The Ashley Condominium 3757 South Atlantic Avenue Daytona Beach Shores, FL 32118 Condition Survey Report of: Balconies, Guardrails, Walkways and Related Building Elements Project Consultant: Kerns-Whitehouse & Associates, Inc. Certificate of Authorization No. 00004084 P. O. Box 290668 • Port Orange, Florida 32129-0668 Telephone: 386-334-5042 • Facsimile: 904-212-1431 § 1411 N. West Shore Boulevard • Suite 201 • Tampa, Florida 33607-4529 Telephone: 813-228-8212 • Facsimile: 813-223-9864 January 4, 2011 Brian H. Keiter, P.E. Florida P.E. #57239
Transcript
The Ashley Condominium 3757 South Atlantic Avenue
Daytona Beach Shores, FL 32118
Condition Survey Report of:
Balconies, Guardrails, Walkways and Related Building Elements
Project Consultant:
Kerns-Whitehouse & Associates, Inc. Certificate of Authorization No. 00004084
P. O. Box 290668 • Port Orange, Florida 32129-0668 Telephone: 386-334-5042 • Facsimile: 904-212-1431
§ 1411 N. West Shore Boulevard • Suite 201 • Tampa, Florida 33607-4529
Telephone: 813-228-8212 • Facsimile: 813-223-9864
January 4, 2011
Brian H. Keiter, P.E. Florida P.E. #57239
TABLE OF CONTENTS 1.0 Report of Findings..................................................................................................................3
I. Introduction:.......................................................................................................................4 II. Condition Survey Findings: ..............................................................................................4
II.A. Balcony Slabs:...............................................................................................................5 II.B. Balcony Guardrails: .......................................................................................................6 II.C. Sealants , Sliding Glass Doors and Windows at Balconies: .........................................7 II.D. Walkway Slabs:.............................................................................................................8 II.E. Walkway Guardrail and Knee Wall: ...............................................................................8 II.F. Walkway Sealants and Doors:.......................................................................................9 II.G. Stair Tower Walls:.........................................................................................................9 II.H. South Retaining Wall:....................................................................................................9 II.I. Parking Garage:..............................................................................................................9
III. Priority of Repairs: ..........................................................................................................10 IV. Recommendations: ........................................................................................................11
January 4, 2011 Ms. Joanne Jerome The Ashley Condominium 3757 South Atlantic Ave Daytona Beach Shores, FL 32118 Telephone: (386) 760-4200 Fax: (386) 233-9073 Email: [email protected] RE: Ashley Condominium - Building Condition Survey
REPORT OF LIMITED CONDITION SURVEY AND RECOMMENDATIONS
I. Introduction: A Limited Condition Survey of the stairwells, selected exterior walkways and selected elevated unit balconies at the nineteen-story Ashley Condominium, located in Ponce Inlet, Florida was performed between November 2, 2010 and November 11, 2010 by Kerns-Whitehouse & Associates, Inc. (KWA). The condition survey involved visual and physical inspections with soundings of the balconies and adjacent elements. The private unit elevated balcony elements surveyed included covered slab surfaces, slab edges, guardrail systems including surface mounted and cored post pocket installed post bases, EIFS wall surfaces, sliding glass door tracks, jambs and headers, sealants and slab undersides. The condition survey also involved the use of a four (4) foot level to assist in determining the direction of slope and possible re-sloping requirements to alleviate water ponding problems that may occur during heavy rain events. Attachments to this report include Tables 1 through 3 that summarize deficiencies noted and observed as well as a Photographic Log of typical conditions observed during the survey. Prior to the limited condition survey being performed the following documents were reviewed.
II. Condition Survey Findings: General Description: The Ashley Condominium building consists of nineteen (19) elevated living levels over a under building parking garage.
