HomeMy WebLinkAbout1418 WINTERGREEN WAY - CORRESPONDENCE - 12/3/1996 (5)December 3, 1996
Mr. Brian Fields
1418 Winter Green Way
Fort Collins, Colorado 80524
RE: Residence 1418 Winter Green Way
Fort Collins, Colorado
Project No. 20966209
Dear Mr. Fields
11erracon
CONSULTANTS WESTERN, INC.
EMPIRE DIVISION
P.O. Box 503 • 301 N. Howes
Fort Collins, Colorado 80522
(970)484-0359 Fax (970) 484-0454
Larry G. O'Dell, P.E.
Neil R. Sharron, C.P.G.
On December 3, 1996 a representative of Terracon Consultants Western, Inc., visited
the referenced site as requested. The purpose of this visit was to determine the cause
of the moisture in the crawl space and its affect on the structural integrity of the building.
The house is a one story wood frame structure with a cast in place crawl space
foundation and an attached 2 car garage. The crawl space foundation is an 8" voided -
grade -beam. We understand the house is less than one year old.
Observations revealed moisture on the crawl space walls and on the bottom of the floor
joists and floor sheathing in several locations. The soils at the perimeter on the crawl
space were moist. The crawl space was not equipped with a vapor barrier. The
insulation on the walls on the crawl space was batt insulation with the vapor barrier
against the foundation wall. The portions of the foundation walls visible exhibited no
signs of structural distress.
Minor drywall cracking was noted in a few locations on the first level of the house. It is
our opinion the size and number of cracks are consistent with what can be expected in a
new home and do not indicate structural distress. Discoloration of the linoleum was
noted in the bathroom on the south end of the house. Some unevenness of the subfloor
was also evident.
The drainage around the exterior of the foundation was good except for a low spot on
the north side of the crawl space. The drainage at the east side near the south end was
somewhat flat and grass is planted up to the foundation in this area. Staining of the
siding was noted on the north garage wall. The possibility of a roof leak should be
investigated in this area.
Based on our observations it is our opinion the moisture in the crawl space is probably
the result of surface water reaching the crawl space from the exterior through the
foundation wall backfill. Soil moisture due to capillary action may also contribute. The
lack of a vapor barrier on the crawl space subgrade allows for the soil moisture to
evaporate then condensate on the foundation walls and floor system. The insulation
Offices of The Terracon Companies, Inc. Geotechnical, Environmental and Materials Engineers
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