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Building inspector flags structural, moisture and mold issues at Signal Hill buildings; engineer review recommended
Summary
Building Inspector Ted Hansen reported that two former mental-health residential buildings at Signal Hill show overloaded floor joists, rot and mold in places, and structural openings that would require costly repairs; he recommended a structural engineer review and said renovation could be more expensive than new construction.
Ted Hansen, Kodiak Island Borough building inspector, presented findings from an April 16 and follow-up site walk of the Signal Hill abatement and demolition project, briefing the assembly on the condition of two former residential buildings used for behavioral-health services.
Hansen told the assembly the buildings were designed for residential loads and have been converted to higher loads in places; second-floor joists appear overloaded in some areas and numerous framing members have been notched or cut. The structures are primarily 2-by-4 construction dating to a 1968 plan set, Hansen said, and the buildings' aspect ratios (narrow and long) leave them without sufficient interior shear walls; that deficiency increases seismic and wind vulnerability.
Hansen described three principal conditions: evidence of moisture intrusion and rot on the west wall of the smaller (North) building, mold in one or two units, and numerous places where structural members were cut to create corridors and other openings. He said the south (larger) building smelled better on reinspection but still requires extensive renovation to restore structural integrity and meet current codes for stairs and headroom.
Foundations appear sound and were reinforced previously: Hansen said demolition crews had to jackhammer a poured foundation with embedded rebar. The crawl spaces currently have polyethylene ("rhino hide") in place as a moisture barrier. Hansen said it is possible to save and retrofit the buildings but that the dollar value will determine whether that path is prudent. He recommended commissioning a structural engineer to analyze the existing framing and provide a cost-to-repair estimate before any decision on renovation.
When asked, Hansen said renovation typically costs more than new construction, and that salvaging the buildings would require significant structural sheathing, replacement of notched joists and repairs to exterior sheathing and insulation. He noted specific code items that would need attention, including stairs and headroom clearances.
Ending: The assembly received the report, and staff said the loss of the interior finishes to date makes it possible to move forward on either path; no decision was taken at the work session. The inspector's recommendation for an engineer review will inform a cost-comparison between renovation and demolition/rebuild.
