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HomeMy WebLinkAboutMountain view pool inspection report 2023 Craftsmanship Is Our Calling. Quality Is Our Promise. Inspection Report 1925 Blain St. Port Townsend WA Prepared for: Michael Todd City of Port Townsend Disclaimer: The professional opinion of the inspector contained in this report is solely an opinion and does not constitute a guarantee of the statements contained herein and may be subject to dispute. General Observations: Pool Building- Appears to have been a professional install at the time but the roof is reaching the end of its life and needs repairs and or replacement. Gymnasium Building- Appears to be nearing the end of its life and needs repairs and or replacement. YMCA Multipurpose Building- Appears to need repairs, life expectancy undetermined. Summary: Pool building- The Hypalon membrane appears to be weathered and brittle with cracking visible to most seams and terminations. Voids where the membrane terminates to the perimeter flashing is starting to come up in spots and is no longer sealed. Caulking is beginning to fail and come apart where used. Exposed fasteners and flashing of ventilators have begun to rust. Lichen, fungus, algae, and moss growth is evident. Core sampling revealed the pitched roof over the pool is a double layer roof. The first layer consisting of nail able base layer, 3” Poly iso foam, and granulated torch down. The second layer is consisting of 1” Poly iso foam and Hypalon roof membrane. Low slope roofing above walkway and remainder of roof has a single layer of fiberglass fire retardant slip sheet and Hypalon membrane. Lack of proper air seal and insulation could cause condensation due to the high humidity from the pool environment. Brick chimney is in poor condition with multiple bricks missing and large cracks evident possibly allowing water into the system. Adhesion test performed on the pool building with Polyglas silicone passed and appears to be a good candidate for a coating. Gymnasium Building- The built-up roof system on the gymnasium has lots of cracking in the tar. The granulated asphalt sheets in the integrated gutter have severe granule loss and has in some spots worn down to the bare fiberglass mat. Plants appear to be growing in small groups in a few areas of the gutter. Some spots of rot evident in the soffit underneath the integrated gutter. Repairs and or replacement needed. YMCA Building- Has multiple missing or broken shingles and appears to have some granule loss, repairs needed. Pool Building Cracking of the roof membrane showing signs of aged and brittle roof. Pool Building Lichen, moss, and algae growth breaks down building material over time. Pool Building Membrane no longer sealed to perimeter flashing creating an easy path for water to make its way into the system. Pool Building This termination solely relies on caulking as its waterproofing. The caulking appears to old and missing in spots. Most sealants have a service life of approximately 10 years or less. Pool Building Rusted galvanized flashing on the roof ventilators. Although not fully rusted through yet, once the metal breaks through water infiltration is likely. Gymnasium Building Cracking in the asphalt tar, although common due to the effects of the sun’s rays on the breakdown of asphalt, has potential for water to infiltrate the system. Pool Building Chimney has multiple bricks missing and large cracks giving the potential for water to infiltrate the system. Gymnasium Building Plants growing in the gutter has likely caused damage over time as they look well rooted. Plants growing out of the roofing is also a sign of excess moisture in the system. Gymnasium Building Granule loss and weathering to granular cap sheet down to bare fiberglass has potential to soak in water. Granulated cap sheet delaminating from the roof has potential for water intrusion. YMCA Multipurpose Building Granule loss and missing shingles have potential to let water into the system.