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HomeMy WebLinkAboutSFRA2026-000365Provide a signed and sealed letter confirming site inspection and approval of repairs when work is complete RECEIVED: 02/05/2026 26-000365 411 E COLLEGE ST FOUNDATION REPAIR HGS ENGINEERING Attn: Jackie Springer Cc: GL Hunt Co Inc Date: 02/04/2026 Report # 3011 CONTRACTOR SHALL CALL FOR INSPECTIONS: Re: Foundation Repair Evaluation (817) 410-3010 411 East College Street Grapevine, Tx 76051 CONTRACTOR REGISTRATION WILL BE REVOKED UPON PERMIT EXPIRATION. The following report constitutes the engineering assessment requested on the foundation repair proposal of the subject property. This dwelling is of timber construction and sits on a pier and beam foundation. In the evaluation of the foundation, floor elevations are taken in conjunction with visual observations, knowledge of previous construction and repairs, and overall function of the home to determine the performance of the foundation and make recommendations if necessary. Foundation performance considers the capability of the building to serve its intended purpose, including safety, function, durability, and habitability. Analysis: A single floor survey yields the slope of the foundation at one instant. and may or may not be sufficient information to support recommendations without access to previous floor elevation surveys for comparison. Guidelines for the Evaluation and Repair of Residential Foundations adopted by the Texas Section of the American Society of Civil Engineers defines allowable tolerance as L/360". (ex. across 360" or 30', so 360"/360", you have an allowable tolerance of 1 "). This tolerance range is used in multiple calculations with points across the foundation to determine localized and overall deflection. As apparent from the elevation survey and visual observations provided from the property, there has been undesirable settlement at the home. Discussion: This house is situated in a region that is considered semi -arid cl mate where there are very wet springs followed many times by extreme drought. a omeY4 EVINE THIS PAGE RELEAS{{ErrJJ��F sits upon expansive clay, therefore it is important that drainage be po ryryR��CONSTRUCTION W�LE+4�eO �xlOM1.lI MRIZE ANY WORK the structure and watering replenish moisture lost through evaporatio i COfIFLICT Yl9TH JHE UILDING CODE OR dunngZPe¢I0a9NCE. of drought. It has moved in the past and will move in the future. even TMES. E IfFPT ON THE of any repairs delineated in this report. The owner should adhere to -oggpq%2 Y: LARRY GRAY Foundation Maintenance program to keep movement within paramet s that are acceptable. BUILDING INSPECTION DIVISION RELEASED DOES NOT APPLY TO CONSTRUCTION IN EASEMENTS OR PUBLIC RIGHT-OF-WAY ALL CHANGES MUST BE APPROVED. Recommendations: It is recommended at the home to reshim across the structure to create a more uniform floor surface. Repairs contained herein comply with 2021 IRC. When foundation repair is being performed, it is recommended that the sanitary and pressure supply lines be tested to assure that no leaks exist or have been created before the repairs and after the lift. If leaks are found, or ever found regardless of foundation repair, they should be repaired as quickly as possible to prevent over -saturation of the bearing soil. General Maintenance Information: Non-structural remedial measures may improve foundation performance and reduce future movement. Applying these remedial measures and monitoring foundation performance prior to or in lieu of underpinning may be a prudent approach, depending on the severity of foundation issues and needs of the occupant. For example, an owner may choose to perform periodic cosmetic repairs and door adjustments, rather than comprehensive foundation underpinning. Typical recommendations for non-structural remedial measures may include, but are not limited to. vegetation alteration (such as tree removal or root barriers), watering programs, and drainage improvements. The following are general maintenance tips to consider. - In general, in order to achieve adequate drainage, it is recommended to have at least 6 inches of drop in the first 10 feet away from the home for proper runoff. When this cannot be achieved, a swale should be created (such as between homes) to drain with a minimum 2% slope. In instances where lot elevations prevent adequate surface water runoff. subsurface drainage systems may need to be installed. Gutters are also ideal to collect roof runoff and have extensions that extend at least 4 feet from the foundation or run underground to discharge at a lower elevation. - Installing a drip line around the home at the edge of the foundation can improve foundation performance during the dry months if not already installed, O NE there are trees around the home. Drip lines are ideally installed aboION ut T PAGE �R j;O E E.S E DOS FI� E ANY OR R L ¢ A ZE ANY WORK the slab and buried approximately 3 inches below the ground. Requir IN COt FLI WITH THE BUILDING CODE OR ents 1['W0INANCE time can vary depending on recent weather conditions, so the soil co `T.Y APPRf�E� P� I IT ON THE I IUA'PP a monitored to see if it is becoming too muddy or remaining dry so adju nm1enk&$ 0eLARRY GRAY watering schedule can be made. BUILDING INSPECTION DIVISION: RELEASED DOES NOT APPLY TO CONSTRUCTION IN EASEMENTS OR PUBLIC RIGHT-OF-WAY ALL CHANGES MUST BE APPROVED. Maintenance Continued: - It is always ideal to remove large trees and shrubs around the home, but root barriers can also provide benefit if they are far enough from the home to install. It is recommended to contact an arborist to determine if root barriers are a good choice without causing damage to trees. Root barriers are installed to a depth of 3' or until no roots are encountered, whichever is deeper, and a root barrier material installed to prevent future root growth and extraction of moisture under the home. If trees are not removed or root barriers installed, it makes watering even more important. There are several commercial barrier materials on the market or the owner may use corrugated fiberglass set vertically in the ditch with the edges lapped over, with minimum 10 mil plastic sheeting set at the outside and then clay soil backfilled and compacted back in the ditch. Without tree removal or root barriers, it makes adhering to a regular watering schedule even more important for the foundation. Please refer to the attached Foundation Maintenance program for more info on ideal foundation maintenance and how to allow for proper drainage. Adherence to these recommendations will better protect the foundation and prevent both over saturation and exposure to over drying. OF TE a ��• CITY OF GRAPEVINE •� .S P RELEASED FOR CONSTRUCTION AlopV 40 * • 00 REC€AE ES NOT AUTHORIZE ANY WORK * � �^/ITH THE BUILDING CODE OR •••• ................ HEATH G. SAL ..I.. ..��T ONING ORDINANCE ON ON THE ...: ....—*..• FD PLAN/S TO PE KEPT TIMES, <<� -off...• 135871 B SITE AT ALL : 110ENSF; `/ '2026 BY: LARRY GRAY S ••.. ;Pj r ���� �F22�o142/628026 BUILDIFG ITISPEGTION DIVISION: RELEASED DOES NOT APPLY TO CONSTRUCTION IN EASEMENTS OR PUBLIC RIGHT-OF-WAY ALL CHANGES MUST BE APPROVED. 871.53 sq ft Legend Access for Tunnel Existing Access Existing Beam Reshim location Summary of Work: - Reshim Notes: - Measurements are in inches. - Location and number of piers may change based upon field conditions/obstructions and contractor locating the interior grade beams. - Repairs to comply with 2021 IRC. ® -4.9 -4jj �DI -1.8 -0.4 DO-2.8 ® 1. -3.1 �8 . REF -2.8 ; ' -2.4 �___M a -0.9 -1.1 -1.4 .2 2.4 0.5 ®R 1.1 U OF T P.E.......EXq��>J i f* * Ilk ' * �• CITY Or. C*A VINE /•••,•HEA V�J�LMU "S CONSTRUCTION .......... AFUaS Ii PAN%1111 PY7 RIZE ANY WORK IN CONFLICT WIT 4HE ILDING CODE OR // -O'•. 35871 "'NO ANCE. /Jj ' '�•IITYVEAW. BE KEPT ON THE / O� ALL TIMES. F-21268 ` ?l6 BY: LJQM*4&026 N FWAY"ION DIVISION: H d���� 1AS NOT APPLY TO RIGHT F-WAY. PROJECT: DWG BY: HGS ENGINEERING SITE: 411E t College Street Grapevi Agreements and Limitations The opinions expressed in this report are based on information supplied by the owner and/or an evaluation of current conditions observed at the time of this inspection. This writer will not be responsible for (1) knowledge of subsurface conditions without extensive geotechnical data supplied by a competent soils engineer, (2) knowledge of cracks, vertical differential displacement of floors without uncovering of the floor by the owner, and (3) any other element such as joists or beams and other structural members that are not readily observable for viewing. In no event shall the liability of HGS Engineering exceed the monies paid by the customer under this agreement. Any prescribed repair plan detailed by this report is based on observations of apparent performance of the facility at the time of structural inspection. Compliance with any code or specification other than as expressly noted is specifically excluded. This site survey and resulting recommendations are based on conditions as they now exist and do not imply or warrant that other problems and/or areas may not become manifest in the future. Unless otherwise indicated, this report was prepared solely for the client involved and expressly for purposes indicated by the client. Permission for use by any other persons for any purpose , or by the client for a different purpose, is denied unless otherwise stated in writing by this letter. This writer shall have no liability for the 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 repair documents. This writer is not responsible for the construction means, methods, techniques, sequence, or procedures or the precautions incidental there in. This writer is not responsible for the future performance of any repairs that were installed previous to or after this report by another party. It should be understood that different repair methods can result in varying long term results. It is known to knowledgeable Professional Engineers that soils in this area are conducive to movement, expansion, and/or contraction. This soil movement could possibly cause the foundation to move, even after the repairs are completed as outlined in the recommendations. Because of the highly active nature of the soils in the area, risks of continued diminished performance are involved in all remedial measures. The engineer can, however, provide recommendations for remedial measures that reduce risks. Not implementing the entire remedial plan may increase such risks. Although no warranty is expressed or implied as to the performance of this foundation, proper maintenance of consistent soil conditions along the perimeter of this structure can reduce further problems after the recommendations listed herein have been completed. The owner should be aware, however, that if water leaks occur or erosion takes place, stability of the foundation would be damaged. CITY OF GRAPEVINE IV-` THIS PAGE RELEASED FOR CONSTRUCTION SAP. .... TEX ASE DOES NOT AUTHORIZE ANY WORK INFLICT WITH THE BUILDING CODE OR dop * . * ZONING ORDINANCE. i Sincerely, * : T ROVF_ PJ re T(� [� PT ON THE !.•...............u... ...,JOB IT A�ALL TI . ..i HEATH G. SALM Heath Salmon, P.E. •••..............••••• --:OW /2026 BY: LARRY GRAY 135871 do /CENS�BUILDING INSPECTION DIVISION. ENGINEERING SS/6NAL�� RT �r§4�S NOT APPLY TO Ot15 02/01 4 AYTS OR PUBLIC ALL CHANGES MUST BE APPROVED.