Status: Assessment Completed — Planning & Bidding Underway
Our community’s reserve study recommended that the Association complete ancillary inspections, including a structural evaluation, to properly plan for the long-term integrity of our buildings.
To conduct this evaluation, the Board engaged Forensix Consulting—the engineering firm that previously completed property evaluations as part of our defect lawsuit and is intimately familiar with our structures. Their latest assessment report was officially received on July 2, 2026.
| Item | Cost |
|---|---|
| Forensix Consulting Engineering Retainer | $7,500.00 |
| Site Inspection & Assessment Report | Included |
| Total Engineering Investment | $7,500.00 |
Report Date: July 2, 2026
On April 13, 2026, Forensix Consulting conducted an exterior walk-through of the property and accessed representative interior units across the community. Below is a summary of the primary findings categorized by building system:
The report noted that previous window and balcony door replacements have successfully mitigated original as-built window leaks (observed interior moisture damage was historical/aged). However, several parapet drain scuppers are improperly sealed, causing dark water staining on the brick veneer below.
Roof level Hardie siding panels show deterioration, exposed fasteners, and heavy reliance on remedial sealants. Several units exhibited staining on roof membranes consistent with standing water from improper slope to drain or elevated scupper flowlines.
While 30 select garage lintels were remediated during Phase 1 repairs, remaining lintels show isolated end-bearing brick failures, corrosion, and missing through-wall flashing. Importantly, garage slab cracks observed across representative units showed no vertical displacement—a positive finding confirming no evidence of active foundation failure.
Portions of the community still exhibit flat or negative grading adjacent to building foundations. This improper slope allows surface water to pool near slabs and enter ground-floor wall cavities during heavy rains.
To respect homeowner privacy, individual unit numbers have been omitted from this public summary. However, the engineer's community-wide recommendations were driven by the following representative conditions observed during interior and exterior inspections:
Below is an overview of the major items identified by our engineer in the assessment and how they are categorized moving forward. For deeper dives into our ongoing defect repair categories, visit Construction Defect Repairs.
This scope covers the community-wide parapet waterproofing plan defined by Charles Taylor Engineering Technical Services (CTETS). It includes selective demolition and structural rebuilding of parapet wall assemblies, replacement of all associated roof-level Hardie panel siding with code-compliant weather-resistive barriers (WRB) and flashings, installation of proper jamb and head flashings for all bulkhead doors, and replacement of vertical metal coping.
3D engineering detail showing how proper weather-resistive barriers and metal head/jamb flashings will be integrated around all 88 rooftop and utility bulkhead doors.
Although noted in the recent structural report, issues with select 2nd-floor balconies were discovered prior to that evaluation and Charles Taylor Engineering Technical Services (CTETS) has already completed their evaluation. Once the final drawings are received, we will need to schedule and fund those repairs.
We are securing high-level bids for site grading and drainage from Reconstruction Experts (RE). Essential repairs are required to eliminate improper slope to drain and high grade elevations adjacent to buildings to prevent surface water intrusion.
In Phase 1 of our defect repairs, 30 select garages were addressed based on engineering recommendations for thicker lintels, and the underlying flashing was repaired during that work. The engineer is recommending that the flashing and lintel bearing conditions on the remaining 33 garages be remediated. The scope of work for these remaining 33 garages is currently being evaluated for inclusion in a subsequent phase.
We are evaluating cost-effective solutions for sewer cleanout cap replacements. Last year, 7 units were completed at ~$23K. Rather than an immediate full-property replacement, we are phasing this work over time—prioritizing assemblies that are beginning to fail so we can prevent full failures while securing better contract rates.
While CTETS confirmed that our current water intrusion is not caused by membrane ponding, long-term standing water damages roof membranes over time. Because roof slope membranes are the unit owner's maintenance responsibility, Forensix Consulting recommends that owners inspect their membranes for ponding water and make necessary repairs (including slope adjustments or scupper elevation corrections).
The structural assessment observed that several parapet drain scuppers connected to downspouts serving single units are not properly sealed. This allows water to spill over onto the building facade, as evidenced by dark staining on the brick veneer below the scuppers and behind the downspouts. Because these serve single units, remediation is an owner responsibility, and affected owners have been notified directly to make necessary repairs.
Forensix Consulting structured their engineering recommendations into prioritized timelines. Below is how these recommendations are categorized and where the Association stands on implementation:
Recommendation: Re-grade unpaved areas to a 5% slope away from buildings (2% at paved areas) and install drop inlets and underground drainage piping in trapped courtyard areas to prevent surface water intrusion.
Recommendation: Complete community-wide parapet cap replacement. Properly flash, seal, and borescope all parapet drain scuppers exhibiting dark veneer staining.
Recommendation: Repair cracked/failed brick masonry at garage lintel bearings to ensure structural support. Install through-wall flashing and treat corroded steel lintels.
Recommendation: Phase the replacement of failing sewer line cleanout cap assemblies across the property, prioritizing units exhibiting early signs of seal failure or deterioration.
Recommendation: Remove and replace roof-level siding throughout the project, installing a code-compliant weather-resistive barrier (WRB) and flashing system behind the new siding.
Recommendation: Continuously monitor the condition of amenity-level roof membranes and ensure reserve study funding is scheduled for their eventual replacement.
The Board is actively executing on the engineer's recommendations through several concurrent projects: