INSPECTION FINDINGS. for. Paragon Condominiums 2102 W 31 st Avenue Denver, Colorado. Inspection Date: August 8, Perfonned By: Drew Schneider

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1 INSPECTION FINDINGS for Paragon Condominiums 2102 W 31 st Avenue Denver, Colorado Inspection Date: August 8, 2007 Perfonned By: Drew Schneider INSPECTRUM Moffat Road Evergreen, CO fax INSPECTRUM@Evergreenlnspections.com

2 August 15, 2007 Cathy Anderson Colorado Management & Realty 5783 Sheridan Blvd., Suite 202 Arvada, CO RE: Drainage Issues Most Specifically Related to Concrete Courtyard and Garage Paragon Condominiums 2102 W Avenue Denver, CO Ms. Anderson, At the request ofjeff Doerner, unit 2106 owner and representative to the HOA Board, I visited the above site on Wednesday, August 8, 2007 and reviewed the common areas around and above the parking garage in an effort to assess and address chronic leakage into the parking garage below. The site consists oftwo buildings separated by an elevated concrete courtyard over the parking garage below (Reference Figure 1), totaling 12 units, built in The concrete patio is supported by corrugated metal decking, parallel chord metal trusses and steel beams. The weather was dry with some recent precipitation. No building or engineering plans were available for review prior to or at the inspection. Thus, a formal structural review, including engineering calculations to calculate maximum loads, etc, was not part of this inspection. The inspection was!strictly a "limited visual" inspection and was confined to the courtyard and adjacent areas for drainage issues and associated problems as a result of the drainage. No other areas were inspected, unless otherwise noted in the report. Observations of the deterioration of the courtyard support structure as a result of chronic drainage problems were noted and warrant immediate further review by a qualified structural engineer to assess structural competency. Further comments are noted below: Grading & Drainage: The grading and drainage around the dwelling was generally adequate to drain surface water away from the dwelling. However, there are some low spots or minor negative drainage close to the structure. Poor drainage can cause moisture in lower levels and other structural complications. As a preventative measure, improve the drainage to direct surface water away from the building. Downspout Drainage: One or more downspouts discharge close to the structure or are improperly connected to drain lines (Reference Figure 2-4). Ideally, downspouts should discharge water 3-5 feet from the building, especially near basements and rooms below grade. Storm water should be encouraged to flow away from the building at the point ofdischarge. DRAINAGE NOTES: Maintaining proper grading and drainage around the building is vital in the prevention of water accumulation against the structure. Poor drainage has the potential to cause wetness in lower levels and structural settlement and damage. Building standards recommend a slope of 1 to 2 inches per foot away from the building for the first 5-10 feet.

3 Figure 1 - Courtyard Figure 4 - Disconnected downspout Figure 2 - Poor downspout tennination Figure 5 - Deteriorated concrete Figure 3 - Poor downspout connection Figure 6 - Significant corrosion

4 Downspout extensions should divert water far enough away to prevent pooling of water near the structure, especially basements and rooms below grade. Courtyard Drainage: The concrete courtyard appears to have been built with a ridge across the center to sheet flow drainage to the sides, but lacks enough proper drainage to direct storm runoff from the surface. Areas of the concrete are moderately deteriorated (Reference Figure 5). The deterioration can be caused from standing water on the surface or saturated water under the concrete surface. Portions of the concrete skim coating were breaking off. This is primarily a cosmetic condition, but can allow additional ponding and permeation of moisture into the concrete surface. Several courtyard downspouts terminate on the concrete walkway along with inadequate drainage. This is a potential ice hazard posing a fall hazard. Consider rerouting these downspouts. Courtyard Deck: The courtyard steel deck structure shows areas of heavy corrosion with many other areas of mild corrosion. The significant corrosion is mainly isolated to the corrugated steel decking and some of the steel trusses (Reference Figure 6). The areas of heavy corrosion are directly related to chronic exposure to moisture predominantly in front of parking spot 2116 (Reference Figure 7), at the end of the steel deck in front of parking spot 2116, and adjacent to parking spot 2118 near the ventilation fan (Reference Figure 8). One of the primary sources of moisture entering the parking garage appears to be the downspout that terminates in the planter between the middle units of the west building (Reference Figure 9). Moisture seems to be migrating into the garage under the deck surface in front of parking spot 2116, and is also traveling along the steel decking under the concrete surface where it dumps out at the end of parking spot The termination of the exterior downspout near the north exterior stairs leading to the courtyard also appears to be a primary contributor to the moisture entering the garage specifically near parking spot 2118 (Reference Figure 10). The future service life of the concrete deck and support structure are in question due to the significant deterioration from chronic moisture intrusion. Any rebar reinforcement located within the concrete slab will be suffering from similar deterioration as noted in the metal decking. Immediate review of the entire support system is advised by a qualified structural engineer to assess the need for temporary shoring and/or necessary repairs. Planters: Planter boxes have been built against the siding (Reference Figure 11). The boxes were filled with soil and the construction cannot be examined. These have the potential to damage siding and wall framing if not kept entirely water-tight. Diligent maintenance should be expected. The installation of planter boxes against homes has been responsible for a variety of damage. It is a good idea to remove the boxes every few years, and inspect for signs of moisture and related damage. Concrete Decking: The visual condition of the concrete, condition of the steel decking below, and insufficient drainage slope, suggests that the entire concrete surface will likely need to be removed and replaced. Proper drainage during reconstruction is paramount to eliminating the

5 current moisture problems. A detailed drainage assessment and engineered solution will provide a final plan, which could include the use of central surface drains, surface strip drains, ice melt cable in drains, or radiant snow melt system to promote proper drainage and prevent the accumulation of ice and snow on the deck. The following recommendations are suggested at a minimum to address the current garage moisture intrusion. 1. A detailed assessment of the exterior drainage system should be completed. Original construction documents should be reviewed and compared to current drainage systems in place to determine if the drainage system was installed as designed or intended. Downspouts and surface drains should be routed to drain all roof and porch drainage away from the structure and courtyard. Exterior grading should be corrected to drain moisture away from the structure. All final designs should include proper drainage that avoids walkways and other areas of foot traffic, and include a plan for snow removal/storage. 2. The design of the concrete patio, as designed per the structural plans, should be reviewed. The competency of the corrugated steel decking should be determined for support of the concrete patio. Repairs/upgrades in the near future may be warranted to prevent collapse of the elevated concrete deck (Reference Figure 12). 3. A more detailed structural steel assessment by a licensed structural engineer should be performed immediately, concentrating on the most heavily corroded areas prior to any work being done. 4. The built-in planters should be removed from the structure and replaced with large potted plants which are less likely to cause moisture damage and allow for visual inspections of the structure. S. Drywall areas below the garage ceiling that show signs of staining should be reviewed for excessive moisture damage reducing the fire barrier rating of the product, and for mould. Damaged sheathing should be removed and replaced with new material. This letter was based upon information provided by Jeff Doemer, information obtained on the Colorado Management & Realty website and information gathered at the site during the site inspection. As stated above, building plans were not accessible and destructive testing was not performed. Further review and correction is strongly suggested to prevent continual deterioration of the structural building components posing a life safety risk. While there are a number of very competent moisture and structural investigative companies, Inspectrum would be happy to provide either referrals for such services or a proposal for a more detailed assessment and repair solutions based upon the HOA and owner's collective input.

6 Figure 7 - Leakage into garage Figure 10 - Area of leakage Figure 8 - Corrosion below Figure 11 - Planters Figure 9 - Downspout terminates in planter Figure 12 - Concrete over steel deck

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