Morgan County Courthouse Exterior Restoration

Size: px
Start display at page:

Download "Morgan County Courthouse Exterior Restoration"

Transcription

1 Morgan County Courthouse Exterior Restoration Restoration Needs Assessment Date: June 8, 2009 Prepared for: Morgan County, Illinois

2 TABLE OF CONTENTS Table of Contents...1 Executive Summary...2 Introduction...3 Project Background...4 Conditions Assessment/Recommendations Masonry...7 Roofing...11 Wood Windows...14 Wood Framing and Architectural Trim...15 Historic Architectural Features...17 Mechanical, Electrical & Plumbing Systems Overview/Recommendations...18 Plumbing and Fire Protection Systems...20 HVAC System...26 Electrical System...33 Priorities...43 Exhibit 1 - Construction Chronology...E1-1 Exhibit 2 - Detailed Cost Estimate...E2-1 White & Borgognoni Architects, P.C. June 8, 2009 Page 1

3 EXECUTIVE SUMMARY This report presents the results of investigations conducted at the Morgan County Courthouse, located in. The study was led by White & Borgognoni Architects, P.C. BRiC Partnership provided services in the evaluation of mechanical and electrical systems. Onsite investigations were completed during March and April The scope of the study included assessing the exterior conditions of the building, and the building s mechanical and electrical systems. The building exterior, including cornices, modillions, belt courses, and arched openings, is constructed of Joliet Limestone. The towers are of wood-frame construction with mansard roofs, and have profiled wood cornices and trim. The steep-sloped roofs have asphalt composition shingles; the low-slope roofs have rubber membranes. The building remains largely unchanged from its 1869 construction. Modifications to the original building include removal of the bull s eye windows at southeast tower; replacement of slate shingle roofing with asphalt composition shingles at the mansard roofs; removal of ornamental cresting from the tops of towers and dormers; removal of the flag pole from the southwest tower; removal of iron fencing around the courthouse property; and, removal of the statue of justice from atop the south facade of the building. The study included a review of the County s records of previous repairs to the building, and of the National Register of Historic Places Inventory-Nomination Form. On-site investigations were performed to determine the conditions of exterior walls, roofing, windows, and trim were examined. The investigations were non-destructive and limited to observable surface conditions and probes of wood materials. Recommendations for repairs and preliminary estimates of construction costs for the restoration work are presented in this report. It is recommended that all repairs and restoration work follow the Secretary of the Interior s Standards for the Preservation of Historic Structures and Standards of the Rehabilitation of Historic Structures. Conditions which were observed and which are recommended for repairs and restoration include: Restoration of masonry Repair/replacement of roofing and guttering Restoration of wood components Re-establishing original architectural features Upgrading mechanical and electrical systems White & Borgognoni Architects, P.C. June 8, 2009 Page 2

4 Scope of Study INTRODUCTION The scope of this study is to assess the conditions of the exterior, and of the internal mechanical and electrical systems of the historic Morgan County Courthouse, constructed in 1869 in. The purpose of the study is to provide guidance for preserving the exterior of the building following historic preservation standards, and upgrading the mechanical and electrical systems to comply with current codes and comfort needs. This report provides a summary of field investigations of existing conditions, recommendations for stabilization and restoration of the exterior, recommendations for upgrading mechanical and electrical systems, and preliminary budget estimates for the recommended work. Study Team The evaluation of the exterior and coordination of the study was performed by White & Borgognoni Architects, P.C. The evaluation of the mechanical and electrical systems was performed by BRiC Partnership. On-site investigations were performed during March and April This report presents the results of the field investigations and provides recommendations for the building restoration and mechanical and electrical systems upgrades. Methodology The study included the following: 1. Review of previous work contracts from Morgan County files. 2. Verification of existing observable conditions of the building. 3. Interviews with previous service contractors 4. Consultations with restoration products manufacturers. White & Borgognoni Architects, P.C. June 8, 2009 Page 3

5 PROJECT BACKGROUND The following historical information was obtained from the National Register of Historic Places Inventory-Nomination Form, prepared in April The Morgan County Courthouse is listed in the National Register of Historic Places. Three successive courthouse buildings have served Morgan County. The third, and present, courthouse building was completed in November The building is a three-story, detached, limestone masonry block example of an eclectic blend of the towered Italianate Villa with the French Second Empire style. The unmatched towers at three corners of the building give emphasis to the vertical, architectural design. The architect for the building, Gurdon P. Randall, of Chicago, designed courthouses, schools, and churches in the Midwest. The Morgan County Courthouse is an excellent example of his work. When completed, the building cost $204, to construct. Exterior Design and Modifications The exterior walls of the present courthouse were constructed of limestone, quarried at Joliet, Illinois and shipped to Jacksonville by rail. Smooth sawn blocks were used for the wall surfaces. Rusticated blocks of stone were used at the base of the building and to create quoins at the corners of the building, and give a solid permanence to the structure. Extruded belt coursings, corner piers, paneled friezes, and scroll-shaped stone cornice brackets were used to emphasize the monumental character of the building s design. Stone hoods cap the round-top windows. The roofs of the main building are straight-line mansards. The towers at the southwest, southeast, and northeast corners of the building have straight-line mansard roofs. The northeast tower is the flue for the building s heating plant. The mansard roof of the main building is interrupted by a low gable roof facing east and west. A flat section of roofing is located behind the upper edge of the main mansard roofs. Arched-top dormers, constructed of wood, break out of the mansard roofs of the southwest and southeast towers. Originally, bulls -eye windows were located in the east tower and front mansards. The mansard roofs were originally polychromed slate. The slate was removed and replaced by asphalt composition shingles ca. 1950s or early 1960s. It is likely that the bull s-eye windows in the east tower and the front mansard were removed and covered by the roofing at this time. The gable roof also has asphalt shingles. The flat profile roof sections have single-ply rubber membranes. In 1987, the asphalt shingles at the east and west towers, and the mansard roofs were removed and replaced with new asphalt shingles. At this time, the stone box gutter was White & Borgognoni Architects, P.C. June 8, 2009 Page 4

6 removed from the east tower, and was replaced with lead-coated copper guttering. Iron cresting and finials which originally capped the towers and dormers were removed between 1891 and A flag pole originally extended from the top of the southwest corner tower, but it has been removed. An eight feet tall statue of Justice originally stood on a stone pedestal sixty-four feet above the front entrance on the south facade of the building. The statue was carved from one solid block of white pine by the firm of Campbell and Colby, of Mystic Bridge, Massachusetts. The statue was removed sometime between 1903 and The one-foot high pedestal was incorporated into the roof line of the south wall during the re-roofing project completed in the late 1950s or early 1960s. Windows throughout the building have round-tops and wood sashes. Bull s-eye windows punctuate the basement and third floor levels. The original cast-iron fencing was removed from the south facade before An ornamental iron fence which originally extended around the courthouse property has also been removed. The original limestone front steps, except for the two upper ones, were replaced with concrete, and a handrail was added. This modification probably occurred in the 1950s or early 1960s. The original double entry doors were replaced in 1907 with lighter and more easily managed doors. Later, these doors were later replaced with glass and aluminum doors. The exit doors from the southwest tower to the front portico appear to be the original1869 doors. Various repair projects related to the exterior masonry have been performed at the courthouse. Records available from the County indicate that in the early 1960s, the exterior masonry was tuckpointed and a glaze of silicone was applied. In 1987, a significant masonry repair project was completed. Exterior masonry surfaces were chemically cleaned, all mortar joints were repointed, a stone strengthener was applied to cornice stones, watertables and ledges, and a coat of Thoroseal was applied. Previous concrete patches on the upper front gable were stained for more compatibility with the existing masonry. Coping stones were inspected and reset, and perimeters of openings and front porch decks were caulked with elastic, rubber sealant. The stone belt courses at the east, south, and west towers were repaired by removing loose deteriorated stone and installing patches. In 2001, additional repairs included removal of the coating from the stone belt courses, removal of loose stone flakes from the entire building and patching with mortar, caulking or tuckpointing open mortar joints, and application of an White & Borgognoni Architects, P.C. June 8, 2009 Page 5

