1684-1688 Grove St Rehab Project, April 2016

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GENERAL SCOPE OF WORK
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The contractor shall provide all material, labor, equipment and supervision required to accomplish
the work as describe below.
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The Contract Documents, including the Specifications and the Sketches, are scope documents
which do not necessarily indicate or describe all of the work required for the complete and full
performance of this work. Contractor must provide all design and engineering work necessary to
produce a final working and completely operational system, taking into consideration the design
intent, economy, fabrication and installation schedules with regards to this Contractors work
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The Contractor will be fully responsible for all engineering, ADA compliance, requires
coordination, and layout of the Work.
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The Contractor must inspect the property. Submission of a bid is evidence that the bidder has
thoroughly examined the site, plans and drawings and is familiar with the local codes and
regulation.
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Contractor shall field verify all dimensions during the mandatory site inspection. All dimensions
if listed are for the contractor's convenience and may not be exact
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This project is being funded by San Francisco’s Mayor's Office of Housing and Community
Development (MOH) and shall adhere to the MOH’s requirements
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The contractor is responsible for applying, paying for and receiving a building permits prior to
starting any work
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The interior work described below specific excluded Unit 1684 Grove unless specifically noted.
Units 1686 Grove, 1688 Grove and basement are specifically included
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Contractor shall identify all options and cost savings available to the Owner consistent with
providing the adequate systems that meet local codes and regulations. Modifications made to
conform to code and good practice shall be included at no additional cost.
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Contractor shall submit a construction schedule for this Work immediately upon award of the
Contract, and this schedule shall be further established and coordinated in detail with the owner.
Contractor will update schedule on a monthly basis to indicate job progress. Contractor
understands and agrees that time is of the essence, and in the event overtime or other costs are
required to keep up-to-date of the construction schedule, it will be performed at no additional cost
to the Owner
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Contractor shall be responsible for taking all safeguards necessary for fire protection and fire
prevention.
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Calculations for this Subcontract work, if required, are to be sealed by a properly licensed and
fully qualified professional engineer in the State of California
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Contractor is responsible for the removal of debris. Failure to comply with cleaning requirements
will result in this Contractor being charged for all costs associated with clean-up of its debris.
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SPECIFIC SCOPE OF WORK,
1. WINDOWS SCOPE OF WORK: The contractor shall provide all material, labor, equipment and
supervision required to accomplish the following
• The contractor shall furnish and install approx. 18 single-hung vinyl window of different
dimensions on Units 1684, 1686 and 1688 Grove Street
• Repair section of frame, sill and jamb that may be affected by dryrot at some windows as
required
• Removal and disposal of existing windows
• Supply and install new vinyl windows, including hardware, glazing, interior and exterior
caulking as required, support and related materials according with local codes and regulation.
• After installation, windows shall be inspected, put into working order and left clean, free of
labels, dirt, etc.
• Submittals: contractor shall submit proposed window, manufacturer, detail, manufacturer
installation system, and all ancillary material
• Contractor to recommended windows that are beyond repair and/or will not be able to warrant
against water intrusion and need to be replaced.
2. WOOD FENCE The contractor shall provide all material, labor, equipment and supervision
required to accomplish the following:
• Supply and install a 40’ approx. of Redwood 6’ wood fence including but not limited to
o 4”x4” 9’ post embedded in concrete at 8’ o.c.
o 1”x6” fence boards
o 3- 2”x4” backer rails
o fasten with galvanized roofing nails
• Include all ancillary material required for a complete and functional system
3. EXTERIOR SIDING REPAIR AND PAINT The contractor shall provide all material, labor,
equipment and supervision required to accomplish the following:
The work for exterior painting system shall include all components required for the system to be
complete and functional. The specifications accompanying this document are preliminary and are not
to be presumed as complete and final, however for purposes of your proposal, shall be construed to
be complete in nature of scope of the work to allow for a complete painting system. Subcontractor to
comply with all state and local regulation related to disturbance of lead base paint
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Replace the siding boards that present dryrot, including but not limited above the service
alley light well and directly above the back door
Paint the entire surface with a premium-quality, 100% acrylic paint such as Kelly Moore
AcryShiels or equal
Surface Preparation: Include all surface preparation as required by the manufacturer
specifications, or industry product literature, including the remove any loose or peeling paint
by scraping the peeled area.
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Surface Compatibility: Contractor shall insure compatibility of materials with the surfaces for
which they are applied.
Protection: Include protection of all in place finishes, including glass and aluminum. In the
event of overspray or paint droppings on surfaces not scheduled for paint contractor shall
remove paint at no cost to the Owner.
Touch Up: Include one touch up operation of project for normal construction damage.
Equipment: Include all unloading, hoisting, forklift requirements, ladders and other items
necessary for a complete work scope.
Existing cracks must be routed and sealed with a compatible sealant before application of the
coating, including plaster surrounding vents, windows and other openings.
Include painting of all exterior doors and panels
Scaffolding as required
Painting and caulking all exposed flashings, including the seal at all nails and screws to
prevent water intrusion.
Painting Downspouts and gutters.
Remove dust of the exterior wall before prime applications
Exposed framing members
Roof hatches
Reveals
Guardrails and handrails
4. ROOF PATCHING: The contractor shall provide all material, labor, equipment and supervision
required to accomplish the following
• Review and replace sheet metal flashing that is beyond service life, review a seal roof
penetration that are worn and in general provide a price “ not to exceed” to do an complete
roof maintenance.
5. EXTERIOR DOORS AND ENTRANCE: The contractor shall provide all material, labor,
• Repair the door thresholds and immediate area of the threshold that present dryrot,
• Repair wood affected by dryrot found at the lower flat porch floor.
• Furnish and install one 36”X80” flush primed steel prehung Door at basement level
• Furnish and install one 36”X80” flush primed steel door at the rear exit of 1688 Grove St
• Include entry knob and single cylinder deadbolt
• Interior and exterior caulking as required
• PVC Composite White Brick Molding exterior trim
• Modify opening as required
• Support and related materials according with local codes and regulation.
• Include all ancillary materials required for a correct installation according with local codes and
regulation
• Repair dryrot found at the lower flat porch floor and thresholds at other flats.
6. STORAGE ROOM EXPLORATION AND REPAIR The contractor shall provide all material, labor,
equipment and supervision required to accomplish the following
• Remove storage and plaster to inspect below the lower flat bathroom
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Repair leaking pipe as required
Repair fungi infection that may be cause by a leak below the lower flat bathroom
Patch ceiling with drywall as necessary, no paint
7. EXTERIOR FIRE STAIRS: The contractor shall provide all material, labor, equipment and
supervision required to accomplish the following:
• Power wash exterior stair
• Repair and/or replace damage steps and rails, cracked lumber including bracing/bolting as
required to meets safety standards
• Complete missing connections between all members as required for complete and
structurally complete.
• Install appropriate posts fastener to the concrete supports type Simpson HTT4 using the
appropriate anchor bolts set into the concrete with epoxy as per manufacturer and engineer
recommendation
• Upgrade the fastenings of rear stairway diagonal bracing members with 5/8" dia. galv. c.b's.
as directed
• Applied 2 coats of exterior stain Kelly Moore 1285 Acry-Shield or similar.
8. FOUNDATION STRUCTURAL REPAIRS: The contractor shall provide all material, labor,
equipment and supervision required to accomplish the following:.
