2004-01 fannie mae pna text1 - western nebraska ... 100873.12r-003...5.3 165552 g2052 concrete...

YOUR PARTNER IN REAL ESTATE LIFECY CLE PLA NNING & MANAGEMEN T www.emgcorp.com

FACILITY CONDITION A S S E S S M E N T

WWEESSTTEERRNN NNEEBBRRAASSKKAA CCOOMMMMUUNNIITTYY CCOOLLLLEEGGEE 1409 East 27th Street

Scottsbluff, Nebraska 69361

William Knapper

FFAACCIILLIITTYY CCOONNDDIITTIIOONN AASSSSEESSSSMMEENNTT

ooff

PPIIOONNEEEERR RREESSIIDDEENNCCEE AANNDD DDIINNIINNGG HHAALLLL 1409 East 27th Street

Scottsbluff, Nebraska 69361

PPRREEPPAARREEDD BBYY::

EMG

222 Schilling Circle; Suite 275

Hunt Valley, Maryland 21031

800.733.0660

410.785.6220 (fax)

www.emgcorp.com

EEMMGG CCOONNTTAACCTT::

Matthew Anderson

Program Manager

800.733.0660, x 7613

[email protected]

EMG Project #: 100873.12R-003.017

Date of Report: May 31, 2012

On site Date: May 17 and 18, 2012

http://www.emgcorp.com/

mailto:[email protected]

3.2 165451 C1035 Wall mounted ADA compliant signage 12 12 0 2 EA $55.00 $110 $110 $110 $220

3.2 165548 G2022 Regrade and level ADA parking stall 0 0 0 1 EA $5,466.00 $5,466 $5,466 $5,466

3.2 165452 G2025A ADA - Install signage indicating Accessible Parking, pole mounted 0 0 0 1 Each $120.00 $120 $120 $120

3.2 165449 G2025A ADA - Install signage indicating Van Accessible Parking, pole mounted 0 0 0 1 Sign $120.00 $120 $120 $120

3.2 165450 G2025A ADA, paint van-accessible space with signage 5 5 0 1 EA $220.00 $220 $220 $220

5.2 165549 G2022 Remove and replace concrete paving 30 25 5 11200 SF $8.00 $89,600 $89,600 $89,600

5.2 165550 G2022 Repair and seal coat asphalt (up to 10000 SF) 5 5 0 11200 SF $0.50 $5,600 $5,600 $5,600 $5,600 $5,600 $22,400

5.2 165551 G2031 Remove & replace concrete sidewalk 25 25 0 1370 SF $8.96 $12,275 $12,275 $12,275

5.3 165552 G2052 Concrete drainage swale, Install 0 0 0 40 LF $32.26 $1,290 $1,290 $1,290

6.3 165453 B3011A Built-up roofing, total roof replacement 20 11 9 190 SQ $800.00 $152,000 $152,000 $152,000

6.3 165466 B3011G Single Ply EPDM Roofing system with Ballast 60 mills including demo 20 10 10 147 SQ $785.00 $115,395 $115,395 $115,395

6.3 165463 B3011G Single Ply EPDM Roofing system with Ballast 60 mills including demo 20 12 8 196 SQ $785.00 $153,860 $153,860 $153,860

6.3 165460 B3011G Single Ply EPDM with insulation, fully adhered 60 mills, including demo 20 4 16 24 SQ $785.00 $18,840 $18,840 $18,840

6.4 165467 B2011 General painting cost per SF, minor prep work, single story bldg. (up to 15 feet) 10 6 4 1500 SF $1.24 $1,860 $1,860 $1,860 $3,720

6.4 165468 B2011 EIFS refinish and crack repair, first floor 15 4 11 50 CSF $387.00 $19,350 $19,350 $19,350

6.4 165454 B2011 Caulking, polyurethane,1/4"x1/4", remove and replace 15 15 0 400 LF $3.84 $1,536 $1,536 $1,536 $3,072

6.5 165469 C2021 Vinyl riser, replace 25 15 10 540 LF $10.43 $5,632 $5,632 $5,632

6.6 165554 B2021 Window replacement, 11 to 20 SF 30 30 0 5 EA $785.00 $3,925 $3,925 $3,925

6.6 165555 B2021 Window replacement, up to 10 SF 30 30 0 7 EA $650.00 $4,550 $4,550 $4,550

6.6 165477 B2021 Aluminum window replacement, 4-0 x 6-0,first floor 25 23 2 5 EA $1,276.00 $6,380 $6,380 $6,380

6.6 165474 B2021 Replace 3'-0" x 4'-0"aluminum window screen - 2nd floor 50 50 0 16 EA $225.00 $3,600 $3,600 $3,600

6.6 165478 B2021 Replace 3'-0" x 4'-0"aluminum window screen - 1st floor 50 50 0 7 EA $150.00 $1,050 $1,050 $1,050

6.6 165475 B2021 Replace 3'-0" x 4'-0" aluminum window screen - 3rd floor 50 50 0 16 EA $250.00 $4,000 $4,000 $4,000

6.6 165476 B2021 Aluminum window replacement, 2-0 x 4-0, operable 25 23 2 7 Each $400.00 $2,800 $2,800 $2,800

6.6 165473 B2021 Replace 3'-0" x 4'-0"aluminum window screen - 1st floor 50 50 0 16 EA $170.00 $2,720 $2,720 $2,720

6.6 165553 B2022 Vertical window wall replacement 35 35 0 2562 SF $122.90 $314,870 $314,870 $314,870

6.6 165481 B2031A Replace 6'-0" x 7'-0" steel double door with frame and hardware 35 33 2 2 EA $2,573.50 $5,147 $5,147 $5,147

6.6 165482 C1021 Replace flush steel painted door 30 24 6 57 EA $1,070.50 $61,019 $61,019 $61,019

7.1 165412 D2023 Hydronic circulating pump,7.5 HP; Replace 20 2 18 2 EA $7,200.00 $14,400 $14,400 $14,400

7.1 165411 D3021 Replace High-efficiency water boiler, gas-fired, 950 to 1000 MBH 30 22 8 2 EA $45,000.00 $90,000 $90,000 $90,000

7.1 165409 D3031 Replace Air cooled reciprocating chiller 50 ton 20 3 17 1 EA $57,125.00 $57,125 $57,125 $57,125

7.1 165414 D3041 air handler 3600-3800 CFM 15 10 5 6 Each $6,233.00 $37,398 $37,398 $37,398

7.1 165413 D3042 Exhaust Fan 375 CFM 10 6 4 6 EA $700.50 $4,203 $4,203 $4,203 $8,406

7.1 165415 D3044 Replace welded steel piping, 3" 25 24 1 150 LF $62.38 $9,357 $9,357 $9,357

7.1 165410 D3052 Replace rooftop unit 5-10 tons (heating and cooling) 15 1 14 6 Ton $1,340.00 $8,040 $8,040 $8,040

7.1 165448 D3067 Energy Management System, Repair/Upgrade 20 17 3 1 EA $55,000.00 $55,000 $55,000 $55,000

7.2 165487 D2015 Replace fiberglass tub/shower surround 15 13 2 37 EA $994.32 $36,790 $36,790 $36,790 $73,580

7.2 165417 D2023 Water Heater 80-Gallon Commercial 15 10 5 1 EA $2,800.00 $2,800 $2,800 $2,800

7.2 165418 D2023 Replace gas water heater, residential 30 gal 10 8 2 1 EA $1,171.21 $1,171 $1,171 $1,171 $2,342

7.2 165420 D2023 Replace water storage tank 500 gallon 30 29 1 1 Each $4,369.00 $4,369 $4,369 $4,369

7.2 165419 D3021 Replace water boiler, gas 550 to 765 MBH 30 20 10 2 EA $23,434.13 $46,868 $46,868 $46,868

7.4 165421 D5038 Video Camera, wireless 15 2 13 1 - $3,500.00 $3,500 $3,500 $3,500

7.6 165422 D5037 Replace central panel 15 10 5 1 EA $13,027.10 $13,027 $13,027 $13,027

8.1 165455 C3011 Paint interior walls, CMU,including surface prep 7 4 3 5000 SF $0.89 $4,450 $4,450 $4,450 $4,450 $13,350

8.1 165462 C3011 Paint interior walls, drywall 7 4 3 30000 SF $0.84 $25,200 $25,200 $25,200 $25,200 $75,600

8.1 165486 C3024 Replace 2x2 ceramic tile 30 28 2 100 CSF $1,700.00 $170,000 $170,000 $170,000

8.1 165483 C3024 Replace sheet vinyl 15 10 5 10 SY $105.20 $1,052 $1,052 $1,052

ReportSection

ID Cost DescriptionLifespan

(EUL)

ObservedAge

(EAge)

RemainingLife (RUL)

Quantity Unit Unit Cost Subtotal 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031Deficiency

RepairEstimate

Replacement Reserves ReportPioneer Residence and Dining Hall5/31/2012

Page 1 of 2AssetCALC.Net by EMG

5/31/2012http://www.assetcalc.net/Reports/ReplacementReserve.aspx

8.1 165459 C3024 Replace Vinyl tile 18 6 12 200 SY $65.00 $13,000 $13,000 $13,000

8.1 165461 C3024 Replace sheet vinyl 15 4 11 500 SY $105.20 $52,600 $52,600 $52,600

8.1 165484 C3025 Replace carpet - residential grade 8 1 7 34 EA $1,150.00 $39,100 $39,100 $39,100 $78,200

8.1 165485 C3025 Replace carpet - residential grade 8 6 2 24 EA $1,150.00 $27,600 $27,600 $27,600 $27,600 $82,800

8.1 165465 C3025 Replace carpet - standard commercial 8 4 4 1500 SY $50.18 $75,270 $75,270 $75,270 $150,540

8.1 165457 C3031 Paint ceilings 20 15 5 3000 SF $1.79 $5,370 $5,370 $5,370

8.1 165458 C3032 Replace acoustical ceiling tiles - partial 9 5 4 100 CSF $550.00 $55,000 $55,000 $55,000 $110,000

8.1 165488 E2012 Residential kitchen cabinets wall and base 25 7 18 5 LF Front $371.98 $1,860 $1,860 $1,860

