Building Condition Assessment and Documentation Part III – Site, Exterior & Interior

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

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

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

4. Work Item Input (for all items) • Input the quantity needed for the appropriate standard or custom work item • Input the year the work is needed (planned year), or the fact that it has been deferred • As input requires mm-dd-yyyy use last day of FY • Realize the work will be recorded in I-web as annual or deferred maintenance not depending upon the nature of the item, but instead based on the year the work is needed, with deferred maintenance as the default • Input reason and priority – H&S, mission or resource, critical and non-critical – with mission non-critical as default

5. WI 01001 -Total Building Replacement • First item on the Form • Look at this before considering individual items • Based on facilities master plan (FMP) decision and building condition • Check to determine if FMP decided whether or not building will be retained • Normally based on structural or overall worn-out condition Note: Do not record roofing, siding, doors, electrical, etc. work items for this building, especially if the FMP shows that it will not be retained – recognize that we are looking at a total building replacement, and be done with it.

6. Due to the dimensions of this building it cannot be made accessible Therefore WI 01001 is appropriate Building Replacement Due to Accessibility Issues

7. WI 02001 – Parking Lot Repair & Seal Coat • This item relates to maintenance needed to keep asphalt surfaces lasting a long time • Asphalt parking lots should be maintained with an emulsified asphalt seal coat every 5 years or so • Re-painting of traffic and parking stripes is also included in this work • This item is to be applied for parking lots which are in relatively good condition.

8. Measuring for Work Item 02001 • The unit of measure for this work item is per 10,000 SF. • To get the number of units, calculate total area in square feet, divide by 10,000 and the result is the number of units of this work item. Round up to the nearest tenth. Enter this number as the quantity. • Example: Parking lot is 8,000 SF. This would be 0.8 Units. A driveway of 15,000 SF would be 1.5 units.

9. WI 02002 – Parking Lot Repair & Resurface • When the asphalt has become broken up, pot-holed, and generally worn out, a full resurfacing of 2" hot mix asphalt is needed. This work item is for complete rebuild of the parking lot as well as just a topping. • The unit for this work item is per 1,000 SF. • Measure the dimensions of the area needing the repair and covert to square feet of surface area, divide by 1,000 and round to the nearest 1/10th to record the correct quantity of this item.

10. WI 02003 – Concrete Sidewalk Repair • As with asphalt, concrete typically has a long life, but may become degraded due to overloading, or more likely due to freeze-thaw cycles. • This item includes demolition of the existing and replacement with new. • The unit for this item is linear feet of sidewalk or curb.

11. Measuring for Work Item 02003 • Sidewalk Only • Measure linear feet to the nearest foot. • Curb Only • 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.

12. 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 02004 – Fencing and Gates

13. 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 WI 02005 – Site Lighting These fixtures work great for re-lamping!

14. 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 02005 Site Lighting (cont.)

15. 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 WI 03001 – Foundation - Slab or Stem Wall Foundation Undermining Stem Wall Cracked

16. WI 03001 – Foundation - Slab or Stem Wall • This item also covers masonry unit walls • The unit of measure is square foot of slab or stem wall needing work (effective area) • Concrete slabs and stem walls typically last indefinitely; typical life cycles don’t drive the need for this item; it is more based on weather, site conditions, i.e. actual condition

17. Custom Items Replacement of Signs and Portals Correction of Post-1968 accessibility is Deferred Maintenance – Usually requires a proposed solution in order to value it, unlike most of the other items we look at. Maintenance of Landscaping, Turf, Trees

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

19. Vegetation Removal This is an example of some work that really ought to be done as a part of operations & maintenance (O&M) on a regular basis, and if done could result in reduced deferred maintenance later on.

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

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

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

23. WI 04001 – Basic Roof Replacement • Basic roofs are fiberglass or asphalt 3-tab shingles which typically last 20 years. • This item covers the complete removal and replacement to Forest Service “Standard”; does not include replacement of decking • Note: timely O&M (moss and debris removal) could extend the life of the roof on the left

24. 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 WI 04001 – Basic Roof Replacement (cont)

25. Info on Measuring Roofs

26. WI 04002 – Premium Roof Replacement • Wood shakes or shingles, tile roofs, standing seam metal roofs, and membrane roofs are considered premium roofs and are represented by this work item • Life expectancy varies from 20 years on membrane roofs to 30 years on wood or tile roofs, to 50 years on standing seam metal roofs • Similar to the previous item the work being described is to remove and replace, not repair; fixing minor leaks would be covered under O&M and should not wait. • Once again, keep in mind that the issue is consistency

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

28. 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 Flat Roofs (a category of Premium Roofs)

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

30. 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 WI 04003 – Skylight Replacement

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

32. WI 04004 – Gutters and Downspouts • This item is for removal and replacement of gutters and downspouts, as on this work center building • The unit of measure is linear feet of gutter and downspout • The life expectancy of this item is 15 years

33. 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

34. 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. WI 05001 - Exterior Steps (cont.)

35. 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 Exterior Ramps

36. 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 05002 – Wood Decks

37. 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 WI 05003 - Railing

38. Exterior Steps and Railing It is assumed that replacement of this magnitude is not covered by the work item for exterior steps. A custom work item would be required. But what about railing for this set of steps? Is anything needed? DM?

39. WI 06001 – Siding Replacement • Removal of existing and replacement to Forest Service standard (fiber cement board or similar) • Existing may be wood, plywood, aluminum, vinyl, hardboard, etc • Unit of measure is 100 square feet; measure the complete surface, including openings (do not deduct for openings) • Typical life expectancy of siding under the influence of sun and rain is normally about 25 years

40. WI 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

41. 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 06003 – Garage Doors

42. 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 WI 06004 – Painting (Exterior)

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

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

45. What to Look for When Inspecting Building Interiors • Flooring – Carpet, Wood, Tile and Sheet Goods (Vinyl) • Drywall – Wall Coverings and Painting • Doors, Windows and Trim • Steps and Rails • Toilet Partitions • Cabinets – Kitchen • Cabinets - Laboratory • Acoustical Tile • Accessibility Issues – • Restrooms, Doors, Controls Do you see a safety issue in this photo? Hint – Flame Spread.

46. 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 07001 – Doors (Interior)

47. 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 07002 – Toilet Partitions

48. 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 07003 – Drywall

49. 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 WI 07004– Kitchen, Lavatory or Office Cabinets Kitchen, Lavatory or Office Cabinets

50. 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 WI 07005 – Lab Cabinets Lab Cabinets