EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660

PREPARED BY: EMG 10461 Mill Run Circle, Suite 1100 Owings Mills, Maryland 21117 800.733.0660 www.EMGcorp.com EMG CONTACT: Joseph Bernatowicz Program Manager 800.733.0660 x6318 JBernatowicz@emgcorp.com EMG PROJECT #: 116732.15R000-003.017 DATE OF REPORT: March 2, 2016 ON SITE DATE: December 30, 2015

FACILITY CONDITION ASSESSMENT

prepared for Maury County Public Schools 501 West 8th Street Columbia, Tennessee 38401 Stan Breeden

FACILITY CONDITION ASSESSMENT OF

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401

Immediate Repairs ReportCentral Office3/2/2016Report Section ID Cost Description Quantity Unit Unit Cost Subtotal Deficiency Repair Estimate *

1.2 378127 Engineer, Structural, Exterior Enevelope, Evaluate/Report 1 EA $6,957.50 $6,958 $5,524

3.2 378111 ADA, Door, Lever Handle Hardware, Install 10 EA $202.40 $2,024 $1,607

3.2 378114 ADA, Elevator/Lift, Wheelchair Lift, Up to One Floor, Install 1 EA $14,547.50 $14,548 $11,551

3.2 378113 ADA, Restroom, Lavatory, Replace/Install 4 EA $3,162.50 $12,650 $10,044

5.2 378125 Concrete, Exterior Stairs, Replace 500 SF $48.94 $24,470 $19,429

5.2 378117 Asphalt Pavement, Parking Lot, Cut & Patch 500 SF $4.96 $2,480 $1,969

5.4 378131 Retaining Wall, Brick/Stone (per SF Face), Repair 500 SF $11.39 $5,695 $4,522

6.4 378168 Brick Veneer, Exterior, 1­2 Stories, Repoint 1000 SF $10.14 $10,140 $8,051

6.4 378167 Brick Veneer, Exterior, 1­2 Stories, Repair 320 SF $48.56 $15,539 $12,338

6.4 378295 Lintel, Steel, Up to 8', Replace 8 EA $4,105.00 $32,840 $26,075

6.6 378296 Magnetic Lock and Access Control Card Reader, 600 to 1,200 Pounds Force, Install 1 EA $5,804.00 $5,804 $4,608

7.1 378285 Condensing Unit/Heat Pump, Split System, 3 Ton, Replace 1 EA $3,578.66 $3,579 $2,841

7.1 378284 Package Unit, 13 to 15 Ton, Replace 1 EA $26,845.87 $26,846 $21,316

7.2 378290 Toilet, Tankless (Water Closet), Replace 8 EA $300.00 $2,400 $1,906

7.2 378291 Urinal, Vitreous China, Replace 2 EA $400.00 $800 $635

Immediate Repairs Total $132,417

* Location Factor (0.794) included in totals.

Replacement Reserves Report

Central Office

3/2/2016ReportSection ID Cost Description Lifespan

(EUL) EAge RULQuantity Unit Unit Cost Subtotal 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035DeficiencyRepairEstimate

1.2 378127 P1000 Engineer, Structural, Exterior Enevelope, Evaluate/Report 0 0 0 1 EA $6,957.50 $6,958 $6,958                                       $6,958

3.2 378111 Z1010 ADA, Door, Lever Handle Hardware, Install 0 0 0 10 EA $202.40 $2,024 $2,024                                       $2,024

3.2 378114 Z1020 ADA, Elevator/Lift, Wheelchair Lift, Up to One Floor, Install 0 0 0 1 EA $14,547.50 $14,548 $14,548                                       $14,548

3.2 378113 Z1080 ADA, Restroom, Lavatory, Replace/Install 0 0 0 4 EA $3,162.50 $12,650 $12,650                                       $12,650

5.2 378125 B1015 Concrete, Exterior Stairs, Replace 50 50 0 500 SF $48.94 $24,470 $24,470                                       $24,470

5.2 378119 G2022 Asphalt Pavement, Parking Lot, Seal & Stripe 5 4 1 40000 SF $0.38 $15,200   $15,200         $15,200         $15,200         $15,200       $60,800

5.2 378117 G2022 Asphalt Pavement, Parking Lot, Cut & Patch 25 25 0 500 SF $4.96 $2,480 $2,480                                       $2,480

5.4 378131 G2042 Retaining Wall, Brick/Stone (per SF Face), Repair 0 0 0 500 SF $11.39 $5,695 $5,695                                       $5,695

6.3 378142 B3011 Single­Ply TPO/PVC Membrane Roof, Replace 20 5 15 15400 SF $15.93 $245,322                               $245,322         $245,322

6.4 378168 B2011 Brick Veneer, Exterior, 1­2 Stories, Repoint 25 25 0 1000 SF $10.14 $10,140 $10,140                                       $10,140

6.4 378167 B2011 Brick Veneer, Exterior, 1­2 Stories, Repair 0 0 0 320 SF $48.56 $15,539 $15,539                                       $15,539

6.4 378295 B2011 Lintel, Steel, Up to 8', Replace 40 40 0 8 EA $4,105.00 $32,840 $32,840                                       $32,840

6.6 378296 D5038 Magnetic Lock and Access Control Card Reader, 600 to 1,200 Pounds Force, Install 20 20 0 1 EA $5,804.00 $5,804 $5,804                                       $5,804

6.8 378190 C3012 Concrete/Masonry, Interior Wall, Prep & Paint 8 4 4 23100 SF $0.72 $16,632         $16,632               $16,632               $33,264

6.8 378194 C3024 Wood Strip Flooring, Sand & Refinish 10 2 8 7700 SF $3.68 $28,336                 $28,336                   $28,336   $56,672

6.8 378195 C3024 Vinyl Tile Flooring, Replace 15 6 9 7700 SF $4.80 $36,960                   $36,960                     $36,960

6.8 378193 C3032 Acoustical Tile Ceiling, Replace 20 6 14 15400 SF $3.11 $47,894                             $47,894           $47,894

7.1 378286 D3032 Condensing Unit/Heat Pump, Split System, 5 Ton, Replace 15 11 4 1 EA $6,439.81 $6,440         $6,440                               $6,440

7.1 378285 D3032 Condensing Unit/Heat Pump, Split System, 3 Ton, Replace 15 15 0 1 EA $3,578.66 $3,579 $3,579                                       $3,579

7.1 378287 D3051 Air Conditioner, Window/Thru­Wall, 1 Ton, Replace 10 6 4 7 EA $600.00 $4,200         $4,200                   $4,200           $8,400

7.1 378284 D3052 Package Unit, 13 to 15 Ton, Replace 15 15 0 1 EA $26,845.87 $26,846 $26,846                                       $26,846