8.2 165491 E1093 Replace Freestanding Gas Oven 3 or more sections 20 4 16 1 EA $16,605.00 $16,605 $16,605 $16,605

8.2 165456 E1093A Replace Reach in refrigerator 68 CF 15 4 11 1 EA $7,051.24 $7,051 $7,051 $7,051

8.2 165464 E1093A Replace ice machine 50lbs/day 15 4 11 1 EA $2,482.00 $2,482 $2,482 $2,482

8.2 165492 E1093A Dishwasher commercial rack type semi automatic 38 to 50 racks per hour 15 4 11 1 EA $9,716.00 $9,716 $9,716 $9,716

8.2 165493 E1094 Replace domestic clothes washer 15 4 11 3 EA $1,018.13 $3,054 $3,054 $3,054

8.2 165494 E1094 Replace domestic clothes dryer, gas 15 4 11 4 EA $823.84 $3,295 $3,295 $3,295

Totals, Unescalated $361,452 $13,726 $249,888 $84,650 $136,333 $154,847 $61,019 $39,100 $243,860 $152,000 $230,745 $97,549 $89,551 $58,500 $14,103 $46,236 $35,445 $123,565 $43,860 $0 $2,236,429

Location Factor (1.00) $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Totals, Escalated (3.0%, compounded annually) $361,452 $14,138 $265,106 $92,499 $153,444 $179,510 $72,859 $48,088 $308,915 $198,326 $310,103 $135,031 $127,679 $85,909 $21,332 $72,034 $56,879 $204,234 $74,669 $0 $2,782,206

ReportSection

ID Cost DescriptionLifespan

(EUL)

ObservedAge

(EAge)

RemainingLife (RUL)

Quantity Unit Unit Cost Subtotal 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031Deficiency

RepairEstimate

Replacement Reserves ReportPioneer Residence and Dining Hall5/31/2012

Page 2 of 2AssetCALC.Net by EMG

5/31/2012http://www.assetcalc.net/Reports/ReplacementReserve.aspx

11000088 7733 .. 1122 RR-- 000033 ..0011 77

YOUR PARTNER IN REAL ESTATE LIFECYCLE PLA NNING & MANAGEMENT 800.733.0660 • www.emgcorp.com

A S S E S S M E N T F A C I L I T Y C O N D I T I O N

TT AA BB LL EE OO FF CC OO NN TT EE NN TT SS

Certification......................................................................................................................... 1 1. Executive Summary ....................................................................................................... 2

1.1. Summary of Findings .............................................................................................. 2 1.2. Follow Up Recommendations ................................................................................. 3 1.3. Opinions of Probable Cost ...................................................................................... 3 1.3.1. Methodology ....................................................................................................... 4 1.3.2. Immediate Repairs ............................................................................................... 4 1.3.3. Facility Condition Over the Term ......................................................................... 4

2. Purpose and Scope ........................................................................................................ 5 2.1. Purpose .................................................................................................................. 5 2.2. Scope ..................................................................................................................... 5 2.3. Personnel Interviewed ............................................................................................ 6 2.4. Documentation Reviewed ...................................................................................... 6 2.5. Pre-Survey Questionnaire ....................................................................................... 7 2.6. Weather Conditions ................................................................................................ 7

3. Code Information, Accessibility, and Mold ................................................................... 8 3.1. Code Information, Flood Zone and Seismic Zone ................................................... 8 3.2. ADA Accessibility ................................................................................................... 8

4. Existing Building Evaluation ........................................................................................ 11 4.1. Space Types .......................................................................................................... 11 4.2. Spaces Observed .................................................................................................. 11

5. Site Improvements ...................................................................................................... 12 5.1. Utilities ................................................................................................................. 12 5.2. Parking, Paving, and Sidewalks ............................................................................. 12 5.3. Drainage Systems and Erosion Control .................................................................. 13 5.4. Topography and Landscaping ............................................................................... 13 5.5. General Site Improvements ................................................................................... 13

6. Building Architectural and Structural Systems ............................................................ 14 6.1. Foundations .......................................................................................................... 14 6.2. Superstructure ....................................................................................................... 14 6.3. Roofing ................................................................................................................. 14 6.4. Exterior Walls ....................................................................................................... 16 6.5. Exterior and Interior Stairs ..................................................................................... 16 6.6. Windows and Doors ............................................................................................. 17 6.7. Patio, Terrace, and Balcony .................................................................................. 18

7. Building Mechanical and Electrical Systems ................................................................ 19 7.1. Building Heating, Ventilating, and Air-conditioning (HVAC) ................................. 19 7.2. Building Plumbing ................................................................................................ 20 7.3. Building Gas Distribution ..................................................................................... 21 7.4. Building Electrical ................................................................................................. 22 7.5. Building Elevators and Conveying Systems ........................................................... 22 7.6. Fire Protection Systems ......................................................................................... 22

8. Interior Finishes and FF&E ........................................................................................... 24 8.1. Interior Finishes .................................................................................................... 24 8.2. Commercial Kitchen Equipment............................................................................ 26

9. Other Structures ......................................................................................................... 28


11000088 7733 .. 1122 RR-- 000033 ..0011 77

YOUR PARTNER IN REAL ESTATE LIFECYCLE PLA NNING & MANAGEMENT 800.733.0660 • www.emgcorp.com


10. Appendices .................................................................................................................. 29


11000088 7733 .. 1122 RR-- 000033 ..0011 77

YOUR PARTNER IN REAL ESTATE LIFECY CLE PLA NNING & MANAGEMEN T

800.733.0660 • www.emgcorp.com

1


CC EE RR TT II FF II CC AA TT II OO NN

EMG has completed a Facility Condition Assessment (FCA) of the Pioneer Residence and Dining Hall

building, located at 1409 East 27th Street in Scottsbluff, Scottsbluff County, Nebraska. The FCA was

performed on May 17 and 18, 2012. It is our understanding that the primary interest of Western Nebraska

Community College is to locate and evaluate materials and identify building system defects that might

significantly affect the value of the property and to determine if the present Property has conditions that will

have a significant impact on its continued operations.

The conclusions and recommendations presented in this report are based on the brief review of the plans and

records made available to our Project Managers during the site visit, interviews of available property

management personnel familiar with the Property, our Project Manager’s walk-through observations during

the site visit, and our experience with similar properties.

No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed

unless specifically required under Section 2 Error! Reference source not found.of this report. This

assessment did not include engineering calculations to determine the adequacy of the Property’s original

design or existing systems. Although walk-through observations were performed, not all areas may have

been observed (See Section 2 for areas observed). There may be defects in the Property, which were in areas

not observed or readily accessible, may not have been visible, or were not disclosed by management

personnel when questioned. The report describes property conditions at the time that the observations and

research were conducted.

This report has been prepared on behalf of and exclusively for the use of Western Nebraska Community

College for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be

used by any party other than Western Nebraska Community College or for any other purpose than that

specifically stated in our agreement or within Section 2 of this report without the express written consent of

EMG.

Any reuse or distribution of this report without such consent shall be at Western Nebraska Community

College and the recipient’s sole risk, without liability to EMG.

Any questions regarding this report should be directed to Matthew Anderson at [email protected]

or at 800.733.0660, x7613.

Prepared by: Kenneth Kulbeda and Stephen H. Davis,

Project Managers/Field Observers

Reviewed by:

Matthew Anderson, RA

Program Manager

mailto:[email protected]

11000088 7733 .. 1122 RR-- 000033 ..0011 77



2


11 .. EE XX EE CC UU TT II VV EE SS UU MM MM AA RR YY

11 .. 11 .. SSUUMM MM AA RRYY OOFF FFII NNDDII NN GGSS

The property information is summarized in the table below. More detailed descriptions may be found in the

various sections of the report and in the Appendices.

Property Information

Address: 1409 East 27th Street, Scottsbluff, Nebraska

Years constructed:

1969 Phase I - Pioneer Activity Center /Residence Hall

1984 Phase II - John C. Bishop Room Addition

1995 Renovation to the John C Bishop Room

2008 Phase III – Kitchen Addition

Management Point of Contact: William Knapper, Dean of Administrative Services

Building type: Residential Dorms, Kitchen, Dining

Building square footage: 40,012 SF

Number of Residential units: 58

Number of buildings: One

Number of stories: 1 story Phase I and II, 3-story Residence Dorm

Building construction:

Phase I - Pioneer Activity Center /Residence Hall Masonry Bearing

walls and concrete-framed floors and roofs

Phase II - John C. Bishop Room Addition and Phase III Kitchen

addition. Steel frame with metal deck roof.

Roof construction:

Phase I - Pioneer Residence Hall – Flat roof with single-ply EPDM

roof membrane and stone ballast.

Phase I - Pioneer Activity Center - Flat roof with multi-ply

bituminous built-up membrane and aluminum coating,

Phase II - John C. Bishop Room Addition - Flat roof with single-ply

EPDM roof membrane and stone ballast.

Phase III - Kitchen Addition - Flat roof with white single-ply EPDM

roof membrane including sloped roof along the west elevation -

Standing Seam Metal Panels.

Exterior Finishes:

Phase I - Pioneer Residence Hall – Face Brick Masonry

Phase I - Pioneer Activity Center – Face Brick Masonry and Painted

Precast concrete tilt-up panels.

Phase II - John C. Bishop Room and Phase III Kitchen Addition -

Face Brick Masonry, Exterior insulation and finish system (EIFS).

Heating and/or Air-

conditioning:

Common areas: Package roof top units and central system with

boilers and air-cooled chiller.

Residence Dorms: Served by central system noted above.

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3


Property Information

Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms and extinguishers.

Dates of visit: May 17, 18, 2012

Point of Contact (POC): Robert Betzold, Senior Maintenance Technician and Daniel

Emerick, Maintenance Technician

Assessment and Report

Prepared by: Kenneth Kulbeda and Stephen H. Davis, Project Managers/Field

Observers

Reviewed by:

Matthew Anderson

[email protected]

800.733.0660 x 7613

Generally, the property appears to have been constructed within industry standards in force at the time of

construction. The property appears to have been well maintained in recent years and is in good to fair

overall condition.

