| |
|
|
| |
Sample Report |
|
| |
|
|
| |
 |
|
| |
|
|
| |
WRF Engineering, LLC |
|
| |
|
|
| |
|
|
| |
August 27, 2005 |
|
| |
|
|
| |
Address |
|
| |
Annapolis, MD |
|
| |
|
|
| |
| RE: |
|
Home Evaluation Report |
| |
|
555 Sample Street |
| |
|
WRF File No.: 2005-1973 22 |
|
|
| |
|
|
| |
As requested, a meeting was scheduled with Jane Doe, Super1Realty, on August 15, 2005 for an initial investigation of the site. The purpose of the visit was to inspect and photograph the property and evaluate my findings from a structural standpoint, prior to the August 19th, 2005 meeting with the home buyer. This was to perform an initial investigation to determine if it was necessary to gather any additional information prior to the meeting on the 19th. The initial visit was then followed up by a site visit with the home buyers on the 19th. |
|
| |
|
|
| |
 |
|
| |
Photo #1 - Front view of home |
|
| |
|
|
| |
This will serve as a report to you of my findings and is based on my visual inspection of the property and over eleven years experience in the field of civil engineering. It is intended for the use of the perspective home owner for the purpose of evaluating the nature and scope of the matters discussed herein. It is not intended for the use or benefit of third parties and should not be relied upon by third parties for any purpose. Should additional information be presented which would alter the findings and conclusions, a supplementary report will be provided. |
|
| |
|
|
| |
|
|
| |
Page 1 |
|
| |
|
|
| |
Telephone: 443-797-9786, fax 410-853-7827, Email Address: wadefelt@comcast.net |
|
| |
|
|
| |
|
|
| |
|
|
| |
|
|
| |
WRF Engineering, LLC |
|
| |
|
|
| |
|
|
| |
BACKGROUND |
|
| |
|
|
| |
In discussions with Ms. Doe, the home buyer requests that WRF Engineering inspect and photograph the home to establish whether the building meets the latest structural design standards. The completion of my investigation will determine if the home is free from structural items that would put the buyer at risk, in the purchase of this recently constructed residence. It is evident that the home buyer would like the property inspected by a licensed Civil Engineer to provide reassurance that the property is problem free from a structural standpoint. |
|
| |
|
|
| |
Present at the August 19th meeting were Ms. Doe, the home inspector and the potential home buyers. In a discussion with the perspective home buyer, she asked me to look at the overall condition of the home and to check into the roof loading for the rooftop deck and the surface type that was installed in that area. I asked her what plans she had for the rooftop deck and she said that she intended to use patio furniture and planted pots. |
|
| |
|
|
| |
The construction of the home has an anticipated completion date in August 2005. The town home, built in 2005, is a 4 level structure comprised of wood framing, concrete foundation, footers and floor slabs with brick exterior. The home is comprised of 3 bedrooms, 3 ½ bathrooms, living room, dining room, sitting room, kitchen, 2 rear cantilever decks on 2nd and 3rd floors and 2 roof top decks. |
|
| |
|
|
| |
DISCUSSION AND ANALYSIS |
|
| |
|
|
| |
WRF Engineering performed the site visit to do an inspection of the property. All areas of the property were evaluated using basic visual inspection criteria. A visual inspection of accessible structural members, as requested, has been made to the above referenced property. This inspection is limited only to the property referenced in this report. |
|
| |
|
|
| |
A visual inspection of the property is an inspection of structural members that are able to be seen and probed and do not require the breaking apart, dismantling, or removing of any object including, but not limited to moulding, trim, floor covering, siding or brick, insulation, floors, carpet, furniture, appliances and or personal possessions. Hidden damage may exist in concealed or inaccessible areas; however, WRF Engineering will not be responsible for reporting any damage in these areas. |
|
| |
|
|
| |
Since this residence is completely finished, the visual inspection is comprised of looking for visible cracks in drywall, concrete floors, tile floors, foundation walls, roof and brick exterior. In addition, one looks for sagging, separations, buckling, protrusions, heaves and other oddities that may be a sign of a structural member, foundation or support member as a cause of the above. |
|
| |
|
|
| |
