The very best sunsets are at Driftwood Sands overlooking the Gulf of Mexico.
Driftwood Sands is a cozy beachfront 45 unit complex in Indian Rocks Beach.
About Driftwood Sands
Prestigious Driftwood Sands (DWS) is a private beachfront complex located in scenic Indian Rocks Beach, Florida overlooking the Gulf of Mexico and its timeless sunsets.
The spacious condominiums feature 2-4 bedrooms, with many master bedroom suites overlooking the Gulf of Mexico, large double or walk in closets, laundry room, garage private storage lockers and private balconies all with gulf views.
The complex is a well-managed community with an active Board of Directors, Building maintenance superintendent, grounds committee and Property Management Company.
Amenities include assigned covered & guest parking, dual elevators, library/meeting suite, shuffleboard, poolside restrooms, direct beach access, outdoor shower, a beachfront pool, sundeck with lounge chairs and tables, and a waterfront covered pavilion equipped with gas/charcoal barbeques, granite countertop, sink and serving areas for all your entertaining needs. The Pavilion may be partially reserved by owners for private or family gatherings.
TRC Worldwide Engineering
Restoration and Inspection, LLC
15711 Mapledale Drive, Suite E
Tampa, FL 33624
Phone: (813) 960-3895
www.trcww.com
CA No. 30761
Driftwood Sands Condominiums
Indian Rocks, FL
Condition Survey Report
Prepared for:
Denise R. Fischer
Resource Property Management
Driftwood Sands Condominium
2618 Gulf Boulevard
Indian Rocks, FL 33785
05/12/17
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
1
May 12, 2017
Ms. Denise R. Fischer
Licensed Community Manager
Resource Property Management
7300 Park Street
Seminole, FL 33777
RE: Condition Survey Report Revision One
Driftwood Sands Condominium
2618 Gulf Boulevard
Indian Rocks, Florida 33785
Introduction
Robert Shreffler, E.I. of TRC Worldwide Engineering Restoration & Inspection, LLC (TRC-R&I)
performed an assessment of the Driftwood Sands Condominium, located at 2618 Gulf
Boulevard, Indian Rocks Beach, Florida on the 9th, 10th, and 13th of February, 2017. Scott O'
Connor of TRC R&I was present during the February 9th site visit. Visual observations and
recordings of deficiencies found were conducted, mapping of the deficiencies was done on
plan, and photos (both I.R. and Optical) were taken during the survey. The visual survey by
TRC-R&I was of the structure's current state and did not involve any further destructive activity
to view inaccessible areas.
Documentation Provided
The following documentation was provided to and reviewed by TRC-R&I:
1.
Original Bid Set Construction Drawings, dated March 2, 1981.
Structural Description
The structure is a 6-story, multi-unit residential building that was constructed in 1981. The
first level consists of parking and entry areas with five upper levels consisting of nine (9)
condominium units each with a total of forty-five (45) units.
The structure is constructed primarily of concrete masonry unit (CMU) exterior walls with a
cementitious stucco finish. The exterior stucco surfaces are painted. Each unit has a concrete
slab balcony with a waterproofing membrane finish. Each unit balcony contains sliding glass
doors. The main roof structure is covered with Thermoplastic Polyolefin (TPO) single-ply
reflective roofing membrane.
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
2
Scope of Work
TRC-R&I's scope of work is to provide an assessment of the building's sliding glass doors in
all units to determine the source of active water intrusion in the units at the southwest corner
of the building, and to provide solutions to the water intrusion preventative maintenance
recommendations for the remainder of the units and the building envelope to help deter
potential future water intrusion and deterioration.
This Condition Survey Report is broken down into the following three (3) sections:
Section 1: Units that have active water intrusion issues at the southwest corner
of the building (108, 208, 308, 408, and 508). For the intent of this report
these units will be referred to as the "08 stack".
Section 2: All remaining units
Section 3: Roofing area and other common areas of the building
Observations
Typical Observations
Photographs were taken at all of the observations throughout the building during the
site assessment and are included in Appendix A of this report. The following is a list of
all of the typical observations with corresponding photographic documentation (Figure
1 Figure 41).
Figure 1: Side sliders unable to close completely
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
3
Figure 2: Corroded guardrail fasteners (small balconies)
Figure 3: Corroded hurricane shutters (water intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
4
Figure 4: Balcony slab delamination
Figure 5: Balcony Slab hairline cracking
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
5
Figure 6: Corroded track fasteners (water intrusion point)
Figure 7: Missing/deteriorated track fastener sealant (water
intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
6
Figure 8: Missing/deteriorated track to framing sealant (water
intrusion point)
Figure 9: Deteriorated sliding door glazing gasket (water
intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
7
Figure 10: Stucco cracking and delamination at wall adjacent
to guardrail (water intrusion point)
Figure 11: Stucco cracking and delamination at wall adjacent to
sliding door (water intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
8
Figure 12: Sealant failure at wall to ceiling intersection (water
intrusion point)
Figure 13: Sealant failure at slab to wall intersection (water
intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
9
Figure 14: Sealant failure at sliding door to wall intersection (water
intrusion point)
Figure 15: Sealant failure at wall to wall intersection (water
intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
10
Figure 16: Missing sliding door framing fastener (water
intrusion point)
Figure 17: Balcony Slab edge cracking
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
11
Figure 18: Slab edge cracking (small balconies)
Figure 19: Slab edge spalling
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
12
Figure 20: Column stucco cracking
Figure 21: Missing hurricane shutter fastener sealant (water
intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
13
Figure 22: Door track separation from slab (water intrusion point)
Figure 23: Improper hurricane shutter detail (side sliders)
(water intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
14
Figure 24: Ceiling cracking with paint blistering
Figure 25: Slider door framing separation from interior wall
(side slider)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
15
Figure 26: Wall transition failed sealant
Figure 27: Stucco wall cracking (water intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
16
Figure 28: Stucco spalling with corroded fasteners
Figure 29: Corroded rooftop equipment support fasteners
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
17
Figure 30: Rooftop stairwell wall cracking
Figure 31: Rooftop stairwell ceiling spalling
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
18
Figure 32: Rooftop stairwell signs of water intrusion
Figure 33: Rooftop insulation under TPO was observed to be
soft in multiple areas (possible water intrusion
point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
19
Figure 34: Moisture damage in the southwest corner of the
master bedroom
Figure 35: Moisture detected along sliding door track
(water intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
20
Figure 36: Moisture detected along the top of the north wall in
the master bedroom
Figure 37: Moisture detected in the bottom northwest corner of
the master bedroom
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
21
Figure 38: Corroded corner bead and paint bubbling
(water intrusion point)
Figure 39: Moisture damage in the ceiling adjacent to the
sliding doors (water intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
22
Figure 40: Corroded corner bead and paint bubbling (water
intrusion point)
Figure 41: Moisture detected along sliding door track (water
intrusion point)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
23
Observations 08 Stack (Section 1)
The following is a list of all of the conditions observed at the 08 stack units.
Unit
#
Date
Inspected
Observations
108
9-Feb
Moisture damage in the southwest corner of the master bedroom
Moisture detected along sliding door track in the master bedroom
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
Moisture detected along the bottom of the south wall in the master bedroom
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Moisture detected along the top of the north wall in the master bedroom
Moisture detected in the bottom northwest corner of the master bedroom
Corroded corner bead and paint bubbling at the south end of the master sliding door
Moisture damage in the ceiling adjacent to the sliding doors in the master bedroom
Moisture damage to carpet nailer board near the master bedroom slider
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Sliding door does no shut all the way (side sliders)
Corroded guardrail fasteners (side sliders)
208
9-Feb
Moisture damage in the southwest corner of the master bedroom
Moisture damage to carpet nailer board near the master bedroom slider
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Stucco cracking and delamination at wall adjacent to guardrail
308
9-Feb
Moisture damage in the southwest corner of the master closet
Moisture damage in the southwest corner of the master bedroom
Corroded corner bead and paint bubbling at the west end of the guest sliding door
Corroded corner bead and paint bubbling at the east end of the guest sliding door
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
Door track separation from slab
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
24
Moisture detected along sliding door track in the master bedroom
408
9-Feb
Missing/deteriorated track to framing sealant
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
508
9-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
Moisture detected in the bottom southeast corner of the guest bedroom
Moisture detected in the bottom southwest corner of the guest bedroom
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
25
Observations - Maintenance Units (Section 2)
The following is a list of all of the conditions observed at all of the units that do not end
in 08.