According to property management personnel, the property has had an extensive capital improvement

expenditure program over the past three years, primarily consisting of replacement of some of the carpeting,

buffet appliances, and rooftop HVAC units, air cooled chiller, hydronic circulating pumps, interior painting as

needed, and installation of video surveillance equipment. Supporting documentation was not provided in

support of these claims but the work is evident.

11 .. 22 .. FFOOLLLLOOWW UUPP RREECCOOMM MM EENNDD AA TT II OONN SS

As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the

presence of mold, conditions conducive to mold growth, and/or evidence of moisture. Property personnel

were interviewed concerning any known or suspected mold, elevated relative humidity, water intrusion, or

mildew-like odors. Sampling is not a part of this assessment.

There are no visual indications of the presence of mold growth, conditions conducive to mold growth, or

evidence of moisture in representative readily accessible areas of the property.

11 .. 33 .. OOPPII NN II OONN SS OOFF PPRROOBBAA BBLLEE CCOOSSTT

This section provides estimates for the repair and capital reserves items noted within this Facility Condition

Assessment (FCA).

These estimates are based on invoice or bid documents provided either by the Owner/facility and

construction costs developed from construction resources such as R.S. Means and Marshall & Swift, EMG’s

experience with past costs for similar properties, city cost indexes, and assumptions regarding future

economic conditions.

11000088 7733 .. 1122 RR-- 000033 ..0011 77



4


11..33 ..11 .. MMeetthhooddoollooggyy

Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL)

tables from various industry sources, EMG opines as to when a system or component will most probably

necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of

information. Exposure to the elements, initial quality and installation, extent of use, and the quality and

amount of preventive maintenance exercised are all factors that impact the effective age of a system or

component. As a result, a system or component may have an effective age that is greater or less than its

actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its

effective age.

Where quantities could not be derived from actual takeoff, lump sum or allowances are used. Estimated costs

to correct are based on professional judgment and the probable or actual extent of the observed defect,

inclusive of the cost to design, procure, construct, and manage the corrections.

11..33 ..22 .. IImmmmeeddiiaattee RReeppaaiirrss

Immediate Repairs are opinions of probable costs that require immediate action as a result of: (1) material

existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if

left unremedied, have the potential to result in or contribute to critical element or system failure within 120

days or will most probably result in a significant escalation of its remedial cost.

11..33 ..33 .. FFaacciilliittyy CCoonnddiittiioonn OOvveerr tthhee TTeerrmm

Replacement Reserves are for recurring probable expenditures that are not classified as operation or

maintenance expenses and should be annually budgeted for in advance. These needs are reasonably

predictable both in terms of frequency and cost. However, they may also include components or systems

that have an indeterminable life, but nonetheless have a potential liability for failure within an estimated time

period.

Replacement Reserves excludes systems or components that are estimated to expire after the reserve term and

are not considered material to the structural and mechanical integrity of the subject property. Furthermore,

systems and components that are not deemed to have a material affect on the use are also excluded. Costs

that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather

than reserved for, are also excluded.

Replacement costs were solicited from ownership/property management, EMG’s discussions with service

companies, manufacturers' representatives, and/or previous experience in preparing such schedules for other

similar facilities. Costs for work performed by ownership’s or property management’s maintenance staff were

also considered. All costs are scrutinized and verified through research, as discussed above.

EMG’s reserve methodology involves identification and quantification of those systems or components

requiring capital reserve funds within the evaluation period, which is defined as the loan term plus two years.

Additional information concerning systems or components respective replacement costs (in today's dollars),

typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be

prepared. The Replacement Reserves presupposes that all required remedial work has been performed or

that monies for remediation have been budgeted for items defined in the Immediate Repairs Cost Estimate.

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5


22 .. PP UU RR PP OO SS EE AA NN DD SS CC OO PP EE

22 .. 11 .. PPUURRPPOOSSEE

The purpose of this report is to assist the Client in evaluating the physical aspects of this property and how its

condition may affect the Client’s financial decisions over time. For this FCA, the major independent building

components were observed and their physical conditions were evaluated in accordance with ASTM E2018-

01. These components include the site and building exteriors, interior areas, and the interior of the buildings.

The estimated cost for repairs and/or capital reserve items are included in the cost estimates presented in the

previous section. All findings relating to these opinions of probable costs are included in the relevant

narrative sections of this Report.

The property management staff, available maintenance procedures, available drawings, and other

documentation. The property’s systems and components were observed and evaluated for their present

condition. The estimated costs for repairs and/or capital reserves are included in the enclosed cost tables. All

findings relating to these opinions of probable costs are included in the narrative sections of this report.

The physical condition of building systems and related components are typically defined as being in one of

three conditions: Good, Fair, or Poor, or a combination thereof. For the purposes of this report, the

following definitions are used:

Good = Satisfactory as-is. Requires only routine maintenance over the evaluation period. Repair or

replacement may be required due to a system’s estimated useful life.

Fair = Satisfactory as-is. Repair or replacement is required due to current physical condition and/or

estimated remaining useful life.

Poor = Immediate repair, replacement, or significant maintenance is required.

22 .. 22 .. SSCCOOPPEE

The College Buildings and site area shall be evaluated to identify any deficiencies that would be considered

deferred maintenance to include but not limited to: proposed replacements for equipment that is at the end

of life cycle, life safety, upgrades and repairs to buildings systems, infrastructure, utilities and grounds. The

evaluation period identified in this report is defined as 20 years. The standard scope of the Facility Condition

Assessment includes the following:

Visit the Property to evaluate the general condition of the building and site improvements, review available

construction documents in order to familiarize ourselves with, and be able to comment on, the in-place

construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built

environment.

Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for

Replacement Reserves based on observed conditions, maintenance history and industry standard useful life

estimates. This will include the review of documented capital improvements completed within the last

five-year period and work currently contracted for, if applicable.

Provide a full description of the Property with descriptions of in-place systems and commentary on

observed conditions.

Provide a general statement of the subject Property’s compliance to Title III of the Americans with

Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the

need for further review.

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6


Perform a limited assessment of accessible areas of the building(s) for the presence of mold, conditions

conducive to mold growth, and/or evidence of moisture. EMG will also interview Project personnel

regarding the presence of any known or suspected mold, elevated relative humidity, water intrusion, or

mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in

routine assessments.

List the current utility service providers.

Review maintenance records and procedures with the in-place maintenance personnel.

A determination of the current flood plain zone and seismic zone for the Property.

Provide recommendations for additional studies, if required, with related budgetary information.

Provide an Executive Summary at the beginning of this report with a Project-At-A-Glance cost estimate as a

quick, user-friendly summary of the Property’s condition and the assigned costs by category. These costs

are tied to the report sections where reference to the issues are clearly defined and expanded.

22 .. 33 .. PPEERRSSOONNNN EELL IINNTT EERRVV II EEWW EEDD

The following personnel from the facility and government agencies were interviewed in the process of

conducting the FCA:

Name and Title Organization Phone Number

William Knapper

Dean of Administrative Services Western Nebraska Community College 308.635.3606

Robert Betzold

Senior Maintenance Technician Western Nebraska Community College 308.631.3989

Daniel Emerick

Maintenance Technician Western Nebraska Community College 308.631.5754

Barry Swanson

Architect Baker and Associates, Inc. 308.632.3123

The FCA was performed with the assistance of Robert Betzold, Senior Maintenance Technician and Daniel

Emerick, Maintenance Technician, Western Nebraska Community College, the on site Point of Contact’s

(POCs), who were cooperative and provided information that appeared to be accurate based upon

subsequent site observations. The on site contacts are completely knowledgeable about the subject property

and answered most questions posed during the interview process. The POCs maintenance involvement at

the property has been for the past 15 and five years respectively.

22 .. 44 .. DDOOCCUUMM EENNTT AA TT II OONN RREEVV II EEWW EEDD

Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject

property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies

between reported information and observed conditions. The review of submitted documents does not

include comment on the accuracy of such documents or their preparation, methodology, or protocol. The

following documents were provided for review while performing the FCA:

Site plan

Floor plans

No other documents were available for review. The Documentation Request Form is provided in

Appendix E.

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22 .. 55 .. PPRREE--SSUURRVV EEYY QQUU EESSTT II OONNNNAA II RREE

A Pre-Survey Questionnaire was sent to the POC, Robert Betzold, Senior Maintenance Technician prior to the

site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been

used in preparation of this PCR.

22 .. 66 .. WW EEAA TT HH EERR CCOONNDDII TT II OONNSS

May 17, 2012 - Weather conditions at the time of the site visit were clear, with temperatures in the low 80s

(° F) and moderate winds.

May 18, 2012 Weather conditions at the time of the site visit were partly cloudy, with temperatures in the

low 70s (° F) and moderate winds

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33 .. CC OO DD EE II NN FF OO RR MM AA TT II OO NN ,, AA CC CC EE SS SS II BB II LL II TT YY ,, AA NN DD MM OO LL DD

33 .. 11 .. CCOODDEE IINNFFOORRMM AA TT II OONN ,, FFLLOOOODD ZZOONNEE AA NNDD SSEEII SSMM II CC ZZOONN EE

Currently the 2012 edition of the International Building Code is in effect in at the College for new

construction and renovations. In addition, the following codes have also been adopted:

If significant renovations are performed on a building or structure that total more than 50% of the value of the

building, as determined by the building official, then the entire structure must be brought up to current codes.

On lesser renovations the new material or equipment must meet the current building codes but the other

existing building components or systems are “grandfathered” and do not have to meet the current codes.

According to the Flood Insurance Rate Map, published by the Federal Emergency Management Agency

(FEMA) Map Panel No. 3101060010C and dated June 15, 1979, the property is located in Zone C, defined as

an area outside the 500-year flood plain with less than 0.2% annual probability of flooding. Annual

Probability of Flooding of Less than one percent.

According to the 1997 Uniform Building Code Seismic Zone Map of the United States, the property is located

in Seismic Zone 0, defined as area of low probability of damaging ground motion.

According to the Wind Zone Map, published by the Federal Emergency Management Agency (FEMA), the

property is located in Zone III (200 mph) and is not located in a Hurricane-Susceptible Region or Special

Wind Region.

33 .. 22 .. AADDAA AA CCCCEESSSSII BBII LLII TT YY

Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access

and use of “areas of public accommodations” and “commercial facilities” on the basis of disability.