• Refastening of the posts and beams with Simpson 1212HT bolted metal plate fasteners at
both sides of the members as requested by the engineer and per manufacturer
recommendation
• Attach posts to the concrete pads with Simpson HTT4 Tension Ties and bolts set into the
concrete with epoxy Install as requested by the engineer and per manufacturer
recommendation
• Install Simpson RFB#5X12 HDG-R bolts @ 32" o.c. with 3"sq.x3/16" galv. plate washers at
the exterior walls and 2 cross walls
• Install ½” plywood to inside face of the front and rear wall, wall studs with 10d @ 4" o.c. edge
nailing and 10” o.c. field nailing.
9. GYPSUM BOARD AT BASEMENT: The contractor shall provide all material, labor, equipment
and supervision required to accomplish the following
• Gypsum Board: Supply and install all gypsum board with fire tape only and the following
clarification:
o Provide one layer 5/8” SHEETROCK® FIRECODE® X for all property basement
perimeter walls per code
o The sheetrock shall be held 1/2” above the floor surface,
o Finished tape sheetrock shall be per manufacturer specifications.
o Gypsum boards will not be painted only fire taped
10. ELECTRICAL SYSTEM: The contractor shall provide all material, labor, equipment and
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All permits, fees, inspections, tests, and sign-offs necessary to perform and complete the
electrical work as required by the Department of Buildings and by all agencies having
jurisdiction, at no additional cost to the Owner
Replace improperly installed exterior MC cable with wiring and appropriate metallic conduit
per local electrical code for outdoor conduit
Upgrade the wiring in all kitchens and bathrooms up to code; location of all receptacles and
devices in kitchens and bathrooms shall be coordinated with, and approved by, the
Construction Manager and Owner.
Contractor shall provide ground fault interrupt receptacles where required by code. Includes
bathrooms, wet areas, etc.
Supply and install new ceiling fixtures at the basement including wiring as required by the
Department of Buildings and all agencies having jurisdiction.
Furnish and install smoke detectors and CO detectors where required by code and local
regulations
This subcontractor to be responsible to layout and drill and fire caulk all required penetrations
required to perform work
11. SEAL FIREPLACES: The contractor shall provide all material, labor, equipment and supervision
required to accomplish the sealing of the fire place including but not limited to:
• Seal 3 fireboxes including 1684 Grove St
• Building a simple cover made with 2x4 wood framing and drywall that rest inside the opening
of the firebox.
• Sealing the top of the chimneys to keep the rain out with a sheet metal cap
• Include all ancillary materials required for a correct installation
12. INTERIOR PAINT AND WALL PATCHING: The contractor shall provide all material, labor,
• This work for 1686 and 1688 Grove St only
• All coatings, preparation and painting must conform to all applicable federal, state and local
regulations for Lead Based Paint (LBP)
• Patching of damaged or deteriorated drywall or plaster at all interior areas
• Cracks, holes, bulges or gouges in wall and ceiling surfaces shall be spackled and sanded
smooth
• All surfaces to be painted shall be dry and cleaned free of all dirt, grit, grease, mold, mildew,
and all loose, peeling, blistering, chalking or scaling paint
• Painting all ceiling and walls, not including basement
• Painting all frames and doors.
• Scaffolding as required.
• Stairs interior including hand rails
• Include all surface preparation as required by the manufacturers or industry product literature.
• The Contractor shall protect floors and other finished surfaces from damage during the
execution of the work
• Include the paint necessary for a complete coverage
• All work shall be performed in accordance with the Master Painters Institute (MPI) Standards
• Submit material specifications to the owner for approval
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Include all ancillary materials required for a correct installation
13. KITCHEN CABINETS AND COUNTERTOPS The contractor shall provide design, material,
labor, equipment and supervision required to accomplish the following:
• Repair or replace element that are beyond repair, clean, sand and paint interior and exterior
of all cabinets with a premium quality, interior/exterior, alkyd semi-gloss enamel finish, on all
three (3) units including 1684 Grove St, as follows:
o Remove doors, drawers and hardware knobs and clean with a paint-prep degreaser
o Sand doors for a quick cleaning and apply a stain-blocking primer on the surface free
of dust type Benjamin Moor QD-30® or equal
o Finish with two or three coats as necessary of alkyd semi-gloss enamel finish type
Benjamin Moor or similar, using a spray gun or brush being cautious that no visible
brush marks are left
o Once surfaces are painted will re-install door, drawer and knobs in the original
location
o Submit material specifications to the owner for approval
o Include all ancillary materials required for a correct installation
o Apply all product per manufacturer specifications
14. BATHROOM IMPROVEMENTS: The contractor shall provide all material, labor, equipment and
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Renovate bathroom in units 1686 and 1688 Grove St, including but not limited to
o Remove bathtub, tile, vanity, fixtures, toilet and flooring
o Install 30" wood finish vanity with heavy duty hardware cultured marble top with
integral bowl and backsplash, backsplash shall be caulked with waterproof sealant at
the wall seam.
o Install with new Pfizer Parisa Centerset Single-Handle Bathroom Faucet in Polished
Chrome or similar including drain assembly, waste line, P-trap assembly, cold and
hot water shut-off valves, supply lines and escutcheons for a complete installation.
o Install a 24" x 30" Broan recess mounted medicine cabinet on wall. Include removing
sheetrock and repair sheetrock for a texture finish.
o Supply and Two-piece toilet American Standard Colony 2-piece 1.6 GPF Round
Toilet in White 12-in Rough-in, or similar including valve, seat, wax ring and mounting
bolts and ancillary materials
o Supply and install an American Standard bathtub and walls, model Aquatic 60 in. x
30 in. x 72 in. or similar including one piece direct-to-stud tub wall in white
o Supply and install Delta Foundations Single-Handle 1-Spray Tub and Shower Faucet
in Chrome including a new rough-in valve
o Exhaust fan of 50CFM vented to the exterior with light
o GFCI outlet and interior switch
Include all framing and cement board, drywall, taping and finishing as required for a complete
and functional operation
Include all plumbing (sewer and hot/cold water) and electrical installation for a complete and
functional operation
Include all ancillary materials required for a correct installation
15. FLOORING AT BATHROOM AND KITCHEN: The contractor shall provide all material, labor,
• Removal and disposal of existing flooring and preparation of surface to receive new linoleum
sheet flooring using manufacturer recommendation of a leveling and patching compounds
• Installation of linoleum sheet flooring to comply with manufacturer's written instructions for
installing linoleum sheet flooring
• Verification that substrates comply with manufacturer requirements that might interfere with
adhesion of resilient products.
• Include installation of 4” vinyl base at all perimeter per manufacturer recommendation
• Include all ancillary materials required for a correct installation
16. CARPET REPLACEMENT: The contractor shall provide all material, labor, equipment and
• This work is for 1688 Grove St only
• Remove carpet, pad, medal strips and tack strips.
• Install new wall to wall carpeting not including closets.
• Installation shall include rebound carpet pad approx. 1/2" with a minimum 6 lb. density
• Carpet shall be solution-dyed BCF Polyester density 2305, face weight 36, multi brown/tan in
color.
• Installation shall be done with a minimum of seams including all new baseboards, tack strips,
metal edging where carpet meets other flooring.
• Allowance not exceed ($36.00) per sq. yard.
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Arnest Inspections, Property Report
[email protected]
236 West Portal #347
www.sfinsp.com
San Francisco, CA 94127
office (415) 239-6977
other (415) 533-2315
Property of inspection: 1684 Grove, San Francisco CA
Date of inspection: Thursday, September 10, 2015
Parties in Interest: SF Community Land Trust c/o Tracy Parent
Jim Bergdoll c/o Community Land Trust
THE BUILDING INSPECTION
This building inspection has been conducted in accordance with nationally
recognized standards of practice (ASHI American Society of Home
Inspectors), within the framework of California Business and Professions
Code Section 7195-7199 and is for the purpose of identifying major
deficiencies which might affect your decision to purchase. Although minor
problems may be mentioned, this report does not list them all.
