Projects

Folly Beach Condominiums

Location:

Folly Beach, South Carolina

Size:

Three stories above parking on grade

Exterior Envelope Materials:

Cementitious siding, aluminum windows, and a standing seam metal roof

Problem:

Multiple water intrusion issues at balcony and walkway connections to the front and rear of the modular units, at windows, at the elevator tower, and at the metal roof. Structural problems with the construction of the stairs and the attachment of the roof trusses to the modular structure.

GFA provided forensic services investigating the cause of water intrusion at this 33 unit condominium building. Results of his studies revealed problems with the original construction and many violations of the building code. Concerns with the appearance of structural features during the investigation led to involvement of a forensic structural engineer. Reports of findings were made to the HOA and construction repair and bid documents were prepared correcting the issues. GFA’s services included preparing repair documents for bid, receipt of bids from qualified contractors, contract preparation and providing construction administration services for the construction of the repairs. This project is in litigation and Mr. Freeman is currently providing expert witness services to the litigation team.

Shem Creek Residence

Location:

Shem Creek in Mt. Pleasant, South Carolina

Size:

Two stories above parking on grade

Exterior Envelope Materials:

Cedar shakes, vinyl clad wood windows, and a metal standing seam roofing system

Problem:

Extensive water intrusion to the interior at windows and where the second floor balconies joined the exterior wall

GFA’s services included a forensic investigation of the exterior and interior of the house studying the original construction and establishing the cause of the water intrusion problems. A report was issued documenting the problems, code violations, and recommended scope of repairs. Following his expert testimony during mediation and involvement at trial, his services were utilized creating repair documents, obtaining bids from qualified contractors, and providing construction administration services as repairs were being made to the exterior and interior of the residence. Those repairs included removal and replacement of the entire exterior cedar shake system, removal and reinstallation of the windows and removal and replacement of the second story French doors leading to the front and rear balconies.

Litchfield Condominiums

Location:

Litchfield, South Carolina

Size:

Two story condominium building containing 4 units with a total of 9 buildings

Exterior Envelope Materials:

Cementitious siding, vinyl windows, and a fiberglass shingle roofing system

Problem:

Multiple water intrusion issues due to improper construction detailing and poor site design.

GFA provided design documents to remove and replace the existing exterior siding and shingle roofing system along with exterior balconies, porches, and stairs. The grade around the buildings was adjusted to control water runoff from the roof surfaces and direct it away from the buildings.

Daniel Island Condominiums

Location:

Daniel Island, Charleston, South Carolina

Size:

Three story condominium buildings containing flats and two story townhouse buildings over parking. Five buildings containing a total of 100 condominium units.

Exterior Envelope Materials:

Combination of brick veneer and three coat Portland cement stucco over wood stud framing. The roof of each building is flat with a modified bitumen roof covering.

Problem:

Multiple water intrusion issues due to improper construction detailing.

GFA’s services included a forensic investigation of the exterior construction of each of the condominium buildings. Results were included in a report of his findings and the recommended scope of repairs was presented to the HOA. A lawsuit was filed utilizing the report resulting in a negotiated settlement.