Forensics – Walker Consultants https://walkerconsultants.com Tue, 20 Oct 2026 18:40:38 +0000 en hourly 1 https://wordpress.org/?v=7.1.3 https://walkerconsultants.com/wp-content/uploads/2025/09/cropped-Walker-Consultants_Globe-for-square-crop-32x32.png Forensics – Walker Consultants https://walkerconsultants.com 32 32 Investigating the impact of adjacent construction https://walkerconsultants.com/investigating-the-impact-of-adjacent-construction/ Wed, 14 Oct 2026 19:24:32 +0000 https://walkerconsultants.com/?p=26678
Human Written Content Human Written Content

Construction can change a neighborhood. Sometimes, it can also change the building next door.

Construction in urban areas generally brings temporary disturbances to the adjacent properties. Once the work is completed, the disruption typically ends. In some cases, however, the impact reaches beyond the site itself, leaving neighboring property owners with damage they did not have before and questions about what caused it.

Construction in urban areas generally brings temporary disturbances to the adjacent properties. Once the work is completed, the disruption typically ends. In some cases, however, the impact reaches beyond the site itself, leaving neighboring property owners with damage they did not have before and questions about what caused it.

When damage appears alongside nearby construction, determining what actually happened is not always straightforward. An adjacent construction forensic investigation examines the conditions at the affected property alongside the work occurring next door to determine whether there is a connection, identify what may have caused the damage, and provide the information needed to determine what comes next.

What Is Adjacent Construction Damage?

Adjacent construction damage is damage to an existing building, structure, or other built environment associated with construction occurring on a nearby property.

The potential impact of adjacent construction depends on more than proximity. Excavation, demolition, pile installation, drilling, compaction, dewatering, and heavy equipment can introduce vibration or change the soil and groundwater conditions surrounding existing foundations. The construction methods being used, depth of excavation, site/soil conditions, groundwater, proposed foundation systems, and age and condition of neighboring structures can all influence how an existing structure responds.

Potential signs can include new or growing cracks, settlement, tilting, uneven floors, separation between building components, water intrusion, or doors and windows that are out of plumb or no longer operate as they did before.

Noticing these changes is the first step. Determining whether they resulted from the neighboring construction requires investigation.

Establishing What Changed

An adjacent construction investigation begins by establishing the condition of the property and developing a timeline around the reported damage.

A preconstruction condition survey can be particularly valuable. Performed before potentially impactful work begins, the survey documents existing conditions through photographs, measurements, and written observations. If concerns arise later, investigators can compare current conditions with that baseline to determine what is new, what was already present, and what may have changed.

When a preconstruction survey is not available, other records can help fill in the timeline. Photographs, construction drawings, geotechnical reports, excavation and shoring plans, construction schedules, daily reports, surveys, repair records, historic aerial and street views, and correspondence may all provide useful context.

Investigators also document current conditions in the field, looking at the location, pattern, severity, and extent of the reported distress. Depending on the conditions, that work may include measurements, surveys, nondestructive testing, or other investigative techniques. At a six-story building located at the Tribeca district of New York City, Walker Consultants performed both a pre- and post-construction condition survey of the building; took detailed photographs and notes; reviewed construction drawings including the foundation and support of excavation drawings; analyzed the monitoring reports that consisted of vibration, optical survey and crack gage monitoring; and determine the cause of distress and develop a scope of repairs addressing the distress observed.

Understanding What Happened During Construction

The next piece of the investigation is understanding what was occurring next door.

Investigators may review the construction methods and sequencing, excavation and shoring systems, foundation work, dewatering, construction equipment, and other activities that could potentially affect the neighboring structure. The goal is to compare the construction activity with the timing and location of the observed changes.

Monitoring data can provide important evidence. Depending on the project, instrumentation may have been used to track vibration, settlement, lateral movement, crack movement, or other changes during construction.

Vibration is often one of the first concerns when damage appears near an active construction site. Monitoring equipment can measure vibration magnitude, frequency, duration, and timing, allowing investigators to compare recorded events with construction activity and applicable criteria. But vibration is only one potential mechanism. Excavation can affect the support provided to nearby foundations. Dewatering can alter groundwater conditions and contribute to soil movement or consolidation. Shoring, underpinning and soil improvement techniques can also influence how surrounding structures behave.