1411 N. West Shore Blvd. Ste 201 ● Tampa, Florida 33607-4529 ● Ph: 813- 228-8212 ● Fax: 813- 223-9864
The building contains a total of one hundred and twenty-nine (129) units, with seven (7) units present per floor from the first to the seventeenth floor (there is no thirteenth floor and this count includes the office on the first floor) five (5) units on the eighteenth floor, and six (6) units on the nineteenth and twentieth floors (including the 2 unit clubhouse at the 20th floor). The condition survey findings for each of the specific balcony and walkway components observed are briefly described as follows:
II.A. Balcony Slabs: The balconies of thirty-nine (39) units located at various elevations and floors were included in the condition survey. Each unit contained from one to four balconies, resulting in a total of sixty-six (66) balconies being included in the survey. Balcony slab surfaces were observed to be covered with ceramic tile, membrane or cool deck. Damage to the balcony slab topside surfaces was unable to be fully observed due to these toppings. All slabs were, however, physically sounded with various results based on which topping was present. All but one of the ceramic tile balconies observed displayed at least some level of delaminated tile which is often an indication of slab problems below the tile. Of the balconies covered in cool deck or membrane, which are slightly more revealing materials for slab damage, 66% of the balconies observed had damage to the balcony slab in the form of concrete spalls. KWA found that all balconies lacked sufficient EIFS to slab sealant to prevent water from flowing under the unit walls. Observations made by KWA personnel (and information provided by management personnel) revealed that new guardrails have been installed on the 03, 04 and 05 stacks. These replacement guardrails are fabricated with surface mount plates and contain four fasteners per post base plate. The original style of guardrails (which are still in place on the 01, 02, 06 and 07 stacks) were installed in core drilled and grouted post pocket bases. It was documented at many of the surveyed balconies on the 03, 04 and 05 stacks that the old or original post bases are still present in the slabs. They appear to have been cut off flush with the tile or slab and the new rails were installed over or next to the old grouted post pockets and post bases. It appears also that many of the original guardrail post bases and grout were not excavated from the slab edges and the old guardrail post pockets were not properly re-grouted prior to installation of the new surface mounted guardrail systems. It is KWA's opinion that the obvious signs of rust bleed out and active corrosion at the balcony slab edges is the result of a galvanic action between dissimilar metals that has been activated by the chloride laden local atmospheric conditions (salt water and air). This electro-chemical activity or galvanic action takes place when two different metals are cast into a concrete structure with the moisture laden concrete acting as an electrolyte and the reinforcing steel acting as the positively charged cathode. The aluminum guardrail post base acts as a negatively charged anode resulting in oxidation of the guardrail post bases. This oxidation creates a white surface oxide which will cause tensile forces to crack the surrounding concrete. This action then allows chlorides in the air to penetrate and attack the reinforcing steel. It is KWA's recommendation that all tiles, membrane and deck coating be removed and all damaged concrete be repaired. A liquid applied corrosion inhibitor and waterproofing membrane should then be applied to the balcony slabs. It is suspected that cracking and potential spalling may also be present on the balcony slabs beneath the tile. Tile can trap moisture and atmospheric chlorides.
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Other specifics which can lead to spalling under the tile include a lack of a waterproofing membrane being installed during original construction, the type of original construction and the age and proximity of the structure to the ocean. The intended goal is to provide long term protection against chemical attack from chloride ions and carbonic acid pollutants. Unforeseen or hidden conditions beneath the tiles eventually can manifest in the form of concrete deterioration, spalling, cracking, rust staining and abnormal concrete surface movements (delamination). All of these conditions were observed and documented to varying degrees at selected slab edges and at guardrail post bases during the condition survey. Chloride ion concentration in the concrete balcony slabs would be expected to increase over time. With the building being approximately 22 years of age and the condition of the balcony slab edges observed, it is therefore suspected these conditions would be present to a certain extent on the balcony slabs beneath the tiles. While KWA can not comment fully on the condition of the 2004 balcony concrete repairs performed without destructive testing, in general, the repairs do appear to be holding at this time. KWA was not able to observe all locations as not all balconies were accessed and many of the repairs have been covered. Where previous repairs were identified and observed, KWA did not find failing repairs. KWA did however find areas around what are believed to be previous repairs that are now failing. This may be a result of “secondary spalling” which can occur when new patch material of a high PH is placed next to the old concrete which now has a lower PH setting up a mild battery and thus corroding steel directly adjacent to new repairs. To reduce the negative effects of this battery in future repairs, KWA recommends the use of sacrificial zinc anodes in all future concrete repairs where they can be practically installed.
