Property Description 

The property consists of a ten-story high-rise residential building over one parking level with a total of thirty-nine (39) condominium units. The structure is composed of post tension  concrete slab and masonry concrete block construction. The building has a hybrid roof consisting  of a flat, post tension concrete, thermoplastic polyolefin (TPO) roof in the center surrounded by  tiled, pitched mansard roof around the perimeter of the structure supported by pre-engineered  wooden trusses. The building was constructed in 1995 per the Property Appraisal website by  Collier County. Therefore, the structure is approximately twenty-eight (28) years old. The  building has had a new roof and fenestrations installed following Hurricane Irma. The new roof  was installed in 2019. The new fenestrations (sliding glass doors and windows) were newly  installed between 2019 and 2020. There are four (4) carports (CP) adjacent to the building having  concrete construction with pre-engineered wooden trusses supporting the pitched, tiled roof.  Figures 1 and 2 show an aerial view of the property with the nomenclature used herein this report and east elevation of the structure, respectively.  

The property also consists of a common pool, spa, and deck with pool restrooms and  equipment area between Residences I and II on the west side of the property. It was constructed  in 1995 according to the Property Appraiser website of Collier County and is the same age as  Residences I. The pool has an area of approximately 938 sq. ft. and the spa has an area of  approximately 77 sq. ft. per the website. 

General Information 

When assessing an existing structure for potential damaging effects, two factors must be  considered. These are movements of structural components in relation to one another and material  deterioration. Material volume changes, mostly from ambient daily and seasonal temperature  changes, as well as potential long-term deflections, are likely to be the most significant. Any and  all foundation movements can be important such as those caused by settling of the soil beneath the  structure. However, upward movement owing to expansive soils may also occur. If built on deep  unconsolidated fine grained or cohesive soils, or from subterranean losses or movements due to variety of reasons, buildings on spread footings may demonstrate continuous, even recent  settlements.  

Building materials deteriorate solely in the presence of moisture, with the exception of  metals and their natural inclination to revert to the oxide form throughout the corrosive process.  Extremely hostile circumstances persist all year in this oceanic climate due to the high salinity of  the environment. Outside relative humidity can be as high as 90 or 95 percent for much of the  year, whereas relative humidity inside air-conditioned buildings is usually about 35 to 60 percent.  Moisture vapor pressures of around 1/3 to 1/2 pound per square inch will exist much of the time  under these conditions. Moisture vapor will move to locations with lower pressure. Even at relatively low pressures, building materials like stucco, masonry, and even concrete remain  permeable. Condensation will occur within the enclosed walls of the structure because most of  our local construction does not use vapor barriers. As a result, damage is more likely to be found  along outside walls or any locations where moisture or direct leakage has been allowed to enter  the building envelope.  

Over time, deterioration of building materials will continue to occur and may necessitate  repair work to be performed. The type of repair will be determined by the role of the member or  component in the structural system as well as the degree of deterioration. In non-sensitive parts  of the structure like tie beams and columns, cosmetic repairs may be sufficient if the residual 

material is sufficient for the needed function and appears to be satisfactory to good condition.  Cosmetic type repairs shall only be allowed on members carrying assigned gravity or other loads  if it can be shown that the remaining material, if safeguarded from further deterioration, can still  perform its intended function at acceptable stress levels. In the event that this is not possible,  repairs or reinforcement of the structure or component will be required.  

Sound testing, when conducted as required, is used to help determine the defective areas  in the reinforced concrete foundations, slabs, walls, and columns. Sounding is a simple, non destructive test typically accomplished with a metal hammer or steel rod by simply striking the  tool head on the surface and listening to the resulting sound. Solid concrete will produce a sharp  distinct ringing sound that the area is intact and solid. Spalled, cracked, delaminated, or voided  concrete will produce a flat or dull sound. Sound testing is best suited for flat surfaces, vertical or  horizontal, where large areas can be tested and evaluated in a reasonable amount of time.  

Inspection  

Our engineers inspected the building on-site including the interior of twenty (20)  residential units out of thirty-nine (39) units and the lobby/hall as per Table 1. In addition, we  inspected the mechanical and elevator rooms, stairwells, elevator pits areas, roof, exterior building  envelope, garage, covered parking, and the four (4) carports as well as the common pool, spa, and  deck. These inspections consisted solely of visual means with no destructive testing and was  thoroughly executed throughout the entire living area inside the units, with particular attention to  all load-bearing walls and the primary structural members and systems, including components  beams, columns, and slabs, along with doors and windows water tightness. The exterior of the  building was thoroughly inspected by visual means with particular attention to the concrete, stucco,  and steel components, as well as the condition of the waterproofing on the roof.  

