1353 -1357 Folsom 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 1355 Folsom unless specifically noted.
Units 1353 Folsom, 1357 Folsom and the garage/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. 20 single-hung vinyl window of different
dimensions on Units 1353, 1355 and 1357 Folsom 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. EXTERIOR SIDING 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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SPECIFIC INCLUSIONS
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.
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
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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
3. ROOF PATCHING:
Remove the loose sealant at the base of the roof penetrations and apply white elastomeric paint at
the base of the roof penetrations per manufacturing recommendation
4. EXTERIOR DOORS: The contractor shall provide all material, labor, equipment and supervision
required to accomplish the following:
• Furnish and install three (3) 36”X80” Flush Primed Steel Prehung Front Door.
• Include entry knob and single cylinder deadbolt keyed to match other doors
• 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.
5. EXTERIOR FIRE STAIRS: The contractor shall provide all material, labor, equipment and
• Power wash exterior stair
• Repair damaged parts of exterior stair per attached WDO Report
• Upgrade rails to meet standards if required.
• Install 1-1/2” metal hand grips in the central post
6. FOUNDATION STRUCTURAL REPAIRS: The contractor shall provide all material, labor,
equipment and supervision required to accomplish the following:
• The 1st post in front of the garage doorway entry has dry rot damage and a settled concrete
pad footing and needs to be replaced and footing need to be repair.
• Install appropriate metal plate fasteners between the basement post and the beams above,
type Simpson 2x 1212HT (new PCZ/EPCZ) as requested by the engineer
• Install appropriate posts fastener to the concrete piles with embedded bolts type Simpson 2x
HTT4 using the appropriate anchor bolts as requested by the engineer with 5/8" dia. steel
threaded rod set 8" deep into the concrete with epoxy as per manufacturer recommendation.
7. FOUNDATION SLAB AND DRAINAGE REPAIRS: The contractor shall provide all material,
labor, equipment and supervision required to accomplish the following:
• Repair approx. 1,200 SF of garage floor including new drainage and sum pump connected to
the public sewer, including but not limited to:
• Demolition and off-haul of existing slab material as required to slope the new slab
• Drainage sloped 1% minimum using ABS 1-1/2” pipe and fittings or accepted substitution
• 8” catch basin (as required)
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One drain Pump Kit, 3/10 HP
Gravel as required
8mil polypropylene
4” 3,500 PSI (ready mix from a certified plant) concrete slab sloped to the drain basin with a
minimum of 2%
Welded wire as required
8. INSULATION AND 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
walls and ceiling 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
• Insulation: Install and supply all R-19 fiberglass faced insulation at the basement ceiling as to
maintain the proper thermic insulation as required by local authorities. Minimize the contact
between the fiber glass and the gypsum board
9. HOT WATER HEATERS: The contractor shall provide all material, labor, equipment and
• Supply and install one 30 gallons gas water heater at unit 1353 Folsom
• Install earthquake straps
• Water heater insulation, sealing duct or supply and install new duct and all ancillary materials
according with local codes and regulation
• Include dripping pan
• Remove and dispose of existing water heater
• Submit material specifications to the owner for approval
• Include all ancillary materials required for a correct installation
10. ELECTRICAL SYSTEM: The contractor shall provide all material, labor, equipment and
• 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
• 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.
• Ungrounded receptacles should be 2 prong or have grounding added, whichever is allowed
by the local regulation
• Provide power for new ejection pump at basement to include conduit and wiring for controls
and ejection pump failure alarm if required
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Supply and install new ceiling fixtures at the basement including wiring, junction boxes as
required by the Department of Buildings and by all agencies having jurisdiction.
Supply and install bedroom ceiling fixtures provided by owner on 1557 Folsom only
Upgrade basement electric work to be in compliance with local electric regulation,
Furnish and install smoke detectors and CO detectors where required by code and local
regulations
Finishing basement wiring and plugs including checking out the circuits to be in compliance
with local electric regulation and cover open splice in other units to be in compliance with
local electric regulation
This subcontractor to be responsible to layout and drill and fire caulk all required penetrations
required to perform work
11. HOT AND COLD WATER SYSTEM: The contractor shall provide all material, labor, equipment
and supervision required to accomplish the following:
• Check all plumbing fixtures, supply and/or re-install fixtures that are not functional at existing
bathrooms at unit 1353 and 1357 Folsom. Contractor responsible for removal and inspection
of existing faucets and bathtub and supply of all ancillary material necessary for a correct
operation.
• On 1353 Folsom (upper unit):
o Fix water intrusion to unit underneath, removing and reinstalling bathtub if required
o Patch tile and caulk as required
o Include all ancillary materials required for a correct installation
12. WASTE LINE REPAIR: The contractor shall provide all material, labor, equipment and
supervision and off-haul of materials required to accomplish the repair of the sewer line including
but not limited to:
• Saw cut and remove concrete by Jack hammer. Excavate to the depth of 5' at curb, install
new cast trap, vent to grade.
• Replace 2' of 4" cast iron near trap, connecting to existing cast iron.
• Hydro jet from garage clean out to remove build up and debris
• Including back fill and concrete patch per local regulations
13. WALL HEATERS: The contractor shall provide all material, labor, equipment and supervision
required to accomplish the following
• Perform maintenance of gas wall heaters per PGE recommendation
• Installation of 5 thru wall fan variable speed in the bedrooms facing the street to distribute the
heat of the existing gas wall heater; airflow range between 40 CFM to 110 CFM, 120V.
• Includes wiring to the thru fan as required
• Include all ancillary materials required for a correct installation according with local codes and
regulation
14. 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
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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
15. INTERIOR PAINT AND WALL PATCHING: The contractor shall provide all material, labor,
• This work for 1357 Folsom 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
16. KITCHEN CABINETS AND COUNTERTOPS The contractor shall provide design, material,
labor, equipment and supervision required to accomplish the following:
• Supply and install no less than 8 LF of kitchen base and wall cabinets, counter top and wall
cabinets to replace existing kitchen cabinets, in general the basic specs are:
o Cabinets boxes to be MDF with interior melamine and exterior plastic veneer, 24” depth,
1 shelve minimum with drawers, doors and hinges
o Wall cabinets MDF with interior melamine and exterior plastic veneer, two shelves
minimum, 15” depth with doors and hinges
o 25.5” laminated countertop
o Single 25” stainless steel top mounted sink with strain and ancillary materials
o Delta faucet type Delta Foundations Chrome 1-Handle Low-Arc Kitchen Faucet or similar
17. RANGE AND HOOD: The contractor shall provide all material, labor, equipment and supervision
required to accomplish the following:
• Two (2) 30” free standing gas range with oven ADA compliance
o 4.8 cu ft oven capacity - enough room to cook an entire meal at once
o All-purpose burners
o White finish
o Standard grates - hold cookware securely over burners
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o Oven racks
Two (2) 30” hood direct vent, 160 CFM, includes duct damper and all accessories to connect
to existing duct, color to match range
Submit material specifications to the owner for approval
18. REFRIGERATOR: Contractor shall receive and put in place two (2) refrigerators supplied by
owner
19. BATHROOM IMPROVEMENTS: The contractor shall provide all material, labor, equipment and
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Supply and install a new toilet and sink on existing bathroom and shower and bathroom
accessories:
o Supply and install (2) wall-mount bathroom sinks in white with centerset single-handle
bathroom faucet in polished chrome.
o supply and two-piece toilet American standard 1.6 gpf round/oval toilet in white 12-in
rough-in, or similar including valve, seat, wax ring and mounting bolts and ancillary
materials
o 4-Piece chrome Bathroom hardware set, including mounting hardware, 24” towel bar,
toilet paper holder, towel ring and robe hook
o Exhaust fan of 90CFM vented to the exterior with light and heater
o GFCI outlet and interior switch
Include all plumbing (sewer and hot/cold water) and electrical installation for a complete and
functional operation
Submit material specifications to the owner for approval
20. FLOORING AT BATHROOM AND KITCHEN: The contractor shall provide all material, labor,
• Removal and disposal if required (contractor to verify and comply with local regulation) 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
21. HARDWOOD REFINISHING: The contractor shall provide all material, labor, equipment and
• This work is for 1557 (lower unit) only
• Protection of all vertical surfaces and entryways. Sealing of all ventilation units to prevent
airborne contaminates.
