Newport Beach Condo foundation damage and damaged caused by load bearing wall removal

Posted on: May 12, 2019 By: Jeremy Livermore, S.E., P.E.

Project Overview

Our scope of work was to perform a visual observation of the existing dwelling structure to assess its structural integrity. The site observation was conducted on April 23, 2019.

The property is a 1987-built condominium structure, consisting of a two-story wood-framed building. Condo Unit #101 is located on the upper level, with a separate condominium unit below.

Structural System Details

2×6 rafters
Roof purlins
Purlin struts
Ceiling ties

Structural Observations of Suspected Deficiencies

The following observations indicate potential structural deficiencies affecting the integrity of the structure.

1. Sloping Floors in Kitchen Area

The kitchen floors slope downward toward the wall separating the kitchen from the living room.

Measured Floor Deflection

1.25 inches at the kitchen cabinets along the dividing wall

2. Interior Drywall Cracking — Kitchen & Living Room

Drywall cracking was observed at the wall separating the kitchen and living room.

Observed Areas

Suggested Elementor Photo Captions

3. Skewed Interior Door Frame

An interior door frame between the kitchen and living room was observed to be skewed and sloping downward toward the left side.

4. Ceiling Drywall Cracks — Master Bedroom

Drywall cracking was observed at the ceiling area in the master bedroom.

5. Fireplace Wall Cracking — Master Bedroom

Additional drywall cracking was observed along the fireplace wall in the master bedroom.

6. Ceiling Cracking — Living Room

Drywall cracking was also observed at the living room ceiling.

Assessment of Items 1–3

The structural conditions identified in Items 1 through 3 were caused by a sagging beam that was recently installed by the contractor working in the condominium unit below.

Although the beam was designed by a licensed structural engineer, measurable beam deflection has occurred, resulting in:

The beam design likely met the minimum deflection requirements prescribed by the current California Building Code. However, tighter deflection tolerances could have reduced or eliminated noticeable impacts to the upper unit.

Shear Wall Replacement

The removed load-bearing wall previously functioned as a lateral shear wall. The replacement system included:

Based on a brief review, the structural concept appears appropriate.

Foundation Modifications

The revised foundation design included expanded footings to support:

Based on the available drawings, the foundation design concept also appears appropriate.

Assessment of Items 4–6

Items 4 through 6 appear to be caused by differential settlement along the west perimeter foundation of the structure.

This settlement is unrelated to the recent structural modifications performed in the lower condominium unit.

Possible Causes of Differential Settlement

Differential settlement occurs when soil beneath the footing compresses unevenly. Potential contributing factors include:

A. Water Infiltration & Poor Drainage

Improper drainage conditions may have allowed water saturation beneath the foundation.

Contributing Conditions

Water infiltration increases soil compressibility and is considered a likely contributing factor.

B. Expansive Clay Soils

Clay-rich soils expand when wet and shrink when dry, creating cyclic foundation movement and settlement.

This is considered another likely contributing factor.

C. Decomposition of Organic Material

Subsurface decomposition of roots or buried organic material can create voids and localized settlement.

The condo owner reported previous root-related damage beneath the structure, suggesting this may have contributed to movement.

D. Inadequate Soil Compaction

If soil compaction beneath the original foundation was insufficient during construction, long-term settlement may occur under structural loading.

This condition cannot be confirmed without invasive geotechnical investigation.

E. Structural Additions or Increased Loading

No evidence was observed indicating structural additions or increased loading near the west foundation perimeter.

This factor is considered unlikely.

F. Hillside Slope Creep

A hillside condition exists approximately 20 feet west of the structure.

Slow hillside soil movement (slope creep) may have contributed to foundation displacement and settlement over time.

Conclusion

The observed structural issues appear to stem from two primary causes:

Further evaluation by a licensed structural or geotechnical engineer may be warranted to determine: