HomeMy WebLinkAboutDRB17-0368_SDS Observation Report 06-23-17 Timber Creek Lodge_1502828340.pdf P.O. BOX 2494
AVON.CO 81620
n N970.949.7100
FAx970.949.3377
m lutions.inc
ENGINEERING
Observation Report
June 23, 2017
Mike Delain
PMR Home Watch
Re: Timber Creek Lodge, Unit B5 & B10
2883 Timber Creek Drive, Vail, CO
Project No. 0405-17
On June 22, 2017, at Mike Delain's request, I visited the property referenced
above to observe the south side upper level decks of Unit B5 & B10 and provide
my observations and opinions on the overall structural condition of the existing
log deck joists. The opinions expressed in this report are based only on visual
observation of the condition of the structure on this date, without disturbing any
integrity of the residence. These opinions do not represent overall property
review, structural analysis, or compliance with applicable building code. This
report is a follow up on an original observation report that was completed on May
5, 2017.
PERSONS PRESENT AT THE TIME OF VISIT:
Mike Delain, property management representative.
PURPOSE AND SCOPE:
The purpose of this report is to evaluate and determine if the existing log deck
joists of the above mentioned units have any structural integrity. We were also
asked to provide recommendations of the remedial work that should be done on
the decks where structural problems and or damage may have been observed.
BACKGROUND:
The properties are condominium units in a multi-unit development. These
particular units are end units that share one common wall. There were no plans
provided to me at the time of my visit. It was indicated to me by Mike that the
building may have been built in the early 1980's. It appears that the building was
constructed with a combination of cast in place concrete footings and foundation
walls located over a crawlspace with log walls, log beams and log joists.
Timber Creek Lodge, Unit B5& B10, 2883 Timber Creek Drive,Vail, CO #0405-17
P.O.BOX 2494
AVON.CO 81620
d n .970 949 7100
FAX 970.949.3377
lutions.inc
ENGINEERING
OBSERVATIONS:
At the time of my visit I observed that the majority of the decking material
had been removed. The log deck joists had their tops planed down leaving a flat
surface for the decking to bear on and be attached. On each side of the flat
surface of the log deck joists there appeared to be a strip of aluminum flashing.
On the flat surface of the log joists there was some type of waterproofing
membrane between the flashing. On some of the logs the waterproofing
membrane was ripped and the log deck joists were exposed. In the areas that
the log deck joists were exposed I observed rot in the log, (see image 1). I was
able to remove the rot with my fingers with ease. I was also able to insert a six
inch metal spike through one of the logs by easily tapping it with a hammer. I also
noticed that one of the deck joists had been cut back and a scabbed on piece of
log had been attached to it. This scabbed on piece was being held up by a rope
at one end and the remaining to deck joists at the other end, (see image 2).
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Image 1
Timber Creek Lodge, Unit B5 & B10, 2883 Timber Creek Drive, Vail, CO #0405-17
2
P.O.BOX 2494
AVON.CO 81620
d1,970
7177AX .949.
F
970.949.7100
3377
lutions.Inc
ENGINEERING
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Image 2
CONCLUSIONS:
At this time I feel that the cantilevered log deck joists are rotted out and have
been compromised of their structural integrity. I feel that they are not safe and
should no longer be used structurally.
RECOMMENDATIONS:
I recommend cutting the log deck joists back to the exterior log wall. Observation
of the cut end section should be taken to see if there are any signs of rot where
the log bears. If there are any signs of rot I should be called out to determine if
the logs can support the imposed loading of upper floor and roof systems. If there
are no signs of rot at the cut end section proper flashing and waterproofing
should be used to prevent any more damage to the log joists. Also as stated in or
previous report, if the owners want to replace the decks we recommend apply a
ledger to the existing exterior wall, provide new deck joists and a new beam with
a support post at each end that bear on cast in place concrete footing and piers.
If you would like to discuss this report, or if we can be of further service to you,
please do not hesitate to contact us.
Sincerely, �� :;