• Floor is to be sanded to bare wood using a minimum of 3 cuts with the sanding machine:
coarse, medium, and two fine until the surface is completely smooth.
• After sanding, floor shall be screened with 100 grit discs.
• After screening, the floor shall be vacuumed to insure that the surface is completely free from
all dusts and particles, acceptable for finishing.
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Application of three (3) coats of 45% solid oil based polyurethane (per manufacturer’s
specifications).
Replacement of floor boards as required with matching species and color as much as
possible and must be approved by the owner
Removal and re-installation of baseboard and replacement of damaged pieces as required
Arnest Inspections, Property Report
Jarnest@sfinsp.com
236 West Portal #347
www.sfinsp.com
San Francisco, CA 94127
office (415) 239-6977
other (415) 533-2315
Property of inspection: 1353 1355 1357 Folsom St, San Francisco CA
Date of inspection: Thursday, July 23, 2015
Parties in Interest: SF Community Land Trust c/o Tracy Parent
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 made an inspection of this building in 2011. The report will be redacted and
sent. Many (most) of the items in that report are the same as now.
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 top and bottom flats are occupied
with extensive tenant occupancy household items. The middle flat has been
renovated and is vacant. Extensive storage is noted at the basement.
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 fair condition.
Utility Shutoff Access Locations:
 Water……inside the garage
 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 lot is flat with the basement slightly lower than the sidewalk. There are no
visible area drains and there is evidence of moisture entry at the garage area. The
basement floor is in terrible condition. Install a new slab floor with proper drainage
control.
 The side walls are set on the property line and parts abut or are in close proximity
to other properties. Inspection is limited to the interior and visible exterior parts.
 There has been a (severe) vermin infestation at the rear yard. You may need to
excavate and have a wire mesh or concrete slab installed. Also the basement
doors need to be installed so that the vermin may not easily enter the basement.
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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 foundation support system has been partially upgraded in a very sound
manner and part has shortcomings that need
attention.
 The upgrade includes
☈ well-formed foundations along the west side
and rear wall
☈ new sill plates at the older right side foundation
☈ very well constructed shear walls
☈ and extensive wiring.
 The shortcomings include
☈ a center post line embedded in the broken up
concrete floor with dryrot and termite damage
☈ a post at the front that has sunk badly due to termite
and dryrot damage
☈ door openings that were never completed (3 or 4
openings)
☈ there is no above or below drainage system
☈ open electrical junction boxes and loose wires
☈ drywall should be installed (fire code).
There should be plans for the work that was completed.
You will need to contact structural and electrical
engineers to determine what needs to be completed.
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Roof Top Coverings & Related Features:
The main roof is shallow pitched (considered flat) and is
covered with sand impregnated modified bitumen sheets
that appears in moderately fair to poor condition.
 The moderately fair condition would be that the material
is of good quality.
 The poor condition is that there are multiple layers that
creates a lumpy surface that will trap moisture and cause
the material to wear. Also seams will need to be
periodically re-sealed as the material will have a tendency
to move.
 Porch and lower elevation ledges areas have worn
materials and corrosion at edge flashings.
Wall & Ceiling Voids (Attic & Insulation): No attic access was found during this
inspection. No insulation noted.
Exterior Wall Coverings: Most walls are covered with the original quality rustic
redwood (original clear
virgin
timber).
Casement windows are
also
trimmed
with
redwood material.
 At the porch side and
rear there are parts that
are covered with plywood
that appears very poor.
Scaffolding will need to be
installed for replacement
of large areas. Some parts show wood decay (see the WDO report).
 Paint has peeled at several areas, particularly at the upper out of sight parts
(due to wind driven rains).
 The east side light well was not very accessible to view. Coverings are not good
here.
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Windows and Doors: The middle unit has dual pane vinyl inserts at the sides and
rear. The middle unit front windows are quality dual pane wood sash (conforming
to SF street view window standards).
 Most all lower and upper flat windows are single pane aluminum framed windows
that are of poor quality, cause condensation and have mechanical problems. Front
windows are wood sash with weathered and possible dryrot damaged sashes. Most
are not directly accessible to inspection due to dense household items and dense
tenant occupancy. All should be replaced.
