1 Simpson Engineering A state licensed engineering firm F Allencrest Midway Lane, Dallas, Road, Texas Ste Telephone: Dallas, - Fax: TX Telephone: Fax: April 27, 2015 Justin Nelson State Farm Insurance P.O. Box Atlanta, GA RE: Your claim number: R-608 Simpson Engineering file number: Spoon residence, 5756 N. Dixie Blvd, Odessa, TX Water Damage Investigation Dear Mr. Nelson: At your request I inspected the Spoon residence on April 23, 2015 to assess reported structural or foundation damage caused by plumbing leakage. I was accompanied on the inspection by Mrs. Spoon and contractor Cal Spoon. Drawings and photographs are attached showing the observed conditions. Background The Spoon residence is a one-story, single family house of wood frame construction. The exterior finish is vinyl siding. Interior finishes are drywall with plywood paneling in the living room. The house has a pier-and-beam foundation which consists of concrete block perimeter beam and interior piers, supporting the structural wood floor frame and subflooring. For orientation purposes, the house is assumed to face west. It was built in 1960, according to the Ector County Appraisal District. Mrs. Spoon reported the following: She purchased the house in The rear bedroom addition, which has a similar pier-and-beam foundation, was in place at that time (photo 4). About ten years ago the garage was converted into a bedroom (photo 3). The interior of the house also was renovated, including new tile flooring and cabinets in the kitchen (photo 53). In March 2015 a hot water pipe leak was discovered in or under the wall between the kitchen and bathroom (refer to Drawing One). The leak was discovered when the interior of the house became hot and humid. The leak was repaired twice and additional leak repairs may be needed. Water for the Spoon residence is supplied by a private well, so there are no water bills to show water consumption history.
2 Inspection I inspected the interior and exterior of the house, including the foundation crawlspace. Visual examination was made of accessible materials and areas pertinent to this investigation. The inspection did not include destructive or invasive testing of materials or removal of appliances, furnishings, or wall and floor coverings. At the time of my inspection the kitchen cabinets and appliances had been removed (photo 18), along with portions of the drywall behind the cabinets and the plywood boards which had been under the cabinets (photo 20). Photo 53 shows the kitchen interior before the removal. On the exterior of the house I observed no evidence of structural movement or damage, and no gaps or separations between the original house and the rear addition and converted garage. Inside the house there are no significant drywall cracks. There is moisture damage to the drywall on both sides of the stud wall where the leak occurred (photos 18 and 16). All interior and exterior doors are functional. The door to the bathroom fits and latches properly (photo 11), but the bottom of the door drags on the floor (photo 12). The scrape mark caused by this dragging appears new, indicating there has been some recent distortion of the floor structure in that area (photo 43). The finished hardwood flooring in the living room does not show significant cupping or ridging due to moisture absorption (photos 10-14). The wood plank subfloor under the hardwood floor also does not show moisture damage (photo 46). In the kitchen, the floor slopes down from the center and rear toward the kitchen sink area, but the finish tile flooring is not cracked (photo 17) and the tile backsplash around the sink area is not cracked (photo 21). Inspection of the foundation crawlspace revealed significant past foundation repairs, including supplemental concrete blocks and shims and supplemental wood framing under the kitchen floor (photo 34). At the wall between the kitchen and bathroom the stud wall framing shows water leak staining but no structural water damage, and it should be noted that there is no water damage of any kind to the new lumber which was installed in that area when the kitchen was remodeled several years ago (photos 18, 31 and 32). Under the bathroom, there has been prior reconstruction of the floor framing (photos 37 and 40) and supplemental foundation support (photo 41). As in the kitchen remodel area, the newer lumber under the bathroom does not show any water damage. I observed a drip leak under the west end of the wall between the kitchen and bathroom kitchen (photo 38). There are no visible pipes or leak sources under the house at this location, so it appeared that the drip leak is in the plumbing stack wall. This observation is consistent with the owner s statement that additional leak repairs were expected. I made a topographic survey of the foundation using a laser level. Individual point elevations were measured throughout the house. The point elevations were adjusted to compensate for differences in floor covering thickness. The point elevations were then used to develop the surface elevation contours. The foundation is relatively level in most areas, except for a dip or sag area in the kitchen and bathroom. Total difference in elevation is 2.1 inches, measured between the highest point at the northwest front corner of the house and the lowest point in the kitchen-bath interior (refer to Drawing Four). Simpson Engineering file Spoon - State Farm Insurance claim number R-608 Page 2
