Presentation on theme: "3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008"— Presentation transcript:
13 Day Course Prepared for Presentation at ESRU, March 10-12, 2008 Building Condition Assessment and Documentation Part III – Site, Exterior & Interior3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008Edited for Presentation at National Facilities Meeting, April 30-May 2, 2008Mark McDonough, PEAssistant Station EngineerSouthern Research StationUSDA Forest ServiceRandy Warbington, PEFacilities Program ManagerSouthern RegionUSDA Forest Service
2Assessing and Recording Work Items Part A – Assessment of Site Improvements
3What to Look for In Site Inspections Pavements and SurfacingFencing, GatesSite LightingLandscaping, TreesSigns and KiosksSite Accessibility
4Work Item Input (for all items) Input the quantity needed for the appropriate standard or custom work itemInput the year the work is needed (planned year), or the fact that it has been deferredAs input requires mm-dd-yyyy use last day of FYRealize the work will be recorded in I-web as annual or deferred maintenance not depending upon the nature of the item, but instead based on the year the work is needed, with deferred maintenance as the defaultInput reason and priority – H&S, mission or resource, critical and non-critical – with mission non-critical as default
5WI 01001 -Total Building Replacement First item on the FormLook at this before considering individual itemsBased on facilities master plan (FMP) decision and building conditionCheck to determine if FMP decided whether or not building will be retainedNormally based on structural or overall worn-out conditionNote: Do not record roofing, siding, doors, electrical, etc. work items for this building, especially if the FMP shows that it will not be retained – recognize that we are looking at a total building replacement, and be done with it.
6Building Replacement Due to Accessibility Issues Due to the dimensions of this building it cannot be made accessibleTherefore WI is appropriate
7WI 02001 – Parking Lot Repair & Seal Coat This item relates to maintenance needed to keep asphalt surfaces lasting a long timeAsphalt parking lots should be maintained with an emulsified asphalt seal coat every 5 years or soRe-painting of traffic and parking stripes is also included in this workThis item is to be applied for parking lots which are in relatively good condition.
8Measuring for Work Item 02001 The unit of measure for this work item is per 10,000 SF.To get the number of units, calculate total area in square feet, divide by 10,000 and the result is the number of units of this work item. Round up to the nearest tenth. Enter this number as the quantity.Example: Parking lot is 8,000 SF. This would be 0.8 Units. A driveway of 15,000 SF would be 1.5 units.
9WI 02002 – Parking Lot Repair & Resurface When the asphalt has become broken up, pot-holed, and generally worn out, a full resurfacing of 2" hot mix asphalt is needed. This work item is for complete rebuild of the parking lot as well as just a topping.The unit for this work item is per 1,000 SF.Measure the dimensions of the area needing the repair and covert to square feet of surface area, divide by 1,000 and round to the nearest 1/10th to record the correct quantity of this item.
10WI 02003 – Concrete Sidewalk Repair As with asphalt, concrete typically has a long life, but may become degraded due to overloading, or more likely due to freeze-thaw cycles.This item includes demolition of the existing and replacement with new.The unit for this item is linear feet of sidewalk or curb.
11Measuring for Work Item 02003 Sidewalk OnlyMeasure linear feet to the nearest foot.Curb OnlySidewalk and CurbMeasure linear of feet of each to the nearest foot and add the units together.
12WI – Fencing and GatesThis work item covers the removal of existing fencing and gates (all types) when worn out, and replacement with FS “standard quality”This work item does not cover fence repair or routine maintenance, which should be considered to be O&M tasksRecall this exercise is about valuation and consistencyMeasure the linear feet to the nearest foot needing replacement and record on the formThe typical life cycle for fencing is 20 years if it is properly maintained.
13WI – Site LightingThis item refers to the complete removal and replacement of non-functional site lights (including pole)Re-lamping would be an O&M itemThe unit is “each”Typical life span of a pole light is 20 yearsThese fixtures work great for re-lamping!
14WI 02005 Site Lighting (cont.) Includes pole lights, bollard lights, but does not include landscape lights, wall packs, etc.Replacement of small fixtures like landscape lights and wall packs is considered O&M. These should be quickly replaced as needed for safety and security reasons, and should not wait until condition Assessments come around.
15WI 03001 – Foundation - Slab or Stem Wall Walk around the building to observe any apparent foundation settlingThis item relates to cracks or spalls on stem walls which need repairAlso covers cracked slabs in open buildings such as garages or picnic sheltersFoundation UnderminingStem Wall Cracked
16WI 03001 – Foundation - Slab or Stem Wall This item also covers masonry unit wallsThe unit of measure is square foot of slab or stem wall needing work (effective area)Concrete slabs and stem walls typically last indefinitely; typical life cycles don’t drive the need for this item; it is more based on weather, site conditions, i.e. actual condition
17Custom Items Replacement of Signs and Portals Correction of Post-1968 accessibility is Deferred Maintenance – Usually requires a proposed solution in order to value it, unlike most of the other items we look at.Maintenance of Landscaping, Turf, Trees
18This Accessibility work is not Building DM, it is Rec Site DM – bldgs and sidewalks are rec site components
19Vegetation RemovalThis is an example of some work that really ought to be done as a part of operations & maintenance (O&M) on a regular basis, and if done could result in reduced deferred maintenance later on.
20What Work Items Would You Record for this Building?
21Assessing and Recording Work Items Part B – Inspecting Building Exteriors
22What to Look for When Inspecting Building Exteriors RoofingFascia and Soffits, GablesGutters – Snow DamageSidingDoors & WindowsStepsDecksRailingPaintingFoundations
23WI 04001 – Basic Roof Replacement Basic roofs are fiberglass or asphalt 3-tab shingles which typically last 20 years.This item covers the complete removal and replacement to Forest Service “Standard”; does not include replacement of deckingNote: timely O&M (moss and debris removal) could extend the life of the roof on the left
24WI 04001 – Basic Roof Replacement (cont) V-crimp, delta rib exposed fastener metal roofs, fiberglass or asphalt roll roofing and other low-cost roofs are also covered by this categoryThe unit of measure is a “square” of roofing (100 SF)Measure the square feet of roof on the slope (see next slide) and divide by 100; round up to nearest square
26WI 04002 – Premium Roof Replacement Wood shakes or shingles, tile roofs, standing seam metal roofs, and membrane roofs are considered premium roofs and are represented by this work itemLife expectancy varies from 20 years on membrane roofs to 30 years on wood or tile roofs, to 50 years on standing seam metal roofsSimilar to the previous item the work being described is to remove and replace, not repair; fixing minor leaks would be covered under O&M and should not wait.Once again, keep in mind that the issue is consistency
27WI 04002 – Premium Roof Replacement Tile Roofs such as this would be another example of a premium roof replacement
28Flat Roofs (a category of Premium Roofs) Membrane or Built-Up TypesOften need to address moving equipment off the roof and then re-installing itA crane might be needed to accomplish this taskSince removal and reinstallation of roof top equipment such as condensing units is so often required, the cost of this work is reflected in this standard work item
29What Work Item would you record for this building – roofing or landscaping?
30WI 04003 – Skylight Replacement Removal and replacement of skylight units that are broken, which have become brittle, or which no longer transmit daylightFlashings may be worn out and therefore the units leakThe unit for this work item is “each”Typical life of a skylight unit is 30 years
31Soffits, Eaves, Fascia, Gables There is no Standard Work Item to cover work in this category; a custom work item would be required.
32WI 04004 – Gutters and Downspouts This item is for removal and replacement of gutters anddownspouts, as on this work center buildingThe unit of measure is linear feet of gutter and downspoutThe life expectancy of this item is 15 years
33WI Exterior StepsThis item is the complete removal and replacement of a set of exterior steps, presumably from 2 to 12 feet in height; railing is a separate work itemTread resurfacing, painting, etc. is O&M.Remember – the primary issue is consistent adjustment to CRV
34WI 05001 - Exterior Steps (cont.) The unit of measure is the number of steps in the set.As an example, the bottom photo shows “five” steps. (Count the risers).Typical life span for steps is 20 years.
35Exterior RampsNo standard work item for this. Further described under custom work items.Many facilities have a ramp, but it was never built to properly comply with the standardsIf properly maintained ramps may last years, otherwise only years
36WI – Wood DecksThe item is removal and replacement of wood or composite decks, per square foot, including substructure and foundationRailing is a separate itemIf wood decks are waterproofed every year they should last about 20 years; otherwise they may last no more than 10-15Waterproofing is O&M
37WI RailingThis item consists of the complete removal and replacement of exterior railing along the perimeter of porches and decks, as well as along steps and ramps with the Forest Service “standard”Includes required scaffolding to accomplish the taskMeasured in linear feet of railTypical life of railing is 20 years
38Exterior Steps and Railing It is assumed that replacement of this magnitude is not covered by the work item for exterior steps. A custom work item would be required. But what about railing for this set of steps? Is anything needed? DM?
39WI 06001 – Siding Replacement Removal of existing and replacement to Forest Service standard (fiber cement board or similar)Existing may be wood, plywood, aluminum, vinyl, hardboard, etcUnit of measure is 100 square feet; measure the complete surface, including openings (do not deduct for openings)Typical life expectancy of siding under the influence of sun and rain is normally about 25 years
40WI – Exterior DoorsRemoval and replacement of “man” doors, frames and hardware (not storefront)Existing may be wood, aluminum, steel, etcUnit of measure is “each”; there is one in the top photo, two in the bottom photoTypical life expectancy is normally about 20 years
41WI – Garage DoorsThe item is removal and replacement of overhead doors of a variety of types and materials that are broken, rotten or non-functionalThe unit of measure is “each”. The quantity shown in this picture is “two”The expected life for this item is 20 years
42WI 06004 – Painting (Exterior) Buildings with wood siding such as this one on the conveyance list need painting every 5 yearsThe item includes surface preparation and caulking as well as priming (when needed) and painting of all exterior surfaces, including trimMeasure the gross square feet of surface area to be painted, including openings
43What site & exterior work items would you record on this building? Inspecting Forest Service BuildingsWhat site & exterior work items would you record on this building?