7 elastomeric coating and waterproofing to the belt stones. A number of renovations of the building interior and modifications to infrastructure have been completed throughout the life of the courthouse. Because the primary focus of this study is on the exterior stabilization of the building, and upgrading of mechanical and electrical systems, details of interior renovations and modifications are not presented here. A chronology of construction and significant exterior and interior repair projects which have been completed at the courthouse between 1869 and 2001, is included as Exhibit 1 of this report. White & Borgognoni Architects, P.C. June 8, 2009 Page 6

8 CONDITIONS ASSESSMENT/RECOMMENDATIONS The following information is a summary of conditions observed during the performance of field investigations. Recommendations for repairs and restoration treatments are provided for each condition which was observed. Because of the historic architectural significance of the Morgan County Courthouse, it is recommended that all repairs and restoration work follow the Secretary of the Interior s Standards for Rehabilitation, and the Guidelines for Rehabilitating Historic Buildings. These standards and guidelines are the recommended courses of action to follow so that the historic preservation of the courthouse may be successfully planned and so that the building's important or "character-defining" architectural materials and features are preserved. Masonry Observed Condition: Surface Coatings Applied to Stone. The masonry of the Morgan County Courthouse appears to be a buff limestone, but on closer examination it is a grey limestone that has a buff colored coating. This coating is flaking and spalling off the surface of the existing stone. In reviewing the building records, it appears the buff colored coating is a product called Thoro-Coat and that it was applied in the 1980's. A second type of stone coating was added to horizontal stone surfaces, such as the top of the decorative carved stone band under the second floor windows. This coating appears to have been applied to prevent water from infiltrating the stone. The coating is partially intact, but has significant areas of deterioration. M-2: Stone Coating at Ledges M-1: Stone Coating White & Borgognoni Architects, P.C. June 8, 2009 Page 7

9 Recommendations. It is recommended that the buff colored coating covering the existing limestone be removed to examine the condition of the limestone beneath it. Several manufacturers produce cleaners which might be effective at removing the coating. Testing should be performed to find an appropriate cleaning product which would remove the coating without damage to the underlying limestone. Once the buff colored coating has been removed, damage to the existing limestone will be more visible to inspection. The second coating at the horizontal stone surfaces should also be removed. The stone beneath is recommended to be patched or replaced. New stainless steel flashing is recommended to prevent future water infiltration in these locations. Observed Condition: Stone Patches. There are numerous locations on the building where the limestone was patched using a cementitious patch material. This is most noticeable at various decorative bands on the building which are completely covered with cementitious patch materials, but are located on other masonry areas as well. The workmanship on the patches varies, and in some places the original profile of the banding is no longer recognizable. The condition of the patches also varies, and some are in good condition while others are significantly deteriorated. Recommendations. Existing cementitious patches have been used in small areas, such as chipped corners, as well as extensive areas, such as entire carved bands. Extensive patches which are in poor condition are recommended to be removed, and replaced with natural limestone to match the original appearance. This would apply to most horizontal banding on the building, where patches appear to cover most of the limestone profiles, as well as numerous brackets on the southeast tower. Smaller cementitious patches which are in poor condition are recommended to be replaced with new cementitious patches. M-3: Damaged Stone Patches at Banding M-4: Damaged Stone Patches at Brackets White & Borgognoni Architects, P.C. June 8, 2009 Page 8

10 Existing patches which are in good condition but which do not match the color of the adjacent stone should be removed and replaced with new cementitious patches that are color matched to the adjacent stone. Smaller patches which are in good condition and which match the color of the adjacent stone are recommended to be left in place. Sample areas of patching materials should be installed and observed for color and texture compatibility with the adjacent stone. Observed Condition: Mortar Deterioration. The existing mortar joints appear to be in good condition. There are very few areas of visible deterioration. There are several locations where cracks in the mortar were observed. Recommendations. Existing mortar appears to be in good condition, and is recommended to be left in place. Where cracking of the mortar joints has occurred, it is recommended that the joints be ground out and re-pointed with new mortar to match the existing mortar. Observed Condition: Stone Deterioration. There are locations where significant limestone damage was observed on the north side of the east tower. At the stone sill at the base of the mansard roof area, a portion of the existing stone has large horizontal cracks parallel to the natural veining of the stone. A built-in gutter was added on top of the stone sill, and a tear in the membrane lining was observed. It appears that the stone was damaged due to water penetration combined with freezing weather causing the water to expand and damage the stone. The damage is severe and is located above a paved parking area on the east side of the building. A keystone in a decorative arch on the chimney in the northeast corner of the building has been dislodged and appears to be in danger of falling onto the roof below. M-5: Damage at Stone Sill M-6: Keystone at Chimney White & Borgognoni Architects, P.C. June 8, 2009 Page 9

11 There is also significant limestone damage at some of the stone brackets at the southeast tower cornice. The brackets appear to have been patched numerous times with cementitious patch materials. The patches are in fair to poor condition, and vary in color from the adjacent limestone. Recommendations. Existing limestone pieces which are cracked are recommended to be replaced or patched, depending on the severity and location of the cracking. Small chips and holes are recommended to be patched with a cementitious patch material to match the color of the adjacent limestone. The damaged stone at the north side of the southeast tower should be replaced with new stone to match the existing. Because of the potential for the loose stone at this location to fall from the building onto the parking area below, this condition should be addressed immediately. The existing built-in gutter should be rebuilt to prevent further water infiltration. Samples of the existing stone and mortar should be submitted to a testing laboratory to confirm the original materials to be used in the restoration process. Application of a breathable, vapor permeable, water-repellent coating may be beneficial to reducing moisture penetration into stone and mortar surfaces. Test areas of selected water repellents should be treated and allowed to stand for several months to establish whether or not staining or discoloration will result from treatment. Observed Condition: Cementitious Coating Deterioration. The elongated pyramidal top of the chimney in the northeast corner of the building appears to be a cast concrete material with a red coating. The concrete is deteriorated and cracked in several locations. Recommendation. The concrete cap at the top of the chimney is recommended to be patched at deteriorated and cracked areas, and to be re-coated with an epoxy paint coating. Observed Condition: Soiling of Stone. The existing masonry shows some staining and soiling in some locations. It is recommended that testing be performed to find appropriate cleaners and cleaning methods prior to the design of the masonry restoration project. Damaged mortar and stone should be repaired prior to undertaking masonry cleaning in order to minimize the introduction of additional water into the masonry as a result of the cleaning procedure. White & Borgognoni Architects, P.C. June 8, 2009 Page 10

12 Recommendation. A thorough cleaning of the existing masonry is recommended, to remove all atmospheric and biological staining on the surface of the limestone. Testing should be performed to find an appropriate cleaning products which will remove the coating without damage to the underlying limestone. M-7: Damage at Chimney Cap M-8: Soiling of Stone Roofing Observed Condition: Asphalt Shingle Roofing. The existing roofing materials include three-tab asphalt shingles, which are located on the mansard roof areas and at the gable roof area. Membrane roofing is installed at low-sloped roof areas on the top of the southeast tower and at the south roof area between the two towers. Copper flat seam roofing was observed on the tower dormer roofs and the southwest tower, and copper standing seam roofing was observed on the entry vestibules. Existing built-in gutters were observed throughout, and most appear to have been installed after the original date of construction. Records indicate that the original sloped roof areas were covered in slate shingles. The existing three-tab shingles appear to be in good condition in most areas. The shingles on the main gable roof area were replaced at different times due to tornado damage. There is damage apparent at shingles on the mansard roof areas at various locations, including missing shingles, and areas of damaged decking. Leaking was reported on the west side of the southeast tower, and appears to be coming from the intersection of the metal dormer roof and the shingle mansard roof. White & Borgognoni Architects, P.C. June 8, 2009 Page 11

