HomeMy WebLinkAboutFoundation Observation Reporttr¡L ENGINEEFIING, INC,
lob# 2O22-L2736 (Client *: 447 691
10 W¡ld Rose Dr.
Glenwood Springs, CO 81601
9100 W lewell Ave STE. 200
[akewood, CO 80232
720-4Á'0-9450
www.dlengíneer.com
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L/ro/2023
As requested, a site visit and observation were performed at the property located at the address above on
L2/L4/2O22 at approxlmately 3:00 p.m. by Giovanni Palmieri, 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 onllne 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 observation was visual and limited to the accessible portions of the exterior
and the ¡nter¡or of the house. No observation was performed on the roof structure. For purposes of this report, we
assume that the house faces north.
Cracks in the drywall around windows, doors, and openings throughout the main level and
basement of the house.
Nail pops present in an area of the ceiling on the main floor of the house.
Separation of the drywall from the door/window frames is present at several locations on the main
level and basement ofthe house.
Utility room walls were not framed as hanging walls and bear directly on the concrete slab
beneath.
Door in basement is out of plumb, indicated by the uneven gap between the door and the casing.
Multiple cracks in the foundation wall along the south and east walls of the house.
Multiple cracks and separation of the siding in multiple areas.
Several cracks in the garage slab and the garage foundation walls.
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 uneven floors, the unlevel door frames, the cracks in the foundation, and the
cracks in the siding. These movements were most likely caused by contraction and expansion of the soil due
to changing moisture content. 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
lnstall (23) push piers along the foundation walls of the perimeter of the basement to help mitigate vertical
movement in these areas.
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FOUNDATION OBSERVATION REPORT
OBSERVATIONS
Observation Report 2022-127 36 _10 Wi ld Rose Dr-1-10-23.docx Page I of4
tr¡L ENGINEERINÚ, INC
tob# 2O22-L2736 (Client #:447691
10 Wild Rose Dr,
Glenwood Springs, CO 81601
9100 W lèwell Ave STE. 200
Lakewood, CO 80232
72fJ-44O-g45O
www,dlpnAinepr.com-
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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¡ng cracks in the siding,
floors that become more out of level, and/or doors and windows that become difficult to operate. lf 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 and drywall. This will give a baseline for any new movement. lf new
movement is observed, contact DL Engineering lnc. for further assessment.
Differentiøl verticol movement of the foundotion is caused by severol variables which ore beyond our øbility
to control or forecost, This observation only oddresses the oreos that oppear to be actively moving ond
includes recommendations to stobilize these oreos. With any verticol foundotion movement, the only way
to ensure complete stability is to fully underpin the entire foundøtion. The extent and aggressiveness of the
foundation repairs should be corefully considered by the Owner and will depend on thelr tolerdnce for rlsk,
the possibility of future domage, and cost.
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 precip¡tations 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. ln order to reduce the risk, bushes,
shnlhs, and trees should he carefrrlly removecl by an experienced professional. Care should he 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.
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OUNDATION OBSERVATION REPCIRT
BEST PRACTICES FOR FOUNDATION MAINTENANCE
Observation Report 2022-127 36 _10 Wi ld Rose Dr_1-10-23. docx Page 2 of 4
Tf,L ENE¡NEERINtr, INC.
tob#2O22-L2736 (Client #z 447691
10 W¡ld Rose Dr.
Glenwood Springs, CO 81601
9100 W lewell Ave STE. 20O
Lakewood, CO 80232
720-4É,0-94sO
www.dlengineer.com
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OU NDATION OBSERVATION REPORT
SITE VISIT PHOTOS
Figure 1: Crack in the foundation wall
tígure 2: Crack in the siding above a window
Observation Report 2O22-L27 36 -10 Wi ld Rose Dr-1- 10-23.docx Page 3 of 4
tr¡L ENTÍNEEFIINT]. INC.
lobfr2O22-L2736 (Client #: ¡t4769)
10 W¡ld Rose Dr.
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
lakewood, CO 80232
720-4d'O-9430
www.dlanEincor.com
1:1 1
60956
LOl3r/2023
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Figure 3: Crack ín the drywall beneath a window
ln 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 assumpt¡ons may not.
be verifiable without expending additional sums of money or destroying otherwise adequate or serviceable port¡ons
of the building, the Client agrees that, except for negligence on the part of the Eng¡neer, 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.
lf you should have any further questions, please feel free to contact me at (720) 440-9450 or
gpalmieri@dlengineer.com.
signed
Sincerely,
Giovanni Palmieri, PE
Giovanni
N. Pal
P.E.
OUNDAÏION OBSERVATION REPORT
D ISCLAIM EH
Observation Report 2022-127 36 _10 Wild Rose Dr_1-10-23. docx Page 4 of 4