HomeMy WebLinkAbout301 S Sherwood St - Special Inspections/Engineering - 02/19/2004Weeks & Associates, Inc.
Structural Engineers
February 19, 2004
Ms. Hilary Foshee
307 S. Sherwood
E
ollins, Colorado 0521
301 S. Sherwood
Fort Collins, Colorado
On February 19, 2004 1 visited the referenced site as requested. The purpose of this visit was
to comment on the structural condition of the foundation.
BACKGROUND
The structure is a one-story wood framed residence with a partial basement and partial crawl
space. It is estimated the house is 90 to 100 years old.
OBSERVATIONS
Observations around the exterior of the structure indicate some areas of distress in the
foundation in the north and west wails and to a lesser extent at the southeast corner. There is a
separation crack in the foundation at the northwest corner, a crack in the west wall and a gap
between the top of the west foundation wall and the framing. A crack is present in the north
foundation wail near the east end. Outward rotation of the top of the north foundation was
observed at the east and west ends and at the north end of the west wall. Minor separation of
the foundation from the framing was noted at the southeast comer.
The basement foundation consists of a combination of concrete, sandstone rubble and concrete
block. The concrete block wall appears new and has been placed between the crawl space and
the basement.
The following deficiencies were noted in the basement.
• The concrete retaining wall at the north wall is cracked and bulges inward.
• There is a cut joist and some rot in the floor sheathing under the bathroom near the furnace.
• The crawl space beam is inadequately supported.
Observations on the main level indicate a significant slope in the floor towards the center of the
house near the bathroom. The low point has been supported in the basement with the new
concrete block wail. However it appears the floor was not re -leveled, only supported in place.
The house is equipped with gutters and downspouts. The grade away from the foundation is
somewhat flat and the downspouts do not have extensions.
Weeks & Associates, Inc. 300 Boardwalk, Building 3, Unit D Fort Collins, CO 80525 (970) 225-2422
Foshee
Page 2
OPINIONS
Weeks & Associates, Inc.
Based on site observations it is my opinion the distress in the foundation walls is the result of
settlement of the foundation probably caused by water reaching the foundation soils due to the
poor drainage. The settlement at the west wall is likely related to the sewer line beneath the
foundation. Leaking of the line and/or consolidation of the trench backfill is probable cause of
the settlement. The magnitude of the settlement at the west wall is severe, while the settlement
at the other noted locations is moderate to slight and is not uncommon for a house of this age
and construction.
The cracked and bulging retaining wall in the basement is potentially unstable and will
eventually require reinforcing. Failure of the wall will result in undermining of the foundation in
this area.
The slope in the main floor was likely caused by inadequate support of the floor beams probably
related to the excavation of the basement area. The floor in this area now appears to be
adequately supported.
RECOMMENDATIONS
The following items are recommended to stabilize the structure and to prolong the life of the
structural elements.
• The north end of the west foundation wall should be rebuilt with a new concrete wall and will
likely need to be underpinned with steel piers due to the presumably poor soil conditions
around the sewer line.
• The concrete retaining wall at the north side of the basement should be reinforced or
replaced with a new concrete or concrete block wall.
• The beam in the crawl space should be properly supported with concrete pads and columns.
• Adding new joists is recommended to reinforce the cut floor joist under the bathroom. The
rotten flooring should be replaced.
• The drainage should be improved around the exterior of the house and downspout
extensions should be provided to reduce the amount of surface water reaching the
foundation.
• The cracks in the foundation should be sealed with a flexible sealant.
Jacking the floor up and supporting the floor structure on the existing masonry wall could
complete re -leveling the floor on the main level. However significant cracking in the finish on
the main level should be expected and the dropped ceilings would be out of level.
It should be noted that buildings of this age and construction type require periodic maintenance
to the structural elements especially the foundation.
Foshee Weeks & Associates, Inc.
Page 3
GENERAL COMMENTS
This report has been prepared based on observations of the portions of the structure visible and
with generally accepted engineering practices in the area. Should different information become
available the opinions and recommendations contained in this report should be reviewed and
modified or supplemented as necessary.
If I can be of further assistance please contact me.
Associa
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G. Weeks, P.E.
tural Engineer "
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