HomeMy WebLinkAboutObservation Report BASIC SITE OBSERVATION
Job# 2024-15377 (Client #: 32389)
1647 CR 109
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 15377_1647 CR 109_06-20-24 Page 1 of 7
6/20/2024
As requested, a site visit and observation were performed at the property located at the address above on 6/19/2024
at approximately 11:30 a.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 crawlspace located in an established neighborhood. The building
is assumed to have been built in 1999 (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 and was previously fully
underpinned roughly around 2009. 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 interior of the house. No observation was
performed on the roof structure or any areas not mentioned in this report. For purposes of this report, we assume
that the house faces east.
OBSERVATIONS
• The foundation appears to have been fully underpinned around 2009.
• The house is experiencing additional vertical movement along the west foundation wall
at this time.
• Cracks in the foundation observed from the exterior most notably along the west wall and east
wall.
• Approximately 18-inches of erosion at the corners of the foundation at the downspout locations.
• Signs of previous moisture intrusion most notably along the west wall.
• The west foundation wall is experiencing shear failure at the southwest corner and at the corner
of the rear covered patio, observed from the interior of the crawlspace.
• The soil below the spread footings has continued to subside up to 12-inches after the piering work
in 2009.
• The foundation appears to be fully supported by the 2009 piers at this time.
• The sistered plys of the LVL beams that were added around 2009 are starting to pry apart from the
original beam throughout the crawlspace.
• The grade beams that were originally supporting the stud bearing walls have continued to settle
leaving a large separation between the stud wall and grade beam throughout the crawlspace.
• The 2009 piers along the north, east and south walls appear to be performing adequately.
• Cracks throughout the interior finishes of the main floor.
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, and the cracks in the foundation. 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.
BASIC SITE OBSERVATION
Job# 2024-15377 (Client #: 32389)
1647 CR 109
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 15377_1647 CR 109_06-20-24 Page 2 of 7
RECOMMENDED REPAIRS
• Install (8) new push piers under the west foundation wall to help mitigate future vertical movement in this
areas.
• Install (1) new adjustable steel mono post to replace the existing post at the southwest intersection of the
bearing walls.
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.
• Due to the moisture intrusion, a perimeter drain may be helpful in controlling excess moisture around the
foundation.
• Patch and monitor any cracks in concrete, and interior finishes. 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 thei r tolerance for risk,
the possibility of future damage, and cost.
BASIC SITE OBSERVATION
Job# 2024-15377 (Client #: 32389)
1647 CR 109
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 15377_1647 CR 109_06-20-24 Page 3 of 7
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 tha t 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# 2024-15377 (Client #: 32389)
1647 CR 109
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 15377_1647 CR 109_06-20-24 Page 4 of 7
SITE VISIT PHOTOS
Figure 1: Cracks in the foundation observed from the exterior most notably along the west wall and east wall
Figure 2: Approximately 18-inches of erosion at the corners of the foundation at the downspout locations
BASIC SITE OBSERVATION
Job# 2024-15377 (Client #: 32389)
1647 CR 109
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 15377_1647 CR 109_06-20-24 Page 5 of 7
Figure 3: The west foundation wall is experiencing shear failure at the southwest corner
Figure 4: The west foundation wall is experiencing shear failure at the corner of the rear covered patio
BASIC SITE OBSERVATION
Job# 2024-15377 (Client #: 32389)
1647 CR 109
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 15377_1647 CR 109_06-20-24 Page 6 of 7
Figure 5: Signs of previous moisture intrusion most notably along the west wall
Figure 6: The grade beams that were originally supporting the stud bearing walls have continued to settle leaving a large separation
between the stud wall and grade beam throughout the crawlspace
BASIC SITE OBSERVATION
Job# 2024-15377 (Client #: 32389)
1647 CR 109
Glenwood Springs, CO 81601
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 15377_1647 CR 109_06-20-24 Page 7 of 7
Figure 7: Cracks throughout the interior finishes of the main floor
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 a ny 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