Regardless of its age, these areas and facilities must be maintained and operated to comply with the

Americans with Disabilities Act Accessibility Guidelines (ADAAG).

Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG.

Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent

allowed by structural feasibility and the financial resources available. As an alternative, a reasonable

accommodation pertaining to the deficiency must be made.

Code Table

Year Title

2000 NFPA 101, Life Safety Code (Fire Department) and all NFPA codes that

the State of Nebraska Fire Marshal’s office enforces

2012 International Building Code

2009 Uniform Solar Energy Code

2012 Uniform Mechanical Code

2012 Uniform Plumbing Code

2011 Nebraska Electrical Specialty Code

2009 International Energy Conservation Code

2012 Fuel Gas Code

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During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of

the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist

provided in Appendix E of this report. It is understood by the Client that the limited observations described

herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of

EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the

Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance.

At an educational/residential property, the areas considered as public accommodations, besides the site itself

and parking are the exterior accessible route, the interior accessible route, and the interior common areas,

including the common area restrooms and resident units.

The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as

defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows:

The Fair Housing Amendments Act (FHA) of 1988 amended Title VIII of the Civil Rights Act of 1968 to aid in

the prohibitions against discrimination in housing on the basis of disability and familial status. The Fair

Housing Act also made it unlawful to design and construct certain “covered multi-family dwellings” for first

occupancy after March 13, 1991, in a manner that makes them inaccessible to persons with disabilities.

Because the College receives Federal Funding, Section 504 of the rehabilitation act of 1968 applies to the

college residence halls.

Based on the date of construction, 1969, the accessibility standards that apply to the Project are the Fair

Housing Act and the 2010 ADA Guidelines. Property management stated that requests for accessible

apartments are completed on an as requested basis. Presently, none of the units are accessible for individuals

with mobility impairments according to property management.

The 2010 ADA Accessibility Guidelines have applied Transient Lodging requirements for disabled access to

Housing at a Place of Education instead of residential requirements that were contained in the 2004 ADAAG.

The U.S. Department of Justice has issued a guidance memorandum covering their application, which is

included in Appendix C of this report for reference. Other portions of the 2010 ADA provide ‘Safe Harbor’ if

a property complies fully with the 191 and 2004 editions of the ADAAG.

There are also no units at present which have visual / audio modifications for the hearing impaired.

Modification costs to make the Pioneer Residence and Dining Hall to fully comply with Section 504 and the

2010 ADAAG would be significant, easily exceeding $200,000, and likely include the need for an elevator to

reach the second floor of the residence areas. In place of these renovations EMG has included funds for

additional accessible residences in the Conestoga Residence Hall building to allow the College to reach the

5% accessible dorm room goal for both facilities.

In addition, based on EMG’s observations, the facility did not appear to be in compliance with the ADA

Guidelines for items that are readily achievable. Elements that were observed at the property, which were

not accessible as stated within the priorities of are as follows:

Parking

Adequate number of designated parking stalls for vans is not provided. Provide parking stall for vans along

the north side of the building.

Estimated Cost: One @ $220 each = ................................................................................................... $220

Signage for the van accessible parking space will also need to be required. Provide post sign at van

accessible stall.

Estimated Cost: One @ $120 each = ................................................................................................... $120

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Signage indicating accessible parking spaces for cars is not provided at the existing handicapped-accessible

parking stall along the front of the building. The pavement slope of this parking stall also appears to

exceed the required ¼-inch per foot requirement. The parking space will need to be reconstructed or

relocated.

Estimated Cost: One @ $5,466 each = ............................................................................................. $5,466

Paths of Travel

Compliant signage indicating accessible entrances and general information is not provided. Provide

handicapped-accessible signage at the Men’s and Women’s common restrooms.

Estimated Cost: Two @ $55 each = ..................................................................................................... $110

A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance.

Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code

violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they

pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the

Guidelines as such. The cost to address the achievable items noted above is included in the Immediate

Repairs.

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44 .. EE XX II SS TT II NN GG BB UU II LL DD II NN GG EE VV AA LL UU AA TT II OO NN

44 .. 11 .. SSPPAA CCEE TT YY PPEESS

The following table identifies the reported space types and mix at the subject property.

Space Types and Mix

Quantity Type Vacant Spaces Down Spaces

57 1 Bedroom – Student Dormitory unit 0 0

1 2 Bedrooms/1 Bathroom – Residence Director

apartment 0 0

1 Mechanical 0 0

2 Office 0 0

1 Commercial Kitchen 0 0

1 Dining Hall 0 0

1 Student Lounge 0 0

3 Student - Men’s Restroom/Shower 0 0

3 Student – Women’s Restroom/Shower 0 0

1 Common Kitchen 0 0

1 Common Laundry 0 0

72 TOTAL 0 0

44 .. 22 .. SSPPAA CCEESS OOBBSSEERRVV EEDD

Ten percent of the student dormitory units and the Residence director’s apartment unit were observed in

order to establish a representative sample and to gain a clear understanding of the property’s overall

condition. Other areas accessed included the exterior of the property, a representative sample of the roofs,

and the interior common areas. The student dormitory units and Residence directors’ apartment unit

observed while on site are documented in Appendix C.

All areas of the property were available for observation during the site visit.

A “down space” or area is a term used to describe a non-usable space or area due to poor conditions such as

fire damage, water damage, missing equipment, damaged floor, wall or ceiling surfaces, or other significant

deficiencies. According to the POCs, there are no down spaces or areas. No down spaces or areas were

observed during the site visit.

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55 .. SS II TT EE II MM PP RR OO VV EE MM EE NN TT SS

55 .. 11 .. UUTT II LLII TT II EESS

The following table identifies the utility suppliers and the condition and adequacy of the services.

Site Utilities

Utility Supplier Condition & Adequacy

Sanitary sewer City of Scottsbluff Good and adequate

Storm sewer City of Scottsbluff Good and adequate

Domestic water City of Scottsbluff Good and adequate

Electric service Nebraska Public Power District Good and adequate

Natural gas service Source Gas Good and adequate

Internet Service Wireless Good and adequate

Observations/Comments:

According to the POCs, the utilities provided are adequate for the property. There are no unique, on site

utility systems such as emergency electrical generators, septic systems, water or waste water treatment

plants, or propane gas tanks.

55 .. 22 .. PPAA RRKKII NNGG ,, PPAA VV II NN GG ,, AA NNDD SS II DD EEWW AA LLKKSS

The Pioneer Residence and Dining Hall is located on the southwest side of the Campus on a portion of land

adjacent to 27th Avenue. The building is accessed from the main College driveway. Parking lots are located

the east and west of the building. The parking lot on the east side of the building is paved with asphalt. The

parking lot to the west that is shared with Conestoga Hall and the loading area on the south side of the

building are paved with concrete.

The sidewalks and curbs adjacent to the building are constructed of cast-in-place concrete.


Site improvements and surrounding areas are included in the overall site report under separate cover. A

review of areas surrounding the building was performed to identify potential safety hazards or site items

which may be negatively impacting the building.

The asphalt paving in front of the building is in fair condition. The paving striping is worn and there are

cracks in the surface of the asphalt. The long term plan for this area is to replace the asphalt paving with

concrete paving. Until such time as the paving is replaced crack sealing and pothole repair is

recommended within the year. The cost of the crack repairs is included in the Immediate Repairs and the

future paving replacement is included in the Replacement Reserves Report.

The newer concrete paving on the south side of the building is in good condition requiring routine

maintenance.

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The concrete sidewalks around the building vary from good to poor condition. The sidewalks along the

north side of the building have significant cracking and should be replaced. The cost of the sidewalk

replacement is included in the Immediate Repairs.

55 .. 33 .. DDRRAA II NNAA GGEE SSYY SSTT EEMM SS AA NNDD EERROOSSII OONN CCOONNTT RROOLL

Storm water from the roofs, landscaped areas, and paved areas surface flows across the property around

Pioneer Hall and is collected in the detention basin on the south side of the building.


Site improvements and surrounding areas are included in the overall site report under separate cover. An

assessment of areas surrounding the building was performed to identify potential safety hazards or site

items which may be negatively impacting the building. Erosion was observed below the transformer pad

on the north side of the building. This is caused by surface water draining from the main campus parking

lot to the retention pond of the south side of the building. To prevent future erosion of this area installation

of a concrete drainage swale in this area is recommended.

55 .. 44 .. TT OOPPOOGGRRAA PPHH YY AA NN DD LLAA NNDD SSCCAA PPII NNGG

The property slopes moderately down from the north side of the campus to the south side of the campus.

The landscaping consists of trees, shrubs, and lawns.


Site improvements and surrounding areas are included in the overall site report under separate cover. An

assessment of areas surrounding the building was performed to identify potential safety hazards or site

items which may be negatively impacting the building. No areas were observed.

55 .. 55 .. GGEENNEERRAA LL SS II TT EE IIMM PPRROOVV EEMM EENNTT SS

The Phase II Addition John C. Bishop addition building name is displayed on the exterior elevation. There is

also a Campus sign at the main entrance to the college.

Exterior building illumination is provided by light fixtures surface-mounted on the exterior walls and pole

lamps spaced throughout the parking lots.

Two concrete tables with seating benches permanent mounted to the concrete paved sidewalk are located

along the (north) elevation of the Phase III Kitchen Addition.


Building-mounted exterior lighting is discussed in Section 7.4 of this report.

Site improvements and surrounding areas are included in the overall site report under separate cover. A

cursory assessment of areas surrounding the building was performed to identify potential safety hazards or

site items which may be negatively impacting the building. No areas were observed.

The concrete tables with seating benches are in good condition. Routine maintenance will be required

over the evaluation period.

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66 .. BB UU II LL DD II NN GG AA RR CC HH II TT EE CC TT UU RR AA LL AA NN DD SS TT RR UU CC TT UU RR AA LL

SS YY SS TT EE MM SS

66 .. 11 .. FFOOUUNN DDAA TT II OONNSS

Based on structures of similar size, configuration, and geographic location, it is assumed that the foundations

of the Pioneer Residence Hall and the additions consist of cast-in-place concrete perimeter wall footings with

concrete foundation walls. The foundation systems include reinforced concrete column pads with concrete

foundation walls at basement mechanical room.

