Simpson Engineering
A state licensed engineering firm F-1607
4126 Allencrest
13901 Midway
Lane, Dallas,
Road, Texas
Ste.102-136
75244
Telephone: 214-351-1637
Dallas,
- Fax:TX
214-351-1639
75244-4388
Telephone: 214-351-1637 - Fax: 214-351-1639
April 27, 2015
Justin Nelson
State Farm Insurance
P.O. Box 106169
Atlanta, GA 30348-6169
RE:
Your claim number: 43-619R-608
Simpson Engineering file number: 15.164
Spoon residence, 5756 N. Dixie Blvd, Odessa, TX 79762
Water Damage Investigation
Dear Mr. Nelson:
At your request I inspected the Spoon residence on April 23, 2015 to assess
reported structural or foundation damage caused by plumbing leakage. I was accompanied
on the inspection by Mrs. Spoon and contractor Cal Spoon. Drawings and photographs are
attached showing the observed conditions.
Background
The Spoon residence is a one-story, single family house of wood frame
construction. The exterior finish is vinyl siding. Interior finishes are drywall with plywood
paneling in the living room. The house has a pier-and-beam foundation which consists of
concrete block perimeter beam and interior piers, supporting the structural wood floor
frame and subflooring. For orientation purposes, the house is assumed to face west. It was
built in 1960, according to the Ector County Appraisal District.
Mrs. Spoon reported the following: She purchased the house in 1970. The rear
bedroom addition, which has a similar pier-and-beam foundation, was in place at that time
(photo 4). About ten years ago the garage was converted into a bedroom (photo 3). The
interior of the house also was renovated, including new tile flooring and cabinets in the
kitchen (photo 53). In March 2015 a hot water pipe leak was discovered in or under the
wall between the kitchen and bathroom (refer to Drawing One). The leak was discovered
when the interior of the house became hot and humid. The leak was repaired twice and
additional leak repairs may be needed. Water for the Spoon residence is supplied by a
private well, so there are no water bills to show water consumption history.
Inspection
I inspected the interior and exterior of the house, including the foundation
crawlspace. Visual examination was made of accessible materials and areas pertinent to
this investigation. The inspection did not include destructive or invasive testing of materials
or removal of appliances, furnishings, or wall and floor coverings. At the time of my
inspection the kitchen cabinets and appliances had been removed (photo 18), along with
portions of the drywall behind the cabinets and the plywood boards which had been under
the cabinets (photo 20). Photo 53 shows the kitchen interior before the removal.
On the exterior of the house I observed no evidence of structural movement or
damage, and no gaps or separations between the original house and the rear addition and
converted garage. Inside the house there are no significant drywall cracks. There is
moisture damage to the drywall on both sides of the stud wall where the leak occurred
(photos 18 and 16).
All interior and exterior doors are functional. The door to the
bathroom fits and latches properly (photo 11), but the bottom of the door drags on the
floor (photo 12). The scrape mark caused by this dragging appears new, indicating there
has been some recent distortion of the floor structure in that area (photo 43). The finished
hardwood flooring in the living room does not show significant cupping or ridging due to
moisture absorption (photos 10-14). The wood plank subfloor under the hardwood floor
also does not show moisture damage (photo 46). In the kitchen, the floor slopes down
from the center and rear toward the kitchen sink area, but the finish tile flooring is not
cracked (photo 17) and the tile backsplash around the sink area is not cracked (photo 21).
Inspection of the foundation crawlspace revealed significant past foundation repairs,
including supplemental concrete blocks and shims and supplemental wood framing under
the kitchen floor (photo 34). At the wall between the kitchen and bathroom the stud wall
framing shows water leak staining but no structural water damage, and it should be noted
that there is no water damage of any kind to the new lumber which was installed in that
area when the kitchen was remodeled several years ago (photos 18, 31 and 32). Under the
bathroom, there has been prior reconstruction of the floor framing (photos 37 and 40) and
supplemental foundation support (photo 41). As in the kitchen remodel area, the newer
lumber under the bathroom does not show any water damage. I observed a drip leak under
the west end of the wall between the kitchen and bathroom kitchen (photo 38). There are
no visible pipes or leak sources under the house at this location, so it appeared that the
drip leak is in the plumbing stack wall. This observation is consistent with the owner’s
statement that additional leak repairs were expected.
