09.4 - 1511 Rainbow Bend - Structural Assessment — original pdf

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Prepared By: Darren Bentz P.E. #141000 TBPE Firm #F-322834 darren@atxinspect.com Office: 512-788-1001 Direct: 512-826-2424 Prepared For: Client: Charlotte and Patrick Beathard Property Address: 1511 Rainbow Bend, Austin, Texas 78703 Assessment Type: Structural Investigation Date of Site Visit: 02/24/2026 To whom it may concern, A site visit to the above-mentioned property took place in order to conduct a limited structural investigation. The purpose of this investigation was to assess the condition of the foundation on the above-mentioned site visit date, identify likely causes of structural distress, and determine what actions, if any, are warranted. Our findings, conclusions, and recommendations are detailed in this report. The scope of this assessment addresses only those building materials and conditions that are present, visible, and accessible at the time of the inspection and walk-through. This report and associated conclusions are based on observed conditions of the inspected areas and materials and information reported by the client. The assessor does not climb over obstacles, move furnishings or stored items, or go into any area that might present a safety hazard. Please see notes regarding additional scope and limitations at the end of this report. Greenbelt Structural Structural Assessment Report 1 of 8 I. BUILDING INFORMATION AND SITE OBSERVATIONS GENERAL INFORMATION CONSTRUCTION TYPE: Single-family BUILDING TYPE: 2-story stick-built standard construction with stone cladding FOUNDATION TYPE: Stem walls, Pier & beam (wood supports), Slabs BUILDING AGE: 1935 APPX. SIZE: 3812 Sq. Ft. (not verified) SUBJECT AREA(S): Foundation, limited crawlspace, accessible framing PRIMARY INSPECTION METHOD(S): Visual, altimeter, level ADDITIONAL NOTED FEATURES: Attached garage with stone floor at front right DOCUMENTATION: Limited (parcel survey) OBSERVATIONS SUMMARY EVIDENCE OF MOVEMENT/SETTLEMENT: Yes (see notes and correlated elevation drawings) EVIDENCE OF DAMAGE/STRESS: Discovered – signficant floor deflections/sloping, damage at drywall/siding/foundation skirting/walls, door opening out of square GRADING AND DRAINAGE ISSUES: Discovered – moisture/drainage/ventilation issues under and around home PLUMBING ISSUES: N/a (plumbing scope not performed) PREVIOUSE FOUNDATION ADJUSTEMNT/REPAIR: Pier updated to cinderblock (unknown date) GENERAL BUILDING CONDITION: The general condition of the building is distressed ADDITIONAL NOTES: Observations and conclusions only apply to the date of inspection. GEOLOGICAL INVESTIGATION: Limited - See below (soil type/lithology at or near parcel) ADDITIONAL ISSUES OR CONCERNS: Assessment of most of the crawlspace was limited due to locked door, minimal clearance, plumbing/electrical (limited safe access) SITE OBSERVATIONS / CONDITIONS FOUNDATION - Primary and secondary evidence of foundation movement and inadequate performance was observed throughout the home. Relative elevation differences were recorded by foundation-surveying equipment (ZipLevel Pro 2000) with the primary purpose of determining benchmark readings and assessing foundation performance. Measurements were recorded to the nearest 10th of an inch (0.1”) and adjustments were made to account for the thickness of floor coverings at each area. A benchmark elevation of 0.0” was established and denoted by an “x” on the elevation drawing/survey (see below). Findings indicated settlement/movement outside of accepted tolerances as noted in the relative height survey. Observed structural issues included but are not limited to: 1. Significant elevation variances and floor deflections at interior (measured and visible) 2. Advanced deflection at second-floor common room floor (2 inch vertical deflection over 15 lateral ft, large gap between floor and baseboard, damaged floor boards – see images) 3. Dated/damaged concrete piers and wood supports at crawlspace (see images) 4. Moisture diversion and pooling in crawlspace 5. Inadequate spacing of vertical supports/piers (clear spans exceed 12ft) 6. Wooden joists in contact with soil (ex: visible at crawlspace vent near entry) 7. Cracks at interior drywall and exterior cladding 8. Gaps at wall, ceiling, and floor intersections (at baseboards, trim, siding etc) GRADING & DRAINAGE - The purpose of proper drainage is to remove excess water from around the structure. Adequate drainage should provide stable moisture content around a foundations perimeter and Greenbelt Structural Structural Assessment Report 2 of 8 keep the soil beneath the structure dry. During the assessment, indicators of improper moisture diversion were observed (ex: High