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HomeMy WebLinkAbout5958 Garden Gate Way Engineers Report Schwarz Engineering Group www.schwarzinc.com ● P.O. Box 415 Fishers, IN 46038 ● 317-850-5133 January 28, 2020 Bill and Leslie Grace 5958 Garden Gate Way Carmel, Indiana Re: Foundation Evaluation Dear Mr. and Mrs. Grace, On January 28, 2020, I visited your property located at 5958 Garden Gate Way, Carmel, Indiana. The purpose of my visit was to evaluate the foundation and determine its suitability for re-use. The foundation remains after the demolition of your home following a fire. The foundation consists of a full-width basement on the west and a crawl space on the northeast. An unexcavated garage area is located on the southeast. Photos #1 through #4 show these areas from a vantage point in the southeast corner of the garage. Investigation and Observations: 1. The foundation for the exterior walls around part of the home, including the garage, consists of a 4”- wide concrete stem which previously supported the framed walls. This configuration exists in the areas where brick veneer was located. The elevated portion of the foundation exhibits localized damage in some areas of the garage (Photos #5 and #6). 2. Through-wall cracking was noted on the west wall and in the northeast corner of the garage (Photos #7 and #8). 3. A significant separation is visible between the north wall of the garage and the east wall of the basement (Photos #9 and #10). 4. A vertical crack is located near the west end of the north crawl space wall (Photo #11). The crack is wider at the top of the wall than at the bottom. 5. A vertical crack is located at the beam pocket on the east wall of the crawl space (Photo #12). 6. A primarily vertical crack is located in the east basement wall at the south edge of the wide opening between the basement and the crawl space (Photos #13 through #15). 7. A vertical crack is located below a beam pocket on the east wall of the basement (Photos #16 and #17). 8. Diagonal cracks are located above and below the window openings in the west wall of the basement (Photos #18 through #21). The epoxy which presumably previously adhered building materials to the foundation wall spans across the wall cracks (Photos #19 and #21). The west foundation wall exhibits inward movement (Photo #22). 9. The beam pocket seat in the northeast corner of the basement is damaged (Photo #23). 10. The concrete basement floor slab exhibits various cracking which has been sealed (Photo #24).  Page 2 January 28, 2020 Discussion and Conclusions: Item 1: The localized damage to the concrete stem wall of the brick ledge may be repaired using formed and poured concrete and/or proper concrete patch material. Depending on which material is used and the size of each particular repair area, the new patch material may require dowel bars to provide adequate strength. This type of work must be completed by a qualified contractor. Item 2: This cracking is consistent with the rather common cracking that is related to the shrinkage of concrete. It does not appreciably affect the integrity of the foundation walls and does therefore not require repair. Item 3: The significant separation is the result of westward movement of the basement wall. In the absence of the first floor system, the top of the basement walls are not properly held in place and such inward movement is possible. The noted movement may have occurred prior to the original installation of the first floor system. This wall will again become stabilized if/when a new first floor system is installed. The current degree of movement of this wall has not caused the wall to be damaged or lessened its integrity. The wall should be stabilized such that no additional movement occurs which may result in damage. Item 4: This crack, being wider at the top than at the bottom indicates that the northeast corner of the crawl space has settled. The timing of the settlement is unknown. The only means to assuredly prevent additional settlement is for this area of the foundation to be stabilized through the installation of a piering system. A specialty foundation stabilization company should be contacted for consultation in this area. Items 5, 6 and 7: See Item 2 above. Item 8: The diagonal cracks in the long, west basement wall are consistent with and caused by the inward movement of the wall. This condition is similar to that discussed in Item 3, although to a greater extent which has resulted in stress-related cracking (as opposed to being related to shrinkage). The diagonal cracks occurred prior to the application of the surface-applied epoxy, with no additional movement since that time. However, since these cracks have resulted from a greater degree of inward wall movement, I recommend that they be repaired through epoxy injection, which should be completed by a qualified contractor. Item 9: See Item 1 for repair recommendations. Item 10: See Item 2 above. Summary: With the recommended repairs, the existing foundation may be used to support a new home. However, a design professional should be involved in the design of the new home to ensure that the foundation loads which result from the new framing layouts may be adequately supported by the configuration of the existing foundation. I appreciate the opportunity to be of service. Please contact me if you have any further questions or comments.  Page 3 January 28, 2020 My opinion, stated herein, is limited to those issues discussed. Other issues regarding the construction, if any, are beyond the scope of this letter. Regards, Schwarz Engineering Group John D. Schwarz, PE Structural Engineer Indiana Registration Number 19800160 Schwarz Engineering Group Page 1 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 1: Photo No. 2: Schwarz Engineering Group Page 2 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 3: Photo No. 4: Schwarz Engineering Group Page 3 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 5: Photo No. 6: Schwarz Engineering Group Page 4 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 7: Photo No. 8: Schwarz Engineering Group Page 5 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 9: Photo No. 10: Schwarz Engineering Group Page 6 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 11: Photo No. 12: Schwarz Engineering Group Page 7 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 13: Photo No. 14: Schwarz Engineering Group Page 8 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 15: Photo No. 16: Schwarz Engineering Group Page 9 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 17: Photo No. 18: Schwarz Engineering Group Page 10 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 19: Photo No. 20: Schwarz Engineering Group Page 11 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 21: Photo No. 22: Schwarz Engineering Group Page 12 of 12 5958 Garden Gate Way, Carmel, Indiana Photo No. 23: Photo No. 24: