Building Condition Assessment and Documentation

Part III – Site, Exterior & Interior

Randy Warbington, PEFacilities Program ManagerSouthern RegionUSDA Forest Service

Mark McDonough, PEAssistant Station EngineerSouthern Research StationUSDA Forest Service

3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008Edited 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 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.

Building Replacement Due to Accessibility Issues

Due to the dimensions of this building it cannot be made accessible

Therefore WI 01001 is appropriate

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.

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.

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.

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.

Measuring for Work Item 02003 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 02004 – 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 02005 – 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 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.

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

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

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 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.

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 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

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

Info on Measuring Roofs

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

WI 04002 – 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 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

Soffits, Eaves, Fascia, Gables There is no Standard Work Item to cover work in this

category; a custom work item would be required.

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

WI 05001 - 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 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.

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 25-30 years, otherwise only 10-15 years

WI 05002 – 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

WI 05003 - 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 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

WI 06002 – 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 06003 – 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 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

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 07001 – 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 07002 – 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 07003 – 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 07005 – 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 07006 – 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 08001 – 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 08002 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

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

WI 09001 – 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 09002 – 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 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.

WI 09004 – 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 09003 (ceramic and quarry tile replacement)

Unit of measure is square feet

WI 09005 – Vinyl Tile

Remove/replace sheet vinyl or solid vinyl tiles

Unit of measure is square feet

Life expectancy – 18 years

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

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

Break15 Minutes