The investigation considers the construction activity and available monitoring data together to identify which mechanisms are consistent with the conditions observed at the property. At the Tribeca building in New York City, the monitoring program was robust and played a significant role in determining when the damage occurred and what caused it.

Connecting the Damage to the Construction

When a building begins to move during nearby construction, understanding why requires looking beyond the visible damage. Investigators consider whether the type, location, and timing of the distress are consistent with the construction activities and conditions occurring next door.

At 1147 South Hope Street in Los Angeles, a two-story unreinforced masonry building constructed in 1919 began showing distress after excavation started next door for a 30-story reinforced concrete building with subterranean parking. The observed conditions included tilting and cracking of exterior walls and settlement of the slab-on-grade.

Walker performed visual and nondestructive evaluations to determine the extent of the damage and analyzed construction monitoring data to investigate the settlement. The investigation concluded that adequate support had not been provided for the existing building’s wall foundations prior to and during excavation, resulting in foundation settlement and the observed building distress.

The investigation provided more than documentation of the cracks and movement. It identified the mechanism behind the distress and established how the neighboring construction contributed to it.

What Does an Adjacent Construction Investigation Provide?

Understanding what happened is ultimately valuable because it gives property owners a technical basis for deciding what to do next. Once the extent and cause of the damage are better understood, the findings can help guide decisions about repairs, continued monitoring, stabilization, and how to address the impacts of the neighboring construction.

Depending on the circumstances, the findings may support repair design, additional monitoring or stabilization, insurance claims, discussions between neighboring property owners, construction disputes, or litigation.

At 1147 South Hope Street, Walker’s involvement continued beyond determining the cause of the distress. The team provided consulting during repair design and construction, as well as litigation support, and the investigation supported the client’s resolution of an insurance claim related to the adjacent construction damage.

When changes to a property appear alongside nearby construction, timing alone cannot explain what happened. An adjacent construction forensic investigation brings the condition of the building, the construction activity, and the available records and monitoring data together to establish what changed, why it changed, and what should happen next.

This article was written by a human and reviewed by a Walker Consultants expert.

]]> Hail Damage in Central Texas: Why Every Commercial Roof and Building Facade Should Be Professionally Assessed  https://walkerconsultants.com/hail-damage-in-central-texas-why-every-commercial-roof-and-building-facade-should-be-professionally-assessed/ Thu, 10 Sep 2026 19:43:45 +0000 https://walkerconsultants.com/?p=26504 *Human Written Content  

Texas is no stranger to severe hailstorms. From Austin and Central Texas to Dallas–Fort Worth, Houston, and surrounding communities across the state, hail events can produce millions of dollars in property damage within minutes. While obvious damage such as broken windows or punctured roofing can be easy to identify, many of the most expensive problems begin with damage that is difficult, or impossible, to see from the ground.  A professional assessment by professional engineers and/or IIBEC certified roofing professionals can identify damage which may be needed to support or deny insurance claims. 

Why Central Texas Buildings Are Especially Vulnerable 

The combination of intense thunderstorms, large hail, high winds, and prolonged UV exposure makes Texas one of the most demanding environments for commercial building exteriors.  After a significant hailstorm, damage may occur to:
  • Low-slope membrane roofs 
  • Modified bitumen roofing 
  • Built-up roofing systems 
  • Metal roof panels and standing seam roofs 
  • Asphalt shingles 
  • Roof-mounted mechanical equipment 
  • Metal wall panels 
  • EIFS and stucco systems 
  • Fiber cement siding 
  • Exterior insulation systems 
  • Window frames and glazing 
  • Sealants and waterproofing joints 
  • Gutters and downspouts 
  • Canopies 
  • Edge Metal 
Some damage is immediately visible. Much of it is not. 

