Overview
Timmons Group’s structural engineers performed a structural assessment of the balconies of a residential affordable housing complex at the request of the Better Housing Coalition. Based on the findings of an initial on-site assessment, the structural team identified specific issues along the balcony framework that required shoring and/or replacement. Timmons Group provided plans for temporary shoring as an immediate stabilization effort, along with additional long-term rehabilitation recommendations.
Observations included:
- Perimeter framing members appear crushed, compromising the stability and support of the other decks.
- Ground floor decking had prior remedial work, based on the sistering of some of the joists.
- Deck posts appear kicked out, suggesting a potential for further structural instability.
Recommendations for Immediate Action included:
- Keep residents off the decks
- Brace existing temporary shoring post with diagonal timbers
- Extend the existing temporary shoring posts to the underside of the roof
- Secure the tops and bottoms of the two deck posts that were kicked out
- Remove the ceiling cover to expose the existing framing
Recommendations for Remedial Work included:
- Utilize pressure treated framing materials
- Fasteners at pressure treated framing should be rated for contact with the pressure treatment chemicals
- Deck boards are recommended to be pressure treated and screw fastened to framing
- Gaps between deck boards are recommended to allow drainage and drying for the deck boards
- The tops of deck joists are recommended to be covered with a material to limit water intrusion to prolong their expected life
- Trim materials are recommended to be limited in use to mitigate moisture trapping at the deck framing
The structural team conducted a close-out inspection once construction was complete to confirm that restrictions could be lifted. As a result of the quality and timeliness of the work provided in 2020, the building owner requested similar structural services from Timmons Group in March 2023 and February 2024 for other components of the building.
