…challenges of all — out of the 10 essential roof-supporting posts that sit inside our sanctuary’s walls — appears to be the easternmost one on the south side. That’s not surprising, given that for nearly 75 years it has been sitting inside the pilaster that is the most weather-exposed, and at the edge of a sun-baked, asphalt-covered parking lot.
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| July 13 (As usual, click/tap on an image to enlarge it.) |
Below the jump, this blog post recounts our cautious, step-by-step process to understanding what needs to be done — and eventually what it will cost.
In our exploration last November, we learned that somehow termites got into this wooden post decades ago. Through our test opening on the wall’s inside, its condition still looked manageable. We had its lower section treated with termiticide — twice, for good measure.
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| Base of post, anchored between metal angle brackets |
Yet in mid-June, just as the waterproofing work was starting, we learned not only that the outside-facing portion of this post was much more damaged, but also that it was infested throughout its length. (These posts are 8" x 10" in cross-section, and 16' high.)
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| June 8 engineering assessment |
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| June 11 plan to open up stucco beyond existing cracks |
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| June 12 |
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| Base of post |
Fortunately, an experienced structural engineer promptly examined the outside, and at first that this post most likely could be repaired, and for only about $5000. He thought that this repair effort could be made concurrently with the ongoing waterproofing project.
(At about this time, Benny Rubenstein agreed to become the point person for the post’s repair, with my support, while I focused on the waterproofing project among others.)
Unfortunately, when we had the stucco opened up more in early July and the engineer got a really good look at the post on July 24, he realized that it had been so damaged that it was no longer reparable. The termite inspector confirmed this assessment.
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| Fully exposed base of post, outside face |
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| Looking down at the post opening, from the parapet above |
With no other realistic option available, we started soliciting bids to have the post replaced altogether. Meanwhile, in consultation with various experts, we strove to imagine the best way to temporarily support the load above the post, so that it could be eased out of its place.
On August 9, Benny was meeting with a contractor who is capable of doing that work. While they were discussing strategy up on the high ladder, one of them happened to press on the newly repainted bottom portion of the roof truss that sits upon the post. Unexpectedly, its surface gave way! Probing further, they realized that this section was quite termite damaged.
That finding raised the disturbing prospect that under the present conditions we could not support the roof load reliably enough to replace the post, without risking structural damage to the nearby components. And perhaps the integrity of the roof was already at risk, even without attempting the post’s replacement.
So the next task was to promptly ascertain the extent of the termite damage — and whether it threatened the integrity of the nearby tie-rod connection, which is vital to the building’s stability. We arranged for part of the adjacent ceiling to be removed on August 16, for better visualization.
On August 17, our termite inspector returned to examine this newly opened area. Happily, he concluded that the damage in the truss appears to be fairly contained. If so, then according to one contractor, it can be repaired rather quickly.
However, our knowledge of the condition of the crucial portion of this truss chord that sits inside the wall — i.e., between the ceiling and the tie-rod connection — is not yet good enough to proceed with confidence to engage someone to replace the post. Therefore this week we plan to have a section of the crown molding removed (carefully, so that it can be replaced again later). Presumably the improved viewing and probing access will be followed by more professional inspections and consultations with contractors — hopefully culminating in more reliable bids.
It remains to be seen how much can still be accomplished before the High Holy Days. Most likely, the existing holes in the wall (in both its inner and outer surfaces) will remained temporarily covered over, and perhaps hidden from view, while it will be announced that this one aspect of the south wall’s repair is still ongoing.
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| August 15 |
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