The partial basements have load-bearing concrete perimeter retaining walls.


The foundations and footings could not be directly observed during the site visit. There is no evidence of

movement that would indicate excessive settlement.

The basement walls are in good condition. There is no evidence of movement or water infiltration.

66 .. 22 .. SSUUPPEERRSSTT RRUU CCTT UURREE

The Phase I Pioneer Residence Hall portion of the building has concrete masonry unit (CMU) exterior and

interior bearing walls, which support the first and second floors and the roof diaphragms. The first and

second floors are constructed with reinforced concrete. The roof is constructed of reinforced concrete.

The Phase I Pioneer Activity Center portion of the building has concrete masonry unit (CMU) exterior and

interior bearing walls, which supports a portion of the first floor over the basement mechanical room and roof

diaphragms. The portion of the first floor over the partial basement is constructed with reinforced concrete.

The roof is constructed of reinforced concrete.

The Phase II John C. Bishop Room addition and the Phase III Kitchen addition of the building have structural

steel framing, which support the roof diaphragms. The roofs are constructed of metal decks which are

supported by steel beams and open web steel joists.


The superstructure is exposed in some locations, allowing for limited observation. Walls and floors appear

to be plumb, level, and stable. There are no significant signs of deflection or movement.

66 .. 33 .. RROOOOFFII NNGG

The roof located over the Phase I Pioneer Residence Hall is classified as a low slope or flat, roof. The roof is

finished with stone ballast over a single-ply EPDM membrane. The roof is insulated with rigid insulation

boards. The exterior perimeter walls extend to the top surface of the roof. The roof membrane terminates

along a flashed cant strip at the top of the wall. The roof has single-ply membrane edge flashing.

The roof located over the Phase I Activity Center is classified as a low slope or flat, roof. The roof is finished

with an aluminum coating over a multi-ply bituminous built-up membrane. The roof is insulated with rigid

insulation boards. The exterior perimeter walls extend above the surface of the roof, creating parapet walls.

The roof membrane turns up the sides of the parapet walls and terminates at sheet metal copings at the top of

the parapet walls. The roof has built-up base and edge flashing.

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The roof located over the Phase II John C. Bishop Room addition is classified as a low slope or flat, roof. The

roof is finished with stone ballast over a single-ply EPDM membrane. The roof is insulated with rigid

insulation boards. The Phase II exterior perimeter walls extend above the surface of the roof, creating parapet

walls. The roof membrane turns up the sides of the parapet walls and terminates at sheet metal copings at the

top of the parapet walls. The roof has built-up base and edge flashing.

Storm water from the above roofs is drained from the roof by internal drains.

The roof located over the Phase III Kitchen addition is classified as a low slope or flat, roof. The roof is

finished with a fully adhered white single-ply EPDM membrane. The roof is insulated with rigid insulation

boards. The exterior perimeter walls extend above the surface of the roof, creating parapet walls. The roof

membrane turns up the sides of the parapet walls and terminates at sheet metal copings at the top of the

parapet walls. The roof has built-up base and edge flashing.

Storm water is drained from the roof by internal drains and sheet metal scuppers. The scuppers empty to

sheet metal leaders and downspouts, which discharge to a paved area.

There are no attics.

A steel-framed sloped roof occurs along the west side of the Phase III Kitchen addition. The roof is finished

with standing seam metal panels.

The roof drains over the eave to a paved sidewalk area.

There is no attic.


The roof finishes on the Phase I Residence Hall and Activity Center and Phase II John C. Bishop Room

Addition were reported to be 12 years old. The roofs finishes over the Phase III Kitchen addition are

original (2008). Information regarding roof warranties or bonds is not available. The roofs are maintained

by the in-house maintenance staff and a contractor is retained when required.

The fields of the roofs are in good condition. Based on their estimated Remaining Useful Life (RUL), the

roof membranes will require replacement over the evaluation period. The cost of this work is included in

the Replacement Reserves Report.

According to the POCs, there are no active roof leaks. There is no evidence of active roof leaks.

There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be

inspected during any future roof repair or replacement work.

There is no evidence of fire retardant treated plywood (FRT).

The roof flashings are in good condition. Based on their estimated Remaining Useful Life (RUL), the roof

flashings will require replacement over the evaluation period. The replacement of the roof flashings shall

occur with the replacement of the roof membranes as noted above. The cost of this work is included in the

roofs membrane replacement cost in the Replacement Reserves Report.

The parapet walls and copings are in good condition and will require routine maintenance over the

evaluation period.

Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be

performed regularly as part of the property management’s routine maintenance program.

The roof vents are in good condition and will require routine maintenance over the evaluation period.

During severe wind storms, roofing aggregate (ballast) may become wind-borne and may harm nearby

persons or may damage surrounding properties or building or site elements of the subject property.

National, regional, and local building codes vary widely in the treatment of this issue and should be

consulted during any future roofing repairs or replacements.

The metal panel roof is in good condition and will require routine maintenance over the evaluation period.

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66 .. 44 .. EEXX TT EERRII OORR WW AA LLLLSS

The exterior walls are finished with face brick masonry. Portions of the exterior walls located at the Phase I

Activity Center is finished with painted precast concrete tilt panels. Portions of the exterior walls located at

the Phase II John C. Bishop Room addition and Phase III Kitchen addition are clad with an exterior insulation

and finish system (EIFS) on steel stud-framed walls.

Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door

openings.


The exterior finishes are in good condition. Painting and patching of the precast concrete tilt panels will be

required over the evaluation period. The cost of this work is included in the Replacement Reserves Report.

The face brick masonry is in good condition. There is no evidence of cracking or efflorescence. The

exterior face brick masonry will require routine maintenance over the evaluation period.

The EIFS material is in good condition. There is no evidence of moisture penetration behind the EIFS

material. Caulking of the joints within the EIFS skin, are in good condition. The EIFS material will require

painting over the evaluation period. The cost of this work is included in the Replacement Reserves Report.

The sealant is in good to fair condition. There are isolated areas of brittle and deteriorated sealant at

vertical control joints of the face brick masonry in the Phase I Residence Hall and Activity Center. Based

on the estimated Remaining Useful Life (RUL) and current condition, the sealant will require replacement

early during evaluation period. The cost of this work is included in the Immediate Repairs Report.

Based on the estimated Remaining Useful Life (RUL) and current condition, the sealant around the

windows and exterior doors in the Phase I Residence Hall and Activity Center will require replacement

over the evaluation period. The replacement of the sealant around the windows in the Phase I Residence

Hall and Activity Center should occur when those windows and exterior doors are replaced. The cost of

this work is included in the replacement cost of the windows and doors in the Replacement Reserves

Report.

The sealant around the windows and exterior doors in the Phase II John C. Bishop addition and the Phase

III Kitchen addition around all doors is flexible, smooth, and in good condition. Routine maintenance will

be required over the evaluation period.

66 .. 55 .. EEXX TT EERRII OORR AA NNDD IINNTT EERRII OORR SSTT AA II RRSS

The exterior stair located along the east elevation of the Phase I Activity Center providing access to the

mechanical room in the partial basement is constructed of reinforced concrete. The handrail is constructed of

metal.

The interior stairs located in the Phase I Residence Hall are constructed of steel and have closed risers and

concrete-filled steel pan treads including vinyl on the treads and risers. The handrails and balusters are

constructed of metal.

The interior stair located in the Phase I Activity Center is constructed of reinforced concrete including vinyl

on the treads and risers. The handrails and balusters are constructed of metal.


The exterior and interior stairs, balusters, and handrails are in good condition and will require routine

maintenance over the evaluation period.

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The vinyl on the treads is in good condition. Based on the estimated Remaining Useful Life (RUL), the

vinyl will require replacement over the evaluation period. The cost of this work is included in the

Replacement Reserves Report.

66 .. 66 .. WW II NNDDOOWW SS AA NNDD DDOOOORRSS

The windows located at the Phase I Residence Hall and Activity Center portions of the building, are

aluminum-framed, single-glazed hopper units with single glazed fixed units above the hopper unit and metal

filler panels in between. The hopper unit portion has exterior screens.

The windows located at the Phase II John C. Bishop Room addition are aluminum-framed single-glazed

casement with single glazed fixed unit above and below the casement units. The casement unit portion has

interior screen.

Glass block walls are located along the front and rear elevation of the Phase II John C. Bishop Room addition

The doors located at the main front entrance at the Phase I activity center are a pair of fully-glazed aluminum-

framed doors set in an aluminum framing system.

The windows located along the front elevation of the Phase III Kitchen addition are part of an aluminum-

framed storefront system, which incorporates the entry doors at various locations. The windows are fixed

double glazed panes of tinted glazing set in aluminum frames. The doors are fully-glazed aluminum-framed

doors set in the metal framing system.

The entrance doors to the Phase I Residence Hall are a pair of metal doors with vision glass inserts set in

metal frames. The doors have commercial hardware.

The entrance doors to the Phase I Activity Center and Phase II John C. Bishop Room addition are fully -glazed

aluminum-framed doors set in the metal framing system. The doors have commercial hardware.

The exterior entrance service doors are flush metal doors set in metal frames. The service doors have

commercial-grade hardware

The student dormitory unit’s interior entrance doors are painted metal doors set in metal frames. Interior

entrance doors to the student dormitory units contain cylindrical locksets with knob handle hardware, door

closer, keyed deadbolts and spy-eyes.

The Residence director apartment unit interior entrance door is a stained solid-core wood door set metal

frame. Interior entrance doors to the Residence director apartment unit, contains a cylindrical lockset with

knob handle hardware, door closer, keyed deadbolt and a spy-eye.

Two fully-glazed aluminum-framed doors set in the metal framing system are located on the second floor of

the Phase I Residence Hall in the common corridor. The doors separate Men and Women’s student’s

dormitory units on the second floor.


According to the POCs, the property has reported a significant number of complaints regarding window

leaks in the Phase I Residence Hall portion of the building. The windows and screens in the Phase I

Residence Hall and Activity Center are original and in fair to poor condition. There is significant evidence

of rusted window frames on the interior side. Based on age and current condition, all the fixed and

operable windows, located in the Phase I Residence Hall and Activity Center portion of the building, must

be replaced with double glazed fixed and operable window units. The cost of this work is included in the

Replacement Reserves Report. The window screens will require replacement at the same time the

windows are replaced.

