Structural Condition Assessment - Phase II Update - October 2022

• CONCRETE TESTING

  • Sampling of concrete in areas where infiltrating water has affected the catacomb floor and garage ceiling was completed in late August, and laboratory and field testing of the concrete was conducted in early September. The testing report was then delivered to our structural engineer in late September.

  • Based on the testing report and earlier field investigations, the structural engineer has developed a prioritized concrete-repair scheme which basically consists of concrete spall and delamination repair (chip out loose material, clean up exposed rebar, and replace with high strength mortar). At some locations he recommends thickening the slab for additional strength.

    • Highest Priority - Regions on the top of the podium slab needing concrete spalling and delamination repair and thickening.

    • Medium Priority - Regions on both the top and base of the podium slab needing only concrete spalling and delamination repair.

    • Low Priority - Miscellaneous slab and wall spalling repair at the top of the slab and crack epoxy injections at the bottom of the slab

  • The concrete repair plan was sent to Nautilus General Contractors in mid-October requesting rough, order of magnitude cost estimates to complete the specified repairs.

  • Once the repairs are complete, we’ll be able to remove the shoring.

• WATERPROOFING EVALUATION

  • Our waterproofing consultant completed their field investigation in mid-September and briefed the HOA Board of Directors on their findings on September 21.

  • Standing water and water stains were observed and documented in the garage and catacombs, providing strong evidence of the location and nature of our water intrusion and leakage problems. Nearly all the water intrusion is from the catacomb walls, with the garage walls being relatively dry.

  • Trenches revealed that several coatings of interlayered of asphaltic emulsion and fiberglass mesh were applied as waterproofing to the catacomb and garage walls during original construction, but over the past 45-50 years this waterproofing has significantly degraded and in places has been compromised by root intrusion.

  • A similar but more robust asphalt-fiberglass waterproofing was found on top of the podium slab; this also being in a degraded condition.

  • Our consultant is currently working on cost estimates to implement the needed repairs.









Jimmy Gottlieb