HomeMy WebLinkAboutEngineer ReportFORENSIC ENGINEERING REPORT
Regarding: Lenox Trace HOA
11760 Glenbrook Ct.
Carmel, IN 46032
Client: West Bend Mutual Insurance
Reference Number: AK64092
Nederveld File Number: 19801818
June 21, 2019
Z�- k--
Landon Rife, PE William J. Boucher, PE
Nederveld, Inc. Nederveld, Inc.
Forensic Engineer Forensic Engineer
Professional Engnnce (PE)— License No. PEI 1400317 Professional Engineer (PE)— License No. PE10001170
Licensed by the State oflndiano Licensed by the State oflndiatia
t \
NE0ERVELD
800.222.1968 . awn.nederveld.com
Table of Contents
Purpose and Scope
Results of
Conclusion
l
Assignment Details
Based on a May 24, 2019, request, a site visit at 117 Glenbrook Court, Carmel, Indiana, was conducted on May 31,
2019, by Mr. Landon Rife, PE, with Nederveld, Inc. Mr. John Thompson, the owner of unit 208; Ms. Susan Martin -
Gibbons, the owner of unit 104; and Mr. Jay Strum and Brian, contractors with Hay+Sons, were present during our
site visit.
We were informed by the representative of our client that a tree impacted the subject condominium structure. The
reported date of loss was not provided.
Purpose and Scope
The purpose of our investigation was to determine the extent of damage to the structure caused by the tree strike,
including faming damage and drywall damage in the condo units. We are also asked to provide a plan of repair for
framing members.
The scope of our investigation included the following:
I ) An assignment received on May 24, 2019, from the representative of am client, including instructions regarding
the purpose and scope of our investigation.
2) A site visit completed on May 31, 2019, which included a visual inspection, taking photographs and
measurements, and discussions with parties present.
3) A subsequent telephone conversation with the assigned representative of our client.
4) The preparation of the written report of our findings.
5) 371 photographs are on file.
Results of Investigation
At the time of our site visit, Mr. Strum provided the following information:
I) The tree strike took down a chimney chase on the roof.
2) The tarpon the roof was installed by Hay+Sons and covers the area where the chimney chase was.
3) All the drywall within the affected condo units was intentionally removed by Hay+Sons for airflow to aid in
drying.
4) The ceiling in the second -floor unit is double 5/8" thick drywall and was removed because it cannot be dried.
Mr. Thompson provided the following information:
1) They have owned unit 208 since October of 2018.
2) The back patio door does not open well after the tree impact.
3) During a follow-up telephone conversation, he stated the following concerns:
a) There are cracks in the back deck boards and they need replaced,
b) The crack in his west office wall is getting longer, but not wider.
C) His wife and Ms. Martin -Gibbons, in the first -floor unit, are hearing cracking sounds originating from the
north exterior wall.
Ms. Martin -Gibbons provided the following information:
1) They have owned unit 104 for one year.
2) Hay+Sons was unable to dry the flooring in their living room, so it was taken up. After removing the flooring,
a crack in the concrete floor was discovered.
3) The back patio screen door has been tough to open and close since the tree impact.
4) She and a painter were looking at all the condo unit walls the week prior to the tree impact. So, she knows the
cracks in the office ceiling are new.
Reference q: AK64092
June 21, 2019
Page 1
We made the following general observations:
1) The subject structure is a two-story, multi -family, residential, condominium complex. The structure is clad with
brick veneer and composite siding. Asphalt composition shingles cover the roof.
2) For reference in this report, the front of the structure is considered the east elevation.
3) The main roof of the structure is a 5/12 pitched stepped gable with accent gables on each roof slope.
4) Gutters are attached to the eaves with downspouts at various discharge locations.
We noted the following during our exterior evaluation:
1) Along the back (west) elevation, displaced and dented gutters and displaced and fractured wood fascia, resulting
from the recent tree impact.
