Houston, TX
1400 Hermann
Scope/Solutions
The condominium building at 1400 Hermann Drive is a sixteen-story high‑rise with approximately 106 residences. The property includes an attached two-story parking garage and an at-grade amenity plaza with a swimming pool and deck, tennis courts, and landscape gardens. The building was originally constructed as apartments in 1957, then renovated and converted into condominiums in 1977. SGH was retained by the property management company to investigate leakage into several units and develop repair options.
Our investigation included visual surveys of the brick masonry facades and windows, water testing to identify leakage paths, observations of concealed conditions at exploratory openings in the exterior walls, and a structural evaluation of the concrete masonry backup walls. We identified water was leaking into the building through:
- Cracks in the coating and brick masonry, which tended to occur around shelf angles, and through the concrete masonry backup
- Deteriorated window perimeter sealant joints and 1970s windows that had exceeded their useful life
SGH designed immediate repairs to limit water penetration and deterioration of the steel shelf angles and veneer ties, including:
- Repairing cracked or distressed masonry
- Recoating the brick veneer
- Replacing exterior glazing wet seals and frame seals at windows
We also recommended long-term repairs for the condominium homeowners’ association to include in the future planning and budgeting, including replacing windows, strengthening the exterior walls around window openings, recoating and repairing masonry on a ten-year cycle, and performing regular inspections until these repairs are complete.
Project Summary
2024
205k (coating and window repairs)
Key team members