 Rear porch doors and windows need replacement.
 Interior doors have locks and some mechanical issues. Not real bad.
 The garage door would not open by pushing the interior button. It opens with the
remote control.
Porches and Steps:
 The side stairs are built as 'winders' around a center post. The winders are way
too tight and are not safe. There is wood destroying organism damage at parts
(wood fungi, wood beetles). Repairs may be made (see the WDO report) but I
highly recommend redesign with an expansion out to the lot line so that the
winders may be eliminated.
 If not replaced then hand grips need to be installed.
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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 middle unit has been remodeled and has not been occupied for some time.
The tub stopper does not work.
 The occupied top and bottom flat baths and kitchens are well worn and need to
be remodeled. There are mold and mildew issues, old appliances, worn fixtures
and coverings, and some water damage. However for the most part the baths and
kitchens are functional and I did not see signs of severe wood decay or conditions
that are not considered safe. See below for water heater and electrical issues.
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 during this inspection.
Galvanized pipes are subject to corrosion and leaks.
 Water pressure appears satisfactory (pressure will vary depending on the time of
day). No outward signs of supply side leaks were detected during this inspection.
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 are assumed to lead
upward to above the roof line (not verified).
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.
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/
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 basement service tunnel alley. From here cables run in
conduit to the metering and main disconnect.
Main Disconnect Panel:
Rated at 40 amperes per unit (120/240 voltage). The main service grounding
condition was not determined due to type of construction at the local area. The
main disconnect switches are in panels that appear to have been professionally
installed.
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].
The middle unit wiring has been upgraded.
 Other units have grounding and GFCI faults. Most receptacles are not accessible
due to occupancy.
 Baths and kitchens have limited wiring. Some ungrounded receptacles are 3
prong. Ungrounded receptacles should be 2 prong or have grounding added (for
shock safety). There may be wiring faults that would not be detectable at this time.
 At 1353 there is an open splice at the hallway for a door bell transformer.
9|Page
MECHANICAL SYSTEMS
Hot Water:
 The top and bottom flats have old water heaters at the kitchens with unhealthy
exhaust flue pipes, water drainage onto the floors, poor earthquake strapping and
poor access conditions. The water heaters should be move to a better location or
replace with flash water hearing systems.
Heating:
 The top and bottom flats have natural gas wall heaters at the hallways. We
recommend a safety inspection of these old units.
 Thee middle unit has separate room electric wall heaters that work.
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
 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). We find missing or defective detectors, old fixtures and
weather- stripping issues.
 Old fireplaces are not functional and should not be used without repairs by a
chimney expert!
 Plaster is badly cracked at some ceilings in the occupied units. Safety repairs are
needed.
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
353 1355 135
Folsom St
San Francisco
Arnest Termite Control - Structural Pest Report
www.sfinsp.com
jarnest@sfinsp.com
236 west portal #347
San Francisco CA 94127
7
7/23/15
# 150723DL2
(415) 239-6977
(415) 533-2315
SF Community Land Trust c/o Tracy
Parent
San Francisco, CA 94142
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: 1353 1355 1357 Folsom St, San Francisco
Report #150723DL22, Inspected on Thursday, July 23, 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) Remodel bathrooms and kitchens.
1) Reset center post line on
new footings. $12,000
4) Open plywood coverings where
poorly installed or where wood
decay is evident.
2) Secondary recommendation
for repair off side stairs. $8,500
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.
Foundation:
1)
Section I $12,000.00
The center posts are embedded in the floor with signs of dryrot and
subterranean termite damage.
Recommendation: Install shoring under the
beams and install new piers below the posts.
Requires engineering plans. Local treatment for
control of termites is included (with Termidor).
Page 4
Porches and Steps:
The right side stair assembly has wood beetle and dryrot issues. Because the
stairs are so steep we recommend replacement of the structure. Refer to an
engineer for approved plans.
2)
Section I $8,500.00
Secondary Recommendation: The immediate
secondary repair is to piece out damaged parts
for repairs as is visibly needed. Add iron pipe
hand grips for safety. Upgrade of rails to meet
height and gap standards may be required (at
additional expense).
Interior:
3)
Indeterminate Section Type
Water damage is evident at bathroom and kitchen fixtures and coverings. Wood
pest damage may exist at some parts.
Recommendation: Refer to a remodeling contractor.
Exterior:
4)
Section I
Dryrot and excessive moisture conditions are evident at the exterior, mostly at
the side light wells and porches.
Recommendation: Install scaffolding. Open plywood coverings where poorly
installed or where wood decay is evident. Repair and paint the exterior. No
estimate at this time.
Page 5
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 6
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 7
Peter A. Culley, S.E.
Consultant, LLC.
6 Lyford Drive #3
Tiburon, CA 94920
(Tel) 415-716-6225
(Fax) 415-889-5721
peter@ culleys.com
C5591
August 9, 2015
Ms. Tracy Parent
San Francisco Community Land Trust
E-Mail: tparent@sfclt.org
RE:
OBSERVATION OF THE EXISTING THREE UNIT, APPARTMENT BUILDING
AT 1353 FOLSOM STREET, SAN FRANCISCO, CA.
Dear Ms. Parent:
As requested, I met with your Agent, Jim Bergdoll at the above referenced site on Wednesday,
August 5, 2015. The purpose of the visit was to observe the condition and reinforcing of
structural elements of the building at the garage level, so that opinions relative to their
effectiveness and a preliminary scope of recommended upgrades could be formed.
Please note that the scope of this review was solely visual 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 asbuilt 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.
EXISTING BUILDING DESCRIPTION & OBSERVATIONS
The building is a conventionally constructed 4-story, wood-framed, 3 Unit Residential structure.
It is supported on a concrete, raised, shallow depth bearing, continuous perimeter grade beam and
interior isolated pad foundation system. The building is constructed on the property lines at the
SF Community Land Trust
August 9, 2015
C5591
Page2
front and both side walls with a rear yard at the rear (south) end of the lot. The at grade floor
level is garage and storage use with 3 levels of residential occupancy above.
The exterior of the building is clad with 1x 10 horizontal planking. Original construction of the
structure was reported to have occurred circa 1912. It has a decorative, Victorian Style street
frontage appearance and the wooden superstructure appears generally appropriately constructed
with individual members adequately sized to carry normal basic vertical loadings. Subjectively
based lateral load resistance work throughout the garage level including reinforcement of all
exterior walls with W' plywood fastened at the inside face of the wall studs and installation of
5/8"dia. bolting of these walls sill bolting appears to have been made with Building Permits in
2008 and 2011 but none of the permits were "fmaled by the SF Building Department Inspectors.
In general, the structure is representative of moderate cost, wood frame, and multiple housing
construction practices of the early 1900's period.
Vertical Load Carrying System
The vertical load carrying system includes pitched 2x wooden roof rafters and 2x floor joists
generally spanning across the structure (i.e. parallel with Folsom Street) supported by the wooden
stud bearing side walls and the centralE- W corridor wall near the N-S centerline of the structure
on the 3 upper floor levels which is supported through the garage level onto isolated concrete
pads with a line of wooden posts and beams. Only the post and beam structural framing
members were visible in the garage level due to the presence of surface finishes. However,
generally members appeared to be in good serviceable condition without any signs of serious
distress or deflections.
Foundation
The foundation system, which was observed from the garage level, is a concrete, shallow depth
bearing, continuous raised perimeter grade beam system with isolated pads at post locations at
the garage level. Review of the Geologic Data shows the site to be located in an area designated
by the U.S.G.S for specific soil hazards, such as soil liquefaction and related similar soil failures
can occur in the event of a major earthquake. Foundation repair work performed has corrected
past damage sustained by the structure.
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
August 9, 2015
C5591
Page 3
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 theE-Wand N-S directions. However, although there are significant lengths of crosswalls
evenly distributed over the upper floor levels, with the exception of one central E-W bearing wall
these walls do not extend through the garage area onto foundations. However, it should be noted
that the building is not a comer building location and constructed against the structures at both side
walls. Further, all the walls at the garage level have been reinforced with Yz" plywood at the interior
face of the studs.
Field Observations
During our walk-through of the building which was limited to the garage level, the following
observations were made:
1.
