Architectural Inspection Exterior Walls

Transcription

1 Architectural Inspection Exterior Walls 0411 Exterior Wall All components of exterior wall assembly excluding interior finish The exterior walls of the main school building are 8 thick poured in place concrete with 1 2 x 1 0 concrete pilasters at 11 4 on center on the east and west sides. The interior of the walls are finished with 25/32 insulation board, 2x wood furring and ½ palster board which was installed a part of the original construction. The exterior of the walls are surfaced with 4 of polystyrene foam insulation and Exterior Insulation and Finish System (EIFS), which was installed in The lower portion of EIFS has additional fiberglass reinforcing in the system to better resist surface damage. The EIFS is cracked and damaged in several locations. The EIFS is stained and discolored. The EIFS is in fair to poor condition. The exterior walls of the Multi Purpose Addition are 8 thick precast concrete panels with integral 12 x 12 concrete pilasters at 10 0 on center. There is a 12 wide horizontal concrete ledge at the top of the pilasters below the roof parapet. The interior of the walls are finished with 1 1/2 rigid insulation and 2x3 furring. The inside of the Multi purpose room is finished with plywood and the remainder of the walls are finished with gypsum drywall. The exterior of the walls are surfaced with exposed aggregate, which has been painted. The surface of the pilasters is smooth concrete, which has also been painted. The horizontal surface of the ledge below the parapet has been coated with a black material, apparently to provide waterproofing for the concrete surface. The sealant in some of the precast panel joints is missing, particularly at the horizontal ledge near the roof. There is considerable moss growing on the vertical surface of the ledge near the roof. The painting of the precast panels is uneven. The expansion joint between the original building and the Multipurpose Addition is missing on the south side. The walls are poorly insulated. Remaining life expectancy: Less than 5 years. May 2005 Harborview Elementary School Condition Survey Report Page 63 of 210

2 Architectural Inspection Exterior Walls EIFS at Main School The EIFS is cracked and damaged in several locations. category: RR Remedy, Option 1 Resurface the main school building exterior wall with EIFS. Estimated Construction Cost: 25,000 sf x $15/sf = $375,000. Remedy, Option 2 Attach furring channels through the EIFS into the concrete wall and install metal siding on the furring channels. Estimated Construction Cost: 25,000 sf x $20/sf = $500,000. May 2005 Harborview Elementary School Condition Survey Report Page 64 of 210

3 Architectural Inspection Exterior Walls Sealant Joints The sealant in some of the panel joints is missing. category: RR Remedy Remove sealant from the joints and apply new sealant to precast panel joints. Estimated Construction Cost: 970 lf x $5/lf = $4,850. May 2005 Harborview Elementary School Condition Survey Report Page 65 of 210

4 Architectural Inspection Exterior Walls Precast Panel Paint There is considerable moss growing on the vertical surface of the horizontal ledge near the roof. The painting of the precast panels is uneven. category: RR Remedy Remove the moss and clean the exterior walls of gym addition. Repaint the precast concrete wall panels. Estimated Construction Cost: 10,000 sf x $2.50/sf = $25,000. May 2005 Harborview Elementary School Condition Survey Report Page 66 of 210

5 Architectural Inspection Exterior Walls Missing Expansion Joint The expansion joint between the original building and the Multipurpose Addition on the south side is missing. category: RR Remedy Remove the moss, clean the exterior and repaint the concrete. 27 lf x $80/lf = $2,160. May 2005 Harborview Elementary School Condition Survey Report Page 67 of 210

6 Architectural Inspection Exterior Walls 0412 Fascias & Soffits Exterior fascia & soffit framing and finish The soffits between the original building and the Multi Purpose Addition are 4 x 8 sheets of cement asbestos board (CAB). Ths soffits are framed with suspended 2x4 s with 4 of batt insulation. The fasteners at the panel joints are coming loose. The northeast corner of the East Entry soffit is sagging below the wall. Remaining life expectancy: less than 5 years. May 2005 Harborview Elementary School Condition Survey Report Page 68 of 210

7 Architectural Inspection Exterior Walls Cement Asbestos Board Soffits The soffits are in poor condition and contain asbestos. category: RR Remedy Remove CAB soffits and replace with Hardi panel or similar cementious board product. Add insulation and reattach the soffit framing to building structure as required. Estimated Construction Cost: 840 sf x $25/sf = $21,000 May 2005 Harborview Elementary School Condition Survey Report Page 69 of 210

8 Architectural Inspection Exterior Glazing 0421 Windows Fixed and operable windows and clerestories The windows in the original building are vinyl clad wood units. Approximately ½ of the units are operable awning type the remainder are fixed units. The windows were installed in Originally the windows had insulated glass, consisting of 2 panes of glass and an air space. Approximately percent of the windows have been reglazed with a single sheet of plastic glazing. The basement windows adjacent to the playground were originally covered with a fixed plastic glazing panel. The plastic glazing is discolored and scratched. Some of the window seals are damaged. A few of the operable windows do not close properly. The paint on the window flashing is peeling. The windows are over 20 years old are at the end of their useful life expectancy. The windows in the connection between the original building and the Multi purpose Addition are clear anodized aluminum glazed with a single pane of plastic. The aluminum windows not thermally broken, the plastic is scratched and discolored and some of the latches are missing Remaining life expectancy: Less than 5 years May 2005 Harborview Elementary School Condition Survey Report Page 70 of 210