7.2 378290 D2011 Toilet, Tankless (Water Closet), Replace 20 20 0 8 EA $300.00 $2,400 $2,400                                       $2,400

7.2 378291 D2012 Urinal, Vitreous China, Replace 20 20 0 2 EA $400.00 $800 $800                                       $800

7.2 378288 D2023 Water Heater, Electric, Residential, 5 to 15 GAL, Replace 15 6 9 4 EA $1,014.17 $4,057                   $4,057                     $4,057

7.4 378293 D5019 Electrical System, Office Building, Upgrade 40 21 19 15400 SF $27.25 $419,650                                       $419,650 $419,650

7.4 378294 D5029 Lighting System, Interior, Office Building, Upgrade 25 16 9 15400 SF $6.60 $101,640                   $101,640                     $101,640

Totals, Unescalated $166,772 $15,200 $0 $0 $27,272 $0 $15,200 $0 $28,336 $142,657 $0 $15,200 $16,632 $0 $52,094 $245,322 $15,200 $0 $28,336 $419,650 $1,187,870

Location Factor (0.79) ($34,355) ($3,131) $0 $0 ($5,618) $0 ($3,131) $0 ($5,837) ($29,387) $0 ($3,131) ($3,426) $0 ($10,731) ($50,536) ($3,131) $0 ($5,837) ($86,448) ($244,701)

Totals, Escalated (3.0% inflation, compounded annually) $132,417 $12,431 $0 $0 $24,372 $0 $14,411 $0 $28,501 $147,791 $0 $16,706 $18,828 $0 $62,565 $303,470 $19,367 $0 $38,303 $584,272 $1,403,432

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

www.EMGcorp.com p 800.733.0660

TABLE OF CONTENTS Certification ................................................................................................................................................. 1 1. Executive Summary ............................................................................................................................. 2

1.1. Property Information and General Physical Condition ................................................................ 2 1.2. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.3. Opinions of Probable Cost .......................................................................................................... 3 1.1.1. Methodology ................................................................................................................................. 3 1.1.2. Immediate Repairs and Short Term Costs ................................................................................... 3 1.1.3. Replacement Reserves ................................................................................................................ 4

2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 5 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 6 2.5. Pre-Survey Questionnaire ........................................................................................................... 6 2.6. Weather Conditions ..................................................................................................................... 6

3. Code Information and Accessibility ................................................................................................... 7 3.1. Code Information, Flood Zone and Seismic Zone....................................................................... 7 3.2. ADA Accessibility ........................................................................................................................ 7

4. Existing Building Assessment ............................................................................................................ 8 4.1. area type ...................................................................................................................................... 8 4.2. areas Observed ........................................................................................................................... 8

5. Site Improvements ............................................................................................................................... 9 5.1. Utilities ......................................................................................................................................... 9 5.2. Parking, Paving, and Sidewalks .................................................................................................. 9 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12

6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 15 6.4. Exterior Walls ............................................................................................................................ 16 6.5. Exterior and Interior Stairs ......................................................................................................... 17 6.6. Exterior Windows and Doors ..................................................................................................... 17 6.7. Patio, Terrace, and Balcony ...................................................................................................... 18 6.8. Common Areas and Interior Finishes ........................................................................................ 18

7. Building Mechanical and Plumbing Systems .................................................................................. 20 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 20 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 21 7.3. Building Gas Distribution ........................................................................................................... 22 7.4. Building Electrical ...................................................................................................................... 22 7.5. Building Elevators and Conveying Systems .............................................................................. 23 7.6. Fire Protection and Security Systems ....................................................................................... 23

8. OTher structures................................................................................................................................. 25 9. Appendices ......................................................................................................................................... 26

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

1 www.EMGcorp.com p 800.733.0660

C E R T I F I C A T I O N

Maury County Public Schools retained EMG to perform this Facility Condition Assessment in connection with Central Office, 501 West 8th Street, Columbia, Tennessee 38401, the “Property”. It is our understanding that the primary interest of Maury County Public Schools is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of Maury County Public Schools for the purpose stated within Section 2. of this report. The report, or any excerpt thereof, shall not be used by any party other than Maury County Public Schools or for any other purpose than that specifically stated in our agreement or within Section 2. of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at Maury County Public Schools and the recipient’s sole risk, without liability to EMG.

Prepared by: Andrea L Syracuse, Project Manager David Harrell, PC Project Manager

Reviewed by:

Daniel White Report Reviewer for Joseph Bernatowicz, Program Manager JBernatowiczl@emgcorp.com 800.733.0660 x6318

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

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1 . E X E C U T I V E S U M M A R Y

1.1. PROPERTY INFORMATION AND GENERAL PHYSICAL CONDITION The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices.

PROPERTY INFORMATION

Address: Central Office 501 West 8th Street Columbia, Tennessee 38401

Year constructed: 1960 1990 portables 2000 Frame Building

Current owner of property: Maury County Public Schools

Management Point of Contact: Stan Breeden 931.388.8403

Property type: Administration Site area: Approximately 1.5 Acres Gross floor area: 15,400 Square Feet Number of buildings: 4 Number of stories: 2 Parking type and number of spaces: Approximately 50 spaces in open lots

School Capacity Administration Building Current School Enrollment Office Facility

EMG Calculated Capacity Office Facility

Building construction: Masonry load bearing with concrete and wood decks Portables on block or structural steel

Roof construction: Flat roofs on main building Gabled roofs on portable buildings

Exterior Finishes: Brick Veneer – Main building Vinyl siding and vertical metal siding on portable buildings

Heating and/or Air Conditioning: Common Area- Heating Package Roof Top Unit

Common Area- Cooling Package Roof Top Unit

Fire and Life/Safety: Hydrants, extinguishers, exit signs, emergency exit lighting Dates of visit: December 30,2015

Point of Contact (POC): Dave Hall, Construction Manager Maury County Public Schools 931.388.8403

Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in good to fair overall condition.

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

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According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of new insulated windows, new roof top package unit. Supporting documentation was not provided in support of these claims but the work is evident.

1.2. SPECIAL ISSUES AND FOLLOW-UP RECOMMENDATIONS Horizontal and step cracks in the masonry have formed at the southeast corner of the building. The masonry cracks occur in an area where a roof leader discharges onto the pavement. A professional engineer should be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables. A cost is provided in Section 6.4 for repairs to the masonry at this location.

1.3. OPINIONS OF PROBABLE COST Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA.

1.1.1. METHODOLOGY Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in tenants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections.

1.1.2. IMMEDIATE REPAIRS AND SHORT TERM COSTS Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. Short term costs are opinions of probable costs to remedy physical deficiencies, such as deferred maintenance, that may not warrant immediate attention, but that require repairs or replacements, which should be undertaken on a priority basis in addition to routine preventive maintenance. Opinions of probable costs may include costs for testing, exploratory probing, and further analysis should this be deemed warranted by the consultant. The performance of such additional services is beyond the FCA scope of work. Generally, the time frame for such repairs is within one to two years.

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

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1.1.3. REPLACEMENT RESERVES Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair and Short Term Cost Estimate.

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

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2 . P U R P O S E A N D S C O P E

2.1. PURPOSE EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Missing/Failed, or a combination thereof. For the purposes of this report, the following definitions are used:

Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life.

Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life.

NA = Not Applicable. New or recommended components or systems necessary to meet client requested needs. Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence: A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points. A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair

condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.

A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Missing/Failed condition at the time of the assessment, with corresponding costs included within the first few years.

2.2. SCOPE The scope of the Facility Condition Assessment includes the following: Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in

order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment. Exclude HVAC or energy improvement solutions covered under the School District’s agreement with the Trane Corporation for their Energy Conservation and Infrastructure Improvement Program (both funded and unfunded) which should be incorporated into the total program of improvement.

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

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Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate, Short Term, and Replacement Reserves based on observed conditions, and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable. Exclude HVAC or energy improvement solutions covered under the School District’s agreement with the Trane Corporation for their Energy Conservation and Infrastructure Improvement Program (both funded and unfunded) which should be incorporated into the total program of improvement.

Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions. Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not

constitute a full ADA survey, but will help identify exposure to issues and the need for further review. Assess the condition and appropriateness of interior and exterior finishes. Includes, but is not limited to paint and wall coverings, floor

coverings, windows, doors, and hardware, and exterior building finish system. Identify outdoor pay area needs, parking lot capacities, and outdoor athletic facilities at all appropriate locations. Evaluate their

condition for usability and safety. Recommend any needed repairs and improvement. . Determine the impact of any recommended improvements and renovations for the existing facilities to meet all current building codes,

including mitigation for impervious surfaces as required and ADA requirements, hazardous material abatement, etc. Work with district staff top create a final written summary report including but not limited to description of existing conditions, facility

assessment, evaluation of operations and maintenance practices, need analysis, capacity, financial projection (online Capital Planning database), and summary of facility rankings based on need.

Provide recommendations for additional studies, if required, with related budgetary information. Prepare a mechanical equipment inventory list.

2.3. PERSONNEL INTERVIEWED The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA:

NAME AND TITLE ORGANIZATION PHONE NUMBER Dave Hall, Construction Manager Maury County Public Schools 931.388.8403

The FCA was performed with the assistance of Dave Hall Maury County Public School, the on-site Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The on-site contact is knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 6 months.

2.4. DOCUMENTATION REVIEWED Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E.

2.5. PRE-SURVEY QUESTIONNAIRE A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The request for information is included in Appendix E.

2.6. WEATHER CONDITIONS December 30, 2015: Cloudy, with temperatures in the 40s (°F) and light winds.

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

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3 . C O D E I N F O R M A T I O N A N D A C C E S S I B I L I T Y

3.1. CODE INFORMATION, FLOOD ZONE AND SEISMIC ZONE According to the Flood Insurance Rate Map, published by the Federal Emergency Management Agency (FEMA) and dated 4-16-2007 the property is located in: Zone X, defined as an area outside the 500-year flood plain with less than 0.2% annual probability of flooding. Annual Probability of Flooding of Less than one percent. According to the 1997 Uniform Building Code Seismic Zone Map of the United States, the property is located in Seismic Zone: 1, defined as an area of low probability of damaging ground motion.

3.2. ADA ACCESSIBILITY Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG).

Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. At a school property, the areas considered as public accommodations, besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the classrooms, and the interior common areas, including the common area restrooms. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows:

Lever action hardware is not provided at all accessible locations. Provide ADA accessible lavatories in all restrooms No accessible access to second floor.

A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The costs to address the achievable items noted above are included in the cost tables. Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made.

FACILITY CONDITION ASSESSMENT

CENTRAL OFFICE 501 WEST 8TH STREET COLUMBIA, TENNESSEE 38401 EMG PROJECT NO: 116732.15R000-003.017

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4 . E X I S T I N G B U I L D I N G A S S E S S M E N T

4.1. AREA TYPE All 15,400 square feet of the building are owned and occupied by Maury County Public Schools.

4.2. AREAS OBSERVED Most of the tenant unit was observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the exterior of the property. The following areas were not available for observation during the site visit: No direct roof access provided.

FACILITY CONDITION ASSESSMENT

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5 . S I T E I M P R O V E M E N T S

5.1. UTILITIES The following table identifies the utility suppliers and the condition and adequacy of the services.

SITE UTILITIES

UTILITY SUPPLIER CONDITION AND ADEQUACY

Sanitary sewer Columbia Power and Water Good

Storm sewer Surface drainage Good

Domestic water Columbia Power and Water Good

Electric service Columbia Power and Water Good

Natural gas service ATMOS Energy Good

Actions/Comments: According to the POC, the utilities provided are adequate for the property. There are no unique, on-site utility systems such as

emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks.

5.2. PARKING, PAVING, AND SIDEWALKS

ITEM DESCRIPTION

Main Ingress and Egress West 8th Street

Access from North

Additional Entrances Parking lot (2 entrance) and east side entrance

Additional Access from East, west and south

PAVING AND FLATWORK

ITEM MATERIAL LAST WORK DONE CONDITION

Entrance Driveway Apron Concrete > 2 years Good

Parking Lot Asphalt > 3 years Good

Drive Aisles Asphalt > 4 years Fair

Sidewalks Cast In Place Concrete Unknown Fair

Curbs Cast in Place Concrete Unknown Fair

Pedestrian Ramps Cast in Place Concrete > 5 years Good

FACILITY CONDITION ASSESSMENT

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ITEM MATERIAL LAST WORK DONE CONDITION

Pedestrian Ramps to portables Wood Unknown Fair

PARKING COUNT

OPEN LOT CARPORT PRIVATE GARAGE

SUBTERRANEAN GARAGE

FREESTANDING PARKING STRUCTURE

50 Not applicable Not applicable Not applicable Not applicable

Number of ADA Compliant Spaces 2

Number of ADA Compliant Spaces for Vans 1

Total Parking Spaces Approximately 50

Parking Ratio (Spaces/Apartments) .3 per 1,000 SF

Method of obtaining parking count Physical Count

EXTERIOR STAIRS

LOCATION MATERIAL HANDRAILS CONDITION

Entry to building from parking lot Concrete stairs Metal Good West side parking lot to 8th

Street Entry Concrete stairs Metal Good

Parking lot to portables Wood stair Wood and metal Fair

Side of portable 300 and 400 Concrete stair None Poor Side entry to portable 500 and

600 Metal Stair Metal Fair

Entry to portables Wood stair Metal tube Fair

Anticipated Lifecycle Replacements: Asphalt seal coating – 5 years Concrete pavement – 30 years Sidewalks – 30 years Pedestrian Ramps – 30 years Site Stairs – 30 years

Actions/Comments: The asphalt pavement exhibits isolated areas of failure and deterioration, such as alligator cracking, transverse cracking, extensive

raveling, and localized depressions at the drive area to the lower parking lot. The most severely damaged areas of paving must be cut and patched in order to maintain the integrity of the overall pavement system.