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EMG observed a metal filler panel between the windows located at the Phase I Residence Hall. Based on

the age of the Phase I (1969), historically, asbestos has been identified in these types of panels. If this

material has not already been tested, EMG recommends that the filler panels be tested prior to removal or

demolition in accordance with the State of Nebraska and federal law.

The fixed and casement windows located in the Phase II John C Bishop Room addition are original and in

good condition requiring routine maintenance.

The glass block is in good condition. Routine maintenance will required over the evaluation period.

The storefront window and door system are in good condition. Routine maintenance will be required over

the evaluation period.

The fully glazed aluminum framed doors are in good condition. Routine maintenance will be required


The metal entrance doors located at the Phase I Residence Hall are older and are in fair condition Based on

the estimated Remaining Useful Life (RUL) and current condition, the doors and door hardware will require

replacement early during the evaluation period. The cost of this work is included in the Replacement

Reserves Report.

The exterior service doors and door hardware are in good condition. Routine maintenance will be

required over the evaluation period.

The interior entrance doors to the student dormitory units and Residence director’s apartment unit are in

good condition. Based on the estimated Remaining Useful Life (RUL), the doors and door hardware will

require replacement over the evaluation period. The cost of this work is included in the Replacement

Reserves Report.

66 .. 77 .. PPAA TT II OO ,, TT EERRRRAA CCEE,, AA NN DD BBAA LLCCOONN YY

Not applicable. There are no patios, terraces, or balconies.

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19


77 .. BB UU II LL DD II NN GG MM EE CC HH AA NN II CC AA LL AA NN DD EE LL EE CC TT RR II CC AA LL

SS YY SS TT EE MM SS

77 .. 11 .. BBUUII LLDD II NN GG HHEEAA TT II NN GG ,, VV EENNTT II LLAA TT II NN GG ,, AA NNDD AA II RR--CCOONN DDII TT II OONN II NN GG ((HHVV AACC))

Heating and cooling in the Phase I Pioneer Activity Center and Residence Hall are provided by the central

hot and chilled water system supplying fan coil units mounted above the ceiling in the dorm rooms and

individual large capacity air handling units.

The large capacity air-handling units are equipped with heating and cooling coils and supply the heating and

cooling. The air-handling units are located in the mechanical equipment rooms and are supplied with heated

and chilled water by the central system.

Hot water for the central heating system is supplied by two Peerless gas-fired hot water boilers. Each boiler

has a rated input capacity of 840 MBH and is located in the original building mechanical equipment room.

One York air-cooled chiller supplies chilled water for the central cooling system. The chiller is grade

mounted outside, has a nominal rating of 56 tons, and uses R-410A as a refrigerant.

Circulating pumps provide hot and chilled water to each temperature-controlled space by a two-pipe

distribution system. The hot and chilled water supplies the individual fan coil units and the common area air-

handling units.

Packaged window units with electric heat and integral thermostats provide heating and cooling in

approximately seven of the dormitory rooms. These supplementary units are installed because the heating

and cooling water pipes are clogged to the rooms. There is one unit in each room. Mechanical ventilation is

provided in the bathrooms by ceiling exhaust fans.

Heating and cooling for the Bishop Room addition are provided by individual direct expansion, constant

volume gas-fired packaged rooftop units. There are six Lennox packaged units, with an average capacity of

five tons each. The cooling equipment uses R-410A as a refrigerant. Air distribution is provided to supply air

registers by ducts concealed above the ceilings. Return air grilles are located in each space. Local

thermostats control the heating and cooling system.

Heating and cooling for the Phase III Kitchen addition is provided by one individual direct expansion,

constant volume gas-fired packaged rooftop unit manufactured by Trane that is rated at 10 tons. The cooling

equipment uses R-410A as a refrigerant. Air distribution is provided to supply air registers by ducts concealed

above the ceilings. Return air grilles are located in each space. Local thermostats control the heating and

cooling system.

There are two refrigeration compressors mounted on the roof that supply the cooling for the kitchen walk-in

equipment.

Mechanical exhaust fans ventilate the stairwells, bathrooms, and other areas. Large capacity ventilation fans

are mounted on the roof and are connected by concealed ducts to each ventilated space.


The property does not have a dedicated HVAC repair and maintenance contractor. On site personnel

maintain the HVAC equipment or a contractor is retained when required.

The air-cooled chiller appears to be in good condition. Based on its estimated Remaining Useful Life

(RUL), the chiller will require replacement over the evaluation period. The cost of this work is included in


11000088 7733 .. 1122 RR-- 000033 ..0011 77



20


The rooftop-packaged units appear to be in good condition. Based on its estimated Remaining Useful Life

(RUL), the package units will require replacement over the evaluation period. The cost of this work is

included in the Replacement Reserves Report.

The boilers appear to be in good condition. Based on their estimated Remaining Useful Life (RUL), the

boilers will require replacement over the evaluation period. The cost of this work is included in the

Replacement Reserves Report.

The heating and cooling circulating pump appears to be in good condition. Based on its estimated

Remaining Useful Life (RUL), the circulating pump will require replacement over the evaluation period.

The cost of this work is included in the Replacement Reserves Report.

The large-capacity rooftop exhaust fans appear to be in good condition. Based on their estimated

Remaining Useful Life (RUL), the exhaust fans will require replacement over the evaluation period. The

cost of this work is included in the Replacement Reserves Report.

The air-handling units are in good condition. Based on their estimated Remaining Useful Life (RUL), the

air-handling units will require replacement over the evaluation period. The cost of this work is included in


The heating and cooling piping in the Phase I Pioneer Residence Hall and Activity Center is reported to be

partially blocked. By-pass piping is required to return the forced water system to full functionality. Based

on the estimated Remaining Useful Life (RUL) and current condition, sections of blocked piping will

require replacement above the corridor ceilings early during the evaluation period. An allowance to return

the heating and cooling water system to full use is included in the Replacement Reserves Report

The HVAC control equipment is in good condition. Based on its estimated Remaining Useful Life (RUL),

the HVAC controls are recommended to be upgraded to a digital control system for greater reliability and

control over the evaluation period. An allowance for this work is included in the Replacement Reserves

Report.

The refrigeration compressors appear to be in good condition requiring routine maintenance during the

evaluation period.

An abandoned swamp cooler is mounted on the roof above the original kitchen area, which was located in

the Phase I Activity Center. It was reported that there are no plans to use the equipment in the future and

so EMG recommends that the cooler be disassembled and removed as part of the routine maintenance

program.

The mechanical ventilation system and equipment appear to be in good condition and will require routine

maintenance over the evaluation period. Equipment or component replacements can be performed as part

of the property management’s routine maintenance program.

77 .. 22 .. BBUUII LLDD II NN GG PPLLUUMM BBII NNGG

The plumbing systems include the incoming water service, the cold water piping system, and the sanitary

sewer and vent system. The risers and the horizontal distribution piping are reported to be copper. The soil

and vent systems are reported to be cast iron or PVC plastic.

The water service was reported to require a water softener.

The water meter is located in the mechanical equipment room.

Domestic hot water is mainly supplied by two Teledyne Laars gas-fired boilers. Each boiler has a rated input

capacity of 715 MBH and is located in the basement mechanical equipment room.

The central hot water system consists of two circulating pumps and three estimated 250-gallon insulated

storage tanks.

Two gas-fired water heaters supply supplementary domestic hot water. One is a Rheem 80-gallon unit and

one is an A. O. Smith 30-gallon unit. The water heaters are located in mechanical equipment rooms.

11000088 7733 .. 1122 RR-- 000033 ..0011 77



21


The partial basement mechanical equipment room has a two-pump sump-pump system for collecting and

pumping out floor drains.

The common area restrooms have residential-grade fixtures and accessories including water closets and

lavatories.


The plumbing systems appear to be well maintained and, according to the POCs, are in good condition.

According to the POCs, the water pressure is adequate. The plumbing systems will require routine


There is no evidence that the property uses polybutylene piping for the domestic water distribution system.

According to the POCs, polybutylene piping is not used at the property.

According to the POCs, the pressure and quantity of hot water are adequate.

The water softener appears to be in good condition. Culligan Water Systems presently services the water

softener system. Routine maintenance will be required over the evaluation period.

The supplementary water heaters appear to be in good condition. Based on the estimated Remaining

Useful Life (RUL), the water heaters will require replacement later during the evaluation period. The cost

of this work is included in the Replacement Reserves Report.

The domestic water boilers appear to be in good condition. Based on the estimated Remaining Useful Life

(RUL), the boilers will require replacement over the evaluation period. The cost of this work is included in


Two of the domestic water storage tanks are in good condition requiring routine maintenance. The other

storage tank has failed and is now abandoned in place. Based on its present condition, the storage tank

will require replacement early during the evaluation period. The cost of this work is included in the

Immediate Reserves Report.

The sump-pump system appears to be in good condition requiring routine maintenance over the evaluation

period. No costs are included in the Replacement Reserves Report.

The fiberglass shower units located in the student restroom/shower rooms and the Residence director’s

apartment unit bathroom tub surround are in good to fair condition. Based on their estimated Remaining

Useful Life (RUL) and current condition, the fiberglass shower and tub units will require replacement over

the evaluation period. The cost of this work is also included in the Replacement Reserves Report

The accessories and fixtures in the common area restrooms are in good condition and will require routine


77 .. 33 .. BBUUII LLDD II NN GG GGAA SS DD II SSTT RRII BBUUTT II OONN

Gas service is supplied from the gas main on the adjacent public street. The gas meters and regulators are

located along the exterior walls of the building. The gas distribution piping is malleable steel (black iron).


According to the POCs, the pressure and quantity of gas are adequate.

The gas meters and regulators appear to be in good condition and will require routine maintenance over


Only limited observation of the gas distribution piping can be made due to hidden conditions. The gas

piping is in good condition and, according to the POCs; there have been no gas leaks.

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22


77 .. 44 .. BBUUII LLDD II NN GG EELLEECCTT RRII CCAA LL

The electrical supply lines run underground to a pad-mounted transformer, which feed exterior-mounted

electrical meters and switchboard. The common area lighting is metered separately.

