Damage Assessments of Older Residential Buildings
In a perfect world, every building that is insured would be in pristine condition pre-loss. The structural elements would all be up to Code, the concrete would be in excellent condition, the building would have been maintained over the years to upgrade any items that were deteriorating due to natural processes, contractors would have properly tied in new renovations/additions into existing structures, etc.
But, we live in the real world. I’m sure we’ve all walked into buildings and thought, “oh wow, this is going to be a big/complicated job”. This is typically a phenomenon in older buildings, though sometimes you run across this in newer buildings, as well.
Often, these less-than-ideal conditions are hidden behind finishes and aren’t obvious until there’s tear out. Other times, the issues are very obvious. So, what do you do when you get into an older building and start looking around and trying to sort out what’s loss related damage, what’s pre-existing damage, and how to handle repairs to get the building back to a pre-loss and acceptable condition?
We typically will start by looking at the area of the loss and sorting out the magnitude of repairs required as a result of the loss. This includes consulting with the contractor to find out just how far they need to go with tear out to remediate non-structural elements (smoke, mould, moisture damage, etc). Then, when applicable, we will assess the structure as a whole for any pre-existing issues that may become a factor in restoration or in considering the options.
We will typically work our way up from the basement. Some of the main things we will look at include:
What is the foundation type (e.g. rubble/stone, concrete block, brick, poured concrete)
What is its general condition and is there any pre-existing damage
How deep below grade does the foundation extend (full basement, crawl space, partial basement, approximate depth below grade, etc)
Where are the load-bearing walls? Have they been compromised in the past (e.g. holes opened up in load-bearing walls to provide access into an addition, ducting, etc)
Are the floor joists properly supported at the foundation walls/interior beams
We will then move our way up to the above grade levels and the roof, looking at where the load-bearing walls in the superstructure would be located and if the components that need to be there, are there. Is there a beam installed where they knocked out a wall in the past to make their kitchen and dining room open-concept? Is there pre-existing damage to framing that has been improperly repaired or renovated in the past? Are the walls in good condition or have they rotted or deteriorated over time? Are the walls plumb (straight up and down) or are they tipping in/out? If they’re out of plumb, why and is this something that’s a complicated or straightforward repair? What about the exterior walls? It’s not uncommon to find that structural sheathing was installed on the inside of the home in older buildings. Is there wet or smoky insulation hidden in behind there that needs to be dealt with? How is the existing roof construction? Are the rafters sagging, twisted, or rotted? Is there proper lateral support for roof framing? There are so many other considerations, some common and some unique, this list is by no means completely comprehensive.
When the damage is widespread and there’s a lot of pre-existing damage that needs to be accounted for, often it becomes necessary to undertake an economic and practical assessment to determine whether to demolish the building or repair it. This is typically done via cost estimates by contractors and/or appraisers. We will typically prepare a written preliminary structural report to assist with determining the scope of repairs for estimating purposes for the contractor and/or appraiser.
Other considerations need to be taken in these situations. Can the foundation be rebuilt on? Is there loss-related or pre-existing damage that would render the foundation unsuitable to rebuild on? What kind of damage to the foundation is anticipated or possible if demolition of the superstructure is undertaken and leaves the foundation intact? We often find that concrete block foundations do not hold up well during demolition, as the necessary care is rarely taken to protect the concrete block from damage during demolition. Rubblestone foundations are usually in poorer condition and it’s rare we ever find a rubble stone foundation worth rebuilding on.
There is so much to consider in older buildings. We have extensive experience in assessing older buildings and can help you sort out what repairs and upgrades are needed.
