Part I: Observations Regarding Furring Strip Installation & Drainage Paths
This exhibit details observations of furring strips installed over a black weather-resistant barrier (WRB). At the base of the wall assembly, a horizontal trim board or framing element (circled in red in the photos) appears to obstruct a clear drainage path, potentially preventing water from escaping the wall cavity by gravity.
This raises concerns about the wall assembly’s design for water management. If water were to penetrate behind the siding, this configuration could potentially create a trapped moisture pocket.
Based on general building envelope principles and sections of the Florida Building Code (FBC), like Chapter 7 (R703), proper siding installation often includes:
- Drainage pathways or weep holes
- Appropriate flashing at terminations
- Proper WRB integration with flashing
- Consideration for ventilation gaps, if intended for rainscreening
From visual observations, these elements don’t consistently appear to be present in the depicted installation.
Part II: Potential Damages if Moisture Becomes Trapped
Should moisture become trapped within wall assemblies across Omega Villas, certain outcomes could potentially occur over time (e.g., within 1–5 years, though this can vary):
- Interior Moisture Intrusion: Water behind the siding could potentially migrate through sheathing, impacting interior drywall.
- Result: This might lead to visible moisture signs on interior walls and ceilings, especially around windows and second-floor framing transitions.
- Material Degradation: Persistent moisture behind siding creates conditions conducive to fungal growth and deterioration of wood framing and sheathing.
- Potential Effect: Over time, this could reduce the structural integrity of affected wood-framed wall segments.
- Mold Proliferation: Trapped moisture combined with organic building materials can foster mold growth.
- Concern: Mold could potentially spread into HVAC systems, drywall cavities, and affect interior air quality.
- HVAC & Energy Efficiency Concerns: Wet wall insulation can lose its effectiveness, potentially increasing cooling loads.
- Possible Issues: This might lead to condensation on ducts and potential stress on HVAC systems due to moisture cycling.
- Siding System Performance: Inadequate drainage could potentially lead to issues like fastener corrosion, siding loosening, or delamination of fiber cement planks.
- Warranty Note: Manufacturer warranties for siding systems often require specific installation methods for validity.
Part III: Contextual Information & Broader Implications
The observations presented here bring up questions about the overall construction quality and the long-term durability of certain building elements throughout Omega Villas.
Information from other exhibits (Exhibits T, V, W, and S-3) has also indicated:
- Observations regarding phase-based inconsistencies in construction and enforcement.
- Concerns about permit documentation in past electrical and roofing citations.
- Questions about whether all city violations were fully inspected or disclosed to affected homeowners.
Here’s the rewritten content for “Exhibit T2,” formatted for your webpage with emojis. This version prioritizes risk reduction by focusing on observations and potential issues, rather than definitive accusations or speculative “land grab” theories.
Conclusion ⚠️
The observed drainage characteristics within these wall assemblies appear to be a significant concern, potentially contributing to property degradation and long-term challenges for the community if not addressed. These observations, if not consistent with proper engineering or code documentation, could pose a life-cycle risk to the property and raise questions regarding the Board’s fiduciary oversight.