2651_Sapp_Lane_DS_Structural_Inspection_Report.pdf
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- Attached to
- CDBG - 2651 Sapp Lane Foundation Rehabilitation
- Solicitation number
- 25/26-006
- Issued by
- Clay County, Miramar Beach CDP, Florida
About this file
This is a Structural Inspection Report prepared by Fortress Engineering Group LLC for the Clay County Board of County Commissioners regarding foundation and substructure conditions at 2651 Sapp Lane, Middleburg, Florida 32068. The inspection was conducted on August 13, 2025, by licensed inspector Nicholas Oliver and digitally signed by engineer Stephen L. McCorvey on September 4, 2025. The report provides a professional opinion on foundation and structural deficiencies identified through noninvasive visual inspection of the single-family residential property, which was occupied at the time of inspection under clear weather conditions. The inspection included examination of the crawlspace, foundation masonry block, wood beam and joist floor structure with plywood sub-flooring, wood wall structure, and wood gable roof framing.
The inspection revealed major structural deficiencies requiring full foundation replacement to achieve safe and serviceable condition. Specifically, the floor joists and beams exhibited damage and deterioration from wood-destroying organisms, including compression at bearing locations and cracking along beam mid-spans, with damage extent beyond repair. The engineer recommends replacing the majority of floor beams with adequately sized, like-material beams spanning from pier to pier and advises contacting a qualified general contractor to execute repairs. The report notes limitations inherent to visual inspection, including inability to access certain areas due to safety concerns, lack of invasive testing or soil analysis, and the stipulation that findings are general in nature and should not be utilized as finalized design documentation without consultation with local building officials and structural engineers regarding final design parameters.
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Text version
2651 Sapp Lane Wiluette Heard-Ware
FL CA# 34117 Page 1 of 7
FORTRESS ENGINEERING GROUP LLC
904.821.7300
Steve@FortressEngineeringGroup.com https://fortressengineeringgroup.com
STRUCTURAL INSPECTION REPORT
2651 Sapp Lane Middleburg, FL 32068
Wiluette Heard-Ware 08/13/2025
Inspector
Nicholas Oliver Licensed Inspector
(904) 821-7300 nic@fortressengineeringgroup.com
This item has been digitally signed and sealed by Stephen L. McCorvey on the date adjacent to the seal.
Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies.
09/04/2025 tel:904.821.7300 mailto:Steve@FortressEngineeringGroup.com https://fortressengineeringgroup.com/ tel:(904) 821-7300 mailto:nic@fortressengineeringgroup.com
FL CA# 34117 Page 2 of 7
TABLE OF CONTENTS
1: Inspection Details
2: Foundation & Structure
FL CA# 34117 Page 3 of 7
2.2.1 Foundation & Structure - Floor Structure: Damaged/Deteriorated Joists
SUMMARY
REPAIR
RECOMMENDATIONS
FL CA# 34117 Page 4 of 7
In Attendance
Property Manager Occupancy
Occupied Type of Building
Single Family
Weather Conditions
Clear
Scope of Service: Scope of Service
Our firm was contracted to perform a noninvasive, visual inspection at the subject building to provide a professional opinion regarding foundation and substructure concerns identified by a previous inspection company. Fortress Engineering Group visually investigated the subject building and subsequently prepared this report. No other buildings on the property were inspected and they are not within this scope of report.
Scope of Service: Executive Summary
To Whom It May Concern, The substructure and foundation was observed with many major deficiencies that are beyond repair and will require full replacement in order to be in safe and serviceable condition. Many portions of the foundation will require full replacement before the surrounding structure can be repaired in a workmanlike manner.
Please feel free to contact Fortress Engineering Group LLC for further information regarding foundation repair design.