slope percentages at parcel and moist soil under the home). Inadequate grading/drainage is a common cause of foundation issues. An irrigation and landscaping specialist should be contacted to give options for grading/drainage updates in affected areas. General standards call for a minimum 5% grade slope (6'' drop per 10') away from the structure. When recommended grade slope is not achieved, alternative means of drainage should be present to prevent standing water near the foundation and moisture entry (barriers, French drains, etc). NOTE: Floor elevation changes, foundation movement, and cosmetic damage should be expected when grading does not allow for adequate drainage or if soil moisture levels are inconsistent over time. SOIL TYPE AND GEOLOGICAL INFO - A review of the USGS database and “Geologic Map of the Austin Area, Texas” published by the Bureau of Economic Geology indicates that this structure is in an area of soil formations known as the High gravel deposits (Qhg) geological formation. The high gravel deposits (Qhg) geological formation generally consists of a fine-grained clayey soil with silt and sand deposits. This soil type has a high potential for shrink/swell and settlement when moisture content changes (shrinks when dry and swells when wet // shifts with cyclic changes). The volume of the soil may fluctuate with the changes in its moisture content, which can result in differential movements of the foundation and structure. In addition, sloping parcels with this soil type may result in additional foundation movement. Limestone formation may help mitigate the effects of expansive soil in this area (if present at footing depth). Note that typically a subsurface investigation is performed on-site as part of the foundation design of a building; however, there was no geotechnical report available for review during our investigation. No analysis of subsurface conditions was performed. II. CONCLUSIONS AND RECOMMENDATIONS PROFESSIONAL OPINION – IMMEDIATE UPDATES/REPAIRS NEEDED: Based on our visual assessment and the results of our foundation survey, we have determined that cyclical movement and ongoing settlement are likely contributing factors to observed building distress (ex: deflections at floors, drywall/cladding/skirting damage, gaps at trim and wall intersections, door openings out of square etc). The observed deflection at the second-floor common area may be the result of failed support or pier settlement (not verified due to lack of access at crawlspace below). The maximum measured floor deflections were 50% and 45% beyond commonly applied deflection limits (based on elevation measurements taken on the first floor - see attached performance analysis below). Based on the totality of our findings we have determined that the structure is not safe in its current condition. Immediate repairs are needed to adjust/stabilize the foundation and floor structure. The following proactive updates/repairs are strongly recommended to prevent catastrophic failure: -Replacement of damaged concrete piers and wooden vertical supports with reinforced concrete Sono- tube piers (at crawlspace) -Additional piers/beams are recommended at sections of flooring with clear spans greater than 12 ft -Framing updates/repairs are recommended to stabilize the section of flooring in the second-floor common area. -Underpinning of slabs and stem walls is recommended in areas that are outside of tolerance (ex: dining room). -Updating drainage should be included in repair plans to reduce soil moisture fluctuations at the supporting soil. NOTE - OLDER HOME LIMITATIONS - Please note that leveling of the structure and interior floors should be limited due to the age of the home and possibility of further framing damage/separation (level to limits of structure). Greenbelt Structural Structural Assessment Report 3 of 8 ADDITIONAL NOTES AND RECOMMENDATIONS - The following notes and recommendations should be considered during the repair planning and budgeting process: 1. 2. 3. 4. Following any foundation/drainage updates, sewer static testing and camera assessment should be conducted to verify proper performance and rule out plumbing leaks Following updates, monitoring for 24-36 months is recommended to provide additional foundation performance data. The provided elevation survey can be used as a baseline measurement for foundation level on the date of the assessment. Future foundation evaluations can be compared to this drawing to provide historical information regarding performance over time. Any contracted work should follow the current version of the applicable standards for materials from the American Society for Testing and Materials (ASTM). Please note that these issues may affect the current