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HomeMy WebLinkAboutLetter - Chinese Drywall AssesmentRECEIV7D AUG 02 2017 CHINESE DRYWALL SC JREENIN�G Inspections and documentation from leading experts July 25, 2017 Jeffrey Chellis 106 S. Cardinal Place Fort Pierce, FL 34945- RE: Chinese Drywall Property Assessment Report Number FL09-0579 Mr. Chellis, At your request, an investigation of the subject property was performed on July 21, 2017. Chinese Drywall Screening, LLC is pleased to submit the enclosed report which is a professional opinion based on a visual inspection of accessible materials. Overview • Property description: Single family home, 2,236 sq. ft. (including garage). The home was originally built in 2006. • The remediation for corrosive drywall in the subject property is understood to have been done in 2011. On 7-21-17, CDS was engaged to inspect for the presence of corrosive drywall and related issues. Various statements of known or purported information pertinent to the property and investigation are included herein. • Property appraiser records indicate the original property was completed in 2006. • Permits required for a Chinese drywall remediation beyond the Renovation/Chinese Drywall Removal permit usually consist of: o Demolition (if not included with renovation) - None found for this property o Insulation - None found o Plumbing- None found o Electrical - None found o HVAC —None Found • Due to the absence of permits, the contractor name/ credentials / status are unknown. • CPSC Remediation Guidance released April 2, 2010: This Remediation Guidance for homes with problem drywall calls for the replacement of all: 1. possible problem drywall; 2. smoke alarms and carbon monoxide alarms; 3. electrical distribution components (including receptacles, switches, and circuit breakers, but not necessarily wiring); and 4. fusible -type fire sprinkler heads. There is no state regulation for the remediation of reactive Chinese drywall. • All private industry and various organizations that have produced protocols and recommendations for reactive drywall remediation specify that proper remediation Chinese Drywall Screening, LLC 10815 SW Tradition Square, Port St Lucie, FL 34987 PH: 772-224-8660 0 FX:772-905-0676 F I -F, www.chinesedrywallscreening.com - r� fir^ 106 S. Cardinal Place, Fort Pierce, FL Page 2 of 4 includes removal of all corrosive drywall including all visible dust and debris along with an Environmental Certification to verify the remediation. There is no documentation or indication that an inspection for the proper and/or complete removal of corrosive drywall was completed. Scope and Methodoloey CDS has been involved in numerous remediations and utilized the experiences from failed clearance inspections in order to focus on potential issues the subject property may have. The goals of the assessment and investigation were to collect a comprehensive amount of information in order to make the best determination as to the current condition of the subject property as it relates to the presence of corrosive drywall. The techniques included information investigation and various visual observations for the affects related to corrosive drywall and its remediation. Walls and ceilings were also tested as necessary for the presence of corrosive/Chinese drywall utilizing a Thermo Fisher X-ray fluorescence analyzer (XRF). Scope and details of these techniques are attached as Exhibit B. As the opportunity allowed, components were assessed to determine if soot residue of sulfur attack from corrosive drywall is from before or after remediation. Observations Below is a bullet point list of observations and statements. • No odor associated with CDW (Chinese Drywall) was noticed throughout the inspection. • The A/C unit has aluminum coils. The copper components in the A/C had a mix.of non - darkened copper and darkened. Blackening/soot residue was observed on the A/C refrigerant line. The unit was manufactured in 2009 and installed in 2011. • Blackening/Soot residue was observed on the ground wires of the inspected receptacles and switches. The electrical devices, boxes appear to be from the original construction and were not replaced during remediation. Hot and neutral wires were not clipped back. Copper components were not cleaned. • No blackening/soot residue was observed on the newer sections of the copper components of the water heater located. in the garage. Heavy corrosion/blackening remained on the original copper piping. • Blackening/ soot corrosion was not observed on the control wires of the garage door opener. • Blackening/soot corrosion was observed on the copper water lines under the kitchen sinks. • Fixtures in the bathrooms had corrosive spotting. • Walls throughout most of the property were confirmed to beF0114�Ein.Cp levels were consistently under 500 ppm with a few exceptions: o A