Case Study: Structural Foundation Failure & Settlement Assessment in Albany County

A structural visual inspection performed by NEXTBLDG Architecture & Engineering in Cohoes, NY revealed extensive foundation deterioration, active water intrusion, and significant structural movement throughout this 1880 multifamily building. This case study outlines the observed conditions, likely causes, and engineering interpretation of the structural risks present --- along with how NEXTBLDG's engineering services and the EBCNYS guide the path to compliance.

Project Background

The client engaged NEXTBLDG to perform a Preliminary Visual Structural Assessment after code violations and visible structural damage were identified during property securing.

The building is a circa-1880, 3-unit multifamily dwelling constructed on silt and clay soils with glacial deposits, per geological mapping reviewed during the inspection.

"The inspected premise is a building constructed in 1880… The foundation is fieldstone that has undergone repairs."

The structure's age, soil conditions, and history of patch repairs created a high likelihood of cumulative structural distress.

Observed Structural Conditions

1. Foundation Distress & Movement

The fieldstone foundation shows:

• Bulging and outward displacement
• Vertical cracking
• Inadequate patch repairs
• Tilted foundation segments

These conditions fall under EBCNYS 2025 Section 507.4 – Structural Stability, which requires correction when structural movement compromises load-bearing capacity.

2. Water Intrusion & Drainage Failures

The property has no gutters or downspouts, and water was observed pooling directly against the foundation.

Inside the crawlspace:

• Standing water
• Active leaks
• Water flowing through fieldstone joints

Under EBCNYS Chapter 3 – Existing Building Maintenance, uncontrolled water intrusion is considered an unsafe condition requiring remediation.

3. Interior Structural Movement

Throughout the first and second floors, the inspection documented:

• Sloped and bulging floors
• Misaligned doors and windows
• Cracks radiating from door and window frames
• Out-of-level walls
• Ceiling cracks and roof-joist cracking

These conditions align with EBCNYS 1205.1 – Structural Members, which requires structural elements to be maintained free of deterioration and deformation.

4. Unsafe Conditions

Several safety hazards were identified:

• Unguarded second-floor exit
• Missing landings
• Rotted timber repairs
• Displaced concrete piers

These conditions fall under EBCNYS Chapter 11 – Unsafe Structures, requiring immediate correction.

Engineering Interpretation

Primary cause: Long-term settlement on weak soils --- The building sits on fine-grained silt and clay soils, prone to long-term consolidation and moisture-related movement.

Secondary cause: Chronic undermaintenance --- Decades of insufficient repairs compounded the deterioration.

Resulting condition: Structural instability --- The building structure is in the later stages of disrepair; continued neglect would eventually lead to partial or complete loss of the structure.

This conclusion is consistent with EBCNYS Unsafe Conditions (Section 115.1.1).

How NEXTBLDG Supports Code-Compliant Rehabilitation

NEXTBLDG provides the full suite of architectural and engineering services required to bring distressed structures into compliance with the Existing Building Code of New York State (EBCNYS).

Structural Assessment & Code-Referenced Reporting

• EBCNYS-aligned deficiency identification
• Severity-ranked structural evaluations
• Load path analysis and settlement interpretation

Foundation Stabilization & Repair Design

• Engineered underpinning solutions
• Fieldstone foundation reconstruction plans
• Drainage and grading correction design

Water Management & Building Envelope Solutions

• Gutter and downspout design
• Site drainage improvements
• Moisture mitigation strategies

Permit-Ready Construction Documents

• EBCNYS-compliant drawings
• Structural repair details
• Contractor-ready specifications

Owner & Contractor Support

• Scope-of-work development
• Cost-prioritized repair sequencing
• Coordination with local code enforcement

NEXTBLDG's audit-ready workflows ensure that all recommendations align with EBCNYS 2025, supporting safe occupancy, code compliance, and long-term structural performance.

Key Takeaways for Owners, Buyers & Contractors

• Fieldstone foundations of this age often require full stabilization or reconstruction, not patching.
• Water intrusion is a primary driver of accelerated deterioration.
• Sloped floors and wall cracks are structural indicators, not cosmetic issues.
• EBCNYS requires correction of unsafe conditions, structural deformation, and water intrusion.
• Engineering evaluation is essential before planning repairs or renovations.

Conclusion

The structural inspection at this Cohoes property reveals a building experiencing active settlement, severe water intrusion, and widespread structural movement. These conditions pose significant safety risks and require engineered stabilization or reconstruction to restore structural integrity and meet EBCNYS 2025 requirements.

NEXTBLDG provides code-referenced structural assessments, foundation evaluations, and engineered repair plans for distressed residential and multifamily buildings across New York State.