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Home My WebLink AboutFoundation Report 3576 Hintocks Cir 18456 8-8-18 7225 Woodland Drive, Suite 200, Indianapolis, Indiana 46278 · (317) 297-5610 · Fax (317) 297-2942 www.sceindy.com Wednesday, August 8, 2018 Ken Beckley 3576 Hintocks Circle Carmel, IN 46032 Re: 3576 Hintocks Circle – Foundation Evaluation SCE Job #18456 Dear Ken: As you requested, I visited the property at 3576 Hintocks Circle in Carmel, Indiana on August 7, 2018. The purpose of this evaluation was to evaluate the existing house foundation walls and slab (see Photos 1-3). The house framing structure was recently destroyed by a fire and has been removed. You asked me to provide a professional opinion on whether the foundations can be re- used for reconstructing the home. It is my opinion that the house foundation walls, basement floor slab, and footings are generally adequate to be re-used for re-constructing the house. Some localized repairs are required as noted below: 1. Localized patching and repair of the concrete walls is needed at various locations. The concrete walls should be patched and repaired back to its original dimensions. Small repairs can be made with repair mortar and compatible bonding primer (see Photos 4-9). Larger repairs should be made as noted on the annotated photos (see Photos 10-12). 2. The top course of the concrete block foundation wall around the garage should be removed and replaced with new concrete block (see Photo 13). New cast in place anchor bolts should be installed when the block is replaced. Do not use post installed anchors in 4” concrete block. 3. New anchor bolts need to be installed in the existing concrete walls at all locations required for anchorage of the house framing by the Indiana Residential Code (see Photo 14). Additional anchoring information is as follows: a. The existing anchor bolts should be ground off flush with the top of the concrete. b. The new anchor bolts should ½” diameter Simpson Titen HD anchors with 4 1/4” minimum embedment into the existing concrete. Use mechanically galvanized anchors where in contact with treated lumber (model number ending in HMG). c. Install with minimum edge distance and end distance in Wednesday, August 8, 2018 Ken Beckley Re: 3576 Hintocks Circle Foundation Evaluation SCE Job #18456 Page 2 compliance with the manufacturer’s installation instructions. d. Do not substitute other types of post installed anchor bolts without review and approval by a structural engineer. e. Where the new anchor bolts will be installed at small patches and repairs in the concrete that are not doweled into the original concrete, provide longer anchor bolts so that the anchor bolt will embed 4 1/4” minimum into the original concrete below the patch. 4. There are some cracks in the basement walls and concrete floor slab (see Photos 15-17). These appear to be due to normal concrete shrinkage and do not require repair. These likely occurred shortly after the house was originally constructed and are not a result of the fire or demolition. Some other information, cautions, and limitations on rebuilding the home are noted below: 1. According to you, the house was originally constructed in 1999-2000. The Indiana Residential Code (IRC) requirements for foundations at that time were generally the same as they are for current code. Assuming the concealed portions of the foundation were built to the IRC requirements in effect at the time of construction, the foundations should be adequate to meet current code requirements. The visible portions of the foundations appeared to meet current IRC requirements and appeared to have performed adequately for the original house. 2. The re-built house should be no taller than the original house. The original house appears to have been two stories based on aerial photos of the site. 3. The new house framing configuration must match the original house framing configuration (framing span directions and span lengths, beam and column locations, etc.). If the original framing plans are not available, the new framing configuration must be evaluated with respect to the existing foundations. Due to the size of the home there may be large concentrated loads that will need to be accommodated. Additional investigation of the foundations may be required to determine whether the foundations are adequate for the concentrated loads. 4. The basement walls are vulnerable to damage with the floor framing removed. The floor framing acts as a brace for the foundation walls to resist lateral earth pressure on the walls. I checked the walls for plumb during my site visit and no movement was found. The walls should be re-checked for plumb prior to installing the new floor framing. Notify a structural engineer prior to proceeding if any of the walls are found to be Wednesday, August 8, 2018 Ken Beckley Re: 3576 Hintocks Circle Foundation Evaluation SCE Job #18456 Page 3 out-of-plumb. Additionally, heavy construction equipment should be kept away from the basement walls (at least 15’ away) until the new floor system is completely constructed. Please let me know if you need any additional information. Sincerely, SILVER CREEK ENGINEERING, INC. Matthew L. Owen, P.E. Senior Professional Engineer Attachments: Photos 1-17 Photo 1 - House number Photo 2 - Existing foundations (looking east) Photo 3 - Existing house foundations (looking south) Photo 4 - Localized damage to foundation – patch to original dimensions Photo 5 - Localized damage to foundation – patch to original dimensions Photo 6 - Localized damage to foundation – patch to original dimensions Photo 7 - Localized damage to foundation – patch to original dimensions Photo 8 - Localized damage to foundation – patch to original dimensions Photo 9 - Localized damage to foundation – patch to original dimensions Photo 10 - Damaged foundation wall requires repair To repair larger missing sections of concrete, I recommend the following: 1. Saw-cut or grind down the damaged section to square off the repair area. 2. Drill in #4 dowels and epoxy in place with Simpson Set-XP or Hilti HIT-HY 150 adhesive. Embed the rebar at least 4” into the existing concrete. Center the rebar in the thickness of the wall. 3. Provide at least one #4 bar each way (horizontal & vertical) at each repair area. Locate the bars at least 4” from the end or top of the wall. Provide additional bars for larger repairs so that the bar spacing does not exceed 12” on center. 4. Clean the concrete surface, install temporary forms, and prime surface of existing concrete at new concrete interface with concrete binder. 5. Pour repair with new 3,000 psi concrete mix and allow to cure normally before removing forms. Photo 11 - Damaged foundation wall requires repair See Photo 10 for repair instructions. Photo 12 - Damaged foundation wall requires repair See Photo 10 for repair instructions. Photo 13 - Garage foundation wall The top course of the concrete block foundation wall around the garage should be removed and replaced with new concrete block. New cast in place anchor bolts should be installed when the block is replaced. Do not use post installed anchors in 4” concrete block. Photo 14 - Damaged anchor bolt All existing anchor bolts in the concrete foundation walls must be replaced. See the main body of this report for specific recommendations. Photo 15 - Shrinkage crack in concrete wall – no repair required Photo 16 - Shrinkage crack in concrete wall – no repair required Photo 17 - Shrinkage crack in concrete slab – no repair required