and/or future functionality of the structure if not addressed. Please also note that the inspection scope was limited by lack of access in some areas (crawlspace, minimal clearance etc). Issues may be present that are not listed in the report. III. SURVEY DRAWING / SOIL INFORMATION Elevation Survey Drawing – Measurements taken by TAHI / Greenbelt Structural 02/24/2026 Greenbelt Structural Structural Assessment Report 4 of 8 Elevation variances exceed deflection limits (ex: Dining room) Soil type for subject parcel provided by Texas USGS database Note: Soil details provided during well digs within 1/4 mile of subject property (TWDB). Greenbelt Structural Structural Assessment Report 5 of 8 IV. PHOTO LIBRARY 1 Significant deflection / gap at second floor common area 2 Damage at second floor common area floorboards 2 Settlement cracks and damage at ceilings/walls 3 Damaged concrete piers at crawlspace 4 Cracks at stone veneer 5 Doors out of square 6 Doors out of square 7 High slope percentages at parcel V. MAINTENANCE RECOMMENDATIONS Some foundation and soil movement should be expected and is considered normal for all homes. Maintaining consistent moisture content in the soil under and around the perimeter of the foundation is important to prevent structural movement. Moisture diversion and run-off management helps achieve and maintain optimal moisture content. RAIN AND MOISTURE DIVERSION: Standing water should not be permitted around the foundation. Periodically checking for pooling water during periods of especially heavy rain is recommended. Gutters, swales, and below-grade drainage systems are generally a good way to resolve improper grading/drainage conditions. Gutters and downspouts should divert rainwater 3 to 5 feet away from the structure, where feasible. Maintaining downspout extensions and keeping gutters clean and free of debris will allow for proper routing of water away from the foundation. SOIL GRADING AND MOISTURE CONTENT: A positive soil slope away from the structure is important to prevent standing water near the foundation. Backfilling or adding soil may be necessary to help create the desired slope. Added soils should be properly layered and compacted. Watering the soil around the foundation is important during the hottest/driest seasons. This will ensure a consistent moisture level in the soil and reduce structural movement. Common methods for controlling water content include but are not limited to: using a soaker hose, adding a dedicated irrigation zone, or watering by hand. Note that areas with more vegetation may require additional watering due to roots absorbing the Greenbelt Structural Structural Assessment Report 6 of 8 added moisture. Keeping the lawn/sod healthy is also beneficial by reducing evaporation. Signs that the soil may be too dry include but are not limited to: cracks forming in the soil, soil pulling away from the foundation wall, and settlement cracks developing at walls. TREES AND FOLIAGE: Although not always feasible, removing trees or bushes within 6 feet of the foundation is considered ideal. Larger vegetation and heave foliage can soak up significant amounts of water and result in soil shrinkage. Tree roots can also extend below the foundation and cause damage. Large tree roots are sometimes able to extend beyond the perimeter of the tree’s canopy which can cause heaving of the foundation and/or drying of supporting soils. VI. PRACTICES AND PROCEDURES FOUNDATION AND STRUCTURAL INSPECTION PROCEDURE: The foundation inspection procedure performed by Greenbelt Structural LLC has been created through the guidance of several industry specific publications, C.E. course work, industry association standards, individual work experience, and mandates set forth through the Texas Board of Professional Engineers and the Texas Real Estate Commission. Certain aspects of the structural and foundation assessment will vary depending on the building type, inspection limitations, and scope of the project. In general, the methods for determining the standard allowable deflection are based on total observed vertical deflection, up or down, over an approximate horizontal distance (Length (in inches)/ 360). Many other factors are considered when forming our professional opinion regarding structural performance. The complete methodology used by this company to inspect and evaluate structures is proprietary. Pertinent criteria for the proper evaluation of structural and foundation issues have been described in documents published by the Foundation Performance Association (FPA), American Society for Testing and Materials (ASTM), and International Building Code (IBC) (#FPA-DC-01-A, #FPA-SC-08-1, and others). Please note that professional opinion may vary. SCOPE