Residential

A building is like a body. There are lots of different systems all working together to keep things running smoothly. We specialize in the bones; the structure that keeps your house from falling down. As with any body, your house may show signs of deterioration or age. Sometimes foundations crack or floors sag, or maybe you just want a facelift. We can’t help you with that last one, but for all other structural issues with your home, we have answers.

Framing Modifications and/or Repairs

So you’re planning a remodel. You might be moving walls, adding bigger windows, or removing columns. Or maybe you’re about to gut an entire floor or add a whole new level. Before you start demolition it’s important to consult with a professional before beginning any interior or exterior modifications. We can design custom structural solutions for your remodel project, regardless of scale.

IMPORTANT!
Before embarking on a major remodel, we highly recommend enlisting the services of a licensed architect or residential designer. Their expertise is invaluable. They can process permits, navigate local regulations, source building materials and manage the budget and timeline.

Earthquake Repairs & Retrofit

Was your home damaged by an earthquake? Or do you want to retrofit to better prepare for the next one? We have a great deal of experience in this area, repairing and retrofitting hundreds of homes in the Northwest. For some examples, check out our recent projects.

Swenson Say Fagét also assisted the City of Seattle to develop the Project Impact Home Retrofit program and Standard Earthquake Home Retrofit (SEHR) plan.

Foundation Cracks & Settlement

Some cracking is normal during the lifespan of concrete foundations, walls or slabs on grade. This is unlikely to affect the structural integrity of your home. Before you call in the specialists, it’s important to know the difference between normal and abnormal foundation cracks.

Normal cracks are usually very small, uniform in width and intermittent. They’re usually caused by shrinkage during the curing process or slight differential settlement. It’s important to monitor these cracks over time to ensure they are not lengthening or widening, as this may indicate a more severe problem.

Abnormal cracks are usually much larger. They may be wider at the top than bottom and run continuously from the top to bottom or side-to-side of your home’s foundation. You also may see horizontal dislocation, where one side of the crack is offset from the other side. Major foundation cracking is most often the result of moderate settlement and should be examined by an expert.

As with foundation cracks, some settlement is normal during the life of your home. However, moderate to significant settlement can cause major problems to the structure. It’s often the “disease” causing symptoms like cracking, sagging and instability. Building on poorly compacted or naturally unstable soil is a common cause of settlement. Downward movement caused by earthquakes or concentrated water flow along the foundation (backed up down spouts for example) can also create these issues.

If you notice abnormal cracks or significant settling, we recommend consulting with a geotechnical engineer to get a soils-analysis report. With this information we can design a custom solution to stabilize your home’s foundation.

Expert Opinion

Our forensic engineers have investigated hundreds of structures, including single and multi-family residential buildings, turn-of-the-last-century un-reinforced masonry buildings, commercial and institutional buildings, parking garages and water-storage tanks. This experience has nurtured our knowledge of old and new construction materials and techniques and improved our knowledge of their deterioration behavior. We assist building owners, homeowners associations, attorneys and contractors.

Services:

• Due diligence

• Expert opinions for timber, masonry, steel and concrete structures

• Forensic investigation of structural deterioration caused by water infiltration

Building Assessments

As building experts, we know how buildings should perform now and in the future. Throughout our firm’s history, prospective building purchasers, commercial real estate companies and building owners have hired us to evaluate buildings. Whether you need a seismic assessment or a building condition evaluation, we have the insight to help you make informed decisions.

Services:

• Investigate building systems and pinpoint areas of weakness

• Detailed and action-oriented reports with key findings

• Analysis and recommendations based on meeting the most recent industry standards, ASCE 41 & 31 (descendants of the original FEMA documents)

Historic Preservations

The process for evaluating and renovating existing buildings is different from traditional structural design. That’s why we have historic preservation experts on staff. They’ve worked to restore numerous Washington State historical buildings and landmarks, many of which are on the National Historic Register. Our company was formed in 1995 with a strong emphasis on renovation and preservation work. We have also worked extensively with local landmark preservation agencies.

Services:

• Diagnose systemic problems from the exterior appearance and secondary visual effects

• Recommend improvements to protect the life-safety of building occupants and overall structural performance

• A “leave no trace” philosophy where both the architectural fabric and life-safety performance co-exist

• Columbia City Library
• Magnolia Library
• Ellensburg City Hall
• King Street Station
• Pike Place Market
• Cherberg Building
• WA Legislative Building
• Pickering Barn
• Georgetown Brewery

Seismic Studies & Retrofit

Our seismic experts investigate existing buildings to assess probable seismic performance in the event of an earthquake. Our broad experience in analysis methodology and retrofit technique, as well as project type and construction materials, results in best-possible solutions.