II.B. Balcony Guardrails: Three types of balcony guardrails were found at the Ashley. The 01, 02, 06 and 07 stacks have the original aluminum guardrails which are installed into grouted post pockets. The original balcony guardrail configuration consists of 2" x 2" posts located at +/- 64" centers. The remaining components of the railing system were found to be 3/4" x 3/4" pickets located with 4-5/8" to 5-5/8” clear space, a mushroom top cap, and 2" x 3/4" bottom horizontal rail with a clear space between the bottom rail and the balcony slab that varied from 3/4” to 2-1/4”. KWA found that the rails have peeling paint, as well as corroding fasteners and are generally reaching the end of their useful service life. The existing railings appear to have been fabricated to meet the requirements of the Florida Building Code in effect at the time they were specified, fabricated, and installed. However, due to code changes these rails do not meet the current Florida Building Code and as such could not be reused if removed for repairs. The railings at the 03, 04 and 05 stacks are new surface mounted guardrails which were replaced, presumably in accordance with the current Florida Building Code. As previously mentioned, during guardrail replacement, many of the original guardrail post were simply cut off at the surface and left in place. These aluminum portions of the post left in the slab will continue to be a problem until they are removed and the concrete properly patched. In general, these rails were found to still be in a serviceable condition and as such could be removed and reinstalled during a restoration project. The west side guardrails as well as portions of the 01 north and 07 south guardrails have reinforced concrete knee walls with a curved aluminum rail on top. The railing height ranged from 42-1/2” to 43-1/2”. The aluminum railing is mounted with base plates on top of the knee wall with a varying number of drop in anchors. Many of the attaching drop in anchors are
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corroding and causing knee wall spalls. Since it is a custom railing which would be expensive to entirely replace, every effort should be made during a restoration project to protect it and repair the damaged attachments noted. Since many of the fasteners failed due to close proximity to the edge of the knee wall, KWA recommends individual modification of the mounting brackets on a case by case basis. A total of 240 deteriorated guardrail post pockets were documented at the 42 balconies surveyed with non-knee wall guardrails for an average of 5.71 deteriorated post pockets per balcony. The deteriorated condition of the concrete at the slab edges of many of the balconies surveyed revealed the need for removal of the guardrails for slab edge repairs to be performed. Unfortunately, as previously noted, the old railings on the 01, 02, 06 and 07 stacks will have to be replaced with new railings meeting current FBC since once the old railings are removed from the building they are no longer grandfathered in. The railings on the 03, 04, and 05 stacks can be temporarily removed, protected, stored and re-installed once balcony slab edge repairs are complete.
II.C. Sealants , Sliding Glass Doors and Windows at Balconies: The exterior walls of the condominium units adjacent to the balconies contain sliding glass door assemblies and fixed windows. The glass panels are housed in aluminum frames which sit in aluminum jambs, thresholds, and headers, with the threshold mechanically fastened to the top of the balcony slab and the jambs and header fastened to the adjacent walls. The sliding glass doors are full height from floor to ceiling, approximately 8’-0” in height. The surface condition of the metal components of the sliding glass door assemblies were observed to be of various conditions, ranging from failing to good depending upon the age and type of the doors (if the doors are original installations or replacements). Unsealed and/or missing screw fasteners were observed throughout these door frame elements. The windows are a mix of fixed glass "store front" types and operable windows. The condition of the fasteners, gaskets and sealants was observed to be in a similar state as those present on the sliding door assemblies. The sliding glass doors on many of the units are well worn with many of the crucial waterproofing elements failing. Some of the sliding glass doors will respond relatively well to repairing and resealing but the vast majority of the sliding glass doors are simply beyond the point where cost effective repairs can prevent water penetration during even moderate rain events. At a minimum, all failing sealants should be replaced to improve the weather resistance of these elements. However, due to the age and general condition of the old sliding glass doors, the Association should consider replacement of these older elements. While replacement of sliding glass doors would be more expensive in the short term, the increasing cost of continual maintenance in attempting to waterproof old sliding glass doors as well as the cost of repairing damage caused by leaking sliding glass doors would be more expensive over the long term. The windows observed on the balconies should respond relatively well to resealing at this time but the Board should begin to budget for future replacements. The Board should also make clear to the Ownership that a re-sealed older window is not going to perform at the level of a new window in terms of weatherproofing nor will a re-painted older frame have the pleasing aesthetics of a new window.
