A signed and sealed drawing carries the official state seal and signature of a licensed Professional Engineer (PE). This seal legally certifies that the design satisfies applicable international and local building codes, life-safety requirements, and structural load standards (ASCE 7). Municipal building departments require sealed drawings to approve permits for new construction, additions, elevated decks, commercial build-outs, and structural alterations.

To expedite the review, clients should gather any available architectural or structural blueprints, previous property survey plats, geotechnical (soil) reports, permitting documents, and clear photographs of the specific structural concerns or remodel areas.

A focused structural site observation typically takes 1 to 2 hours on-site, with the written and sealed inspection report delivered within 3 to 7 business days. Full structural design packages for residential additions, new custom homes, or commercial alterations vary depending on complexity and project scope, typically ranging from 2 to 4 weeks.

A building can be evaluated much like a patient. The engineer serves as the building’s doctor, reviewing its history, evaluating visible symptoms, determining what additional information is needed, and developing an appropriate repair strategy.

Building forensics, Ground Penetrating Radar (GPR), infrared thermography, drone imaging, ultrasound, moisture mapping, and other nondestructive testing methods are diagnostic resources. Like medical imaging or laboratory testing, these tools help the engineer look beyond visible symptoms and make better-informed decisions about the building’s condition.

The testing method is not the diagnosis by itself. The value comes from selecting the appropriate technology, collecting reliable information, and interpreting the results within the context of the building’s construction and observed conditions.

Building forensics is the systematic investigation of building failures, deterioration, water intrusion, cracking, movement, corrosion, and other performance concerns.

The process may include reviewing construction documents, gathering the building’s repair and maintenance history, visually examining affected areas, documenting patterns, performing diagnostic testing, and evaluating the collected information to identify probable causes.

The objective is not simply to document damage. It is to understand why the condition developed, determine its likely extent, and provide a practical path toward repair.

When should a forensic building investigation be considered?

A forensic investigation may be appropriate when a building exhibits:

• Recurring water intrusion or unexplained moisture
• Cracking, displacement, or visible movement
• Concrete spalling or exposed reinforcing steel
• Corrosion of structural or exterior components
• Premature coating, sealant, roofing, or waterproofing failures
• Deteriorated balconies, elevated decks, façades, or structural framing
• Conditions that continue to return after previous repairs
• Damage following a hurricane, fire, flood, impact, or other event
• Disputes concerning construction quality or the cause of damage

Early investigation can help distinguish localized maintenance concerns from conditions requiring a broader engineering evaluation.

Nondestructive testing, commonly called NDT, is a group of investigative methods used to gather information about a material or assembly without causing unnecessary damage.

Depending on the building and the suspected condition, NDT may be used to identify concealed reinforcing steel, estimate concrete thickness, locate subsurface anomalies, map moisture patterns, compare material conditions, or identify areas requiring focused exploratory openings.

NDT does not eliminate every need for destructive testing. Instead, it helps focus the investigation so that exploratory openings can be placed more strategically and unnecessary demolition can be reduced.

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Ground Penetrating Radar, or GPR, transmits electromagnetic energy into a material and records reflections created by changes below the surface.

For concrete investigations, GPR may assist in locating:

• Reinforcing steel
• Post-tensioning tendons
• Conduits and embedded utilities
• Voids or subsurface anomalies
• Changes in slab thickness
• Differences between adjoining materials or construction areas

GPR is especially valuable before drilling, coring, cutting, or performing selective demolition. However, its effectiveness depends on the material, depth, site conditions, equipment configuration, and the experience of the operator interpreting the results.

GPR may help locate reinforcing steel and identify signal patterns associated with changing conditions, but it does not directly expose the steel or independently confirm its remaining cross-sectional area.

When corrosion or section loss is suspected, the engineer may recommend combining GPR with methods such as concrete sounding, corrosion-potential testing, selective demolition, direct measurements, or other appropriate testing. Using multiple investigation methods generally provides a more defensible understanding of the condition.

Infrared thermography records variations in surface temperature. These temperature patterns may help identify conditions associated with moisture, air leakage, missing insulation, thermal bridging, roofing anomalies, or differences within a building assembly.

Infrared imaging does not allow the operator to see directly through a wall or roof. It identifies thermal patterns that must be interpreted in relation to weather, solar exposure, interior conditions, material properties, and the building’s construction.

