HomeMy WebLinkAbout20250585 233 Ballston Ave. Espey Manufacturing Demolition Structural Report Engineering LLC (518) 441-2057 Justin L. Brennan, P.E.
Civil/Structural Analyses & Design Services NYS License #071987
September 29, 2025
Mr. Jim Davis
Vice President of Operations
Espey Manufacturing
233Ballston Ave
Saratoga Springs, NY 12866
Re: Structural Inspection Report for Existing Building
Location: 233 Ballston Ave, Saratoga Springs, NY
Dear Jim,
On September 2, 2025, I conducted a site visit to the above-referenced property to inspect the
existing building located on the north end of the property and to identify any structural
deficiencies.
Description:
The subject property is a one-story structure, constructed of wood roof plank framing supported
by steel trusses and 12” thick exterior brick masonry bearing walls. The bearing walls are
presumed to rest on a combination of masonry and concrete foundation walls. The building
interior floor is a concrete slab-on-grade, and the exterior abutting ground surfaces are asphalt
and concrete. There are brick masonry wall pilasters located at each truss bearing location.
There are (4) smaller 1-story later built additions to the main building, and these are constructed
of concrete masonry blocks, concrete and wood with metal and asphalt shingled roofs. Asphalt
shingles are present on the main building gable roof and it is unknown if there are any materials
between the shingles and wood planking. The plan dimensions of the main building are 50 ft +/- x
95 ft +/- , roof eave height is 21 ft +/-, and gable roof peak height is 33 ft +/-. Structural steel
overhead crane framing is supported off several of the roof trusses. Based on its design and
construction, the original structure is estimated to have been built in the late 1800’s.
Findings:
The focus of this inspection and report is the main building. The inspection revealed the
following structural deficiencies with the structure.
• (Exterior) Several load bearing pilasters have missing, crumbling bricks and lack of
mortar. See photo 1.
• (Interior & Exterior) Several areas of the brick walls are missing mortar and bricks, most
likely due to building use and freeze -thaw cycles.
• (Exterior) Perimeter of roof eave wood trim members have deteriorated in several
locations due to exterior exposure and moisture.
• Roof shingles are old and showing signs of wear.
• (Interior) Some localized bowing of walls has occurred, most likely due to the overall
height and minimal lateral bracing of the masonry walls.
(233 Ballston Ave, NY – Limited Structural Inspection C’ont)
• The structure is currently unoccupied and unconditioned; this allows for additional snow
loads to accumulate on the roof and moisture inside the building.
While the current Masonry Building Code Requirements and Specifications for Masonry
Structures (TMS 402/602) does not specifically define the maximum allowable height for
masonry walls, it does have limits for unbraced heights of walls. As per table 5.5.1, the maximum
height to wall thickness ratio is 20 to 1 for solid masonry units , and the maximum length to
thickness between lateral supports is 20 to 1 . The bottom chords of the existing steel trusses can
be considered to provide lateral bracing in one direction and prov ide a wall length to thickness
ratio of 15 to 1, and a wall height to thickness ratio of 21 to 1, slightly above the current ratio.
However, the existing roof truss connections to masonry pilasters are unknown, and there is no
lateral bracing of the non-load bearing walls located on the east and west (non-load bearing) ends
of the building.
Recommendations:
Based on my observations and findings, I don’t believe the structure is in imminent danger of
collapse, however, there are several deficiencies with the structure that will require extensive
repairs and reinforcing to provide overall structural adequacy.
• Existing roof trusses will need to be temporarily shored where load bearing brick
pilasters need to have loose mortar and bricks removed and replaced.
• Loose and missing areas of bricks and mortar throughout the building will need to be
removed and replaced in kind.
• Perimeter roof trim will need to removed and replaced in kind.
• Existing roof shingles will need to be removed and replaced.
• Additional structural steel lateral bracing should be installed to prevent further bowing of
walls and to provide structural adequacy.
Given the current state of disrepair the building is in, it is recommended that demolition and
reuse of the property be considered.
This report is focused solely on the main brick framed building. Please feel free to contact me at
518-441-2057 if you have any questions or need further assistance.
Sincerely,
Justin Brennan, P.E.
JL Engineering LLC
(233 Ballston Ave, NY – Limited Structural Inspection C’ont)
Photo 1: Partial Exterior Elevation -Pilasters Photo 2: Missing Exterior Bricks and Mortar
Photo 3: Exterior Wall & Roof Eave Trim Photo 4: Interior Wall & Roof Framing
(233 Ballston Ave, NY – Limited Structural Inspection C’ont)
Photo 5: Partial Exterior Wall Elevation Photo 6: Interior Roof Framing & Walls
Photo 7: Partial Exterior Elevation Photo 8: Exterior Wall Pilaster