FullPropertyView
1915WindemereLane,Erie,CO80516 $585,000 - Active
Unfurnished
Exclusions: The wall-mounted TV is excluded, the wall-mount is included. ADT security system is leased
carpet, ceiling fan, adjoining bath
tile, garden tub, double sink, huge walk-in closet & commode room
Family Room Basement 21 x 28 Wall-to-wall carpet, under steps storage
Bedroom Basement 12 x 15 Wall-to-wall carpet, bath adjoining
Bathroom (Full) Basement 10 x 5 Full, shower/tub, ceramic tile
Utility Room Basement 15 x 6 Sump pump, newer Trane hi-eff gas furnace & Bradford White hi-effic gas water heater
Lot Size: 0.10 Acres / 4,292 SqFt
Current Use:
Road Surf/Front: Paved/Public Road
Bldg/Complex Name:
Parcel Number: R4121106
Fencing:
Road Responsibility: Public Maintained Road
Elementary School: Black Rock / St. Vrain Valley RE-1J
Middle/Junior Sch: Erie / St. Vrain Valley RE-1J
High School: Erie / St. Vrain Valley RE-1J
School of Choice:
Walk Score: 39 View Walk, Bike, & Transit Scores
Building Information
Architectural Style: Traditional
Entry Level/Loc: Common Walls: No Common Walls
Direction Faces: South View:
Construction Materials: Cement Siding
Roof: Composition Exterior Features:
Property Condition: Updated/Remodeled Builder Name: Builder Model: Patio/Porch Feat:Deck Pool Features:
New Home Community
Lot Number: 94 Time Of Completion From Groundbreaking:
Water & Utilities
Water Included: Yes
Water Source: Public Sewer: Public Sewer
Utilities: Electricity Connected, Natural Gas Connected, Phone Connected Electric: 110V, 220 Volts
Public Remarks
Welcome to your dream home! This stunning move-in ready open-concept patio home, once the model residence for Latitude at Vista Ridge, is a true gem. With its exquisite features and luxurious upgrades, it offers an unparalleled living experience. Step inside and be greeted by the timeless elegance of gleaming hardwood floors that flow seamlessly throughout the main living areas. The kitchen is a culinary masterpiece, featuring 42" cabinets, newer top-of-the-line appliances, and a captivating quartz island and countertops. The attention to detail is impeccable, with a newer sink and faucet adding a touch of sophistication. Escape to the upgraded Trex deck, where you can relax and enjoy the serene surroundings. The indoor-outdoor flow creates a seamless space for entertaining and making lasting memories. The main level boasts a luxurious primary bedroom suite with a walk-in closet and a spa-like ensuite bathroom. An additional bedroom and full bathroom on the lower level offer versatility for guests or a home office. Energy efficiency and comfort are prioritized, with a Trane high-efficiency gas furnace and gas water heater. The finished 20x22 garage with custom storage shelves provides ample space. Convenience is at your fingertips, with shopping centers, Children's Hosp., CO Nat. Golf Club, Zen Garden, Monkey Park, and Columbine Mine Park nearby. The HOA grants access to pools, a hot tub, tennis, and pickleball courts, walking trails, a fitness center, and a clubhouse with monthly activities. Families will appreciate the proximity to Black Rock Elementary School, and easy access to I-25 simplifies commuting and exploring the area. The front porch offers stunning views of the snow-capped mountains, providing a picturesque backdrop to your everyday life. Don't miss the opportunity to own this well-built, efficient, and insulated home that perfectly combines luxury, convenience, and natural beauty. Step into a lifetime of joy and comfort in this remarkable residence.
Directions
I-25, west on 7 (E baseline RD) right Mountain View Blvd., left Fairway Pointe Dr., left Windemere Ln., home on the right side, the sign is up, GPS works great.
Confidential Information
Private Remarks: No video or photography is allowed by the buyer or buyer's broker. Showings through BrokerBay, Showings after 1 PM, please remove shoes or use shoe covers. The buyer's agent must attend all private showings. Follow COVID guidelines. Complete offer packages should include fully executed disclosures found in supplements, acknowledge receipt of the Knox Laboratory Engineering Report, lender letter, or proof of funds. Please acknowledge the Due Diligence Docs in supplements. No love letters. We use CTM. Integrate using the property address. Offers are presented as received. The seller is requesting a 24-hour response time. Incl: washer & dryer, window treatments, dishwasher, gas oven/range, microwave, refrigerator & 2 garage door remotes, TV wall mount (not the TV) in the bedroom. Excl: ADT security system is leased. Xcel gas & United Power elec. Combined ave. about $200/mo., Town of Erie Water & Sewer $61/mo., blazing Comcast internet. Visit the Latitude at Vista Ridge at https://latitudeatvistaridge.nabrnetwork.com/home.php. Check out the property website at https://rem.ax/1915Windemere
BrokerBay
Showing Contact Phone: 888-808-0331 Show Email: No Showings Until:
Showing Instructions: No video or photography is allowed by the buyer or buyer's broker. Showings through BrokerBay. Showings after 1 PM.
