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HomeMy WebLinkAboutInspection Report for Building Department SEACOAST STRUCTURAL ENGINEERS LLC PAUL F. KIRBY, PE 5 Dogtown Road, Exeter, NH 03833 C 603-583-2453 August 9, 2021 John Matlack Weston Associates, Inc. 170 Newbury Street Boston, MA. 02116 Re: 2nd Floor Ceiling and Attic Review Swan Pond Village 1100 Alewife Circle South Yarmouth, MA Project No. 013-21 Dear Mr. Matlack: We are pleased to provide our review of the second-floor ceiling finish attachment to the attic and roof structure of the Swan Pond Village to determine if the 2nd floor ceiling finish damage is present and repairs are required. This review concerns Building Blocks 9 through 13 ceilings over a second-floor bedrooms. To assist in our review our office was provided a complete set of record construction drawings which included structural framing plans of all the buildings in the complex. The buildings consist of multi-unit wood framed 2 story townhouse style units and 2 story quad units (2-2nd floor units over 2-1st floor units. The area of concern is the roof framing over the second-floor bedrooms. The photos below depict a gypsum ceiling (gwb) that has deflected and separated from the roof framing in a few of the units with the fasteners pulled through the gypsum finish. The attic appears to have been insulated with a cellulose fiber insulation. The photos do not indicate structural failure of the roof framing. Review of the available drawings indicate that the structure is a 2-story wood framed multi- unit building with a wood truss roof. The roof trusses are standard pitched roof gable style roof forming the roof profile and attic/ceiling structure over the bedrooms. The trusses are spaced at 2’-0” on center and the gypsum ceiling finish is screwed or nailed directly to the bottom chord of the trusses. Based on our discussions the attic is considered an uninhabited space with no plywood on the top of the truss bottom chords for storage of tenant belongings. Attic storage is not allowed in any of the buildings at this development. The International Building Code 2015 (IBC2015) has been invoked by the Commonwealth of Massachusetts Building Code and has been consulted to evaluate the ceiling attachments for this unit. Chapter 25 Gypsum Board, Gypsum Panel Product and Plaster of IBC2015 was consulted to determine the minimum requirements for the ceiling attachment. While the IBC was not the code requirement at the original construction in 1976, it is applicable for repair of the building. The IBC2015 does not specifically state that wood strapping be installed between the gypsum finish, however it is common construction practice to install the strapping to the bottom of the trusses prior to applying the gypsum finish. The strapping is meant to allow the truss deflection and let the finish to move somewhat independently with the strapping, distributing the deflections throughout the ceiling evenly. The code requires that the finish be attached to the framing at a maximum of 7” on center using 5d nails or screws. The code does allow the ½” gypsum sheathing to be supported by framing at 24” on center however this is the code maximum. On July 30 through 31 2021 we visited the site to review the existing ceiling finish and attic areas of the second-floor units to look for signs of ceiling sag and gwb detachment. The buildings and grouped in blocks referred to as 9 -13 Block. Each block consists of a few multi-units buildings with 2 story townhouses and 1-story quad units (2- second floor over 2 first floor units). The interior of the selected units were reviewed and the attics accessed through the hallway scuttle. The attic of each unit was covered with 12” to 14” of blown- in cellulose insulation. The roof truss bottom chords were covered by the insulation. Selected trusses were inspected to determine the gwb finish was securely attached and in contact with the truss framing. Tight contact with the truss indicates the truss has not deflected excessively and the gwb is intact. The table below summarizes our findings for the inspected units with recommendations for repair if required. Unit No. Findings Recommendations Building 9 Block 901 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 902 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 903 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 905 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 907 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 908 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 909 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 910 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 911 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 912 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 913 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 915 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 917 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 918 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 919 No access to the unit. 920 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 921 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 922 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 923 No access to unit. 924 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 925 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 927 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 929 The ceiling is bowed in the back bedroom near the hallway wall. The screws attaching the gwb finish appear to be partially pulled through. Removed bowed/detach gwb finish section. Re-attach new finish to match with #6 screws at 6” on center 930 There were no issues regarding the gwb ceiling finish, It was noted that mold was forming on the ceiling near the exterior wall in the bedrooms. This seems to indicate roof leakage at the exterior soffits Investigate roof leakage and remove mildew from the surfaces of the gwb finishes. 931 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 932 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. Building 10 Block 1001 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1003 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1016 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1018 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1024 Quad A bow in the gwb finish at the alcove next to the living room at the center of the ceiling light. Removed bowed/detach gwb finish section. Re-attach new finish to match with #6 screws at 6” on center 1026 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. Building 11 Block 1102 Quad The gwb ceiling is bowed near the front hallway wall. The gap between the truss and the finish was estimated to be approximately 1½” Removed bowed/detach gwb finish section. Re-attach new finish to match with #6 screws at 6” on center 1104 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1112 Quad There was a bow in the ceiling at the wall of the front bedroom to hallway. There was a crack and bow in the ceiling at the corner of the kitchen to living room. There was another bow in the middle of the ceiling ceiling. Removed bowed/detach gwb finish section. Re-attach new finish to match with #6 screws at 6” on center. 1114 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1122 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1124 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. Building 12 Block 1201 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1202 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1204 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1206 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1207 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1208 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1210 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1212 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1213 No access - dog 1214 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1215 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1217 Quad A crack in the gwb ceiling was noted at the left party wall. Rout crack and patch with gypsum joint compound. 1219 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1220 The ceiling was inspected from the interior of the unit and no issues were noted. The attic could not be access due to extreme clutter in the unit. No repairs are required. 1221 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1223 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1225 The ceiling was inspected from the interior of the unit and no issues were noted. The attic could not be access due to extreme clutter in the unit. No repairs are required. Building 13 Block 1301 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1303 Quad No access 1305 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1306 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1307 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1308 No access to the bedrooms. No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1309 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1310 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1311 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1312 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1313 The front bedroom gwb ceiling is cupped/detached at the hallway door. The gwb finish is also cupped or detached at the closet door in the back right bedroom Removed cupped/detach gwb finish section Re-attach new finish to match with #6 screws at 6” on center 1314 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1315 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1316 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1317Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1319 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1321 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1322 Two of the three bedrooms not accessed due to sleeping children. No No repairs are required. issues noted. gwb ceiling is tightly secured to the truss framing. 1323 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1325 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1327 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1328 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1329 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1330 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1331 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1332 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1334 Quad No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1336 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. 1337 No issues noted. gwb ceiling is tightly secured to the truss framing. No repairs are required. Based on the unit inspections as summarized above, it is clear that only a few units have small areas of ceiling finish detachment. The damaged areas should be repaired as described above. The units with no issues are stable with no apparent detachment of the finish and should remain as is. It is our recommendation that the ceiling should be repaired by cutting the detached gwb back to the centerline of the truss framing and installing new 2x4 blocking at the panel edges and gwb attached with #6 screws spaced at 6” on center to the truss bottom chords and blocking and at panel edges. The seams and screw holes shall be sealed with the appropriate joint compound required to restore the ceiling code required fire rating. It is unknown what caused the ceiling failure however normal deflection of the trusses causing acute separation of the gypsum finish is a real possibility. I look forward to assisting you further on Village repair and permiting. Please call me if you have any questions. Very truly yours, Seacoast Structural Engineers Paul F. Kirby, P.E. MA Structural PE Reg. No. 35313