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HomeMy WebLinkAboutObservation of Excavation 05.10.2022 Job# 2022-11492 (#42584) 9100 W Jewell Ave STE. 200 292 Red Bluff Vista Lakewood, CO 80232 Glenwood Springs, CO 81601 720-440-9450 www.dlengineer.com 2022-11492 - Observation Letter Page 1 of 4 5/10/2022 As requested, a site visit and observation were performed at the property located at the address above on 5/5/2022 at approximately 8:30 a.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 located in an established neighborhood . The building is assumed to have been built in 2007 (based on an online search of the Garfield County Assessors records). The foundation is constructed of concrete and is a slab on grade with 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 east. OBSERVATIONS • Door is out of plumb • Downspout extensions extend under ground • Poor site drainage • Beam is separating from the rim board adjacent to it and the post beneath it • Vertical wood siding is separating from the lap siding beneath it • Slab is being undermined in front of the garages from the driveway pavement COMMENTARY At the time of the observation, there were multiple areas of concern. The cracks observed in the walls were likely caused by vertical movement of the foundation. The vertical movement was indicated by the unlevel door frames. These movements were most likely caused by contraction and expansion of the soil due to changing moisture content. It was noted on site that an irrigation pitch line broke and has been causing settlement in the area. The following is a list of recommended repairs that should be made to stabilize the foundation, prioritized by severity. RECOMMENDED RE PAIRS • Install (27) new push piers around the entire foundation to help mitigate future vertical movement in these areas. o Install (1) push pier under the front porch post to help mitigate future vertical movement in this area o Install (6) push piers along the north foundation wall to help mitigate future vertical movement in this area o Install (9) push piers along the east foundation wall to help mitigate future vertical movement in this area o Install (6) push piers along the south foundation wall to help mitigate future vertical movement in this area o Install (5) push piers along the west foundation wall to help mitigate future vertical movement in this area Job# 2022-11492 (#42584) 9100 W Jewell Ave STE. 200 292 Red Bluff Vista Lakewood, CO 80232 Glenwood Springs, CO 81601 720-440-9450 www.dlengineer.com 2022-11492 - Observation Letter Page 2 of 4 SUGGESTED MAINTENANCE AND REPAIRS • 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, new or worsening cracks in the lap siding, 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 help will reduce soil volume fluctuations and pressure on the foundation. See best practices for foundation maintenance for additional information. • Patch and monitor cracks in concrete, lap siding 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 th e entire foundation. The extent and aggressiveness of the foundation repairs should be carefully considered by the Owner and will depend on their 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 av oid 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 re duce the possibility of moisture infiltrating around the foundation. Job# 2022-11492 (#42584) 9100 W Jewell Ave STE. 200 292 Red Bluff Vista Lakewood, CO 80232 Glenwood Springs, CO 81601 720-440-9450 www.dlengineer.com 2022-11492 - Observation Letter Page 3 of 4 SITE VISIT PHOTOS Figure 1: Beam is separating from the rim board adjacent to it and the post beneath it Figure 2: Vertical wood siding is separating from the lap siding beneath it Job# 2022-11492 (#42584) 9100 W Jewell Ave STE. 200 292 Red Bluff Vista Lakewood, CO 80232 Glenwood Springs, CO 81601 720-440-9450 www.dlengineer.com 2022-11492 - Observation Letter Page 4 of 4 Figure 3: Slab is being undermined in front of the garages from the driveway pavement 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 assumptions 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 h ave 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 Daniel LeMier PE Digitally signed by Daniel LeMier PE Date: 2022.05.10 15:11:57 -06'00'