13 Recommendations. In the short term, new three-tab asphalt shingles are recommended to be patched into any locations where shingles are missing. New roof deck and new shingles are recommended at areas where existing roof deck appears to be damaged. The asphalt shingles which were replaced recently due to tornado damage are recommended to be left in place, replacing damaged or missing shingles as needed. In the long term, it is recommended to re-roof the shingled areas with a more historically accurate material. The original roofing material was polychrome slate. This would be the ideal replacement for the asphalt shingles. Slate is a relatively expensive roofing material, and should it be cost-prohibitive to install new slate roofing, some less expensive alternatives are available. One alternative is a synthetic slate, made from plastic or rubber. 50 year warrantees are available on some of these products. Another alternative is a metal shingle which would give a similar appearance to the slate roofing. It is recommended that the shingle roofing assembly be sampled and analyzed for any potential asbestos content as part of the design phase. Observed Condition: Membrane Roofing. The flat and low-slope sections of the roof behind the mansards have single-ply rubber membrane roofing. The existing membrane roofing appears to be in good condition in most areas. There are sections on the southeast part of the building where the membrane is no longer properly adhered to the roof deck. The membrane roofing at the east tower is not properly adhered either. Recommendations. The membrane roofing which is in good condition is recommended to be left in place. The membrane roofing which is no longer properly adhered should be re-adhered. The roof membrane manufacturer would have recommendations for readhering the membrane which would be compatible with the existing roofing warrantee. Any new work on roofing with an existing warrantee should be performed in such a way as to retain the balance of the warrantee Observed Condition: Copper Seamed Roofing. The tower dormer roofs and the roof of the southwest tower have copper flat-seamed roofing which has been coated with a red colored coating in most places. The roofing appears to be in fair condition in most places, but damage was visible at the southwest tower roof, near where the original flag pole was mounted. The red colored coating was also visible at the standing seam roofing at the entry vestibules. White & Borgognoni Architects, P.C. June 8, 2009 Page 12

14 Recommendations. The existing copper roofing at the southwest tower is recommended to be removed and replaced with new flat seam copper roofing. The copper roofing at the tower dormers is in fair condition, and appears to still be serviceable. There is an active leak at the southeast tower, on the west side. This might be due to the shingle roofing or the copper dormer roofing. Damage to the flooring inside the southeast tower, pigeon coop framing, and potentially hazardous pigeon droppings and debris prevented a thorough inspection of the interior for evidence of leaking. Observed Condition: Built-in Gutters. The existing built-in gutters appear to have been added after the original construction. Some appear to be sheet metal with a silver-colored roofing repair coating on top. Others appear to have a black membrane liner. Many are in poor condition. Recommendations. The existing built-in gutters are recommended to be removed and rebuilt. The re-built gutters are recommended to have a rubber membrane underlayment with a copper liner for maximum durability. Any damage to the underlying wood or stone structure is recommended to be repaired and/or replaced prior to installation of the new gutter assembly. The existing down spouts appear to be in good condition, and are recommended to remain in place. Any damaged areas of down spout, especially areas where leaking occurs, are recommended to be repaired. R-1: Damage at Tower Roof R-2: Damage at Built-In Gutter and Fascia White & Borgognoni Architects, P.C. June 8, 2009 Page 13

15 Wood Windows Observed Condition: Wood Windows. The Courthouse has painted wood windows. The condition of the wood varies from good to poor. The existing wood windows have been modified in several locations, most notably at the sills, where painted metal sill flashing appears to have been added after the original construction was complete. Several windows have been modified by adding storm windows and screens at the lower sashes. The wood windows show some signs of deterioration, primarily at the lower jambs, the bottom rails of the lower sashes, and at the bottom segments of circular shapes. Entry vestibules are located at the east and west sides of the building, and do not appear to be part of the original construction, although they appear to have been in place for the majority of the building s lifespan. The vestibules show only minor deterioration, mostly at the base of the windows. Recommendations. Existing wood windows are recommended to be restored. This will involve removal of existing paint, repair or replacement of damaged wood, including sills, lower jambs, and sashes. Any missing hardware is recommended to be replaced, and all windows should be made operational. New storm windows are recommended to improve thermal performance of the windows, and new sealant is recommended at the perimeter of all windows. The minor damage at window members at the entrance vestibules are recommended to be replaced or repaired. WW-1: Storm Window Added to Historic Window WW-2: Damage at Bottom of Circular Window White & Borgognoni Architects, P.C. June 8, 2009 Page 14

16 It is recommended that all wood components of the windows be scraped and painted. It is also recommended that the original wood windows be sampled to determine what species of tree was used. It is recommended that the paint be sampled for lead prior to undertaking work that would disturb the painted surfaces. It is recommended that all wood window components on the building should have loose paint removed, the surfaces prepared for new paint, and one coat of primer and two coats of finish paint be applied to them. Testing of existing paint will determine if lead is present, and any work removing and preparing wood for new paint should be performed within appropriate safety guidelines. Any damaged wood should be repaired with epoxy or replaced. Wood Framing and Architectural Trim Observed Condition: Wood Framing and Architectural Trim. The Courthouse has painted wood cornices, brackets, dormers, and entry vestibules. The wood condition varies from good to poor. Some wood fascia boards have been replaced and are not original. The existing wood cornices and brackets show some areas of deterioration, but mostly appear to be in good condition. The wood brackets are in excellent condition, and have weathered much better than the stone brackets on the southeast tower. Metal bird screen was added to the back sides of the brackets to prevent roosting. Some areas of wood fascia are damaged or deteriorating, particularly where wood members were previously replaced. The existing wood framing and trim work at the dormers on each tower show significant damage, particularly at pilasters supporting the dormer structures. There is visible deflection of the pilasters, and it appears to be due to water damage. Painted sheet metal flashing at the base of the pilasters appears to have been added to address the water problem, but was either not adequate or installed after the damage occurred. This flashing appears to be designed improperly, with no drip edge at the bottom. Water can continue to migrate under the flashing via capillary action. The upper dormer framing appears to be in good condition, although it is affected by the deflection and sagging of the lower pilaster areas. The louvers on the southwest tower are in poor condition, with a number of the louver blades dislodged and deteriorated. Painted metal flashing at the base of the louvers is in fair to poor condition. The clock faces and wood numerals appear to be in good condition, and probing of the wood did not reveal any deteriorated White & Borgognoni Architects, P.C. June 8, 2009 Page 15

17 material. Recommendations. Existing wood cornices, including fascia boards and wood brackets are recommended to be restored. Damaged wood at fascia boards and cornices are recommended to be replaced with an appropriate decay-resistant wood. Existing wood dormers are recommended to be reconstructed where excessive damage has occurred. Wood that is in good condition is recommended to remain in place, and to be modified as required for installation of new wood components to replace damaged components. Existing conditions should be studied carefully during the design phase to determine if it is feasible to return the dormers to plumb and level conditions. Existing metal flashing at wood dormers is recommended to be removed, and conditions beneath assessed. New, properly designed flashings with drip edges are recommended to be installed along with replacement wood components. Wood louvers are recommended to be removed and replaced to match the original louvers. WD-1: Dormer Damage WD-2: Louver Damage White & Borgognoni Architects, P.C. June 8, 2009 Page 16

18 Historic Architectural Features The architectural elements listed below are recommended as considerations for long-term restoration. These design features are character defining features that have been lost from the original design and construction of the building. Given the historic landmark quality of the Morgan County Courthouse and its prominence in Jacksonville s downtown, the building is a worthy candidate of restoration efforts that would more accurately restore the building to its historic design. Restoration of the following architectural design features is recommended: replace metal cresting at the dormers and towers replace iron fencing around the courthouse property replace bull s eye windows at southeast tower replace the statue of justice replace the flag atop southwest tower White & Borgognoni Architects, P.C. June 8, 2009 Page 17

19 Overview MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS The mechanical and electrical systems for this building, originally constructed in 1869, have been changed and supplemented over the years. Many of the modifications to the building systems appear to have been made on an as-needed basis. Thus, the installation dates for the majority of the systems that are currently in service have been difficult to ascertain. General systems knowledge has allowed educated assumptions to be made regarding approximate age and remaining life expectancy for the purposes of this study. Most of the mechanical and electrical upgrades to date have not really taken an historic preservation approach to the installations. For example, the window air conditioning units, with their interior and exterior appearance, are not consistent with a historically accurate appearance. The exposed electrical panels, conduit, cabling, and exposed plumbing piping also would not normally be considered desirable architectural features from either an historic or modern perspective in this type of building. The ideal solution from an architectural and engineering standpoint would be to remove all incompatible previous upgrades of the mechanical and electrical systems in a comprehensive manner that would conform to the original building character. Construction costs will likely be higher in order to reach the ideal solutions to mechanical, electrical, and plumbing systems upgrades. For example, concealing piping and conduit in walls and ceilings would require demolition and restoration of existing architectural finishes, as well as more costly systems installations. Concealing or hiding equipment may also lead to additional costs and create space limitations that need to be addressed. Recommendations The scope of this survey did not include a study of the functional space utilization, fire/ life safety code evaluations, security or accessibility reviews. These types of studies and the resulting designs for the current and future building utilization have a large impact on the MEP systems replacements and retrofits that normally go hand-in-hand. To the extent that the County considers significant investments in new mechanical and electrical systems upgrades, it would appear prudent that the building utilization be considered prior to undertaking major upgrades to the MEP systems. Some work involved in upgrading the MEP systems would likely be irreversible or would require additional modifications, with the associated costs, should the space needs change. The recommendations and associated budget costs that are included in this assessment do not include achieving the ideal conditions of concealing previously installed systems that are not indicated for replacement. New systems would be concealed to the greatest extent possible. BRiC Partnership, LLC June 8, 2009 Page 18