You should have been urged to attend the inspection and accompany the
inspector during his examination of the building. The information you gain
from this will be of great value to you. This report is a summary of that
information.
It is important for you to understand exactly what your professional building
inspector is able to do for you and what the limitations are in his inspection
and analysis. The inspection is of the readily accessible areas of the building
and is limited to the visual observations only. The inspector may not move
furniture, lift carpeting, remove panels, or dismantle any items or equipment.
An inspection is intended to assist in evaluation of the overall condition of the
building. The inspection is based on observation of the visible and apparent
condition of the building and its components on the date of inspection. The
results of this home inspection are not intended to make any representation
regarding latent or concealed defects that may exist.
No warranty or guarantee is expressed or implied.
http://www.ashi.org/
http://www.leginfo.ca.gov/cgi-bin/displaycode?section=bpcgroup=07001-08000file=7195-7199
An ‘AGREEMENT AND AUTHORIZATION FOR PROPERTY INSPECTION AND REPORT’ document
must be signed by any party that uses this report for any purpose. Any third party to the
original inspection should request a walk through with the inspector (additional fee).
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REAL PROPERTY DESCRIPTION
This property inspection includes a noninvasive, fee based, physical examination of
(3 flats) dwelling structure and general lot. This inspection report does not include
specialty inspections by separate contractors (that would take much longer to
perform at an exponentially higher cost). It may include recommendations to have
special inspections if justified by circumstance.
We performed a Wood Destroying Organisms inspection at this time as a separate
report. In this report we will refer to the WDO report as may be applicable. A WDO
inspection is performed under rules and regulations of the Structural Pest Control
Act.
Weather at the time of inspection was dry. The house is partially furnished. The
upper 2 flats are vacant. Storage and household items restrict inspection.
Public Access: The street is paved and coved to the curbs with good drainage into
storm pipes. Street sweeping times are posted (you are subject to a fine if you park
during the posted time period). http://services.sfgov.org/dptpark/
It is the owner's responsibility to maintain the public walkway in a safe manner
(cracks or voids that might be considered a trip hazard must be eliminated).
Periodically the city will map your walkway and present the owner with a demand to
repair. http://www.sfgov.org/site/sfdpw_page.asp?id=89724
The front public walkway is in satisfactory condition.
Utility Shutoff Access Locations:
 Water……inside the basement
 Gas ……. basement service tunnel alley
 Electric….basement service tunnel alley
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Permit History: You may search the history of permits in San Francisco at
http://dbiweb.sfgov.org/dbipts/ . Arnest Inspections assumes no liability for
disclosure of work that was not completed under a building permit or for work that
has resulted in an 'unwarranted space' within a building. Also we do not assume
that work was done correctly if it was completed under permit (as the building
department does not assume liability for oversights).
General Lot: Analysis of retaining walls, soil type, and drainage control is not a
part of this report. Typically we do not test pumps or water test drainage systems.
We cannot confirm if underground or hidden elements are in good working order.
Refer any concern to a landscape architect, soil expert or engineer. You may also
refer to related geological reports and maps such as www.jcpreports.com.
Inspection of a wall on or close to one or more lot lines is considered either not
inspected or obscured. In some cases we may recommend that you or your agent
contact a neighbor for permission to enter their property for further inspection.
We observed the following:
The building is set into a hillside up to the front with foundations acting as retaining
walls. I did not see evidence of underground perimeter drainage control (typically
there is none for older homes).
There are area drains for control of surface water basement service tunnel alley.
 The east side light well drainage is in common with the neighbor. We could not
enter this area (basement storage in front of old window). This area should be
inspected for proper drainage control.
 Fencing is in very poor condition.
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FOUNDATION/STRUCTURAL
ELEMENTS
The structure is wood framed with vertical loads carried across floor joist platform
framing and bearing down on cripple walls set over perimeter foundations and
support beam elements set on posts over piers or intermediate foundations. Wall
covering and framing elements resist lateral forces that will occur during a seismic
event. Calculation followed up by Analysis of loading forces can be performed by a
licensed structural engineer. http://www.pels.ca.gov/pubs/consumer_guide.pdf
During our visual inspection, we look for abnormal settlement, deterioration of
materials and mention seismic features (or lack of same) that are typically meant to
help protect the building. Unless otherwise stated, we do not speculate on the
depth and width of foundation or pier footings (as they are typically not visible). We
may speculate on conditions behind drywall or cabinets (by age of construction and
outward appearance) but these conditions are considered 'unknown' and 'not
verified'.
We observed:
 The foundations and piers are older concrete that is typically not reinforced (or
has limited reinforcement) and has some surface spalling and efflorescence.
Foundation footings may not be deep. Sill plates have limited to no anchor bolting.
 At the front center beam line, the beam was cut and the
load placed on a loose pier. Proper repair is needed.
 I did not see signs of severe
differential foundation cracking
(all foundations are prone to
some cracking). Upper floors
show outward signs of some
settlement.
Inspection is recommended
when the basement is vacated.
Most perimeter wall areas are
not visible to direct inspection.
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Roof Top Coverings & Related Features:
 The main roof is shallow pitched (considered flat)
and is covered with tar and gravel that appears in
worn condition.
 Minor corrosion is noted at sheetmetal flashings
and flues. Contact a roofing specialist for thorough
inspection and estimates.
Wall & Ceiling Voids (Attic & Insulation): No attic access was found during this
inspection. No insulation noted.
Exterior Wall Coverings: The front exterior walls are covered with stucco
(concrete plaster) on lath (typically galvanized wire and membrane) attached to a
wood frame and painted. Side walls on the lot lines are visible only at lightwells or
at the roof line. Side and rear walls are covered with rustic redwood.
 Rustic siding is in need of paint.
 Dryrot may exist behind stucco wall due to past leaks at the windows.
 Corrosion is visible at metal flashings over door and window
Windows and Doors:
 Front windows are single pane with aluminum frames that have very poor
insulation qualities and sometimes cause excessive moisture condensation. These
windows should be replaced with modern thermal efficient units. Also the front
window jambs and sill plates are badly weathered.
 Most other windows are original type double hung wood sash. Top sashes are
painted shut for the most part. They are badly weathered, some rope and weight
maintenance is needed, some fit very loosely in the frames, and some show signs
of wood decay.
 Bathroom louvered glass and metal windows are in poor condition.
 Rear exit doors are badly weathered with wood decay at thresholds and flooring
(see the WDO report).
Contact a window and door specialist.
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Porches and Steps:
 A front terrazzo step is cracked due to stress from the metal gate.
 The rear wood stairs are all ruff pressure treated wood that barely meets safety
standards for the period in which it was built. Splinters need to be removed and the
material painted (prime plus 2 finish coats).
 Wood decay is evident at porch flooring (see the WDO report.
Bathroom & Kitchen Fixtures: Bath and kitchen fixture and appliance controls
were partially operated to activate their primary function. Appliances excluded from
primary function activation are refrigerators, trash compactors, clothes washers and
dryers, and appliances that are not installed [counter-top microwave ovens and
other counter-top cooking appliances]. Other exclusions include disconnected cords
or pipes, appliances in use at the time of inspection, spilt food or greasy on knobs
or surfaces, household items inside or on appliances, or broken parts.
Inspection of ovens is limited to testing one element only.
 The vacant flats should be completely renovated as the bathrooms and
kitchens are in poor to worse condition.
