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HomeMy WebLinkAboutSFRA2024-004069, FINAL REPORT 601 Corry A Edwards Drive Kennedale, Texas 76060 (817) 576-1973 Texas Registered Engineering Firm F-15336 Date: April 4, 2025 Attention: Atlas Foundation Inc. Subject: Post-Repair Foundation Repair Evaluation Slab Foundation 700 Briana Ct, Grapevine Texas 76051 To Whom It May Concern: Thomas Engineering Consultants (TEC) was retained to visually inspect the foundation repairs completed by Atlas Foundation Inc. (the contractor) on April 4, 2025. The purpose of the installation according to the contractor was to provide support and mitigate downward movement in the areas of the foundation where physical damage was present in conjunction with measured low areas of the foundation system. To the best of our knowledge, the contractor has performed the limited repairs in substantial conformance with their provided Limited Repair Plan and our Initial Foundation Repair Consultation Report dated November 6, 2024, including any approved changes, see attached Limited Repair Plan. It is the opinion of TEC that the foundation repairs meet or exceed 2021 IRC and the city of Grapevine Amendments. I have not seen the results of the recommended plumbing tests as outlined in the Initial Foundation Repair Report for the subject property. If these tests have not been conducted, they should be completed as soon as possible, and any leaks found should be repaired immediately. The repairs performed on this location are expected to stabilize or reduce the foundation settlement observed prior to the repair work. It should, however, be noted that partial repairs modify the basic design of the foundation and differential movements may occur. Partial repairs are a generally accepted industry practice, but the possibility of future movement must be recognized. Non-supported areas are not covered against foundation movements by the contractor’s warranty or the repair plan. Additionally, it is known to all experienced engineers with knowledge of foundation movement causation that fully underpinning the entire structure is not economically feasible due to the cost vs. benefit and the risk of resulting damages. Compliance with any code or specification other than those explicitly stated are not included. The contents of this report supersede any verbal comments made regarding the structure before, during or after the inspection. The opinions in this report are based on the experience and judgement of TEC along with the information provided by the contractor in addition to information collected at the subject property. This report is for informational purposes only and is not intended to provide a detailed inventory of defects or a technical evaluation of the structure, drainage system or the overall property. Normal construction standards and generally accepted allowables have been used for any evaluations made. Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine Texas 76051 Page 2 of 8 DOCUMENT REVIEW The contractor provided a Limited Repair Plan that included the pier locations and pre-lift elevations for the structure for our review. If existing piers are shown in the Limited Repair Plan, their locations were provided by the client and are approximated. We do not certify their performance or existence. If the reader would like to determine if they are present, they must contact the owner or contractor to obtain an engineering certificate for them. Documents that provide original structural design drawings, design conditions, or “as-built” drawings or slab elevations at the time of construction were not available at the time of the inspection. Therefore, knowledge of interior grade beam locations or other foundation information is unknown. SCOPE OF WORK This property was subjectively evaluated by visual observation and the use of a Ziplevel Pro-2000 for recording relative floor elevations in areas that were accessible at the time of the inspection. All floor elevations have been adjusted to account for floor covering height differences. Additionally, ceiling elevations that may have been recorded have been adjusted to be on the same plane as the foundation of the home. TEC does not remove siding, wall or floor coverings, landscaping, furniture, or any other items causing obstruction of visual observations. No technical equipment was utilized, nor were any tests of any kind conducted. No plans or specifications were reviewed. This inspection excludes review of the building’s envelope, investigation of hazardous materials, mold, termites or other insect infestations, plumbing tests or procedures, verification of previous foundation repairs, framed superstructure, detached buildings, privacy or retaining walls, general site drainage away from the structure, material and soil sampling/testing, verification of concrete reinforcement, knowledge of the location of interior grade beams, boxed structural members not in plain sight or previous repair work of any kind. The opinions given in this report are based on the observations made at the time of the visit and in no way should be considered a solution to possible future foundation movements or problems that may occur for any reason. No warranty is expressed or implied. Conditions may change that directly affect the drainage, soil moisture contents, or other factors not evident at the time of the visit. It must be realized that after any suggested foundation repairs are completed, the house will continue to be subject to the inherent foundation problems associated with the native