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II.D. Walkway Slabs: The exterior walkways of the 4th, 7th, 10th, 14th, 17th and 20th floors were included in the condition survey. With the exception of the terrace area of the 4th floor which is concrete with a coating all exterior walkways are covered with carpet and therefore soundings of the slab surfaces was not possible. However, even with limited opportunity for full observation of the slab, 41 square feet of spalled concrete was found. The ceiling of the walkways is covered with stucco. This stucco was sounded and some stucco was found to be delaminated. It should be noted however, that a majority of this delaminated stucco was found above the 20th floor (roof). Above the 20th floor was also the location of two large edge spalls as well as cracks with active leaks. It is KWA's recommendation that the carpet on the walkways be removed, all necessary concrete repairs be performed and a liquid applied corrosion inhibitor and waterproofing membrane be applied to the walkway slabs. It is suspected that cracking and additional spalling may be present on the walkway slabs beneath the carpet which can trap moisture and atmospheric chlorides. The intended goal is to repair damage and provide long term protection against chemical attack from chloride ions and carbonic acid pollutants. Unforeseen or hidden conditions beneath the carpet eventually can manifest in the form of concrete deterioration, spalling, cracking, rust staining and abnormal concrete surface movements (delamination). It is also recommended that the 4th floor patio be waterproofed in a comprehensive manner that includes all, surfaces, planters and windows. Evidence of water leaking at the windows, planters and deck of the 4th floor patio deck was evident in the lobby ceiling. It appears that this has been a problem for some time and the source of the water is most likely a problem of multiple locations and types requiring a comprehensive solution to have any real effect on resolving the issue. While KWA could not see through the lobby ceiling to determine all of the sources of water intrusion, KWA believes that the slab itself as well as the planters and the many slab penetrations are probable sources for the leaks. KWA also recommends that as part of a comprehensive terrace waterproofing plan, the glazing of the elevator glass wall should be addressed with particular attention to all horizontal and vertical termination points.
II.E. Walkway Guardrail and Knee Wall: The walkway guardrails have reinforced concrete knee walls with a curved aluminum rail on top. The aluminum railing is mounted with base plates on top of the knee wall with a varying number of drop in anchors. Many of the attaching drop in anchors are corroding and causing knee wall concrete spalls. These spalls should be repaired at the same time the walkway concrete work is being performed. It was also noted that at the transition from the knee wall to the elevator tower, there is typically a large crack with delaminating stucco. The cracks should be detailed, all delaminated stucco repaired and all spalls should be addressed. As noted under the Guardrail section of this report, the railing at the kneewall is a custom railing which would be expensive to entirely replace, so every effort should be made during the kneewall concrete and stucco repairs to protect the guardrail and repair the damaged attachments noted. Since many of the fasteners failed due to close proximity to the edge of the knee wall, KWA recommends individual modification of the mounting plates on a case by case basis.
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II.F. Walkway Sealants and Doors: As referenced in the Wiedling & Associates Report dated 02-15-07 and as advised by the management team, the exterior walls of the condominium units adjacent to the walkway do not have proper sealant at the wall to slab transition which would allow water to leak under the wall and possibly damage the finishes as well as lead to corrosion of the steel studs within the walls. The proper sealant should be applied to prevent this water intrusion and any damage to the walls should be repaired. Some door jambs along the walkway are rusting and starting to fail. This issue is being addressed by the management team via a scheduled replacement of the doors. During replacement of the doors, care should be taken to ensure all required sealants between the EIFS and new doors are installed to prevent water intrusion.
II.G. Stair Tower Walls: The exterior of the stair towers are constructed of metal studs covered in EIFS. There have been several patches done on the inside of the stairs where water has come through the exterior wall and damaged inside finishes and framing. There are also several areas where cracks are visible on the outside of the stair wall which is presumably allowing water into the wall. This situation is of particular concern due to the fact that the structural portions of the walls are made with cold formed steel. These steel framing members are extremely susceptible to moisture and even small quantities of moisture can rust through the bottom of the studs in a short amount of time. KWA was able to see rusting studs through holes in the walls towards the top of the stair towers. KWA recommends that all water intrusion into the walls be stopped and any damaged studs be repaired.
II.H. South Retaining Wall: The portion of the south retaining wall to the east of the garage is showing some signs that it is leaning and should be examined further. Any available plans should be reviewed to determine if this is a potential problem and what type of additional testing is required. KWA reviewed the Architectural plans provided but Structural plans providing the needed information for a complete review of the wall were not available The original structural and site plans should be located and reviewed for the necessary information. Although this item is outside of KWA’s original scope of work, KWA feels that this is an important issue that requires further investigation. If plans can not be located, preliminary exploratory work may be necessary to determine the next course of action.
