1. 3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008
Building Condition Assessment and Documentation Part III – Site, Exterior & Interior
3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008
Edited for Presentation at National Facilities Meeting, April 30-May 2, 2008
Mark McDonough, PE
Assistant Station Engineer
Southern Research Station
USDA Forest Service
Randy Warbington, PE
Facilities Program Manager
Southern Region
USDA Forest Service

2. Assessing and Recording Work Items
Part A – Assessment of Site Improvements

3. What to Look for In Site Inspections
Pavements and Surfacing
Fencing, Gates
Site Lighting
Landscaping, Trees
Signs and Kiosks
Site Accessibility

4. 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

5. WI 01001 -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.

6. Building Replacement Due to Accessibility Issues
Due to the dimensions of this building it cannot be made accessible
Therefore WI is appropriate

7. WI 02001 – 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.

8. Measuring 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.

9. WI 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.

10. WI 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.

11. Measuring for Work Item 02003
Sidewalk Only
Measure linear feet to the nearest foot.
Curb Only
Sidewalk and Curb
Measure linear of feet of each to the nearest foot and add the units together.

12. 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.

13. 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!

14. WI 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.

15. WI 03001 – 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

16. WI 03001 – 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 don’t drive the need for this item; it is more based on weather, site conditions, i.e. actual condition

17. Custom 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

18. This Accessibility work is not Building DM, it is Rec Site DM – bldgs and sidewalks are rec site components

19. 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.

20. What Work Items Would You Record for this Building?

21. Assessing and Recording Work Items
Part B – Inspecting Building Exteriors

22. What to Look for When Inspecting Building Exteriors
Roofing
Fascia and Soffits, Gables
Gutters – Snow Damage
Siding
Doors & Windows
Steps
Decks
Railing
Painting
Foundations

23. WI 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 decking
Note: timely O&M (moss and debris removal) could extend the life of the roof on the left

24. WI 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 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

25. Info on Measuring Roofs

26. WI 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 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

27. WI 04002 – Premium Roof Replacement
Tile Roofs such as this would be another example of a premium roof replacement

28. 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

29. What Work Item would you record for this building – roofing or landscaping?

30. WI 04003 – 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

31. Soffits, Eaves, Fascia, Gables
There is no Standard Work Item to cover work in this category; a custom work item would be required.

32. WI 04004 – 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

33. 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

34. WI 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.

35. 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

36. 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 10-15
Waterproofing is O&M

37. 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

38. 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?

39. WI 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, 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

40. 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

41. 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

42. WI 06004 – 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

43. What site & exterior work items would you record on this building?
Inspecting Forest Service Buildings
What site & exterior work items would you record on this building?

44. Assessing and Recording Work Items
Part C – Inspecting Building Interiors

45. 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.

46. 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

47. 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”

48. 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”

49. 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

50. 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

51. 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

52. 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.

53. Measuring Windows (continued)
An example of “two” double hung windows.
This photo of a slider shows “one” window.

54. Storefront – this is a custom work item

55. 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 09002
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 didn’t comply with the building code

56. WI 08002 – 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

57. 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

58. 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.

59. WI 09003 – 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.

60. 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

61. 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

62. WI 09005 – Vinyl Tile Remove/replace sheet vinyl or solid vinyl tiles
Unit of measure is square feet
Life expectancy – 18 years

63. WI 09006 - 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

64. WI 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

65. Break
15 Minutes