-ply membrane. To extend the service life of the
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roof membrane, efforts to acquire a proper and positive slope across all areas of the
roof should be considered. In addition, the application of heat tape or heated mats
(e.g., Heatizon’s Z-Mesh heat mat) at critical areas of the low-sloped roof system
should also be pursued, with emphasis applied to the areas along the southeastern-
most portion of the roof (i.e., just below the eave of the adjoining steep-sloped roof
surface) and in front of the window serving Everly’s bedroom (due to the low height
of the window sill). In addition, heat tape or heat mats should be applied at any
surface drains and along any valley-like flow paths leading to the area drains.
4. The inspection of the property, while limited by the presence of snow on the roofs, did
reveal a couple of additional issues that should be addressed. Principally, the east-facing
window serving Everly’s bedroom, which is partially inset into the face of the stucco, lacks
any form of head flashing to divert water away for the top of the aluminum casement-style
fenestration. As a result, evidence of water streaks emanating from the top of the window
suggest that water may be entering across the top of the windows during periods of
moderate to heavy precipitation. As part of the recommended effort to create formal sealant
joints around all of the windows and doors, metal head flashing should be incorporated into
the subject window as well as at any other similarly-configured fenestrations.
4.1. The inspection of the low-sloped roof assembly at the east side of the home also
revealed at least one instance of improperly-wrapped wood blocking or trim.
Specifically, along the side of the semicircular feature at the northeast corner of the
low-sloped roof, a section of wood blocking extends beyond the stucco cladding, and a
metal flashing element that is likely incorporated into the roof’s single-ply membrane
abuts the face of the wood blocking; however, the flashing does not wrap around the
top of the wood blocking, leaving the blocking and the abutting stucco exposed to
moisture. In addition to correcting this deficiency, an effort to identify and correct any
similarly-configured flashings should be pursued.
4.2. The configuration of the metal panel system applied to the east-facing wall of
Harrison’s bedroom should be modified to provide proper head-style flashing along
the top of the large east-facing window; proper termination of the metal panels at the
top and bottom of the subject wall should also be confirmed.
5. The inspection of the home did not afford a thorough evaluation of the composition of the
wall and roof assemblies, and hence it is not known if the construction of the building
envelope incorporates any means of condensation control. The details associated with the
Wiener House Addition drawings do indicate the roof assemblies were to be constructed
with either continuous insulation above the structural sheathing or passive ventilation
incorporated into the roof cavities (both of which constitute at least a partial means of
condensation control), but the as-built condition could not be confirmed. Similarly, the wall
details depicted in the Wiener House Addition drawings also indicate that the exterior walls
were to have some attempt at condensation control via the continuous insulation
incorporated into the exterior insulation and finish system; however, as it does not appear
the home was consulted with a synthetic stucco system, it is unlikely that uniform
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continuous wall insulation exists. While the home’s exterior wall assemblies may be
performing adequately, any intrusive testing conducted as part of the home’s on-going
renovation project should also look for evidence of condensation-related distress; further,
any interior modifications to the home’s exterior walls might also afford an opportunity to
evaluate the condition of the wall assemblies, and any evidence consistent with
condensation or obvious air and vapor gaps should be addressed. If significant moisture-
related distress is found in the home’s exterior envelope, or if any substantial changes to the
home’s interior humidity levels are anticipated, a more in-depth assessment of the exterior
roof and wall assemblies should be conducted.
All comments made in this document are based on the conditions observed at the time of the
site investigation and information available at the development of this report. Should
additional information be presented or discovered, Iris Technologies, LLC can amend, modify
and/or supplement the opinions presented in this document. If desired, Iris Technologies can,
upon request, provide additional information on, or oversight of, the proposed repair and
improvement measures described herein.
Sincerely,
Iris Technologies, LLC
John D. Risi, MS, P.E., CFEI
Manager, Principal
JDR:CWN:mr
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Figure 1: Overview of the Bauhaus property located
at 701 Gibson Avenue in Aspen, Colorado.
Figure 2: The stucco cladding was improperly
terminated too close to the surfaces of the home’s
three exterior patios; note too the staining
emanating from the inadequately-sloped
architectural features and the non-uniform
application of control joints in the field of the
stucco.
Figure 3: Improper termination of the stucco at the
exterior patios has prevented proper flashing and
waterproofing at the perimeter of the patios’ tiled
surfaces; note the resulting water damages to the
abutting stucco.
Figure 4: The construction of the coping features on
the patios’ railing walls does not prevent water
from entering the wall assemblies and is not
consistent with the detail provided in the Wiener
House drawings.
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Figure 5: Evidence of water damages stemming from
failures in the patio waterproofing systems can be
seen in the abutting stucco cladding.
Figure 6: This distress to the stucco is likely the
result of improper detailing at the deck-to-wall
connection and/or the failure of the patio’s
waterproofing system.
Figure 7: View of severe blistering and peeling of the
stucco cladding on a patio railing wall; these water-
related damages are due to improper termination of
the hard-coat cladding at the surface of the patio
and/or the poorly-constructed cap at the top of the
wall.
Figure 8: The misalignment of several of the glass-
railing support brackets may indicate that the
underlying wall sheathing has failed due to water
intrusions behind the cementitious cladding.
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Figure 9: The extensive water-related damages
exhibited on this wall stem from several deficiencies,
including improper termination of the stucco at the
patio, lack of a positive slope across the overlying
stone cap and a poorly-located horizontal control
joint.
Figure 10: View of severe blistering stemming from
water intrusion at the edge of the patio and possible
failure of the patio’s waterproofing system; note the
heavy calcium accumulation at the edge of the
patio, indicating a sustained moisture levels within
the body of the patio.
Figure 11: Poor detailing at the perimeter of the
spiral stairway has led to corrosion of the stairway’s
steel connection plate.
Figure 12: The configuration of materials at the edge
of the concrete slab of the Upper Patio is allowing
water to seep behind the underlying steel
connection plate and into the abutting stucco-clad
wall; blisters in the finish of the stucco cladding
were noted within the interior of the spiral stairs.
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Figure 13: The lack of an adequate slope across the
top of the guardrail surrounding the spiral stairway
has also likely contributed to water intrusions into
the wall assembly.
Figure 14: This area of stucco cladding at the Upper
Patio appears to have been terminated below the
surface of the concrete topping slab; as a result, the
stucco just above the concrete slab has blistered and
failed.
Figure 15: The depth of, and lack of sufficient slope
within, the home’s circular architectural features has
resulting in surface and latent damages to the
underlying stucco.
Figure 16: Two of the north-facing windows over
the garage lack hard-surfaced or properly-sloped
sills.
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Figure 17: View of distress to the stucco cladding
due to improper termination of the cladding at
dissimilar materials.
Figure 18: Evidence of failed stucco could be seen at
the base of the south-facing window serving Darin’s
office; notes too the lack of proper sealant joints
around the perimeter of the window.
Figure 19: The lack of proper deflector flashing at the
base of the rake wall along the east edge of the roof
overlying the main-level living room has resulted in
water damages to the stucco cladding; this same
failure also exists at the west side of the living room
roof assembly.
Figure 20: These water damages at the front of the
home are likely the result of leaks behind the stucco
cladding originating at the base of the overlying
triangular window.
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Figure 21: This wood blocking at the northeast
corner of the home was not properly flashed.
Figure 22: Stains beneath the northeast corner of the
West Patio suggests water is passing through the
overhanging granite tile and bypassing the
waterproofing system that should exist beneath the
tile assembly.
Figure 23: Signs of water flowing behind the metal
panel positioned beneath the edge of the West Patio
was also noted; evidence of resulting water-related
distress was noted at the interior sill of this window
serving the home’s lower-level Bar area.
Figure 24: The exterior metal wall panels installed
on the east wall of Harrison’s bedroom was
improperly fabricated with an inverted channel just
above the large window; the small drain holes in
the channel eventually allow water to dissipate, but
the draining water creates unsightly stains across
the window.
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Figure 25: Distress to the stucco cladding stemming
from improper termination at the concrete flatwork
and inadequately sloped window sill was noted
beneath the south-facing Powder Room window.
Figure 26: The purpose of this copper pipe, which
penetrates the west wall of the home’s main-level
Powder Room, is unknown. The negative slope of
the pipe and lack of a proper sealant at its
penetration in the stucco cladding has likely
allowed water to enter the structure.
Figure 27: The heavy calcium accumulations visible
across the South Patio indicate that the drainage
plane beneath is faulty; the lack of uniform snow
dissipation across the patio suggests that at least
some aspect of the embedded snowmelt system has
also failed.
Figure 28: Adhesive failures of the granite tile along
the east edge of the South Patio further suggests a
consistently high moisture content within the deck
assembly.
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Figure 29: View into the surface drain at the center of
the South Patio; the sustained high moisture content
within the patio assembly has resulted in heavy
accumulations of calcium within the drain piping.
The lack of proper maintenance of the drain system
has likely exacerbated the failure of the patio.
Figure 30: The elevation of the threshold of the west
Living Room sliding door is too low, and any weep
mechanisms incorporated into the threshold have
been blocked; note the presence of biological
growth stemming from the high sustained moisture
content of the patio assembly.
Figure 31: Poor fabrication of the eave of the
standing-seam metal roof system results in water
cascading down the north wall of the garage; similar
albeit less severe staining was also noted other areas
of the home that lie beneath a roof eave.
Figure 32: The eaves of the metal panel roof systems
lack any appreciable drip extension to effectively
push storm water away from the face of the
underlying stucco.
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Figure 33: The existing metal panel roof system is
exhibiting minor corrosion; although the
Figure 34: While some of the home’s soffits contain
continuous venting, the only ridge venting may
consist of these relatively small and widely-spaced
vent holes.
Figure 35: Detail 1 on Sheet A-55 of the Wiener
House Addition drawings depicts how the cap
features of the patio railing walls should have been
constructed in 2000; note the positive slope of the
stone cap, overhang of the coping and integrated
drip edge.
Figure 36: Detail 14 found on Sheet A-55 of the
Wiener House Addition drawings indicates tha the
standing-seam metal panel roof system shod have
been fabricated with integral drip flashing.
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