STRUCTURAL ASSESSMENT AND REPAIR METHODOLOGY

RECOMMENDATIONS

2 Watson Street, Te Aro, Wellington

Reference: 13256-006
12 April 2017

Whangarei Auckland Wellington Christchurch

2 Norfolk St Unit 5, 36 Sale St 1 Queens Wharf Unit 4, 155 Blenheim Rd
09 438 9529 09 373 5357 04 472 7282 03 365 5960
 Cook Costello

Document Control Record

Client: Tomas Huppert Trust

Project description: Structural Assessment

Document name: 13256-006 2 Watson Street Structural Assessment Report

Client address: 2 Watson Street

Date of inspection: Tuesday, 21 March 2017

Date of issue: Wednesday, 12 April 2017

Status: For issue

Originator: Howell Tungol Graduate Engineer

Reviewed: Nick Anson Intermediate Engineer

BE(hons), GIPENZ

Approved for issue: Geoff Lanyon - Chartered Professional Engineer

BE(Civil), CPEng, IntPE

Office of origin: Wellington

Telephone: 04 472 7282

 Table of Contents
1. INTRODUCTION ............................................................................................................................. 3
2. INITIAL ASSESSMENT .................................................................................................................. 3
3. EXTEND OF DAMAGE OBSERVED .............................................................................................. 4
4. DISCUSSION AND RECOMMENDATIONS ................................................................................... 5
6. LIMITATIONS...................................................................... ERROR! BOOKMARK NOT DEFINED.

List of Figures
Figure 1: Damaged beam on the garage ceiling supporting the first-floor deck ........................................ 4
Figure 2: Horizontal cracks on walls.......................................................................................................... 4
Figure 3: Wet garage floor due to the water leaking through the garage walls ......................................... 5
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1. INTRODUCTION

IAG have requested Cook Costello to provide a preliminary report for 2 Watson Street, following an initial
inspection of structural defects related to the Hurunui/ Kaikoura Earthquake on 14 th November 2016. The
property was inspected on Tuesday, 21 March 2017 to assess any engineering issues which may affect the
insurance claim. During the inspection a floor level survey was undertaken along with measurement of wall
verticality.

The legal description of the property is Lot 10 DP 1314 and the total size of the property is 278m 2 (QV.co.nz).
The dwelling was white stickered during the rapid assessment process, meaning that the building is safe to
occupy.

The main dwelling was constructed circa 1906 (QV.co.nz) and comprises and two storey, timber-framed
residential structure supported on a Type A (timber floor supported on piles) foundation. There is a basement
garage beneath the northeast corner of the dwelling and is constructed with concrete walls and ceiling.

2. INITIAL ASSESSMENT

The following observations were noted during the site inspection conducted on 21 March 2017. No inspection of
the roof or the sub-floor space was conducted.

Site Observations:

During the time of the visit, the structure was being repainted with the entire second floor being
refurbished.

The northern concrete wall of the garage has experienced significant cracking. This wall also extends
along the northern side of the concrete entrance steps. There is a horizontal crack approximately 1m
long with a maximum width of 2mm. Several cracks are noted to have existed prior to the Kaikoura
Earthquake. The section of the wall adjacent the concrete steps has rotated away from the dwelling
towards the north.

There is extensive damage to the basement garage. There is significant cracking through the ceiling and
walls. The central concrete roof beam has displaced from the ceiling and has experienced significant
levels of cracking. This beam is currently support by temporary props.

Water is flowing through the concrete walls and into the garage with water flowing down the sloping
driveway. Anecdotal evidence from the home owner indicates that this level of water flowing through the
garage did not exist prior to the 14 November 2016 earthquake. However, there is a history of water
flowing in a trickle into the garage due to a spring on the roadside end of the property. It is noted that the
weather was fine at the time of the site visit and no significant weather events had impacted the area in
the days prior to the site inspection.

There is historic water seepage which was addressed previously by constructing a downspout drainage.

Some parts of the garage concrete ceiling had already spalled off; however it is reported to be not
related to the Kaikoura Earthquake.
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Doors within the dwelling were generally found to be plumb. However, some walls were found to be
bowed and some were measured to be out of plumb by 5-10mm/1.2m. Measured rotations were not
consistent throughout and walls were measured to be leaning towards each other in some locations.

There is a loose floorboard in the front room by the door to the dining area.

3. EXTENT OF DAMAGE OBSERVED

Shear crack which Top of the beam has

extends from the end of separated from the slab ceiling
the beam towards the
bottom of the ceiling

Temporary shoring to provide

support for the cracked beam

Figure 1: Damaged beam on the garage ceiling supporting the first-floor deck

Figure 2: Horizontal cracks on walls

(Left) Horizontal crack on top of the garage window opening. The crack is about a meter long with up to 2mm width
opening. (Right) Wall cracks and concrete spalling on the slab ceiling near the garage window opening. Picture taken
inside the garage.
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Figure 3: Wet garage floor due to the water leaking through the walls

4. DISCUSSION AND RECOMMENDATIONS

The garage concrete ceiling beam suffered a typical shear failure crack. As noted above, the ceiling has suffered
significant concrete cracking and spalling as well. It is therefore recommended that the entire ceiling including the
failed beam be reconstructed. Cracked perimeter wall is also recommended to be replaced given the significant
incurred damage.

The history of water leaking into the garage suggests that this is a pre-existing condition but most likely
exacerbated by the earthquake. If the wall is to be replaced it is important that suitable drainage behind the wall
is installed and that the soil side of the wall is to be provided with waterproofing to prevent water from entering
the wall.

Note however that although water used to trickle into the garage, this may be a concern that should be raised
with EQC as drainage paths may have changed. A coordination with EQC is recommended to identify the
effective drainage to be installed considering the potential movement of drainage paths.

The result of the Zip-Level survey showed a maximum floor level variation of 108mm. Although this variation is
relatively significant, the majority of this variation is expected to have existed prior to the 14 November
earthquake event. This is considering the majority of walls within the structure are plumb and the relative lack of
significant damage to wall and ceiling linings that is normally associated with this level of settlement.

Considering the existing plumbness of walls, particularly around the southeast corner of the dwelling where floor
slopes are most extreme, no floor re-level is recommended. Re-levelling off the floor within the structure will
cause walls to rotate and a significant amount of damage to linings and potentially on the timber frame and
foundation.
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5. FLOOR LEVEL SURVEY

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6. LIMITATIONS
This report has been prepared for the benefit of IAG as our client with respect to the structural assessment and
repair methodology for the property located at 2 Watson Street. This report has been compiled based on visual
inspections, a floor level survey and a review of existing reports. The reliance by other parties on the information
or our opinions contained in the report shall, without our prior review and agreement in writing, be at such parties
sole risk.

Cook Costello have performed the services for this project in accordance with the standard agreement for
consulting services and current professional standards for assessments. No guarantees are either expressed or
implied.

Where structural repairs or replacement of building components are necessary, further investigation is required to
confirm that the remedial works comply with current New Zealand standards and legislation. No analysis has
been carried out to determine if the existing structure meets the current Building Code requirements.

If there are any queries regarding the content of this report, please do not hesitate to contact the undersigned.