3 The floor profile is shown pictorially on Drawing Five. It should be noted that on this drawing the vertical elevation differential has been magnified by a factor of ten to make the floor profile more discernible. If the floor profile were plotted without the vertical scale magnification, the floor would appear much flatter. Built-in split level conditions are not depicted. Analysis The facts and observations cited above show that the Spoon house has a history of foundation settlement and foundation repairs in the kitchen-bathroom area. The lack of significant cracking or gapping of the interior finishes indicates there has been minimal new movement. The effects of the recent hot water leak must be considered in this context. For example, the bathroom door still fits and latches but now drags the floor where it did not drag prior to the leak event. The lack of structural water damage to the stud wall framing and floor framing, especially the lack of damage to the remodel lumber, indicates that the leak was of relatively short duration and size. This conclusion also is indicated by the lack of notable cupping or warping of the hardwood flooring. Damage Summary and Repair Recommendations Repair all plumbing leaks and obtain a plumbing test report stating that there are no more active water or sewer leaks. Refer to Drawing One for the area affected by the recent water leak event. The following repair recommendations apply only to that area. 1. Drywall: replace water-damaged drywall on both sides of the stud wall between the kitchen and bathroom. 2. Stud wall framing and structural wood subfloor and joist framing: no water leak damage. 3. Finish hardwood flooring in living room: no water leak damage requiring removal or replacement in any area. Minimal surface ridging in the living room can be corrected by sanding and refinishing. 4. Finish flooring in kitchen, bathroom and other rooms - no water leak damage. 5. Foundation: Limited foundation adjustments (jacking and shimming) are needed under the kitchen and bath. The soil under the house must be completely dry and firm before foundation adjustments can be accomplished. The leak-related floor and foundation distortion can be repaired by corrective shimming individual existing concrete blocks. No new concrete blocks are required. No lumber or framing replacement is required. It is important to note that the house was not level prior to the recent plumbing leak, and that the interior and exterior finishes had been previously adjusted to fit the existing conditions. Therefore, the corrective leveling should be limited to restoring the foundation to its pre- Simpson Engineering file Spoon - State Farm Insurance claim number R-608 Page 3
4 leak profile. Care should be taken not to overcorrect; excessive jacking or leveling could cause new damage. Summary The following conclusions are indicated by the engineering facts and observations which are presented in this report: 1. The Spoon house has a history of foundation settling problems. There have been prior foundation repairs and structural floor framing repairs. 2. The recent water leak event caused non-structural water damage to drywall and cabinetry in the leak area (refer to Drawing One). Foundation adjustments are needed in the leak affected area. A scope of necessary water damage repairs is included in this report. Please let me know if I can be of further assistance in this matter. Edward M. Simpson, P.E. April 27, 2015 Simpson Engineering F-1607 EMS/mes Attachments: 5 drawings and 55 photographs This report presents professional opinion based on information and conditions which are readily available and observable. It is NOT A WARRANTY as to the present or future condition of the subject property. Simpson Engineering has no present or anticipated financial interest in the subject property, and has no financial interest in the disposition of any insurance or warranty claims which may involve the subject damage. Simpson Engineering file Spoon - State Farm Insurance claim number R-608 Page 4
5 Simpson Engineering file Spoon - State Farm Insurance claim number R-608
6 Simpson Engineering file Spoon - State Farm Insurance claim number R-608
7 Simpson Engineering file Spoon - State Farm Insurance claim number R-608
8 Simpson Engineering file Spoon - State Farm Insurance claim number R-608
9 Simpson Engineering file Spoon - State Farm Insurance claim number R-608
10 1: SW front - refer to Drawing 2 for photo locations : Front (west) elevation. 3: NW front, converted garage. 4: SE rear (addition).