label for United States Gypsum non -corrosive, domestic was observed on the interior and garage ceilings. The specific type observed is "Ecoblueprint" that was trademarked in 2008 indicating the ceiling was replaced during remediation. Note the garage ceiling is only partially completed. Chinese Drywall Screening, LLC 10815 SW Tradition Square, Port St Lucie, FL 34987 PH:772-224-8660 0 FX:772-905-0676 www.chinesedrywallscreening.com 106 S. Cardinal Place, Fort Pierce, FL Page 3 of 4 o At the time of the inspection Knauf-Tianjin (KPT) corrosive drywall was observed around the electrical panel in the garage. However, the owner immediately removed the drywall around the electrical panel. *see photo exhibit after drywall was removed. o Corrosive drywall debris was discovered in the guest bathroom under the tub. Strontium levels were around 2,300 similar to Knauf-Tianjin (KPT). • New insulation was installed and no debris was observed on the interior or garage ceilings. This also indicates that the ceilings Were replaced. • According to the homeowner, all the studs were wiped down and concrete sealer was used. Air scrubber was used for 7 days. Debris was blown out. New duct work was installed throughout the property. Conclusions Based on our visual observations, experience and current state of knowledge in the industry, Chinese Drywall Screening, LLC is of the opinion that reactive Chinese drywall is only present in the subject property in the form of dust and debris in isolated areas. Walls and ceilings are non -corrosive, domestic drywall that is consistent with the purported information that the property was remediated of Chinese drywall. The various signs and gathered information indicate that the Chinese drywall was replaced with new, domestic drywall during the remediation except for the small section at the electrical panel that was subsequently removed. Due to the presence of Chinese drywall debris, the property was not fully or properly cleaned prior to the installation of the new drywall. Since the majority of the copper components were not cleaned at the time of renovation, it is unknown how much of the corrosion observed is from the original construction or from the remaining debris. It would take an extensive amount of destructive investigation to determined how much of any cdw source material is remaining in the property or where it may be. It is our intent to present as much information as possible so that the client can make the best, well informed decision as possible. Due to the.limited amount of debris discovered and the lack of odor, sulfide levels from the corrosive drywall dust and debris may not be problematic to the indoor environment. Environmental Corrosion Testing would likely determine that the sulfide gases inside are similar or less than the naturally occurring sulfide gases outside. Therefore, the issues could be considered minor and may not be of concern. However, there are other factors to consider such as, individuals can have different levels of sensitivities to sulfide gas along With, psychological effects that can develop into actual physical effects based on reports by Dr. V E COPY '; � I Lk' Howard M. Weiner of Boca Raton, FL. Recommendations for proper remediation: It is feasibly impossible to properly remove all dust and debris after reconstruction without extensive demolition. However, enough work could be done to remove or verify key areas to minimize the effects to a non -problematic state. Chinese Drywall Screening, LLC 10815 SW Tradition Square, Port St Lucie, FL 34987 PH:772-224-8660 0 FX:772-905-0676 www.chinesedrywallscreening.com 106 S. Cardinal Place, Fort Pierce, FL Page 4 of 4 It may not be feasible or necessary to do remedial work to remove and/or verify Chinese drywall dust and debris. If verification is needed, Environmental Corrosion Testing likely makes the most sense in lieu of any remedial work. Regarding the lack of permits, we recommend the following: • Obtain receipts and/or documentation regarding the replaced ductwork and scrubbing process. • Have an Engineer or Architect provide necessary inspections and certifications to get all necessary permits obtained and finalized. • Obtain a Certificate of Completion or Certificate of Occupancy from the building department. If verification for the removal of dust and debris is needed or if Environmental Corrosion Testing determines that there are elevated sulfide levels in the property, then the following may be needed for cavity walls and concealed areas: • Remove the bottom two feet of one side of each wall partition or concealed area. • View up into the wall cavity for ledges or trapped debris • Cleanout the wall cavity and bottom tracks • Have the contractor verify the removal and cleaning, then provide a certification letter that includes the following language: o ".Based our best ability, belief and knowledge, all corrosive drywall has been removed and properly abated. The property is free and clear of all corrosive gypsum including all debris and detectable dust and sulfide odors. In addition, the atmosphere in the property was found to be representative of the atmosphere in properties built without "problem" drywall." • Have all remediation areas properly inspected and certified no dust and debris. Provide photographic documentation of the cleanliness. • Reconstruct as necessary. We appreciate the opportunity to work with you on this matter. Please feel free to contact us for any clarifications or further assistance. Sincerely, Howard Ehrsam, P.E., LEED AP CGC 1509717 on behalf of Chinese Drywall Screening, LLC Attachments: Certifications of the Inspector Scope Exhibits Photograph Exhibit Chinese Drywall Screening, LLC 10815 SW Tradition Square, Port St Lucie, FL 34987 PH:772-224-8660 0 FX:772-905-0676 www.chinesedrywallscreening.com CHINES 1 SCRE' NLN�G D RYWAM r4 Inspections and documentation from leading experts Certification of the Engineer Exhibit A The undersigned do hereby certify that, to the best of our knowledge and belief: Certification • The statements of fact contained within this report are true and correct. • As applicable, the statements of opinions have certain limitations. It is not feasible and .is impossible to confirm 100% of corrosive drywall was either removed or is not present. There are several conditions we have seen that could prevent discovery without a more exhaustive investigation. They include, but are not limited to: ■ Low Strontium, corrosive drywall that is domestic and non -homogeneous. ■ Limited amounts of corrosive drywall in inaccessible areas or installed in a way that would seclude it from available receptacles and switches. ■ Limited amounts of high strontium drywall covered with joint compound or heavy textures hindering detection by x-ray fluorescence. ■ Variable amounts of low off -gassing drywall or drywall with corrosive recycled gypsum. • We have no present or prospective interest in the property that is the subject of this report and we have no personal interest with respect to the parties involved. We have no bias with respect to the property that is the subject of this report or to the parties involved with this agreement. • The information in this report is based on the existing conditions of the structures materials, documents, and information (written or verbal) supplied by the contractor, the owner or their representatives, and our observations during the inspection. • Our compensation or engagement in this assignment is not contingent upon the development or reporting of a predetermined conclusion that favors the cause of the client, the remediator, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this report. • Any use of this report by any other parties without our expressed or written consent is prohibited. Should another individual or entity rely on this analysis or its conclusions without our consent, that shall indemnify Chinese Drywall Screening, LLC, its employees, and service providers from all damages, losses, or expenses that may occur as a result of its use. • Our report is based on information made available to us at the time of inspection. Should additional information become available, we reserve the right to determine the impact, if any, of the new information on our opinions and conclusions and to revise our opinions and conclusions if necessary and warranted by the discovery of the additional information. • The provided services and documentation have been completed to the best of our knowledge and based on current known facts regarding reactive drywall. A- ff--m rz= I L 0 F'Y Howard Ehrsam, P.E., LEED AP 1 - CGC 1509717 on behalf of Chinese Drywall Screening, LLC Chinese Drywall Screening; LLC PH: 772-224-8660 www.chinesedrywaliscreening.com CH'INESE SCREENING DRYWALL`� ,) �, TLC -_ , - - Inspections and documentatlon.from leading experts Scope of Screening Scope of Screening Services Performed Chinese Drywall Screening, LLC (CDs) conducted a detailed visual inspection of the various elements within the home that typically react to the presence of reactive drywall. Some of the known affects, are pitting and blackening copper, tarnishing silver, corroding and spotting chrome and brass, and delaminating mirrors. Based on the experience, knowledge and ability to recognize these affects, CDs completed a thorough inspection of the various elements. of the home containing these materials. These elements include, but are not limited to: • Air conditioning components • Coaxial cabling • Gas lines -(if applicable) • Refrigerator components • Water lines • Mirrors • Electrical wiring • Plumbing fixtures and drains Some of the above elements were photographed during the inspection and are attached as "Photo Narrative Exhibit". Refer to