Presentation on theme: "Building Condition Assessment and Documentation Part III – Site, Exterior & Interior Randy Warbington, PE Facilities Program Manager Southern Region USDA."— Presentation transcript:
Building Condition Assessment and Documentation Part III – Site, Exterior & Interior Randy Warbington, PE Facilities Program Manager Southern Region USDA Forest Service Mark McDonough, PE Assistant Station Engineer Southern Research Station USDA Forest Service 3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008 Edited for Presentation at National Facilities Meeting, April 30-May 2, 2008
Assessing and Recording Work Items Part A – Assessment of Site Improvements
What to Look for In Site Inspections Pavements and Surfacing Fencing, Gates Site Lighting Landscaping, Trees Signs and Kiosks Site Accessibility
Work Item Input (for all items) Input the quantity needed for the appropriate standard or custom work item Input the year the work is needed (planned year), or the fact that it has been deferred As input requires mm-dd-yyyy use last day of FY Realize 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 default Input reason and priority – H&S, mission or resource, critical and non-critical – with mission non-critical as default
WI Total Building Replacement First item on the Form Look at this before considering individual items Based on facilities master plan (FMP) decision and building condition Check to determine if FMP decided whether or not building will be retained Normally based on structural or overall worn- out condition Note: 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.
Building Replacement Due to Accessibility Issues Due to the dimensions of this building it cannot be made accessible Therefore WI is appropriate
WI – Parking Lot Repair & Seal Coat This item relates to maintenance needed to keep asphalt surfaces lasting a long time Asphalt parking lots should be maintained with an emulsified asphalt seal coat every 5 years or so Re-painting of traffic and parking stripes is also included in this work This item is to be applied for parking lots which are in relatively good condition.
Measuring for Work Item 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.
WI – 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.
WI – 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.
Measuring for Work Item Sidewalk Only Measure linear feet to the nearest foot. Curb Only Measure linear feet to the nearest foot. Sidewalk and Curb Measure linear of feet of each to the nearest foot and add the units together.
WI – Fencing and Gates This 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 tasks Recall this exercise is about valuation and consistency Measure the linear feet to the nearest foot needing replacement and record on the form The typical life cycle for fencing is 20 years if it is properly maintained.
WI – Site Lighting This item refers to the complete removal and replacement of non- functional site lights (including pole) Re-lamping would be an O&M item The unit is each Typical life span of a pole light is 20 years These fixtures work great for re-lamping!
WI 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.
WI – Foundation - Slab or Stem Wall Walk around the building to observe any apparent foundation settling This item relates to cracks or spalls on stem walls which need repair Also covers cracked slabs in open buildings such as garages or picnic shelters Foundation Undermining Stem Wall Cracked
WI – Foundation - Slab or Stem Wall This item also covers masonry unit walls The 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 dont drive the need for this item; it is more based on weather, site conditions, i.e. actual condition
Custom Items Replacement of Signs and Portals Maintenance of Landscaping, Turf, Trees 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.
This Accessibility work is not Building DM, it is Rec Site DM – bldgs and sidewalks are rec site components
Vegetation Removal This 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.
What Work Items Would You Record for this Building?
Assessing and Recording Work Items Part B – Inspecting Building Exteriors
What to Look for When Inspecting Building Exteriors Roofing Fascia and Soffits, Gables Gutters – Snow Damage Siding Doors & Windows Steps Decks Railing Painting Foundations
WI – 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 decking Note: timely O&M (moss and debris removal) could extend the life of the roof on the left
WI – 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 category The 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
Info on Measuring Roofs
WI – 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 item Life expectancy varies from 20 years on membrane roofs to 30 years on wood or tile roofs, to 50 years on standing seam metal roofs Similar 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
WI – Premium Roof Replacement Tile Roofs such as this would be another example of a premium roof replacement
Flat Roofs (a category of Premium Roofs) Membrane or Built-Up Types Often need to address moving equipment off the roof and then re-installing it A crane might be needed to accomplish this task Since 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
What Work Item would you record for this building – roofing or landscaping?
WI – Skylight Replacement Removal and replacement of skylight units that are broken, which have become brittle, or which no longer transmit daylight Flashings may be worn out and therefore the units leak The unit for this work item is each Typical life of a skylight unit is 30 years
Soffits, Eaves, Fascia, Gables There is no Standard Work Item to cover work in this category; a custom work item would be required.
WI – Gutters and Downspouts This item is for removal and replacement of gutters and downspouts, as on this work center building The unit of measure is linear feet of gutter and downspout The life expectancy of this item is 15 years
WI Exterior Steps This 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 item Tread resurfacing, painting, etc. is O&M. Remember – the primary issue is consistent adjustment to CRV
WI 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.