2) A first -floor patio with overhead wood -framed second -floor balcony is located on the back (west) elevation of
the structure. The balcony floor structure is comprised of 2x8 dimensional lumber joists, spaced at 16" on -
center, and spanning in an east -west orientation. Thejoists' west ends cantilever over 2x 10 dimensional lumber
beams The east ends of the joists are framed to a 2x 10 ledger beam (undamaged by the event). A painted 2x 10
rim joist encloses the west end of the balcony, and exhibits scuffs and cracks with recent presentation.
a) Fractured and displaced deck boards and handrail members, resulting from the recent tree impact.
b) Splitting and checking of the beam. Debris is present within the cracks and the edges are faded, indicating
an aged occurrence.
c) Crocks and separations in the wood wrap of the column support. The cracks display sharp and clean edges,
indicating a recent occurrence. No evidence of displacement of the column support was observed.
3) The rafter tails and soffit above the back second -floor balcony have been displaced from the recent tree impact.
We made the following roof observations:
1) The roof of the structure is covered with an estimated 30 -year warranty, laminated, fiberglass -reinforced,
asphalt composition shingle.
2) The shingle units are 38-3/4" in width with a typical 5-1/2" exposure.
3) The shingles were noted to be in serviceable condition with expected age-related deterioration, including surface
granule loss and edge wear.
4) An approximately 17' by 24' area of the roof is covered with a tarp, secured with face -fastened nails.
5) A localized area of displaced siding and fascia on the north gable step-up wall adjacent to the location of the
recent tree impact.
We noted the following during our interior evaluation (all plumb measurements were made with a 4' carpenter's
level):
D Upon entering through the main entrance, each unit consists of a similar floorplan (moving clockwise): an
entryway (southeast comer), bathroom, bedroom (southwest comer), living room, office, master bedroom
(northwest comer), master bathroom (northeast comer), utility room, and kitchen.
2) Access to the attic was made via a removed section of ceiling located within the bedroom of the second -floor
unit 208. Within the attic, we observed the following:
a) The roof structure is comprised of metal plate -connected 2x4 dimensional lumber trusses spaced at
approximately 24" on -center, supporting oriented strand board (OSB) roof sheathing.
b) The roof trusses span in an east -west orientation.
c) For reference in this report, the trusses are numbered sequentially, beginning with the north step-up gable
wall truss as TO, then moving south to TI, T2, and so on.
d) Fractured and displaced trusses we present in the west slope top chords TI through T9 and the west slope
bottom chords TO through T5.
e) Fractures and punctures of the OSB roof sheathing were observed at locations corresponding with the roof
truss fractures.
3) Within the second -floor unit bedroom and attached closet:
a) Removed sections of drywall from the ceiling and walls. The sections are covered with plastic and sealed
at the edges with tape.
4) Within the second -floor unit living room:
Reference 9:: AK64092
June 11, 2019
Page 2
a) Removed sections of drywall from the ceiling and west wall around the patio door. The sections are covered
with plastic and sealed at the edges with tape.
b) The west wall measured plumb at the north and south ends of the wall.
5) Within the second -floor unit office:
a) Crack in the west wall originating from the southwest comer of room, at the ceiling -to -wall interface. The
crack displays sharp clean edges, indicating a recent occurrence.
b) Displaced textured finish on the ceiling along the south end of the ceiling -to -west wall interface.
6) Within the second -floor unit master bedroom:
a) Removed section of drywall from the north wall, below the window. The section is covered with plastic
and sealed at the edges with tape.
7) Within the second -floor unit master bathroom:
a) Fractured floor tiles displaying sharp clean edges.
8) Within the stairwell south of the subject condo units:
a) Localized areas of cracks and separations in the walls. The cracks generally display curved and rounded
edges, indicating an aged condition. A crack and separation above the second -floor stairwell access displays
sharp clean edges.
b) Isolated bulges in the drywall and exposed nail heads within the walls.
9) Within the first -floor unit bedroom:
a) Isolated bulges in the drywall at the top of the walls. A portion of the bulges display cracking with sharp
clean edges, while other bulges display prior finish repairs.
10) Within the first -floor unit living room:
a) Removed sections of flooring along the west and south walls, exposing a concrete floor slab.
b) Cracks and separations in the concrete floor slab. The cracks originate from the south end of the patio door
and display oxidized and rounded edges, indicating an aged occurrence.
c) The west wall measured leaning outward approximately 3/8" in Tat the north end of the patio door opening
and 5/16" in 4' at the south end of the opening. The west wall measured plumb at the south end of the west
wall.
d) No remarkable cracking of the ceiling or walls.
