General Engineering Condition Report

Transcription

1 General Engineering Cnditin Reprt Sample Cndminium Cnnecticut Versin 1 Octber 14, 2017 Advanced Reserve Slutins Paul Huijing, P.E. PO Bx 516, Wilbraham, MA (413) phuijing@arsinc.cm

2 Table f Cntents Executive Summary 1 Building Exterir Rfs 2 Skylights 7 Gutters 8 Exterir Stairs t Upstairs Units 9 Rear Steps 10 Ramps 11 Balcnies/Walkways t Upstairs Units 11 Decks, Abve Grade 14 Patis/Decks, Grund Level 17 Exterir Lights 20 Fan Duct Terminatins 21 Fundatins 21 Paint Issues 22 Unit Mechanical Issues 23 Site Issues Site safety hazards bserved 24 Drainage and Grading 26 Parking 27

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4 Cndminium: General Engineering Cnditin Reprt Cndminium cmprises (20) residential units in (3) buildings. Als n the site is an (8) unit detached garage. Unit building frnts face apprximately east. Cmmunity was cnstructed in 1983 per client. Buildings are standard wd-framed cnstructin with cedar clapbard siding and asphalt shingle rfs. Fundatins are slabs n-grade with frst walls. Executive Summary General building cnditin appears gd N significant building structural issues bserved Rf sheathing Cedar siding is in generally gd cnditin Cleaning is recmmended Pine exterir trim is need f painting Sme minr trim replacement will be required Majr safety items Site single small steps at mail bxes and side walk are a tripping hazard detailed belw Rear grund level patis/decks Many surfaces are unsafe and in need f replacement Step t pati surface are incnsistent and t high in many cases A cnsistent strategy t replace/repair shuld be develped Due t varied tpgraphy, decks are likely mst cst effective slutin Handicapped unit wners/tenants shuld be allwed t slightly alter buildings t prmte safer access Rear steps need t be reset Pririty building exterir items Rfs are main building pririty Investigate rf depressins n Building 1 Details n listed items can be fund in reprt that fllws. Any recmmendatins and suggestins prvided in the General Engineering Cnditin Reprt are nt a design but shuld be cnsidered and evaluated by cmpetent prfessinals as part f the strategies needed t slve prblems related t the assciatin bserved while cnducting the site visit(s). These recmmendatins are nt all encmpassing and are nt a substitute fr a thrugh inspectin, analysis and design. These recmmendatins are based n experience with similar prblems and slutins. N destructive testing/explratin was perfrmed during site visit(s). 1 P a g e

5 Building Exterir Observatins: Rfs: Rfs are main building pririty Keeping a building dry is number 1 pririty Nt all rfs visible frm grund Building 2 rf especially Recmmend hiring rfing cnsultant r cmpetent rfer t walk rfs and make specific recmmendatins Pipe flashings need particular attentin Pht shws failed pipe flashings n rf f Unit 17 Tw layers f shingles n rf per client 34 years since riginal 1983 cnstructin Estimate that current rfing is abut years ld if riginal rf was cvered with secnd layer after abut years Estimated remaining useful life f rf shingles based n site visit bservatin is abut 10 years Rf will need t be stripped t deck when re-rfing Cde limits rfs t tw layers f asphalt shingles Cut back trees verhanging rfs t prevent shading Will allw rfs t dry mre quickly Especially rear f garage building Clean mss ff rfs as practical Take care if raking r remving snw and ice frm rfs Missing shingle tabs nted n rear garage rf 2 P a g e

6 General rf replacement recmmendatins On-rf examinatin by rfing cnsultant r cmpetent rfer t check fr prblem areas Check that ridge and sffit vents are functinal Insure that asphalt shingles have cpper and ther additives t prevent algae, mss, and lichen grwth Install zinc strips at ridge f slpes that are vulnerable t algae, mss, and lichen grwth Fllw manufacturer instructins fr spacing and lcatin Use smth ice and water barrier (Grace Ice and Water Shield r equal) Higher initial cst Lwer life cycle cst Better perfrmance because it sticks t itself better than granular prducts Tw rws fr a ttal f abut 6 shuld be installed at eaves tmes cde requirements Can be re-rfed ver ne time while maintaining warranty Nt the case fr granular prducts Granular prducts will have t be remved and that typically means replacing sheathing Cut back siding t maintain a clearance f 1-1/2 t rfing t eliminate mss grwth and paint failure at this intersectin 3 P a g e

