Howard Jonson

Kalkatic Engineering was retained to perform a forensic structural engineering review and assessment of fire damage at the Howard Johnson Motel, a two-storey building located at 71 Gasoline Alley E., Red Deer, Alberta. Our investigation evaluated the extent of structural damage, code compliance requirements, and restoration strategies to return the building to safe and functional condition.

General Code Compliance

As the building predated current codes and fire damage affected less than 70% of the total area, full application of NBC 2023 Alberta Edition was not required. However, all replaced structural components—including joists, beams, and walls—were designed to meet current code standards.

Roof and Floor Framing

The roof framing, composed of engineered wood trusses spaced at 2 ft on center, showed no visible fire damage. However, ceiling assemblies in fire-affected second-floor units required removal and replacement with new drywall, continuous vapor barrier, and R-60 blown-in attic insulation.

Main floor framing consisted of 2×10 joists spaced at 16 inches, supporting wood sheathing and gypcrete. No fire damage was observed, but a pre-existing joist rupture was repaired by sistering. The ceiling below the main floor was upgraded to meet a 45-minute fire-resistance rating using Type X gypsum board on resilient channels.

Foundation

The cast-in-place concrete frost wall and strip footing foundation system exhibited no fire-related distress.

Exterior and Interior Walls

Significant fire damage to the exterior wall assembly of a unit necessitated full removal and reconstruction with new framing, insulation, vapour barrier, sheathing, and stucco cladding. Adjacent exterior and demising walls between some other units were also compromised and rebuilt to meet structural and fire-resistance requirements, including a minimum 1-hour fire separation rating. All interior finishes in affected units were removed and replaced to restore pre-loss conditions.

Additional Restoration Work

Temporary shoring was implemented to support compromised second-floor framing during restoration. Fire-damaged windows and mechanical units were replaced, and a new waterproofing membrane was installed on the second-floor balcony. Smoke-stained stucco was cleaned or replaced as needed.

Outcome

Kalkatic detailed forensic assessment and restoration design provided a comprehensive solution to safely restore the Howard Johnson Motel, ensuring compliance with modern building codes for all repaired components, while preserving the building’s original function and appearance.