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HomeMy WebLinkAboutSFRA2024-004069Date: November 6, 2024 601 Corry A Edwards Drive Kennedale, Texas 76060 P � 0,1, N"OND`,' S;,,T1,jRCiAY ONLY (817) 576-1973 �NOYX,��K PERLUTTEO ON SUNDAY Texas Registered Engineering Firm F-15336 . .. ........ L ALL YiVu1% nIP t'WPR0VA'tm 0"' F' IR �'E­V! S11�" Subject: Structural Engineering Opinion - Initial Onsite Visit S'raUu n �a I o -n �4 4 700 Briars Ct, Grapevine, TX 76051 (817) To Whom It May Concern: aw Thomas Engineering Consultants JEC) was retained to conduct a review of the proposed limited foundation repair plan prepared by Atlas Foundation Inc. (the contractor) to determine, in our opinion, if the recommended remediation plan is a reasonable plan of repair. The contractor provided a limited repair plan which included the pre -lift elevations and recommended piling locations for the structure for our review. No other information was provided regarding any exploratory measures such as soil testing concrete testing, prior engineering reports, prior recommendations for foundation repairs, or any construction documents relative to this structure, If existing pilings are shown in the limited repair plan, then their locations were provided by either the homeowner or contractor. Such existing pilings are approximated and are not certified in any way by TEC. If the reader would like to determine if they are present, they must contact the homeowner or contractor to obtain an engineering certificate certifying tweitll According to the contractor, the foundation system appears to have settled towards the areas whe--�-,- foundation remediation is recommended which coincides to areas of cosmetic stress. Atlas Foundation Inc. has included the following items in their recommended limited repair plan: mnmmmjM� # This report provides our reasonable professional opinion of the condition of the foundation on the date of the inspection and does not take into consideration any changes in the condition of the foundation or soils after the date. The contents of this report supersede any verbal comments made regarding the structure before, during or after the inspection. We recommend pre -lift and post -lift plumbing tests be performed on the sewer and potable plumbing lines. Any leak found shall be repaired immediately. PP 1OWDE' Al,,M Sr.ALZ-,L L T,' �R ROM r;rrG*-9RE0 E'-,NCW"NZER RECEIVED111712024 C 0 i "," i R"NH N 0 ;;gib TIE 1 N',� S r, E CTl 0 N A ND 24-004069 PR()V,5,L O�'-' MER ',NSTPik LATION WHIEW 700 BRIANA COURT WORK is CIDNMLE FOUNDATION REPAIR . ............. .1 . .................. ........ . ... .... ....... I 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 to be 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. 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. kg Thomas A. LaLonde, Jr., P.E., M.ASCE Registered Professional Engineer State of Texas #93572 Attachments: TEC - Disclosure & Disclaimer TEC - Conditions Observed TEC - Relative Elevation Survey Atlas - Limited Repair Plan Atlas - Combination Piling Atlas - Concrete Piling Atlas - Steel Piling Atlas - Pier and Beam Interior Pier TEC - General Recommendations for a Foundation Maintenance Program WSMIM, I 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. 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 1 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. V i gm %411q0qw2*1V M.4 I WIN, I Illy-, 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 Page 4 of 13 a TEC's inspection of the interior finishes of the subject structure revealed the stresses in the table below. This inventory of stresses is for informational purposes only and is not intended to provide a detailed inventory of all defects. Furthermore, these stresses will change as moisture content of the supporting soils beneath the foundation changes. PSh�eeroc* observations X Walls Garage X Ceiling Garage X Tape & Bedding Wrinkles Garage X Repaired Cracks inventory of stresses is for informational purposes only and is not intended to provide a detailed inventory of all defects. Furthermore, these stresses will change as moisture content of the supporting soils beneath the foundation changes. _!_.BAN I Descrip!jq�.. Bricks & Mortar X Brick and Mortar Crack Repaired Cracks Mortar Line Deflections Garage and Exterior Doors Out of Square Evidence of Movement Frame Separations Excessive Caulking Frieze and Trimboards X Separated Excessive Caulking Comments North and east sides of the house: hairline North side of the house Appear acceptable Thomas Engineering Consultants Page 5 of 13 Property Address: 700 Briana Ct, Grapevine, TX 76051 TEC - CONDITIONS OBSERVED (con't) - DRAINAGE A complete drainage assessment of the property was not ordered and is beyond the scope of this report. No opinion is offered regarding onsite and offsite drainage as it affects or may affect the subject property. Suggestions, if given, concern the drainage very near the foundation only. ­r AA I AN Drainage Corrections Comments --T- x other RETAINING WALL Assure positive drainage away from the house at all points an4 allow no standing or ponding water near the house. if any signs of movement are noted by the homeowner, they should contact a structural engineer to further investigate. If any such retaining walls are present on this property, they were not evaluated by Thomas Engineering Consultants. AA I AN I Description MKNMEEE�= � X TreesILandscape Noted X Grade Beam x I Chimney 1= i 1W Yes Northeast corner of the house: corner pop North side of the house: hairline crack If applicable, no opinion is offered as to whether or not correct tension is on the cables. Moist due to recent rains or irrigation activity Wm3mm, I TEC — Relative Elevation Survey (not to scale) 0 PPOVH)E- SiGlIED ANIO' S,'�,,AURV LSTTER C' 0 H F I R rd i f 4 G S 4 T E 1 NI S P E CIN 0 N A', H D APPROVAL Or-Pic—R, �NS'C'ALLAIION V0-!FN 0 -n,NNN o LEGEND Elevation Basepoint Relative Floor Elevations in "inches" NOTES Elevations Measured from Ceiling 1) Elevations are adjusted for variations in floor materials. Topographic Contour Lines 2) Contour lines are interpolated based on data collected during this investigation Thomas Engineering Consultants Page 7 of 13 a •M� PROVNDE 13iGNED AND SEALED LM-7TiER FROM GO R, SITE N'W-"EMNON AND APPROWkL OF t,71ER IN1,1�,,,TALLATiON V',1WEN �VORK M CC',MPLETE;: -04 0,0 Al/d Garage 1 2 -2,0 NOTE This drawing is provided for preliminary permitting purposes only and is a limited plan of repair. Additional work may be needed once the foundation work has begun based on the performance of this limited plan of repair. Thomas Engineering Consultants has provided review of this limited plan of repair and it is our opinion that it is reasonable and safe for the structure. If interior piers are shown on this drawing the contractor will place them based on the locations of grade beams, sir u„ plumbing lines and post tension cables, therefore, the locations shown on this map are approximate. The contractor shall provide the means -and -methods of this installation. Additional repairs may be required upon review of the structure by Thomas Engineering Consultants. This is a proposed scope of work and has not been completed therefore we do not certify any existing or proposed foundation repair work on this map at this time. If the reader would like to be certain that any proposed or existing repairs have been completed they must request an engineering certificate for the subject foundation work from the foundation repair company, Thomas Engineering Consultants Property Address: 700 Briana CL Grapevine, TX 76051 0132��= Void after Lifting Foundation Steel Shims Concrete Cylinders Cap Block Soil R—, Apig Steel cap sheet 2-7/8 Cutter steel pipe 2-3/8 Inner Steel pipe FROM SMOINE'ER CCWMFV1MMh15 si"PE !NSPZC1'?V4 AiND s*,Pr,,OVAL OF F"IER WHILH WORK aS r,,C,1VU.,"TE ... .. . ...... . ....... . ....... . WS3 U-IMM, 12'LENGTH 6'DIAMETER PILE SECTION r 10 Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine, TX 76051 SIDE VIEW FRONT VIEW I P I f f I �;IKXL EJA�S c 0 14(1 R F X vvi CAP XY 7FI# ['.7M !'I" Lf NG Ili P- i i-NG i 4' MAIM,—, I k plu, SLC I IONS f PNISILE S T RENG i H P R0Vr)!' D Rv � VV0 COLW11141-' Of ft" OK 94 SGi 0, Ddl 1 60 REBA", PLAY OR UROUT IN PLACE, 0 T Te ric'N"'M AND FROM, RECl�,T=PED Rr BAR SWAI PRL Vi�: U7 LAI E RAL P.`�IOVAL Df, I ,M , —N FZ MS TALIA IWt CWsrLETE B F. T, V� F H CYL014DER6, 1,,," IW' OR L4' SEC F)ONSIL MAY B� US` D, Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine, TX 76051 VOID—L— AFIE LIFT BE=#1 I - STEEL SHIMS _.._.CONCRETE CYLINDERS -- -CONCRETE OR STEEL CAP STEEL CAP SHEET, _ ­ -'- -2-7,8" OUTER STEEL PIPE-.-....._ =390M Thomas Engineering Consultants Property Address: 700 Briana Ct, Grapevine, TX 76051 SONOTUBE DETAIL (if applicable) GIRDER i BEAM SCALE N TS METAL SHIMS 10" (MIN) SONOTUBE FILLED WITH 3,000 PSI (MIN) (4) #4 REBAR GROUND LEVEL #3 STIRRUPS 18" x 24"X12" (MIN) CONCRETE PAD 3,000 PSI (MIN) w4(4) 44 REBAR O,CE W PAD /BLOCK DETAIL (if applicable) SCALE N TS .............. NOTE MINIMUM PAD DEPTH 24 INCHES GIRDER) BEAM METAL SHIMS 8" x 8" (MIN) CMU BLOCK FILLED WITH GROUT GROUND LEVEL #5 REBAR - 2 EA 18"x 24" xG" (MIN) CONCRETE PAD 3,000 PSI (MIN) W/(4) #4 REBAR O.0 E.W. NOTE: MINIMUM PAD DEPTH 24 INCHES Stab Foundation 700 Briana Ct, Grapevine Texas 76051 Kennedale, Texas 76060 (817) 576-1973 Texas Registered Engineering Firm F-15336 Thomas Engineering Consultants JEC) 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. ne lelalrsplel rTIRTMTM vat T-TrK$-M- I 15-ur r F r i t 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. ZEMM I The contractor provided a Limited Repair Plan that included the pier locations and pre -lift elevations for tM 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-builf' drawings or stab 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. PrO1►-0 �#'k ".l [01 MEMO ifff UP6 4WROR, 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 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 on -site drilling or testing of samples. ,�aTF,#00TIM717Mn4c" pr*)Tme a reak-Wria iwr*1 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. EMM-1 I 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 acceptapeek 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. 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. NSIMME= 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 MMMU, I 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. gent 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. 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 1 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. Fm gm "I"*M 1160' I 1 01111*1*011*1 F***M* ff-ow, I` 1"Offl, INS%. 4 111" IN: H 11.1 1 .14 BONN IN 110111,8102111 1011-Al I* WNW 1111J.1111 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 Page 5 of 8 a "o o I 1-1 4 z .... .................. ... ..... I LEGEND Elevation Basepoint Relative Floor Elevations in "inches" NOTES. Elevations Measured from Ceiling 1) Elevations are adjusted for varrations in floor materials. 'ropographic Contour Lines 21 Contour bay interpolated based on data collected during this investigation.