PELHAM MEMORIAL HIGH SCHOOL STONE FAÇADE REPORT November 2007
PURPOSE OF INVESTIGATION Determine possible locations of moisture intrusion into and through facade. Determine cause of horizontal and vertical cracking at exterior. Determine cause of cracked and spalled stone / cast stone detailing at window heads and jambs. Determine cause of shifting stone details at window heads. Determine potential structural implications of moisture intrusion to date. Prepare preliminary estimates of probable cost for further inspection and possible repairs.
AERIAL SITE PHOTO OF INSPECTED BUILDING
EXISTING ELEVATION CONDITIONS NORTH ELEVATION SOUTH ELEVATION
EXISTING ELEVATION CONDITIONS EAST ELEVATION WEST ELEVATION
EXISITING ELEVATION CONDITIONS INTERIOR COURTYARD INTERIOR COURTYARD
CONSTRUCTION SEQUENCE PLAN
CONSTRUCTION METHODS USED IN 1919 AND 1924 CONSTRUCTION TYPICAL 1919 CONSTRUCTION TYPICAL 1924 CONSTRUCTION
TYPICAL 1924 CONSTRUCTION SKETCH
DETAILED IMAGES OF SELECT PROBLEMS OBSERVED SAGGING / DROPPING LINTEL AT COURTYARD ABOVE GYM
DETAILED IMAGES OF SELECT PROBLEMS OBSERVED SEPARATING / DROPPING LINTEL AT WESTERN FACADE
DETAILED IMAGES OF SELECT PROBLEMS OBSERVED ROOF TO EXTERIOR WALL CONNECTION AT GABLE
DETAILED IMAGES OF SELECT PROBLEMS OBSERVED ROOF TO EXTERIOR WALL AT EAVE
DETAILED IMAGES OF SELECT PROBLEMS OBSERVED ROOF TO EXTERIOR WALL CONNECTION AT GABLE / EAVE
DETAILED IMAGES OF SELECT PROBLEMS OBSERVED WATER DAMAGE AT EAVE TO WALL CONNECTION
CONSTRUCTION SEQUENCE PLAN
ELEVATIONS
ELEVATIONS
ELEVATIONS
ELEVATIONS
ELEVATIONS
ELEVATIONS
METHODS OF BUILDING INSPECTION WEST FACADE WEST COURTYARD FAÇADE
METHODS OF BUILDING INSPECTION ROOM 225 - INTERIOR VISUAL INSPECTION ATTIC SPACE INTERIOR VISUAL INSPECTION
OBSERVATIONS North, South, East Facades Vertical cracks along window jambs Sagging / rusting lintels Patched mortar joints Wet and stained areas due to air conditioning units
OBSERVATIONS Courtyards Flanking Auditorium Vegetative growth Courtyard Above Gymnasium Sagging lintels Compromised connection between 1924 and 1928 construction
OBSERVATIONS West Facade Vertical cracks along window jambs Sagging / rusting lintels Patched mortar joints Full vertical cracking
INDIVIDUAL PROBLEMS OBSERVED: Deteriorated Lintels / Spandrels (@ 1924 Construction Phase) Typical window conciliation observed outside room 125, open masonry jointing deflecting/dropping cast stone lintels. Close up of deflecting lintel and spandrel deterioration. Visible open joints and previous disrepair. Interior of room 125 showing deteriorated concrete spandrel opposite failing exterior lintel Typical section at window, effects of water infiltrations on structure and exterior elevations.
INDIVIDUAL PROBLEMS OBSERVED: Deteriorated Lintels / Spandrels (@ 1924 Construction Phase) Typical view of the five group window condition. Interior of Attic showing water intrusion through stone construction and water damaged wood at area of failing lintel. Typical window condition observed, open masonry jointing, direction/dropping sagging lintels condition. Typical section at window, effects of water infiltration on lintel and spandrel structures resulting in failing components including adjacent wood floor joists.
