Emmanuel Episcopal Church Condition Summary
4434 Bluebonnet Drive, Suite 115 Stafford, Texas 77477 Tel: (281) 491-1262 www.criterium-farrellyancy.com Texas Registered Engineering Firm F-13019
October 22, 2017 Emmanuel Episcopal Church c/o Alice Busch 15015 Memorial Drive Houston, TX 77079 Re: Structural Condition Assessment – Executive Summary Dear Ms. Busch: At your request, we performed a limited structural inspection of the following buildings on the property: • • •
Church Office/ Sanctuary Russell Hall Education Building
The main purpose of our inspection and report is to evaluate the current condition of the structural systems and to determine what, if any, significant maintenance, repairs, and/or replacement might be expected within the next few years as a result of damage sustained from flooding caused by Hurricane Harvey. For your convenience, we have prepared the following summary of the condition of the buildings. FOUNDATION The foundations for each of the buildings exhibit minimal signs of structural distress or differential movement. There are no apparent signs of significant erosion, settlement, buoyancy uplift, or differential movement in the foundations as a result of the cited flood event. We noted some cracks in the surface of the foundations that appear to pre-exist the flood. These cracks are not structurally significant but would benefit from sealing. Overall, we did not see any of the signs associated with foundation failure or severe foundation movement as a result of the flooding. We consider the foundations for the buildings to be structurally sound. LICENSED PROFESSIONAL ENGINEERS RESIDENTIAL AND COMMERCIAL INSPECTIONS STRUCTURAL INSPECTIONS ENVIRONMENTAL SERVICES RESERVE STUDIES FEASIBILITY & DESIGN
Visit our web site at: www.criterium-farrellyancy.com
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FRAMING The main wood arches in the sanctuary are generally in good condition. The arches experienced some checking due to submersion in the flood water causing the members to develop lengthwise splits in isolated locations. The checking has not diminished the structural integrity of the arches; however, some of the arches are still exhibiting high levels of moisture content indicating further drying is necessary prior to putting the building in service. As the arches continue to dry, it is plausible that the checking may exacerbate. This condition will require further monitoring. Arches are secured to the foundation with metal anchor plates and anchor bolts. The bolts have undergone moderate to severe corrosion due to submersion in the flood waters and replacement of all anchor bolts is recommended. The anchor plates appear to be galvanized or coated with a rust inhibitor and show no signs of deterioration. The plates do not warrant replacement. We observed no apparent rot damage in the exposed portions of wood framing. The sill plates and wall studs are generally in good condition; however, there are a few locations with damage to the framing that will require repair or reinforcing during the rehabilitation process. We noted framing members in some locations exhibiting high levels of moisture content that will require further drying prior to concealing with drywall. These areas will be identified in depth upon delivery of the final report. Overall, the wood framing is salvageable and can be used for reconstruction. The visible portions of steel framing in Russell Hall are in good condition and exhibit no apparent corrosion or damage as a result of submersion in flood waters. EXTERIOR The sheathing on the buildings consists of a combination of gypsum sheathing and plywood. Much of the plywood sheathing was heavily saturated and compromised along the bottom edges as a result of submersion in the flood waters. In most areas, the sheathing is no longer properly affixed to the framing. The fasteners have corroded and pulled out in some areas and in others the warping of the plywood sheathing has caused it to pull away from the framing. Removal and replacement of the bottom 4 ft. of plywood sheathing is recommended in all areas. The gypsum sheathing below the flood line is compromised by saturation from flood water and require removal in all areas up to 12-inches above the high-water line. It should be noted that remediation of all sheathing will require removal of the siding and veneer to properly access the sheathing. When replacing the sheathing, you may wish to explore the costs of salvaging the siding versus removal and replacement of the existing siding with a stone or brick apron. However, architectural considerations such as this are not within the scope of this inspection. Upon removal of the siding, many of the windows will require flashing as we noted visible daylight around the jambs. This does not appear to be flood related but will improve the life of the building. FURTHER STUDIES At this time, we do not recommend any further studies or engineering evaluation. Recommendations for repairs will be detailed in the final report.
