HomeMy WebLinkAboutExcavation Observation Letter 05.17.2022 Job# 2022-11535 9100 W Jewell Ave STE. 200
143 Glen Eagle Circle Lakewood, CO 80232
New Castle, CO 81647 720-440-9450
www.dlengineer.com
2022-11535 Observation Letter Page 1 of 5
5/17/2022
As requested, a site visit and observation were performed at the property located at the address above on 5/11/2022
at approximately 3:00 p.m. by Kelly Hoiness, 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 1989 (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 logs. 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
• Hairline cracks in the interior finishes, multiple areas on the main level. The cracks were
predominantly at the north half of the house
• Hairline crack in the upper level (above the garage)
• Slight wall separation in the upper level (above the garage)
• Crack in the foundation on the north wall, visible from the exterior
• Zip-level measurements provided by Foundation Repair of Western Colorado (FRWC) should a 1.8”
drop from the south end of the main level to the north end. The slope of the main level seems to
be consistent with a tipping action of the house toward the north side.
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 cracks
in the interior finishes, the cracks in the foundation, and the zip-level measurements provided by FRWC.
These movements were most likely caused by contraction and expansion of the soil due to changing
moisture content. The majority of the crawlspace foundation walls were covered with insulation which
limited view to the concrete to observe any cracks in these areas. The following is a list of recommended
repairs that should be made to stabilize the foundation, prioritized by severity.
RECOMMENDED REPAIRS
Install (6) new push piers under the foundation on the north side of the house to help mitigate vertical
movement of this area.
Install (6) new adjustable monoposts to replace the wood posts supporting the main beam in the
crawlspace.
SUGGESTED MAINTENANCE AND REPAIRS
Monitor the home for further signs of vertical movement. If the tipping of the house is not stabilized with
the proposed piers, additional piers may be considered. Signs of further vertical movement may include
new or worsening cracks in the interior finishes, new or worsening cracks in the foundation, floors that
Job# 2022-11535 9100 W Jewell Ave STE. 200
143 Glen Eagle Circle Lakewood, CO 80232
New Castle, CO 81647 720-440-9450
www.dlengineer.com
2022-11535 Observation Letter Page 2 of 5
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 any 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 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 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.
Job# 2022-11535 9100 W Jewell Ave STE. 200
143 Glen Eagle Circle Lakewood, CO 80232
New Castle, CO 81647 720-440-9450
www.dlengineer.com
2022-11535 Observation Letter Page 3 of 5
SITE VISIT PHOTOS
Figure 1: Hairline cracks in the interior finishes
Figure 2: Hairline cracks in the interior finishes
Job# 2022-11535 9100 W Jewell Ave STE. 200
143 Glen Eagle Circle Lakewood, CO 80232
New Castle, CO 81647 720-440-9450
www.dlengineer.com
2022-11535 Observation Letter Page 4 of 5
Figure 3: Crack in the foundation on the north wall, visible from the exterior
Figure 4: Front of the house
Job# 2022-11535 9100 W Jewell Ave STE. 200
143 Glen Eagle Circle Lakewood, CO 80232
New Castle, CO 81647 720-440-9450
www.dlengineer.com
2022-11535 Observation Letter Page 5 of 5
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 have
provided.
If you should have any further questions, please feel free to contact me at (720) 440-9450 or
khoiness@dlengineer.com.
Sincerely,
Kelly Hoiness, PE
Digitally signed by Kelly E_ Hoiness
DN: CN=Kelly E_ Hoiness, O=DL Engineering,
E=khoiness@dlengineer.com
Reason: I am the author of this document
Location:
Date: 2022-05-17 08:34:07
Kelly E_ Hoiness