Alba Sportsman’s Club


Inspection Survey Report



Dated 2025.07.07


On this date, the building of the Alba Sportsman’s Club was attended by Marty Wylie and myself, Steve Jevnisek, for the purpose of evaluating the condition of the internal roof structure, and to create a list of possible improvement projects.


The following is a list of our findings:

  1. The internal structure of the roof in the attic over the east meeting room and north back room/bar area was examined and found to be largely in satisfactory condition.  The following exceptions were noted:

    1. Numerous small areas of past roof leakage were noted, however, it was also noted that the sub-roof sheathing was not exhibiting evidence of current leakage over the areas showing water stains on the rafters;

    2. One rafter was found to be fractured completely through, resulting in an approximately ½” sag in the sub-roof sheathing in the affected area.  It is recommended that this rafter be repaired using a glued and screwed sister on either side of the fracture, with the fractured rafter temporarily supported by a jack;

    3. The heating system piping that runs through the attic over the ceiling joists was found to be exposed, and uninsulated in the following locations:

      1. The supply piping in the south-east corner leading to the heat loops either side of the entry door;

      2. The return pipe from the heating loop to the west of the entry door that comes up behind the wall by the clock, and;

      3. The piping over the mechanical room.

    4. The blown-in insulation over the ceiling was found to be disturbed in a few locations in the vicinity of heating piping runs.

    5. Only a few soffit vents appeared to be open by light observed on the inside of the roof sheathing.

    6. Several existing but decommissioned ceiling ventilation duct penetrations were noted.  They have been stuffed with fiberglass insulation.

See photos following report.

  1. The internal structure over the west meeting room was not examined.  We could not find the access point for this section of roof, and suspect that it is located in the office, which was locked.

  2. Several areas of water damage were noted in ceilings as follows:

    1. The ceiling in the corner over the back door;

    2. The ceiling over the passageway by the office door;

    3. The ceiling over the closet in front of the Ladies room extending to over the door way between the office and the mechanical room;

    4. The ceiling in the east meeting room adjacent to the window in the west wall.  It is suspected that this water damage resulted from leaks in the heating return line, which runs directly over the water damage.

  3. The wall adjacent to the back door appears to have settled, resulting in mortar failure and open seams at the top of this wall.  This situation requires periodic monitoring to watch for further settling.

  4. Other minor items needing attention:

    1. Inspect internal structure of the roof in the attic over the west meeting room;

    2. Remove, clean and reinstall suspended ceiling tiles in the east meeting room;

    3. Install pipe insulation on heating system piping in mechanical room, and in attic runs;

    4. Install pipe insulation on domestic hot and cold water lines in mechanical room and bath rooms;

    5. Replace pull rope on ladder access to attic;

    6. Repair attic access ladder;

    7. Install blank or spare breaker for missing breaker in main power panel;

    8. Repair water damaged ceilings in areas noted in section 3, and install new drywall ceiling in mechanical room;

    9. Install black iron piping in place of existing copper tubing to all three griddles;

    10. Re-run electrical circuit in mechanical room closet to code;

    11. Replace missing electrical outlet cover in back/bar room;

    12. Cap off unused ½” PVC cold water line in back/bar room;

    13. Tuck and point mortar repair at top of wall adjacent to the back door;

    14. Fabricate and install privacy dividers in both bathrooms;

    15. Fabricate and install draft tight closure for fireplace in west meeting room;

    16. Verify the purpose and function of the switch to the left of the fireplace;

    17. Repair and repaint baseboard heating enclosures;

    18. Repaint parking lot lines;

    19. Fabricate and install access hatch for attic over west meeting room.

    20. Repair, scrape and paint soffits;

    21. Repair flag pole;

    22. Investigate gas shutoff valves for griddles;

    23. Move brush pile behind berm;

    24. Remove dead trees;

    25. Remove stumps and restore grade in affected areas.

It was noted that there is blown-in insulation of the shredded newspaper type, and possibly vermiculite above the ceilings over the east meeting room and the north back room/bar.

No evidence was noted of bats or other vermin in these areas.

None of the water damaged areas of ceiling appear to be wet from current leakage after the rain on the night of 06 July, so the roof appears to be holding watertight.  When ceiling repairs are made, the under side of the roof will be inspected in the affected areas to verify that all is well.


Anticipated projects:

  1. West meeting room roof and internal structure

Access attic and inspect for damage.

  1. Insulating heating pipes

To insulate the heating system piping, we need the following insulation:

  1. 1/2” pipe which is only in the boiler room- 40’

  2. 3/4” pipe which is mostly heater return in the attic- 80’

  3. 1” pipe which is mostly heater return in the attic except for the service water into the boiler room-60’

The insulation I priced out is neoprene foam, and comes in 6’ standard lengths.  The insulation priced out as follows:

Vendor: Young Supply, TC Home Depot Supply House Porter Pipe

For 40’ of ½” pipe, (7pc.) $  42.42 $  46.99 $  53.06 $  35.28

For 80’ of ¾” pipe, (14pc.) $  95.76 $125.86 $  83.02 $134.40

For 60’ of 1” pipe, (10pc.) $  76.80 $116.10 $110.40 $109.80

Total (less tax) - $214.98 $288.95 $246.48 $279.48

We will also need some contact cement and lap seal tape.  The cement is inexpensive, at around $13 per can, and the lap seal tape is around $75 per 82’ roll at Home Depot.  I expect that they will be less at Young Supply.

I recommend going with the Armaflex insulation provided by Young Supply in Traverse City.  I have worked with Armaflex before and it is relatively straight forward to install, and it is a quality product.


  1. Repair water damaged ceilings as noted in paragraph 3. above

  1. The ceiling in the corner over the back door;

Remove damaged tiles an inspect underside of roof above.  Replace damaged tiles with new.

  1. The ceiling over the passageway by the office door;

Remove ceiling drywall and inspect underside of roof and structure above.  Install new drywall and insulation.

  1. The ceiling over the closet in front of the Ladies room extending to over the door way between the office and the mechanical room;

Remove entire mechanical room and closet ceiling.  Inspect underside of roof and structure above.  Install new drywall and insulation.

  1. The ceiling in the east meeting room adjacent to the window in the west wall.

Remove damaged suspended ceiling tiles and replace with new.


  1. East meeting room renovation

Remove suspended ceiling in east meeting room.  Inspect and repair original drywall ceiling as needed.  Paint repaired ceiling.  Install new surface mounted LED lighting fixtures.

Remove existing paneling in east meeting room.  Inspect wall interior and repair as necessary.  Remove existing ½” foam board R-2.5 insulation and install Prodex R-17 insulation.  Install drywall sheathing and paint.

  1. Back room / bar renovation

Remove existing paneling.  Inspect wall interior and repair as necessary.  Remove existing ½” foam board R-2.5 insulation and install Prodex R-17 insulation.  Install drywall sheathing and paint.

Remove existing ceiling tile.  Restore drywall ceiling and paint.  Install new LED lighting fixture(s).

Remove existing bar structure and replace with new bar structure.

Create display shelves or other interest point to replace plywood patch in existing window opening in kitchen wall.

  1. Mechanical room and rest rooms

Remove existing paneling om all walls.  Inspect wall interiors and repair as necessary.  Remove existing ½” foam board R-2.5 insulation on exterior walls and install Prodex R-17 insulation.  Install drywall sheathing on all walls and paint.

Fabricate and install privacy dividers with doors for toilets in both rest rooms.  Remove existing ceiling tile.  Restore drywall ceiling and paint.  Install new LED lighting fixtures on ceiling and at wash basin.