Listing History from MLS
Sale History from Public Records
Mortgage History
Flood Zone Code: X
Flood Zone Date: 12/18/2012
Flood Zone Panel: 08013C0444J
Special Flood Hazard Area (SFHA): Out
Flood Community Name: ERIE Within 250 feet of multiple flood zone: No
Flood Code Description: Zone X-An Area That Is Determined To Be Outside The 100- And 500-Year Floodplains.
Coastal 100-Year Floodway Coastal 100-year Floodplain 100-year Floodway 100-year Floodplain
Undetermined 500-year Floodplain incl. levee protected area Out of Special Flood Hazard Area
This map/report was produced using multiple sources It is provided for informational purposes only This map/report should not be relied upon by any third parties It is not intended to satisfy any regulatory guidelines and should not be used for this or any other purpose
Front entry
Quartz counter kitchen
Kitchen island
Kitchen with stainless steel appliances
Open design kitchen, dining & living rooms
Living room
Living room
Primary bedroom
Primary bedroom
Primary bedroom & door to the bath
Primary bath with walkin closet
Primary bath soaking tub
2nd bedroom
Family room
Family room
Vista Ridge Community Center, tennis courts & pools
Vista Ridge Community Center
Vista Ridge entrance sign
Vista Ridge Community Center front entrance
Vista Ridge Community Center entry
Vista Ridge Community Center pool
Vista Ridge Community Center pool
Mailboxes & picnic building for the Latitude
Vista Ridge Community Center
Vista Ridge Community Center exercise room
Main level
Lower level
QR code link to the 3D tour
30480 Stagecoach Blvd. Evergreen, CO 80439
Louis H. Moore, Elizabeth C. Moore, Debra K. Moore Broker Moore at RE/MAX
Alliance contracts@moorefamily.properties
Ph: 303-591-2075 Fax: 303-395-2233
The printed portions of this form, except differentiated additions, have been approved by the Colorado Real Estate Commission. (SPD19-6-22) (Mandatory 1-23)
SELLER'S PROPERTY DISCLOSURE (RESIDENTIAL)
THIS SELLER'S PROPERTY DISCLOSURE SHOULD BE COMPLETED BY SELLER, NOT BY BROKER.
Seller states that the information contained in this Seller's Property Disclosure ("SPD") is correct to Seller's CURRENT ACTUAL KNOWLEDGE as of this Date. Any changes must be disclosed by Seller to Buyer promptly after discovery. Seller's failure to disclose a known adverse material fact affecting the Property or occupant may result in legal liability. If the sales contract requires Seller to complete this SPD, this form must be fully completed to Seller's current actual knowledge, as of the date of the Contract. If Seller has knowledge of an adverse material fact affecting the Property or occupants, it must be disclosed whether there is a specific item on this SPD or not. If the Property is part of a Common Interest Community, this SPD is limited to the Property or unit itself, except as stated in Section O. Broker may deliver a copy of this SPD to prospective buyers.
SELLER: Your answers are NOT limited to only the space provided in this SPD. Attach additional pages, reports, receipts, or any other documents you believe necessary for the information you provide to be complete.
Note: Buyer and Seller should review the Advisory at the end of this SPD.
Date: 7/2/2023
Property: 1915 Windemere Lane, Erie, CO 80516
Seller: Stephen P Reimer and Julie L Reimer
Year Built: 2010
Year Seller Acquired Property: 2011
Note: The Contract to Buy and Sell Real Estate, not this SPD, determines whether an item is included or excluded in the sale. If there is an inconsistency between this SPD and the Contract, the Contract controls.
I. IMPROVEMENTS
A. BUILDING CONDITIONS (all aspects of the Property to include decks and patios)
If you know of any of the following problems EVER EXISTING, check the "Yes" column: Yes Comments
1 Structural see attachment for engineering report
2 Moisture and/or water
3 Damage due to termites, other insects, birds, animals, or rodents
4 Damage due to hail, wind, fire, flood, or other casualty
5 Cracks, heaving or settling
6 Exterior wall or window
7 Exterior Artificial Stucco (EIFS)
8 Subfloors 9
SPD19-6-22. SELLER'S PROPERTY DISCLOSURE (RESIDENTIAL) Page 1 of 10
C.
(if included in the sale)
If you know of any problems NOW EXISTING with the following, check the "Yes" column:
If you know of any problems NOW EXISTING with the following, check the "Yes" column:
If you know of any problems NOW EXISTING with the following, check the "Yes" column: Yes
If you know of any problems NOW EXISTING with the following, check the "Yes" column: Yes
If you know of any problems EVER EXISTING with the following, check the "Yes" column:
H. SOURCE OF WATER & WATER SUPPLY
Do you know of the following on the Property:
1 Type of water supply: Public Community Well Shared Well Other None
If the Property is served by a Well, a copy of the Well Permit Is Is Not attached. Well Permit #: Drilling Records Are Are Not attached. Shared Well Agreement Yes No.
The Water Provider for the Property can be contacted at: Name: Town of Erie Address: Web Site: Phone No.:
There is neither a Well nor a Water Provider for the Property. The source of potable water for the Property is [describe source]:
SOME WATER PROVIDERS RELY, TO VARYING DEGREES, ON NONRENEWABLE GROUND WATER. YOU MAY WISH TO CONTACT YOUR PROVIDER (OR INVESTIGATE THE DESCRIBED SOURCE) TO DETERMINE THE LONG-TERM SUFFICIENCY OF THE PROVIDER'S WATER SUPPLIES.
SPD19-6-22. SELLER'S PROPERTY DISCLOSURE (RESIDENTIAL) Page 5 of 10 7/4/2023 10:13:16AM
If you know of any problems EVER EXISTING with the following, check the "Yes" column:
If the Property is served by an on-site septic system, provide buyer with a copy of the permit.
If you know of any problems EVER EXISTING with the following on the Property, check the "Yes" column: Yes
If you know of any problems NOW EXISTING with the following, check the "Yes" column: Yes
II. GENERAL
L. USE, ZONING & LEGAL ISSUES
If you know of any of the following EVER EXISTING, check the "Yes" column: Yes
1 Zoning violation, variance, conditional use, violation of an enforceable PUD, or non-conforming use
2 Notice or threat of condemnation proceedings
3 Notice of any adverse conditions from any governmental or quasigovernmental agency that have not been resolved
4 Notice of zoning action related to the Property
5 Building code, city, or county violations
6 Violation of restrictive covenants or owners' association rules or regulations
7 Any building or improvements constructed within the past one year before this Date without approval by the owner's associations or the designated approving body 8 Any additions or alterations made with a Building Permit 9 Any additions or non-aesthetic alterations made without a Building Permit
M. ACCESS & PARKING If you know of any of the following EVER EXISTING check, the "Yes" column: Yes Comments
1 Any access problems, issues or concerns
2 Roads, trails, paths, or driveways through the Property used by others
3 Public highway or county road bordering the Property
4 Any proposed or existing transportation project that affects or is expected to affect the Property
boundary disputes or unrecorded easements
N. ENVIRONMENTAL CONDITIONS
If you know of any of the following EVER EXISTING on any part of the Property, check the "Yes" column: Yes Comments
1 Hazardous materials on the Property, such as radioactive, toxic, or biohazardous materials, asbestos, pesticides, herbicides, wastewater sludge, radon, methane, mill tailings, solvents, or petroleum products
2 Underground storage tanks
3 Aboveground storage tanks
4 Underground transmission lines
5 Property used as, situated on, or adjoining a dump, landfill or municipal solid waste landfill
6 Monitoring wells or test equipment
7 Sliding, settling, upheaval, movement or instability of earth, or expansive soils on the Property
SPD19-6-22. SELLER'S PROPERTY DISCLOSURE (RESIDENTIAL) Page 7 of 10
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O. COMMON INTEREST COMMUNITYASSOCIATION PROPERTY
If you know of any of the following NOW EXISTING, check the "Yes" column: Yes
1 Property is part of an owners' association
2 Special assessments or increases in regular assessments approved by owners' association but not yet implemented
3 Problems or defects in the Common Elements or Limited Common Elements of the Association Property
COMMON INTEREST COMMUNITY - ASSOCIATION PROPERTY
If you know of any of the following EVER EXISTED, check the "Yes" column:
4 Has the Association made demand or commenced a lawsuit against a builder or contractor alleging defective construction of improvements of the Association Property (common area or property owned or controlled by the Association but outside the Seller's Property or unit)
INTEREST COMMUNITY - ASSOCIATION PROPERTYOther Information:
the Property:
8 Owner's Association #2:
9 Owner's Association #3:
10 Owner's Association #4:
P. GENERAL DISCLOSURES
If you know of any of the following EVER EXISTING, check the "Yes" column: Yes
1 Written reports of any building, site, roofing, soils, water, sewer, or engineering investigations or studies of the Property See attachment engineering report
2 Any property insurance claim submitted (whether paid or not)
3 Structural, architectural, and engineering plans and/or specifications for any existing improvements
4 Property was previously used as a methamphetamine laboratory and not remediated to state standards
5 Government special improvements approved, but not yet installed, that may become a lien against the Property
Comments
Comments
6 Pending: (1) litigation or (2) other dispute resolution proceeding regarding the Property SPD19-6-22. SELLER'S PROPERTY DISCLOSURE (RESIDENTIAL) Page 8 of 10 7/4/2023 10:13:16AM
Seller and Buyer understand that the real estate brokers do not warrant or guarantee the above information on the Property. Property inspection services may be purchased and are advisable. This SPD is not intended as a substitute for an inspection of the Property.
ADVISORY TO SELLER:
Seller acknowledges that Broker will disclose to any prospective buyer all adverse material facts actually known by Broker, including but not limited to adverse material facts pertaining to the physical condition of the Property, any material defects in the Property, and any environmental hazards affecting the Property. These types of disclosures may include such matters as structural defects, soil conditions, violations of health, zoning or building laws, and nonconforming uses and zoning variances.
In the event Seller discovers a new adverse material fact after completing this SPD, Seller must disclose any such new adverse material fact to Buyer.
The information contained in this SPD has been furnished by Seller, who certifies it was answered truthfully, based on Seller's CURRENT ACTUAL KNOWLEDGE.
Seller: Stephen P Reimer
Date: 7/4/2023
Date: 7/4/2023
Seller: Julie L Reimer
ADVISORY TO BUYER:
1. Even though Seller has answered the above questions to Seller's current actual knowledge, Buyer should thoroughly inspect the Property and obtain expert assistance to accurately and fully evaluate the Property to confirm the status of the following matters are satisfactory to Buyer:
a. the physical condition of the Property;
b. the presence of mold or other biological hazards;
c. the presence of rodents, insects and vermin including termites;
d. the legal use of the Property, including zoning and legal access to the Property;
e. the availability and source of water, sewer, and utilities;
f. the environmental and geological condition of the Property;
g. the presence of noxious weeds; and
h. any other matters that may affect Buyer's use and ownership of the Property that are important to Buyer as Buyer decides whether to purchase the Property.
2. Seller states that the information is correct to “Seller's current actual knowledge” as of the date of this form. The term “current actual knowledge” is intended to limit Seller's disclosure only to facts actually known by the Seller and does not include “constructive knowledge” or “common knowledge” or what Seller “should have known” about the Property. The Seller has no duty to investigate or inspect the Property or inclusions when this SPD is filled in and signed.
3. Valuable information may be obtained from various local/state/federal agencies, and other experts may assist Buyer by performing more specific SPD19-6-22. SELLER'S PROPERTY DISCLOSURE (RESIDENTIAL) Page 9 of 10
7/4/2023 10:13:16AM
evaluations and inspections of the Property.
4. Boundaries, location and ownership of fences, driveways, hedges, and similar features of the Property may become the subjects of a dispute between a property owner and a neighbor. A survey may be used to determine the likelihood of such problems.
5. Whether any item is included or excluded is determined by the Contract between Buyer and Seller and not this SPD.
6. Seller does not warrant that the Property or inclusions are fit for Buyer's intended purposes or use of the Property. Disclosure of the condition of an item is not to be construed as a warranty of its continued operability or as a representation or warranty that such item is fit for Buyer's intended purposes.
7. Buyer receipts for a copy of this SPD.
Buyer: _______________________________________________________ Date: _______________
Buyer: _______________________________________________________ Date: _______________
SPD19-6-22. SELLER'S PROPERTY DISCLOSURE (RESIDENTIAL)
CTM eContracts - ©2022 MRI Software LLC - All Rights Reserved
SPD19-6-22. SELLER'S PROPERTY DISCLOSURE (RESIDENTIAL) Page 10 of 10
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RE/MAX Alliance
30480 Stagecoach Blvd. Evergreen, CO 80439
Louis H. Moore, Elizabeth C. Moore, Debra K. Moore Broker Moore at RE/MAX Alliance contracts@moorefamily.properties
Ph: 303-591-2075 Fax: 303-395-2233
1 The printed portions of this form, except differentiated additions, have been approved by the Colorado Real Estate Commission (SWA35-8-10) (Mandatory 1-11)
3 THIS FORM HAS IMPORTANT LEGAL CONSEQUENCES AND THE PARTIES SHOULD CONSULT 4 LEGAL AND TAX OR OTHER COUNSEL BEFORE SIGNING.
SOURCE OF WATER ADDENDUM TO CONTRACT TO BUY AND SELL REAL ESTATE
Date: 7/2/2023
10 1. ADDENDUM TO CONTRACT TO BUY AND SELL REAL ESTATE. This Source of Water
11 Addendum (Addendum) is made a part of that Contract to Buy and Sell Real Estate between Seller 12 and Buyer dated (Contract), for the purchase and sale of the Property known as No. 13 1915 Windemere Lane, Erie, CO 80516
15 2. SOURCE OF POTABLE WATER. Seller discloses the following information for the source of 16 potable water for the Property: 17
18 [Select and complete 1, 2 or 3 as applicable.] 19
20 2.1 The Property's source of water is a Well. Well Permit #:
If a well is the source of water for the Property, a copy of the current Well Permit
Is Is Not attached.
2.2 The Water Provider for the Property can be contacted at:
Name:City of Erie
645 Holbrook St. P.O. Box 750 Erie, CO 80516
Site:https://www.erieco.gov/581/Utility-Billing
303-926-2700
2.3 There is neither a Well nor a Water Provider for the Property. The source of water
for the Property is [describe source]:
33 NOTE TO BUYER: SOME WATER PROVIDERS RELY, TO VARYING DEGREES ON
NONRENEWABLE GROUND WATER. YOU MAY WISH TO CONTACT YOUR PROVIDER (OR
INVESTIGATE THE DESCRIBED SOURCE) TO DETERMINE THE LONG-TERM SUFFICIENCY OF
PROVIDER'S WATER SUPPLIES.
Date: 7/3/2023
Seller: Stephen P Reimer
Date: 7/3/2023
SWA35-8-10. SOURCE OF WATERADDENDUM TO CONTRACT TO BUYAND SELL REAL ESTATE
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SWA35-8-10. SOURCE OF WATER ADDENDUM TO CONTRACT TO BUY AND SELL REAL ESTATE. CTM eContracts - ©2022 MRI Software LLC - All Rights Reserved
SWA35-8-10. SOURCE OF WATERADDENDUM TO CONTRACT TO BUYAND SELL REAL ESTATE Page
RE/MAX Alliance
30480 Stagecoach Blvd. Evergreen, CO 80439
Louis H. Moore, Elizabeth C. Moore, Debra K. Moore Broker Moore at RE/MAX Alliance contracts@moorefamily.properties
Ph: 303-591-2075 Fax: 303-395-2233
The printed portions of this form, except differentiated additions, have been approved by the Colorado Real Estate Commission. (SF94-5-18) (Mandatory 1-19)
SQUARE FOOTAGE DISCLOSURE
(Residential)
This disclosure is made to Buyer and Seller pursuant to the requirements of the Colorado Real Estate Commission and applies to improved residential real estate. Check applicable boxes below.
Property Address: 1915 Windemere Lane, Erie, CO 80516
1. Licensee Measurement
Listing Licensee Has Has Not measured the square footage of the residence according to the following standard, methodology or manner:
2. Other Source of Measurement :
Listing Licensee Is Is Not providing information on square footage of the residence from another source(s) as indicated below:
Measurement may not be exact and is for the purpose of marketing ONLY. Measurement is not for loan, valuation or other purposes. If exact square footage is a concern, the property should be independently measured.
Buyer and Seller are advised to verify this information. Any independent measurement or investigation should be completed by Buyer on or before any applicable deadline in the contract.
Broker:
Louis H. Moore, Elizabeth C. Moore, Debra K. Moore
The undersigned acknowledge receipt of this disclosure.
Date: 7/2/2023
Date: 7/3/2023
Seller: Stephen P Reimer
SF94-5-18. SQUARE FOOTAGE DISCLOSURE Page 1 of 2
Seller: Julie L Reimer
Report of Findings
Knott Laboratory Project Number: 20704
Latitude at Vista Ridge
1915 Windemere Lane
Erie, Colorado 80516
Prepared for:
Latitude at Vista Ridge Owners Association
Erie, Colorado
c/o Holly Dennis MSI, LLC
hdennis@msihoa.com
Prepared By:
Grant M. Schulte, P.E.
Project Engineer
Knott Laboratory, LLC
7185 South Tucson Way
Centennial, Colorado 80112
May 31, 2023
Knott Laboratory Project Number: 20704
1915 Windemere Lane
May 31, 2023
Page 3 of 22
VIA EMAIL (hdennis@msihoa.com)
Latitude at Vista Ridge Owners Association
Erie, Colorado
c/o: Holly Dennis MSI, LLC
Re: Report of Findings
Address: 1915 Windemere Lane Erie, Colorado 80516
Latitude at Vista Ridge Owners Association:
At your request, Knott Laboratory, LLC (Knott) inspected the residence at the above referenced property to determine the cause of the reported foundation cracks and drywall cracks and provide preliminary repair recommendations, if required. This report provides the findings and conclusions reached as a result of that investigation.
Background
Knott inspected the structure and noted it to be a wood-framed, single-family residence. Records obtained from the Weld County Property Portal indicate the structure was originally constructed in 2011 and was most recently purchased on September 1, 2011. The front of the structure faced south, toward Windemere Lane. A photograph of this front elevation is presented as Photograph 1. An aerial photograph of the property is provided as Photograph 2
The homeowners indicated they had purchased the property in 2011 and are the original owners of the property. At the time of purchase, they reported noticing a few hairline drywall cracks in multiple areas. The homeowner also communicated that the foundation cracks at the beam pockets had been there since they moved into the home and haven’t changed since. The homeowner indicated they had no knowledge of any foundation or drywall repairs since the property had been constructed in 2011.
Purpose
Knott was retained by the Latitude at Vista Ridge Owners Association to inspect the subject property and determine the cause of the reported foundation cracks and drywall cracks and provide repair recommendations and/or plans as required.
Procedure
Knott inspected the subject structure on April 19, 2023. Knott’s Grant M. Schulte, P.E., conducted the inspection while the homeowner was present. Knott documented and
Knott Laboratory Project Number: 20704
1915 Windemere Lane
May 31, 2023
Page 4 of 22
photographed the available information during the inspection. The photographs depicted in Appendix A are a sample of the photographs taken by Knott, and the remaining may be presented upon request.
Knott did not review the insurance policy terms, limits, conditions, or coverages. The issue of insurance coverage is beyond the scope of this report.
Documents Reviewed
The following documents and materials were reviewed and/or referenced as part of Knott’s investigation, and/or contain information pertinent to the discussion and conclusions presented herein:
1. Weld County Property Portal, URL: https://www.co.weld.co.us/apps1/propertyportal/
2. DL Engineering, Inc., “Basic Site Observation”, for 1915 Windemere Lane dated October 19, 2022.
Findings and Discussion
Knott has divided this section of the report into the following subsections for clarity: Construction Overview, Elevation Survey, Onsite Observations, and Conceptual Repair Recommendations. Photographs referenced in the discussion are provided in Appendix A.
Construction Overview
Knott observed the subject property to consist of a one-story single-family home with a finished basement and a wood structural floor. The basement foundation consisted of concrete stemwalls supporting engineered wood floor joists. The basement foundation stemwalls are assumed to be placed on concrete caissons. It was observed that the basement structural floor consisted of engineered wood floor joists atop intermittent flush steel I-beams. The interior finishes of the residence were observed to consist of gypsum wall board (drywall) walls and ceilings and a combination of hardwood, tile, linoleum, and carpet overlayed on plywood floors. The exterior of the residence was observed to be clad with a combination of horizontal lap siding and stone veneer. No observations were performed on the roof of the structure.
Around the perimeter of the structure, the grading and drainage was observed to be adequate; it was communicated by the homeowner that the subdivision was recently regraded to ensure proper drainage.
Elevation Surveys
As part of Knott’s inspection, a floor elevation survey of the basement level and main level of the structure were performed using a high precision altimeter. A zero-elevation datum
was established, and elevations relative to that datum were measured in inches, with adjustments made for variations in flooring materials.
The elevation survey indicated a maximum elevation differential at the basement level of approximately 0.7 inches, highest at the western end of the structure and lowest at the approximate center of the structure. The main level elevation survey indicated a maximum elevation differential of approximately 0.8 inches, highest at the western end of the structure and lowest at the approximate middle of the structure near the north wall. Overall, the basement elevation was relatively level throughout, with a relatively low spot at the center of the basement. The main level, overall, was also relatively level throughout with a relatively low spot at the center of the structure. The relative elevation surveys at the basement and main level indicate the structure is relatively level and within industry standards for levelness. When comparing the elevation surveys conducted by DL Engineering (DL) on September 26, 2022, to the latest measurements obtained by Knott, similar low and high spots can be seen, and in general the measurements indicate similar overall out of level measurement that are within the plus or minus 0.25-inch equipment accuracy with a few notable exceptions. DL indicated that the main level was “approximately 0.8 inches out of level from the highest point to the lowest point,” which is similar to the measurements gathered by Knott. Based on the overall condition of the floor systems, foundation elements, and the observed heaving soils in the area and below the basement structural floor, Knott finds it unlikely that there has been significant differential foundation movement since DL’s inspection on September 26, 2022. See Appendix B for elevation surveys.
Onsite Observations
Knott inspected the property for indications of foundation movement within the structure. Typically, foundation movement is indicated by differences in elevation across the top of the floor (basement and/or main level), horizontal and/or vertical displacement of building components, or cracks in the concrete foundation and/or finish materials. The owner directed Knott to several hairline drywall cracks along the centerline beam and at the east wall of the basement (Photographs 3 through 9). The owner also noted hairline drywall cracks at the main level centerline beam (Photograph 10). Knott also observed the soil and vapor barrier located beneath the structural floor of the basement had approximately 15 inches of clearance to the soil below from the engineered wood floor joists and the flush steel I-beams. This condition was observed at the sump pit access in the mechanical room (Photographs 11 and 12).
Knott also inspected the exterior of the structure for indications of foundation movement and observed several hairline cracks at the top of the foundation wall in various locations, as well as within the mortar around the stone veneer. The hairline cracks observed in the foundation wall of the structure are typical and expected to occur throughout the service life of the structure. Cracks of this nature are not necessarily signs of significant differential
vertical or lateral movement. The foundation cracks are not likely due to significant differential or lateral movement due to the small size of the cracks observed, as well as their sporadic locations and a lack of out-of-plane displacement across the cracks. Also, the cracks observed within the mortar of the stone veneer could be due to differential movement, but because of the small size observed and the various locations throughout the structure, are most likely the result of the freeze thaw cycle of the stone veneer (Photographs 13 and 14). If they were resultant from differential foundation movement, it was minor, normal, and anticipated movement associated with the initial settlement of the structure. However, the cracks observed in the foundation walls at the beam pocket locations at the west and east foundation walls indicate slight to significant differential movement, respectively, localized in these areas (Photographs 15 through 17). The indicators of significant lateral movement observed at the beam pocket at the east foundation wall warrant structural repairs at this time, however the indicators of lateral movement at the beam pocked at the east garage foundation wall are less than the east, along with the homeowners statement that they haven’t shown change since they purchased the home 2011, indicated either poor craftsmanship or that the lateral movement in this area has slowed or stopped at this time. The homeowner also indicated that the beam pocket cracks have been visible since the time they purchased the home which very likely is the result of placing the foundation backfill too early before the foundation had developed its full strength or was supported by the floor framing. Through experience Knott has observed that common indicators of significant differential vertical or lateral foundation movement are: when the size of cracks increases, the total number of cracks increases, the foundation walls are bowed and/or leaning 2 inches or more out of plumb from vertical or more than 1 degree from 90 degrees, and/or the amount of framing/siding overhanging the foundation increases, then there is significant differential vertical or lateral movement.
Knott reviewed the “Basic Site Observation” report from DL, last dated October 19, 2022. The figures presented in DL’s report showed drywall cracks in the same locations and in similar conditions as was observed during Knott’s inspection. Also, the cracks observed in the foundation walls and the mortar around the stone veneer were in the same locations and in similar conditions as was presented in DL’s report. Therefore, based on the photographs presented in DL’s report and from information obtained from the homeowners, there has been little change in the condition of the foundation walls and stone veneer since the time of DL’s inspection. It was also noted in DL’s report, and verified during Knott’s inspection, that the “Garage access door is out of plumb,” and that there was “Soil and mineral deposits on the vapor barrier in the structural floor”. While these issues are indicative of poor craftsmanship and improper construction techniques, respectively, they are not indications of differential vertical or lateral foundation movement The observed soil and mineral deposits could have resulted from soil placement during construction and/or a water leak from above but due to the lack of moisture present at the time of inspection it is likely not the result of a failure of the vapor barrier system
(Photograph 18). Lastly, DL’s report stated that there was “Corrosion on the mono post in the structural subfloor.” however, Knott’s inspection revealed little indication of corrosion (Photograph 19).
Overall, the majority of the cracks within the foundation walls and stone veneer were hairline and have shown little signs of change indicating that they are not the result of significant differential vertical or lateral foundation movement. Also, the drywall cracks observed were hairline and localized at the ends of the centralized beam indicating that they are not the result of significant differential vertical or lateral foundation movement. However, the foundation cracks located at the beam pocket at the east garage foundation wall of the structure indicate slight differential lateral movement and the foundation cracks located at beam pocket at the east exterior foundation wall of the structure indicate significant differential lateral movement. Based on Knott’s analysis, Knott determined the exterior cracking of the foundation walls and stone veneer are not due to differential movement with the exception of the observed, and reportedly unchanged since 2011, cracks at the beam pockets at the east garage and east exterior foundation walls. These cracks have reportedly existed since the original purchase of the property. The interior hairline drywall cracks have been reported by the owner to have shown little change since the home was purchased and are mostly located at the ends of the large spans of the centralized beam indicating that they are likely due to beam deflection and not significant differential foundation movement. The differential movement is driven by inherent soil properties, construction techniques, and site grading/drainage and not a singular, recent event.
Conceptual Repair Recommendations
The recommendations included in this section are provided as repairs to return the damaged structural components to their pre-damaged condition. As such, these repair recommendations are intended for guidance and estimating purposes only and may not be sufficient for permitting or construction. Furthermore, these recommendations are based on the damaged components that were visible at the time of the inspection and additional removal of the interior and/or exterior components may reveal further damage to the structural components. Any additional issues with regard to the structure discovered during repair of the building should be brought to the attention of the project’s engineer-of-record prior to the completion of repairs. Below are the repairs and suggested maintenance recommended by Knott at this time:
• Excavate at the counterfort and possibly install micropiles or helical piers at the eastern counterfort located below the beam pocket. Knott can prepare micropile or helical pier repair plans after receipt of a geotechnical soils report with recommendations for the type of repair. A geotechnical report evaluating the capacity and suitability of the soil will be required for Knott to advise the community on a foundation repair at this location. Knott can also provide contact information
for geotechnical engineering firms, as requested, that can perform the work required above.
• Repair/seal the existing beam pocket cracks at both the eastern and western elevations with non-shrink grout or epoxy to prevent continued freeze-thaw related damage.
• Monitor the soil beneath the basement structural floor steel I-beams to ensure adequate clearance is maintained and provide access, to this engineer, at the central I-beam to obtain a more comprehensive understanding of the condition of the soil in this area. If/when the gap between the soil and structural floor steel Ibeam is reduced to less than 2 inches it is recommended that the soil be excavated a minimum of 2 feet wide and 12 inches below the bottom of the steel I-beams (or based on geotechnical report recommendations if obtained).
• If/when soil excavation is required in the basement structural floor, repair and/or replace the soil vapor barrier as needed beneath the basement structural floor with a minimum 20 mm vapor barrier, installed perthe requirements of the building code and/or manufacturer. Any new vapor barrier should be terminated and sealed per the building code.
• Inspect the mono posts located within the structural subfloor for signs of corrosion and repaint/reseal or remove and replace as necessary.
• Repair the existing drywall cracks and monitor the home for further signs of vertical movement. These signs include new cracks or cracks re-developing in previous locations, doors or windows that don’t function properly, and/or floors that become more out of level.
• Ensure the existing sump pumps are functioning properly and repair and/or replace as necessary.
• Monitor the existing foundation walls for signs of vertical or horizontal differential movement. These signs include new or worsening cracks, increased framing/siding overhanging the top of the foundation and bowing and/or leaning foundation walls that are more than 2 inches out of vertical plumb or more than 1 degree from 90 degrees.
• Monitor the existing stone veneer for signs of vertical differential movement. These signs include new or worsening cracks and/or displaced stones.
• Ensure and maintain proper grading and drainage around the perimeter of the structure and throughout the property.
Conclusions
Based upon Knott Laboratory’s inspection, the available information, and these engineers’ education, training, and experience, the following conclusions have been reached within a reasonable degree of engineering certainty:
• The exterior cracking of the foundation walls and stone veneer are not due to differential movement with the exception of the observed, and reportedly unchanged since 2011, cracks at the beam pockets at the east garage and east exterior foundation walls.
• The interior hairline drywall cracks have been reported by the owner to have shown little change since the home was purchased and are mostly located at the ends of the large spans of the centralized beam indicating that they are likely due to beam deflection and not significant differential foundation movement.
• The differential movement is driven by inherent soil properties, construction techniques, and site grading/drainage and not a singular, recent event.
• Conceptual repair recommendations are included in the above section.
Closure
The opinions and findings expressed in this report are based upon the information available to these writers as of the date of this report and are the result of limited nondestructive visual inspections of the exposed building components. As such, Knott Laboratory reserves the right to modify the conclusions contained herein upon receipt or discovery of additional information. Due to the limited access and the non-destructive nature of the investigation, Knott Laboratory cannot be held responsible for any hidden defects that may negatively impact the performance of the structure. This report is intended to provide an overview of the existing conditions and should not be used as an indicator of future performance; no expressed or implied warranties or guarantees of any kind are given.
Respectfully submitted,
KNOTT LABORATORY, LLC _________________________
Grant M. Schulte, P.E. Project Engineer
5/31/2023
Timothy D. Maloney, M.S., P.E. Project Engineer Peer Reviewer
Appendix A: Photographs
Appendix B: Elevation Surveys
Appendix A: Photographs
Photographs taken during Knott Laboratory’s inspection, which have not been included in this report, have been retained on file and will be made available to you upon your request. Note the brightness and/or contrast of some photographs may have been enhanced for purposes of clarity. Some photographs may be cropped from their original sizes in order to emphasize a specific item or feature. No significant changes to any photographs were made that would alter factual representations.
Knott Laboratory Project Number: 20704
1915 Windemere Lane
May 31, 2023
Page 12 of 22
Photograph 1 – Photograph of the south (front) elevation of the subject structure. Photograph 2 – Aerial photograph of the subject property (Google Earth).Knott Laboratory Project Number: 20704
1915 Windemere Lane
May 31, 2023
Page 13 of 22
Photograph 3 – Photograph of basement drywall crack near centerline beam. Photograph 4 – Photograph of drywall crack at basement center beam at midspan post.Knott Laboratory Project Number: 20704
1915 Windemere Lane May 31, 2023 Page 14 of 22
Photograph 5 – Photograph of drywall crack at basement center beam at west end.
Photograph 6 – Photograph of drywall crack at basement center beam at east end of bedroom.
Knott Laboratory Project Number: 20704
1915 Windemere Lane
May 31, 2023
Page 15 of 22
Photograph 7 – Photograph of drywall crack at bedroom entry way near center beam. Photograph 8 – Photograph of drywall crack at center beam at west end of bedroom.Knott Laboratory Project Number: 20704 1915 Windemere Lane May 31, 2023 Page 16 of 22
Photograph 9 – Exemplar Photograph of drywall crack in east basement wall.
Photograph 10 – Photograph of drywall crack at east end of main level center beam.
Knott Laboratory Project Number: 20704 1915 Windemere Lane May 31, 2023 Page 19 of 22
Photograph 15 – Photograph of foundation cracks at east garage wall beam pocket.
Photograph 16 – Photograph of foundation cracks at east beam pocket.
Knott Laboratory Project Number: 20704 1915 Windemere Lane May 31, 2023 Page 20 of 22
Photograph 17 – Photograph of foundation cracks at east beam pocket.
Photograph 18 – Exemplar photograph of soil and mineral deposits on vapor barrier.
Appendix B: Elevation Surveys