All windows and interior and exterior doors open and shut freely with full range of motion free from buckling or pinching which is a common symptom of a structural issue. No visible cracks in concrete slabs located in the garage or front room near the foyer, photos 2-4. Crawl space beneath stairwell is free from any sign of problems. The decks on the rear of the home on the second and third floors are of cantilever type construction and are solid and free from movement. No visible drywall cracks or floor heaves. The elevator shaft was inspected and there does not appear to be any structurally significant problems. No impacts from other structures surrounding the residence are evident. |
|
| |
|
|
| |
Page 2 |
|
| |
|
|
| |
Telephone: 443-797-9786, fax 410-853-7827, Email Address: wadefelt@comcast.net |
|
| |
|
|
| |
|
|
| |
|
|
| |
|
|
| |
WRF Engineering, LLC |
|
| |
|
|
| |
|
|
| |
The roof shows no signs of sagging and the Duradeck roof top deck is very stable. The roof top deck has 2x12 floor joists overlaid with 19/32" APA rated exterior grade T&G plywood. The deck is finished with Duradeck single ply membrane roofing. The design loading for the rooftop deck meets all dead load requirements in the International Building Code 2000. The live load is 60 pounds per square foot. |
|
| |
|
|
| |
The Duradeck membrane is a waterproof sheet vinyl material which, installed to manufacturer's specifications, is maintenance free. Based on a visual inspection the Duradeck membrane, it appears to be installed correctly. It is free from cracks, wrinkles or gouges and should provide a long lasting rooftop deck surface for many years. The loading requirements established for the roof top deck far exceed those which are intended by the home owner. If the building was constructed per plan, no structural stability or loading issues are anticipated. |
|
| |
|
|
| |
 |
|
| |
Photo #2 - two car garage taken toward rear of residence |
|
| |
|
|
| |
Though the inspection did not uncover any structural deficiencies, there were a number of items that were discovered that should be listed by the home inspector. The following items should appear on the home inspection and the owner should be aware of these areas of concern: |
|
| |
|
|
| |
| |
1. Ceiling failure near HVAC indoor unit on 3rd floor. |
|
| |
2. Joint where stairwell meets the landing between the 3rd and 4th floors needs to be nailed down, caulked and repainted. |
|
| |
3. There is a significant buckle in the hardwood floor as one enters the dining area from the kitchen near the refrigerator. |
|
|
|
| |
|
|
| |
I mentioned these three items to the inspector at the August 19th meeting. |
|
| |
|
|
| |
Page 3 |
|
| |
|
|
| |
Telephone: 443-797-9786, fax 410-853-7827, Email Address: wadefelt@comcast.net |
|
| |
|
|
| |
|
|
| |
|
|
| |
|
|
| |
WRF Engineering, LLC |
|
| |
 |
|
 |
| Photo #3 - Main room on 1st floor |
|
Photo #4 - Floor joint main room on 1st floor |
|
|
| |
|
|
| |
Photo #4 shows a joint crack between the foundation wall and the concrete floor on the right side of the room seen in photo #3. The joint crack is also along the front of the room beneath the window. This is a standard construction joint that does not represent a problem, it is a joint to allow the floor and foundation to move freely and independent of one another. However, additional grout should be applied to the crack prior to the flooring being installed whether it is carpet or hardwood floors. |
|
| |
|
|
| |
There are a few minor joint cracks in trim and crown moulding along wall and ceiling joints. These joint cracks are due to paint, caulk and spackle that have shrunk after installation. These imperfections can be repaired by respackling, caulking and painting. These joint cracks will reappear over time however as the building experiences normal settlement and seasonal changes. |
|
| |
|
|
| |
CONCLUSION |
|
| |
|
|
| |
In my professional opinion, I believe that the building is sound with no evidence of any concern with regards to the structural aspects of the residence. Foundation walls, brick exterior, interior walls, ceilings, cantilever decks, rooftop decks and concrete slabs are all acceptable. I do hereby, subject to the above conditions, render the inspected areas to be structurally sound. No repairs required. |
|
| |
|
|
| |
Page 4 |
|
| |
|
|
| |
Telephone: 443-797-9786, fax 410-853-7827, Email Address: wadefelt@comcast.net |
|
| |
|
|
| |
|
|
| |
|
|
| |
WRF Engineering, LLC |
|
| |
|
|
| |
Thank you for allowing WRF Engineering to be of service in this matter. Should you have additional questions, or need further assistance, please contact our office by phone or email me at wadefelt@comcast.net. |
|
| |
|
|
| |
Sincerely, |
|
| |
WRF Engineering, LLC |
|
| |
 |
|
| |
|
|
| |
Wade Felt, P.E. |
|
| |
President |
|
| |
|
|
| |
| cc: |
Ms. Doe |
| |
WRF Engineering File |
|
|
| |
|
|
| |
Page 5 |
|
| |
|
|
| |
Telephone: 443-797-9786, fax 410-853-7827, Email Address: wadefelt@comcast.net |
|
| |
|
|