20 Major replacements of mechanical and electrical systems in occupied buildings can be problematic and also lead to increased construction costs. Detailed analysis of construction scheduling and procedures will be needed in order to allow continued occupancy. Other options of staff relocations could be considered if space is available and economically viable. These types of decisions will need to be developed at later stages of project design. BRiC Partnership, LLC June 8, 2009 Page 19

Vision Home Inspection

Vision Home Inspection Vision Home Inspection 324 Rams Run Shepherdsville KY 40165-7877 Inspector: James McFadden Property Inspection Report Client(s): Property address: Inspection date: View report summary This report is the

More information

BUNKER HILL ELEMENTARY SCHOOL

BUNKER HILL ELEMENTARY SCHOOL INITIAL YEAR BUILT 1970 BUILDING AREA 98,200 SF CURRENT PROGRAM CAPACITY 332 ENROLLMENT 2008 387 WARD 5 PROPOSED PROGRAM CAPACITY 750 Site Plan BUNKER HILL - 1 PROPOSED PROGRAM PROFILE GRADE CONFIGURATION

More information

Inspecting to a higher standard.

Inspecting to a higher standard. Inspecting to a higher standard. Rob Hopkin Silver Spring, MD 20902 Monday, June 2, 2014 ProTec Inspection Services Inc. 19736 Selby Ave Poolesville, MD 20837 301-972-8531 www.protec-inspections.com rob@protec-inspections.com

More information

Total Home Inspection Checklist

Total Home Inspection Checklist Total Home Inspection Checklist Use a checklist like this to make sure that you are looking at all parts of the house. Check off those items that are in good condition and make notes about those that are

More information

Building Condition Assessment Report

Building Condition Assessment Report C2 - Nurses Resident (aka Administration) Building Condition Assessment Report Asset Address Address Construction Year Size (Gross Floor Area) Asset Type Floors Above Ground Inspection Date C2 - Nurses

More information

CLIENT. Inspection Report. 271 Front St. Alert Bay, B.C. Island Building Inspections V ANCOUVER I SLAND B. C.

CLIENT. Inspection Report. 271 Front St. Alert Bay, B.C. Island Building Inspections V ANCOUVER I SLAND B. C. CLIENT Inspection Report 271 Front St. Alert Bay, B.C. Island Building Inspections 2013 V ANCOUVER I SLAND B. C. Elevation Photos For the Property at 271 Front Street Alert Bay, BC ELEVATION PICTURES Front

More information

Historic Preservation Certification Application Part 2 343-345 Main Street West South Haven, Vermont NPS Project No. 12345

Historic Preservation Certification Application Part 2 343-345 Main Street West South Haven, Vermont NPS Project No. 12345 Exterior Features 1 site and drainage 2 foundation 3 wood siding and trim 4 exterior doors 5 windows / storm windows 6 porches front and rear 7 chimneys 8 roofing Interior Features 9 frame 10 basement

More information

Building Condition Assessment Report

Building Condition Assessment Report Building Condition Assessment Report Asset C3c - Oak Terrace Cottage 121 Address Riverview Lands, 2601 Lougheed Highway, Coquitlam, BC. V5C 4J2 Construction Year Size (Gross Floor Area) 1920. 2,553 Sq.Ft.

More information

Crawford Inspection Services C.C.B. # 76914 www.crawfordinspections.com

Crawford Inspection Services C.C.B. # 76914 www.crawfordinspections.com Crawford Inspection Services C.C.B. # 76914 www.crawfordinspections.com Portland Area PO Box 665 West Linn, OR 97068 Ph: (503) 650-6957 Salem Area 5434 River Rd. N; #192 Keizer, OR 97303 Ph: (503) 362-5809

More information

17,280 square feet Overview:

17,280 square feet Overview: CENTRAL OFFICE Located at 167 Boston Post Road, East Lyme, Connecticut, the Central Office was built in 1916 as the original Flanders Elementary School and remains connected to the current school. The

More information

Facility Assessment for. 11801 East Main Street, Huntley, IL

Facility Assessment for. 11801 East Main Street, Huntley, IL Facility Assessment for 11801 East Main Street, Huntley, IL July 12, 2012 Prepared by: Dewberry Architects Inc. 25 S. Grove Avenue, Suite 500 Elgin, IL 60120 (847) 695-5840 The Village of Huntley requested

More information

Inspecton Report. Property Address:

Inspecton Report. Property Address: Inspecton Report Provided by: National Home Inspections Inspector: Bob Smith 456 S Main Denver, CO 46312 (645) 423-3242 bob@nationalhomeinspections.com www.nationalhomeservices.com Property Address: 873

More information

This report presents the findings and recommendations of the assessment of energy use and

This report presents the findings and recommendations of the assessment of energy use and This report presents the findings and recommendations of the assessment of energy use and environmental stewardship of Arlington Street Church, Boston, MA. As stewards of the earth it is important that

More information

CONSERVATION MAINTENANCE WORKSHEET Universal Checklist

CONSERVATION MAINTENANCE WORKSHEET Universal Checklist 3.1 SITE 1 Concrete curbs Check for cracks, spalling, growth from joints X 2 Stone curbs Check for cracks, spalling, growth from joints X 3 Concrete walkways Look for uneven surfaces, ponding, growth from

More information

SECTION 00 0110 TABLE OF CONTENTS. H. 00 2115.01 - Proposed Material, Product or Equipment Substitution Request

SECTION 00 0110 TABLE OF CONTENTS. H. 00 2115.01 - Proposed Material, Product or Equipment Substitution Request SECTION 00 0110 PROCUREMENT AND CONTRACTING REQUIREMENTS 1.1 DIVISION 00 -- PROCUREMENT AND CONTRACTING REQUIREMENTS A. 00 0101 - Project Title Page B. 00 0105 - Certifications Page C. 00 0110 - Table

More information

ROOFS - Guidance for Repair, Maintenance and Replacement

ROOFS - Guidance for Repair, Maintenance and Replacement ROOFS - Guidance for Repair, Maintenance and Replacement Guilford Association Architectural Committee ROOFING Slate and tile roofs are a critical design feature of Guilford homes. The homes were designed

More information

Mechanical, Plumbing, and Fire Protection Conditions

Mechanical, Plumbing, and Fire Protection Conditions Mechanical, Plumbing, and Fire Protection Conditions Mechanical Conditions The mechanical systems within the building consist of a combination of the original 1926 systems and renovations that occurred

More information

MTA UNIVERSAL STATION PEDESTRIAN BRIDGE Los Angeles, CA. Project Manual and Specification 100% PE SUBMITTAL TABLE OF CONTENTS

MTA UNIVERSAL STATION PEDESTRIAN BRIDGE Los Angeles, CA. Project Manual and Specification 100% PE SUBMITTAL TABLE OF CONTENTS Los Angeles, CA Project Manual and Specification DIVISION 1 GENERAL CONDITIONS 01 01 10 STATEMENT OF WORK 01 11 00 SUMMARY OF THE WORK 01 14 05 METRO (OWNER) - DIRECTED STOPPAGES 01 20 00 PRICE AND PAYMENT

More information

Rehab Inspection Report Page 1

Rehab Inspection Report Page 1 Rehab Inspection Report Page 1 Home Address: Construction Style: Number of bedrooms Square footage: Value of offer: Estimated rehab cost: Value of resale: Orientation of house: N S E W Note: orientation

More information

Property Condition Assessment

Property Condition Assessment Property Condition Assessment Business, Wisconsin Inspection Date: 8/2009 Prepared For: Business Owner Report Number: TD999909 Prepared By: Shamrock Building Inspection Consultants LLC N29 W29951 Shel-Mar

More information

www.citiesinspection.com October 5, 2015 Dear Client,

www.citiesinspection.com October 5, 2015 Dear Client, www.citiesinspection.com October 5, 2015 Dear Client, On 9/14/2015, Cities Inspection Service, Inc. completed a building inspection of the property located at 123 Oak Street, Someplace, Minnesota for you.