When performed in a systematic manner, visual examination will be regarded as adequate  in the vast majority of cases. The visual inspection must be carried out in all habitable and non habitable parts of the building, as determined by the inspecting expert, in order to ensure  compliance. Surface flaws such as fractures, distortion, sagging, severe deflections, considerable misalignment, leakage evidence, and peeling of stucco, if present, should be taken seriously as  indicators of potential damages that may necessitate repair work. The methods of inspections used  included line-of-sight damage spotting and light tapping with a hammer, sounding, on concrete  surfaces suspected of being presently damaged in some capacity.  

Table 1 Inspected units and mechanical room at Pelican Isle Residences I 

Observed Conditions  

Overall, the building is structurally sound and in good condition. Significant deterioration  in terms of cracking or spalling of the slabs, beams, and columns or movement of such components  due to settlement was not observed during our inspection. Regarding specific observations  documented during our inspection of each component, these conditions are discussed as follows.  

Building Envelope  

• All exterior sides of the building, structural components, and stucco appear in visibly good structural condition as shown in Figures 2 thru 5.  

Roof  

• The flat and tiled, pitched mansard roofing system appear in visibly satisfactory structural  condition as shown in Figures 6 thru 9. 

Residential Units and Lobby  

• Due to Hurricane Ian, the lobby/hall at the first floor had its partition walls stripped down  to the framing and side walls stripped completely to expose the CMU blocks. Ceiling  drywall and floor tiling were also stripped. See Figures 10 thru 12.  
• All sliding glass doors and windows in the residential units inspected appear to be in very  good condition and functioning as intended as shown in Figures 13 thru 24. 

Building Service Cores ‍

• All mechanical rooms adjacent to the inspected residential units appear to be in satisfactory  condition and functioning as intended as shown in Figures 25 and 26. 
• All four (4) stairwells appear to be in good condition as shown in Figures 27 and 28. • There is impact damage and surface corrosion at stairwells 1 and 2 tower roof exterior wall  as shown in Figures 29 and 30.  
• The two (2) elevator rooms appear to be in satisfactory condition and functioning as  intended as shown in Figures 31 thru 34. 
• There is concrete spalling with rebar exposed at elevators 1 and 2 stairwell steps as shown  in Figure 35.  
• There are minor concert cracks at elevators 1 and 2 stairwell steps as well as elevators 3  and 4 stairwell steps. See Figures 36 thru 38.  
• Elevators 1 and 3 at the southwest and northwest side of the building were out of service  due to maintenance required resulting from Hurricane Ian. See Figures 39 and 40.  • The pit and shaft areas of elevators 2 and 4 at the southeast and northeast side of the  building appear to be in satisfactory condition as shown in Figure 41 thru 44.  

Parking Spaces  

• All interior sides of the building garage parking level appear in visibly satisfactory  structural condition as shown in Figures 45 and 46.  
• All exterior sides of the building covered parking appear in visibly satisfactory structural  condition as shown in Figures 47 thru 50.  
• Columns, beams, and pavement in all four (4) carports appeared to be in satisfactory  structural condition as shown in Figures 51 thru 54.
• At least one (1) roof tile was observed to be damaged and broken in the roof sections of  carports 2 and 3. See Figures 55 and 56.  

Site Features  

• ‍‍The common pool, spa, and deck along with its mechanical equipment appear to be in  satisfactory condition and functioning as intended as shown in Figures 58 thru 60.

Conclusion  

We completed our inspection and investigation of the residential building and its  components located at 445 Dockside Drive in Naples, Florida. The overall structure of the building  as well as the building envelope, roof, interior of the residential units and lobby/hall, mechanical  and elevator rooms, stairwells, elevator pits areas, along with the garage, covered parking, and the  attached carports are all in structurally sound condition with no significant structural deficiencies  observed. Regarding the impact damage and surface corrosion at stairwells 1 and 2 tower roof  exterior wall (as shown in Figures 29 and 30) as well as the concrete cracking and spalling at the  elevator stairwell steps (as shown Figures 35 thru 38), we recommend these areas to be repaired  and sealed accordingly. In addition, broken roof tiles at carports 2 and 3, (as shown in Figures 55  and 56) should be removed and replaced as needed.  

Cronin Engineering recommends all repair work to be performed by a licensed contractor  in accordance with local building codes and laws. Attached are pictures from our inspection. If  you have any further questions, comments, or concerns, please do not hesitate to contact our office.

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