REAC - Building Exteriors - Walls


Walls

The exterior enclosure of the building or structure. Materials for construction include concrete, masonry block, brick, stone, wood, glass block. Surface finish materials include metal, wood, vinyl, stucco.

 

Note: This does not include foundation walls.

 

This inspectable item can have the following deficiencies:

  • Cracks/Gaps
  • Damaged Chimneys
  • Missing/Damaged Caulking/Mortar
  • Missing Pieces/Holes/Spalling
  • Stained/Peeling/Needs Paint

 

Comment:

Level 3: If you have any doubt of the severity of the condition, request an inspection by a structural engineer.

 

Cracks/Gaps

Deficiency: You see a split, separation, or gap in the exterior walls.

 

Note: If you see both cracks/gaps and missing pieces/holes/spalling, do not record both. If you see both deficiencies, record only 1 of the 2.

 

Level of Deficiency:

 

Level 1: N/A

Level 2: You see a crack or gap that is more than 1/8-inch-wide by 1/8-inch-deep by 6 inches long.
-OR You see pieces, for example, many bricks, that are separated from the wall.

Level 3: You see a large crack or gap that is more than 3/8-inch-wide or deep and 6 inches long, possibly a sign of a serious structural problem.
-OR You see a crack or gap that is the full depth of the wall, providing opportunity for water penetration.
-OR You see sections of the wall that are broken apart.

 

Damaged Chimneys

Deficiency: The chimney, including the part that extends above the roofline, has separated from the wall or has cracks, spalling, missing pieces or broken sections (including chimney caps).

 

Level of Deficiency:

 

Level 1: The chimney cap is either visibly loose or damaged.

Level 2: The surface of the chimney shows surface damage on more than 1 piece of wall, for example, a few bricks or a section of siding.
- OR The surface of the chimney has holes that affect an area larger than 4 inches by 4 inches.

Level 3: Part or all of the chimney has visibly separated from the adjacent wall.
- OR There are cracked or fallen pieces or sections.
- OR There is a risk that falling pieces could create a safety hazard.

 

Missing/Damaged Caulking/Mortar

Deficiency: Caulking designed to resist weather or mortar is missing or deteriorated.

 

Note: This does not include caulking relative to doors and windows; they are covered in other areas. Address all other caulking here.

 

Level of Deficiency:

Level 1: Mortar is missing around a single masonry unit.
- OR Deteriorated caulk is confined to less than 12 inches.

Level 2: Mortar is missing around more than 1 contiguous masonry unit.
- OR You see deteriorated caulking in an area longer than 12 inches.

Level 3: N/A

 

Missing Pieces/Holes/Spalling

Deficiency: You see deterioration of the exterior wall surface, including missing pieces, holes, or spalling. This may also be attributed to:

- Materials that are rotting.
- A concrete, stucco, or masonry wall that is flaking, chipping or crumbling.

 

Level of Deficiency:

 

Level 1: N/A

Level 2: You see that there is a missing piece, for example, a single brick or section of siding, or a hole larger than ½ inch in diameter.
- OR You see deterioration that affects an area up to 8½ inches by 11 inches.

Level 3: You see deterioration that exposes any reinforcing material (rebar).
- OR You see more than 1 missing piece, for example, a few bricks or a section of siding, or holes that affect an area larger than 8½ inches by 11 inches.
- OR You see a hole of any size that completely penetrates the exterior wall.

 

Stained/Peeling/Needs Paint

Deficiency: Paint is cracking, flaking, or otherwise deteriorated. Water damage or related problems have stained the paint.

 

Note: This does not include walls that are not intended to have paint, such as most brick walls, etc.

 

Level of Deficiency:

Level 1: You observe that less than 50% of a single building exterior wall is affected.

Level 2: You observe that more than 50% of a single building exterior wall is affected.

Level 3: N/A


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