Lighthouse Engineering, L.L.C.

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1 Monday, May 07, 2012 Lighthouse Engineering, L.L.C. Michael Gandy, P.E. Registered Professional Engineer (TX: 95672) Registered Engineering Firm (F: 9334) Phone: Fax: Website: TO: Our Client RE: Initial Engineering Evaluation Foundation Performance Anywhere in North Texas The following report constitutes the engineering opinion requested on the foundation of the subject residence. This report has been prepared in general accordance with the requirements of a Level B survey as defined by the Texas Chapter of the American Society of Civil Engineers (ASCE) and the Texas Board of Professional Engineers (http://texasce.org/associations/10803/files/repairguidelines.pdf). This report is provided for the exclusive use of the person or persons this report was prepared for as shown above. We have no contractual relationship with, or obligation to, any party other than the party for whom this report was prepared. The purpose of this inspection was to evaluate the foundation and determine what, if any, foundation repairs are necessary. The foundation was visually inspected and a floor elevation survey was performed. The opinions contained herein are based on the experience and judgment of the writer, as well as conditions observed without taking soil samples, performing plumbing leak tests, removing floor or wall coverings, or performing invasive tests or procedures. The opinions offered herein are based solely on the observations made at the time of the inspection, and do not take into consideration any changes in the condition of the foundation after that date. This report does not predict or warrant the future performance of the subject foundation. You are encouraged to review the Agreements and Limitations attached to the end of this report for other important limitations and standard recommendations. Observations This structure is a two - story wood framed structure with brick veneer and siding on the exterior. The home has a hip roof and composition shingles. The interior walls are drywall with various finishes over the drywall including texture, paint and wallpaper. The foundation is a pier and beam. The home was constructed in 1985 per the Dallas County Appraisal District Records. All directions in this report are annotated by left, right, front and rear as if looking at the front door Lighthouse Engineering Page 1 of 5

2 Lighthouse Engineering, L.L.C. Observations and Discussions: 1. Jason Conklin, EIT (under the direct supervision of Mike Gandy, PE) physically inspected the above referenced residence to make an evaluation of the current foundation performance and to offer recommendations for repair, if needed. I performed a Level B engineering analysis as defined by the Texas Chapter of the ASCE. I made careful observations of the interior and exterior for signs of drainage and foundation distress. I entered and accessed all of the crawl space areas. I performed an interior elevation survey denoted below and as shown on Drawing Pictures 1 and 2: The structure of the foundation beneath the crawl space access area is in poor condition. Multiple bucket piers were noted below make-shift block piers. The soils throughout the home were generally dry. Some moist areas were identified towards the front of the home. Pictures 3 and 4: The foundation contains a mix of pier types including poured-in-place piers, jack supports (at right of Picture 3), block and base, and bucket piers. The lumber beneath the home is also mixed in size and support installation. Numerous beams were noted to be bracketed to the concrete grade beam and lag-bolted together. The main beams generally run front left to right (when looking at the home) but change direction towards the rear half of the home (beams run front to back). This is clearly depicted on Drawing no Lighthouse Engineering Page 2 of 5

3 Lighthouse Engineering, L.L.C. 4. Picture 5: Close-up of end bracketed main beam. Picture 6: All jack supports were noted to be leaning off-center of the beam above jacks. A block and base pier is pictured to the right of the jack support. The pier is not in direct contact with the beam lumber. 5. Picture 7: Some poor attempts at foundation repair were made previously, possibly during a home remodel. The chicken wire mesh was installed to contain fiberglass batt insulation. Picture 8: Beneath the kitchen area most of the existing 2 x6 wood joists were noted to be joist hanger supported. This is recommended in the area beneath the master bathroom where sistering the existing joists is recommended. See Drawing no for the location of these joists to be sistered. 6. Picture 9: Access to the rear portions of the home were difficult due to numerous large ducts and plenums. The master bathroom plumbing can be seen towards the left of the photo Lighthouse Engineering Page 3 of 5

4 Lighthouse Engineering, L.L.C. Picture 10: The area beneath the master bathroom where sistering the existing joists is recommended. The current joists are 2 x8 joists with 2 x4 lumber sistered to one side of the 2 x8. Some joists were split and/or notched from plumbing work. Interior Elevation Survey Interior floor elevations were taken with a Technidea Pro-2000 Ziplevel. Elevations were recorded to the nearest.1-inch throughout the home. A benchmark of was established in the central hallway area and is shown on drawing no with a star. An adjustment was made for floor coverings if they were a different elevation than the floor covering at the benchmark location. Elevation differentials varied by a maximum of 1.5 vertical inches in fifty (50) horizontal feet. It should be noted that the elevation measurements include effects of elevation variation in the original construction which normally are 0.6 inches to 1.0 inches. A sketch of the house with the elevations is attached as Drawing Recommendations 1. Install (27) new 24 round by 24 high and at least 24 deep (below soil level) concrete Sonotube poured in-place piers. 2. Remove and replace approximately (61) linear feet (LF) of 2 x8 rim joist with new pressure treated (PT) lumber. 3. Remove and replace approximately (137) linear feet (LF) of 2 x4 sill plate with new pressure treated (PT) lumber. 4. Remove the existing main beam located near the front of the home and replace with approximately (38) linear feet (LF) of 3-2 x8 main beam using new pressure treated (PT) lumber. 5. Remove and replace with approximately (187) linear feet (LF) of 2-2 x8 main beam using new pressure treated (PT) lumber. 6. Sister approximately (12) 2 x8 x12 floor joists with new pressure treated (PT) lumber. Install (24) Simpson Strong-Tie LU26-2/4-16d face mount joist hangers beneath the existing and new joists. 7. Support approximately (190) square feet (SF) of subfloor with new pressure treated (PT) plywood lumber. 8. Re-shim and re-level all piers with new metal shims. 9. Install a surface drainage system to include (10) 12 x12 catch basins and 4 drain line. Direct both lines to discharge at the front street. Tie in all existing gutter downspouts to the new surface drainage system. Set catch basins slightly below soil level and contour soils to direct water towards catch basins. 10. Perform a post lift plumbing leak test and repair any plumbing leaks that are found Lighthouse Engineering Page 4 of 5