In order to preserve the asphalt pavement throughout the site resealing and striping of the pavement will be required during the evaluation period.

Interior concrete pathway adjacent to lower portable in poor condition. Replacement of the concrete pathway is recommended. The concrete formed stair at the side of the 300 portable is in poor condition. The concrete is crumbling and has breaks in the risers.

Replacement of the stairs is recommended.

FACILITY CONDITION ASSESSMENT

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The mechanical pad beneath steel mounted package unit at south side of property in poor condition. For sanitary purposes, it is recommended that the concrete pad be removed and the area filled in with gravel. The cost of this work is relatively insignificant and can be completed through management’s routine maintenance program.

The concrete pavement at the east and north side of the property spalled. Replacement of the sidewalks is recommended during the evaluation period.

Metal tubing is being used as a railing at the wooden stairs. The tubing has sharp open ends and poses a safety hazard. Replacement of the metal rails is recommended.

The wood stairs leading to the portables from the parking lot are in fair condition and will require normal maintenance during the evaluation period. Resealing of the wood is considered routine maintenance.

The wood ramps and stairs at the exterior of the portables are in fair condition and will require routine maintenance during the evaluation period. Resealing of the wood is considered routine maintenance.

The open riser metal stairs at the side entry to portable 600 are noted in good condition and will require routine maintenance during the evaluation period.

5.3. DRAINAGE SYSTEMS AND EROSION CONTROL

DRAINAGE SYSTEM AND EROSION CONTROL

SYSTEM EXISTS AT SITE CONDITION

Surface Flow ☒ Fair

Inlets ☐ --

Swales ☐ --

Detention pond ☐ --

Lagoons ☐ --

Ponds ☐ --

Underground Piping ☐ --

Pits ☐ --

Municipal System ☐ --

Dry Well ☐ --

Anticipated Lifecycle Replacements: No components of significance

Actions/Comments: There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff

capacity. There is no evidence of major ponding or erosion. Downspouts spill onto the soil, or paved area, causing soil erosion and possible wash-out of the foundation at the perimeter of the

main building and portables. Concrete splash blocks should be installed at the base of the downspouts and the downspouts extended to prevent additional erosion and washout. This work can be accomplished as routine maintenance.

FACILITY CONDITION ASSESSMENT

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5.4. TOPOGRAPHY AND LANDSCAPING

ITEM DESCRIPTION

Site Topography Slopes down from the north side of the property to the south property line.

Landscaping Trees Grass Flower

Beds Planters Drought Tolerant Plants

Decorative Stone None

☒ ☒ ☐ ☐ ☐ ☐ ☐

Landscaping Condition

Good

Irrigation

Automatic Underground Drip Hand Watering None

☐ ☐ ☐ ☒

Irrigation Condition --

RETAINING WALLS

TYPE LOCATION CONDITION

Masonry Southwest side of property, behind first tier of portables.

Fair

Stone Masonry South property line Inaccessible

Surrounding properties include a facility for the disabled to the south, a parking garage and residential properties to the north. Metal railings are mounted on top of the retaining walls.

Anticipated Lifecycle Replacements: Stone Masonry – 50 years

Actions/Comments: The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of

erosion. The metal railing at the south property line retaining wall has open edges. Repair to the railing for safety measures is recommended.

The cost of this work is relatively insignificant and can be completed through routine maintenance. The masonry retaining wall behind the first tier of portables has missing stone and cracks in the face of the wall. No lateral movement

was observed. It is recommended that the wall be repaired and all missing and cracked masonry replaced. A cost is provided. The stone masonry retaining wall along the south property line was not accessible.

5.5. GENERAL SITE IMPROVEMENTS

PROPERTY SIGNAGE

Property Signage Building Mounted

Street Address Displayed? No

FACILITY CONDITION ASSESSMENT

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SITE AND BUILDING LIGHTING

Site Lighting

None Pole Mounted Bollard Lights Ground Mounted

Parking Lot Pole Type

☐ ☐ ☐ ☐ ☒

--

Building Lighting

None Wall Mounted Recessed Soffit

☐ ☒ ☒

--

SITE FENCING

TYPE LOCATION CONDITION

Metal tube South property line Fair

Metal picket Southwest property line Good

Chain link with metal posts Southwest property line Good

REFUSE DISPOSAL

Refuse Disposal Common Area Dumpsters

Dumpster Locations Mounting Enclosure Contracted? Condition

Parking lot Asphalt Paving None No Good

OTHER SITE AMENITIES – NOT APPLICABLE

DESCRIPTION LOCATION CONDITION

Anticipated Lifecycle Replacements: Exterior lighting – 20 years Site fencing – 20 years

Actions/Comments: The parking and site area to lower tiered portables have insufficient lighting. The lack of illumination is a safety hazard. It is

recommended that additional site lighting be added throughout the parking areas. As noted above in Section 5.4 the metal railing at the south property line retaining wall has open edges. Repair to the railing for

safety measures is recommended. The cost of this work is relatively insignificant and can be completed through routine maintenance.

FACILITY CONDITION ASSESSMENT

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6 . B U I L D I N G A R C H I T E C T U R A L A N D S T R U C T U R A L S Y S T E M S

6.1. FOUNDATIONS

BUILDING FOUNDATION

ITEM DESCRIPTION CONDITION

Floor Concrete Slab on grade Good

Footings Concrete perimeter footings Good

Basement and Crawl Space None --

Anticipated Lifecycle Replacements: No components of significance

Actions/Comments: The foundation is concealed. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or

movement.