AND LIMITATIONS: Greenbelt Structural performed a limited inspection at the subject property with the purpose of assessing the current condition and performance of the building’s foundation and isolated framing. Our assessment included walking through/around the subject property and structure with the intent of discovering any significant conditions indicative of structural problems. Exhaustive documentation of all noted damage and stress conditions is beyond the scope of the assessment and report. The purpose of the assessment is to identify and document typical conditions that inform our conclusions and recommendations (as noted in this report). The scope of this assessment addresses only those building materials and conditions that are present, visible, and accessible at the time of the inspection and walk- through. This report and associated conclusions are based on observed conditions of the inspected areas and materials and information reported by the client. The assessor does not climb over obstacles, move furnishings or stored items, or go into any area that might present a safety hazard. Various limitations were present which reduced the ability to visually assess the structure. The assessment process is not designed to be intrusive, destructive, or all encompassing. Rather, the assessment and report represent this inspector’s professional opinion of the overall condition of the foundation and/or specific items included within the scope of the investigation. This 3rd party assessment and report has been provided to the client for the purposes of due diligence and the requestor’s documentation. The assessment process and report do not, in any manner, represent a guarantee or warranty of the foundation or structure’s overall condition. Our investigation included a reasonable but limited observation of the structural condition of the property at the time of assessment. The investigation was limited to visible areas and did not include any destructive methods. Any signs of structural stress or deficiencies not visible by external observation may not be included in this report. This report serves to document only visual observation and provide correlating professional opinion. Due to limited access, some issues may be present that are not listed in the report but that could affect some of the conclusions and/or recommendations provided. Please note that this investigation did not include detailed analytical study of the structural elements of the superstructure. No guarantee, expressed or implied, is intended by this report and no examination was made to determine compliance with any governmental code or regulation. Concealed deficiencies may exist and future distress to the building is possible. Greenbelt Structural Structural Assessment Report 7 of 8 The opinions and recommendations contained in this report are based on the visual observation of the conditions of the house at the time of assessment and the knowledge and experience of the engineer. The evaluation was limited to visual observations and areas not visible, accessible, or hidden behind furniture and appliances were not included in the evaluation. There has been no structural inspection of the existing framing of the house and no verification of the framing has been done. The evaluation did not include any soil sampling or testing. The evaluation did not include any assessment of the existing framing, plumbing or soil (unless otherwise noted) and no implication is made on the compliance or non-compliance of the house with old or current building codes. The evaluation does not constitute a design of the foundation or verification of design. No verification was made of the existing concrete or wood strength, thickness, reinforcement nor capacity to support any load. Foundation and structural movement is a common phenomenon in the Austin and central Texas area. Future foundation movement should be planned and budgeted for depending on the shrink/swell characteristics of the soil (plasticity index). Complete prevention of future foundation movement is unlikely. No guarantee or warranty as to the future performance or need for repair of the foundation is intended or implied. Limits of liability for any claims with respect to this report is limited to the fees paid for services and anyone relying on the content of this report agrees to indemnify Greenbelt Structural LLC for all costs exceeding this fee. Please contact our offices with any further questions regarding any aspect of the inspection, report, findings, or recommendations. Sincerely, Greenbelt Structural LLC TBPE Firm Registration No. F-22834 Darren Patrick Bentz, P.E. Professional Engineer #141000 Greenbelt Structural Structural Assessment Report 8 of 8