When appropriate, thermal findings are compared with moisture-meter readings, visual observations, probing, or selective openings.

Drones provide a safe and efficient method of documenting roofs, façades, balconies, towers, and other areas that may be difficult to access from the ground.

Depending on the investigation, drone services may include:

• High-resolution visual photography
• Infrared thermal imaging
• Roof and façade surveys
• Storm-damage documentation
• Photogrammetric models
• Digital twins
• Progress documentation
• Comparison of changing conditions over time

Drone imaging can help the investigation team identify areas requiring closer examination, but it does not replace hands-on inspection when physical access, probing, testing, or material sampling is necessary.

Photogrammetry uses overlapping photographs to create measurable two-dimensional maps or three-dimensional models of a building or site.

A digital twin developed from this information can provide a permanent visual record of the property at a particular point in time. It may be used to document existing conditions, plan repairs, compare pre-storm and post-storm conditions, track construction progress, or help project teams communicate about specific building locations.

The model’s accuracy and usefulness depend on the equipment, flight planning, site access, environmental conditions, control points, and intended use of the finished model.

Ultrasonic testing introduces sound energy into concrete and measures how that energy travels through the material. Changes in travel time, velocity, or signal quality may indicate differences in concrete consistency or internal conditions.

Depending on the equipment and testing configuration, ultrasound may assist with:

• Comparing concrete quality between test locations
• Evaluating material uniformity
• Identifying areas of suspected cracking, voiding, or deterioration
• Estimating depth or thickness under suitable conditions
• Supporting broader concrete-condition assessments

Ultrasonic results require professional interpretation and are generally most useful when compared with visual observations, sounding, GPR, material testing, or selective demolition.

No investigative method can guarantee the identification of every concealed condition. Buildings contain layered materials, inaccessible areas, complex geometry, repairs, utilities, moisture, and other variables that may affect test results.

The goal is to select the most appropriate combination of tools for the suspected condition. In many investigations, the strongest conclusions are developed by combining several sources of information rather than relying on a single instrument.

Most NDT methods require little or no disturbance to the building. However, limited probing, moisture testing, material sampling, or selective demolition may still be recommended when direct confirmation is necessary.

Much like a biopsy following medical imaging, a small exploratory opening can provide information that cannot be conclusively obtained from the surface. When openings are necessary, diagnostic technology can help place them where they are most likely to provide useful information.

No. Diagnostic equipment collects data; it does not independently determine the cause of a building problem or prescribe the appropriate repair.

Reliable conclusions require an understanding of building materials, structural behavior, moisture movement, construction practices, exposure conditions, and the limitations of each testing method. JMP uses diagnostic findings as part of a broader forensic or engineering evaluation.

Following the investigation, JMP may provide findings, photographs, testing results, probable causes, and recommendations appropriate to the authorized scope of work.

When needed, the next phase may include:

• Additional focused testing
• Selective demolition or material sampling
• Laboratory analysis
• Repair recommendations
• Construction drawings and specifications
• Contractor bidding assistance
• Construction-phase observations
• Follow-up testing to evaluate completed repairs

The objective is to move from symptoms, to evidence, to diagnosis, and finally to a practical repair strategy.

The investigation begins with the building—not the equipment. JMP considers the observed symptoms, construction type, material composition, accessibility, building history, suspected failure mechanisms, and the decisions the investigation must support.

From there, we recommend the diagnostic resources most likely to provide meaningful information. This prevents unnecessary testing and helps ensure that each method serves a defined purpose within the overall evaluation.

JMP combines engineering knowledge with specialized building-forensics experience and modern diagnostic technology. This allows the same team to evaluate visible symptoms, select appropriate testing methods, interpret the collected information, and develop recommendations based on how the building was designed, constructed, and exposed.

Our goal is not merely to locate a symptom. It is to understand the condition well enough to help the owner make informed decisions about maintenance, further investigation, and repair.

State and county health departments (such as the Alabama Department of Public Health or the Florida Department of Health) regulate public and semi-public pools. This includes pools at condominiums, homeowner associations (HOAs), apartment complexes, hotels, commercial developments, RV parks, and fitness facilities. Private single-family residential pools are typically governed only by local municipal building departments under the ISPSC, whereas public facilities require dual-track approvals: health department operating permits and local structural/building permits.