INDIVIDUAL PROBLEMS OBSERVED: Structure at Windows Compromised / Wall Section Dropping Evidence of structural failure resulting in dropping / sagging entire sections of wall. Detailed view of compromised lintel and stone wall. Typical section at window, effects of water infiltration on lintel and spandrel structures resulting in failing components including adjacent wood floor joists.
INDIVIDUAL PROBLEMS OBSERVED: Water Intrusion at Intersection of Stone Wall and Wood Roof View of typical condition at a gable roof connection. View of typical condition at a roof eave connection. Typical section at roof eave, penetration of water into attic interior
INDIVIDUAL PROBLEMS OBSERVED: Sag at gutter above rooms 225 and 125. View of deterioration caused to wall and window by compromised gutter. View of damaged caused to wall and window by compromised gutter. View of damage caused to interior wall at classroom 125
INDIVIDUAL PROBLEMS OBSERVED: Horizontal Steel Reinforcement Within Cast Stone Lintel Exfoliating and Rusting. View of entire cracked cast stone lintel due to compromised horizontal reinforcing. Typical at window, effects of expanding steel reinforcing due to moisture infiltration. Detail view of separation width and direction indicates a failure across horizontal span of entire lintel.
INDIVIDUAL PROBLEMS OBSERVED: Sag at gutter above rooms 225 and 125. View of the amount of water on a wall resulting from a leaky leader. Detail of water flow from damaged leader encountering window jamb and wall surface.. Water from leaky gutter penetrating window jamb.
INDIVIDUAL PROBLEMS OBSERVED: Failed Gutter and Resulting Constant Moisture Water from failed gutter Running down façade and causing moisture to invade stone wall. Diagram of water and moisture exposure caused by failed gutter. View of vegetative growth forming on inner courtyard due to moisture caused by a failed gutter. Detail view of failed gutter on Eastern Façade.
INDIVIDUAL PROBLEMS OBSERVED: Horizontal Steel Reinforcement Within Cast Stone Lintel Exfoliating and Rusting. Spalling window jamb due to vertical pressure from failing lintel. Section through typical window showing spalling caused by vertical pressure. Spalling of stone at base of jamb due to failure of adjacent stone wall.
WHAT WE DON T SEE All findings based on logical conclusion of examination of all evidence available. (visual inspection, document research). Full extent of structural deterioration can only be assumed and must be verified. Recommend a series of destructive probes. Full length opening of a lintel across its entire length One probe per each construction section All stones removed will be reinstalled in precise location taken from Subject rooms will be inaccessible to students and faculty during probe Spot Probe alternative Less Invasive Will not produce a comprehensive view of effects of deterioration Should probed areas be determined UNSAFE restoration shall be undertaken immediately
CONCLUSIONS OF FINDINGS (Based on Current Evidence Available) Water entry at roof to façade connections; Deteriorated or failing water removal systems (gutters, leaders) exacerbating moisture conditions at exterior; Evidenced by visible moisture intrusion and vegetative growth at facades. Moisture intrusion and thermal conditions cause expansion and contraction. Connections between different construction time periods, moving differently Moisture attacking steel elements causes rust jacking (deterioration and expansion of steel members) introducing movement and visible exterior cracks. Possibility of extensive structural deterioration More cracking at exterior introduces more water into façade (cyclical) Integral connections of floors and exterior walls compromised by moisture intrusion s impact on construction components Due to the different construction methods and materials in each portion of the building, structural impacts may be dramatically different.
PRELIMINARY ESTIMATES OF PROBABLE COST The costs shown are construction costs only and have been estimated at current 2007 construction rates. Any costs for construction escalation and incidental costs, such as architects and engineers fees, construction manager, inspection and testing, bonding, etc. should be added to the construction cost for a total project cost. Two Phases of work Phase 1: East Facade North Facade West Courtyard Façade above Gymnasium Lintel, Spandrel, Sill, and Window Replacement = $2,320,500.00 Phase 2: South Façade West Façade North Courtyard East Courtyard Lintel, Spandrel, Sill, and Window Replacement = $2,593,500.00