the photographs for specific observations. Items that may be affected by reactive drywall but were not inspected by CDs include, but are not limited to: • Large appliances • Small appliances • Televisions • Audio/video equipment • Personal possessions • Smoke detectors • Doorbells • Security systems • Control wiring • Thermostats The following engineering report is utilized as a reference in regards to the visual effects on copper: Unified Engineering Report File 4050 Jdate L Rim, 2 in Unified Engineering, Inc; 3056 Weber Drive, Aurora, IL 6050 - .t Chinese Drywall Screening, LLC 10815 SW Tradition Square, Port St Lucie, FL 34987 PH:855-CDW-Help 0 FX:772-905-0676 www.chinesedrywallscreenine.com CHINESE SCREENING DRYWALLI s� LLc Inspections and docume6tallon.from leading experts Scope of Services (continued) X-ray Fluorescence (XRF) for Strontium Scope of Screening XRF analyzers are handheld instruments used predominantly to evaluate the presence of metal constituents in building materials or other products. XRF works by exposing a material to high energy x-rays and measuring those x-rays and comparing them to the known and unique pattern of x-rays produced by each element. For help in identifying corrosive drywall, XRF is used to determine levels of strontium (Sr) present within the gypsum of the drywall throughout the property. Strontium is a light metal that is a common, naturally occurring element found within the earth. Certain geographical regions have higher concentrations than others that can translate to the origin of the raw materials. Strontium levels above 1850 ppm have been associated with drywall of Chinese origin. However, high levels of strontium do exist in drywall from other origins and testing must be used in conjunction with other means to produce proper conclusions. The attenuating effects of joint compound and textures could inhibit the detection of small amounts of corrosive drywall. Furthermore, corrosive drywall could also be present in inaccessible areas that include, but are not limited to, walls above drop ceilings, fire stopping, behind tile, behind cabinets, under raised floor systems, etc. However, the potential for these conditions can be reduced or eliminated with proper property evaluation and corrosion evaluation. y� �f 1 r � •s ,�� �f�., yti�n � S [�l. Chinese Drywall Screening, LLC 10815 SW Tradition Square, Port St Lucie, FL 34987 PH:855-CDW-Help 0 FX:772-905-0676 www.chinesedrywallscreenins.com CHINESE (SCREENING DRYWALL 7. > uc Inspacbons and amumamition from leading mpeds Photo Exhibit 106 S. Cardinal Place Fort Pierce, FL 34945 Chinese Drywall Screening, LLCON PH: 772-224-8660 / FX: 772-905-ONO www.chinesedrywallscreening.com �- LP, .CHINESE (SCREENING DRYWALL (Aspeews ants ammanmw fmm 1112ding experts Photo Exhibit 106 S. Cardinal Place Fort Pierce, FL 34945 Chinese Drywall Screening, LLC PH- 772-224-8660 / FX: 772-905-0671 www.chinesedrVwallscreening.com CHINESEISCREENIN�G DRYWALL tnsp etions and documantoWn from leading oxpcns Photo Exhibit 106 S. Cardinal Place Fort Pierce, FL 34945 Chinese Drywall Screening, LLC PH: 772-224-8660 / FX: 772-905-0676 www.chinesedrywaIIscreening.com CH, NESE DRYWALL] ISCREENING tnspattwns and aocumantawn from taaams aspens Photo Exhibit 106 S. Cardinal Place Fort Pierce, FL 34945 Chinese Drywall Screening, LLC PH: 772-224-8660 / FM 772-905 www.chinesedrywaliscreening.com CHMSE SCREENING DRYWALLI Inspections and documonlalion from waning expens Photo Exhibit 106 S. Cardinal Place Fort Pierce, FL 34945 a Chinese Drywall Screening, LLC C 0 p"T9 PH: 772-224-8660 / r1: 772-905-067J www.chinesedrywallscreening.com I L , CHINESE (SCREENING DRYWALL iLLr InspocUons and documonl31an from faading expens Photo Exhibit 106 S. Cardinal Place Fort Pierce, FL 34945 Chinese Drywall Screening, LLC PH: 772-224-8660 / FX: 772-905-0676 , . www.chinesedrywallscreening.com CHINESE SCREENING DRYWALLI , , 14G InspeOws and dacumanLa ion from laading experts Photo Exhibit 106 S. Cardinal Place Fort Pierce, FL 34945 Chinese Drywall Screening, LLC PH: 772-224-8660 / FX: 772-905-067 py www.chinesedrywallscreening.com •—� CHINESE DRYWALL SCREENING Ins"Ctions and doeumantsthn f#am faad'.ng experts I Photo Exhibit 106 S. Cardinal Place Fort Pierce, FL 34945 Chinese Drywall Screening, LLC PH: 772-224-8660 / F1: 772-905-067 www.chinesedrywallscreening.com -CHINE8tl MYWAL'�'jS6" klt�NING Photo Exhibit our Inspatfions and accumentaWn from (aamnq eX;mftq 106 S. Cardinal Place Fort Pierce, FL 34945 yr, Mir Chinese Drywall Screening, LLC PH: 772-224-8660 / FX: 772-905-0676 www.chinesedrywallscreening.com ' CHINESE DRYWALLREISCENING ,« inspections and documentation from reading experts Photo Exhibit - Electrical Panel Sent by owner 106 S. Cardinal Place Fort Pierce, FL 34945 Chinese Drywall Screening, LLC PH: 772-224-8660 / FX: 772-905-0676 www.chinesedrywallscreening.com