The main electrical service size to the building consists of 1,600-amp, 120/208-volt three-phase four-wire

alternating current (AC). The electrical wiring is reportedly copper, installed in metallic conduit. Circuit

breaker panels are located throughout the building.

The building has a 32-camera digital video surveillance system that monitors stations inside and outside the

building.

The exterior lighting for the building is provided by individual wall-pack units mounted high on the exterior

walls. Light sensors control the lights.


The on site electrical systems are owned and maintained by the respective utility company. This includes

transformers, meters, and all elements of the on site systems.

According to the POCs, the electrical power is adequate for the property’s demands.

The switchgear, circuit breaker panels and electrical meters appear to be in good condition and will require

routine maintenance over the evaluation period.

The interior lighting is reported by the POCs to be approximately 50% converted to electronically ballasted

T8 lighting. EMG recommends that the conversion from T12 to T8 lighting continue as part of the routine

maintenance program.

The video surveillance system is reported to be in good condition requiring routine maintenance. It

reportedly was installed two years ago. Based on the estimated Remaining Useful Life (RUL), the video

surveillance system will require upgrade and enlargement later during the evaluation period. An

allowance for this work is included in the Replacement Reserves Report.

The exterior building lighting wall packs are newly installed units and appear to be in good condition.

Replacement of exterior lighting is considered part of the routine maintenance program. No costs for this

work are included in the cost tables.

Night time observations of the lighting showed that one wall-mounted fixture on the north west side of the

residence hall comes on at dusk before the remaining lights turn on. The lighting is on a timer system. The

timer settings should be reviewed and adjusted as part of routine maintenance.

77 .. 55 .. BBUUII LLDD II NN GG EELLEEVV AA TT OORRSS AA NNDD CCOONNVV EEYY II NN GG SSYY SSTT EEMM SS

Not applicable. There are no elevators or conveying systems.

77 .. 66 .. FFII RREE PPRROOTT EECCTT II OONN SSYY SSTT EEMM SS

The fire protection system consists of a wet-pipe sprinkler system, a wet standpipe with fire department hose

valves and connections in each stair tower, portable fire extinguishers, smoke detectors, pull stations and

alarm horns. Siamese connections are located on the exterior of the building. Hard-wired smoke detectors

are located throughout the common areas. The nearest fire hydrants are located along the property’s drive

aisles and are approximately 50 feet from the building.

Fire sprinkler risers are located in a fire protection equipment room. The system is equipped with a back flow

preventer. There is no fire pump.

Common areas and corridors are equipped with battery back-up exit lights, illuminated exit signs, pull

stations, alarm horns, and strobe light alarms.

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23


A Silent Knight 5495 central fire alarm panel is located in the electrical equipment room with a Notifier 500

system installed in the dormitory wing, which monitor the pull stations, smoke detectors, and flow switches.

The alarm panel also sounds the alarm and automatically notifies the monitoring service or the fire

department in the event of trouble.

Interior fire exit stairwells are accessed from the common area corridors. The walls of the fire stairwells are

exposed masonry. The stairs discharge at the ground floor, directly to the exterior of the building and to the

main entrance lobby.


The fire sprinklers appear to be in good condition and are inspected by a qualified contractor on a routine

basis. The fire sprinklers will require routine maintenance over the evaluation period.

Tyco manufactured the fire sprinkler heads.

The fire extinguishers are serviced annually and appear to be in good condition. The fire extinguishers

were serviced and inspected within the last year.

The pull stations and alarm horns appear to be in good condition and will require routine maintenance


Smoke detector replacement is considered routine maintenance.

Exit sign and emergency light replacement is considered routine maintenance.

The central alarm panel appears to be in good condition and is serviced regularly by a qualified fire

equipment contractor. Equipment testing is not within the scope of a Facility Condition Assessment.

Based on the estimated Remaining Useful Life (RUL), the fire alarm panel will require replacement over the

evaluation period. The cost of this work is included in the Replacement Reserves Report.

The dry chemical extinguishing system appears to be in good condition and is serviced regularly by a

qualified fire equipment contractor.

The exit stairwells appear to be constructed in accordance with applicable codes in force at the time of

construction.

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24


88 .. II NN TT EE RR II OO RR FF II NN II SS HH EE SS AA NN DD FF FF && EE

88 .. 11 .. IINNTT EERRII OORR FFII NN II SSHH EESS

The following table identifies the interior areas and generally describes the finishes in each area.

Common Area Floors Walls Ceilings

Foyer (Phase I

Activity Center) Ceramic tile portable

throw down carpet

Painted drywall,

Aluminum glazed doors Painted drywall

Corridor (Phase I

Activity Center) Vinyl tile Painted drywall Suspended acoustic tiles

Corridors – Phase I -

Residence Hall Carpet Painted drywall Painted drywall

Student Dormitory

Rooms Carpet Painted drywall, painted

concrete masonry unit Painted drywall

Student Common

Restrooms/

Showers Ceramic tile

Painted drywall, fiberglass

shower units Painted drywall

Residence Directors

Apartment Unit -

Living Room and

Bedrooms

Carpet Painted drywall Painted drywall

Residence Directors

Apartment Unit -

Kitchen Sheet vinyl Painted drywall Painted drywall

Residence Directors

Apartment Unit -

Bathroom Sheet vinyl Painted drywall Painted drywall

Common Restrooms Vinyl tile Painted drywall Suspended acoustic tiles

Phase III Lobby Sheet vinyl

Aluminum-framed

storefront windows and

doors, Face brick

masonry, painted drywall

Suspended acoustic tiles

Phase III

Commercial

Kitchen Addition Sheet vinyl

Painted drywall, Ceramic

tile Suspended acoustic tiles

Phase III

Commercial

Kitchen Food Pantry Sheet vinyl

Painted drywall, Painted

concrete masonry unit

(CMU)


Phase III

Commercial

Kitchen – Food

Service Director’s

Office

Carpet Painted drywall Suspended acoustic tiles

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25


Common Area Floors Walls Ceilings

Phase III

Commercial

Kitchen - Storage Sheet vinyl

Painted drywall, Painted

concrete masonry unit

(CMU)


Phase II John C.

Bishop - Dining

Room

Carpet Painted drywall Suspended acoustic tiles

Phase II John C.

Bishop - Buffet Carpet, Sheet vinyl

Painted drywall, Ceramic

tile Suspended acoustic tiles

Computer Room Vinyl tile Painted drywall Painted drywall

Common Kitchen Vinyl tile Painted drywall Suspended acoustic tiles

Phase I Activity

Center – Student

Lounge

Carpet, vinyl tile Painted drywall, Face

brick masonry

Suspended acoustic tiles,

Painted drywall

Common Laundry

Room Congolium flooring Marlite panels Painted drywall

Phase I Activity

Center Storage Vinyl tile Painted drywall Suspended acoustic tiles

Residence Directors

Office Carpet Painted drywall Painted drywall

Storage Carpet Painted drywall, Painted

concrete masonry unit Painted drywall

Mechanical Room –

Partial basement Unfinished concrete Unfinished concrete Exposed structure

The interior doors in each room are painted metal doors and stained hollow-core wood doors set in metal

frames.

The common kitchen has wood residential style kitchen cabinets/countertop/porcelain sink

The kitchen located in the Residence director’s apartment unit has wood residential style kitchen

cabinets/countertop/stainless steel sink, residential style refrigerator and electric range.

Student metal mailboxes are located in the common corridor of the Phase I Activity Center


The Student Lounge, Common Laundry Room and Buffet was last renovated approximately four years ago.

It was reported that the carpet in the Student Dormitory Units was replaced approximately three years ago.

It appears that the interior finishes in the common areas have not been renovated within the last five years.

The interior finishes are in good to fair condition. Based on their estimated Remaining Useful Life (RUL)

and current condition, the carpet, sheet vinyl, vinyl tile and ceramic tile (student common

restrooms/showers only) will require replacement over the evaluation period. The cost of this work is

included in the Replacement Reserves Report. Interior painting will also be required over the evaluation

period. The cost of this work is also included in the Replacement Reserves Report.

Based on their estimated Remaining Useful Life (RUL), the suspended acoustical ceiling tiles will require

replacement over the evaluation period. The cost of this work is included in the Replacement Reserves

Report.

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26


The kitchen cabinets/countertop/sink located in the common kitchen are approximately five years old and

appear to be in good condition. Based on their estimated Remaining Useful Life (RUL), the kitchen

cabinets/countertop/sink will require replacement over the evaluation period. The cost of this work is

included in the Replacement Reserves Report.

The kitchen cabinets/countertop/sink located in the Residence director’s apartment unit appear to be more

than seven years old and are in good condition. Based on their estimated Remaining Useful Life (RUL), the

kitchen cabinets/countertop/sink will require replacement later during the evaluation period. The cost of

this work is included in the Replacement Reserves Report.

The refrigerator and range located in the Residence director’s apartment unit kitchen are approximately six

years old and are in good condition. The refrigerator is owned by the Resident Director. The cost to

replace the range is relatively insignificant and can be replaced as part of the property’s routine

maintenance program. No cost for this work is included in the cost tables.

The student metal mailboxes are in good condition and will require routine maintenance during the

evaluation period.

The interior doors and door hardware are in good condition and will require routine maintenance during


88 .. 22 .. CCOOMM MM EERRCCII AA LL KKII TT CCHH EENN EEQQUUII PPMM EENNTT

A full-service commercial kitchen serves the Dining Room. The kitchen has the following appliances and

equipment:

Appliance Comment

Refrigerators Walk-in, Up-right

Freezers Walk-in

Ranges Gas

Ovens Gas

Griddles / Grills Gas

Fryers Yes

Hood Exhaust ducted to exterior

Dishwasher Owned

Microwave Yes

Ice Machines Yes

Steam tables Yes

Work tables Stainless steel

Shelving Stainless steel

The buffet area located adjacent to the dining room in the Phase III John C. Bishop Room addition serves the

students. The buffet has the following appliances and equipment:

Appliance Comment

Popcorn Popper Yes

Oven Rotisserie Electric

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27


Appliance Comment

Grills Electric (2)

Soft serve free standing ice

cream, frozen yogurt

dispenser Yes

Griddles / Grills Gas

Sink Stainless steel (3 compartment)

Shelving Stainless steel

A laundry room is located in the Phase I Activity Center. The laundry has three residential style washing

machines and four residential style gas dryers.