Not Every Dent Means Replacement is Necessary 

One of the biggest misconceptions after a hailstorm is that every dent or impact requires replacement. Conversely, another common mistake is assuming that because a roof “looks fine,” it suffered no damage.  The reality lies somewhere in between.  A proper evaluation distinguishes between cosmetic and functional damage, considers whether damage may shorten the service life of the roofing or façade system, and separates hail event related conditions from pre-existing conditions.   This distinction is critical when making repair decisions or presenting an insurance claim. 

Hidden Damage Can Cost Thousands Later 

Even relatively small hailstones can compromise roofing materials in ways that are not immediately apparent.  Examples include: 
  • Fractured membrane reinforcement 
  • Cracked protective coatings 
  • Bruised insulation beneath roof membranes 
  • Displaced flashing 
  • Damaged sealants around penetrations 
  • Coating fractures on metal roofing 
  • Displaced reflective granules on asphaltic shingles and membranes 
  • Microcracking in stucco or EIFS 
  • Water intrusion pathways that develop months after the storm 
These conditions may not leak immediately. Instead, hail damage can accelerate deterioration  of materials. Compromised materials can allow moisture to enter the building envelope, leading to mold, corrosion, interior damage, and expensive repairs that could have been avoided through early detection. 

Why Assessment by Qualified Professionals Matter 

Roofing contractors play an important role in repairing damaged roofs, but an independent engineering/roof consultant assessment provides an objective evaluation focused on the building’s performance rather than simply recommending replacement.  A professional engineer or building envelope consultant can evaluate whether hail caused functional damage, determine the extent of damage across the property, and assess the remaining service life of affected roofing components. The evaluation can also help distinguish storm-related damage from age-related deterioration, inform repair-versus-replacement decisions, and provide documentation suitable for insurance claims or litigation.  Our reports provide detailed photographs, measurements, damage mapping, and technical opinions supported by accepted engineering principles. 

Don’t Forget the Building Facades 

Many property owners focus exclusively on the roof after a hailstorm.  However, building facades often experience significant damage that goes unnoticed.  Hail impacts can damage: 
  • Stucco finishes 
  • EIFS systems 
  • Metal panels 
  • Architectural coatings 
  • Masonry sealants 
  • Window glazing 
  • Curtain wall systems 
  • Exterior flashing and trim 
Water entering through damaged facade components may not become visible until months after the storm. A complete post-storm assessment should evaluate the entire building envelope, not just the roof. 

Timing Matters 

Insurance policies often include deadlines for reporting storm damage. Waiting too long may make it difficult to distinguish hail damage from normal aging or subsequent weather events.  Early documentation can provide better evidence of storm-related damage, support more accurate repair recommendations and insurance claim evaluations, and establish a baseline for future monitoring if immediate repairs are not necessary.  Even if no repairs are ultimately required, knowing the condition of your building provides valuable peace of mind. 

Our Hail Damage Assessment Services 

Our engineers provide independent evaluations of commercial, institutional, multifamily, and industrial properties throughout Central Texas.  Our services include: 
  • Commercial roof evaluations 
  • Building envelope inspections 
  • Hail damage mapping 
  • Drone-assisted roof documentation 
  • Moisture intrusion investigations 
  • Repair versus replacement recommendations 
  • Insurance claim support 
  • Expert witness and litigation consulting 
  • Peer review of contractor recommendations 
Our objective is simple: provide property owners with technically sound, unbiased opinions that help them make informed decisions. 

Schedule a Hail Damage Assessment 

If your property has recently experienced a hailstorm, or if you’re unsure whether previous storms caused hidden damage, now is the time to have it evaluated.  A timely assessment by a qualified expert can help protect your building, support insurance claims when appropriate, and prevent minor storm damage from becoming a major repair project. 

Contact us today to schedule a professional hail damage assessment for your commercial property. 

     
*This article was written by a human and reviewed by a Walker Consultants expert]]> Understanding Landslides: Causes, Risks, and What to Do After One Occurs https://walkerconsultants.com/understanding-landslides-causes-risks-and-what-to-do-after-one-occurs/ Fri, 12 Jun 2026 18:13:15 +0000 https://walkerconsultants.com/?p=25159

*Human Written Content

Heavy rainfall can do more than flood streets or leak through roofs. In some cases, it can cause the ground itself to move. When soils become saturated and lose stability, slopes may fail, sending soil, rock, and debris downhill in what is known as a landslide.