II.I. Parking Garage: The top surface, columns, walls and underside surface of the parking garage were observed. For the large area of top surface, a relatively small amount of concrete damage (37 square feet of spalled concrete) was found. Also a relatively small amount of concrete damage (23 square feet of spalled concrete) was found on the ceiling of the garage. While relatively small in
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quantity, the damaged concrete areas should be repaired before they grow. There are also many corroded hanger brackets on the PVC piping and corroded fasteners which should be replaced. The larger issues with the parking garage, however, are the leaks which are present in the deck and through the walls on the west and north sides of the garage. On the west side of the garage just to the north of the main entrance, water is leaking through the garage wall. It appears that this leak is significant enough that it is allowing soil to be undermined on the outside of the wall. This loss of soil is evident in the fact that the slab on the exterior of the garage has sunk over time and is continuing to sink. This exterior slab (currently being utilized as the parking slab for heavy vehicles) should be removed and replaced to allow for waterproofing of the wall. Water is also leaking through the top of the deck and appears to have been doing so for some time. Attempts have been made to install gutters and waterproof from the underside of the garage. However, waterproofing from the underside and collection of water in gutters allows water to get to and pond in vulnerable spots in the slab. Proper waterproofing from the topside should be performed to stop the penetrating water. Proper waterproofing would include the installation of a traffic grade urethane membrane on the top parking surface, waterproofing of all planters, waterproofing of joints including expansion joints and tying all horizontal and vertical surfaces into the membrane to create a fully functioning system.
III. Priority of Repairs: It is KWA's recommendation that the above described deficiencies be addressed in the following Order of Priority:
1. Remove the existing guardrails from stacks 03, 04 and 05 and excavate old post bases and grout. While the post pockets are being addressed, it is recommended that any spalling or other concrete damage present at the slab edges that has occurred as a result of the galvanic action, also be repaired.
2. Remove existing tile, membrane and cool deck from balcony slabs, perform any and all
necessary repairs such as cracks, spalls, delaminations, etc., apply a corrosion inhibitor, apply a waterproofing membrane with a decorative top coat wearing surface or reinstall tile. Five year renewable warranties can typically be obtained for these waterproofing deck coating systems. If tile is applied over the system, however, a renewal or extended warranty may not be able to be obtained from the manufacturer(s). In order to perform these repairs the railing on the 01, 02, 06 and 07 stacks will have to be replaced. During the membrane installation, the slab to EIFS wall should be properly sealed to prevent water intrusion at this area.
3. Repair delaminated stucco present on slab undersides and columns adjacent to the
balconies. In conjunction with the stucco repairs, it is also recommended that any cracks and spalls that are present be address and properly repaired.
4. Replace non-performing sliding glass doors and / or reseal all sliding glass door and
window perimeters, including threshold tracks, and replace all non-stainless steel fasteners. Embed and seal all fasteners with a high quality, commercial grade silicone sealant.
5. All windows, shutters and joints of the exterior EIFS should be inspected and sealed as
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necessary from the outside. Also the failed sealant at the slab to wall transition should be replaced to impede water intrusion in this area until a new waterproof membrane is installed on the walkway slabs. All sealant work would be done along with the complete painting of the building.
6. The sources of the stair tower leaks should be determined and sealed. Any damaged
walls and finishes should be repaired. 7. Leaking garage wall areas should be waterproofed. The heavy vehicle parking slab
should be removed and replaced so that it is no longer funneling water to the wall.
8. Garage concrete spalls should be repaired and all points of top surface water intrusion should be addressed. Ideally a traffic grade membrane system should be installed on the parking deck that is the top of the garage with all joints properly detailed. However, at a minimum, a corrosion inhibitor and sealant should be applied to the surface of the garage and all joints properly detailed.
9. The southward leaning retaining wall should be further investigated to determine what
further course of action is required.
10. Remove the existing 4th floor terrace coating and install a waterproofing membrane. This system should incorporate all penetrations, planters and transitions to create a comprehensive waterproofing of the terrace. During this process, all concrete and crack repairs should be addressed as well as application of a corrosion inhibitor. As part of the comprehensive solution, all windows on the elevator tower and lobby wall should be resealed.
