Basic Building Condition Assessment Part 3

Prepared for Delivery through AGLEARN

Performing Basic Building Condition Assessments

Overview of Tasks

      Obtain a Basic Condition Assessment Form from I-Web for each building to be Assessed Verify header info and/or fill out blanks for each building User input will be required for Inspector name, inspection date and remote travel time Consider each standard work item for each building and determine if it applies, based upon typical life and existing condition Obtain applicable quantities for each item Note any other significant or critical maintenance or operation items in the blanks provided on the form

Header Information to be Verified

   Unit, Site Name, Bldg ID, Bldg Name, Size, CRV, Bldg Category, Sub-Category, Maintenance Level, Historic Status and Real Property tie, as well as date of last survey will all come out of the I-Web database Confirm whether the form is appropriate for the actual building – basic or complex, and if not make a note; if the building turns out to be in the complex category note this on the form and arrange for an assessment by an Engineer Verify the accuracy and make changes on the form where needed; note that CRV cannot be changed, it is computed by INFRA, and is based upon GSF, category and sub-category

Additional Tasks

 Print out I-Web Report BLDWK03L:Building Work Item Details for the building to be inspected  Note work items that have been accomplished since last survey  Recording date and cost for accomplishment will no longer be mandatory

  

Header Information to be Input

  Inspector Name – Record full name, not initials Inspection Date Remote Travel Time – Record to the nearest hour based on the average number of hours it normally takes to travel to the site from a populated area, such as a small community, where materials for repair or restoration may be obtained Base travel time on the most likely method that will be used to transport labor and materials to the jobsite (one-way trip time) Travel Time will be used by INFRA to compute the “remoteness” factor, which affects work item cost

Travel Modes

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 DM as the default Input reason and priority – H&S, mission or resource, critical and non-critical – with mission non-critical as default

Review Question #1

Which of the following statements is correct about CRV?

a. This is a value that reflects how much it would cost to replace an asset to agency standard in the general locale.

b. This is a value that reflects how much it cost to design and construct the asset in a particular location. c. This is an accounting value that is used to determine maintenance cost recovery of a particular asset. d. Both “a” and “c”

Review Question #2

True or False The remoteness factor that needs to be recorded on the inspection form is an indicator that will be used by the system to determine the total cost of the work item.

Answers to Review Questions 1 & 2

 Correct Answer to Question 1 – “a”  Correct Answer to Question 2 – “True.”

List of Standard Work Items

Part A – Survey of Site Improvements

   

WI 01001 -Total Building Replacement

First item on the Form Look at this before considering individual items Based on Facility Master Plan (FMP) decision as to whether the building is planned to be retained, and building condition Normally based on structural or overall complete worn-out condition Note: Do not record roofing, siding, doors, 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.

Building Replacement Due to Accessibility Issues

  Due to the dimensions of this building it cannot be made accessible Therefore WI 01001 is appropriate

   

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.

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.

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 convert 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.

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.

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.

WI 03001 – Foundation - Slab or Stem Wall    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 Foundation Undermining Stem Wall Cracked

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

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

WI 04001 – Basic Roof Replacement (cont)

   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

Info on Measuring Roofs

Start by looking around and decide how to section the roof. (See plan below). The red dotted lines divide the sections. Count how many sections you have. Write this number down. Start with the largest section.

All your measurements will be, length times height. In the sample plan below all the blue arrows labeled L are the length. The red arrows are the height. The red arrow on the largest section of the plan below goes all the way from the front eave line, over the ridge and down the back, to the back eave line. Measure each section.

In the sample below you will have 5 different calculations and that should match the number of sections you wrote down, when you started. Add all your measurements together to get your total square footage. Measure all your hips, valleys, ridges, eaves, and rakes. Divide your square footage by 100 to get how many squares of roofing material you will need.

WI 04002 – Premium Roof Replacement

    Wood shakes or shingles, tile roofs, standing seam metal roofs and membrane roofs are considered premium roofs and are therefore 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

WI 04002 – Premium Roof Replacement

Tile Roofs such as this would be another example of a premium roof replacement

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

Answer: WI #1 – Complete Building Replacement

WI 04003 – Skylight Replacement

    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

Soffits, Eaves, Fascia, Gables

 There is no Standard Work Item to cover work in this category; a custom work item would be required.

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

WI 05001 - Exterior Steps

   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 (cont.)

   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.

Exterior Ramps

   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

WI 05002 – Wood Decks

    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 05003 - Railing

    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 06001 – Siding Replacement

    Removal of existing siding 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 Hail Damage

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

WI 06003 – Garage Doors

   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 06004 – Painting (Exterior)

   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

Inspecting Forest Service Buildings

What site & exterior work items would you record on this building?

WI #24 – Windows

     This item consists of removal and replacement of windows to the Forest Service “standard” Unit of measure is “each”, or per “Window Unit” (one in this photo) Does not include storefront May be needed to increase energy efficiency if single pane Typical Life 30 Years

Window Work Item Quantities

Example: This photo shows 8 “window units”. For casement windows such as this each opening unit is one unit, although they are mulled together. The paired components of sliding or double hung windows should be counted as one window.

Measuring Windows (continued)

An example of “two” double hung windows.

This photo of a slider shows “one” window .

WI 09001 – Painting

   This item includes masking, surface prep, prime and top coat for interior walls, ceiling and trim Expected life for this item is 5 years Measure total square feet to be finished, including openings

Review Question #1

Which is a correct reason for coding the work item “Complete Building Replacement” a. The building does not meet accessibility requirements.

b. It is immediately obvious that the amount of deferred maintenance greatly exceeds the building value.

c. The building is functionally obsolete and has already been classified for demolition in the Facility Master Plan. d. Both “a” and “c” e. Both “b” and “c”

Review Question #2

True or False Replacement of a 24 foot long by 4 foot wide accessibility ramp with composite decking would need to be represented by a “custom” work item.

Answers to Review Questions 1 & 2

 Correct Answer to Question 1 – “e”  Correct Answer to Question 2 – “False. This would be appropriately represented by the Deck Replacement work item.”

The End