soils. Given the expansive soils in this part of the country, movements including minor cracking of interior and exterior walls are not unusual and may be considered normal in most neighborhoods. Soil movements can only be controlled and can never be eliminated. Seasonal variations in the soil moisture contents may result in the formation of new cracks, or in varying length and width of existing interior and exterior cracks. Furthermore, the client or individual ordering this report agrees that TEC is not responsible for knowledge of the subsurface conditions without extensive geotechnical investigation including on-site drilling or testing of samples. EXPECTATIONS OF THE LIMITED FOUNDATION REPAIRS This limited repair plan is intended to provide a reasonable repair to improve the performance of the foundation and is not intended to level the foundation. The contractor determined the amount of elevation correction needed based on the reaction of the structure during the lift in order to minimize damages and additional stress. Because the structure has endured pre-repair foundation differential movement, residual differential elevation and other cosmetic issues may remain following the foundation limited repair, such as interior and exterior wall distress, door sticking, and doorway leaning. The soils beneath and surrounding the structure are known to shrink and swell as the seasonal soil moisture content fluctuates. Moving forward, we anticipate that some cracks in the interior and exterior walls will surface due to seasonal movement within the soils, whether or not foundation repairs are performed on this structure. Periodic repair of this type of cracking may be needed. However, if cracks appear to worsen and there are new indications of foundation movement, we recommend re-evaluating the structure. Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine Texas 76051 Page 3 of 8 Performance of different piling types such as steel, concrete, and a combination of steel and concrete will vary. Generally speaking, the performance of different piling types are a function of piling depth and skin friction. The deeper the piling is pushed, then the better it will perform. Shallow installations may be acceptable if they are terminated into rock. This information is meant to serve as a guideline and the owner must decide a reasonable cost/benefit on the property. Piling design is most accurate when based on a site-specific soils investigation. While such an investigation was not provided and is not a part of this scope of work, we strongly recommend obtaining this data. If this data is not provided, our piling design is only intended to be a minimum standard based solely upon average soil conditions in the general location of the property and as such, may not necessarily provide maximum performance. AGREEMENTS AND LIMITATIONS TEC does not warrant the future performance of the subject foundation. The reader is urged to review this report in its entirety. The limit of liability is limited to the fee paid for this opinion. No further agreement shall be made, altered, or varied except by written instrument. This report has been completed to document the repairs implemented by the contractor. Neither Thomas Engineering Consultants nor Thomas A LaLonde, Jr, P.E., are responsible for liability to the owner or others for acts or omissions of the contractor to carry out the repairs in accordance with their agreement or for the construction means, methods, techniques, sequences, procedures or the safety precautions incident thereto. The contractor is solely responsible for the warranty of the work they performed in accordance with their agreement. This report has been prepared for the exclusive use of the client listed on Page 1. All representation made herein is for the sole and exclusive use of the client, and no transfer or assignment of this report shall ensue to the benefit of any other person, firm, or corporation without the expressed written consent of TEC. This report addresses the results of TEC’s work completed to date. Therefore, should additional information become available, we reserve the right to determine the impact, if any, of the new information on our opinions and conclusions and to revise our opinions and conclusions if necessary. Please see the attachments for additional information on the recommended repairs as well as the general recommendations for maintaining foundations in North Texas. If you have any questions or if we can be of further service, please give us a call. We appreciate the opportunity to serve you. Very truly yours, Thomas A. LaLonde, Jr., P.E., M.ASCE Registered Professional Engineer State of Texas #93572 Attachments: TEC - Disclosure & Disclaimer Atlas - Limited Repair Plan TEC - Post-Lift Elevation Survey TEC - General Recommendations for a Foundation Maintenance Program 4/4/2025 Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine Texas 76051 Page 4 of 8 DISCLOSURE & DISCLAIMER: It is known to knowledgeable professional engineers that the soils in this area are subject to movement due to expansion, contraction or densification of the soils etc. This soil movement could possibly cause the foundation to move after the remediation plan within the attached report has been implemented and may impact the stability of the foundation and cause damage. NO WARRANTY IS EXPRESSED OR IMPLIED BY THIS ENGINEER AS TO THE PERFORMANCE OF THIS FOUNDATION OR THE REPAIRS THERETO. Diligent foundation maintenance to maintain consistent soil conditions along the perimeter should reduce further