HomeMy WebLinkAboutEngineer's Observation Letter SITE OBSERVATION 9100 W Jewell Ave STE. 200
Job# 2022-11009 (Client #:41949) Lakewood, CO 80232
92 White Peaks Lane, 720-440-9450
Glenwood Springs, CO 81601 www.dlengineer.com
2022-11009 Observation Letter Page 1 of 4
2/24/2022
As requested, a site visit and observation were performed at the property located at the address above on 1/27/2022
at approximately 12:30 p.m. by Daniel LeMier, PE. The purpose for the site visit and observation was to review the
structure for movement of the foundation.
The subject property is a single-family home with a crawlspace located in an established neighborhood. The building
is assumed to have been built in 2005 (based on an online search of the Garfield County Assessors records).
The foundation is constructed of concrete and is assumed to be on spread footings. The house appears to be
constructed of wood with lap siding. The observation was visual and limited to the exterior and the interior house.
No observation was performed on the roof structure. For purposes of this report, we assume that the house faces
west.
OBSERVATIONS
• Cracking in the ceiling in various places around the main level of the house
• Cracking of the foundation wall in various places around the crawlspace
• Cracking of the footer in various places around the crawlspace
• Cracking of the drywall in various places around the main level of the house
COMMENTARY
At the time of the observation, there were multiple areas of concern. The below recommendations will
help prioritize items by severity. This house was built on fill material that has settled over time.
RECOMMENDATIONS
The cracks observed in the walls were likely caused by vertical movement of the foundation. These
movements are most likely caused by contraction and expansion of the soil due to changing moisture
content. The following is a prioritized list of recommended repairs that should be made to stabilize the
foundation.
RECOMMENDED REPAIRS
• Install (11) push piers along the perimeter of the garage to help mitigate vertical movement in this
area.
• Install (25) push piers along the full perimeter of the crawlspace to help mitigate vertical
movement in this area.
SUGGESTED MAINTENANCE AND REPAIRS
SITE OBSERVATION 9100 W Jewell Ave STE. 200
Job# 2022-11009 (Client #:41949) Lakewood, CO 80232
92 White Peaks Lane, 720-440-9450
Glenwood Springs, CO 81601 www.dlengineer.com
2022-11009 Observation Letter Page 2 of 4
• Monitor the home for further signs of vertical movement. These signs may include new or worsening cracks
in the interior finishes, new or worsening cracks in the foundation , floors that become more out of level,
and/or doors and windows that become difficult to operate. If further signs of vertical movement are
observed, the homeowner should contact DL Engineering for further assessment.
• Ensure proper grading and drainage around the perimeter of the house to help prevent excess moisture
accumulation in the soil surrounding the foundation. Doing so will help reduce soil volume fluctuations and
pressure on the foundation. See best practices for foundation maintenance for additional information.
• Patch and monitor cracks in concrete, and drywall. This will give a baseline for any new movement. If new
movement is observed, contact DL Engineering Inc. for further assessment.
• Differential vertical movement of the foundation is caused by several variables which are beyond our ability
to control or forecast. This observation only addresses the areas that appear to be actively moving and
includes recommendations to stabilize these areas. With any vertical foundation movement, the only way
to ensure complete stability is to fully underpin the entire foundation. The extent and aggressiveness of the
foundation repairs should be carefully considered by the Owner and will depend on thei r tolerance for risk,
the possibility of future damage, and cost.
BEST PRACTICES FOR FOUNDATION MAINTENANCE
The following best practices are actions to maintain the service life of the foundation that can be applied to all
structures. Proper site drainage and placement of vegetation alone may not prevent movement of a structure;
however, they are prudent steps to avoid the contraction and expansion of the soil due to changing moisture
content. We share the following information, which is not property specific, with all our clients.
SITE DRAINAGE
The moisture around foundation elements must be controlled for the useful life of the building. Lack of proper
drainage is often a contributing factor to foundation damage observed. The site drainage around the structure must
be maintained such that precipitations will quickly drain away. The use of proper slope slabs-on-grade, moisture
barriers, swales, and surface/subsurface drainage systems are strongly recommended. Extensions should be
attached to properly functioning downspouts and roof drains such that they discharge a minimum of 10 feet away
from the structure.
SITE VEGETATION
The vegetation around the perimeter of the structure can eventually lead to foundation movements. Vegetation can
hold moisture in soil and create excessive pressure on the foundation system . In order to reduce the risk, bushes,
shrubs, and trees should be carefully removed by an experienced professional . Care should be taken to not further
disturb or damage the existing foundation system.
Planters and other surface features which could retain water should be eliminated and properly graded to reduce
the possibility of moisture infiltrating around the foundation.
SITE OBSERVATION 9100 W Jewell Ave STE. 200
Job# 2022-11009 (Client #:41949) Lakewood, CO 80232
92 White Peaks Lane, 720-440-9450
Glenwood Springs, CO 81601 www.dlengineer.com
2022-11009 Observation Letter Page 3 of 4
SITE VISIT PHOTOS
Figure 1: Cracking in the ceiling in various places around the main level of the house
Figure 2: Cracking of the foundation wall in various places around the crawlspace
SITE OBSERVATION 9100 W Jewell Ave STE. 200
Job# 2022-11009 (Client #:41949) Lakewood, CO 80232
92 White Peaks Lane, 720-440-9450
Glenwood Springs, CO 81601 www.dlengineer.com
2022-11009 Observation Letter Page 4 of 4
Figure 3: Cracking of the drywall in various places around the main level of the house
DISCLAIMER
In as much as the site review of an existing structure for the purpose of observing the structure conditions requires
that certain assumptions be made regarding existing conditions and because some of these ass umptions may not
be verifiable without expending additional sums of money or destroying otherwise adequate or serviceable portions
of the building, the Client agrees that, except for negligence on the part of the Engineer, the Client will hold harmless,
indemnify and defend Engineer from and against any and all claims arising out of the professional services we have
provided.
If you should have any further questions, please feel free to contact me at (720) 440 -9450 or
dlemier@dlengineer.com.
Sincerely,
Daniel LeMier, PE