No. Public health rules require that a formal Application for Permit to Construct—supported by signed and sealed engineering drawings, hydraulic calculations, equipment cut sheets, and site utility plans—be reviewed and approved by the health department before local building departments will release structural/pool permits, and before any excavation or site work commences.

The ISPSC references structural standards (including ACI 318 for concrete) that mandate proper design for dead loads, hydrostatic uplift, active soil pressure, surcharge loads from adjacent structures, and slope stability. An engineered design ensures the shell resists cracking, shifting, or “popping” out of the ground due to high groundwater tables or expansive soils.

Yes, but it requires a site-specific surcharge analysis. When a pool excavation or shell falls within the 45-degree angle of repose (influence zone) of an existing foundation or retaining wall, a structural engineer must design the pool shell or an adjacent underpinning/retaining system to resist the added lateral pressure from the home and prevent foundation undermining.

Permit submittals generally require sealed engineering plans specifying:

• • Minimum concrete compressive strength (f‘c, typically 4,000 psi or greater) and water-cement ratio.
  • Rebar sizing, spacing, clearances, and lap splice schedules for walls, floors, and bond beams.
  • Hydrostatic pressure relief details (e.g., hydrostatic relief valves or perimeter sub-drainage).
  • Special soil accommodations (e.g., helical piles or deepened grade beams for poor soils or steep embankments).

A standard home inspector is a generalist who identifies visible defects across various systems (HVAC, plumbing, electrical, roofing). They cannot diagnose root structural causes, calculate load capacities, or design repairs. A licensed structural engineer conducts in-depth forensic evaluations, determines the structural significance and cause of damage, and provides engineered, code-compliant repair plans backed by a signed and sealed legal document.

A standard structural report documents observable conditions, identifies signs of structural distress (such as foundation settlement, cracking, concrete spalling, or framing deflections), evaluates potential causes, and outlines recommended remedial actions. Reports include photographic evidence, technical analysis, and the seal and signature of a licensed PE for use with lenders, insurance carriers, buyers, or contractors.

Yes. Services include unbiased forensic site investigations, destructive/non-destructive testing oversight, code compliance verification, standard-of-care reviews, formal expert reports, and expert testimony during depositions and trials for construction defect, storm damage, and structural failure claims.

A focused structural site observation typically takes 1 to 2 hours on-site, with the written and sealed inspection report delivered within 3 to 7 business days. Full structural design packages for residential additions, new custom homes, or commercial alterations vary depending on complexity and project scope, typically ranging from 2 to 4 weeks.

In many cases, an engineer can determine if a wall is load-bearing by inspecting accessible spaces above and below (attics, crawlspaces, basements) to trace the joist direction, point loads, and beam alignments. However, if structural framing is completely concealed by finished ceilings and floors, selective exploratory openings (small drywall cutouts) may be required to verify conditions with certainty.

No. Structural engineering firms provide unbiased design, evaluation, and repair specifications. To maintain objective standard-of-care and avoid conflicts of interest, the physical construction work is performed by a licensed general or specialty trade contractor using the engineer’s sealed drawings.

A FORTIFIED designation substantially lowers the risk of catastrophic storm damage and water intrusion. In many coastal and high-wind jurisdictions, certification qualifies homeowners for mandatory wind insurance premium discounts, mitigation tax credits, and state-backed grant programs, while increasing overall property resale value.

Engineers provide the continuous load path engineering, shear wall schedules, uplift connector specifications, and foundation tie-down designs required for FORTIFIED Gold and Silver levels. In addition, an independent, certified FORTIFIED Evaluator must perform milestone inspections throughout the build or reroof to verify compliance before IBHS issues the final certificate.

The Insurance Institute for Business & Home Safety (IBHS) FORTIFIED program is a voluntary construction and reroofing standard designed to strengthen homes against severe weather (hurricanes, high winds, and hail). It includes three tiers:

• • FORTIFIED Roof™: Focuses on sealed roof decks, ring-shank nail patterns, and high-wind rated shingles to prevent water intrusion.
  • FORTIFIED Silver™: Adds protection for building envelope openings (impact-resistant or shuttered windows and doors), reinforced garage doors, and braced gable ends.
  • FORTIFIED Gold™: Upgrades the entire structure to a continuous load path tying the roof framing, walls, and foundation together to resist extreme uplift and lateral forces.