 The occupied unit has a loose toilet mount and tub walls that appear to leak. At
the basement below the tub there is an ongoing leak. It is not obvious that it is the
drain lines or supply lines. The water is leaking into an occupied work room that
could have chemicals that would react when wet. Immediate attention by a plumber
is required.
 The occupied kitchen sink cabinet is breaking down badly and the oven is of poor
quality, greasy and may not function well.
 There are no kitchen or bath fans.
 Some flooring tiles may contain asbestos (as well as at some closet).
No warranty against defect is expressed or implied. Latent defects are common.
You are advised to obtain a short term warranty during real estate transfer.
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WATER & NATURAL GAS PLUMBING
Water: Supplied by the City of San Francisco through water main lines emanating
from the Hetch Hetchy Reservoir in the Sierra foothills or from other wells and
reservoirs. http://www.bawsca.org/hetch.html
The main supply line to the street is copper as visible at the shutoff. Secondary
lines are copper where visible.
 Galvanized pipes may exist but none was observed. Galvanized pipes are subject
to corrosion and leaks. Water pressure appears satisfactory but not all water was
on at the vacant units and testing is limited (pressure will vary depending on the
time of day). As noted there are leaks at the lower flat bathroom.
Sewer:
The sewer 'main lateral' leading into the structure (connected to a street main
sewage pipe) is made of cast iron where visible.
 Vent pipes and/or drain pipes show signs of
corrosion. Contact a plumber for inspection and
repairs as needed.
Below ground conditions and type of piping are unknown. Older sewer lines are
typically terra cotta sections beyond the foundation and leading out to the street
main (with seams that may easily allow tree root damage that would not be
detected until the sewer backs up). You may contact a specialty plumber to run a
camera inside the sewer and report on underground piping conditions.
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Natural Gas: Supplied by Pacific Gas and Electric. A bar-slot on the intake valve
of the meter is the main shutoff. A wrench should be kept close by in case of
emergency (a special wrench can be purchased that is not likely to be taken for
other purposes). If you smell gas contact PG&E immediately. They will safety
inspect, light pilot lights and perform simple maintenance. If repairs are needed a
report is submitted that can be given to a plumber or heating specialist. The
inspection is at no charge.
http://www.pge.com/myhome/customerservice/other/pilotlight/
Older natural gas lines may have sediment traps at fixtures. We do not inspect for
or identify issues with sediment traps. Gas suppliers indicate that they are no
longer needed. Some manufactures indicate that they should be installed. Refer to
a plumbing and heating expert to inspect and upgrade as may be desired. The
traps are supposed to reduce moisture and sediment that could damage parts.
Read the online article for additional information:
http://www.waterheaterexplosions.com/R_Drip_Leg.html
Exhaust from natural gas is 2 parts water (that can cause mold growth or wood rot)
to 1 part carbon dioxide. Sulphur (added to make gas smell) will react with the
water and create an acid that will corrode sheetmetal flues, furnace or water heater
parts as well as deteriorate mortar in brick chimneys. If the fuel mix (with oxygen) is
poor then toxic carbon monoxide can result. Fumes can cause allergies or are
otherwise harmful to health. Older style furnaces are more subject to poor
combustion. A furnace expert can test for poor combustion and exhaust leaks with
a special device. A toxic gas alarm can also be installed at the proper location
close to natural gas appliances.
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ELECTRICAL SUPPLY & WIRING
PG&E (Pacific Gas and Electric) supplies electrical energy to the property from
underground cables at the left front. From here cables run in conduit to the
metering and main disconnect.
Main Disconnect Panel:
Rated at 30, 30, 50 and 30 amperes by unit and house meters (120/240 voltage).
The main service grounding may not meet current standards and may need to be
upgraded. The shutoff switches are breakers in panels.
Circuitry Wiring: Inspection of circuits between the main shutoff and termination
points is limited to visual inspection of wiring that is exposed without removal of
coverings. We do not load test circuits or verify correct wire size. We typically
sample receptacles for grounding and faults with a simple testing plug.
Some receptacles may be covered by storage or household items or have
electronic devises attached [and are inaccessible to inspection].
 Some receptacles are grounded but most all are not. Ungrounded receptacle
wiring is typically knob and tube or 2 strand in conduit.
 Some ungrounded receptacles are 3 prong. Ungrounded receptacles should be 2
prong or have grounding added (for shock safety).
 Receptacles near basement, kitchen and bath water supply or ground areas are
not properly protected by working Ground Fault Circuit Interrupt receptacles (for
shock safety).
 There is an armored cable conduit at the outside lightwell (incorrect for exterior).
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MECHANICAL SYSTEMS
Hot Water: The natural gas fueled water heaters
have standard capacity. They have good
connections to exhaust and water and gas
plumbing.
 Earthquake strapping does not meet safety
requirements. The tank water is considered a safe
water supply in case of a broken main after an
earthquake. Clean water may be drained off at the
valve near the base. Contact a plumber to upgrade
to current standards.
 Corrosion is noted on some parts.
 Pressure relief valve pipe extensions should be
installed and lead to a safe drainage area (that
would not affect storage or interior finish).
Heating:
 There are 2 newer furnaces at the basement that appear ok but were not tested
(hot day).
 The top flat has an old furnace that probably should be replaced.
 Visible ducts are covered with asbestos. Some asbestos has been 'disturbed'.
Refer to other trade specialist to properly cover and protect the asbestos (typically
with additional insulation) or replace the duct work. Duct seals at the registers
should be inspected by a furnace expert as asbestos at the seams could be
exposed to direct air flow.
No Warranty: There may be defects with the furnace, thermostat or duct system
(proper air flow) that will not be tested during this inspection. There may be
exposed asbestos on older duct tubes and/or register seals that are is not easily
detected without removal of insulation, interior coverings or register covers.
Periodic cleaning and inspection by a heating expert is highly recommended. A
heating expert may also test the air flow volume and efficiency of the system.
10 | P a g e
Other/General
 Acoustic ceilings are found in this building and could (probably) contain asbestos.
They may be tested by a specialty lab. The acoustic is not considered a health risk
unless it is disturbed.
 Several cracks are noted at plaster ceilings. Excessive seismic forces can easily
cause plaster to drop. You need to plan on plaster repairs to be made by a
professional (some old plaster may contain asbestos).
 The fireplace flue is not functional (do not use).
 Smoke & Carbon Monoxide detectors, water and heat conservation, and tank
strapping inspections are typically made by a special inspector in San Francisco
(refer to realtor). Several are missing or are too low from the ceiling.
 Open gas pipes at the vacant units need to be capped off until put in use (fire
safety hazard).
 There may be water damaged flooring below carpets (unit 1688).
Other Fuel Systems and Storage: There is no other type of fuel used in this city.
Underground tanks have been mapped and most have been removed. Your realtor
will call for a tank inspection if your building is in a location that may have a tank
and there is no record that one has been removed.
[This is not a hazardous materials inspection; lead paint, radon gas, and asbestos.
This is not a mold and mildew inspection. Hazardous materials, mold and mildew
inspections involve taking samples from various surfaces and testing in a lab. Most
conditions are benign and/or are not visible or cannot be identified by visual
inspection. Particular conditions may cause allergic reactions to some people. In
this area, older homes will typically have some lead paint under newer paint
coverings, extremely low levels of radon gas, mold that is not toxic but can cause
allergies, and asbestos typically not in a friable form. Refer any concern related to
hazardous materials, mold or mildew to other specialist. We may point out areas of
concern if we can easily identify materials that are commonly known to have
hazardous materials but identification or lack of identification would be subject to
error].