11 5: South side - original house at left, addition at right. 6: Continuation of #5. 7: Detail of full uncovered septic tank. 8: North side (converted garage).
12 9: East side - covered back porch - main house at left, converted garage at right. 10: Living room - hardwood flooring does not show significant cupping or warping - underside shown in #46. 11: South end of living room with bathroom beyond. The floor is low in this area, with prior foundation repairs - underside shown in #42. 12: The bathroom door fits and latches, but drags on the uneven floor (note scratch at end of door).
13 13: Transition from wood floor in living room to tile floor in kitchen shows no damage or displacement. 14: View of living room floor from kitchen with front door in background - no visible cupping or warping - underside shown in #46. 15: Bathroom, corner next to kitchen - no vertical drywall seam damage; door fits and latches. 16: Bathroom, with kitchen sink area on other side of wall (photo 18) - mildew damage to drywall caused by hot water leak.
14 17: Overall view of kitchen - floor slopes from foreground to sink area in background, but tile is not cracked or loose - prior foundation repairs here. 18: Kitchen sink and cabinets removed to expose hot water leak area - underside shown in #29. Photo 53 shows kitchen before cabinets removed. 19: Right rear corner of kitchen - prior foundation repairs here - no water damage to framing lumber installed during previous remodel. 20: Plywood boards which were under the cabinets show stains caused by hot water leak.
15 21: Right rear corner of kitchen - no drywall seam damage or displacement of crown trim. 22: Continuation of #21, The tile backsplash joints in the corner are not gapped or sheared. 23: Unfinished hardwood where the cabinets were removed. 24: Left side of kitchen sink area, with bathroom on other side of wall.
16 25: Closer view of #24. 26: Left rear corner of kitchen - no vertical drywall seam damage or gapping of crown trim. 27: Continuation of #26, vertical drywall seam damage here. 28: SE bedroom, corner next to bathroom - no drywall seam damage or displaced crown trim.
17 29: Under the kitchen where the cabinets were removed - refer to Drawing 3 for photo locations : Kitchen sink drain trap and new water line - no water damage to newer lumber installed during previous remodel. 31: Looking up through the floor at the wall between bath (left) and kitchen (right). 32: Continuation of #31 - no water damage to new lumber.
18 33: Under the kitchen in front of the sink - supplemental foundation support, no water damage to structural wood subfloor and joist framing. 34: Left side of kitchen - prior foundation and framing repairs here - no water damage to newer lumber installed during remodel. 35: Under the kitchen sink area, looking west toward front of house - prior foundation repairs here. 36: New lumber installed under kitchen cabinet during previous remodel shows no water damage.
19 37: Continuation of #36. 38: Drip leak at right rear corner of kitchen observed during inspection. 39: Under the bathroom, with kitchen in left background - prior framing repairs here, new lumber shows no water damage. 40: Continuation of #39 - under the bathroom - previously replaced subfloor shows no water damage.
20 41: Bathroom - prior foundation repairs here. 42: Living room with kitchen in left background - prior foundation repairs here. 43: View from kitchen with living room beyond - prior foundation repairs here. 44: Other side of #44 - no water damage to structural wood subfloor and joist framing.
21 45: Under the living room with kitchen leak area in background. 46: Under the living room - uneven support conditions and prior foundation repairs. 47: Under the kitchen interior - prior foundation repairs here. 48: Continuation of #47.
22 49: Additional view of foundation repairs under kitchen. 50: Opening through perimeter block wall from kitchen into addition beyond. 51: Support conditions under the rear addition. 52: Continuation of #51.
23 53: View of kitchen cabinets and furnishings before removal (photos taken by others). 54: View of leak area under kitchen sink. 55: Continuation of #54.