7 Arrw in pht belw pints t kickut flashing and siding is cut back away frm rf. Kickut flashings in phts abve and belw insure that water des nt get behind siding where rf ends A trim bard can be installed t allw access t step flashing in future 4 P a g e

8 Check flashing and caps at chimneys Rf sheathing damage bserved Building 1, Unit 6 rf Damaged sheathing under rf cvering indicated by dip at arrw Sheathing is directly belw skylight Skylight is leaking during rain events per tenant Gene Decay f sheathing typically takes 7-10 years t develp Building 1, Unit 4 rf A similar area f sheathing decay was nted n Building 1 at upper Unit 4 at nrthwest crner f main frnt sectin 5 P a g e

9 Recmmendatins Have cmpetent rfer remve rf cvering materials but leave sheathing in place if pssible at damaged Building 1 areas Examine sheathing arund area befre remval t lk fr patterns f misture flw Determine if misture is riginating frm skylight up slpe Remve sheathing and lk fr mld and water patterns under sheathing and n surrunding materials Determine type f sheathing If sheathing is fire-resistant plywd (pssible fr early 1980 s cnstructin date), investigate recmmended repairs fr this prduct Determine cause f decay Skylight flashing r unit leak mst likely Cndensatin f warm interir air n backside f sheathing during winter may be cntributr Air seal ceiling fan and light penetratins frm belw t reduce air flw Ventilatin in rafter cavities belw skylight will be pr Difficult t imprve ventilatin unless secnd layer f sheathing is added with air space Secnd layer is cstly and nt likely practical but wuld reduce ice dam ptential als if detailed prperly Skylight Appears riginal t 1983 cnstructin At end f useful life and replacement is recmmended upn re-rfing Repair strategy will depend n cause determined An n-rf examinatin shuld check fr additinal prblem areas Remval f small rf ver air cnditining cndensers adjacent t Units 1 and 15 shuld be cnsidered These rfs have n real functin unless falling ice has been an issue and may cause prblems 6 P a g e

10 Skylights: Skylights are riginal cnstructin and at end f useful life Skylights shuld be replaced when re-rfing Skylight leaking in Unit 6 Skylight cracked Unit 18 7 P a g e

11 Gutters: Need t be cleaned twice per year Check and reset pitch as required Remve nn-functinal cvers Many gutters are damaged and will need t be replaced sn Shuld be crdinated with re-rfing Use screws with hidden hangers in place f current spike and ferrule attachment Clean rf areas prne t debris cllectin when gutters are cleaned 8 P a g e

12 Unit Access: Exterir stairs t upstairs units: Mst stairs appeared slid during site visit Stairs leading up t unit 12 did nt feel slid Access belw these stairs was nt available during site visit Access belw stairs leading up t Unit 10 are shwn belw Additinal supprt is recmmend f all exterir stairs Use 2x4 blcks t bridge space between stair stringer and side wall Use Ledgerlk screws t attach stringer t wall framing thrugh the 2x4 blcks Hand rail up t Unit 4 is lse and needs repair Prper clearance between hand rails and siding shuld be maintained fr ease f grasping (pht belw shws Unit 4 handrail) Handrails may need t be munted n siding blcks t maintain prper clearance If handrails are altered, ends shuld be returned t wall per cde t imprve safety 9 P a g e

13 Rear steps: Many rear steps need t be reset t insure safe egress Sme pitched wrng way twards building Shuld shed water away frm building Sme are pitched t steeply away frm building fr safe use Sme steps t large at tp due t settling Step is t large nt and ff f landing at upper Unit 2 10 P a g e

14 Per building cde, steps need handrail fr mre than three risers All railing shuld be carefully inspected Railing at Unit 1 has failed Unit 17 needs a landing Distance t grade is incnsistent and t large at right side 11 P a g e

15 Ramps: Handicapped ramps d nt meet cde Nt always practical t cmpletely meet cde with existing buildings Unit wners shuld be given pprtunity t present reasnable plan t bard fr permissin t mdify buildings in a thughtful manner at their expense Example lwer Unit 13 frnt ramp culd be widened if ½ wall int prch area is shrtened at arrw Balcnies/Walkways t Upstairs Units: Structural Many balcnies/upstairs walkways t unit drs are missing jist hangers Fr sme balcnies, the jists bear n tp f wall at end f span These jists will nt need hangers if bearing length is sufficient Attachment f rim bards f balcny t building structure shuld be reinfrced Use Ledgerlk screws per recmmended manufacturer spacing 12 P a g e

16 Qualified carpenter t install prper jist hangers and Ledgerlk screws as required Sme balcnies/decks have vinyl sffit bard installed underneath Vinyl sffit shuld be remved t allw deck structure t be examined and repaired as needed It is recmmended that bttm f balcnies and decks be left pen fr enhanced drying and building durability Decking bards Decking bards were in generally sund cnditin during site visit Mst decking needs cleaning, prper preparatin and walking surface painting Sme deck bards have been recently replaced at upper Unit 14 Tngue and grve deck bards shuld be primed n all six sides befre installatin and then painted n tp and bttm Painting n all sides is nt pssible after installatin Useful life f decking is reduced if nt painted prperly 13 P a g e

17 Pitch f balcny deck bards t shed water At Unit 12, the tngue and grve deck bards are nt sufficiently pitched away frm building t prevent water pnding in walkway t frnt dr f unit Water freezes during winter and create safety hazard Pssible repair will invlve remving siding frm building and shimming up deck bard t create prper pitch Shimming at intermediate flr jists may als be required Check ther balcnies fr similar pitch issue Decks, Abve Grade: Structural psts Mst decks need additinal attachment f ledgers t building structure shuld be reinfrced Use Ledgerlk screws per recmmended manufacturer spacing Deck with ptentially insufficient end beams Upper unit 12 has 2x10 jists hanging int single layer 2x10 at ends Calculate beam with sizer sftware Unit has lnger span Sme have dubled 2x10 Sme have 12 OC 2x10 End beams are dubled Clumns/psts Supprt psts are nt secured t cncrete piers Attachment with pst base that prvides air space recmmended t reduce decay ptential fr pst Typical Simpsn pst anchr bracket shwn abve Structural engineer shuld recmmend bracket t retrfit t piers Sme deck psts nt centered n cncrete piers 14 P a g e

18 Eccentric lading culd cause rtatin f cncrete pier althugh this des nt appear t have happened t date Culd sister 2x material t side f psts t land in center f pier Cnnectin between 2x material and pst shuld be recmmended by structural engineer Structural deck frame Structural engineer shuld examine deck framing and make specific recmmendatins Deck ledger attachment shuld be reinfrced Use Ledgerlk screws per recmmended manufacturer spacing Qualified carpenter t install prper jist hangers and Ledgerlk screws as required Building 2 end beam n upper Unit 10 and 12 decks is single 2x10 Beam shuld be at least duble 2x10 2x10 beam appears cracked at arrw Adequate beam bearing at building appears lacking Building 1 and 3 abve grade decks Upper Units 2 and 16 have duble 2x10 end beam End beam detail upper Units 4 and 14 nt visible and shuld be checked Deck bards All deck bard shuld be examined fr prper attachment t structure and pssible decay Numerus deck bards are lse as evidenced by raised ends visible frm grund during site visit 15 P a g e

19 Additinal deck bard layer that has been added at Unit 6 creates tripping hazard Prevalence f decayed deck bards at mst units culd nt be evaluated frm the grund Deck bard attachment with cated deck screws is recmmended Railings Examinatin f railings was nt pssible during site visit Cmpetent carpenter r engineer shuld examine/test railing attachments Flashing Decks appear t have flashing that is visible belw decking and abve deck ledger at arrw belw Flashing detail behind siding abve deck is nt visible Clapbard shuld be remved t check flashing detail relative t drawing belw 16 P a g e

20 Additinal flashing shuld be installed t prtect wd wall belw deck ledger as shwn in drawing belw Patis/Decks, Grund Level: Determine verall unifrm strategy fr assciatin grund level patis/decks Unifrm appearance and maintenance schedule wuld benefit assciatin Grund level decks are prbably best ptin fr varied tpgraphy behind units Grund level pati unit cmments Cncrete lwer Unit 11 is nt well detailed and shuld be remved 17 P a g e

21 Bluestne lwer Unit 1 Pati is settling and has dangerusly uneven surface and steps int unit Gravel pati lwer Unit 2 nt well detailed and shuld be remved Incnsistent step height int unit frm pati Tripping hazard at steps Patis behind Units 18 and 19 shuld be re-set 18 P a g e

22 Grund level deck unit cmments Deck behind Unit 9 is nt safely detailed Step frm dr nt deck is t large and step nt lawn is t small Deck behind Unit 15 Built in tw sectins Needs imprved cnnectins t supprts Prper supprt shuld be verified, especial fr steps t grade Steps frm unit t deck are less than 4 minimum but nt flush 19 P a g e

23 Deck behind Unit 20 Difficult t inspect due t lw grund clearance Prper supprt shuld be verified, especially at steps t grade and retaining wall Steps t grade have incnsistent risers/treads and are decaying Retaining wall is failing Aluminum railing des nt meet cde required 4 maximum spacing Exterir Lights: Electrician shuld inventry lights needing replacement r reinstallatin 20 P a g e

24 Fan Duct Terminatins: Investigate use fr ducts that d nt have terminatin and install crrect type f cap t prevent animal entry Fundatin Issues Cnsult qualified masnry cntractr fr repair and maintenance recmmendatins Repint between cncrete blcks and re-stucc in area at Unit P a g e

25 Re-stucc area where cracked Cracks visible n all buildings (pht at unit 11) Better detail needed n areas where stem wall is beynd slab (pht at unit 11) Flashing culd be installed behind clapbard/secndary weather barrier and ver this jint Paint Issues: Paint in generally gd cnditin n clapbards Mild pressure wash with algaecide will nt remve paint Cnsult with experienced painting cntractr Cut back trees clse t siding t prevent excessive shading Will allw siding t dry mre quickly Remval f vergrwn trees in frnt f buildings shuld be cnsidered Trim needs paint Prep and prime wd trim quickly t avid UV light damage t wd fibers 22 P a g e

26 Prime n all sides Painting end grain reduces misture intake by wd significantly Substitute wd trim with cmpsite material in vulnerable areas PVC is nt warrantied t be painted dark clrs Recmmend Bral Truexterir cmpsite that can be painted dark brwn Paint end grain f existing wd trim adjacent t area replaced with cmpsite t reduce misture uptake and prlng wd and paint service life Trim bards t replace Trim bards replaced with wd shuld be primed n all six sides befre installatin Painting n all sides is nt pssible after installatin Useful life f decking is reduced if nt painted prperly Unit Mechanical Systems: Cndensate drains Pipe penetratins fr refrigerant lines and cndensate drains are prblematic Install flashing and spray fam t seal and prevent rdent entry Culd use Quickflash prduct Cndensate drains shuld be extended as shwn in pht abve Many drains are flush with wall and create misture prblems damaging siding and stucc cating n fundatin 23 P a g e

27 Site Issues: Site safety hazards bserved: Single steps less than 4 cde minimum frm parking lt t sidewalk adjacent t stairs t upper Unit 4 Similar cnditin exists at mail bxes In general, ramps shuld cnnect parking lt t sidewalks t accmmdate residents that may be handicapped 24 P a g e

28 Sidewalks edges wuld benefit frm mre backfill t bring grass level with walking surface t prevent twisted ankles Supprt wire hlding gate fr dumpster enclsure clsest t garage building shuld be clearly marked t avid accidental interference with pedestrians 25 P a g e

29 Drainage and Grading: Check drain piping at rear crner f Building 1 Better t extend beynd building by at least 6 if practical Landscaping near buildings Clearance between wd and sil Cde requires mulch/sil t be 8 belw wd structural framing and 6 belw wd sheathing r siding Difficult t maintain this clearance if building is t lw increase clearance as practical Mulch/sil in clser prximity in many lcatins as shwn in example pht f building 1 belw In sme lcatins, mulch is higher than wd siding as shwn in building 2 pht 26 P a g e

30 Wd mulch adjacent t buildings Recmmend eliminating in favr f stne Wd mulch decmpses and in effect raises grade clser t wd which shuld be avided Wd mulch can als harbr artillery fungus Fungus can leave small brwn spts f siding and create aesthetic prblems N artillery fungus spts were nted Massachusetts law fr building with 7 r mre units prhibits wd mulch within 18 hrizntal distance f building Stne adjacent t building reduces risk f fire started by careless dispsal f smking materials Parking: Parking lt in gd cnditin Replaced in 2015 per client Investigate safer and mre effective speed bumps Additinal parking Assciatin can cnsider allwing parking in frnt f garage units t increase parking capacity There appears t be enugh space t allw parking f vehicles in frnt f garage drs Adequate spacing shuld be verified by civil engineer Cnsult fire department fr any access issues relating t parking in frnt f garages Parking in frnt f garages 7 and 8 wuld nt allw dumpster servicing in current cnfiguratin Any recmmendatins and suggestins prvided in the General Engineering Cnditin Reprt are nt a design but shuld be cnsidered and evaluated by cmpetent prfessinals as part f the strategies needed t slve prblems related t the assciatin bserved while cnducting the site visit(s). These recmmendatins are nt all encmpassing and are nt a substitute fr a thrugh inspectin, analysis and design. These recmmendatins are based n experience with similar prblems and slutins. N destructive testing/explratin was perfrmed during site visit(s). 27 P a g e