Unit
#
Date
Inspected
Observations
101
13-Feb
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
Corroded hurricane shutters
Corroded track fasteners
Missing/deteriorated track to framing sealant
Patio slab delamination
Missing/deteriorated track fastener sealant
Stucco cracking and delamination at wall adjacent to guardrail attachments
Deteriorated sliding door glazing gasket
102
13-Feb
Corroded track/framing fasteners
Stucco cracking and delamination at wall adjacent to guardrail post
Sealant failure at wall to ceiling intersection
Deteriorated sliding door glazing gasket
Sealant failure at slab to wall intersection
Missing/deteriorated track to framing sealant
103
13-Feb
Corroded track/framing fasteners
Deteriorated sliding door glazing gasket
Missing/deteriorated track to framing sealant
Sealant failure at slab to wall intersection
104
13-Feb
Corroded hurricane shutters
Patio slab delamination
Deteriorated sliding door glazing gasket
Missing/deteriorated track to framing sealant
105
13-Feb
Corroded track/framing fasteners
Missing/deteriorated track to framing sealant
Patio slab delamination
Ceiling cracking with paint blistering
Deteriorated sliding door glazing gasket
Sealant failure at sliding door to wall intersection
Missing sliding door framing fastener
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
26
106
13-Feb
Corroded track/framing fasteners
Patio slab delamination
Door track separation from slab
Sealant failure at sliding door to wall intersection
Sealant failure at wall to wall intersection
Slab edge cracking
Sealant failure at wall to wall intersection
Missing/deteriorated track to framing sealant
107
13-Feb
Missing sliding door framing fastener
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
109
13-Feb
Corroded track/framing fasteners
Missing/deteriorated track to framing sealant
Missing/deteriorated track fastener sealant
Stucco cracking and delamination at wall adjacent to guardrail
Sealant failure at slab to wall intersection
Sealant failure at wall to ceiling intersection
Corroded guardrail fasteners (side sliders)
Side sliders unable to close completely
201
13-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Stucco cracking and delamination at wall adjacent to guardrail
Sealant failure at slab to wall intersection
Patio slab delamination
Sealant failure at wall to ceiling intersection
Corroded guardrail fasteners (side sliders)
Side sliders unable to close completely
Deteriorated sliding door glazing gasket
202
13-Feb
Corroded track fasteners
Door track separation from slab
Missing/deteriorated track to framing sealant
Missing/deteriorated track fastener sealant
Deteriorated sliding door glazing gasket
Stucco cracking and delamination at wall adjacent to guardrail
203
13-Feb
Missing/deteriorated track to framing sealant
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
27
Door track separation from slab
Sealant failure at wall to ceiling intersection
204
13-Feb
Corroded hurricane shutters
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Patio slab delamination
Patio slab hairline cracking
Stucco cracking and delamination at wall adjacent to guardrail
Missing hurricane shutter fastener sealant
205
13-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Door track separation from slab
Sealant failure at sliding door to wall intersection
Sealant failure at wall to wall intersection
Patio slab hairline cracking
206
13-Feb
Corroded track fasteners
Missing/deteriorated track to framing sealant
Stucco cracking and delamination at wall adjacent to sliding door
Patio slab delamination
Slab edge cracking
Deteriorated sliding door glazing gasket
207
13-Feb
Corroded track fasteners
Column stucco cracking
Missing/deteriorated track to framing sealant
Corroded hurricane shutters
Deteriorated sliding door glazing gasket
209
13-Feb
Corroded track fasteners
Missing/deteriorated track to framing sealant
Corroded hurricane shutters
Patio slab delamination
Sealant failure at slab to wall intersection
Patio slab hairline cracking
Sealant failure at sliding door to wall intersection
Door track separation from slab
Deteriorated sliding door glazing gasket
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
28
Stucco cracking and delamination at wall adjacent to guardrail
Corroded guardrail fasteners
Side sliders unable to close completely
301
10-Feb
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Corroded track fasteners
Corroded hurricane shutters
Stucco cracking and delamination at wall adjacent to guardrail
Slab edge cracking
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
Improper hurricane shutter detail (side sliders)
302
10-Feb
Patio slab delamination
303
10-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
304
10-Feb
Missing/deteriorated track fastener sealant
Sliding door does no shut all the way
Corroded track fasteners
Column stucco cracking
Sealant failure at wall to ceiling intersection
Deteriorated sliding door glazing gasket
305
10-Feb
Corroded track fastens
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Sealant failure at sliding door to wall intersection
Patio slab delamination
Door track separation from slab
Stucco cracking and delamination at wall adjacent to sliding door
Sealant failure at wall to wall intersection
Sealant failure at wall to ceiling intersection
Deteriorated sliding door glazing gasket
306
10-Feb
Corroded track fastens
Missing/deteriorated track fastener sealant
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
29
Missing/deteriorated track to framing sealant
Sealant failure at wall to wall intersection
Sealant failure at wall to ceiling intersection
Slab edge cracking
307
10-Feb
Corroded track fastens
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Column stucco cracking
309
10-Feb
Door track separation from slab
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Missing hurricane shutter fastener sealant
Corroded hurricane shutters
Stucco cracking and delamination at wall adjacent to guardrail
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
Slab edge cracking (side slider)
Stucco cracking and delamination at wall adjacent to guardrail (side sliders)
401
10-Feb
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
Slider door framing separation from interior wall (side slider)
Slab edge cracking (side slider)
Column stucco cracking
Door track separation from slab (side sliders)
Sliding door does no shut all the way
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Stucco cracking and delamination at wall adjacent to guardrail
402
10-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
30
Door track separation from slab
Sliding door does no shut all the way
403
10-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
404
10-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Column stucco cracking
Slab edge cracking
Stucco cracking and delamination at wall adjacent to sliding door
405
10-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Column stucco cracking
Slab edge cracking
406
10-Feb
Slab edge cracking
407
10-Feb
Corroded hurricane shutters
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Column stucco cracking
409
10-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Corroded guardrail fasteners (side sliders)
Side sliders unable to close completely
501
10-Feb
Side sliders unable to close completely
Corroded guardrail fasteners (side sliders)
Column stucco cracking
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
31
Slider door framing separation from interior wall (side slider)
Slab edge cracking (side slider)
Door track separation from slab
Stucco cracking and delamination at wall adjacent to guardrail
502
10-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Patio slab delamination
Missing hurricane shutter fastener sealant
Corroded hurricane shutter fasteners
Slab edge cracking
503
10-Feb
Column stucco cracking
Slab edge cracking
Slab edge spalling
504
10-Feb
Patio slab delamination
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Door track separation from slab
Sealant failure at sliding door to wall intersection
505
10-Feb
Corroded track fasteners
Missing/deteriorated track fastener sealant
Missing/deteriorated track to framing sealant
Deteriorated sliding door glazing gasket
Slab edge cracking
Sealant failure at sliding door to ceiling intersection
506
10-Feb
Corroded track fasteners
Patio slab delamination
Stucco cracking and delamination at wall adjacent to sliding door
507
10-Feb
Column stucco cracking
509
10-Feb
Patio slab delamination
Corroded guardrail fasteners (side sliders)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
32
Observations Additional Building Maintenance (Section 3)
The following is a list of all of the conditions observed at the roof, hallways, and other
areas on the exterior of the building.
Area
Date
Inspected
Observations
Roof
9-Feb
Corroded rooftop equipment fasteners
Rooftop stairwell wall cracking
Rooftop stairwell ceiling spalling
Rooftop stairwell signs of water intrusion
Rooftop insulation under TPO was observed to be soft in multiple areas
Hallway
9-Feb
Stucco wall cracking observed in 3rd and 5th floor hallway
Hallway stucco spalling with corroded fasteners at column
Other
9-Feb
Wall transition above men's bathroom has failed sealant
Conclusions
Damage observed in the photographs and reported at units (108, 208, and 308) are indicative
of exposure to water originating from units above. The water is most likely entering these units
during severe wind driven rain storms coming from the southwest direction around the sliding
glass doors located at the balconies on the west and south elevations. Given the source of the
water intrusion(s) and duration of water flow, the location of the observed damage is consistent
with the locations that water is likely to have accumulated/traveled due to the slope of the floor
slabs. Unit 408 does not have signs of moisture damage in the ceiling and this is more than
likely due to the inability for water to accumulate enough in only the one level above. Unit 508
has the roofing system above and does not currently have moisture damage in the ceiling. The
water that is entering the balcony sliding glass doors during storm events is due to multiple
conditions (noted in typical observations above). Some of these conditions are time, weather,
poor framing, improper sealing, improper details, etc. These conditions need to be rectified to
stop further damage to the interior of the units.
The remainder of the units at the property were observed to have similar conditions. Minimal
reporting of previous water intrusion was reported around the balcony sliding doors during
storm events. Several of the balconies were observed to have signs of deterioration (cracking,
sealant failure, delamination, spalling, etc.). Even though the damage is minimal at these units,
the conditions observed need to be rectified to prevent future damage.
The TPO roofing system was observed to be in fair condition. The insulation under the roofing
system has become soft in certain places, indicating that it has become compromised due to
moisture intrusion at those locations such as, but not limited to: under HVAC racking and
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
33
around pipe penetrations and vents. The staircase roof access is showing signs of
deterioration (concrete cracking/spalling), and its roofing system was observed to show signs
of deterioration through moisture intrusion. The exterior of the building is in overall good
condition. There is minimal isolated stucco cracking/spalling and some failed wall transition
sealant.
