Project Type: Evaluation, Design, and Construction Administration 

The Vital Structure: 

Garage and Balcony Concrete Repairs and Waterproofing

Issue

Vital Structures LLC was initially retained by the owners to perform an evaluation of the existing cast-in-place reinforced concrete framing at the open-air garage. The owner reported that spalled concrete was falling from the first-floor one-way rib slab, and that steel reinforcing was exposed at several locations. Furthermore, the owners reported that the first-floor concrete balconies routinely had ponding water against the building during rain events.

Spalled Concrete at Reinforced Concrete Column

Spalled Concrete at Reinforced Concrete Column

Spalled Concrete at Reinforced Concrete Column
Failed sealant and low flashing height at balcony sliding door

Failed sealant and low flashing height at balcony sliding door

Spalled Concrete One Way Rib Slab

Spalled Concrete One Way Rib Slab

Heavily corroded steel reinforcing at spandrel beam

Heavily corroded steel anchor bolt at sill plate

Heavily corroded steel anchor bolt at sill plate

Heavily corroded steel reinforcing at spandrel beam

Corroded steel reinforcing at hole in first floor slab

Corroded steel reinforcing at hole in first floor slab

Concrete balcony with slope towards building

Concrete balcony with slope towards building

Diagnosis

Upon review, we identified several locations where the existing steel reinforcing was originally placed with limited/insufficient concrete cover. This resulted in accelerated corrosion of the steel reinforcing and subsequent delamination of the concrete. Furthermore, due to the negative slope of the balconies towards the building, we observed that the structural wall wood framing at the base of balcony was rotted with anchor bolts corroded.

Our Solution

Vital Structures was contracted by the owner to provide a design for repairing the deteriorated concrete structure, re-sloping with repairs of the balconies, wood wall framing repairs, and concrete protective coatings. Furthermore, due to local historic commission, the concrete repair design was required not to change the building’s aesthetic. Therefore, custom-colored coatings were furnished by the contractor, and replacement of building components in like kind were a requirement of the design.

Coating installation at underside of the first-floor ribbed slab

Coating installation at underside of the first-floor ribbed slab

Result

Based upon our design, the owner’s hired contractor performed approximately 1700 square feet of overhead concrete repairs, placement of rectangular stub column extensions, section enlargement of existing circular concrete columns, installation of a new reinforced CMU wall, placement of a sloped topping slab at each balcony, foundation improvements, application of breathable concrete coating at the underside of the garage, and application of a balcony coating system. This project was successfully completed ahead of the owner’s deadline, so that the resort could open for the summer season.

Evaluate. Guide. Revitalize.

Let's Do Something Vital Together!

“An Objective Expert We Could Trust”

We retained Vital Structures after finding our builder unwilling to help identify and rectify obvious bowing and waving to our accessory building.  The information provided by Vital was impressive as it was detailed and specific calling out nonconformance to building codes, industry standard construction practices and manufacturer specifications.  The reports were written in a way that was observational, with pictures and evidence.  Had we not hired an objective expert we would have been faced with serious structural problems unknown to layman.  The professionalism, expectation setting and follow-through on Vital Structures part was the due diligence we needed to protect ourselves in this endeavor.  It is well worth the time and expense to correct the issues in advance of accepting subpar construction.

Jeanne Pagani

Homeowner

“Vital Structures Has My Highest Recommendation.”

As the trustee for the Lois J. Lewis Trust, I contracted Vital Structures to oversee a project to evaluate and repair the foundation pilings of an 1880s lakefront cabin on Spofford Lake. The cabin’s piling foundations had deteriorated due to hillside erosion, age, and lack of maintenance. By the time Vital Structures took on our project, the foundation was close to failure.

David Morand, who oversaw the project, was professional, meticulous, and flexible,- offering several well-considered solutions to our problem. He and his team were involved from start to finish, readily available for updates, and on site to address any issues that arose. David was also instrumental in connecting us with a contractor who could meet our unique needs, given the limited access and difficult site conditions.

I can’t say enough good things about the way Vital Structures conducted the project and their professionalism throughout the process. They were a pleasure to work with.

Kenneth Betts

Trustee, The Lois J. Lewis Trust

“Vital provided invaluable assistance and made our buildings healthy again!”

Our Association hired Vital Structures to inspect our decks. David, Richard, and the rest of their team are very professional, knowledgeable, and easy to work with. As our relationship formed, Vital Structures became our Engineers of choice to develop a new design to replace all the decks in the Association.  Vital provided us with invaluable assistance in obtaining Contracting Bids, so we had verifiable Construction Company choices.  Once renovation began, Vital oversaw the project, holding Contractors accountable, ensuring construction was completed to our new design specifications and that the job was done correctly.  Everyone loves the new look and our buildings are becoming healthy again!

Mike Labrecque

Trustee, The Colonial Village

“A huge value to our business!”

We are a waterfront business operating in Provincetown for over fifty years. Vital Structures has been our valued “go-to” partner whenever we address issues relative to our building or property. Their comprehensive knowledge and ability to assess issues and provide solutions across the board is truly a unique expertise and of huge value to businesses like ours. They are service-oriented, extremely responsive, and know their business – and ours. Five-star excellence in all regards!

 

Jill Botway

Managing Director, The Boat Slip LLC

“Highly Recommended! “

Vital Structures llc has proven to be a top notch engineering firm. Beginning with a comprehensive and thorough review of the job scope, to the completion of a project with no details missed. All personnel involved with each project we have found to be excellent to work with and yet never willing to compromise details that would have any adverse effect on the project. Whenever unforeseen conditions arise, they are immediately back to the drawing board without any hesitation in order to keep the project moving. I would highly recommend Vital Structures llc for any structural or building envelope projects.

Brett Emery

Emery Construction LLC

“An Eye for Detail”

We have been working with David Morand of Vital Structures on a few different projects over the years.  We are completely impressed as he is professional, has an eye for detail, is very thorough, and always answers all our questions.  David & the Vital Structure’s team are very knowledgeable about the industry, very proactive with their approach, and always do a great job.  I would not hesitate to use David and his team on the future projects.

Laurie Ferrari

CEO, Peters Property Management
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