6.2. SUPERSTRUCTURE

BUILDING SUPERSTRUCTURE

ITEM DESCRIPTION CONDITION

Framing Masonry Fair

Upper Floors Light weight cast-in place concrete, wood frame

Good

Roof Structure Unknown --

Roof Sheathing Unknown --

Anticipated Lifecycle Replacements: No components of significance

Actions/Comments: The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level,

and stable. There are no significant signs of deflection or movement. As noted above in Section 1.2 horizontal and stepped cracks have formed in the masonry at the southeast side of the building. The

masonry cracks occur in an area where roof leaders discharge onto the paved areas. A professional engineer should be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables. A budget is provided in Section 6.4 for repairs to the masonry at this location

FACILITY CONDITION ASSESSMENT

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6.3. ROOFING

PRIMARY ROOF

Type Flat Finish Single-ply PVC membrane

Maintenance Outside Contractor Roof Age 4 years

Flashing Sheet metal Warranties Material Warranty expires 2029

Parapet and Copings Parapet with sheet metal coping Roof Drains Gutters and downspouts

Fascia None Insulation Unconfirmed

Soffits None Skylights No

Attics Ponding No

Ventilation Source-1 Soffit Vents Leaks Observed No

Ventilation Source-2 Roof Condition Good

Access was not provided to the main roof areas. Windows at the second floor offices are fixed.

SECONDARY ROOF – AT PORTABLES

Type Hip Roof Finish Asphalt shingles, Standing seam metal

Maintenance In-house Staff Roof Age Approximately 15 years

Flashing None Warranties None provided

Parapet and Copings None Roof Drains Gutters and downspouts

Fascia None Insulation None

Soffits Concealed Soffits Skylights Yes

Attics None Ponding No

Ventilation Source-1 Gable end vents Leaks Observed No

Ventilation Source-2 Soffit Vents Roof Condition Good

The secondary roofs were observed from the parking area.

Anticipated Lifecycle Replacements: Asphalt shingles – 30 years Single-ply PVC membrane – 20 years

Actions/Comments: The roof finishes vary in age. The roof at the main building was reportedly installed in 2009. This roof is covered by a 20 year

material warranty. A copy of the warranty was requested but was not available.

FACILITY CONDITION ASSESSMENT

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According to the POC, there are no active roof leaks. There is no evidence of active roof leaks. The roofs at the portables are assumed to be of the same age as the portables buildings, approximately 15 years old. The roof substrate and insulation should be inspected during any future roof repair or replacement work. Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part

of the property management’s routine maintenance and operations program. The parapet wall at the southeast side of the building is cracked. As noted in Section 1.2. A professional engineer should be

retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables. A budget is provided in Section 6.4 for repairs to the masonry at this location.

6.4. EXTERIOR WALLS

BUILDING EXTERIOR WALLS

TYPE LOCATION CONDITION

Main Building Primary Finish Brick Veneer FAIR

Accented With None --

Window openings Steel lintels/stone sills POOR

Soffits Not Applicable --

Portables Vinyl Siding FAIR

Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings.

Anticipated Lifecycle Replacements: Vinyl siding – 25 years Brick veneer - Steel Lintels – 50 years Caulking- 10 years Masonry re-pointing – 10 years

Actions/Comments: As noted above in Section 1.2 the step and horizontal cracks have formed in the masonry at the southeast corner of the building.

Additional step cracking has also formed within the plane of the wall above the exterior door at the south wall. A professional engineer should be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables. A budgetary cost is provided for these repairs.

Steel lintels are provided above window openings. Cracks in the masonry have formed at all top floor windows where the steel lintels seats into the brick. The center of the lintel appears to be sagging. Above the lintels cracks and open joints have formed in between the brick masonry. Window lintels above second floor window openings should be reviewed for deterioration. A budget is provided to replace approximately 50% of all top floor lintels. Lintel replacement is to include the replacement of the upper coursing of brick masonry as may be required. Where lintels are not to be replaced, all open masonry joints are to be raked out and pointed.

The step crack at exterior wall at south side of building is to be repointed. Open masonry joints have formed beneath stone sills, requiring repointing.

FACILITY CONDITION ASSESSMENT

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Moss is growing over the vinyl siding at the portable buildings. This is primarily due to lack of sunlight at these exterior walls. To preserve the siding it is recommended that the exterior be power washed. The estimated cost of this work is relatively insignificant and can be completed through management’s routine maintenance program. Vinyl siding has a 25 year projected Useful life. Based on the Remaining Useful Life (RUL) of the siding replacement of the siding is recommended during the evaluation period.

6.5. EXTERIOR AND INTERIOR STAIRS

BUILDING EXTERIOR AND INTERIOR STAIRS

TYPE DESCRIPTION RISER HANDRAIL BALUSTERS CONDITION

Building Exterior Stairs- at main building Concrete stairs Close Metal Metal GOOD

Building Exterior Stairs – at portables Wood stair Open Wood/Metal Wood FAIR

Building Interior Stairs Steel Framed With Vinyl treads Close Metal Metal GOOD

Anticipated Lifecycle Replacements: No components of significance

Actions/Comments: The wood ramps and stairs at the exterior of the portables are in fair condition and will require routine maintenance during the

evaluation period. Resealing of the wood is considered routine maintenance. The open riser metal stairs at the side entry to portable 600 are noted in good condition and will require routine maintenance during

the evaluation period.

6.6. EXTERIOR WINDOWS AND DOORS

BUILDING WINDOWS

WINDOW FRAMING GLAZING LOCATION WINDOW SCREEN CONDITION

Aluminum-framed units with fixed panes Double Pane All units ☐ EXCELLENT

BUILDING DOORS

Main School Entrance Doors Service Doors

Door Type Condition

Metal Door With Vision Glass GOOD

Cylindrical

Lockset Handle Security Chain Deadbolts Spy-Eyes Door

Knockers

Yes Pull Not applicable

Not applicable

Not Applicable

Not Applicable

FACILITY CONDITION ASSESSMENT

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Exterior classrooms doors.

Door Type Count Condition

Not applicable --

Interior Office Doors Wood GOOD

Service and Doors Hollow Metal in Hollow Metal

Frame

2 singles 1 pair

GOOD

Interior Stairwell Doors Hollow Metal Good

Main building Entrance Door and Vestibule

Metal Door with Vision Glass

2 Double 1 Triple

GOOD

Portables Vinyl clad with storm doors 6

FAIR

Anticipated Lifecycle Replacements: Windows – 30 years Exterior hollow metal doors – 30 years Exterior metal doors – 30 years

Actions/Comments: As a security measure it is recommended that a magnetic lock and card access control reader be installed on the main

entry door and vestibule.

Actions/Comments: No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. At the time of our site visit new windows were being installed at offices in the north side of the building.

