We were invited as consultants to help  investigate various envelope damages, evaluate their extent, and propose remedial solutions.

 

We located the original construction plans and compared them to the existing construction. We concluded that, due to possible budget cuts, a few elements had been executed with poorer quality than specified and very likely caused increased issues over time, such as moisture problems at the balconies and multiple brick veneer cracks.  

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We were especially intrigued by the number of veneer cracks in the NW building corner, which is located on a high traffic street and supported by a shallow beam exposed in the open garage ceiling below. A structural engineer evaluated the beam deflection and confirmed our suspicion that it was undersized. The beam was reinforced with steel and veneer cracks, once patched, did not reappear.

 

Balcony floors were resurfaced to provide the required draining slope and flashing, and the surrounding brick veneer were patched and cleaned of mold, as required.

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CREDITS:

Consulting for S.E. Ritch & Associates

Struct. Eng.: SJG Engineering LLC