11 | P a g e
PROBLEMS WITH THE BUILDING
This report is not a guarantee or warranty; we cannot eliminate all your risk in
purchasing. There are warranty programs which may be obtained to insure you
against failure of some of the major systems of the house.
Home buyers, after settlement and occupying the building, sometimes overlook
important information and warnings in their reports. This can result in failure of
equipment or other damage which could have been prevented if the inspector's
advice and recommendations had been followed.
After occupancy, all buildings will have some defects which are not identified in the
inspection report. If a problem occurs that you feel the inspector's report did not give
you sufficient warning of, call him. A phone consultation may be helpful to you in
deciding what corrective measures to take and the inspector may be able to advise
you in assessing proposals offered by contractors for remedying the problem.
Please consult your inspector before you engage a contractor to examine or correct
a possible defect.
Thank you very much for allowing us to serve you.
Feel free to call if you have any questions.
Jim Arnest and Tom Arnest
Arnest Inspections, Structural Pest Property
12 | P a g e
We have referred to our report as a 'Property Inspection'. Others refer to their report
as a 'Contractor’s Inspection' or 'General Contractor's Inspection Report'. California
contact law refers to these reports as 'Home Inspection'. Whatever you may choose
to call these inspections and reports, they are one and the same and are strictly
defined by:
BUSINESS AND PROFESSIONS CODE SECTION 7195-7199 7195. For purposes
of this chapter, the following definitions apply:(a) (1) "Home inspection" is a
noninvasive, physical examination, performed for a fee in connection with a transfer,
as defined in subdivision (e), of real property, of the mechanical, electrical, or
plumbing systems or the structural and essential components of a residential
dwelling of one to four units designed to identify material defects in those systems,
structures and components. "Home inspection" includes any consultation regarding
the property that is represented to be a home inspection or any confusingly similar
term. (2) "Home inspection," if requested by the client, may include an inspection of
energy efficiency. Energy efficiency items to be inspected may include the following:
(A) A noninvasive inspection of insulation R-values in attics, roofs, walls, floors, and
ducts.
(B) The number of window glass panes and frame types.
(C) The heating and cooling equipment and water heating systems.
(D) The age and fuel type of major appliances.
(E) The exhaust and cooling fans.
(F) The type of thermostat and other systems.
(G) The general integrity and potential leakage areas of walls, window areas, doors,
and duct systems.
(H) The solar control efficiency of existing windows.
(b) A "material defect" is a condition that significantly affects the value, desirability,
habitability, or safety of the dwelling. Style or aesthetics shall not be considered in
determining whether a system, structure, or component is defective.
(c) A "home inspection report" is a written report prepared for a fee and issued after
a home inspection. The report clearly describes and identifies the inspected
systems, structures, or components of the dwelling, any material defects identified,
and any recommendations regarding the conditions observed or recommendations
for evaluation by appropriate persons.
(d) A "home inspector" is any individual who performs a home inspection.
(e) "Transfer" is a transfer by sale, exchange, installment land sales contract, as
defined in Section 2985 of the Civil Code, lease with an option to purchase, any
other option to purchase, or ground lease coupled with improvements, of real
property or residential stock cooperative, improved with or consisting of not less than
one nor more than four dwelling units.
7196. It is the duty of a home inspector who is not licensed as a general contractor,
structural pest control operator, or architect, or registered as a professional engineer
to conduct a home inspection with the degree of care that a reasonably prudent
13 | P a g e
home inspector would exercise.
7196.1. (a) Nothing in this chapter shall be construed to allow home inspectors who
are not registered engineers to perform any analysis of the systems, components, or
structural integrity of a dwelling that would constitute the practice of civil, electrical,
or mechanical engineering, or to exempt a home inspector from Chapter 3
(commencing with Section 5500), Chapter 7 (commencing with Section
6700), Chapter 9 (commencing with Section 7000), or Chapter 14 (commencing with
Section 8500) of Division 3.
(b) This chapter does not apply to a registered engineer, licensed land surveyor, or
licensed architect acting pursuant to his or her professional registration or license,
nor does it affect the obligations of a real estate licensee or transferor under Article
1.5 (commencing with Section 1102) of Chapter 2 of Title 4 of Part 3 of Division 2 of,
or Article 2 (commencing with Section 2079) of Chapter 3 of Title 6 of Part 4 of
Division 3 of, the Civil Code.
7197. (a) It is an unfair business practice for a home inspector, a company that
employs the inspector, or a company that is controlled by a company that also has a
financial interest in a company employing a home inspector, to do any of the
following:
(1) To perform or offer to perform, for an additional fee, any repairs to a structure on
which the inspector, or the inspector's company, has prepared a home inspection
report in the past 12 months.
(2) Inspect for a fee any property in which the inspector, or the inspector's company,
has any financial interest or any interest in the transfer of the property.
(3) To offer or deliver any compensation, inducement, or reward to the owner of the
inspected property, the broker, or agent, for the referral of any business to the
inspector or the inspection company.
(4) Accept an engagement to make an inspection or to prepare a report in which the
employment itself or the fee payable for the
Inspection is contingent upon the conclusions in the report, pre-established findings,
or the close of escrow.
(5) A home protection company that is affiliated with or that retains the home
inspector does not violate this section if it performs repairs pursuant to claims made
under the home protection contract.
(b) This section shall not affect the ability of a structural pest control operator to
perform repairs pursuant to Section 8505 as a result of a structural pest control
inspection.
7198. Contractual provisions that purport to waive the duty owed pursuant to Section
7196, or limit the liability of the home inspector to the cost of the home inspection
report, are contrary to public policy and invalid.
7199. The time for commencement of a legal action for breach of duty arising from a
home inspection report shall not exceed four years from the date of the inspection.
14 | P a g e
1684
Grove
San Francisco
Arnest Termite Control - Structural Pest Report
www.sfinsp.com
[email protected]
236 west portal #347
San Francisco CA 94127
Jim Bergdoll c/o Community Land Trust
7
9/10/15
# 150910DL20
(415) 239-6977
(415) 533-2315
SF Community Land Trust c/o Tracy
Parent
meter
This is a dwelling structure.
The diagram is on page 3. The report items start on page 4.
Please read the entire report!
Refer any questions to the inspector.
James T. Arnest
OPR 8556
Page 1
Wood Destroying Organisms Report
Address Inspected: 1684 Grove, San Francisco
Report #150910DL20, Inspected on Thursday, September 10, 2015
WHAT IS A WOOD DESTROYING PEST & ORGANISM INSPECTION
REPORT?
READ THIS DOCUMENT, IT EXPLAINS THE SCOPE AND LIMITATIONS
OF A STRUCTURAL PEST CONTROL INSPECTION AND WOOD
DESTROYING PEST AND ORGANISM REPORT.
A Wood Destroying Pest and Organism Inspection Report contains findings
as to the presence or absence of wood destroying pest and organisms in
visible and accessible areas and recommendations for correcting any
infestations or infections found. The contents of Wood Destroying Pest and
Organism Inspection Reports are governed by the Structural Pest Control
Act Rules and regulations. http://www.pestboard.ca.gov/index.shtml
Some structures do not comply with building code requirements or may
have structural, plumbing, electrical, heating, air conditioning or other
defects that do not pertain to wood destroying organisms. A Wood
Destroying Pest and Organism Inspection Report does not contain
information on such defects, if any, as they are not within the scope of the
licenses of either the inspector or the company issuing a Wood Destroying
Pest and Organism Inspection Report.