6.7. PATIO, TERRACE, AND BALCONY Not applicable. There are no patios, terraces, or balconies.

6.8. COMMON AREAS AND INTERIOR FINISHES

COMMON AREA FLOORS WALLS CEILINGS

Lobby Vinyl Tile Painted CMU Suspended T-bar (Acoustic)

1st floor offices Vinyl Tile Painted CMU, painted drywall, wood paneling

Suspended T-bar (Acoustic)

2nd floor offices Wood Painted CMU, painted drywall

Suspended T-bar (Acoustic)

2nd floor Corridor Wood Painted CMU, painted drywall

Suspended T-bar (Acoustic)

Overall General Condition Good Good Good

FACILITY CONDITION ASSESSMENT

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INTERIOR DOORS

ITEM TYPE CONDITION

Interior Doors Hollow Core, Solid Core Wood GOOD Door Framing Wooden, Metal GOOD

Anticipated Lifecycle Replacements: Vinyl tile – 15 years Interior paint – 8 years Suspended acoustic ceiling tile = 20 years

Actions/Comments: The common interior areas were last renovated in 2005. Finish replacements will be required throughout the evaluation period.

FACILITY CONDITION ASSESSMENT

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7 . B U I L D I N G M E C H A N I C A L A N D P L U M B I N G S Y S T E M S

7.1. BUILDING HEATING, VENTILATING, AND AIR CONDITIONING (HVAC)

BUILDING CENTRAL HEATING SYSTEM

Primary Heating System Type Heat Pump and Packaged Rooftop Units

Quantity (2) 3-ton heat pumps (trailer 1) new (2) 15-ton single-zone packaged unit (Office)

Heating Fuel Electric and Electric/Natural Gas Heating System Input Capacity (btuh) Varies

Manufactured Rated Efficiency 81% Location of Equipment Ground and rooftop

Space Served by System Office Age Varies

Heating Plant Condition Fair

BUILDING CENTRAL COOLING SYSTEM

Primary Cooling System Type Heat Pump and Packaged Rooftop Units

Quantity

(2) 3-ton heat pump (trailer 1) new (2) 15-ton single-zone packaged unit (Office) (1) 3-ton single zone (trailer 2) 20 years old (7) 0.5-ton window unit (Offices) (1) 5-ton ac unit (Office) 10 year old

Refrigerant R-22 and R-410A Cooling System Capacity (Tons) Varies

Cooling Tower Size None Manufactured Rated Efficiency 11.0 EER

Location of Equipment Ground and rooftop Space Served by System Office

Age Varies Cooling Plant Condition FAIR

DISTRIBUTION SYSTEM

Hot// chilled Water Distribution System -- Hot Water Circulation Pump Size and Qty. --

Chilled Water Circulation Pump Size and Qty. -- Air Distribution System Constant

Air Handling Unit Location -- Air Handling Unit- Serving -- Location Fan Coil Unit (s) --

Spaces Served by Fan Coil Unit (s) -- Common Area Temperature Control Programmable

Building Ventilation Roof Top Exhaust Fans Distribution System Condition FAIR

Air distribution is provided to supply air registers by ducts concealed above the ceilings. The heating and cooling system are controlled by local thermostats.

FACILITY CONDITION ASSESSMENT

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The stair wells, bathrooms, and other areas are ventilated by mechanical exhaust fans. Large capacity ventilation fans are mounted on the roof and are connected by concealed ducts to each ventilated space.

Anticipated Lifecycle Replacements: Package units Heat pumps Window air conditioners

Actions/Comments: The HVAC systems are maintained by an outside contractor. Records of the installation, maintenance, upgrades, and replacement

of the HVAC equipment at the property have been maintained since the property was first occupied. The HVAC equipment varies in age. HVAC equipment is replaced on an "as needed" basis. The 15-ton package unit at the rear (south) elevation is in poor condition due to age and wear, and will require early replacement. Remaining HVAC equipment appears to be functioning adequately overall. However, due to the inevitable failure of parts and

components over time, some of the equipment will require replacement. Costs for this work are included.

7.2. BUILDING PLUMBING AND DOMESTIC HOT WATER

BUILDING PLUMBING SYSTEM

TYPE DESCRIPTION CONDITION

Water Supply Piping Copper FAIR

Waste/Sewer Piping Cast Iron Pipe FAIR Vent Piping Cast Iron Pipe FAIR

Water Meter Location Unknown

DOMESTIC WATER HEATERS OR BOILERS

Component(s) Water Heater

Fuel Electric

Storage Capacity 6 gal (restrooms); 10 gal (break)

Input Capacity 1600 Watt

Supplementary Storage Tanks? No

Storage Tank Volume 6 gal

Quantity of Storage Tanks --

Boiler or Water Heater Condition: GOOD

Domestic Hot Water Circulation Pump/s (HP) --

Pressure and Flow of Hot Water Adequate

Domestic Water Booster Pumps (hp) --

Pressure and Flow of City Water Adequate

FACILITY CONDITION ASSESSMENT

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COMMON AREA PLUMBING FIXTURES

Water Closets Commercial and Residential Grade

Water Closets Rating 1.6 GPF

Common Area Faucet, GPM 1.0 GPM

Condition Fair

Anticipated Lifecycle Replacements: Water heaters Toilets Urinals

Actions/Comments: The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No

significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. The common area restroom accessories and fixtures appear outdated and exhibit minor evidence of heavy wear. The restroom

accessories and fixtures are recommended for replacement.

7.3. BUILDING GAS DISTRIBUTION Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator are located along the exterior wall of the buildings. The gas distribution piping within the building is malleable steel (black iron).

Anticipated Lifecycle Replacements: No components of significance

Actions/Comments: The pressure and quantity of gas appear to be adequate. The gas meter and regulator appear to be functioning adequately and will require routine maintenance. Only limited observation of the gas distribution piping can be made due to hidden conditions.

7.4. BUILDING ELECTRICAL

BUILDING ELECTRICAL SYSTEMS

Electrical lines run Overhead Transformer Pole-mounted

Service size (Amps) 400 Amps Volts 120/208 Volt, three-phase

Meter and panel location Utility room Branch wiring Copper

Conduit Metallic Circuit Breaker Panel

Located throughout the building

Number of Buildings Single Building Intercom System No

Distribution Condition Fair Panel and Transformer

Condition Fair

Lighting Condition Fair

FACILITY CONDITION ASSESSMENT

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Anticipated Lifecycle Replacements: Circuit breaker panels Main switchgear Switchboards Interior light fixtures

Actions/Comments: The on-site electrical systems up to the meters are owned and maintained by the respective utility company. Replacement costs for a new system are required. This cost has been added to the Replacement Reserves Table.