11) Within the first -floor unit office:
a) Crack in the textured ceiling and along the ceiling -to -wall interface. The cracks are located on the east end
of the room and display sharp clean edges.
12) Within the first -floor unit utility room:
a) Crackandseparationintheheadjamb of the doorframe. The crack coincides with a splicejoint and displays
sharp clean edges and freshly exposed wood.
b) Crack in the wall originating from the top corner of the doorway. The crack displays curved and rounded
edges.
Conclusion
Based on our investigation, it is our opinion that the subject structure has sustained localized structural damages as
a result of a recent tree impact. The damage is considered repairable.
The following structural damages are the result of the recent tree impact:
I Fracturing and displacement of the north gable step-up wall truss (approximately 65' span).
2) Fracturing and displacement of localized regions on nine roof trusses located south of the north gable step-up
wall truss (approximately 65'span).
3) Fracturing and displacement of approximately 256 square feet (eight sheets) of plywood roof sheathing.
4) Cracking and puncture of the second -floor balcony deck boards (approximately 50 square feet).
5) Fracturing and displacement of the second -floor balcony handrail (approximately 18 linear feet of railing).
6) Cracked 2x10 rimjoist along west edge of second -floor balcony (approximately I 1 linear feet).
Concerning the reported drywall damage in the subject units, the wall and ceiling finishes have sustained localized
cosmetic cracks resulting from the recent tree impact. The cracking extent indicates the damage is not structural in
R fence #: AK64092
June 11, 2019
Page 3
nature and is considered repairable with patching and painting. Additionally, the second -floor unit has
approximately 209 square feet of drywall that was removed.
The following is a general protocol plan for structural repairs intended for the purposes of cost estimating only, and
shall not constitute Nederveld's involvement as Engineer of Record for the reconstruction (this is an additional
service that can be provided upon request). This report does not address water restoration, mechanical, electrical,
or all architectural work that may be required to restore the home to its pre -impact condition.
I) All work should be performed by an experienced contractor and subcontractors with at least five years of
experience performing similar structural framing restoration work.
2) Contractors should provide all necessary shoring and bracing, as well as temporary facilities and controls, to
safely perform the work and avoid damage or disruption of otherwise undamaged area of the building.
3) All work should be in accordance with the latest adopted edition of the Indiana Residential Code as well as any
local jurisdictional building department requirements including any necessary permits.
4) Install approximately 304' (total) of new sistered 2x4 dimensional lumber (SPF No. 1/No. 2, or better) at top
chord (TC) and bottom chord (BC) fracture locations (each face) noted below:
a) T 1, T2, T3, T4, T5, T6, and T9— approximately 10' of TC sisters from west end to first metal plate connector
(MPC)/panel point.
b) T7 and T8 — approximately 17' of TC sisters from west end to second metal plate connector (MPC)/panel
point.
c) TO, Tl, T2, T3, T4, and T5 — approximately 8' of BC sisters from west end to first metal plate connector
(MPC)/panel point.
5) Install new oversized 3/4" plywood gussets, both sides, at the top and bottom chord first MPC locations from
the west, on trusses TO through T9.
6) Remove and replace approximately 256 square feet of roof sheathing (and associated roofing material) along
the west slope eave. Rebuild of the eave and drainage eave soffits will be incidental to this region of work.
7) Replacement and/or re-attacluncnt of other non-structural items (ceiling and wall gypsum board, roofing
assembly) will be incidental to this work. Additionally, the second -floor bathroom floor files exhibit non-
structural fracturing resulting from the tree strike event.
The information contained in this report is based on information available at the time that this report was prepared.
Nederveld, Inc., reserves the right to amend and/or modify this report if new and/or significant data becomes
available that impacts the situation and parameters of this investigation.
Our services were performed using the degree of skill normally exercised by practicing professional individuals in
this area and similar locales. No other warranty is either expressed or implied.
This information presented in this report is time dependent, and conditions can change. Reliance on or any use of
this report by anyone other than with our client, its successors, and/or assigns, is prohibited and, therefore, not
foreseeable to Nederveld, Inc. Any such unauthorized reliance on or use of this report, including any of its
information or conclusions. will be at the third party's risk. For the same reasons, no warranties or representations.
expressed or implied in this report, are made to any such third parry.
Reference #: AK64092
June 21, 2019
Page 4