For property owners in hillside areas or anywhere with significant drainage or grading, landslides are a serious concern. They can damage structures, disrupt drainage systems, and create long-term stability issues if the underlying cause is not addressed.

Understanding how landslides occur, the conditions that trigger them, and what to do if one affects your property can help reduce risk and guide effective recovery.

What Is a Landslide?

A landslide is a type of ground failure caused by slope instability, where soil, rock, or debris moves downslope due to gravity. Landslides can occur suddenly during storms or develop gradually as soils weaken over time.

Landslides come in several forms depending on how material moves:

  • Debris flows or mudflows – mixtures of soil, water, and debris that move rapidly downhill
  • Soil slumps – sections of ground that rotate or drop along a curved failure surface
  • Earth flows – slower movement of saturated soil
  • Slope failures – collapse of soil or rock along a weakened plane

These events are often triggered by changes in water conditions within the soil. As water fills the spaces between soil particles, groundwater pressure increases and the friction that normally holds the slope in place decreases. When the resisting strength of the soil becomes lower than the pressures acting on it, the slope can fail.

Conditions That Cause Landslides

Landslides result from one or more factors that gradually weaken soil stability.

Heavy or Prolonged Rainfall

Rain is the most common cause of landslides. When soil becomes saturated:

  • Groundwater pressure increases
  • Soil strength decreases
  • Slopes become less stable

This combination can cause soil layers to slide or collapse, especially on steep terrain. Intense storms can also produce large volumes of runoff from surrounding hillsides. In one investigated case, heavy rainfall overwhelmed natural drainage paths and carried thousands of cubic feet of mud and debris onto a residential property.

Poor Drainage

Blocked or poorly designed drainage systems can allow water to accumulate in soils. Culverts, drainage basins, and stormwater systems that become clogged with debris can concentrate water in areas not designed for prolonged saturation. Over time, this added moisture can weaken slopes and increase the likelihood of ground movement.

Wildfire Damage

In wildfire-prone regions like California, landslide risk often increases after fires. Wildfires destroy vegetation that stabilizes slopes, damage underground utilities, and leave soils more vulnerable to erosion. Rainfall on burned hillsides frequently produces mudflows and debris flows that move rapidly downhill.

Changes to Hillsides

Human activity can also contribute to landslides. Examples include:

  • Poorly compacted fill soil
  • Improper fill material and grading
  • Construction debris on slopes
  • Construction activity and vibrations
  • Altered drainage patterns

Ruptured water lines releasing water underground Loose materials on slopes can easily be mobilized during heavy rain.

Seismic Activity

Earthquakes can weaken slopes or trigger landslides directly by shaking loose soil layers. Earthquakes can also cause land movement in flat areas in the form of lateral spread or liquefaction.

Why Landslides Matter for Buildings and Property

Landslides can affect far more than the ground. Because buildings, infrastructure, and utilities depend on stable soil, its movement can cause widespread damage.

Damage to Buildings

When soil beneath or around a building moves, foundations can shift or settle unevenly. This may result in:

  • Cracking in foundations and walls
  • Sloping floors
  • Misaligned structural frames
  • Misaligned door and window frames
  • Separation of building components

Damage to Site Improvements

Landslides frequently damage nonbuilding structures and site improvements such as:

  • Retaining walls and fences
  • Driveways and walkways
  • Landscaping

 

Investigations following ground failures often find erosion, sinkholes, and undermined structural elements that increase vulnerability to future storms.

Damage to Utilities

Ground movement can disrupt buried infrastructure including:

  • Stormwater drainage systems
  • Water supply lines
  • Sewer or septic systems
  • Irrigation systems

Once these systems are compromised, additional soil movement can occur, and flooding and erosion can worsen during future storms.

Warning Signs of a Landslide

Some landslides occur suddenly, while others develop gradually and show early warning signs.