I made a topographic survey of the foundation using a laser level. Individual point
elevations were measured throughout the house. The point elevations were adjusted to
compensate for differences in floor covering thickness. The point elevations were then
used to develop the surface elevation contours. The foundation is relatively level in most
areas, except for a dip or sag area in the kitchen and bathroom. Total difference in
elevation is 2.1 inches, measured between the highest point at the northwest front corner
of the house and the lowest point in the kitchen-bath interior (refer to Drawing Four).
Simpson Engineering file 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
Page 2
The floor profile is shown pictorially on Drawing Five. It should be noted that on this
drawing the vertical elevation differential has been magnified by a factor of ten to make
the floor profile more discernible. If the floor profile were plotted without the vertical scale
magnification, the floor would appear much flatter. Built-in split level conditions are not
depicted.
Analysis
The facts and observations cited above show that the Spoon house has a history of
foundation settlement and foundation repairs in the kitchen-bathroom area. The lack of
significant cracking or gapping of the interior finishes indicates there has been minimal new
movement. The effects of the recent hot water leak must be considered in this context.
For example, the bathroom door still fits and latches but now drags the floor where it did
not drag prior to the leak event. The lack of structural water damage to the stud wall
framing and floor framing, especially the lack of damage to the remodel lumber, indicates
that the leak was of relatively short duration and size. This conclusion also is indicated by
the lack of notable cupping or warping of the hardwood flooring.
Damage Summary and Repair Recommendations
Repair all plumbing leaks and obtain a plumbing test report stating that there are no
more active water or sewer leaks.
Refer to Drawing One for the area affected by the recent water leak event. The
following repair recommendations apply only to that area.
1. Drywall: replace water-damaged drywall on both sides of the stud wall between
the kitchen and bathroom.
2. Stud wall framing and structural wood subfloor and joist framing: no water leak
damage.
3. Finish hardwood flooring in living room: no water leak damage requiring removal
or replacement in any area. Minimal surface ridging in the living room can be corrected by
sanding and refinishing.
4. Finish flooring in kitchen, bathroom and other rooms - no water leak damage.
5. Foundation: Limited foundation adjustments (jacking and shimming) are needed
under the kitchen and bath. The soil under the house must be completely dry and firm
before foundation adjustments can be accomplished. The leak-related floor and foundation
distortion can be repaired by corrective shimming individual existing concrete blocks. No
new concrete blocks are required. No lumber or framing replacement is required. It is
important to note that the house was not level prior to the recent plumbing leak, and that
the interior and exterior finishes had been previously adjusted to fit the existing conditions.
Therefore, the corrective leveling should be limited to restoring the foundation to its pre-
Simpson Engineering file 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
Page 3
leak profile. Care should be taken not to overcorrect; excessive jacking or leveling could
cause new damage.
Summary
The following conclusions are indicated by the engineering facts and observations
which are presented in this report:
1. The Spoon house has a history of foundation settling problems. There have been
prior foundation repairs and structural floor framing repairs.
2. The recent water leak event caused non-structural water damage to drywall and
cabinetry in the leak area (refer to Drawing One). Foundation adjustments are needed in
the leak affected area. A scope of necessary water damage repairs is included in this
report.
Please let me know if I can be of further assistance in this matter.
Edward M. Simpson, P.E.
April 27, 2015
Simpson Engineering F-1607
EMS/mes
Attachments: 5 drawings and 55 photographs
This report presents professional opinion based on information and conditions which are readily
available and observable. It is NOT A WARRANTY as to the present or future condition of the subject property.
Simpson Engineering has no present or anticipated financial interest in the subject property, and has no
financial interest in the disposition of any insurance or warranty claims which may involve the subject damage.
Simpson Engineering file 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
Page 4
Simpson Engineering file 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
Simpson Engineering file 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
Simpson Engineering file 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
Simpson Engineering file 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
Simpson Engineering file 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
1: SW front - refer to Drawing 2 for photo locations 1-28.