More information

Table of Contents. Division 2 Site Work Site Preparation Site Demolition Tree Protection Excavation, Trenching, and Backfilling for Utilities

Table of Contents. Division 2 Site Work Site Preparation Site Demolition Tree Protection Excavation, Trenching, and Backfilling for Utilities Division 1 Requirements Design and Construction Quality Campus Master Plans Texas Tech University System Operating and Building Maintenance Project Administration Historically Underutilized Business (HUB)

More information

CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503. Re-Roofing: Asphalt Shingles

CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503. Re-Roofing: Asphalt Shingles CITY OF WHITE BEAR LAKE BUILDING INSPECTION DEPARTMENT 4701 Highway 61 White Bear Lake, MN 55110 Fax: 651-429-8503 Re-Roofing: Asphalt Shingles This is a summary of the standard requirements based on the

More information

29 Broadway- 14 th Fl Tel: 212.888.8334 New York NY 10006 Fax: 212.419.1939. Due Diligence Report. New York, New York

29 Broadway- 14 th Fl Tel: 212.888.8334 New York NY 10006 Fax: 212.419.1939. Due Diligence Report. New York, New York Due Diligence Report New York, New York Prepared for Mr. On February 8, 2010 P a g e 1 Table of Contents PAGE 3.. GENERAL INFORMATION PAGE 4 FILINGS PERMITS AND ENCUMBRANCES PAGE 6. CORE AND SHELL PAGE

More information

Whitley Manufacturing Co., Inc. 201 W. First Street S. Whitley, IN 46787 Phone (260) 723-5131 Sales Fax (260) 723-6396 whitley@whitleyman.

Whitley Manufacturing Co., Inc. 201 W. First Street S. Whitley, IN 46787 Phone (260) 723-5131 Sales Fax (260) 723-6396 whitley@whitleyman. Building Type Building Code Whitley Classroom Buildings BOCA, UBC, SBCCI, NEC, ADA Structural Support Outrigger construction standard, Whitley model classrooms. Main support beams to be 12 11.8# per lineal

More information

Inspection Report Atlanta Strip Mall Commercial Building Property Address:

Inspection Report Atlanta Strip Mall Commercial Building Property Address: Page 1 of 25 Inspection Report Atlanta Strip Mall Property Address: Smyrna GA 30082 Page 2 of 25 South East Building Consultants Ray Thoroman Serving the entire State of Georgia 6 678-410-3005 Page 3 of

More information

I NI NP R Inspected Items

I NI NP R Inspected Items 6/ /07 The Inspection of the property listed above must be performed in compliance with the rules of TREC. The inspection is of conditions which are present and visible at the time of the inspection, and

More information

GUIDELINES FOR REHABILITATION OF TRADITIONAL COMMERCIAL BUILDINGS DESIGN GUIDELINES

GUIDELINES FOR REHABILITATION OF TRADITIONAL COMMERCIAL BUILDINGS DESIGN GUIDELINES GUIDELINES FOR REHABILITATION OF TRADITIONAL COMMERCIAL BUILDINGS DESIGN GUIDELINES PAGE 13 DESIGN GUIDELINES The following design guidelines have been developed to guide appropriate design in the Downtown

More information

The City of Basehor, Kansas

The City of Basehor, Kansas The City of Basehor, Kansas Residential and Miscellaneous Permits This list provides general information regarding permit requirements for various residential construction and maintenance activities. The

More information

Comment Form on Proposed Gut Rehabilitation Alternatives

Comment Form on Proposed Gut Rehabilitation Alternatives Comment Form on Gut Rehabilitation Alternatives Name: Organization: Email: Instructions Submission: Please submit this form to energystarhomes@energystar.gov by October 10 th, 2012 with the subject line

More information

SODA SPRINGS JOINT SCHOOL DISTRICT NO. 150 RECOMMENDED REPAIRS, REPLACEMENT, AND ADDITIONS OPINIONS OF PROBABLE COST

SODA SPRINGS JOINT SCHOOL DISTRICT NO. 150 RECOMMENDED REPAIRS, REPLACEMENT, AND ADDITIONS OPINIONS OF PROBABLE COST SODA SPRINGS JOINT SCHOOL DISTRICT NO. 150 RECOMMENDED REPAIRS, REPLACEMENT, AND ADDITIONS OPINIONS OF PROBABLE COST SODA SPRINGS HIGH SCHOOL REPAIRS AND UPGRADES SITE Construction Estimate = $100,000

More information

ELIGIBLE REPAIR PROJECT PARAMETERS

ELIGIBLE REPAIR PROJECT PARAMETERS THE DISTRICT MUNICIPALITY OF MUSKOKA ONTARIO RENOVATES PROGRAM FOR HOMEOWNERS ELIGIBLE REPAIR PROJECT PARAMETERS 1. To have your project considered and payment processed, all projects requiring a Building

More information

PROPERTY INSPECTION REPORT

PROPERTY INSPECTION REPORT (850) 297-1998 1716 Monticello Dr Tallahassee, Florida 32303 PROPERTY INSPECTION REPORT THIS INSPECTION IS A DETAILED LISTING OF AREAS VISUALLY INSPECTED AT:, Tallahassee FL Client Tallahassee, FL 32304

More information

DIVISION 00 - PROCUREMENT AND CONTRACTING REQUIREMENTS

DIVISION 00 - PROCUREMENT AND CONTRACTING REQUIREMENTS DIVISION 00 - PROCUREMENT AND CONTRACTING REQUIREMENTS NOTICE TO BIDDERS BID FORM INSTRUCTIONS TO BIDDERS CONTRACTOR S BID FOR PUBLIC WORK - FORM 96 MINORITY AND WOMEN S BUSINESS ENTERPRISE PARTICIPATION

More information

Inspection Tech. (330) 310-6559 http://www.inspectiontech.us a_westerburg@inspectiontech.us Inspected By: Aaron Westerburg

Inspection Tech. (330) 310-6559 http://www.inspectiontech.us a_westerburg@inspectiontech.us Inspected By: Aaron Westerburg Inspection Tech (330) 310-6559 http://www.inspectiontech.us a_westerburg@inspectiontech.us Inspected By: Aaron Westerburg Inspection Tech Home Inspection Report Prepared For: Mr. & Mrs. Homebuyer Property

More information

SITE INSPECTION CHECKLIST

SITE INSPECTION CHECKLIST SITE INSPECTION CHECKLIST Numerous steps are required in determining that a site is suitable for the installation of a solar system. The inspection procedures and their proper chronology are outlined below.