Common warning signs include:

  • New cracks forming in soil, pavement, or retaining walls
  • Leaning fences, trees, or walls
  • Slumping or bulging ground surfaces
  • Areas of unusual erosion
  • Mud or debris deposits after storms
  • Sudden changes in drainage patterns
  • Sinkholes or ground depressions

These signs may indicate that soils are shifting or that water is running and accumulating beneath the surface.

Understanding the Ground Beneath Your Property

Rainstorms and other sources of water can place significant stress on both buildings and the soils that support them. As slopes become saturated, changes in groundwater pressure can quickly alter the stability of the ground, sometimes resulting in landslides that affect structures, drainage systems, and surrounding infrastructure.

Recognizing the warning signs and understanding how these events occur can help property owners respond quickly and make informed decisions about repairs and site stability. Investigating conditions early often makes it easier to identify the root cause of ground and structure movement and reduce the risk of further damage.

Following a landslide, a forensic engineer can help property owners understand what caused the ground movement and how it affected structures, drainage systems, and surrounding site conditions. Through field observations, measurements, and engineering analysis, forensic engineers document the extent of damage and identify factors that contributed to the failure. This process helps guide repair planning and can provide valuable documentation for insurance, legal, or property management needs.

*This article was written by a human and reviewed by a Walker Consultants expert

]]> Storm-Ready Structures: Hurricane Season Tips for Building Owners https://walkerconsultants.com/storm-ready-structures-hurricane-season-tips-for-building-owners/ Fri, 29 May 2026 19:00:19 +0000 https://walkerconferences.com/?p=24360

*Human Written Content

As hurricane season approaches, building owners face the annual challenge of protecting their properties—and the people who rely on them.

From high-rise condos to public infrastructure, every structure has unique vulnerabilities, and now is the time to act.

At Walker Consultants, we’ve worked on both sides of the storm—helping clients fortify buildings in advance and investigating damage after the fact.

Our forensics and restoration experts have seen firsthand what works, what fails, and how preparation can make all the difference.


Here are key steps every building owner should plan on taking prior to commencement of hurricane season on June 1.

Assess Your Building Systems

Your building’s first line of defense against hurricane damage is its envelope—walls, windows, doors, and roof systems.

Even small breaches can lead to major water intrusion, organic growth, and costly downtime.

  • Schedule a building envelope inspection. Look for signs of deterioration, improper seals, or required maintenance.
  • Verify that vulnerable glazing systems can be protected from wind-borne debris impact, especially in older buildings.
  • Inspect the roof for signs of uplift vulnerability, membrane damage, and flashing issues.
  • For vertical transportation systems, review that controller rooms, machine rooms, and electrical spaces are protected from water intrusion where possible. Confirm sump pumps, drainage systems, and waterproofing protections serving elevator pits and lower-level equipment spaces are functional.

Understand the Risks of Wind and Water

Hurricane-force winds can exploit weaknesses in facades, drive rain sideways and dislodge unsecured equipment.

Water, both from rainfall and storm surge, is equally destructive.

Wind Exposure
Secure rooftop equipment and architectural features. Anything that isn’t anchored becomes a hazard in high winds.
Water Exposure
Evaluate drainage systems. Blocked scuppers, downspouts, or roof drains can result in ponding water or interior leaks.
  • Assess flood vulnerabilities based on location and elevation. Consider flood-resistant upgrades for critical areas.
  • Review elevator pits, machine rooms, and escalator equipment areas for flood exposure. Water intrusion in these spaces can damage critical components and lead to extended outages.

Review Your Emergency Response Plan

Preparedness isn’t just physical—it’s operational.

  • Have an emergency response contractor on standby for post-storm damage assessment and water mitigation.
  • Document your building condition before the storm with photos and notes. This supports faster insurance claims and repair planning.
  • Ensure your tenants or occupants understand emergency protocols. Communication saves lives—and property.
  • Coordinate in advance with your elevator maintenance provider and vertical transportation consultant on shutdown procedures, emergency power priorities, and post-storm response roles.
Communication saves lives—and property.

Plan for Recovery—Before the Storm

After a hurricane, building owners often scramble to assess damage, manage tenant expectations, and line up repair contractors.

