HomeMy WebLinkAboutSite Observation Letter SITE OBSERVATION 9100 W Jewell Ave STE. 200
Job# 2021-10791 (Client #:41620) Lakewood, CO 80232
45 Mid Valley Dr. 720-440-9450
New Castle, CO 81647 www.dlengineer.com
2021-10791 Observation Letter.docm Page 1 of 4
1/26/2022
As requested, a site visit and observation were performed at the property located at the address above on
12/10/2021 at approximately 1:00 p.m. by Ross Whitcher, 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 and crawlspace located in an established
neighborhood. The building is assumed to have been built in 1981 (based on an online search of the Garfield County
Assessors records).
The foundation is constructed of concrete and is assumed to be on caissons. 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 South.
OBSERVATIONS
Cracking of the foundation wall in various places around the perimeter of the house, most
noticeably along the east-most south wall, east wall and short length east to west wall in the
crawlspace
Separation of the vaulted ceiling shiplap in the main level of the house along the ridge of the
ceiling
Cracking of the drywall around windows, doors and changes in geometry in 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. The areas of the house not being piered at this time should be patched
and monitored for further vertical movement. Future piers may be needed in these areas.
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.
RECOM MENDED REPAIRS
Install (15) push piers along the foundation walls to help mitigate vertical movement in these areas:
o (2) at the northwest corner
o (13) along the south foundation walls
SITE OBSERVATION 9100 W Jewell Ave STE. 200
Job# 2021-10791 (Client #:41620) Lakewood, CO 80232
45 Mid Valley Dr. 720-440-9450
New Castle, CO 81647 www.dlengineer.com
2021-10791 Observation Letter.docm 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, , 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, 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.
SITE OBSERVATION 9100 W Jewell Ave STE. 200
Job# 2021-10791 (Client #:41620) Lakewood, CO 80232
45 Mid Valley Dr. 720-440-9450
New Castle, CO 81647 www.dlengineer.com
2021-10791 Observation Letter.docm Page 3 of 4
SITE VISIT PHOTOS
Figure 1: Cracking of the foundation wall in various places around the perimeter of the house
Figure 2: Cracking of the foundation wall in various places along the perimeter of the crawlspace
SITE OBSERVATION 9100 W Jewell Ave STE. 200
Job# 2021-10791 (Client #:41620) Lakewood, CO 80232
45 Mid Valley Dr. 720-440-9450
New Castle, CO 81647 www.dlengineer.com
2021-10791 Observation Letter.docm Page 4 of 4
Figure 3: Separation of the ceiling panels in 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 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
rwhitcher@dlengineer.com.
Sincerely,
Ross Whitcher, PE