More information

201 WATER STREET FORWARDERS MUSEUM AND VISITORS INFORMATION CENTRE

201 WATER STREET FORWARDERS MUSEUM AND VISITORS INFORMATION CENTRE STRUCTURAL INSPECTION REPORT DRAFT 201 WATER STREET FORWARDERS MUSEUM AND VISITORS INFORMATION CENTRE TOWN OF PRESCOTT Date: November 2013 GENIVAR No.: 131-20617-00 2611 Queensview Drive, Suite 300, Ottawa,

More information

Element D Services Plumbing

Element D Services Plumbing PART 1 - GENERAL 1.01 OVERVIEW A. This section addresses domestic cold, hot and hot water return distribution systems within and to five feet beyond building perimeter. PART 2 - DESIGN CRITERIA 2.01 GENERAL

More information

Inspection Item COMMENTS

Inspection Item COMMENTS APPENDIX 9 AFFORDABLE HOUSING PROGRAM INSPECTION CHECKLIST Participating Jurisdiction: Homeowner Name: Assisted Property Address: Date of Physical Inspection of Property: Total Square Footage of Property:

More information

Home Inspection Report

Home Inspection Report 4949 Brownsboro Rd Suite 293 Louisville, KY 40223 (502) 414-1440 tripleainspections@gmail.com Inspected By: William Carter, HI-1956 Home Inspection Report Prepared For: Edward Cullen Property Address:

More information

19 Ellis Park Road, Toronto

19 Ellis Park Road, Toronto 19 Ellis Park Road, Toronto Inspection Report September 9, 2015 19 Ellis Park Road, Toronto Inspection Report Overall Condition: This is a solidly built older double-brick home that is in fairly original

More information

COMPREHENSIVE PROPERTY INSPECTIONS

COMPREHENSIVE PROPERTY INSPECTIONS COMPREHENSIVE PROPERTY INSPECTIONS Thank you for selecting CPI for your Deficiency Observation. A full home inspection was not performed on this property at the buyers request. This inspection is a limited

More information

Nominal Life Expectancy for Building Components

Nominal Life Expectancy for Building Components Nominal Life Expectancy for Building Components Building System Page A. HVAC 2 B. Elevator/Escalator 6 C. Plumbing 7 D. Roofing 8 E. Electrical 10 F. Fire/Life/Safety/Security System 11 G. Interior Finishes

More information

Facility Summary. Facility Condition Summary. Seattle School District David T. Denny International Infrastructure. Facility Components

Facility Summary. Facility Condition Summary. Seattle School District David T. Denny International Infrastructure. Facility Components Infrastructure Facility Condition Summary Weighted Avg Condition Score Facility Components Systems Surveyor/ Date Done Comments G Sitework.9 Site Improvements Parking Pedestrian Paving Site Development

More information

How To Check For A Deficiency

How To Check For A Deficiency UPCS in Pictures The following pictures are not all inclusive nor does it cover every deficiency. The pictures, however are some of the most commonly cited deficiencies on REAC inspections. Erosion The

More information

Building Condition Assessment: 215-219 West Lexington Street Baltimore, Maryland

Building Condition Assessment: 215-219 West Lexington Street Baltimore, Maryland KPA The Joint Venture of EBA Engineering, Inc. and Kennedy Porter & Associates, Inc. 4813 Seton Drive, Baltimore, MD 21215 Phone: (410-358-7171) Fax: (410)358-7213 Building Condition Assessment: Baltimore,

More information

Exterior Elevated Elements Inspection Guidelines

Exterior Elevated Elements Inspection Guidelines Exterior Elevated Elements Inspection Guidelines Planning and Development 1. Guideline Purpose These guidelines are intended to assist practicing professionals in complying with Berkeley Municipal Code

More information

Architectural Condition Survey

Architectural Condition Survey Architectural Condition Survey Santa Fe Railroad / AMTRAK Depot, Lawrence. Kansas for the City of Lawrence, 2002 Survey: (student) PI: William Carswell, Associate Dean, School of Architecture, University

More information

Current as of 11/10/08 1 of 1

Current as of 11/10/08 1 of 1 BEST PRACTICES STANDARDS FOR SCHOOLS UNDER CONSTRUCTION OR BEING PLANNED FOR CONSTRUCTION I. Site Layout A. School buildings shall be provided with a securable perimeter. A securable perimeter means that

More information

ST. MONICA FOOD PANTRY HOUSTON, TEXAS

ST. MONICA FOOD PANTRY HOUSTON, TEXAS PROJECT MANUAL FOR ST. MONICA FOOD PANTRY HOUSTON, TEXAS OWNER: ST. MONICA CATHOLIC CHURCH 8421 W. MONTGOMERY ROAD HOUSTON, TEXAS 77088 ARCHITECT: C SIX ARCHITECTURE, LLC 4606 F.M. 1960 WEST, STE 400 HOUSTON,

More information

HISTORIC PRESERVATION COMMISSION ADMINISTRATIVE APPROVAL ISSUED JULY - SEPTEMBER 2014 DATE PROJECT ADDRESS PROJECT DESCRIPTION

HISTORIC PRESERVATION COMMISSION ADMINISTRATIVE APPROVAL ISSUED JULY - SEPTEMBER 2014 DATE PROJECT ADDRESS PROJECT DESCRIPTION HISTORIC PRESERVATION COMMISSION ADMINISTRATIVE APPROVAL ISSUED JULY - SEPTEMBER 2014 DATE PROJECT ADDRESS PROJECT DESCRIPTION 07/02/14 212A King George Street Remove existing picket fence from side yard

More information

March 19, 2014. Ms. Jean McDonald CAP Management 910 16th Street, Suite 1010 Denver, Colorado 80202

March 19, 2014. Ms. Jean McDonald CAP Management 910 16th Street, Suite 1010 Denver, Colorado 80202 Ms. Jean McDonald CAP Management 910 16th Street, Suite 1010 Denver, Colorado 80202 Re: Prospector s Point Walkway/Façade Repairs Martin/Martin, Inc Project No.: 13.0358.S.02 Ms. McDonald: Per your request

More information

Electrical. This section applies to the design and installation of building power distribution systems.

Electrical. This section applies to the design and installation of building power distribution systems. Basis of Design This section applies to the design and installation of building power distribution systems. Design Criteria This section contains the architectural, structural and mechanical provisions

More information

Memorandum. July 16, 2008. To: Plan Commission City of Madison

Memorandum. July 16, 2008. To: Plan Commission City of Madison Memorandum July 16, 2008 To: Plan Commission City of Madison From: Marc Schellpfeffer Engberg Anderson Re: Structural/Architectural Assessment of Homes for Proposed Demolition Findorff Yards Office Lofts

More information

All substantial design decisions and budget confirmation shall be resolved for the College to approve the Design Development Submittal.

All substantial design decisions and budget confirmation shall be resolved for the College to approve the Design Development Submittal. 2.02 DESIGN DEVELOPMENT PHASE GENERAL The Architect shall prepare the Design Development Documents from the approved Schematic Design. The Design Development Documents shall consist of drawings and other

More information

Building Foundation and Structure

Building Foundation and Structure Building Foundation and Structure Overview The construction of the Hall of Waters building began in 1936, and was constructed over the original site of the Siloam and Sulpho-Saline Springs. The original

More information

SECTION 3 ONM & J STRUCTURAL ANALYSIS

SECTION 3 ONM & J STRUCTURAL ANALYSIS Historic Boynton Beach High School Existing Building Assessment City of Boynton Beach February 10, 2011 SECTION 3 ONM & J STRUCTURAL ANALYSIS STRUCTURAL ENGINEERS SPECIAL INSPECTORS STRUCTURAL CONDITION

More information

Report for. Dick and Jane Homeowner. 1234 Lovers Lane, Houston, Texas 77000

Report for. Dick and Jane Homeowner. 1234 Lovers Lane, Houston, Texas 77000 Report for Dick and Jane Homeowner 1234 Lovers Lane, Houston, Texas 77000 March 17, 2004 I NI NP R Inspection Item I. STRUCTURAL SYSTEMS o o o A. Foundations (If all crawl space areas are not inspected,

More information

LITITZ MUTUAL INSURANCE COMPANY 2 North Broad Street Lititz, Pennsylvania - MAIN OFFICE -

LITITZ MUTUAL INSURANCE COMPANY 2 North Broad Street Lititz, Pennsylvania - MAIN OFFICE - The original section of this building was constructed in 1941. The exterior walls are built of good quality stone. In the early 1980 s a similar addition was added to the north elevation. The exterior

More information

Accurate Home Inspection of Illinois. Property Inspection Report For Steve & Jenny Hynek 210 W.Chicago Ave., Westmont, Illinois

Accurate Home Inspection of Illinois. Property Inspection Report For Steve & Jenny Hynek 210 W.Chicago Ave., Westmont, Illinois Accurate Home Inspection of Illinois 815-260-1727 1213 Norley st. Joliet, illinois 60435 aaccurate1@yahoo.com We Inspect to Protect!!! Property Inspection Report For Steve & Jenny Hynek 210 W.Chicago Ave.,

More information

BUILDING PERMIT SPECIFICATIONS

BUILDING PERMIT SPECIFICATIONS BUILDING PERMIT SPECIFICATIONS The below noted requirements are based upon La Plata County Building Code. These specifications are not intended as a complete set of requirements, but are intended to provide

More information

Pre-Drywall Inspection Report

Pre-Drywall Inspection Report SM MEDALLION INSPECTIONS helping people make informed decisions Pre-Drywall Inspection Report 5657 Garden Valley Place Milton, Georgia 30024 Prepared for Betsy and Paul Dougherty January12, 2015 Medallion

More information

COST OF WORK FORM. Abbreviations: ea = each, LF = linear feet, SF = square feet, HSF = square feet of living area (including garage conversion space)

COST OF WORK FORM. Abbreviations: ea = each, LF = linear feet, SF = square feet, HSF = square feet of living area (including garage conversion space) COST OF WORK FORM All costs shown are estimates using base grade materials, taxes, and labor. For houses where a higher quality is indicated, the costs should be increased for work requiring upgraded materials.