11. Remove carpet from walkway slabs, perform any and all necessary repairs such as
cracks, spalls, delaminations, etc., apply a corrosion inhibitor, apply a waterproofing membrane with a decorative top coat wearing surface. During the membrane installation, the slab to EIFS wall should be properly sealed to prevent water intrusion under the walls during heavy west rains. All spalls, delaminated stucco and cracks at the knee wall should also be addressed at this time.
IV. Recommendations: Other than the Prioritized Repair Recommendations made above, KWA recommends that an Engineer’s Project Manual be produced that includes an adequate level of detail describing comprehensive repair methodologies, specifications and repair drawings as well as preventative maintenance as needed to address the deficiencies as noted during the survey. Having all repairs outlined in the Project Manual will allow for all repair items to be bid. KWA recommends having ALL Prioritized Repair Recommendations bid (with the exception of the south retaining wall which requires further investigation) so realistic costs are provided for each repair item. In this manner the Board can determine how much work can be performed in 2011 under current funding and be able to create realistic future budgets for repairs than cannot be funded at this time. The goal is to provide a 3-5 year repair timeline for all repairs to be performed. KWA recommends that Items One through Six listed above be addressed as Phase One of a Master Repair Plan. Items Seven, Eight and Nine as Phase Two and the Items Ten and Eleven
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(other than lighting on the fourth floor courtyard which would be included in Phase One as the request of the Association) be addressed under Phase Three. When each Phase of Work is performed is entirely a Board determination but KWA would recommend the Scope of Work performed under each phase be maintained. In this manner damage to previously performed repairs will be at a minimum. The Project Manual will contain necessary bid documents, repair specifications and drawings to allow the solicitation of competitive bids from qualified General Contractors. It will also provide adequate levels of detail for repair to all the areas where deficiencies were observed and recorded, and is a necessary component to obtain the lowest competitive bids. KWA has been advised the Association would like new landscape lighting at the pool and grounds areas as well as the 4th floor courtyard installed. Our understanding is the new lighting fixtures will be replacing existing fixtures and that the current electrical wiring is satisfactory to support the fixtures as selected by the Board. The installation of these fixtures will be included in the proposed Project Manual. The bid schedule included in the Project Manual will provide for line item costs of each component of repair to allow KWA and the Board to review all repair costs and, if necessary, make adjustments to the Scope of Work to meet budgetary allowances prior to the Association entering into a repair contract with a General Contractor. The Project Manual will include the repair recommendations made in this report unless otherwise directed by the Board. The Manual is written with the best interest of the Condominium in mind and keeps the control of the project in the hands of the Condominium Board, Management and Engineer during the entire course of the resulting repair contract. The Project Manual provides a comprehensive structural repair that should not have to be repaired again for many years as long as routine annual maintenance is performed. KWA will provide a cost for the creation of a Project Manual at the request of the Board. Included in this proposal will be a figure for coordinating the Bid Process for the work and Work in Progress Inspections and Contract Administration Services for when the General Contractor is actually performing the designated repairs. Engaging the continued services of a Structural Engineering Consultant will assure that all work is designed and completed according to applicable Federal, State and Local Codes. If there are any questions or more information is required, please do not hesitate to contact our Branch Manager, Heather Hamilton, at [email protected] or by phone at 386-334-5042. Respectfully Submitted, Kerns-Whitehouse and Associates, Inc. Certificate of Authorization No. 00004084