The plywood wall reinforcement had been appropriately nailed for shearwall action.
There was no indication of any significant recent building settlements as the result of
recent or past earthquakes or earth settlements.
2.
The building appears to be in fair general repair.
3.
Anchor bolts were generally not observed in the sill plates, due to the presence of surface
finishes but are noted in the scope of work for the permits recorded but left incomplete.
The exposed surfaces of the concrete foundations were in serviceable condition without
any significant signs of surface spalling or softness.
4.
The 151 post in from the garage doorway entry has dry rot damage and a settled concrete
pad footing.
5.
The 2"d floor post and beam construction is not interconnected with appropriate metal
plate fasteners or the bases of the posts fastened to the concrete pads with embedded bolts
or bases.
6.
The garage concrete slab on grade floor is badly cracked throughout and generally only 2"
-3" thick unreinforced concrete.
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
August 9, 2015
C5591
Page4
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 7 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 7"12 miles from
the site.
The Hayward Fault is believed to extend from the southeastern 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, 1933, and 1937.
The Hayward Fault system also has the potential to provide strong ground shaking for this building
site. The building site is 10.0 miles from the Hayward Fault, and is located in Zone C of the
Relative Shaking Intensity Map, which suggests that it would be subject to very strong movements
during a large earthquake. This is the mean 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 3.0 mile from
the fault, but it should be noted that conventional opinion classifies this fault in an "inactive" status.
August 9, 2015
C5591
Page 5
Lorna Prieta
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 of October 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. 1353 Folsom Street is located in an area that is designated
as a "poor" soil area. This implies that the effects of a major seismic event will be greatest felt;
further some soil movements could be experienced .. (U.S.G.S. Map of San Francisco Bay Area).
Peak ground accelerations were measured in this general area which was on the order of magnitude
of 0.60 G. [C.S.MJP. 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 high 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.
RECOMMENDATIONS AND SUMMARY
In summary, the building wooden superstructure is in generally good serviceable condition. The
building has been reinforced subjectively for lateral load reinforcement on the garage level with
plywood applied to the walls and upgrades to the concrete foundations. To enhance the work at
the garage level it is recommended that all the post to beam connections are reinforced with
Simpson Co. 1212HT or HL steel plates placed on both sides of the members and the bases of
the posts fastened similarly to the concrete foundation pads with 2-HTT4 Tension Ties or
HDU3B Holdowns and 5/8" dia. steel threaded rod set 8" deep into the concrete with epoxy.
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
August 9, 2015
C5591
Page 6
building for seismic load resistance in compliance with current 2013 California San Francisco
Building Code Standards. The work is 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. Note the work does not address any specific issues
relevant to the Soil Conditions at the site or noted above.
Recommendations
1.
Fastening of (E) 2nd floor post and beam connections described above and securing posts
to their foundations . (Estimated Cost $3 ,000)
2.
Repair and reinstatement of the dry rot damaged post with a (N) 2' x2'x1 ' deep concrete
foundation reinforced with 3-#4 rebar in the bottom of the concrete and a CBSQ66-SDS
Base. (Estimated Cost $2,500)
3.
Replacement of existing garage level slab on grade with a 4 W ' SOG reinforced with #3
@ 15"o.c. ea. way with expansion joints not greater than 10' apart each way. (Estimated
Cost $15,000).
4.
Estimated Costs of Engineering services but not including plan preparation if required for
permit for work described in items 1-3. (Estimated Fee $1,500).
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.
August 9, 2015
C5591
Page 7
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, L
Attachment: Letter of Agreement fo
Peter A. Culley, S.E.
6 Lyford Drive #3
Tiburon, CA 94920
(Tel) 415-716-6225
(Fax) 415-889-5721
peter@ culleys. com
Consultant, LLC.
August 9, 2015
C5591
Ms. Tracy Parent
San Francisco Community Land Trust
E-Mail: tparent@sfclt.org.
INVOICE
RE:
OBSERVATION OF THE EXISTING SIX UNIT, APPARTMENT BUILDING AT
1353 FOLSOM STREET, SAN FRANCISCO, CA.
Fee, due and payable in full:
$250.00

1353 -1357 Folsom St Rehab Project, April 2016

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