9 Architectural Inspection Exterior Glazing Windows in Classroom Building The plastic glazing is discolored and scratched. This affects all the basement windows and several of the upper floor windows. A few of the operable windows do not close properly. The paint on the window flashing joint covers is peeling. category: RR Remedy, Option 1 Replace all windows and flashing in the original building. Estimated Construction Cost: 2,340 sf x $100/sf = $234,000 Remedy, Option 2 Replace the plastic glazing with insulated glass, repair the seals and operators and replace the flashing. Install new plastic glazing panels on basement windows. Estimated Construction Cost Glazing 400 sf x $20/sf = $8,000 Plastic panels 340 sf x $10/sf = $3,400 Replace flashing joint covers 80 ea x $50/ea = $4,000 Total = $15,400 May 2005 Harborview Elementary School Condition Survey Report Page 71 of 210

10 Architectural Inspection Exterior Glazing Windows in Multipurpose Addition The aluminum windows in the connection between the main school and the gym have exceeded their expected life. category: RR Remedy Replace the windows. Estimated Construction Cost: 230 sf x $100/sf = $23,000 May 2005 Harborview Elementary School Condition Survey Report Page 72 of 210

11 Architectural Inspection Exterior Glazing 0422 Storefronts Nonstructural window walls The connection between Harborview and Marie Drake Schools has clear anodized aluminum storefont framing with single tempered glass. The system is in good condition. Remaining life expectancy: 10+ years No deficiencies noted for this building system. May 2005 Harborview Elementary School Condition Survey Report Page 73 of 210

12 Architectural Inspection Exterior Glazing 0424 Special Glazing Glass blocks, stained glass, leaded glass, etc. The original building had glass block panels above the windows in the classrooms. These panels were removed during the 1982 remodeling as significant portions were damaged. The areas were insulated and surfaced with EIFS. The glass block no longer exists, but the structural openings are still present and additional windows could be installed in the openings if increasing natural light into the classrooms is desired. Remaining life expectancy: NA May 2005 Harborview Elementary School Condition Survey Report Page 74 of 210

13 Architectural Inspection Exterior Glazing Natural Light If increasing natural lighting into the classrooms is desired, additional windows can be added in the existing structural openings in the exterior walls category: F Remedy Install additional windows in the existing structural opening in the exterior walls of the classrooms Estimated Construction Cost: 1,700 sf x $125/sf = $212,500 May 2005 Harborview Elementary School Condition Survey Report Page 75 of 210

14 Architectural Inspection Exterior Doors 0431 Personnel Doors Door leafs, frames, finish, and hardware Exterior doors and frames are painted steel. The hardware is in generally good condition, but should be replaced if the doors are replaced. The doors and frames are scratched and rusted Remaining life expectancy: Less than 5 years May 2005 Harborview Elementary School Condition Survey Report Page 76 of 210

15 Architectural Inspection Exterior Doors Exterior Doors The doors and frames are scratched and rusted. category: RR Remedy Replace the doors, frames and hardware. Estimated Construction Cost: 12 single doors x $2,500/opening = $30,000 5 double doors x $4,000/opening = $20,000 Total = $50,000 May 2005 Harborview Elementary School Condition Survey Report Page 77 of 210

16 Architectural Inspection Exterior Doors No photo provided Exterior Doors Security Access The school district is upgrading all their facilities exterior entries to an electronic access card system. Harborview does not have such a system. category: F Remedy Install electronic access card security lock system at exterior entries. Estimated Construction Cost: 12 single doors x $3000/opening = $36, double doors x $4,000/opening = $20,000. Total = $56,000. May 2005 Harborview Elementary School Condition Survey Report Page 78 of 210

17 Architectural Inspection Exterior Accessories 0441 Louvers & Screens Ventilation system penetrations in exterior wall Painted metal louvers servicing the boiler and generator rooms in the basement The louvers are in good condition Remaining life expectancy: 10+ years No deficiencies noted for this building system. May 2005 Harborview Elementary School Condition Survey Report Page 79 of 210

18 Architectural Inspection Exterior Accessories 0445 Other Exterior Accessories Signage, decorations, etc. attached to exterior wall Art panels are attached to the surface of the east wall. The panels are in good condition, but will need to be removed and reattached as part of an exterior remodel. Remaining life expectancy: Less than 5 years to exterior remodel Art Panels category: RR/F Remedy Remove and reinstall the panels as part of the exterior remodel 2 ea x $500/ea = $1,000 May 2005 Harborview Elementary School Condition Survey Report Page 80 of 210