34 C14H-2024-0153 - Romo-Johnson House; District 3 Applicant Materials Part 1 — original pdf

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Page 1 of 1 Engineer’s Report SUBJECT: Foundation and framing performance and suitability for reuse 900 Spence Street, Austin, Texas 78702 JOB NUMBER: DATE OF SITE VISIT: 24045 May 1, 2024 At the request of builder Dominique Levesque, I visited the site to review the current performance of the building and to offer an opinion about its suitability for reuse in a renovation. This report is a summary of our discussion and my observations. Built in the 1960’s according to tax records, the house is a one-story bungalow style with a pier-and-beam foundation and wood-framed superstructure clad with siding. It is currently unoccupied and dilapidated. Most interior finishes have been removed to expose the studs. The foundations are a jumble of original cedar piers and replacement CMU piers of poor quality, which support 4x6 floor beams and 2x6 floor joists. Signs of damage from moisture and insects are widespread. The floor is not level, which is likely the result of soil movement and wood rot. The grade surrounding the house appears to be higher than grade in the middle of the crawlspace. The readily visible studs were generally in good condition. The ceiling and roof framing were mostly concealed by the wood ceiling, but through an opening the framing appeared to be 2x4 joists and rafters. The foundation piers must be replaced with piers built to current standards. Supplemental support in the form of additional piers and larger beams and joists may be necessary to support the weight of modern finishes. Crawlspace drainage must be corrected. All rotted beams, joists and studs must be found and replaced. The roof structure must be assessed and likely strengthened or replaced. Please call with any questions. SIGNED: Dennis Duffy, PE DISTRIBUTION: Dominique Levesque with Levesque & Co. Duffy Engineering, Inc. | 1402 Cuernavaca Drive N | Austin, Texas 78733 | phone: (512) 402-0074 | Texas Firm Registration No. F-8637  2300 Pasadena Dr St A Austin, TX 78757 office 512-452-2401 fax 512-452-3556 September 18, 2024 Dominique Levesque Levesque and Company RE: 900 Spence After inspecting the property for insect/rodent activity we found tons of damage to almost the whole house from Subterranean termites as well as rats. While we are not structural engineers my tech says the house does not feel safe to walk through. The termite damage is extraordinary. Massive amounts of termite damage to the front porch, the right side of the house and siding, the back right piers, what appears to be a support beam and more. I’m going to just list the areas here for you and then I’ll send you the pictures in several emails. Damage found: Front porch – termites and some carpenter ant damage 4 areas Sub -floor (from side)– termites and probably rodent activity Right side of house – siding support termite damage Back right side pier – termite damage and tubes (no active found) Back of house beams – termite damage and what appears wood broken off Support beam damage – termites Bathroom studs – termite damage Bathroom – Rat feces Bathroom wall behind toilet – termite damage Bathroom wall by window – tons of termite damage Bathroom ceiling – termite and rat damage Inside house right side – studs termite damage 2 areas Interior wall by front door – tons of termite damage Back area of house – moisture damage Attic – Racoon feces mostly old but a health issue for anyone in the attic We couldn’t see the left side of the house very well due to debris and overgrowth but we could see moisture damage. Thank you so much, Monica N. Malone General Manager J&J Pest Control, Inc.