In 2015, one of our property management clients purchased an apartment complex in Northern California that consisted of five, two-story buildings. One of the buildings in the complex (constructed in the early 1960’s) has had a long history of foundation problems, consisting of fill settlement and slope movement. This building movement had caused leaks in the below ground plumbing (water pipes and sewer pipes), which caused additional settlement and movement of the building.
Attempts to stabilize the building, and to lift it to approximately level, were made in the early 1980’s and in the mid-1990’s, approximately 15 years later. We were contacted about 20 years after the latest repairs because the building was again becoming seriously tilted and potentially unsafe (and certainly inconvenient) for occupancy. Continue reading
When purchasing a home, especially a resale home, be sure to walk around the outside of the entire property or you might be surprised at what you find after your purchase. The phrase, “buyer beware,” still applies when it comes to purchasing real estate.
This situation occurs more often than you would think when it comes to older or historic properties dating back 40 years or more when building codes and construction industry standards were less stringent than today.
Existing Narrow Driveway and Wall
What do you do when the retaining wall along the driveway entrance to your coastal home’s garage is too narrow for your cars? After experiencing constant, annoying collision sensor beeping on your newer vehicle or a scrape on your classic car, you begin to think that something has to be done.
In Southern California’s scenic beach areas, the land is very expensive and this often leads to compromises in home design that sometimes later prove to be impractical. A popular solution is to go skinny and vertical—building two- or three-story homes on narrow lots with the garage at street level. The stunning upper story or roof-top ocean views are a welcome incentive to climb the stairs. Continue reading
Patched pool shell & cracks.
We were recently hired to evaluate a beautiful pool and patio that were built near a hillside in the popular community of Diamond Bar, California. Unfortunately, the pool has experienced soil movement, causing cracking and tilting of the pool and patio that led the concerned homeowner to call us before the damage became any worse.
This unfortunate situation is an all too common occurrence in hillside residential developments across Southern California, where the earth is prone to continuous movement, earthquakes and periodic heavy seasonal rainfall. One or all of these factors can contribute to the destabilization of slopes where homeowners often buy properties with spectacular vistas of natural scenery, sunsets, wildlife and more. The problems then begin after the outdoor amenities such as patios, pools and spas are built, the contractor has been paid, the first family celebration and then months or years later the problems show up. Continue reading
Photo Source: Randy Jibson, USGS
What do you do when you own a vacant lot with a beautiful view of the Pacific Ocean in Southern California? You build a vacation home, of course, but there’s always a complication or two with coastal properties and sometimes it pays to call in an expert at the start of the process.
Wondering what caused the Big Sur landslide of 2017? Landslides can be one of nature’s most catastrophic forces. On May 20, 2017 California suffered its biggest landslide since the 1980s. A portion of Highway 1, not far from Big Sur, was buried under 30 to 40 feet of soil and debris. Anything in its path was most likely swept away into the ocean below — altering the iconic coastline for years to come. Luckily nobody was killed, since the portion of the highway affected had been closed off due to smaller, earlier landslides that have been occurring since January 2017. Continue reading
In the last several weeks Southern California has received much needed rain, helping to alleviate the state’s drought conditions. It’s critically important to our ecosystem that we get enough rainfall each year. However, it can be devastating to property owners and to public areas, especially if a property is not properly prepared to handle large amounts of it. Areas of concern can range from water intrusion into buildings to unstable slopes becoming mud slides. Continue reading
(Courtesy of the California Department of Water Resources).
Last week California’s Oroville Dam, the tallest dam in the United States, almost failed due to a surplus of water filling Lake Oroville. As the lake filled higher and higher, water was being released, via spillways, into the Feather River. The volume of water caused erosion of the dam’s main spillway, causing it to crater and break apart. As a result, the dam’s emergency spillway began to erode. That spillway had never been used and was unlined. The lack of concrete lining may have led to its erosion as well.
Nearly 200,000 people were evacuated from the area, many of them fleeing to higher ground cities like Sutter. As the water began to recede, residents began to travel back home.
But what went wrong? What caused the damage in the first place? Continue reading
Standing water can ruin a property and pose serious issues to a community’s health. It can be a breeding ground for bacteria and mosquitos, and can lead to structural issues for buildings on the property. There can also be issues for adjoining properties, which can in turn will draw the ire of neighbors and possibly result in increased litigation risks. If you’ve ever had a property that has issues with surface water drainage, then you know full well the damage and headache it can cause.
Living near the ocean is a dream for many, but the reality can be anything but. Property damage or loss caused by coastal bluff erosion can destroy the reward of a lifetime of hard work. First, what is a coastal bluff and what can happen to a property when erosion occurs? Coastal bluffs consist of the entire slope that lies between a marine terrace and the sea. They are formed when there’s a rapid uplift of the shore relative to sea level. Erosion is a natural process that occurs to bluffs over time and through various mechanisms, leading to instability.
Coastal bluffs are subject to erosion via several mechanisms, including creep, sheetwash, rilling and gullying and sudden collapses. Creep refers to the slow, downslope movement of a mass of sediment. A large factor in the promotion of creep is groundwater seepage, and engineering solutions include irrigation restriction and the installation of horizontal drains, or hydroaugers, and pumping wells. Continue reading