The Structural Pest Control Act requires inspection of only those areas
which are visible and accessible at the time of inspection. Some areas of the
structure are not accessible to inspection such as the interior of hollow
walls, spaces between floors, areas concealed by carpeting, built-in
appliances, or cabinet work. Infestations or infections may be active in these
areas without visible and accessible evidence. Areas that were not
inspected are noted in the report. If you desire information about areas that
were not inspected, a further inspection may be performed at additional
costs.
THE EXTERIOR SURFACE OF THE ROOF WILL NOT BE INSPECTED. If
you want the water tightness of the roof or light well coverings determined,
you should contact a roofing contractor who is licensed by the Contractors
State License board. Unless otherwise indicated, we did not walk on the
roof.
Page 2
3) Repair dryrot found at
the lower flat porch floor
and thresholds at other flats.
$5,800
4) Refer window and
door repairs to other
trades.
1) Remove storage and
plaster to inspect below the
lower flat bathroom (active
leak). $250
5) Repair dryrot found
at siding above the
service alley lightwell.
$450
2) Increase foundation
height at the service
entry. $1,500
6) Inspect front windows during
repairs $300
Page 3
Structural Pest Control Board Act 1990 (f)
The following language shall appear just prior to the first
finding/recommendation on each separated report:
"This is a separated report which is defined as Section I/Section II conditions
evident on the date of inspection. Section I contains items where there is
evidence of active infestation, infection, or conditions that have resulted in or
from infestation or infection. Section II items are conditions deemed likely to
lead to infestation or infection but where no visible evidence of such was found.
Further inspection items [indeterminate condition] are defined as area(s) which
during the original inspection did not allow the inspector access to complete the
inspection and/or cannot be defined as Section I or Section II."
Substructure:
Inspection of the basement framing is restricted due to coverings and storage.
We recommend further inspection when vacant.
Previous repair and/or treatment of subterranean termite damage is evident at
the accessible framing. No evidence of activity was noted at present. Periodic
inspection is advised.
1)
Indeterminate Section Type $250.00
A water leak below the lower flat bathroom may have
caused wood fungi infection. Storage needs to be move
and the coverings opened for further inspection.
Foundation:
The front foundation height was raised in the past
typically to eliminate wood pest damage.
2)
Indeterminate Section Type $1,500.00
The front foundation sill plates are below the front walkway level at the
basement service entry area. No damage is visible but could exist at inaccessible
areas.
Recommendation: Increase the foundation height at this area.
Page 4
Porches and Steps:
3)
Section I $5,800.00
Wood decay is evident where the lower flat porch floor extends beyond the
base of the wall. Other porches show some damage at the door thresholds and
immediate area of the thresholds.
Recommendation: Repair limited to the noted areas.
4)
Section I
Dryrot is found at some rear porch doors and windows.
Recommendation: Refer to a window and door specialty company for
replacement.
Page 5
Interior:
Bathroom tub wall tile work is loose at all bathrooms. Kitchen sink cabinets are
missing or in poor condition. Remodeling is recommended.
Exterior:
5)
Section I $450.00
Repair limited dryrot found at siding above the service alley lightwell.
6)
Indeterminate Section Type $300.00
The front window openings are badly weathered and may conceal dryrot
damage. The metal windows are subject to condensation and leaks that will
cause wood fungi damage.
Recommendation: Refer to a window specialist to repair the openings. We will
inspect for wood fungi if requested when the frames have been removed.
Page 6
Control Service Agreement Recommended: There may be wood pest
organisms at neighboring structures or at inaccessible interior voids (that were
not detected at this time or may become evident in the future).
We offer a 'Control Service' that would warranty against wood pest infestation.
Specific terms would be defined in a 'Control Service Agreement'. The annual
cost would fixed for a period of 3 years. This agreement is particularly beneficial
where drywood termites are discovered or where control of a wood pest is not
guaranteed.
Common wood pests & treatment types are:
• Subterranean termite: Must have a connection to the colony underground.
Treat soil by drilling through the concrete or rodding open soil & injecting the
substrate with Termidor. Holes are plugged after treatment. Termidor (Fipronil)
is a low level toxicant that has a minimal affect on mammals. After application
it leaves virtually no chemical in the air and has no odor. It carries a "caution"
label. Info-> http://www.termidorhome.com/
• Drywood Termites: Identified by fecal pellets. They infest inside of wall, floor or
ceiling voids (without ground contact or a moisture source). Fumigation is the
primary option: Sulfuryl Fluoride http://mbao.org/altmet00/80schneider.pdf .
For structures too close together or for localized infestations we use Premise
(Imidacloprid) or Termidor, both are non-repellant caution level toxicant
(termites carry throughout the colony). Both Premised and Termidor are low
level toxicants that have a minimal affect on mammals. After application they
leave virtually no chemical in the air and has no odor. They carry a "caution"
label. Info-> http://unexco.com/gallery/p75-lab.pdf . We may also recommend
'dusting' at attic voids with a repellant chemical called Tri Die ->
http://www.watchall.com/product_information_pdfs/Tri_Die_Bulk_Dust_Label.pd
f
• Wood Beetles, Wood Fungus: Locally treat with Tim-bor (diSodium octaBorate
tetrahydrate). -> http://www.borax.com/wood/ . Wood Beetles may also be
exterminated through fumigation.
• Dampwood Termites: Any one of the above chemicals. This type of termite will
die if the excessive moisture source is eliminated! We typically recommend
removal during repair of wood fungi and termite damaged wood.
Page 7
CALIFORNIA STATE LAW REQUIRES THAT YOU BE GIVEN THE
FOLLOWING INFORMATION:
"Caution pesticides are toxic chemicals". Structural pest control operators are
licensed and regulated by the Structural Pest Control Board and apply
pesticides which are registered and approved by the California Department of
Pesticide Regulations and the United States Environmental Protection Agency.
Registration is granted when the state finds that based on existing scientific
evidence there are no appreciable risks if proper conditions are followed or that
risks are outweighed by the benefits. The degree of risks depends upon the
degree of exposure, so exposure should be minimized.
If within twenty-four hours following application you experience symptoms
similar to common seasonal illness comparable to the flu, contact your
physician or poison control center and your pest control operator immediately.
For additional information contact the County Health Department, County
Agricultural Department and the Structural Pest Control Board, 2005 Evergreen
Street, Suite 1500, Sacramento , CA 95815-3831. Your Pest Control Operator Arnest Termite Control
(415) 239-6977
For Health Questions - County Health Department
(415) 554-2500
For application information:
● San Francisco County Agricultural Commissioner (415) 252-3830
(650) 363-4700
● San Mateo County Agricultural Commissioner
(415) 918-6700
● Marin County Agricultural Commissioner
● Santa Clara County Agricultural Commissioner
(405) 918-4600
For Regulatory Information: The Structural Pest Control Board (916) 561-9708
or (800) 737-8188
"NOTICE: The Structural Pest Control Board encourages competitive
business practices among registered companies. Reports on this structure
prepared by various registered companies should list the same finding (i.e.
termite infestations, termite damage, fungus damage, etc.). However,
recommendations to correct these findings may vary from company to
company. Therefore, you may wish to seek a second opinion since there may
be alternative methods of correcting the findings listed on this report that may
be less costly."
Page 8
Peter A. Culley, S.E.
Consultant, LLC.
July 21,2015
6 Lyford Drive #3
Tiburon, CA 94920
(Tel) 415-716-6225
(Fax) 415-889-5721
[email protected]
C5613
Ms. Tracy Parent
San Francisco Community Land Trust
E-Mail: [email protected]
RE:
CONSULTATION RE RECOMMENDED SCOPE OF PARTIAL UPGRADE
WORK AT THE EXISTING THREE UNIT, 3 STORYAPPARTMENT BUILDING
AT 1684 GROVE STREET, SAN FRANCISCO, CA.