More information

Self-Home Inspection Checklist

Self-Home Inspection Checklist To be used as a first home visit for note taking. Visit www.homeinspectiondirect.com for more tips and information about buying a home and hiring a home inspector. This form in no way replaces a professional

More information

A TO Z HOME INSPECTIONS PROFESSIONAL HOME INSPECTION SERVICES FOR HOME BUYERS AND SELLERS

A TO Z HOME INSPECTIONS PROFESSIONAL HOME INSPECTION SERVICES FOR HOME BUYERS AND SELLERS A TO Z HOME INSPECTIONS PROFESSIONAL HOME INSPECTION SERVICES FOR HOME BUYERS AND SELLERS Insurance Inspection Report 1234 Main Street Tallahassee, Florida Report Prepared For: Charles Smith Report Prepared

More information

159 Morningside Avenue, Toronto

159 Morningside Avenue, Toronto 159 Morningside Avenue, Toronto Inspection Report February 6, 2013 159 Morningside Avenue, Toronto Inspection Report Overall Condition: This 60±-year-old home was extensively renovated and extended in

More information

REQUEST FOR PROPOSALS FOR: THE PURCHASE AND RENOVATION OF ADJOINING PROPERTIES AT 200/240 SOUTH 16 TH STREET ORD, NEBRASKA BY:

REQUEST FOR PROPOSALS FOR: THE PURCHASE AND RENOVATION OF ADJOINING PROPERTIES AT 200/240 SOUTH 16 TH STREET ORD, NEBRASKA BY: REQUEST FOR PROPOSALS FOR: THE PURCHASE AND RENOVATION OF ADJOINING PROPERTIES AT 200/240 SOUTH 16 TH STREET ORD, NEBRASKA BY: THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ORD JULY 2014 A. STATEMENT

More information

48. AQUARIUM. Aquarium. Classification: Cluster: Location: Close to junction of Inselrhue and Loiter Way, Belle Isle. Total Area: No.

48. AQUARIUM. Aquarium. Classification: Cluster: Location: Close to junction of Inselrhue and Loiter Way, Belle Isle. Total Area: No. Classification: Cluster: Location: Total Area: No. of Stories Aquarium Acreage Owned: Acquired: 1904 Most Recent Improvements: THE AQUARIUM Close to junction of Inselrhue and Loiter Way, Belle Isle Two

More information

HAMILTON SCHOOL. 1401 Brentwood Parkway, N.E., Washington, DC INITIAL YEAR BUILT 1968 BUILDING AREA

HAMILTON SCHOOL. 1401 Brentwood Parkway, N.E., Washington, DC INITIAL YEAR BUILT 1968 BUILDING AREA INITIAL YEAR BUILT 1968 BUILDING AREA 187,700 SF CURRENT PROGRAM CAPACITY N/A ENROLLMENT 2008 129 WARD 5 PROPOSED PROGRAM CAPACITY N/A Site Plan HAMILTON - 1 PROPOSED PROGRAM PROFILE GRADE CONFIGURATION

More information

School Construction Authority Architecture & Engineering

School Construction Authority Architecture & Engineering SCOPING GUIDELINES 1.0 GENERAL GUIDELINES 2.0 BUILDING ENVELOPE SCOPING GUIDELINES 3.0 CATEGORIES AND COMPONENTS: The Flood Elimination/Below Grade Capital Category may include some or all of the following

More information

RESIDENTIAL ROOFING & RE-ROOFING, ROOF VENTILATION AND ROOF SHEATHING REQUIREMENTS MICHIGAN RESIDENTIAL CODE 2000

RESIDENTIAL ROOFING & RE-ROOFING, ROOF VENTILATION AND ROOF SHEATHING REQUIREMENTS MICHIGAN RESIDENTIAL CODE 2000 RESIDENTIAL ROOFING & RE-ROOFING, ROOF VENTILATION AND ROOF SHEATHING REQUIREMENTS MICHIGAN RESIDENTIAL CODE 2000 SECTION R905 REQUIREMENTS FOR ROOF COVERINGS R905.1 Roof covering application. Roof coverings

More information

PLAN REVIEW SERVICES CONSTRUCTION DOCUMENTS NECESSARY FOR A THOROUGH PLAN REVIEW

PLAN REVIEW SERVICES CONSTRUCTION DOCUMENTS NECESSARY FOR A THOROUGH PLAN REVIEW CONSTRUCTION DOCUMENTS NECESSARY FOR A THOROUGH PLAN REVIEW PRELIMINARY BUILDING REVIEW two sets of the following: Architectural/engineering design development drawings indicating size of the building,

More information

HOMEOWNER S PERMIT GUIDE

HOMEOWNER S PERMIT GUIDE HOMEOWNER S PERMIT GUIDE WHEN IS A PERMIT REQUIRED? Department of Development and Permits 306 Cedar Road, City Hall 2 nd Floor P.O. Box 15225 Chesapeake, VA 23328 Phone: (757) 382-6018 Fax: (757) 382-8448

More information

NCMA TEK CONCRETE MASONRY FOUNDATION WALL DETAILS. TEK 5-3A Details (2003)

NCMA TEK CONCRETE MASONRY FOUNDATION WALL DETAILS. TEK 5-3A Details (2003) NCMA TEK National Concrete Masonry Association an information series from the national authority on concrete masonry technology CONCRETE MASONRY FOUNDATION WALL DETAILS TEK 5-3A Details (2003) Keywords:

More information

GROWTH MANAGEMENT DEPARTMENT 201 SE 3 rd ST, (Second Floor), Ocala, FL 34471 (352) 629-8421; FAX: (352) 629-8264

GROWTH MANAGEMENT DEPARTMENT 201 SE 3 rd ST, (Second Floor), Ocala, FL 34471 (352) 629-8421; FAX: (352) 629-8264 BUILDING CODE GUIDELINES FOR ELECTRICAL INSPECTIONS Building Code compliance is the obligation of design professionals and/or contractors. Plan Review and Inspection Guidelines are intended to be used

More information

EAST STROUDSBURG BOROUGH RESIDENTIAL RENTAL INSPECTION CHECK LIST

EAST STROUDSBURG BOROUGH RESIDENTIAL RENTAL INSPECTION CHECK LIST DATE TIME EAST STROUDSBURG BOROUGH RESIDENTIAL RENTAL INSPECTION CHECK LIST INSPECTOR: LICENSE # ADDRESS: PROPERTY OWNER: SINGLE: DOUBLE: MULTI-UNIT # OF UNITS POINT OF INSPECTION Sanitation IPMC 302.1

More information

Asphalt Shingle Application Requirements

Asphalt Shingle Application Requirements Alberta Allied Roofing Association Asphalt Shingle Application Requirements Section 1 Roof Decks 1.1 General Asphalt Shingles are not permitted to be installed directly over rigid insulation. When Asphalt

More information

State of Connecticut Department of Public Health RADON PROGRAM

State of Connecticut Department of Public Health RADON PROGRAM State of Connecticut Department of Public Health RADON PROGRAM Scope The Connecticut Department of Public Health (DPH) Radon Program is providing this information for contractors who decide to build radon

More information

Slavic Village Building Condition Review

Slavic Village Building Condition Review Slavic Village Building Condition Review Slavic Village Development May 8, 2015 Page 1 EXECUTIVE SUMMARY City Architecture was commissioned by Slavic Village Development to review five existing facilities

More information

BUILDING DEPARTMENT 8748 W. 82 nd Place - Justice, IL 60458 Phone: (708) 458-2130 Fax: (708) 458-3207

