Building Condition Assessment: North Howard 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

2 EXCUTIVE SUMMARY The roof is leaking throughout. Water is entering through missing and damaged windows. Exterior walls require repointing. Exterior walls are structurally sound. There is no danger of failure of structural elements, but minor structural repairs are required. Opinion of Cost: Immediate Repairs $500 Structural Stabilization Repairs: $3,500 Building Envelope Repairs: $47,400 Total: $51,400 Prepared by Kennedy, Porter and Associates, Inc. Page 1

3 STRUCTURE DESCRIPTION The building is approximately 55 x 50, with five stories over a basement. It was reportedly constructed circa The building s structure consists of brick masonry exterior walls and wood framed floors and roof supported by steel beams, girders and columns. The front of the building is covered with decorative spandrel panels. 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 109 North Howard Street was inspected by the joint venture of EBA Engineering, Inc. and Kennedy, Porter and Associates, Inc. on May 3, 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. Additional field notes are attached as an appendix. 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. Access to the roof could not be obtained at the time of inspection. The roofing membrane has generally failed throughout. Active leaks were noted in all ceilings below. A large area of water damage from leakage was observed along the east wall. Additional area of water damage was noted throughout the ceiling area (see Photo 1). At these locations, wood plank roof sheathing has been damaged and will require replacement. Wood roof rafters have minor deterioration. Floor Framing Water damage continues down to all floor framings. Wood plank sub-floor damage was noted in these areas. The timber joist in these areas exhibits minor deterioration. The steel members in the water damaged areas exhibit surface corrosion with no significant section Prepared by Kennedy, Porter and Associates, Inc. Page 2

4 Foundations loss. Many areas of the steel framing are concealed by finishes, but no signs of distress, such as settlement or cracking were noted in these finishes (see Photos 1-13). No signs of differential settlement, bowing or cracking were observed in the masonry foundation walls (see Photos 15 and 16). Interior Bearing Walls Interior support members consists of steel beams and columns that appear to have no signs of distress or differential settlement (see Photos 3, 4, 6, and 7). North Elevation The north elevation raises 2 stories above an adjacent building. The third story façade common brick is covered with concrete plaster that exhibits a wide vertical crack at mid span (see Photo 17). The fourth floor façade is exposed common brick and appears to be in fair condition. South Elevation The south elevation raises 1 story above the adjacent building and consists of common brick that appears to be in fair condition with displayed graffiti (see Photo 18). East Elevation The east elevation consists of common brick. The brick is in poor condition with deteriorating grout throughout the entire surface. There are wide diagonal and vertical cracks located at the northeast corner between the lintel and sill areas of the northernmost windows (see Photos 21-24). The crack noted in the exterior surface at the second floor level (see Photo 24) can be seen in the interior face beneath the window sill (see Photo 25). West Elevation The west façade consists of a first floor recessed store front entrance below two large three story bay windows framed with decorative spandrel panels. There is a loose panel at the fourth floor level below the south window frame (see Photo 14). There is a missing exterior lintel panel at the south end of the buildings store front above the roll-up security door (see Photo 19). Water has penetrated through a damaged window frame and panel at the second floor level (see Photo 20). All window and door sashes, lintels, frames, and sills exhibit moderate to severe paint failure. 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 Prepared by Kennedy, Porter and Associates, Inc. Page 3

5 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. - Re-fasten loose metal spandrel panel at front facade $500 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. - Replace deteriorated areas of roof sheathing (+/- 200 SF) $2,000 - Replace deteriorated areas of sub-floor (+/-150 SF) $1,500 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. - Replace entire roofing system $30,000 - Repoint east façade $15,000 - Repair three damaged windows $2,400 Total $51,400 Prepared by Kennedy, Porter and Associates, Inc. Page 4

6 14 19 Figure 1: 109 North Howard Street West Elevation Prepared by Kennedy, Porter and Associates, Inc. Page 5

7 Figure 2: 109 North Howard Street East Elevation Prepared by Kennedy, Porter and Associates, Inc. Page 6

8 Photo 1: Water Damage in Fifth Floor at East Wall Photo 2: Typical Damage in Fourth Floor Ceiling (West Wall Shown) Prepared by Kennedy, Porter and Associates, Inc. Page 7

9 Photo 3: Typical Condition Fourth Floor Photo 4: Typical Condition in First Floor Prepared by Kennedy, Porter and Associates, Inc. Page 8

10 Photo 5: Typical Water Damage in Second Floor Ceiling at East Wall Photo 6: Typical Condition of Third Floor Prepared by Kennedy, Porter and Associates, Inc. Page 9

11 Photo 7: Typical Condition of First Floor Photo 8: Water Damage in First Floor Ceiling Area along East Wall Prepared by Kennedy, Porter and Associates, Inc. Page 10

12 Photo 9: Water Damage in First Floor Ceiling Area along East Wall Photo 10: Water Damage in First Floor Ceiling Area along North Wall Prepared by Kennedy, Porter and Associates, Inc. Page 11

13 Photo 11: Typical Water Damage at Basement Level Photo 12: Typical Water Damage in Basement Level Ceiling Prepared by Kennedy, Porter and Associates, Inc. Page 12

14 Photo 13: Typical Water Damage in Basement Level Ceiling Photo 14: Loose Metal Spandrel Panel on West Façade Prepared by Kennedy, Porter and Associates, Inc. Page 13

15 Photo 15: Typical Wall Condition in Basement Boiler Room Photo 16: Typical Wall Condition in Basement Boiler Room Prepared by Kennedy, Porter and Associates, Inc. Page 14

16 Photo 17: Plaster on North Elevation Wall above Adjacent Building Photo 18: South Elevation above Adjacent Building Prepared by Kennedy, Porter and Associates, Inc. Page 15

17 Photo 19: Missing Lintel Panel above Roll-Up Door on West Elevation Prepared by Kennedy, Porter and Associates, Inc. Page 16

18 Photo 20: Water Damage at West Wall Second Floor Location Prepared by Kennedy, Porter and Associates, Inc. Page 17

19 Photo 21: Crack in Brick Masonry at Roof Level (East Elevation) Photo 22: Crack in Brick Masonry at Fourth Floor Level (East Elevation) Prepared by Kennedy, Porter and Associates, Inc. Page 18

20 Photo 23: Crack in Brick Masonry at Second Floor Level (East Elevation) Photo 24: Crack in Brick Masonry at First Floor Level (East Elevation) Prepared by Kennedy, Porter and Associates, Inc. Page 19

21 Photo 25: Crack in Brick Masonry at Second Floor Level (Interior Face of East Elevation) Prepared by Kennedy, Porter and Associates, Inc. Page 20

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