Loading...
HomeMy WebLinkAboutEngineer's Letter of Observation BASIC SITE OBSERVATION Job# 2022-12054 (Client #: 43186) 273 Griffin Lane Silt, CO 81652 9100 W Jewell Ave STE. 200 Lakewood, CO 80232 720-440-9450 www.dlengineer.com 2022-12054 - Obs Letter_273 Griffin Lane_9-8-2022 Page 1 of 5 9/9/2022 As requested, a site visit and observation were performed at the property located at the address above on 8/19/2022 at approximately 1:00 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 finished basement located in an established neighborhood. The building is assumed to have been built in 2005 (based on an online search of the Garfield County Assessor’s 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 house is prefabricated. The observation was visual and limited to the accessible portions of the exterior and the interior of the house. No observation was performed on the roof structure. For purposes of this report, we assume that the house faces south. OBSERVATIONS • Possible heaving of the center load bearing wall in the basement. • Cracks on the basement foundation walls in multiple areas. • Cracks on the basement foundation walls around window openings. • Cracks on the interior finishes in multiple areas of the house. • Cracks on the ceiling drywall in multiple areas of the house. • Cracks on the drywall around window and door openings. • Cracks above the vents between rooms. • Cracks on the drywall in the bathroom. • Vertical cracks from the trim board up into the wall. • Damage to ceiling drywall in multiple areas. • Signs of moisture intrusion on the ceiling and on the floor on the second story. C O MMENTARY 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 uneven floors, the unlevel door frames, the cracks in the foundation, the cracks in the brick veneer, and the possible heaving of the center load bearing wall in the basement. The majority of the basement foundation walls were covered with drywall 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 (9) push piers along the northeast side of the house to help mitigate vertical movement in these areas. o (5) piers along the east wall towards the north end. o (4) piers along the north wall towards the east end. • Remove and replace the existing load bearing wall in the basement with new mono posts and a new S4x7.7 steel beam. o (8) steel mono posts will be installed along the new beam line. BASIC SITE OBSERVATION Job# 2022-12054 (Client #: 43186) 273 Griffin Lane Silt, CO 81652 9100 W Jewell Ave STE. 200 Lakewood, CO 80232 720-440-9450 www.dlengineer.com 2022-12054 - Obs Letter_273 Griffin Lane_9-8-2022 Page 2 of 5 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 worsen ing cracks in the 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 foundati on maintenance for additional information. • Patch and monitor cracks in concrete, 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 vertica l 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. BASIC SITE OBSERVATION Job# 2022-12054 (Client #: 43186) 273 Griffin Lane Silt, CO 81652 9100 W Jewell Ave STE. 200 Lakewood, CO 80232 720-440-9450 www.dlengineer.com 2022-12054 - Obs Letter_273 Griffin Lane_9-8-2022 Page 3 of 5 SITE VISIT PHOTOS Figure 1: Center load bearing wall in the basement appears to be heaving. Figure 2: Crack on the basement foundation wall at the bottom corner of the window. BASIC SITE OBSERVATION Job# 2022-12054 (Client #: 43186) 273 Griffin Lane Silt, CO 81652 9100 W Jewell Ave STE. 200 Lakewood, CO 80232 720-440-9450 www.dlengineer.com 2022-12054 - Obs Letter_273 Griffin Lane_9-8-2022 Page 4 of 5 Figure 3: Crack on the ceiling drywall. Figure 4: Cracks on the drywall above the door frame and vent. BASIC SITE OBSERVATION Job# 2022-12054 (Client #: 43186) 273 Griffin Lane Silt, CO 81652 9100 W Jewell Ave STE. 200 Lakewood, CO 80232 720-440-9450 www.dlengineer.com 2022-12054 - Obs Letter_273 Griffin Lane_9-8-2022 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 dlemier@dlengineer.com. Sincerely, Daniel LeMier, PE Daniel LeMier PE Digitally signed by Daniel LeMier PE Date: 2022.09.14 09:22:01 -06'00'