Brian H. Keiter, P.E. Florida P.E. No. 57239
2.0 Survey Findings Data Tables
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Table One: Balcony Decks CR DLC RS EM DLS Edge SPL SPLR ESPL ESPLR Old Post DLT Failing Membrane Floor
Clubroom A Membrane Clubroom B Membrane Clubroom C Membrane
2007 A 1000 Tile 2007 B 8 260 Tile 2007 C 8 170 Tile Totals 73 0 5 627 37.5 29.5 0 26.5 12.5 0 2752 56
Legend: # - Number BJC - Block Joint Crack BPP - Bad Post Pocket BS - Bad Sill CR - Crack DLC - Delaminated Concrete DLS - Delaminated Stucco DLT - Delaminated Topping ECR - Edge Crack EM - Exposed Metal
ESPL - Edge Spall ESPLR - Edge Spall with exposed rebar ft - Feet NDE - No Drip Edge PP - Peeling Paint RS - Rust Spot SPL - Spall SPLR - Spall with exposed rebar sq ft - Square Feet
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Table Two: Balcony Walls/Columns
CR DLS PP EM SPL SPLR BJC RS
Unit
(ft) (sq ft) (sq ft) (#) (sq ft) (sq ft) (ft) (#) 102 105 1 201 A 201 B 201 C 204 302 1.5 303 307 A 1.5 307 B 0.5 307 C 4 0.5 405 406 2 1 501 A 1 501 B 1 501 C 1 2 503 605 606 9 704 705 707 A 5 707 B 707 C 1 802 1 803 2 901 A 901 B 901 C 904 905 1003 1006 1 12 1102 1 1105 1204 1406 1 1407 A 1407 B 5 4 1 1407 C 2 0.5 1503 1504
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Table Two: Balcony Walls/Columns
CR DLS PP EM SPL SPLR BJC RS
Unit
(ft) (sq ft) (sq ft) (#) (sq ft) (sq ft) (ft) (#) 1601 A 1601 B 1601 C 0.5 1 2 1605 1703 1801/02 A 0.5 1801/02 B 1801/02 C 1801/02 D 1806/07 A 1806/07 B 1806/07 C 1806/07 D 0.5 1901/02 A 1 0.5 1901/02 B 1901/02 C 2 1 0.5 1901/02 D 1904 Clubroom A Clubroom B Clubroom C 2007 A 4.5 2007 B 3 2007 C
Totals 12 35.5 0 17 7 3 0 5
Legend: # - Number BJC - Block Joint Crack BPP - Bad Post Pocket BS - Bad Sill CR - Crack DLC - Delaminated Concrete DLS - Delaminated Stucco DLT - Delaminated Topping ECR - Edge Crack EM - Exposed Metal
ESPL - Edge Spall ESPLR - Edge Spall with exposed rebar ft - Feet NDE - No Drip Edge PP - Peeling Paint RS - Rust Spot SPL - Spall SPLR - Spall with exposed rebar sq ft - Square Feet
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Table Three: Balcony Ceilings
RS CR DLS EM SPL SPLR ESPL ESPLR
Unit
(#) (ft) (sq ft) (#) (sq ft) (sq ft) (sq ft) (sq ft) 102 1 1 105 24 32 201 A 1 15 201 B 3 15 201 C 26 102 1 204 2 3 2 16 6 302 20 303 8 307 A 5 0.5 307 B 1 3 1 307 C 2 405 1 1.5 11 406 6.5 501 A 501 B 1 501 C 1 5 503 10 3 605 3 1 1 24 606 6 32 704 11 0.5 5.5 705 6 32 1 2 707 A 2 1 707 B 707 C 1 802 803 3 0.5 3 1 1 1 901 A 901B 901 C 904 2 1.5 3 905 15 1.5 1003 9 8.5 1 1006 1 0.5 1102 1 4 1 1 1105 1 2 1204 6 1.5 2.5 1406 4 2 1407 A 1407 B 1 1.5 4.5 1407 C
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Table Three: Balcony Ceilings
RS CR DLS EM SPL SPLR ESPL ESPLR
Unit
(#) (ft) (sq ft) (#) (sq ft) (sq ft) (sq ft) (sq ft) 1503 3 6 8 8 1504 7.5 2 32 1601 A 1 1 1601 B 1601 C 2 1 1605 5 1 1 1 2.5 1703 1 32 3.5 1801/ 02 A 4 1801/ 02 B 6 1801/ 02 C 2 2 1801/ 02 D 1 1806/ 07 A 2 1806/ 07 B 2 0.5 4 1806/ 07 C 2 1806/ 07 D 1901/ 02 A 1901/ 02 B 2 1901/ 02 C 1 1901/ 02 D 8 7 1904 32 0.5 Clubroom A Clubroom B Clubroom C 2007 A 19 2007 B 1 0.5 3 2007 C 2 Totals 91 46.5 169.5 357 5 0 62 34
Legend: # - Number BJC - Block Joint Crack BPP - Bad Post Pocket BS - Bad Sill CR - Crack DLC - Delaminated Concrete DLS - Delaminated Stucco DLT - Delaminated Topping ECR - Edge Crack EM - Exposed Metal
ESPL - Edge Spall ESPLR - Edge Spall with exposed rebar ft - Feet NDE - No Drip Edge PP - Peeling Paint RS - Rust Spot SPL - Spall SPLR - Spall with exposed rebar sq ft - Square Feet