Recommendations
Based on the conditions observed, TRC-R&I recommends that a scope of repairs to this
property be separated into the three (3) sections detailed in the scope of work above. These
sections are in order of the level of repair importance to the overall building restoration. The
following is an outline of these recommendations:
Section 1: (08 Stack)
1. Remove all sliding glass doors, tracks, and accessories.
2. Remove all hurricane shutters and accessories
3. Remove and replace all corroded guardrail attachment fasteners
4. Remove existing balcony slab waterproofing membrane
5. Construct a concrete curb where existing sliding door track was located to
elevate the door system above the patio slab.
6. Re-construct timber framing to accommodate the new sliding glass door
openings.
7. Replace the sliding glass doors with "large impact" rated sliding glass door
systems following proper flashing and sealant specifications.
8. Replace the stucco the was removed during demolition and replacement.
9. Install new balcony slab waterproofing membrane.
Section 2: (All remaining units with original sliding glass doors)
1. Remove all sliding glass doors, tracks, and accessories.
2. Remove all hurricane shutters and accessories (if necessary).
3. Remove and replace all corroded guardrail attachment fasteners
4. Remove existing balcony slab waterproofing membrane
5. Repair balcony slab cracks and spalls (if necessary)
6. Replace the sliding glass doors with "large impact" rated sliding glass door
systems following proper flashing and sealant specifications.
7. Replace the stucco the was removed during demolition and replacement.
8. Repair stucco cracking (if necessary)
9. Remove and replace all deteriorated sealants (if necessary)
10. Remove and replace all deteriorated balcony slab waterproofing membrane
Section 2: (All remaining units with new sliders)
1. Remove and replace all corroded guardrail attachment fasteners
2. Repair balcony slab cracks and spalls (if necessary)
3. Repair stucco cracking (if necessary)
4. Remove and replace all deteriorated sealants (if necessary)
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
34
5. Remove and replace all deteriorated balcony slab waterproofing membrane
6. Clear out clogged weep holes in the door track from dirt and debris.
7. Remove old, dry caulk, then apply new caulk to close gaps between the door
and the track and the frame.
8. Remove and replace deteriorated track and frame fastener sealant
9. Replace corroded track and frame fasteners
Section 3: (Roof Area and other common areas of the building)
1. Perform maintenance of TPO roofing system per manufacturer's specifications.
2. Remove and replace TPO system and accessories over staircase rooftop access
area.
3. Replace corroded metal fasteners
4. Repair stucco spalling at staircase ceiling
5. Repair staircase wall cracking
6. Repair stucco spalling area in hallway
7. Repair stucco cracking in the hallway areas
Estimate of Probable Repair Costs
At this phase of the project, an estimate of probable repairs costs cannot be developed due
to significant differential in prices and quality of manufactured sliding glass door and window
systems. In addition, the selection of specific replacement units has an impact on the amount
of work required to prepare the rough openings and provide properly flashed installation.
TRC is available to assist the HOA with the selection process and after which an estimate of
probable costs can be more accurately compiled.
General Limitations
TRC-R&I's scope of work was limited to inspection and investigative services necessary to
provide opinions described herein regarding the condition of the waterproofing and related
components.
TRC-R&I's visit to the site and observations were limited to gathering information that would
augment this Phase I report. TRC-R&I's visit to the site involved a visual inspection of the
current conditions to visually observe, without aid of magnification instruments, areas readily
accessible and visible at the time of our visit. TRC-R&I's scope of work did include field
measurements, photographic documentation, and infrared imaging to assist in locating
potential wet areas.
This report is intended to communicate and summarize our findings in order to provide the
Owner with additional information to make their decision as to the proceeding with the
restoration work. This report is not a final engineering document and should be considered
as preliminary due to additional structural analysis and design which may be required to
provide construction drawings and specifications necessary for repairs. This report was
prepared for the sole benefit of the Driftwood Condominium Association. Unauthorized use
Condition Survey Report
Driftwood Sands Condominium
Indian Rocks, Florida
TRC-R&I Project No. 17TMP603
2017 TRC Worldwide Engineering
Restoration & Inspection, LLC
35
or distribution of this report without TRC-R&I's permission shall result in no liability or legal
exposure to TRC Restoration and Inspection, LLC.
This report was based upon a scope of work that was limited by time and cost and not
intended to be exhaustive or cover all possible issues. Should additional site visits or
additional relevant documents or information become available, TRC-R&I's reserves the right
to amend and supplement this report and modify any conclusions or opinions based upon
the review and interpretation of the new information or documents.
Thank you for offering us the opportunity to provide our services for this project. Please contact
our office if you have any questions regarding this report.
Very truly yours,
TRC Worldwide Engineering
Restoration and Inspection, LLC
__________________________
Robert Shreffler, E.I.
Restoration Project Manager