  • Work with a consultant now to create a post-event investigation and recovery strategy.
  • Understand the typical failures for your building type so you can prioritize inspections and repairs efficiently.
  • Invest in materials and details that reduce long-term vulnerability. Often, the most durable upgrades are the least visible.

Ready to Strengthen Your Building?

Walker Consultants offers proactive evaluations, building envelope and vertical transportation assessments, and post-storm forensic investigation and restoration services to help building owners weather the season with confidence.

Whether you’re preparing for the next storm or recovering from the last one, we’re here to help you build smarter—and rebuild stronger.

*This article was written by a human and reviewed by a Walker Consultants expert

]]> After the Fire: Understanding Hidden Damage to Buildings and Structures https://walkerconsultants.com/after-the-fire-understanding-hidden-damage-to-buildings-and-structures/ Thu, 28 May 2026 17:37:16 +0000 https://walkerconferences.com/?p=21601

When a wildfire is contained, the visible flames may be gone, but the risk to buildings and infrastructure often remains. While charred materials and obvious burn damage are easy to identify, some of the most consequential impacts of a wildfire are less apparent and can continue to affect a property long after the smoke clears. 

Understanding these hidden effects is critical for safety, planning repairs, and preventing future failures. 

How Wildfires Affect Structures Beyond Burn Damage 

Wildfires expose buildings to extreme conditions that go well beyond direct flame contact. Even structures that appear largely intact may have been subjected to high heat, strong winds, airborne debris, and combustion by-products that compromise performance in ways that are not immediately visible. 

Some common post-wildfire concerns include: 

  • Thermal exposure of building materials: Elevated temperatures can alter the physical and mechanical properties of materials such as steel, concrete, wood, and composites. Even without visible deformation or charring, heat exposure can reduce strength, stiffness, and long-term durability. 
  • Smoke, ash, and combustion by-products: Fine particulates and chemical residues can infiltrate building envelopes and concealed spaces. These by-products may accelerate corrosion, degrade finishes, and affect indoor air quality. 
  • Wind-driven damage during fire events: Wildfires are often accompanied by strong winds, which can loosen connections, displace roofing or cladding, and introduce pathways for water intrusion. 
  • Post-fire soil and site instability: Loss of vegetation and changes in soil conditions can increase the risk of erosion, excessive runoff, and mudslides. These conditions can undermine foundations, retaining walls, and site drainage systems during subsequent rain events. 

Why a Post-Wildfire Investigation Matters  

A post-wildfire forensic investigation helps identify both visible and hidden damage so property owners can make informed decisions about safety, repair, and long-term performance. Without a thorough evaluation, compromised materials or systems may remain in place, increasing the risk of future failures or costly repairs down the line. 

Key objectives of a post-wildfire investigation include: 

  • Evaluating whether structural and non-structural components remain viable 
  • Identifying damage caused by heat, wind, water, and smoke exposure 
  • Determining the extent of repair versus replacement required 
  • Supporting safe re-occupancy decisions 
  • Providing documentation that can assist with recovery planning and insurance discussions 

Supporting Recovery and Long-Term Resilience 

Post-disaster recovery is not just about restoring what was lost. It is about ensuring that repairs are appropriate, durable, and based on a clear understanding of the damage sustained. Forensic investigations provide the technical foundation needed to coordinate effective repairs and reduce uncertainty during recovery. 

By addressing the full scope of wildfire-related impacts, both obvious and hidden, property owners and stakeholders are better equipped to restore buildings safely and reduce the risk of future issues. 

]]> Introducing: Walker’s Kansas City Office https://walkerconsultants.com/introducing-walkers-kansas-city-office/ Thu, 07 Aug 2025 21:40:00 +0000 https://walkerconsultants.com/?p=20055 Kansas City. While our local experts have supported projects in the city and across the region, our new brick-and-mortar location deepens our commitment to the area and provides a base for exceptional client service. From building envelope consulting to property condition assessments, parking design and consulting, restoration, and beyond — we’re proud to offer our full range of services right here in KC.

Meet Our Local Experts

Joelle Lattimer, PE, CxA+BE, BECxP, and Brian Hulsey, PE are our local leaders and experts in Kansas City.

Contact our Team

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