7.5. BUILDING ELEVATORS AND CONVEYING SYSTEMS Not applicable.

7.6. FIRE PROTECTION AND SECURITY SYSTEMS

ITEM DESCRIPTION

Type None

Fire Alarm System

None ☒ Battery Operated Smoke Detectors ☐ Strobe Light Alarms ☐

Central Alarm Panel ☐ Hard-wired Smoke Detectors ☐ Illuminated EXIT Signs ☒

Battery backup Light Fixtures ☒ Hard-wired Smoke

Detectors/ with battery Backup

☐ Annunciator Panels ☐

Alarm System Condition --

Sprinkler System

None ☒ Standpipes ☐ Flow Switches ☐

Pull Station ☐ Fire Pumps ☐ Siamese Connections ☐

Alarm horns ☐ Backflow Preventer ☐ Hose Cabinets ☐ Suppression

Condition --

Central Alarm Panel System

Location of Alarm Panel Age of Alarm panel

-- --

Fire Extinguishers

Last Service Date Estimated Quantity

October 2015 7 Hydrant Location Adjacent street

Siamese Location --

Special Systems Kitchen Suppression System ☐ Computer Rm. Suppression System ☐

Anticipated Lifecycle Replacements: No components of significance

FACILITY CONDITION ASSESSMENT

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Actions/Comments: No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.

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8 . O T H E R S T R U C T U R E S

There are three portable buildings that have been erected on the site. These portable buildings provide additional office space. The building and their structures are reviewed in the body of the main report.

Anticipated Lifecycle Replacements: Portable buildings – 30 years.

Actions/Comments: Routine maintenance will be required during the evaluation period. Consideration should be given to replace the units at time

components start to age out.

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9 . A P P E N D I C E S

APPENDIX A: PHOTOGRAPHIC RECORD

APPENDIX B: SITE PLAN

APPENDIX C: SUPPORTING DOCUMENTATION

APPENDIX D: EMG ACCESSIBILITY CHECKLIST

APPENDIX E: PRE-SURVEY QUESTIONNAIRE

APPENDIX F: ACRONYMS

APPENDIX G: GLOSSARY OF TERMS - ENERGY AUDITS

FACILITY CONDITION ASSESSMENT

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APPENDIX A:

PHOT OGRAPHIC RECORD

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#1: FRONT ELEVATION

PHOTO

#2: NORTH ELEVATION

PHOTO

#3: EAST ELEVATION

PHOTO

#4: SOUTH ELEVATION

PHOTO

#5: INTERIOR STAIR

PHOTO

#6: ADA

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#7: ADA

PHOTO

#8: ADA

PHOTO

#9: ASPHALT PAVEMENT

PHOTO

#10: ASPHALT PAVEMENT

PHOTO

#11: ASPHALT PAVEMENT

PHOTO

#12: ASPHALT PAVEMENT

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#13: CONCRETE STEPS

PHOTO

#14: CONCRETE SIDEWALK

PHOTO

#15: CONCRETE SIDEWALK

PHOTO

#16: WOOD STAIR

PHOTO

#17: PORTABLE BUILDING

PHOTO

#18: CONCRETE SIDEWALK

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#19: SITE WOOD STAIRS

PHOTO

#20: RETAINING WALL

PHOTO

#21: RETAINING WALL

PHOTO

#22: POLE LIGHT

PHOTO

#23: SINGLE-PLY TPO/PVC MEMBRANE ROOF

PHOTO

#24: BRICK VENEER

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#25: BRICK VENEER

PHOTO

#26: WINDOWS

PHOTO

#27: WINDOWS

PHOTO

#28: PORTABLE BUILDINGS

PHOTO

#29: BRICK VENEER

PHOTO

#30: MAIN ENTRANCE

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#31: WOOD STRIP FLOORING

PHOTO

#32: VINYL TILE FLOORING

PHOTO

#33: INTERIOR FINISHES

PHOTO

#34: CORRIDOR

PHOTO

#35: ACOUSTICAL TILE CEILING

PHOTO

#36: CONDENSING UNIT

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#37: PACKAGE UNIT

PHOTO

#38: AIR CONDITIONER

PHOTO

#39: AIR CONDITIONER

PHOTO

#40: CONDENSING UNIT

PHOTO

#41: WATER HEATER

PHOTO

#42: TANKLESS WATER CLOSET

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#43: TANKLESS WATER CLOSET

PHOTO

#44: URINAL

PHOTO

#45: WATER HEATER

PHOTO

#46: URINAL

PHOTO

#47: LIGHTING SYSTEM

PHOTO

#48: LIGHTING SYSTEM

Central Office 501 West 8th Street Columbia, Tennessee 38401 EMG PROJECT NO: 116732.15R000-003.017

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PHOTO

#49: ELECTRICAL SYSTEM

PHOTO

#50: LIGHTING SYSTEM

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APPENDIX B:

S ITE PLAN

Site Plan

Project Name: Central Office 501 West 8th Street Columbia, Tennessee

Project Number: 116732.15R000-003.017

Source: Google Earth

On-Site Date: December 30, 2015

FACILITY CONDITION ASSESSMENT

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APPENDIX C:

SUPPORTING DOC UMENTATION

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Central Office 116732.15R-003.017 501 West 8th Street Columbia, Tennessee OSD: 12-30-2015

EMG Abbreviated Accessibility Checklist

Building History Yes No N/A Comments

1. Has the management previously completed an ADA review?

2. Have any ADA improvements been made to the property?

3. Does a Barrier Removal Plan exist for the property?

4.

Has the Barrier Removal Plan been reviewed/approved by an arms-length third party such as an engineering firm, architectural firm, building department, other agencies, etc.?

5. Has building ownership or management received any ADA related complaints that have not been resolved?

6. Is any litigation pending related to ADA issues?

Parking Yes No N/A Comments

1. Are there sufficient parking spaces with respect to the total number of reported spaces?

2. Are there sufficient van-accessible parking spaces available (96” wide/ 96” aisle for van)?

3.

Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?

4.

Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?

5. Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?

6. Does signage exist directing you to accessible parking and an accessible building entrance?

YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com

EMG Abbreviated Accessibility Checklist

Ramps Yes No N/A Comments

1. If there is a ramp from parking to an accessible building entrance, does it meet slope requirements? (1:12)

2. Are ramps longer than 6 ft complete with railings on both sides?

3. Is the width between railings at least 36 inches?

4. Is there a level landing for every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?

Entrances/Exits Yes No N/A Comments

1. Is the main accessible entrance doorway at least 32 inches wide?

2. If the main entrance is inaccessible, are there alternate accessible entrances?

3. Can the alternate accessible entrance be used independently?

4.

Is the door hardware easy to operate (lever/push type hardware, no twisting required, and not higher than 48 inches above the floor)?

5. Are main entry doors other than revolving door available?

6.

If there are two main doors in series, is the minimum space between the doors 48 inches plus the width of any door swinging into the space?

Paths of Travel Yes No N/A Comments

1. Is the main path of travel free of obstruction and wide enough for a wheelchair (at least 36 inches wide)?

2.