2: Front (west) elevation.
3: NW front, converted garage.
4: SE rear (addition).
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
5: South side - original house at left, addition at right.
6: Continuation of #5.
7: Detail of full uncovered septic tank.
8: North side (converted garage).
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
9: East side - covered back porch - main house at left, converted
garage at right.
10: Living room - hardwood flooring does not show significant
cupping or warping - underside shown in #46.
11: South end of living room with bathroom beyond. The floor is
low in this area, with prior foundation repairs - underside shown in
#42.
12: The bathroom door fits and latches, but drags on the uneven
floor (note scratch at end of door).
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
13: Transition from wood floor in living room to tile floor in
kitchen shows no damage or displacement.
14: View of living room floor from kitchen with front door in
background - no visible cupping or warping - underside shown in
#46.
15: Bathroom, corner next to kitchen - no vertical drywall seam
damage; door fits and latches.
16: Bathroom, with kitchen sink area on other side of wall (photo
18) - mildew damage to drywall caused by hot water leak.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
17: Overall view of kitchen - floor slopes from foreground to sink
area in background, but tile is not cracked or loose - prior
foundation repairs here.
18: Kitchen sink and cabinets removed to expose hot water leak
area - underside shown in #29. Photo 53 shows kitchen before
cabinets removed.
19: Right rear corner of kitchen - prior foundation repairs here - no
water damage to framing lumber installed during previous
remodel.
20: Plywood boards which were under the cabinets show stains
caused by hot water leak.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
21: Right rear corner of kitchen - no drywall seam damage or
displacement of crown trim.
22: Continuation of #21, The tile backsplash joints in the corner
are not gapped or sheared.
23: Unfinished hardwood where the cabinets were removed.
24: Left side of kitchen sink area, with bathroom on other side of
wall.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
25: Closer view of #24.
26: Left rear corner of kitchen - no vertical drywall seam damage
or gapping of crown trim.
27: Continuation of #26, vertical drywall seam damage here.
28: SE bedroom, corner next to bathroom - no drywall seam
damage or displaced crown trim.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
29: Under the kitchen where the cabinets were removed - refer to
Drawing 3 for photo locations 29-52.
30: Kitchen sink drain trap and new water line - no water damage
to newer lumber installed during previous remodel.
31: Looking up through the floor at the wall between bath (left)
and kitchen (right).
32: Continuation of #31 - no water damage to new lumber.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
33: Under the kitchen in front of the sink - supplemental
foundation support, no water damage to structural wood subfloor
and joist framing.
34: Left side of kitchen - prior foundation and framing repairs here
- no water damage to newer lumber installed during remodel.
35: Under the kitchen sink area, looking west toward front of
house - prior foundation repairs here.
36: New lumber installed under kitchen cabinet during previous
remodel shows no water damage.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
37: Continuation of #36.
38: Drip leak at right rear corner of kitchen observed during
inspection.
39: Under the bathroom, with kitchen in left background - prior
framing repairs here, new lumber shows no water damage.
40: Continuation of #39 - under the bathroom - previously
replaced subfloor shows no water damage.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
41: Bathroom - prior foundation repairs here.
42: Living room with kitchen in left background - prior foundation
repairs here.
43: View from kitchen with living room beyond - prior foundation
repairs here.
44: Other side of #44 - no water damage to structural wood
subfloor and joist framing.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
45: Under the living room with kitchen leak area in background.
46: Under the living room - uneven support conditions and prior
foundation repairs.
47: Under the kitchen interior - prior foundation repairs here.
48: Continuation of #47.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
49: Additional view of foundation repairs under kitchen.
50: Opening through perimeter block wall from kitchen into
addition beyond.
51: Support conditions under the rear addition.
52: Continuation of #51.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608
53: View of kitchen cabinets and furnishings before removal
(photos 53-55 taken by others).
54: View of leak area under kitchen sink.
55: Continuation of #54.
Simpson Engineering file: 15.164 - Spoon - State Farm Insurance claim number 43-619R-608