Building Condition Assessment: West Lexington Street Baltimore, Maryland

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1 KPA The Joint Venture of EBA Engineering, Inc. and Kennedy Porter & Associates, Inc Seton Drive, Baltimore, MD Phone: ( ) Fax: (410) Building Condition Assessment: Baltimore, Maryland May 7, 2012

4813 Seton Drive, Baltimore, MD 21215 Phone:

2 EXCUTIVE SUMMARY The roof is leaking at throughout. No leaking was observed at windows. The front wall has open mortar joints and cracked stone units. Exterior walls are structurally sound. There is no danger of failure of structural elements. Opinion of Cost: Immediate Repairs Structural Stabilization Repairs: None required None required Building Envelope Repairs: $59,000 Total: $59,000 Prepared by Kennedy, Porter and Associates, Inc. Page 1

There is no danger of failure of structural elements.

3 STRUCTURE DESCRIPTION The building is approximately 158 x 70, with three stories over a basement. It was reportedly constructed circa The building s structure consists of brick masonry exterior walls and wood framed floors. The north face of the building finished with decorative stone. The premises are currently vacant; its most recent uses include offices and retail stores. We have reviewed available information provided to us by Baltimore City about the building. This information was limited to tax records, historic fire insurance maps and land eligibility reports provided by CHAP. INSPECTION OBSERVATIONS Building was inspected by the joint venture of EBA Engineering, Inc. and Kennedy, Porter and Associates, Inc. on May 2, Our inspection was visual in nature, and was limited to accessible structural elements. Façades were inspected from grade using binoculars. Roofs were accessible and were included in our inspection program. No finishes were removed and no probes were made to determine structural conditions. Figures 1 and 2 show general exterior conditions and photograph locations. The structure is in overall fair to good condition. Observed deficiencies are summarized as follows: Roof Appurtenances Roof Framing The roof is generally flat, and is covered with a membrane roofing system. There are many penetrations through the roof for mechanical equipment (see Photo 1and 2). Steel dunnage supporting mechanical equipment over the roof is in generally fair condition. Paint is peeling throughout and minor corrosion was observed. The upper stair well roof exhibits membrane deterioration and is not able to repel water (see Photo 3). The roofing membrane has generally failed throughout. Active leaks were noted in the fifth floor ceiling below. Standing water was noted against the south parapet near the building s middle. Water damage from leakage was observed along the south wall at two locations (one east of the elevator and over the stair tower (see Photo 3). At these locations, wood plank roof sheathing has been damaged and will require replacement (see Photo 4). Wood roof rafters have minor deterioration. Floor Framing Water damage continues down to the third and second floor framing. Wood plank sub-floor is damaged and leaks in these areas. The second floor southwest corner area exhibits partial failure due to heavy loads imposed on deteriorating floor framing (see Photo 5). Prepared by Kennedy, Porter and Associates, Inc. Page 2

The premises are currently vacant; its most recent uses include offices and retail stores. We have reviewed available information provided to us by Baltimore City about the building.

4 Foundations There are numerous areas that exhibit water damage throughout the third, second, and first floors (see Photos 6-9). No signs of differential settlement, bowing or cracking were observed in the masonry foundation walls (see Photo 10). There are several reinforced concrete beams that exhibit wide horizontal cracks (see Photos 11-14). There are several loose and broken treads in the basement level stair well (see Photo 15). The concrete basement slab exhibits uplift, cracking and settlement in two locations (see Photos 16-18). Interior Bearing Walls Interior walls were concealed by finishes, but no signs of distress, such as settlement or cracking, were noted in these finishes (see Photo 19). South Elevation The south façade consists of common brick. There are step cracks in the brick and mortar joints at the top portions of the wall (see Photos 20 and 21). The cracking at the east end continues horizontally into the east façade plastered finish (see Photos 21 and 22). There are areas of missing brick and deteriorating mortar at the base of the wall, with concrete spalling located along an exit door threshold ( see Photos 23 and 24). Rear (East) Elevation The east elevation consists of common brick. The brick is in generally satisfactory condition, although there are random areas of spalled bricks (see Photo 9). The steel fire escape at this façade is in generally fair condition. Left (North) Elevation The North elevation features three recessed entries. The second and third stories have decorative stone work finishes that exhibit numerous cracks and deteriorating mortar. Several of these locations exhibit vegetation growth (see Photo 25-29). There are two fractured parapet cap stones at the east and west portions of the north wall (see Photos 30 and 31). Interior leakage above the north store front framing in building 219 was observed during the time of inspection thru deteriorated members (see Photo 32). All window and door sashes, lintels, frames, and sills exhibit moderate to severe paint failure. Prepared by Kennedy, Porter and Associates, Inc. Page 3

There are several reinforced concrete beams that exhibit wide horizontal cracks (see Photos 11-14). There are several loose and broken treads in the basement level stair well (see Photo 15).

