Managing a coastal property is a major responsibility that requires a proactive approach. While many property managers and Homeowner Associations (HOA) have the best of intentions for maintaining their buildings, early warning signs of structural issues can go unnoticed.
Coastal properties come with their own unique set of challenges. Along the Florida coastline, the complications that structures endure are compounded by saltwater spray, sandy soil, high winds, and extreme conditions caused by hurricanes. And while some interior cracks, splits and movements within a structure are common, to an untrained eye they can easily be overlooked.
So, how can a resident or property manager determine if their building needs repair?
To begin with, there are a few tell-tale signs that signal it’s time to get a “check up”. Some visual clues include but are not limited to:
Excessive cracking in walls and floors
Cracks in concrete
Wood deterioration
Excessive floor settlement
A few common areas and conditions to keep in mind when looking for warning signs include:
Water Leaks
In addition to leaks in obvious places like the roof or windows, a structure can also have foundation leaks which may be caused by plumbing systems near and below the structure. Some signs of such leaks include visible mildew and/or odor in the lower floors of the building, damp carpets and flooring on the lower level, warping of hardwood floors, and water pooling. While some of these issues may be solved with a quick fix, they may also be significant warning signs of severe damage that is happening within the foundation of the building.
Balconies and Guardrails
Prone to hazardous dry rot, decay and even fungus, balconies require regular maintenance. What may appear to be a small crack can lead to major issues as cracks allow water to penetrate the concrete and cause severe damage over time. Additionally, if a balcony is unevenly sloped, there may be issues with water drainage. Along the perimeter of the balcony, guardrails are exposed to coastal weather, high winds, and the elements, making them susceptible to detachment at fixture points, and saltwater exposure offers optimal conditions for corrosion.
Cracks and Spalling
What is spalling? To put it simply, spalling is the deterioration of a concrete surface over time; it starts with crack lines forming and eventually leading to concrete falling out as the problem advances. It is caused by moisture penetrating the layer of concrete covering the reinforcing steel in the beam, column, or foundation. Eventually, the steel begins to corrode inside the beam, and cracks appear at the surface over the reinforcing steel; the open crack allows more moisture to accelerate the corrosion. If left without repair, the building is susceptible to structural failure.
A structure can and should be maintained, restored, and improved over time. It is vital that a trained professional identifies the problems early in the process so that the appropriate solutions can be applied. If complex damage goes unnoticed or ignored, it is likely to increase the future cost of repair, as well as put residents’ safety at risk.
Proper maintenance and inspections can help detect and fix small problems before they become major ones. For more information on how to maintain and ensure the value of your coastal property, contact Keystone Engineering & Consulting.