Ocean club

Atlantic City Ocean Club Condos Parking Garage Appraisal Report

In our previous coverage, we provided updates on the balconies at The Ocean Club Condominiums in Atlantic City, New Jersey. Owners and residents are currently not permitted to use their balconies as a structural survey and required repairs are being carried out as required.

Read more: Atlantic City Ocean Club residents said they couldn’t use the balconies

TSM Harry Hurley

TSM Harry Hurley

TSM Harry Hurley

TSM Harry Hurley

We have now had the opportunity to review information regarding the current parking status of Ocean Club Condominiums. We received a copy of an 18-page structural engineering report from a source who will remain anonymous.

The report was prepared by O&S Associates Engineers and Architects, of Blue Bell, Pennsylvania, originally published March 26, 2021 and updated May 14, 2021.

To Ocean Club Condominiums’ credit, their proactive work predates the tragic collapse of Surfside, Florida Condominium, which took place on June 24, 2021. Prior to this tragic collapse, anything related to engineering/structural studies seemed routine. But it all takes on new meaning now with the untold loss of life that has taken place in Surfside, Florida.

Read more: Florida ‘Surfside’ Condo Collapse Brings Changes to New Jersey

This article is not intended to represent an overall safety condition or comprehensive assessment of The Ocean Club condominiums, nor to cause alarm or panic.
This is simply an update to the conditions as they are believed to exist at this time with respect to a summary of assessment findings, repair recommendations that are reported, as well as notices additional likely construction costs to address these concerns.

TSM Harry Hurley

TSM Harry Hurley

The Ocean Club garage consists of 3 parking levels for residents and visitors.

TSM Harry Hurley

TSM Harry Hurley

According to the report, “The garage parking levels are constructed with two-way flat plate post-tensioned concrete slabs…[which] is a type of construction that uses concrete placed on the ground and high-strength steel cables. »

This method is considered more durable with proper maintenance.

The report assessed the garage to be in fair condition with “localized poor conditions” that require repairs over the next year. The exposed concrete appears to be in good condition with “localized areas where repairs are needed”.

The structure is reinforced with post-tensioned tendons that exist under an enormous amount of tension. If the tendons are compromised, they can rupture with explosive force. The embedded cables in this garage are flagged as being at risk, as several broken cables have been identified and several locations of concrete deterioration or cracking have been identified.

The garage’s water management system failed, with moisture in various areas moving into “failing expansion joints”. This contributed to some of the cracking issues.
Most cracks were minor in most places. However, “larger (1/16″) cracks were observed, however, which is uncommon for a post-tensioned concrete slab”.

It has been 279 days since the May 14, 2021 parking garage appraisal report update. We have no information if anything has been resolved during this time.
Recommendations include a high priority repair program to be performed within the next 2-3 years, as well as a medium priority repair program to be performed within the next 4-5 years.
Most problems were identified visually.

O&S concluded that the problems with the concrete slab were due to moisture chloride seeping from the railcars at high levels. The use of de-icing chemicals may also have accelerated the concrete degradation process.

The cost is estimated to be around $528,000 for critical repairs, $3 million for high priority issues, and $4 million for medium priority issues.

The program suggested in the report includes “…structural repairs to the garage and replacement of water management components to arrest the continued deterioration of the concrete structure.
We would like to re-emphasize that this report is not intended to cause alarm or panic. It is, however, important to relate to the current conditions of this property, where hundreds of people reside and countless others visit and do business inside daily.

We will provide further updates on this as we learn more about expert observations, findings, and repair recommendations.
We have contacted O&S Associates Engineers and Architects and Ocean Club Condominiums for comment.

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