5 Lighthouse Engineering, L.L.C. Agreements and Limitations Use of this report for any reason implies consent to all agreements and limitations of this report. This report is the professional opinion of Lighthouse Engineering, LLC and is based upon a limited evaluation of the property. This report is provided for the exclusive use of the addressee. We have no contractual relationship with, or obligation to, any party other than the addressee of this report. This report does not constitute a structural warranty or performance contract with the purchaser of this report to or with any other party. It only states conditions observed at the time of the inspection. The evaluation of the property included a visual examination of the exposed interior and exterior finishes of the structure and the ground surfaces adjacent to the structure and to the taking of relative floor elevations. The taking and testing of soil samples was not included. Unless written in the report, the original design drawings and any design conditions were not known. Determination of construction to Building Code is best done during the original construction and is not a part of this evaluation. Testing for plumbing leaks was not performed but is recommended after foundation work is performed. It is possible that future repairs could be required for the subject foundation. This evaluation only addresses the current condition of the foundation. Lighthouse Engineering, LLC does not offer or imply any warranty for the repairs or for the repair company s acts or omissions or for any other person conducting the repairs. The fee collected is for this inspection only. Additional engineering services are available at an additional cost. Requests for these services must be made in a timely manner before commencement of work. Please contact this office for additional inspection scheduling and fee arrangements. Sincerely, Michael Gandy, P.E. 5/7/2012 Registered Engineering Firm F Lighthouse Engineering Page 5 of 5

6 THIS REPORT DOES NOT PREDICT OR WARRANT THE FUTURE PERFORMANCE OF THE FOUNDATION F/P MONO 0.1 GAR NON-MONO PATIO PRE-LIFT ELEVATION MEASUREMENTS MAY 4, 2012 Lighthouse Engineering BENCHMARK ELEVATION 0 INCHES ELEVATIONS ARE SHOWN IN TENTHS OF AN INCH Michael Gandy, P.E. Phone: Registered Engineering Firm F-9334

7 THIS REPORT DOES NOT PREDICT OR WARRANT THE FUTURE PERFORMANCE OF THE FOUNDATION LOCATION OF EXISTING PIERS LOCATION OF NEW PIERS REMOVE AND REPLACE APPROX. (61) LF OF 2"X8" RIM JOIST WITH NEW NON-MONO PATIO REMOVE AND REPLACE APPROX. (61) LF OF 2"X4" SILL PLATE WITH NEW REMOVE EXISTING BEAM AND REPLACE WITH APPROX. (38) LF OF 3-2"X8" MAIN BEAM WITH NEW MONO GAR X X X X X X X X X X X X F/P X X X X X X X X REMOVE AND REPLACE APPROX. (52) LF OF 2-2"X8" MAIN BEAM WITH NEW. VERY DIFFICULT ACCESS. SUPPORT APPROX. (190) SF OF SUBFLOOR WITH NEW PRESSURE TREATED PLYWOOD LUMBER REMOVE AND REPLACE APPROX. (76) LF OF 2"X4" SILL PLATE WITH NEW SISTER APPROX. (24) - 2"x8"x8' FLOOR JOISTS WITH NEW PT LUMBER. INSTALL (36) SIMPSON STRONG-TIE LUS d FACE MOUNT JOIST HANGERS REMOVE EXISTING BEAM AND REPLACE WITH APPROX. (135) LF OF 3-2"X8" MAIN BEAM WITH NEW INSTALL (27) NEW CONC. SONOTUBE POURED IN-PLACE PIERS. BASES 24" x 24" X 24" SET BELOW SOIL LEVEL. USE 12" DIAMETER SONOTUBE. USE (2) LAYERS OF (4) #3 REBAR TIED AND (2) #3 EXTENDED INTO SONOTUBE. USE 3000 PSI CONCRETE. RE-SHIM AND RE-LEVEL ALL PIERS. Lighthouse Engineering BENCHMARK ELEVATION 0 INCHES ELEVATIONS ARE SHOWN IN TENTHS OF AN INCH Michael Gandy, P.E. Phone: Registered Engineering Firm F-9334

8 THIS REPORT DOES NOT PREDICT OR WARRANT THE FUTURE PERFORMANCE OF THE FOUNDATION NON-MONO PATIO F/P MONO GAR MAY 4, 2012 INSTALL A SURFACE DRAINAGE SYSTEM TO INCLUDE (10) 12"X12" CATCH BASINS AND 4" DRAIN LINE. DIRECT BOTH LINES TO DISCHARGE AT FRONT STREET. TIE ALL EXISTING GUTTER DOWNSPOUTS TO THE NEW SURFACE DRAINAGE SYSTEM. SET CATCH BASINS SLIGHTLY BELOW SOIL LEVEL AND CONTOUR SOILS TO DIRECT WATER TOWAR CATCH BASINS. ADD EXTRA SOIL ALONG THE SIDE OF THE HOME Lighthouse Engineering BENCHMARK ELEVATION 0 INCHES ELEVATIONS ARE SHOWN IN TENTHS OF AN INCH Michael Gandy, P.E. Phone: Registered Engineering Firm F-9334

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