Exterior Ramps No 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 standards If properly maintained ramps may last years, otherwise only years
WI – Wood Decks The item is removal and replacement of wood or composite decks, per square foot, including substructure and foundation Railing is a separate item If wood decks are waterproofed every year they should last about 20 years; otherwise they may last no more than Waterproofing is O&M
WI Railing This 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 task Measured in linear feet of rail Typical life of railing is 20 years
Exterior 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?
WI – Siding Replacement Removal of existing and replacement to Forest Service standard (fiber cement board or similar) Existing may be wood, plywood, aluminum, vinyl, hardboard, etc Unit 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
WI – Exterior Doors Removal and replacement of man doors, frames and hardware (not storefront) Existing may be wood, aluminum, steel, etc Unit of measure is each; there is one in the top photo, two in the bottom photo Typical life expectancy is normally about 20 years
WI – Garage Doors The item is removal and replacement of overhead doors of a variety of types and materials that are broken, rotten or non- functional The unit of measure is each. The quantity shown in this picture is two The expected life for this item is 20 years
WI – Painting (Exterior) Buildings with wood siding such as this one on the conveyance list need painting every 5 years The item includes surface preparation and caulking as well as priming (when needed) and painting of all exterior surfaces, including trim Measure the gross square feet of surface area to be painted, including openings
What site & exterior work items would you record on this building? Inspecting Forest Service Buildings
Assessing and Recording Work Items Part C – Inspecting Building Interiors
What to Look for When Inspecting Building Interiors Flooring – Carpet, Wood, Tile and Sheet Goods (Vinyl) Drywall – Wall Coverings and Painting Doors, Windows and Trim Steps and Rails Toilet Partitions Cabinets – Kitchen Cabinets - Laboratory Acoustical Tile Accessibility Issues – Restrooms, Doors, Controls Do you see a safety issue in this photo? Hint – Flame Spread.
WI – Doors (Interior) Work Item consists of removing and replacing worn out, non-functioning interior doors, casing and hardware of all types, solid and hollow core The 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
WI – Toilet Partitions This item consists of removal and replacement of toilet partitions (including hardware) of any type to the Forest Service standard – solid phenolic resin Normally need replacement due to vandalism or abuse rather than exceeding expected life – 20 years Unit of measure is per stall
WI – Drywall Work Item consists of removing and replacing wall surfacing plywood paneling, drywall, etc. with the Forest Service standard Life 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 life Unit of measure is square feet
WI 07004– Kitchen, Lavatory or Office Cabinets Work Item consists of removing and replacing worn out, non-functioning cabinets Unit 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 years Kitchen, Lavatory or Office Cabinets
WI – Lab Cabinets Work Item consists of removing and replacing worn out, non- functioning cabinets Unit of measure is linear feet – includes countertop, base and wall cabinets Typical life for cabinets is 40 for lab cabinets Lab Cabinets
WI – Windows This 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 storefront May be needed to increase energy efficiency if single pane Typical Life 30 Years
Window 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.
Measuring Windows (continued) This photo of a slider shows one window. An example of two double hung windows.
Storefront – this is a custom work item
WI – Interior Stairs This 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 Unit of measure is per step Life expectancy is not really applicable to this item Work Item covers handrails, guards, etc., often associated with stairs or balconies As is often the case, this work is necessary because the original construction didnt comply with the building code
WI – Railing – Stairs, Guards, Handrails Removal and replacement of non-functional or worn out stair or opening rails Unit of measure is linear feet Typical life is 45 years
WI – Painting This item includes masking, surface prep, prime and top coat for interior walls, ceiling and trim Expected life for this item is 5 years Measure total square feet to be finished, including openings
WI – Carpet This 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 place Consider cleaning as an alternative to replacement; that would be an O&M item, however Typical expected life span for carpet is 8 Years Unit of measure: square feet Note: 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.
WI – Ceramic or Quarry Tile Remove/replace ceramic or quarry tile, this item works for either the floor or the walls Unit of measure is square feet Life expectancy – 30 years Note: Typically asbestos tiles are 9x9.
WI – Wood Flooring This item consists of sanding and refinishing existing wood flooring, as indicated in the slides of the historic buildings adjacent Unit of measure is square feet Typical life expectancy of the finish would be 10 years
Wood 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
WI – Vinyl Tile Remove/replace sheet vinyl or solid vinyl tiles Unit of measure is square feet Life expectancy – 18 years
WI Acoustical Tile Ceilings This item is for the removal and replacement of ceiling tiles and support grid Unit of measure is 100 square feet; therefore measure the square feet and divide by 100, round to nearest whole number Typical expected life is 20 years unless the ceiling gets wet
WI 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