1: INSPECTION DETAILS
Information section-ZjFjZTBlOTItYjRhNy01MTIwLWEwN2QtZmJlNzk1MWZkZWNm
FL CA# 34117 Page 5 of 7
Limitations
General
GENERAL
This report is presented as a Limited Condition Survey. The report, its' contents, and findings are strictly our opinion based on the engineer's education, training, and experience with similar conditions we have observed with similar structures. There may be other attributable factors that are not visible or able to be determined without invasive testing which could include destroying otherwise adequate or serviceable portions of the building. The attached photos are intended to provide general representation of some of the areas, and not conclusive of all affected areas. Fortress Engineering Group LLC reserves the right to amend this report and our findings, conclusions, and recommendations if additional information becomes available to us after the date of inspection.
General
LIMITED ACCESS
It is important to note that we inspect the reasonably accessible areas of the structure, and sometimes cannot access certain areas due to access and safety concerns. We assume no liability for defects not observed, found, or reported in such areas. This inspection and report are in no way a guarantee, expressed or implied, of the future performance, sufficiency, or life expectancy of any structural component or system.
General
MEANS AND METHODS
The structural engineer shall not have control or be responsible for the construction means, methods, techniques, procedures, or sequences; for the acts or omissions of the contractor or any other persons performing the work, or for the failure for any of them to construct the work in accordance with the contract documents. The findings contained in this report are general in nature and should not be utilized as finalized design documentation. Subject to local building official requirements, design parameters, level of alteration, and construction sequencing, additional repairs may be required that are not considered, identified, or referenced in this report.
General
SOIL TESTING / SAMPLING
Although we aim to provide as much structural insight as reasonably possible to each client we serve, it is important to note that we do not perform any soil testing, sampling, analysis, or any other measure used to determine soil profile, strength parameters, composition, compaction, capacity, depth, or any other measure of current or future soil performance below the inspected structure. If such information is desired, we recommend consulting with a licensed geotechnical engineer that performs such services.
General
THIRD PARTY SHARING
This report and it's contents are provided solely for the use of the purchaser and person's who sign and agree to our engineering service agreement. We assume zero liability for the use, misinterpretation, or sharing of this report with other parties other than the original purchaser of this report.
FL CA# 34117 Page 6 of 7
Inspection Method
Crawlspace Access, Visual Foundation: Material
Masonry Block Floor Structure: Material
Wood Beams, Wood Joist
Floor Structure: Sub-floor
Plywood Wall Structure: Material
Wood Roof Framing: Material
Wood
Roof Framing: Style
Gable
2: FOUNDATION & STRUCTURE
IN NI NP R
2.1 Foundation X X
2.2 Floor Structure X X
2.3 Wall Structure X
2.4 Roof Framing X
IN = Inspected NI = Not Inspected NP = Not Present R = Recommendations
Information
Recommendations section-ZmVmYWMyNzktMTg3MS01N2FjLWI5ZmItOThjOTlkZjYyOWY5
2.2.1 Floor Structure
DAMAGED/DETERIORATED JOISTS
The noted beams were observed with damage/deterioration, which appeared to be the result of wood destroying organisms (WDO). The beams showed signs of compression at various bearing locations and cracking along the mid span of beams, which is likely indicative of excessive damage on the inside of the framing materials caused by WDO. Although the beams were still functioning at the time of inspection, the extent of damage is beyond repair and will require full replacement in order to be considered in safe and serviceable condition.
We recommend replacing the majority of the floor beams with adequately sized, like material beams, that span from bearing point to bearing point (pier to pier).
Please feel free to contact Fortress Engineering Group LLC for further information regarding foundation repair design.
Recommendation
Contact a qualified general contractor.
Cracked and compressed beams Compressed and deteriorated beams Cracked and sagging beams
Repair Recommendations
FL CA# 34117 Page 7 of 7
Cracked and sagging beams
Cracked beams
Cracked and sagging beams
Compressed beams
| 2025-09-04T15:58:14-0400 | |
| Stephen L. McCorvey |
File details come from the government source that posted it. Updated .