5 Recommendations: Our recommendations below refer to structural elements of the building only. These are based on conditions observed at the time of our inspection. Our Engineer s Opinion of Probable Cost included with the repair recommendations is schematic in nature, consistent with the level of detail provided in our general repair recommendations. Immediate Repairs These repairs are required to be performed immediately on an emergency basis in order to prevent an imminent collapse or because the noted conditions pose a safety risk to the general public. - None required Structural Stabilization Repairs These should be scheduled as soon as possible. These recommendations require action to prevent accelerated deterioration of the structure, or in order to prevent the development of dangerous conditions in the future. - None required Building Envelope Repairs These repairs should be performed in order to maintain the building s longevity and ensure its continued usability, in part or in whole. - Patch roofing system $8,000 - Repoint open mortar joints at front façade $36,000 - Repair cracked stone units at front façade $15,000 Total $59,000 Prepared by Kennedy, Porter and Associates, Inc. Page 4

Immediate Repairs These repairs are required to be performed immediately on an emergency basis in order to prevent an imminent collapse or because the noted conditions pose a safety risk to the

6 Figure 1: West Elevation Prepared by Kennedy, Porter and Associates, Inc. Page 5

7 20 21 Figure 2: North Elevation Prepared by Kennedy, Porter and Associates, Inc. Page 6

8 Photo 1: Roof Condition Looking North Photo 2: Roof Condition Looking South Prepared by Kennedy, Porter and Associates, Inc. Page 7

9 Photo 3: Deteriorating Roof Membrane Photo 4: Water Damage in Third Floor Ceiling at South Wall Prepared by Kennedy, Porter and Associates, Inc. Page 8

10 Photo 5: Collapsed Second Floor in Southwest Room Photo 6: Typical Water Damage in Floor Ceiling Prepared by Kennedy, Porter and Associates, Inc. Page 9

11 Photo 7: Typical First Floor Ceiling Photo 8: Water Damage in First Floor Framing Prepared by Kennedy, Porter and Associates, Inc. Page 10

12 Photo 9: Water Damage in Second Floor Framing Photo 10: Typical Basement Foundation Wall Prepared by Kennedy, Porter and Associates, Inc. Page 11

13 Photo 11: Cracking Concrete Beam in Basement Level Ceiling Photo 12: Cracking Concrete Beam in Basement Level Ceiling Prepared by Kennedy, Porter and Associates, Inc. Page 12

14 Photo 13: Cracking Concrete Beam in Basement Level Ceiling Photo 14: Cracking Concrete Beam in Basement Level Ceiling Prepared by Kennedy, Porter and Associates, Inc. Page 13

15 Photo 15: Broken Basement Steps Photo 16: Spalling Concrete Basement Slab Prepared by Kennedy, Porter and Associates, Inc. Page 14

16 Photo 17: Spalling Concrete Basement Slab Photo 18: Spalling Concrete Basement Slab Prepared by Kennedy, Porter and Associates, Inc. Page 15

17 Photo 19: Typical Condition of Interior Bearing Walls Photo 20: Cracking in West corner of South Façade Prepared by Kennedy, Porter and Associates, Inc. Page 16

18 Photo 21: Cracking in East corner of South Façade Photo 22: Cracking in West Elevation Prepared by Kennedy, Porter and Associates, Inc. Page 17

19 Photo 23: Deteriorating Mortar at Base of South Wall Photo 24: Spalling Concrete at Base of South Wall Prepared by Kennedy, Porter and Associates, Inc. Page 18

20 Photo 25: Cracked Stone Lintel in North Façade Photo 26: Deteriorating Mortar in North Facade Prepared by Kennedy, Porter and Associates, Inc. Page 19

21 Photo 27: Deteriorating Mortar in North Facade Photo 28: Cracked Stone Lintel in North Facade Prepared by Kennedy, Porter and Associates, Inc. Page 20

22 Photo 29: Cracked Stone Lintel in North Facade Photo 30: Crack in Parapet Cap Stone Prepared by Kennedy, Porter and Associates, Inc. Page 21

23 Photo 31: Crack in Parapet Cap Stone Photo 32: Interior North Face Water Damage at Window Lintel Prepared by Kennedy, Porter and Associates, Inc. Page 22

Building Condition Assessment: 109-111 North Howard Street Baltimore, Maryland

KPA The Joint Venture of EBA Engineering, Inc. and Kennedy Porter & Associates, Inc. 4813 Seton Drive, Baltimore, MD 21215 Phone: (410-358-7171) Fax: (410)358-7213 Building Condition Assessment: Baltimore,