December 27, 2005
Mr. Don Dobson
Property Manager
TAMARIND BAY CLUB
412 Poinciana Drive
Hallandale, Florida 33009
REF: INSPECTION DECEMBER 22, 2005
Mr. Dobson
As per our previous conversations on December 22, 2005 I conducted a limited visual
inspection on the condominium named “TAMARIND BAY CLUB”, located on 104500
Overseas Highway, Key Largo, Florida, attached please find the record of the findings:
1. Seawall: Based on a visual inspection, it was found to be in good shape;
however, as suggested by the owner’s representative, there is an intention to
raise the elevation with the idea of providing additional protection to the property.
This idea is feasible, but it is recommended that the homeowners association
retains the services of a consulting engineer to coordinate the designs with the
local governing authorities such as the US Army Corps of Engineers, the State of
Florida, Monroe County and the city of Key Largo.
Based on previous experience, it is recommended not to proceed without valid
building permits, with the filling up the seawall with seal concrete; homeowners
are hereby reminded that the sea wall area is within the State and DERM
protected Mangrove zone.
2. Gazebo: The wooden structure seems to be in fair condition, the only remedial
work recommended is to replace some of the rusted tie down connectors. I
suggest using the galvanized type connectors. They should be checked and re-
designed for compliance with the Florida Building Code.
The suggestion to raise the floor “a couple of feet” is also a feasible solution, but
it will require a special design to splice the existing wood piles and tie downs.
The metal roof panels must be replaced and installed as per current codes and
ordinances. We discussed the option “just remove the metal panels” and leave
the gazebo working like a trellis. It is a feasible option that does not require any
special engineering designs.
3. Metal roof panel system: I was notified that it was installed about 13 years ago.
Besides the small concentrated damage found on the west side of the east
building, the overall condition is within normal and usual weathering conditions.
The standing seam metal roofs usually come with a 20 year water tightness
certificate, so I do recommend to search for the papers and call for a “warranty”
visit from the manufacturer. They would be very interested in taking a closer look
to the roof and verify that it is working within their expectations…
I do recommend replace/reinforce the existing caulking placed on the flashings,
seams and splices. This is a very cheap alternative for the maintenance.
It called my attention that the failure of the flashing on the west end wall of the
east building was mostly due to lack of good attachment of the flashing and/or
failure of the wooden-wire-mesh-stucco gable end structure as evidenced by the
cracks found on the stucco. I would recommend the home owners association to
start working on considering hiring a licensed structural engineer to produce the
designs to replace the wooden gable ends with reinforced masonry units.
As I mentioned at the time of the inspection, I do possess some degree of
experience in installing metal roofs, with over 500,000 s.f. installed over the
years.
Should you require a closer and more throughout full report, I can recommend
Mrs. Susy Soto, who possesses much more than the required expertise and
reputation through Monroe, Miami-Dade, Broward and Palm Beach Counties in
roofing inspections, evaluations and water intrusions. She can be reached at
ACES ENGINEERING (305-331-5150). I briefly discussed this project with her
and she notified she could look at the roofs on or around the 15th of January.
4. Exterior doors: Based on the information supplied by Mr. Dobson, the
homeowners association wants to find out if the door screens need to be
replaced, searching for additional storm protection. The real fact is that those
screens do not give any protection against wind damage.
It appears that the doors are of the “solid core” type of doors, these doors provide
some degree of protection against wind and debris damage.
Another issue was raised regarding the “change on the swing of the doors”,
instead of swinging inside changing them to swing outside. The change on the
swinging of the doors from inside to outside does not provide any additional
protection against positive/negative wind pressures.
Existing doors shall be checked for code compliance and wind rating.
It is recommended that a thoughtful analysis be made to compare the predicted
wind pressures for zones 4 and 5 (middle and corner areas of the building), and
then correlate them against the quality of the existing frames/deadbolts
connections on the doors. That would be the determining factor on the decision
of adding deadbolts, astragals, additional anchors, and/or the replacing of the
doors.
It was also mentioned the possibility of adding additional hurricane shutters at the
main entrance doors. Code compliance approved hurricane shutters are always
an excellent means against wind and flying debris.
The decision that the homeowners association shall make is an economic
decision. Are they economically feasible? Are the homeowners willing to spend
some money on something that definitely will improve the wind protection?
Before making the decision of buying the storm shutters, the question should be
this one: Are the existing doors capable of resisting the wind pressures predicted
as per a rational analysis?
I think that before making the decision of adding the accordion shutters, the
homeowners association must retain the services of a licensed Structural
Engineer to evaluate the frame/door connections against the wind pressures and
ask him for a recommendation on the following alternates:
a. Do nothing (existing conditions meet predicted wind pressures and doors
are rated against flying debris and misile impact).
b. Reinforce existing frames and doors with additional anchors/ deadbolts
and astragals.
c. Replace doors.
d. Add accordion shutters.
Should you need any further information, or if additional clarifications on these issues
are needed, please do not hesitate to contact the undersigned.
Sincerely,
Mauricio Salazar, P.E.
Florida Reg. #55757