05.2 - 600 Harthan St - Observation Report — original pdf

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May 28, 2025 Riverside Resources 1221 S MoPac Expy, Suite 200 Austin, TX 78746 Attention: Mr. Barrett Lepore Subject: REPORT OF FINDINGS Site: 600 Harthan, Austin, Texas Allana, Buick & Bers, Inc. (ABB) is pleased to present this report of our findings regarding the above referenced project in Austin, Texas. The objective of our review is to determine the condition of the original improvements and determine whether the original materials still exist in pace or if they remain in a condition such that they could be restored. We observed the conditions at the property during a site visit on May 22, 2025. The structures at the site appear to have been significantly altered by renovations and additions since the 1930’s. The East Structure buildings are stucco clad wood framed structures. The 1984 Addition has cracks in the stucco and poor detailing that is susceptible to wood rot due to lack of drainage at soffits. The stucco clad walls at the courtyards have significant cracks exposing the wood framing also due to poor drainage. The stucco at the original 600 Harthan house appears to have been modified, resurfaced, and repainted. The original windows from the residential structures appear to have been discarded and replaced. The West Structure buildings have not been maintained over the past 10 years. It is likely that there is concealed wood rot in the framing due to the age of the structure, cracks observed in the stucco, and poor stucco drainage. The wood framed windows show signs of wood rot. Given the major renovations including roof replacements, exterior stucco application/replacement and window size/material changes, it is our conclusion that the original exterior materials that can be refurbished are limited to Building A. The original materials at the remaining structures are mostly missing or are in a condition that would not be refurbished due to their more recent installation. 835 W 6th St., Suite 1410, Austin, TX 78701 Riverside Resources May 28, 2025 Page 2 The following summarizes our observations. West Structure Building A – Two Story Multi-Family Structure • Stucco: Likely original materials. • Windows: Likely original materials. • Roofing: Unknown. • Integrity for restoration: The stucco will require extensive repairs due to concealed wood rot. The windows could be repaired and refurbished. The roofing cannot be refurbished. Building B - 1920’s Victorian – • Stucco: Retrofit over original siding. • Windows: Not original windows. • Roofing: Not original roofing. • Integrity for restoration: The siding is expected to be damaged and deteriorated under the stucco and cannot be refurbished. The existing windows could be repaired refurbished. The roofing cannot be refurbished. East Structure Building D – 600 Harthan Original House – • Stucco: Not original stucco. • Windows: Not original windows. • Roofing: Not original roofing. • Integrity for restoration: The stucco will require extensive repairs due to concealed wood rot. The existing windows would most likely be replaced. The clay tile roofing materials could be repaired and refurbished but most likely replaced. Building D – 1984 Addition • Stucco: Original stucco. • Windows: Original windows. • Roofing: Original roofing. • Integrity for restoration: The stucco will require extensive repairs due to concealed wood rot. The existing windows and roofing materials could be repaired and refurbished but most likely replaced. The courtyard walls would have to be replaced and cannot be repaired. Riverside Resources May 28, 2025 Page 3 We appreciate the opportunity to serve as your consultant. If you have any questions, please do not hesitate to call. We will follow up with you soon on this report. Sincerely, Allana Buick & Bers Inc Brett T. Fagan, P.E. (Texas) Principal Enclosures: Photographs BTF 5/28/2025 This document contains an electronically-applied seal, authorized by Brett T. Fagan Texas P.E. #90932. Texas Cert. of Reg. No. F-21690. Riverside Resources May 28, 2025 Page 4 Photograph No. 1: Building D at 600 Harthan Photograph No. 2: Stucco surface altered from original construction. Added projection over window head. Cracks in stucco are associated with wood rot in framing. Riverside Resources May 28, 2025 Page 5 Photograph No. 3: Stamp in insulated glass indicating a 2002 manufacturing date. Other glass markings indicated manufacturing in 2009 and 2011. Photograph No. 4: The original windows have been replaced. The window openings have been enlarged at this location. Riverside Resources May 28, 2025 Page 6 Photograph No. 5: Buckling of the stucco associated with wood rot. Wood rot is visible in siding above windows at former terrace. Photograph No. 6: Stucco crack associated with concealed wood rot. Riverside Resources May 28, 2025 Page 7 Photograph No. 7: Roof leak below clay tile roof at 600 Harthan. Condition of underlayment expected to be compromised. Photograph No. 8: Significant cracking in the courtyard walls. Wood framed walls with no stucco drainage. Wood rot in the wall framing expected. Riverside Resources May 28, 2025 Page 8 Photograph No. 9: Stucco crack associated with concealed wood rot. Photograph No. 10: West structure cracks in stucco associated with concealed wood rot. Riverside Resources May 28, 2025 Page 9 Photograph No. 11: West structure cracks in stucco associated with concealed wood rot. Wood rot in window frames. Poor detailing of stucco, no drainage provided at soffit. Photograph No. 12: Stucco crack associated with concealed wood rot.