BUILDING DEPARTMENT 8748 W. 82 nd Place - Justice, IL 60458 Phone: (708) 458-2130 Fax: (708) 458-3207 BUILDING DEPARTMENT 8748 W. 82 nd Place - Justice, IL 60458 Phone: (708) 458-2130 Fax: (708) 458-3207 SELF EVALUATION CHECKLIST FOR RESIDENTIAL AND MULTI-FAMILY DWELLING INSPECTIONS The attached checklist

More information

Vari Inspection Services

Vari Inspection Services Cover Page Vari Inspection Services Property Inspection Report Inspection prepared for: Sample Real Estate Agent: None - Date of Inspection: 5/13/2015 Inspector: Tony Vari License # HI8047 23110 STRD 54

More information

SAMPLE SCHEDULE OF VALUES APPLICATION & CERTIFICATE FOR PAYMENT

SAMPLE SCHEDULE OF VALUES APPLICATION & CERTIFICATE FOR PAYMENT SAMPLE SCHEDULE OF S 1.00 General Conditions 1.01 Project Management 1.02 General Superintendent 1.03 Superintendents 1.04 Safety Engineer 1.05 Scheduling 1.06 Field Engineering 1.07 Bonds 1.08 Trailer

More information

EAST LYME HIGH SCHOOL

EAST LYME HIGH SCHOOL Overview: 1971 N 1966 GYM 1966 CLASSROOM WING 1966 AUD. 1971 GYM 1998 1998 POOL EAST LYME HIGH SCHOOL Original 1966 Building: The original East Lyme High School was constructed in 1966 and was composed

More information

Estimating Database Checklist

Estimating Database Checklist Estimating Database Checklist If you are creating a new estimating database for projects, the following list offers a thorough listing of Main and Sub Categories. You can also use it as a checklist to

More information

GUIDE TO WINDOW REPAIR & REPLACEMENT FOR HISTORIC PROPERTIES

GUIDE TO WINDOW REPAIR & REPLACEMENT FOR HISTORIC PROPERTIES Approved by City of Phoenix Historic Preservation Commission 8/15/2011 CITY OF PHOENIX PLANNING & DEVELOPMENT DEPARTMENT HISTORIC PRESERVATION OFFICE GUIDE TO WINDOW REPAIR & REPLACEMENT FOR HISTORIC PROPERTIES

More information

Orlando Home Inspection Services

Orlando Home Inspection Services PLEASE NOTE: Orlando Home Inspection Services Serving Central Florida since 1999 P O Box 915451, Longwood, Florida, 32791-5451 Phone: (321) 228-2493 Fax: (407) 374-8505 Web: http://www.orlando-home-inspections.com

More information

ELECTRICAL CONTRACTORS THE UNIVERSITY OF TENNESSEE KNOXVILLE, TENNESSEE SECTION 16050 PAGE 1

ELECTRICAL CONTRACTORS THE UNIVERSITY OF TENNESSEE KNOXVILLE, TENNESSEE SECTION 16050 PAGE 1 KNOXVILLE, TENNESSEE SECTION 16050 PAGE 1 PART 1 - GENERAL 1.01 RELATED DOCUMENTS: SECTION 16050 A. Drawings and general provisions of Contract, including General and Supplementary Conditions and Division-1

More information

CONDITION OF QUALITY ITEMS

CONDITION OF QUALITY ITEMS CONDITION OF QUALITY ITEMS FOUNDATION Always look for moisture problems and any bulges or irregularities in the walls. Lines on the walls or floors may indicate water problems. Have these been cured? If

More information

PUBLIC MINUTES PROPERTY MAINTENANCE APPEALS BOARD. Wednesday, November 25, 2015, 3:46 p.m. Committee Room B, City Hall

PUBLIC MINUTES PROPERTY MAINTENANCE APPEALS BOARD. Wednesday, November 25, 2015, 3:46 p.m. Committee Room B, City Hall PUBLIC MINUTES PROPERTY MAINTENANCE APPEALS BOARD Wednesday,, 3:46 p.m. Committee Room B, City Hall PRESENT: Mr. Ian Oliver, Chair Mr. Michael Brockbank, Vice-Chair Mr. Roy Fleming, Member Mr. Donald Stiller,

More information

If there are any further questions with regards to the report or inspection, please call.

If there are any further questions with regards to the report or inspection, please call. National Home Inspection Ltd. 1055 Woodbine Avenue Toronto, Ontario M4C 4C2 TEL: (416) 467-7809 FAX: (416) 429-5443 April 15, 2014 SUMMARY INSPECTION REPORT PROPERTY: 75 Fairlawn Avenue, Toronto, Ontario

More information

Building Code Clarifications - 7. Fire Resistance

Building Code Clarifications - 7. Fire Resistance Building Code Clarifications - 7. Fire Resistance 7.1 (15-12-030) Use of combustibles in Type III construction roof assemblies Code Section (15-12-030) Use of Combustibles was revised on May 17, 2000,

More information

Attachment #23 Health Safety Table. Client Education Inform issue and document. How to clean & maintain gutters. How to adjust sprinklers

Attachment #23 Health Safety Table. Client Education Inform issue and document. How to clean & maintain gutters. How to adjust sprinklers Exterior Visual Health & Safety Issue Allowable Action Site Drainage Exterior grade does not slope 2% within the first 10' Site drainage causing bulk moisture in crawl space or basement Repairs to existing

More information

A Residential Owner s Guide to PERMITS. Elgin CITY OF PLANNING & NEIGHBORHOOD SERVICES

A Residential Owner s Guide to PERMITS. Elgin CITY OF PLANNING & NEIGHBORHOOD SERVICES A Residential Owner s Guide to PERMITS CITY OF Elgin PLANNING & NEIGHBORHOOD SERVICES CITY OF Elgin A Residential Owner s Guide Welcome! This booklet has been prepared to provide residential property owners

More information

SECTION 00335 EXISTING HAZARDOUS MATERIALS CONDITIONS

SECTION 00335 EXISTING HAZARDOUS MATERIALS CONDITIONS PART 1 GENERAL 1.01 SUMMARY SECTION 00335 EXISTING HAZARDOUS MATERIALS CONDITIONS A. This section provides a list of known and assumed hazardous materials that may be impacted during renovation, demolition,

More information

Water Damage & Repair

Water Damage & Repair Water Damage & Repair Chinatown Preservation Talks 2015 James Engler, P.A Glenn Mason, AIA Mason Architects Program Outline Terminology & Waterproofing Basics Discussion of why this is important Below

More information

TITLE: MASONRY PARAPET WALLS AND FLAT ROOF REQUIREMENTS 11/1/09

TITLE: MASONRY PARAPET WALLS AND FLAT ROOF REQUIREMENTS 11/1/09 TITLE: MASONRY PARAPET WALLS AND FLAT ROOF REQUIREMENTS 11/1/09 PMT GUIDE # 10 Book of Order Section G-10.0102o: "The session is responsible for the mission and government of the particular church. It

More information

Housing Quality Standards Inspection Checklist

Housing Quality Standards Inspection Checklist Housing Quality Standards Inspection Checklist To prevent delays, the R.T.A. must be complete and upon submission the unit must be in move in condition or an inspection will not be conducted. A Fair Housing

More information

All work must conform to the National Electric Code, latest edition, and all other applicable codes and regulations.

All work must conform to the National Electric Code, latest edition, and all other applicable codes and regulations. DIVISION 16 ELECTRICAL SECTION 16100 - ELECTRICAL PART 1 - GENERAL SCOPE All electrical work as shown on the drawings and as necessary to provide a complete electrical system. Include primary service,

More information

DRAPER ELEMENTARY SCHOOL

DRAPER ELEMENTARY SCHOOL INITIAL YEAR BUILT 1953 BUILDING AREA 54,000 SF CURRENT PROGRAM CAPACITY 250 ENROLLMENT 2008 84 WARD 8 PROPOSED PROGRAM CAPACITY 325 Site Plan DRAPER - 1 PROPOSED PROGRAM PROFILE GRADE CONFIGURATION PK-5

More information

Date: March 7, 2006 Report for [removed]

Date: March 7, 2006 Report for [removed] Date: March 7, 2006 Report for [removed] The Preservation Resource Center Of New Orleans, in conjunction the National Trust for Historic Preservation, has conducted a condition survey of your property.

More information