22.6 - 300 W 34th St - Structural Visual Assessment — original pdf

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HIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.comProject Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:1 of 14Limited Structural Visual AssessmentReport Prepared For: Exmouth Holdings TX LLCDate of Assessment: June 20th, 2025Date of Report: June 26th, 2025Report Prepared By: Higgins-Designs, PC (TBPE F-23989)1103 Lambie St. Unit B, Austin TX 78702Benjamin Higgins, PEHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com1. Scope of InvestigationThe scope of this structural assessment was limited to a visual investigation of the foundation and framing systems ofthe subject property located at 300 W. 34th St., Austin, TX 78705. The visual assessment included:(cid:127)Interior and exterior building areas and spaces.(cid:127)Visible foundation elements and framing systems.(cid:127)Identification of noticeable structural deficiencies or areas of structural concern.The investigation did not include detailed inspections of concealed structural elements or conditions, and was limitedstrictly to readily-visible components. No finishes, cladding, coverings, or other obstructions were removed.Items Outside the Scope:The following items were specifically excluded and are not included in this report:(cid:127)Destructive or non-destructive material testing and inspections.(cid:127)Hazardous material identification or testing.(cid:127)Verification of structural compliance with current or historical building codes.(cid:127)Energy performance assessments, modeling, or code compliance.(cid:127)Historical or archeological reviews and assessments.(cid:127)Mechanical, Electrical, and Plumbing (MEP) system evaluations.2. Report ContentIncluded within this report are:(cid:127)Summary of site observations conducted during the visual structural assessment.(cid:127)An assessment of the overall structural condition of the building’s foundation and framing.(cid:127)Recommendations for remedial or corrective actions.All observations and recommendations in this report were developed based on site visits, visual assessments, andgeneral industry knowledge and practices related to similar structures.No warranties, expressed or implied, are provided by this report.3. Limitations and ExclusionsThis structural condition assessment was restricted to visible and readily accessible elements. Concealed orunforeseen conditions uncovered in future work may require revisions to the conclusions or recommendationsprovided herein.The consultant requests notification if:(cid:127)Field conditions differ significantly from conditions documented in this report.(cid:127)Changes occur to the planned project or its scope.(cid:127)Additional structural documentation or historical records become available.Project Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:2 of 14Limited Structural Visual AssessmentHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com4. Property SummaryProperty Address: 300 W. 34th St., Austin, TX 78703Property Usage: Single-family residentialNumber of Buildings: 1Number of Stories: 1Approximate Square Footage: Approximately 1,400 SFYear of Construction: 1917Superstructure Type: Conventional wood framing with a hipped roofFoundation Type: Conventional pier-and-beam5. Property DescriptionThe subject property is a one-story, approximately 1,400 square foot single-family residence located at 300 W.34th St in Austin, Texas. The structure was originally constructed in 1917 and is situated on a moderately sizedresidential lot approximately 7,400 square feet in area.The residence is supported by a pier-and-beam foundation system and framed with conventional woodconstruction. The roof is a hipped configuration, surfaced with asphalt composition shingles. The exterior walls areclad in wood siding.The majority of the structure appears to be original, with two small single-room additions located at the side andrear of the building.Project Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:3 of 14Limited Structural Visual AssessmentHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com6. Observations and RecommendationsFoundation Observations(cid:127)The foundation consists of 8" diameter concrete Sonotube piers at the perimeter of unknown depth and footingsize, likely installed within the past 10–15 years.(cid:127)Interior piers include original cedar posts and stacked concrete blocks without proper embedment or footings.(cid:127)Vertical displacement of approximately 4 inches was observed, which is categorized as severe.(cid:127)Excessive and inconsistent wood shimming was noted throughout the crawlspace.(cid:127)Interior beams consist of 4x4 dimensional lumber, many spanning over 10 feet, which is significantly beyondallowable limits and poses a high risk of failure under typical residential loads.(cid:127)Perimeter beams are 4x6 dimensional lumber.(cid:127)Floor joists consist of 2x6 dimensional lumber spaced at 24 inches on center.(cid:127)At the rear of the structure, beam elements were observed resting directly on the soil with no foundation supportbeneath. This is a critical structural deficiency. Beams in direct contact with grade are prone to moistureabsorption, rot, and vertical movement due to soil expansion or erosion. This condition indicates a complete lack ofproper load path and makes the framing highly vulnerable to failure under typical residential loads.(cid:127)The foundation system consists of a mix of incompatible pier types—including sonotube concrete piers, cedarposts, and stacked concrete blocks. These systems have vastly different long-term performance characteristicsand will move differentially in response to moisture, temperature, and load. These systems exhibit differentialmovement over time, which has contributed to widespread structural distress, including drywall cracking, floor slope,and deflection.(cid:127)Widespread diagonal drywall cracking was observed throughout the house, especially at the corners of windowand door openings.(cid:127)The largest cracks exceeded 2 feet in length, and some crack widths surpassed 1/8 inch, consistent withsignificant foundation movement and differential settlement.Project Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:4 of 14Limited Structural Visual AssessmentHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com6. Observations and Recommendations (cont.)Assessment of Foundation Condition(cid:127)The overall condition of the foundation system is very poor and does not meet minimum standards for structuralstability or code compliance. The interior supports are grossly substandard, the framing is undersized, and there isno consistent or reliable load path between the structure and the ground.