Dear Ms. Parent:
As requested, I met with your Agent, Jim Bergdoll at the above referenced site on Thursday,
October 1, 2015. The purpose of the visit was to observe the condition and stability of the
principal structural elements of the building throughout the basement level and rear wall stairway
of the above referenced building, so that a preliminary scope of recommended upgrade work
could be formed.
Please note that the scope of this review was solely visual and limited to the basement of the
structure and rear yard, and that no intrusive investigation or numerical analyses have been made
to verify the construction or capability of any member to resist prescribed lateral or vertical
loadings. Nor were drawings or data describing the existing as-built details of any alterations,
additions or for the original construction, available for my review. No representations or warranties
are made with respect to the condition or capability of members hidden by surface finishes or
otherwise obscured.
The observations, conclusions and guideline recommendations contained in this report have been
made using that degree of care and skill customarily performed under such conditions by
reputable Engineers practicing in that field. No guarantees or warranties, implied or explicit are,
or have been made particularly in regard to work performed by other contractors, design
professionals or local Geologic conditions. Any cost estimates contained in this report are strictly
"ball park" estimates and guidelines provided as a courtesy to you and are not solicitations for
work. This report has been prepared for your exclusive use, based upon your particular personal
specific concerns; it may not be relied upon by others without the written permission of the
undersigned. Third party readers of this report should engage their own experts to provide them
with opinions and advice.
SF Community Land Trust
October 2, 20 15
C5613
Page2
EXISTING BUILDING DESCRIPTION & OBSERVATIONS
The building is a conventionally constructed 3-story, wood-frame residential structure, with a
basement which is partially below sidewalk level. It is supported on a concrete, raised, shallow
depth bearing, continuous perimeter wall and interior grade beam and isolated pad at post
locations foundation system. The building is constructed at the property lines at the front and
both side walls with a rear yard at the rear (north) end of the lot. The basement level at the rear
(north) end of the building is at grade level.
The exterior of the building is clad with lx 10 horizontal planking. Original construction of the
structure was reported to have occurred circa 1906. It has a cement stucco finish street frontage
and the wooden superstructure appears to be generally appropriately constructed, with individual
members adequately sized to carry normal basic vertical loadings. In general, the structure is
representative of moderate cost, wood frame, and multiple housing construction practices of the
1900' s period.
Vertical Load Carrying System
The vertical load carrying system includes sloped 2x wooden roof rafters and 2x 10 floor joists
generally spanning across the structure (i.e. parallel with Grove Street) supported by the wooden
stud bearing side walls and a central N -S wall at the 3 upper floor levels which is supported by a
lone of posts and beams through the basement onto the isolated pads. There is lx butted plank
flooring possibly without a hardwood finish. Structural framing members were not viewed on
the upper floor or roof level and due to the presence of surface finishes, restricted in the
basement however, those members, Goists, rafters, beams, wall studs and posts) which were
visible in the basement areas generally appeared to be in good serviceable condition without any
signs of serious distress, decay or deflection. However, some areas of dry rot and other similar
damage were noted at the rear wall.
The open wooden deck and stairway at the rear is constructed with PT lumber materials and
appears in generally sound condition, but handrail construction may not meet current code
minimum requirements.
Foundation
The foundation system, which was observed from the basement areas, is a concrete, shallow
depth bearing, continuous raised perimeter grade beam system with isolated pads at the central
post locations of concrete construction. There is a full height basement beneath the building floor
plan. Review of the Geologic Data suggests the site to be underlain by rocky material at a
relatively shallow depth with a surface mantle of mixed sands and clays. Although, this general
area is outside oflocations designated by U.S.G.S for specific soil hazards, it is characterized by
October 2, 2015
C5613
Page 3
the wide variability of competency of the various shallow depths of surface soils to experience
earthquake motions without sliding or settlement.
Lateral Load Resisting System
Lateral loads are resisted by a shear wall or box type system. This system consists of the building's
stud walls clad with their respective finish materials and the floor and roof structures where strength
is derived from the 1x wood plank roofing and sub-floor and the finish flooring. The exterior walls
generally have capability from the use of the 1x planking and diagonal blocking inset between the
studs at the building comers. On the occupied floor levels interior walls are generally formed with
sheetrock board or lath and plaster on both sides. These two types of walls, although not having the
capability of plywood sheathed walls do have significant strength and provide significant capability
in both the E-W and N-S directions. However, although there are significant lengths of crosswalls
evenly distributed over the upper occupied, floor levels, these walls do not extend through the
basement level onto foundations. However, it is noted that at both side walls there are similarly
constructed wooden structures which are also property line structures, so that significant lateral
displacement could only occur with the collapse of other structures as well.
Due to the date of construction, the capability of the structure is not designed to provide current
levels of seismic and lateral load resistance. Because of the absence of significant crosswalls or
other significant lateral bracing between the top of the foundations and the underside of the fust
floor level construction a "soft" story condition exists at the basement level.
Field Observations
During our walk-through of the residence, the following observations were made:
1.
The existing foundations appear to be in good material condition. There was no indication
of any significant recent cracking as the result of recent or past earthquakes or earth
settlements.
2.
The building appears to be in fair general repair; structural members viewed appeared to
be in good material condition and appropriately sized. No significant floor settlements of
the building appear to have occurred. There is some irregular 1st floor framing support at
the main entry stairway location.
3.
Anchor bolts were generally not observed in the foundation sill plates.
4.
The wooden posts are not positively fastened to the concrete pads with bolts or embedded
metal fasteners. Also posts are not fastened to the beams with metal plate fasteners.
October 2, 2015
C5613
Page4
5.
The open wooden stairway at the rear wall is constructed with PT materials but the
connections between all members are not complete.
EARTHQUAKES
Local Seismic History
The San Francisco Bay Area is located in an area of highest seismic risk; the United States
Geological Survey predicts a 67% chance of a large earthquake occurring in the Bay Area within
the next 25 years. The California Building Code contains five different seismic risk zones which
categorize the various regions of the United States. Zone 0 is the category for no seismic risk, and
zone 4 is for the highest level of risk. According to the code, the Bay Area as well as most of the
West Coast of California is located in zone 4. The area has had a history of seismic events which
have caused significant levels of damage and loss of life. Some of the major events and geologic
faults on which they occurred are as follows:
Previous Earthquakes and Local Faults
The San Andreas Fault extends for a distance of more than 800 miles from the Gulf of California in
the south to an area north of San Francisco. It has caused several very large earthquakes. The
recorded history of earthquakes on this fault starts with the 1800 earthquake with the epicenter
located near San Juan Bautista. Other major events in northern California included the June 1838
earthquake with an estimated magnitude of7.0 and presumed epicenter south of San Francisco; the
October 18, 1865 earthquake with an estimated magnitude of 7.0 and resumed epicenter near San
Jose; the "Great" San Francisco earthquake of April 18, 1906, with an estimated magnitude of 8.3
and presumed epicenter north of San Francisco at Point Reyes Station; and the Lorna Prieta
earthquake of October 17, 1989 with a magnitude of 7.1 , centered in the Santa Cruz mountains.
The latter is discussed in greater detail below. This building site is approximately 3 miles from the
San Andreas Fault.
The Seal Cove/ San Gregorio Fault lies just west of the San Andreas Fault, and extends in a
generally south direction along the California Coastline, it has the possibility of generating and
earthquake of similar magnitude to the San Andreas Fault and lies approximately 3 ~ miles from
the site.