Common indicators include stair-step cracks in exterior brick or concrete masonry units (CMU), diagonal drywall cracks radiating from door and window headers, sticking doors or windows that will not latch, bouncy or sagging floor joists, gaps between baseboards and flooring, and foundation wall bowing or horizontal displacement.

Not necessarily. Minor, uniform hairline cracks (less than 1/16-inch wide) often result from normal concrete shrinkage or seasonal temperature expansion and contraction. However, cracks that are wider than 1/4 inch, expanding over time, accompanied by elevation changes, or showing horizontal displacement along foundation walls indicate active movement and warrant a formal structural evaluation.

Yes, provided an engineered load-transfer system replaces the removed support. An engineer calculates the tributary roof, ceiling, and upper-floor loads previously supported by the wall or post, sizes an appropriate structural steel (W-shape) or engineered wood (LVL/glulam) beam, and designs bearing posts and footings to safely transfer those loads down to the ground.

Basic ultimate design wind speeds (Vult) in this coastal region typically range from 140 mph to over 170 mph, depending on whether the site is in an inland zone, coastal inland zone, or direct open-water hurricane-prone exposure (Exposure C or D). Designs must comply with ASCE 7 wind load provisions as adopted by local jurisdictions (such as Baldwin County, Gulf Shores, Orange Beach, Escambia County, and Walton County) or the strict Florida Building Code (FBC) High-Velocity/Wind-Borne Debris Region standards.

In and Alabama and the Florida Panhandle, construction seaward of the State CCCL requires specialized coastal engineering permits. Engineering plans must account for 100-year storm surge elevations, breaking wave crests, dynamic wave forces, and extreme localized scour and beach erosion depth to demonstrate the structure will survive without exacerbating coastal erosion.

A continuous load path is an unbroken chain of structural fasteners, metal straps, hold-downs, anchor bolts, and shear walls that transfers extreme wind forces from the roof deck all the way down into the deep foundation. In hurricane-prone zones, high uplift and lateral shear pressures will cause catastrophic failure at the weakest unstrapped link if every connection is not engineered and inspected.

Under FEMA regulations and local coastal ordinances:

• • V Zones (Velocity/Coastal High Hazard): Subject to high-velocity wave action. Structures must be elevated on open, deep-piling foundations (timber piles, auger-cast piles, or driven precast concrete piles) with the lowest horizontal structural member above the Base Flood Elevation (BFE) plus local freeboard requirements. Below-BFE enclosures must utilize breakaway walls or open lattice.
  • A Zones / Coastal A Zones: Subject to storm surge and lesser wave action (breaking waves 1.5 to 3 feet in Coastal A). While shallow continuous foundations or stem walls may be allowed in non-coastal A zones, elevated piles or reinforced open piers are standard practice along coastal bays, lagoons, and sounds to prevent wave-induced scour and buoyancy uplift.

Engineers conduct a coastal scour analysis to determine how much sand or soil will wash away during a major tropical storm or hurricane. Pile embedment depths are calculated assuming zero lateral soil support down to the predicted scour depth, ensuring the piles remain structurally stable and prevent foundation undermining when beach levels drop several feet during surge events.

Airborne marine salts deposit chlorides onto porous coastal concrete. Once chlorides penetrate to the depth of the reinforcing steel, they compromise the steel’s protective oxide layer, triggering corrosion. As steel corrodes, it expands up to six times its original volume, exerting tremendous internal tensile pressure that fractures and spalls the surrounding concrete.

In the Florida Panhandle, the Milestone Inspection Law (SB 4-D / SB 154) mandates structural milestone inspections by a licensed PE for condominium and cooperative buildings three stories or taller once they reach 30 years of age (or 25 years if within three miles of the coastline). In coastal Alabama, while statewide mandates vary, lending institutions, insurance underwriters, and HOAs regularly mandate comprehensive structural condition assessments, concrete delamination surveys, and balcony rail pull tests to maintain insurance coverage and structural life-safety.

Standard zinc-plated or electro-galvanized connectors deteriorate rapidly in salt-spray environments. Engineers specify minimum G185 hot-dipped galvanized (HDG) steel, type 304 or 316 stainless steel connectors and fasteners, or specialized epoxy-coated reinforcement. For concrete elements, low-permeability concrete mixes incorporating pozzolans (fly ash, silica fume, slag) and penetrating silane/siloxane sealers or sacrificial zinc anodes are specified to protect embedded steel.