(cid:127)Full replacement of the foundation system is required. New piers will need to be installed with adequate depthand embedment to provide long-term stabilization of the structure. Additionally, the interior foundation beamsmust be replaced with properly sized members to safely span intended loads.(cid:127)This replacement will be extremely costly and complex due to the limited working clearance in the crawlspace,the difficulty of lifting or shoring the structure, and the requirement to remove large portions of floor decking toaccess subfloor elements. Floor removal is highly invasive and may negatively impact the performance or integrityof the existing sensitive historic structure, which relies on the complete rigidity of the floors, ceilings, walls, and roofplanes for stiffness and stability.(cid:127)Due to the severity and extent of these deficiencies, a full structural overhaul of the foundation piers andsupporting framing should be expected.Project Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:5 of 14Limited Structural Visual AssessmentHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com6. Observations and Recommendations (cont.)Framing Observations:(cid:127)Wall framing is assumed to be 2x4 studs spaced at 16" or 24" on center.(cid:127)Ceiling and roof framing is 2x4 dimensional lumber at 24" spacing, undersized by modern structural standards.(cid:127)The hipped roof configuration has no observable bracing.(cid:127)No collar ties, rafter ties, or ridge bracing were found.(cid:127)The roof’s stability relies entirely on the rigidity of ceiling and wall planes, making the structure highly sensitive toany framing modifications, such as wall removal or ceiling alterations.(cid:127)No insulation was observed; the shallow framing lacks sufficient depth for energy code-compliant insulation.Framing Recommendations:(cid:127)Install purlin bracing and appropriate support struts to stabilize the roof framing.(cid:127)Reinforce ceiling joists to improve vertical load capacity and span performance.(cid:127)Modify or replace ceiling framing as needed to provide adequate depth for modern insulation.Site Drainage Observations:(cid:127)No gutters or downspouts were present; drainage conditions appear poor.Site Drainage Recommendations:(cid:127)Install a continuous gutter and downspout system to direct water at least 5 feet away from the foundation.(cid:127)Evaluate site grading and regrade if necessary to maintain positive drainage away from the structure.Project Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:6 of 14Limited Structural Visual AssessmentHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com7. Summary of Property Structural ConditionThe structure at 300 W 34th St, Austin, TX is in generally poor structural condition, particularly with respect to itsfoundation and framing systems. Based on the visual assessment conducted on June 20, 2025, the followingobservations summarize the building’s current state:(cid:127)The foundation system is severely deficient, composed of various incompatible and inadequately constructedpier types including shallow concrete piers, cedar posts, and stacked concrete blocks. This combination has led todifferential movement, widespread distress, and inconsistent support throughout the structure.(cid:127)Several 4x4 interior beams are severely overspanned, increasing the likelihood of structural failure underordinary residential loads. At the rear of the structure, some framing elements rest directly on grade, posingcritical risk due to moisture, rot, and absence of reliable load paths.(cid:127)A vertical foundation displacement of approximately 4 inches has been documented, which is categorized assevere. For comparison, a modern foundation will be designed to for 1 inch maximum vertical movement.(cid:127)Widespread diagonal drywall cracking, particularly at window and door corners, confirms movement and internalstress within the building envelope.(cid:127)Ceiling and roof framing consists of 2x4s at 24 inches on center, which are undersized by modern standards. Thehipped roof has no visible bracing, and the structure relies on wall and ceiling planes for overall rigidity.(cid:127)The building lacks insulation and does not meet current structural or energy-code requirements.Given the extent of deficiencies, any attempt to stabilize or modernize the structure will require completereplacement of the foundation system, significant upgrades to all framing components, and highly invasive accesswork, including removal of floor decking in tight crawlspace conditions. Such repairs would be costly, complex,and disruptive to the existing structural system and finishes. The extent and cost of repairs necessary to bringthe structure to acceptable standards do not appear to be economically feasible to justify preservation.Project Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:7 of 14Limited Structural Visual AssessmentHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com8. PhotographsLiving RoomProject Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:8 of 14Limited Structural Visual AssessmentKitchenHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com8. PhotographsProject Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:9 of 14Limited Structural Visual AssessmentCedar PierSonotubePierStackedConcreteBlocksHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com8. PhotographsProject Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:10 of 14Limited Structural Visual AssessmentOverspan 4x4 Beam Resting on Stacked BlocksRemoved Cedar PostHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com8. PhotographsWood Foundation Beams BearingDirectly on GradeProject Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:11 of 14Limited Structural Visual AssessmentImproper FoundationShimmingHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com8. PhotographsProject Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:12 of 14Limited Structural Visual AssessmentDrywall Cracking ObservedHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com8. PhotographsProject Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:13 of 14Limited Structural Visual AssessmentRoof Framing ConditionRoof Framing ConditionHIGGINSSTRUCTURALENGINEERINGDESIGNS1103 Lambie St. Unit B, ATXwww.higgins-designs.com9. Measured Floor ElevationsNote: Measurements taken on June 20th, 2025 with Zip Level @ 1/10” precision, drawings are not to scaleFrontFacadeRearFacadeProject Address:Report Date:Project No:300 W. 34th St., Austin, TX 787052501606/26/2025Page No.:14 of 14Limited Structural Visual AssessmentLIVINGKITCHENADDITIONADDITIONBEDROOMBATH-0.9"-0.0"-0.6"-2.3"-3.3"-3.3"-3.9"-2.4"-0.4"-3.4"-1.3"-0.8"