The Hayward Fault is believed to extend from the southeasterp part of San Jose to San Pablo in the
northwestern portion of Contra Costa County. It passes through the district referred to as the
Montclair District along Highway 13. It was the source of the June 1836 earthquake with an
estimated magnitude of7.0 and presumed epicenter located north ofHayward and the October 1868
earthquake with an estimated magnitude of 7.0 and presumed epicenter location in the Milpitas
areas, as well as less strong earthquakes of 1915, 193 3, and 193 7.
October 2, 2015
C5613
Page 5
The Hayward Fault system also has the potential to provide strong ground shaking for this building
site. The building site is 11.0 miles from the Hayward Fault, but is located in Zone E of the
Relative Shaking Intensity Map, which suggests that it would be subject to weak movements during
a large earthquake. This is the least value of a scale of relative expected shaking (reference San
Francisco Seismic Safety Investigation Geological Evaluation, Fig 3. by John A. Blume &
Associates, 1974).
Another nearby known fault is the City College Fault. Present information on the seismic activity
of this fault is incomplete and is a matter of current controversy. The building site is 1.0 mile from
the fault, but it should be noted that conventional opinion classifies this fault in an "inactive" status.
LomaPrieta
The Lorna Prieta earthquake measured 7.1 on the Richter scale and with an epicenter some 60 miles
south of San Francisco in the Santa Cruz Mountains, nine miles northeast of Santa Cruz. The
focus, or point of actual rupture, was approximately 11.5 miles below the surface of the earth. (The
Lorna Prieta Earthquake ofOctober 17, 1989, U.S. Geological Survey, January 1990.) The rupture
between the Pacific and North American plates never reached the earth's surface but stopped short
of it by approximately 3. 7 miles. The rupture apparently propagated in both the northerly and
southerly directions. It is for these reasons and others that geologists presently believe that the
recorded duration of strong ground shaking (approximately 15 seconds) was only one half of that
expected for an earthquake of this Richter magnitude.
Peak ground accelerations experienced as a result of the earthquake varied considerably around the
Bay Area due its highly varied geology. 1684 grove Street is located in the valley between the
Twin Peaks Ridge System and the Pacific Heights Ridge, an area indicated to be located over parts
of the Franciscan Rock Formation which consists of sandstones, shale, and other various rock
composites, with a general surface covering of variable depth of soils comprised of sands and clay
mixes. (U.S.G.S. Map of San Francisco Bay Area). Peak ground accelerations which were
measured in this general area were on the order ofmagnitude of0.17 G. [C.S.MIP. Strong Motion
Records from the Santa Cruz Mountains (Lorna Prieta) California, October 17, 1989, Report #
O.S.MS. 89-06. California Strong Motion Instrumentation Program, November 17, 1989.] These
measurements are relatively low when compared to other Bay Area sites where measurements of
approximately 0.29 G were made in areas founded in land fills or bay mud.
Lorna Prieta, as experienced by the greater northern Bay Area (Oakland, San Francisco, etc.), was
not considered by geologists to be a major or a "maximum probable" seismic event. Certainly an
earthquake of similar magnitude with an epicenter closer to San Francisco, or an earthquake of
greater magnitude, is still possible and could cause higher accelerations and greater damage.
October 2, 20 15
C5613
Page 6
RECO~NDATIONSANDSU~Y
In summary, the building wooden superstructure is in generally good, serviceable condition
except for the connections between 1st floor wooden post and beam members, irregular framing
at the front stair landing and the lack of foundation sill plate bolting. The rear stair structure has
similar deficiencies. These conditions can be relatively simply and inexpensively corrected by a
competent contractor with direction from a trained design professional.
It is also recommended that W' plywood shearwall reinforcement of all 4 exterior walls and the 2
central E-W walls in the basement is also made. All work will be located in the basement and
occupancy ofthe building should be possible throughout the time of work.
The detailed scope of work may not 1 require the preparation of plans by a Registered
CiviVStructural Engineer.
Please note that the scope of work outlined above and below does not include recommendations for
repairs to nonstructural items such as exterior finishes, utilities roofing or drainage. Also, note that
the scope of seismic upgrading outlined is not intended to perform a complete strengthening of the
building for seismic load resistance in compliance with current 2013 California or San Francisco
Building Code Standards. The work is subjectively based and intended to address the existing
conditions which in the opinion of the undersigned are potentially the most hazardous, with the goal
of minimizing the potential for serious structural collapse and maximizing the mobilization of the
existing building structural capabilities for lateral load resistance.
Recommendations
1.
Refastening of the posts and beams with Simpson 1212HT bolted metal plate fasteners at
both sides of the members: attachment of posts to the concrete pads with Simpson HTT4
Tension Ties and bolts set into the concrete with epoxy; install Simpson RFB#5X12
HDG-R bolts @ 32" o.c. with 3"sq.x3/16" galv. plate washers at the exterior walls and 2
crosswalls ; upgrade the fastenings of rear stairway diagonal bracing members with 5/8"
dia. galv. c.b's. as directed and correct the 1st floor stair land framing support as outlined
above. (Estimated Cost $15,000)
2.
Install W' plywood to inside face of the front and rear wall, wall studs with 1Od @ 4" o.c.
edge nailing and 1O"o.c. field nailing. (Its assumed there is a foundation at the 2 interior
walls but that may not be so. (Estimated Cost $10,000)
3.
Estimated Costs of Engineering services but not including plan preparation if required for
permit for work described in item1-2. (Estimated Fee $1 ,500).
October 2, 2015
C5613
Page 7
Limitations and Limitation of Liability
The opinions contained in this report are based on a limited walk-through visual inspection of the
premises. No materials were removed or tested. This report shall not be misconstrued as a
statement regarding structural integrity related to material quality standards or current design
codes. Observations and structural engineering services have been performed in accordance with
generally accepted structural engineering principles and practices. Statements and conclusions in
this report are based upon exposed conditions and access available at the time of the site visit,
which was limited. We do not imply that other hazards do not exist and do not assume
responsibility for the capacity of the structure or foundation to resist vertical or lateral forces.
This report has been prepared under a written contractual agreement with the addressee, (client)
indicated above. The client has agreed to limit the liability of Peter A. Culley, S.E. LLC and
Peter A. Culley personally to $750 or the amount of the fee whichever is greater for the services
described above, for any and all matters arising from this visual examination and report. The
information contained herein is for the exclusive use of the specified client. Any and all
recommendations provided should be treated as preliminary only and are not intended as
completed construction plans. Peter A. Culley, S.E. Consulting Engineer, LLC and Peter A.
Culley shall assume no liability for other parties who use this report without express written
consent of the undersigned.
If you have any further questions, please do not hesitate to call.
Peter A. Culley, S.E., Consultant, LLC.
Attachment: Letter of Agreement
Peter A. Culley, S.E.
6 Lyford Drive #3
Tiburon, CA 94920
(Tel) 415-716-622 5
(Fax) 415-889-5 72 1
peter@ culleys.com
Consultant, LLC.
C5613
October 2, 2015
Ms. Tracy Parent
San Francisco Community Land Trust
E-Mail: [email protected]
INVOICE
RE:
CONSULTATION RE RECOMMENDED SCOPE OF PARTIAL UPGRADE
WORK AT THE EXISTING THREE UNIT, 3 STORYAPPARTMENT BUILDING
AT 1684 GROVE STREET, SAN FRANCISCO, CA.
Fee, due and payable in full:
$775.00

1684-1688 Grove St Rehab Project, April 2016

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