problems after the recommendations within this report have been implemented. However, seasonal moisture variations, water leaks, erosion and other factors may affect the stability of the foundation and put it in danger of further damage. REPORT LIMITATIONS: This report is written for informational purposes only and is not intended to be a detailed technical evaluation of the property or an inventory of defects. The opinions expressed in this report are based on a visual evaluation of current conditions observed at the time of the inspection. THERE IS NO WARRANTY, EXPRESSED OR IMPLIED, CONCERNING THIS ENGINEERING REPORT. The information in this report supersedes any verbal comments, expressed or implied, made by Thomas Engineering Consultants or its principals, agents or employees. The client agrees that neither TEC nor its employees or owners will be responsible for: 1. Knowledge of the subsurface conditions without extensive geotechnical data obtained from onsite drilling and testing of the recovered samples, 2. Knowledge of cracks, vertical differential displacement of floors without uncovering of the floor by the client; and 3. Any other element such as joists or beams and other structural members that is boxed or otherwise not readily available to TEC for viewing, and releases TEC from any liability attributable to such knowledge or conditions. Any prescribed repair or maintenance plan detailed by this report is based on observations of apparent performance of the structure at the time of this assessment. Compliance with any code or specification other than as expressly noted is specifically excluded. The provided Relative Floor Elevation Survey and resulting recommendations are based on conditions as they now exist and DOES NOT IMPLY OR WARRANT THAT OTHER PROBLEMS AND OR AREAS MAY NOT MANIFEST IN THE FUTURE. This report was prepared expressly for the client and expressly for the purposes indicated by the client. Permission for use by any other person for any purpose, or by the client for different purpose is denied unless otherwise stated in writing by TEC. TEC SHALL HAVE NO LIABILITY FOR ACTS OR OMISSIONS BY THE CONTRACTOR OR HIS SUBCONTRACTORS PERFORMING WORK ON THIS PROJECT, OR THE FAILURE OF THE CONTRACTOR TO PERFORM THE WORK IN ACCORDANCE WITH THE REPAIR PLAN. TEC IS NOT RESPONSIBLE FOR THE CONSTRUCTION MEANS, METH-ODS, TECHNIQUES, SEQUENCE OR PROCEDURES OR THE PRECAUTIONS INCIDENTAL THERETO. TEC expressly DISCLAIMS ANY WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE and the client expressly disclaims that it has contracted for or received any warranty of fitness for a particular purpose with respect to this report. THE REPORT UNDER THIS AGREEMENT IS THE OPINION OF TEC AND THERE ARE NO WARRANTIES THAT EXTEND BEYOND THE DESCRIPTION ON THE FACE OF THIS AGREEMENT. Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine Texas 76051 Page 5 of 8 Atlas – Limited Repair Plan 4/4/2025 Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine Texas 76051 Page 6 of 8 TEC – Post-Lift Elevation Survey 4/4/2025 Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine Texas 76051 Page 7 of 8 General Recommendations for a Foundation Maintenance Program We live in an area of Texas generally referred to as the "Blackland Prairie." This area was quickly settled by pioneers because of its outstanding agricultural potential and has experienced rapid development ever since. While these soils are excellent for crop production, they often cause various problems due to their inherent characteristics of high plasticity, or "shrink-swell" potential. It is this behavior that affects house foundations and which must be carefully controlled to prevent damage to your house. These highly plastic clay soils are characterized as very expansive or possessing high shrink-swell potential. Simply put, expansive soil has the ability to shrink to a low volume when very dry and swell to a large volume when wet. This sponge-like behavior is directly affected by seasonal moisture variations, vegetation, and precipitation patterns. In Texas, the clays typically swell in the winter and then shrink in the summer. When your house was built and the yard and landscaping installed, the natural effects of climate and precipitation on the soils around your home were modified. Over the long-term, the soils will tend to be wetter or have greater volume under the center of the house and will seasonally dry out and shrink near the edges. When these moisture variations occur, the underlying clays experience shrink-swell cycles, and the foundation will attempt to conform to the shape of the supporting soils. This can result in movements of the foundation, which, in turn, stress the walls of the structure above it, i.e., your house. After repeated cycling, stress cracks will eventually appear in the walls and grade beams. Once the cracks appear, they may become progressively worse at an accelerated rate if the shrink-swell cycles are allowed to continue. Your builder recognized the activity of the soils in this area and designed and constructed your house foundation to accommodate the soil movements as much as possible. While it is virtually impossible to eliminate all movements, controlling the soil moisture content and keeping any moisture variations relatively constant throughout the year can minimize them. The soil volumes will then remain relatively constant and any related movements will be reduced. WATERING As a homeowner, you can control these moisture variations by implementing a program of proper foundation watering. The purpose of such a program is to maintain a high, uniform moisture level in the supporting soils beneath the foundation of your home by restoring the moisture lost due to seepage, evaporation, and plant transpiration. This watering program can sometimes be accomplished with a properly designed lawn sprinkler system, but often requires a more precisely designed foundation watering system that delivers water uniformly around the foundation of your home. Moisture should be applied evenly to the soils near the foundation year-round. Obviously, the watering can be postponed if the natural precipitation is sufficient. The water should be applied slowly to allow absorption and prevent runoff. To verify the adequacy of the watering program, surface soils should be routinely checked for shrinkage, cracking, and/or pulling away from the foundation. If either condition develops, or if landscaping shows moisture stress such as wilting or leaf drop, the frequency and amount of watering should be increased. Root growth of trees and shrubs should also be directed away from the foundation by adequate watering and fertilization of the yard away from the house. It should also be noted that sprinkler systems alone seldom supply the needed moisture to the soils around our home’s foundation in times of extended dry conditions. However, this can usually be best accomplished with SMART irrigation. You may contact any local licensed irrigation company for design and operation guidance for optimal performance customized to your home. For foundation watering to be most effective, you should have a system that takes into account movement of your home, vegetation, ground slope, correct system components, weather-based automation and guidance on how to manage the system. Such weather-based automation can manage a dedicated foundation watering system, a yard sprinkler system or both systems combined. At a minimum, a soaker hose should be utilized around the foundation of your home to supplement dry weather conditions until a more precise system customized for your home can be implemented. Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine Texas 76051 Page 8 of 8 Interestingly, when using weather-based controllers, the calculated watering program corresponds almost exactly with the area's leading horticulturist's recommendations. Incorporation of this watering program not only minimizes foundation movements, but also provides favorable conditions for the landscape. DRAINAGE While it is important to maintain moisture in the soils around and beneath the foundation of your home as discussed above, it is equally important that positive drainage away from your home be maintained at all times. Ponding water near the foundation can cause ‘heaving’ (upward movement of the foundation), settlement of the foundation due to over saturation of the clay soil, or erosion of soil embedment around the foundation. Sloping the soils away from the home and preventing water from ponding near the foundation is needed to prevent ‘heaving’ of the soils. We recommend that a full gutter system with gutter extensions be maintained to discharge a minimum of 5 feet from the foundation (not in landscaped flower beds or any other location that will trap water near the foundation). In some cases, a drainage system may be necessary to move water far enough away from the home. If ponding is noticed near the foundation during the rainy season, consult with a licensed engineer to determine the correct drainage repair so as to not adversely affect the foundation of your home. TREES Trees or numerous shrubs growing too close to a foundation can dramatically affect the moisture content of the soils within the zone of influence beneath the structure. Root systems extract large quantities of water from underlying soils and result in large volumetric changes in the soils (shrinkage and swelling). As trees absorb water from the soil, the foundation of the home will settle in unsupported areas. Tree or shrub influence may be remediated by manipulating watering patterns, removing trees or installing root barriers. PERIODIC INSPECTIONS Periodic visual inspections of your home's interior and exterior for any evidence of movements are strongly suggested. The most noticeable results of these movements may be sheetrock cracks; binding doors or warped door frames; unevenness in floors or walls; exterior mortar or brick fractures; cracks around window or door frames, or in trim boards; and as cracks in the grade beams, patios, garage floors, or porches of your home. Any of these items, along with many others, may be indications of undesirable foundation movements. Usually, the watering program outlined above will stabilize the slab and minimize future movements, but structural repairs may become necessary in some cases. Should new or recurring cosmetic stresses continue, it is imperative to determine whether or not the stresses are normal seasonal movement or the onset of a more severe problem. I recommend reviewing the performance of the foundation of this home every 1-2 years or sooner if necessary with a qualified licensed engineer experienced in the guidelines for the evaluation of foundation movement, deflection analysis, soil mechanics, movement causation and movement mitigation. Proactively monitoring foundation movements and adjusting preventative maintenance measures will reduce the risk of long-term foundation problems and costly repairs. Contact Thomas Engineering Consultants or another qualified licensed engineer to re-evaluate this home and provide sound recommendations.