Elevation at County Line Destructive Testing
Client
Grand Peaks
Location
Englewood, CO
Services
Destructive Testing
Building Envelope Repairs
Project Size
$116k
Project Synopsis
Spyder Construction was engaged to perform destructive testing and building envelope assessment at the Elevation at County Line apartment community in Englewood, Colorado. Working in close collaboration with the project’s structural engineering team, Spyder selectively removed stucco and brick at multiple elevations to investigate cracking, moisture staining, and other signs of deterioration.
Exploratory work revealed widespread moisture intrusion driven by poor flashing and termination points at roof and wall transitions. Water had migrated deep into the structure, causing wood rot that extended from the fourth floor to the foundation across four buildings. The investigative phase required careful sequencing, safe removal of exterior finishes, and coordinated documentation to support the engineer’s design for long-term structural repairs.
Challenges
Destructive testing exposed more extensive deterioration than initially anticipated. Moisture intrusion had traveled vertically through multiple floors, requiring crews to chase and map damage from upper levels down to grade. Working at heights and around occupied units required controlled access, daily safety oversight, and tight coordination with property management.
The combination of stucco, brick, and underlying structural components added complexity to removal and restoration efforts. Close collaboration with the structural engineer was essential to verify conditions, adjust testing locations, and ensure accurate documentation for future repair design.
Results
Spyder’s investigative work confirmed the source and extent of the building envelope failure, giving ownership and the engineering team the information needed to define a clear and accurate repair scope for the next phase of construction. All damaged materials uncovered during testing were replaced, and exterior finishes were restored to their original condition upon completion.
The project delivered clarity, actionable findings, and a fully documented path forward—setting the foundation for durable, well-designed structural repairs.