We’ve retrofitted hundreds of buildings in the Puget Sound region and this experience informs and expands our understanding of existing structures in subsequent projects. This knowledge, combined with state-of-the-art technologies, ensures significant improvements can be made to protect the life-safety of building occupants and control building damage during an earthquake.

Services:

• Model building systems and pinpoint areas of weakness

• Detailed and action-oriented reports with key findings

• Analysis and recommendations based on meeting the most recent industry standards, ASCE 41 & 31 (descendants of the original FEMA documents)

• King Street Station
• Pike Place Market
• Cherberg Building
• WA Legislative Building
• Pickering Barn
• Georgetown Brewery
• Trace Lofts
• St. John the Evangelist
• St. Joseph's Church Seattle

• St. Anne Renovation and Addition
• First United Methodist
• St. George School and Gym

Remodels & Additions

We can help with the remodel or addition to an existing structure, whether it’s a residential addition or a commercial project. Our goal is to increase usable space and adhere to architectural modifications by utilizing the innate strengths of the existing structure. New materials and construction techniques are often adapted to provide structurally sound designs that endure for generations.

Services:

• Effective project management and collaboration with the entire team

• Construction administration during critical production phases

• High quality, clear and constructible details and documents

• Columbia City Library
• Magnolia Library
• Ellensburg City Hall
• Pickering Barn
• Bothell High School
• Seattle Central Community College Broadway Edison
• Broadview Library
• Barclay Court
• Olympic Manor

• St. Anne Renovation and Addition
• First United Methodist
• St. George School and Gym
• Seattle University Admissions Building
• Capitol Hill Residence
• Ross Park Shelter House
• Trace Lofts

New Structural Design

In our design solutions we strive to combine creativity and innovation. Our extensive experience in the architectural community and construction industry gives us a sensitivity to design. On each project, the client’s expectations and the architect’s creative vision are unique. We get that. As a result our engineering solutions balance careful coordination with the understanding of the overall building program.

Our favorite projects involve close collaboration with both the design and construction teams in the conceptual phases, allowing us to investigate a variety of structural systems and construction techniques that will reduce the overall cost of the project.

Services:

• Effective internal project management and collaboration with all members of the design and construction team

• Construction administration during critical production phases

• High quality, clear and constructible details and documents

• In-depth knowledge of new design and construction techniques

• Holy Rosary Edmonds
• Freedom Point Plaza
• Venture Bank Headquarters
• University Audi
• High Point Medical Clinic
• Northern Quest Casino
• Suquamish Early Learning Center
• Bush School
• Federal Way Youth Development Center
• Temple De Hirsch Sinai
• Neighborhood House
• 1310 East Union
• Vineyeard Lane

• 153 Wall St.
• Legacy at Pratt Park
• Pioneer Park Place
• Stadium Silver Cloud
• Mukilteo City Hall
• Kodis Residence
• Broadmoor Residence
• Rockaway House
• Georgetown Brewery
• Trace Lofts
• Capitol Hill Library
• Cedar Park House
• Conover Commons

Sustainability

Swenson Say Fagét was dedicated to sustainable design long before it became fashionable. We strive to encourage the utilization of previously harvested resources and energy. It most situations it’s financially practical, and environmentally and economically beneficial, for the surrounding community.

Our principals led the way in restoring hundreds of buildings that still had useful life spans and worked to preserve Seattle’s cultural resources in historic neighborhoods such as Pioneer Square and the Pike Place Market. In 1995 we were involved in the award-winning Eagles Auditorium renovation, the first sustainable housing in Seattle. We’re also active with the U.S. Green Building Council.

Services:

Sustainabile Projects

• Reduce building volume and materials

• Improve energy efficiency

• Minimize of site disturbance

• Accommodate more efficient HVAC systems

• Allow for more natural lighting

• Ballard Park
• Trace Lofts
• Capitol Hill Library
• Cedar Park House
• Conover Commons
• Seattle University Admissions Building
• Capitol Hill Residence
• Ross Park Shelter House

• Hopelink Place Housing
• Impluvium Mixed-Use
• Iophir Residence
• Issaquah Highlands - Crofton Springs
• John A. Cherberg Building
• Katharine’s Place

Technology & Methods

As industry leaders, we’re constantly seeking new techniques and technologies to improve our structural designs. These inform our expertise and impact every project we do.

Methods:

• Building Information Modeling (BIM) using Revit® Structure, the structural component of Autodesk’s flagship software

• Linear and non-linear analysis of new and existing buildings

• Soils structure interaction analysis

• Time-history analysis

• Probable Maximum Loss (PML) Analysis

• Advanced building materials including damping, carbon-fiber reinforcing, and other innovations