Expert: Dave Johnson - 3/29/2009

Question
My mother owns an apartment / condo in Maryland. This building is four levels high four units per level her unit being on level two. First / ground level is constructed on a concrete slab with cinder block and brick exterior walls. The inside levels are constructed with steel columns and beams with wooden joists running off of the beams approximately 20' long and 16" on center. The building also has various bearing walls for added support. The first column is approximately 22' off of the exterior wall with a bearing wall to the exterior. Approximately 12' of the steel beam is within her unit with these same approximate dimensions through the opposing unit opposite hand. Were the wood joist connect to the steel beam one side is pretty flush with the top of the beam from looking at the sub-flooring while on the other side of the beam the wooden joists and sub-flooring are bowed approximately 1 1/2" to 2" lower than the top of the steel beam they connect to at the connection point. This exists on that side the full length of steel and also across the bearing wall on that side continuing to the exterior. The building property manager told he that this was normal settlement and that his building technician and he jumped on the sunken area (LOL) to inspect it and everything is fine. They refuse to remove any sub-flooring to inspect the connection points of the wood to the steel as this would compromise the building structure, and told her if she hired someone to inspect this issue that if they remove any sub-flooring to inspect the connection points of the wood to the steel that she would then be responsible and liable for the structural integrity of the Whole building not just the interior of the unit she owns. also Also the unit dividing wall which crosses approximately mid span of steel beam and joist area sways about 1" and she is responsible to fix that but her contractor still can not get the floor up to the bottom of the wall. My mother is a 60+ year old woman and we as her children are concerned for her and the other residents safety above and below her and would like to see what is actually going on here. She was thinking of just renting the unit to someone else and forgetting about it? Please note that this building was previously subjected to significant internal and exterior water intrusion and damage that she experienced in 2001 and is evident from the staining on the sub-flooring and ceilings and walls. Note that some of the sub-flooring was so soft and damaged that they did replace it and had to overhang an area of joists over the bearing wall opposite of the sunken area W=4' L=8' because they were soft that the screws would not tighten and hold. There was no joist sistering done for the soft damaged joist areas. Sub-floor consists of one layer of 1/2" plywood and one layer of 1/4" plywood. note that 1/2" wood was replaced while the 1/4" wood was over cut 4" all around and all of the repair was actually secured to the other existing 1/2" sub-floor secured to joists that were not inspected. I was present for this repair and mortified. Note that other areas of sub-floor not previously mentioned around the exterior window water leaks are stained and cracked in the center of the wood to the point they are ready to snap through when walked over.I hope for safety reasons that no one tests these areas in the same manner that the Building representatives did but Great grandchildren will be children. The drywall header at this window has deteriorated once again to the point it has fallen down and broken pieces of cinder block are visible and falling through the hole down to the window sill. Some how she is responsible for these repairs with resolution pending. Please advise if we should be concerned for these matters and if so what avenues should we peruse.

Answer
Hi Brett,

YES, you should be concerned!
I would go post haste to the town/city offices and see the code enforcement officer or building inspector. If the town is too small to have either hire an independent building inspector.
Sound to me like a building owner trying to do things as cheaply as possible.
Good Luvk,
And mail me if you need more.

Dave