HomeMy WebLinkAboutSite Observation Letter BASIC SITE OBSERVATION
Job# 2021-9676 (Client #: 43501)
220 Red Bluff Vista
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
2021-9676 Observation Letter.docm Page 1 of 6
8/15/2022
As requested, site visits and observations were performed at the property located at the address above on
5/19/2021 at approximately 1:00 p.m. by Jim Slama, PE., and 8/3/2022 at approximately 9:00 a.m. by Ross Whitcher,
PE. The purpose for the site visits and observations 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 be
built in 2007 (based on an online search of the Garfield County Assessors records).
The foundation is constructed of concrete. 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
6” of differential vertical movement of the first-floor slab.
o Extensive floor elevations were taken by FRWC.
o Post-tensioned strands were also located with chalk by others for the front porch prior to the
8/3/22 visit.
Separation between ceiling sheetrock and wall sheetrock throughout the residence.
Homeowner stated water pools from inside the south corner of the garage.
C OMMENTARY
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 previous zip-level measurements taken by FRWC. These movements were most
likely caused by contraction and expansion of the soil due to changing moisture content. The following is a
list of recommended repairs that should be made to stabilize the foundation, prioritized by severity.
RECOMMENDED REPAIRS
Install (25) push piers along the foundation walls to help mitigate future vertical movement in these areas:
o Install (3) piers along the east wall at the garage overhead door, (3) below the front porch columns.
o Install (6) piers along the north wall.
o Install (6) piers along the west wall.
o Install (7) piers along the south wall.
BASIC SITE OBSERVATION
Job# 2021-9676 (Client #: 43501)
220 Red Bluff Vista
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
2021-9676 Observation Letter.docm Page 2 of 6
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.
BASIC SITE OBSERVATION
Job# 2021-9676 (Client #: 43501)
220 Red Bluff Vista
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
2021-9676 Observation Letter.docm Page 3 of 6
SITE VISIT PHOTOS
Figure 1: Located post-tensioned strands of front porch slab
Figure 2: Located post-tensioned strands of front porch slab
BASIC SITE OBSERVATION
Job# 2021-9676 (Client #: 43501)
220 Red Bluff Vista
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
2021-9676 Observation Letter.docm Page 4 of 6
Figure 3: Framing of covered front porch
Figure 4: Location where homeowner stated water pools from inside the south corner of the garage
BASIC SITE OBSERVATION
Job# 2021-9676 (Client #: 43501)
220 Red Bluff Vista
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
2021-9676 Observation Letter.docm Page 5 of 6
Figure 5: Separation between ceiling sheetrock and wall sheetrock throughout the residence
Figure 6: Separation between ceiling sheetrock and wall sheetrock throughout the residence
BASIC SITE OBSERVATION
Job# 2021-9676 (Client #: 43501)
220 Red Bluff Vista
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
2021-9676 Observation Letter.docm Page 6 of 6
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
Digitally signed by Ross Whitcher PE
DN: C=US, O=DL Engineering Inc.,
CN=Ross Whitcher PE,
E=rwhitcher@DLengineer.com
Reason: I am the author of this
document
Location: your signing location here
Date: 2022.08.15 09:55:26-06'00'
Foxit PhantomPDF Version: 10.1.1
Ross
Whitcher PE