Does a visual scan of the main path reveal any obstacles (phones, fountains, etc.) that protrude more than 4 inches into walkways or corridors?

3. Are floor surfaces firm, stable, and slip resistant (carpets wheelchair friendly)?

4. Is at least one wheelchair-accessible public telephone available?

5. Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?

6. Is there a path of travel that does not require the use of stairs?

7. If audible fire alarms are present, are visual alarms (strobe light alarms) also installed in all common areas?

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EMG Abbreviated Accessibility Checklist

Elevators Yes No N/A Comments

1. Do the call buttons have visual signals to indicate when a call is registered and answered?

2. Are there visual and audible signals inside cars indicating floor change?

3. Are there standard raised and Braille marking on both jambs of each host way entrance?

4. Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?

5. Do elevator lobbies have visual and audible indicators of car arrival?

6. Does the elevator interior provide sufficient wheelchair turning area (51” x 68”)?

7. Are elevator controls low enough to be reached from a wheelchair (48 inches front approach/54 inches side approach)?

8.

Are elevator control buttons designated by Braille and by raised standard alphabet characters (mounted to the left of the button)?

9. If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?

Restrooms Yes No N/A Comments

1. Are common area public restrooms located on an accessible route?

2. Are pull handles push/pull or lever type?

3. Are there audible and visual fire alarm devices in the toilet rooms?

4. Are corridor access doors wheelchair-accessible (at least 32 inches wide)?

5. Are public restrooms large enough to accommodate a wheelchair turnaround (60” turning diameter)?

6. In unisex toilet rooms, are there safety alarms with pull cords?

7. Are stall doors wheelchair accessible (at least 32” wide)?

8. Are grab bars provided in toilet stalls?

9. Are sinks provided with clearance for a wheelchair to roll under (29” clearance)?

10. Are sink handles operable with one hand without grasping, pinching or twisting?

YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com

EMG Abbreviated Accessibility Checklist

Restrooms Yes No N/A Comments

11. Are exposed pipes under sink sufficiently insulated against contact?

12. Are soap dispensers, towel, etc. reachable (48” from floor for frontal approach, 54” for side approach)?

13. Is the base of the mirror no more than 40” from the floor?

FACILITY CONDITION ASSESSMENT

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APPENDIX D:

PRE-SURVEY QU ESTIONNAIRE

                              

 

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FACILITY CONDITION ASSESSMENT

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On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible.

INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies.

8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system & material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition.

Your timely compliance with this request is greatly appreciated.

FACILITY CONDITION ASSESSMENT

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APPENDIX E:

ACRONYMS

FACILITY CONDITION ASSESSMENT

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ASTM E2018-08 Acronyms ADA - The Americans with Disabilities Act ASTM - American Society for Testing and Materials BOMA - Building Owners & Managers Association BUR - Built-up Roofing DWV – Drainage, Waste, Ventilation EIFS - Exterior Insulation and Finish System EMF – Electro Magnetic Fields EMS - Energy Management System EUL - Expected Useful Life FCA – Facility Condition Assessment FEMA - Federal Emergency Management Agency FFHA - Federal Fair Housing Act FIRMS - Flood Insurance Rate Maps FRT- Fire Retardant Treated FOIA - U.S. Freedom of Information Act (5 USC 552 et seq.) and similar state statutes. FOIL - Freedom of Information Letter FM - Factory Mutual HVAC - Heating, Ventilating and Air Conditioning IAQ - Indoor Air Quality MEP – Mechanical, Electrical & Plumbing NFPA - National Fire Protection Association PNA – Physical Needs Assessment PCR - Property Condition Report PML - Probable Maximum Loss RTU - Rooftop Unit RUL - Remaining Useful Life STC – Sound Transmission Class UBC – Uniform Building Code

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APPENDIX F:

GLOSSARY OF TERMS - ENER GY AU DITS

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Glossary of Terms and Acronyms - Energy Audits ECM − Energy Conservation Measures are projects recommended to reduce energy consumption. These can be No/Low cost items implemented as part of routine maintenance or Capital Cost items to be implemented as a capital improvement project.

Initial Investment − The estimated cost of implementing an ECM project. Estimates typically are based on R.S. Means Construction cost data and Industry Standards.

Annual Energy Savings − The reduction in energy consumption attributable to the implementation of a particular ECM. These savings values do not include the interactive effects of other ECMs.

Cost Savings − The expected reduction in utility or energy costs achieved through the corresponding reduction in energy consumption by implementation of an ECM.

Simple Payback Period − The number of years required for the cumulative value of energy or water cost savings less future non-fuel or non-water costs to equal the investment costs of the building energy or water system, without consideration of discount rates.

EUL − Expected Useful Life is the estimated lifespan of a typical piece of equipment based on industry accepted standards.

RUL − Remaining Useful Life is the EUL minus the effective age of the equipment and reflects the estimated number of operating years remaining for the item.

SIR − The savings-to-investment ratio is the ratio of the present value savings to the present value costs of an energy or water conservation measure. The numerator of the ratio is the present value of net savings in energy or water and non-fuel or non-water operation and maintenance costs attributable to the proposed energy or water conservation measure. The denominator of the ratio is the present value of the net increase in investment and replacement costs less salvage value attributable to the proposed energy or water conservation measure. It is recommended that energy-efficiency recommendations be based on a calculated SIR, with larger SIRs receiving a higher priority. A project typically is recommended only if the SIR is greater than or equal to 1.0, unless other factors outweigh the financial benefit. Life Cycle Cost − The sum of the present values of (a) Investment costs, less salvage values at the end of the study period; (b) Non-fuel operation and maintenance costs: (c) Replacement costs less salvage costs of replaced building systems; and (d) Energy and/or water costs.

Life Cycle Savings − The sum of the estimated annual cost savings over the EUL of the recommended ECM, expressed in present value dollars.

Building Site Energy Use Intensity − The sum of the total site energy use in thousands of Btu per unit of gross building area. Site energy accounts for all energy consumed at the building location only not the energy consumed during generation and transmission of the energy to the site.

Building Source Energy Use Intensity − The sum of the total source energy use in thousands of Btu per unit of gross building area. Source energy is the energy consumed during generation and transmission in supplying the energy to your site.

Building Cost Intensity − This metric is the sum of all energy use costs in dollars per unit of gross building area.

Greenhouse Gas Emissions − Although there are numerous gases that are classified as contributors to the total for Greenhouse Emissions , the scope of this energy audit focuses on carbon dioxide (CO2). Carbon dioxide enters the atmosphere through the burning of fossil fuels (oil, natural gas, and coal), solid waste, trees and wood products, and also as a result of other chemical reactions (e.g., manufacture of cement).