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October 22, 2017 Emmanuel Episcopal Church c/o Alice Busch 15015 Memorial Drive Houston, TX 77079 Re: Structural Condition Assessment – Executive Summary Dear Ms. Busch: At your request, we performed a limited structural inspection of the following buildings on the property: • • •
Church Office/ Sanctuary Russell Hall Education Building
The main purpose of our inspection and report is to evaluate the current condition of the structural systems and to determine what, if any, significant maintenance, repairs, and/or replacement might be expected within the next few years as a result of damage sustained from flooding caused by Hurricane Harvey. For your convenience, we have prepared the following summary of the condition of the buildings. FOUNDATION The foundations for each of the buildings exhibit minimal signs of structural distress or differential movement. There are no apparent signs of significant erosion, settlement, buoyancy uplift, or differential movement in the foundations as a result of the cited flood event. We noted some cracks in the surface of the foundations that appear to pre-exist the flood. These cracks are not structurally significant but would benefit from sealing. Overall, we did not see any of the signs associated with foundation failure or severe foundation movement as a result of the flooding. We consider the foundations for the buildings to be structurally sound. LICENSED PROFESSIONAL ENGINEERS RESIDENTIAL AND COMMERCIAL INSPECTIONS STRUCTURAL INSPECTIONS ENVIRONMENTAL SERVICES RESERVE STUDIES FEASIBILITY & DESIGN
Visit our web site at: www.criterium-farrellyancy.com
®
FRAMING The main wood arches in the sanctuary are generally in good condition. The arches experienced some checking due to submersion in the flood water causing the members to develop lengthwise splits in isolated locations. The checking has not diminished the structural integrity of the arches; however, some of the arches are still exhibiting high levels of moisture content indicating further drying is necessary prior to putting the building in service. As the arches continue to dry, it is plausible that the checking may exacerbate. This condition will require further monitoring. Arches are secured to the foundation with metal anchor plates and anchor bolts. The bolts have undergone moderate to severe corrosion due to submersion in the flood waters and replacement of all anchor bolts is recommended. The anchor plates appear to be galvanized or coated with a rust inhibitor and show no signs of deterioration. The plates do not warrant replacement. We observed no apparent rot damage in the exposed portions of wood framing. The sill plates and wall studs are generally in good condition; however, there are a few locations with damage to the framing that will require repair or reinforcing during the rehabilitation process. We noted framing members in some locations exhibiting high levels of moisture content that will require further drying prior to concealing with drywall. These areas will be identified in depth upon delivery of the final report. Overall, the wood framing is salvageable and can be used for reconstruction. The visible portions of steel framing in Russell Hall are in good condition and exhibit no apparent corrosion or damage as a result of submersion in flood waters. EXTERIOR The sheathing on the buildings consists of a combination of gypsum sheathing and plywood. Much of the plywood sheathing was heavily saturated and compromised along the bottom edges as a result of submersion in the flood waters. In most areas, the sheathing is no longer properly affixed to the framing. The fasteners have corroded and pulled out in some areas and in others the warping of the plywood sheathing has caused it to pull away from the framing. Removal and replacement of the bottom 4 ft. of plywood sheathing is recommended in all areas. The gypsum sheathing below the flood line is compromised by saturation from flood water and require removal in all areas up to 12-inches above the high-water line. It should be noted that remediation of all sheathing will require removal of the siding and veneer to properly access the sheathing. When replacing the sheathing, you may wish to explore the costs of salvaging the siding versus removal and replacement of the existing siding with a stone or brick apron. However, architectural considerations such as this are not within the scope of this inspection. Upon removal of the siding, many of the windows will require flashing as we noted visible daylight around the jambs. This does not appear to be flood related but will improve the life of the building. FURTHER STUDIES At this time, we do not recommend any further studies or engineering evaluation. Recommendations for repairs will be detailed in the final report.
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