44Assessing and Recording Work Items Part C – Inspecting Building Interiors
45What to Look for When Inspecting Building Interiors Flooring – Carpet, Wood, Tile and Sheet Goods (Vinyl)Drywall – Wall Coverings and PaintingDoors, Windows and TrimSteps and RailsToilet PartitionsCabinets – KitchenCabinets - LaboratoryAcoustical TileAccessibility Issues –Restrooms, Doors, ControlsDo you see a safety issue in this photo? Hint – Flame Spread.
46WI – Doors (Interior)Work Item consists of removing and replacing worn out, non-functioning interior doors, casing and hardware of all types, solid and hollow coreThe unit of measure is “each”, any size (up to 4 feet wide); a double door counts as “two”Typical life for interior doors is 30 years
47WI – Toilet PartitionsThis item consists of removal and replacement of toilet partitions (including hardware) of any type to the Forest Service “standard” – solid phenolic resinNormally need replacement due to vandalism or abuse rather than exceeding expected life – 20 yearsUnit of measure is per “stall”
48WI – DrywallWork Item consists of removing and replacing wall surfacing plywood paneling, drywall, etc. with the Forest Service standardLife expectancy is typically 75 years, but like the previous item, normal damage is due to vandalism or abuse, it is not typically related to expected lifeUnit of measure is “square feet”
49WI 07004– Kitchen, Lavatory or Office Cabinets Work Item consists of removing and replacing worn out, non-functioning cabinetsUnit of measure is linear feet – includes countertop, base and wall cabinets(demonstrate proper way to measure this item)Typical life for kitchen or office cabinets is 30 yearsKitchen, Lavatory or Office Cabinets
50WI – Lab CabinetsWork Item consists of removing and replacing worn out, non-functioning cabinetsUnit of measure is linear feet – includes countertop, base and wall cabinetsTypical life for cabinets is 40 for lab cabinetsLab Cabinets
51WI – WindowsThis item consists of removal and replacement of windows to the Forest Service “standard”Unit of measure is “each”, or per “Window Unit” (one in this photo)Does not include storefrontMay be needed to increase energy efficiency if single paneTypical Life 30 Years
52Window Work Item Quantities Example: This photo shows 8 “window units”. For casement windows such as this, each opening unit is one unit, although they are mulled together. The paired components of sliding or double hung windows should be counted as one window.
53Measuring Windows (continued) An example of “two” double hung windows.This photo of a slider shows “one” window.
55WI – Interior StairsThis representative work item consists of the removal and replacement of a complete set of interior stairs (includes pull down units); carpeting is included in Work Item 09002Unit of measure is “per step”Life expectancy is not really applicable to this itemWork Item covers handrails, guards, etc., often associated with stairs or balconiesAs is often the case, this work is necessary because the original construction didn’t comply with the building code
56WI 08002 – Railing – Stairs, Guards, Handrails Removal and replacement of non-functional or worn out stair or opening railsUnit of measure is linear feetTypical life is 45 years
57WI – PaintingThis item includes masking, surface prep, prime and top coat for interior walls, ceiling and trimExpected life for this item is 5 yearsMeasure total square feet to be finished, including openings
58WI – CarpetThis item is for complete removal of worn-out carpet and padding and replacement with new to Forest Service standard; typically includes moving and putting furniture back in placeConsider cleaning as an alternative to replacement; that would be an O&M item, howeverTypical expected life span for carpet is 8 YearsUnit of measure: square feetNote: Carpet replacement is not too tough at visitor centers like this, but is a little harder where office furniture is in the way. Use of carpet tiles facilitates easier removal and replacement.
59WI 09003 – Ceramic or Quarry Tile Remove/replace ceramic or quarry tile, this item works for either the floor or the wallsUnit of measure is square feetLife expectancy – 30 yearsNote: Typically asbestos tiles are 9x9.
60WI – Wood FlooringThis item consists of sanding and refinishing existing wood flooring, as indicated in the slides of the historic buildings adjacentUnit of measure is square feetTypical life expectancy of the finish would be 10 years
61Wood Flooring (continued) Removal and replacement is not covered by the previous item, it instead can be adequately represented by Work Item (ceramic and quarry tile replacement)Unit of measure is square feet
62WI 09005 – Vinyl Tile Remove/replace sheet vinyl or solid vinyl tiles Unit of measure is square feetLife expectancy – 18 years
63WI 09006 - Acoustical Tile Ceilings This item is for the removal and replacement of ceiling tiles and support gridUnit of measure is 100 square feet; therefore measure the square feet and divide by 100, round to nearest whole numberTypical expected life is 20 years unless the ceiling gets wet
64WI 15001 Accessibility (Interior) Many interior accessibility issues relate to halls being too narrow, door clearances not being met, toilets too small, etc.Best way to address in many cases may be just to estimate complete building replacement for the square feet of area involved