The commercial kitchen appliances and equipment are four years old and appear to be in good condition.

Based on their estimated Remaining Useful Life (RUL), some of the commercial kitchen appliances will

require replacement over the evaluation period. The cost of this work is included in the Replacement

Reserves Report.

The buffet appliances and equipment is approximately two years old and appears to be in good condition.

Routine maintenance will be required over the evaluation period.

Abandoned commercial kitchen equipment was observed in the original kitchen area, which was located

in the Phase I Activity Center. It was reported that there are no plans to use the equipment in the future

and so EMG recommends that the commercial kitchen equipment be disassembled and removed as part of

the routine maintenance program.

The residential style laundry room washers and dryers are approximately four years old and appear to be in

good condition. Based on their estimated Remaining Useful Life (RUL), the washers and dryers will require

replacement over the evaluation period. The cost of this work is included in the Replacement Reserves

Report.

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28


99 .. OO TT HH EE RR SS TT RR UU CC TT UU RR EE SS

Not applicable. There are no major accessory structures.

11000088 7733 .. 1122 RR-- 000033 ..0011 77



29


11 00 .. AA PP PP EE NN DD II CC EE SS

APPENDIX A: Photographic Record

APPENDIX B: Site Plan

APPENDIX C: Supporting Documentation

APPENDIX D: EMG Accessibility Checklist

APPENDIX E: Pre-Survey Questionnaire

APPENDIX F: Acronyms and Out of Scope Items

APPENDIX G: Resume for Report Reviewer

11000088 7733 .. 1122 RR-- 000033 ..0011 77




AA PP PP EE NN DD II XX AA ::

PP HH OO TT OO GG RR AA PP HH II CC RR EE CC OO RR DD

EMG PHOTOGRAPHIC RECORD

Project No.:100873.12R-003.017 Project Name: Pioneer Residence and Dining Hall

CORPORATE HEADQUARTERS 222 SCHILLING CIRCLE, SUITE 275 HUNT VALLEY, MARYLAND 21031 800 733 0660 FAX 410 785 6220 www.emgcorp.com

Photo

#1:

Typical elevation of the 3-story Phase I

Residence Hall

Photo

#2:

Partial north elevation of the 1-story Phase

I Activity Center

Photo

#3:

Partial south/east elevation of the 1-story

Phase I Activity Center and window

Photo

#4:

Front elevation of Phase II with pavement

cracking in foreground

Photo

#5:

Left elevation of Phase II John C. Bishop

Room Addition/north elevation of Phase III

Kitchen Addition

Photo

#6:

Front elevation with pavement cracking in

foreground




Photo

#7:

Rear elevation of Phase II John C. Bishop

Room Addition

Photo

#8:

South elevation of Phase III Kitchen

Addition

Photo

#9:

West elevation of Phase III Kitchen

Addition

Photo

#10:

North elevation of Phase III Kitchen

Addition along with the concrete

tables/seating benches

Photo

#11:

Handicapped-accessible parking stall with

no handicap accessible post sign and

excessive slope

Photo

#12:

Asphalt pavement parking along the north

side of the building




Photo

#13:

Asphalt pavement along the east side of

the building north end

Photo

#14:

Concrete sidewalk at north of building

Photo

#15:

Roof over the Phase I Residence Hall Photo

#16:

Roof over the Phase I Activity Center

Photo

#17:

Roof over the Phase II John C. Bishop

Room Addition

Photo

#18:

Roof over the Phase III Kitchen Addition

including the standing seam metal panel

roof




Photo

#19:

Typical window at the Phase I Residence

Hall

Photo

#20:


Hall

Photo

#21:


Hall – Rusted frame

Photo

#22:

Window at the Phase I Activity Center

Photo

#23:

Typical window and glass block window

at the Phase II John C. Bishop Room

Addition

Photo

#24:

Main entrance doors at the Phase I

Activity Center




Photo

#25:

Exterior entrance doors at the Phase I

Residence Hall

Photo

#26:

Exterior entrance door at the Phase I

Activity Center

Photo

#27:

Typical student dormitory unit interior

entrance door

Photo

#28:

Foyer at the main entrance doors – Phase I

Activity Center

Photo

#29:

Corridor – Phase I Activity Center Photo

#30:

Typical corridor – Phase I Residence Hall




Photo

#31:

Typical student dormitory unit Photo

#32:

Student common restroom - Phase I

Residence Hall

Photo

#33:

Student common restroom - Phase I

Residence Hall

Photo

#34:

Student common restroom/shower - Phase

I Residence Hall

Photo

#35:

Resident Director’s apartment unit -

Bedroom

Photo

#36:


Kitchen




Photo

#37:


Bathroom

Photo

#38:

Resident Director’s Office

Photo

#39:

Common Restroom Photo

#40:

Common Restroom

Photo

#41:

Commercial Kitchen Photo

#42:

Commercial Kitchen




Photo

#43:

Commercial Kitchen Photo

#44:

Food Director’s Office

Photo

#45:

Lobby Phase III Kitchen Addition Photo

#46:

Buffet

Photo

#47:

Buffet Photo

#48:

Dining at the Buffet




Photo

#49:

Dining Room Photo

#50:

Student Lounge

Photo

#51:

Common Kitchen Photo

#52:

Common Laundry – Washers and dryers

Photo

#53:

Student mailboxes Photo

#54:

Interior stair – Phase I Residence Hall




Photo

#55:

Glass doors located in common corridor

of the Phase I Residence Hall – Second

floor

Photo

#56:

Mechanical Room

Photo

#57:

Exterior stair Photo

#58:

Air cooled chiller

Photo

#59:

Chilled water piping Photo

#60:

Thru-wall air conditioning




Photo

#61:

Abandoned swamp cooler Photo

#62:

Rooftop package units – Phase II John C.

Bishop Room Addition

Photo

#63:

Rooftop units – Phase III Kitchen Addition Photo

#64:

Peerless heating boiler

Photo

#65:

Hot and chilled water circulating pump Photo

#66:

Air handling unit




Photo

#67:

Abandoned swamp cooler Photo

#68:

Student dormitory room fan coil unit

mounted above ceiling

Photo

#69:

Teledyne Laars domestic water boiler Photo

#70:

Water meter

Photo

#71:

Domestic hot water storage tanks Photo

#72:

Two pump - Sump Pump system




Photo

#73:

Water softener Photo

#74:

Domestic water heaters

Photo

#75:

Gas meter and regulator Photo

#76:

Pad mounted electrical utility transformer

Photo

#77:

Main exterior electrical switchgear Photo

#78:

Video surveillance system




Photo

#79:

Fire sprinkler control valves Photo

#80:

Fire alarm panel

Photo

#81:

Building mounted lighting at night, only

one fixture turned on at dusk

Photo

#82:

Building mounted lighting

11000088 7733 .. 1122 RR-- 000033 ..0011 77




AA PP PP EE NN DD II XX BB ::

SS II TT EE PP LL AA NN

Key:

Site Plan

Project Number:

100873.12R-003.017

Project Name:

Pioneer Residence and Dining Hall

Not drawn to scale. The north arrow indicator

is an approximation of 0° North. On-Site Date:

May 17 and 18, 2012

11000088 7733 .. 1122 RR-- 000033 ..0011 77




AA PP PP EE NN DD II XX CC ::

SS UU PP PP OO RR TT II NN GG DD OO CC UU MM EE NN TT AA TT II OO NN

Floodplain Map

Source:

FEMA

Date: September 28, 2007

The north arrow indicator is an approximation

of 0° North.

Project Number:

100873.12R-003.017

Project Name:

Pioneer Residence and Dining Hall

On-Site Date:

May 17 and 18, 2012

APARTMENT CONDITIONCHECKLIST SITE

WesternNebraskaCommunityCollegeScottsbluff,NECampus

PioneerResidenceandDiningHall – 58total units

May17,and18,2012 Enter G F P in cells for condition

BUILDING Date Poor condition items to be replaced as short term

repairs.

Dorm. unit

O-V

-D

En

tryD

oo

r

Int.

Doo

rs

Ca

rpe

ting

Ba

thV

inyl

Kit

Vin

yl

Ca

bin

etry

Co

un

terto

ps

Ra

ng

e

Re

frige

rato

r

Dish

wa

she

r

GF

CI

Comments103 – 1Bedroom O G None G None

N/ANone

NoneNone None None N/A Carpet 2011. Units have no Kitchen/Bath

108 – 1Bedroom O G None G/F None

N/ANone

NoneNone None None N/A Units have no Kitchen/Bath

211 – 1Bedroom O G None G/F None

N/ANone

NoneNone None None N/A Units have no Kitchen/Bath

214 – 1Bedroom O G None G None

N/ANone


312 – 1Bedroom O G None G None

N/ANone


ResidentDirectorApartmentUnit – 2Bedroom/1Bathroom O G G F G/F

G/F

G

G

GG byResident None

Yes- K/B

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AA PP PP EE NN DD II XX DD ::

EE MM GG AA CC CC EE SS SS II BB II LL II TT YY CC HH EE CC KK LL II SS TT

11000088 7733 .. 1122 RR-- 000033 ..0011 77




Property Name: Pioneer Residence and Dining Hall

Date: May 17 and 18, 2012

Project Number: 100873.12R-003.017

EMG Accessibility Checklist

UFAS/ADA Accessibility

Building History Yes No N/A Unk Comments

1. Has the management previously completed an

accessibility review?

2. Does an accessibility compliance plan exist for

the property?

3.

Has the plan been reviewed/approved by outside

agencies (engineering firms, building department,

and other agencies)?

4. Have any accessibility related complaints been

received in the past?

5. Is the property Section 504 compliant?

Building Access Yes No N/A Comments

1.

Are there an adequate number (per

regulation) of wheelchair accessible parking

spaces available (96” wide/ 60” aisle)

Sign missing at one space

2.

Is there at least one wheelchair accessible

van parking space (96” wide/ 96” aisle) for

the rental office?

3.

Are accessible parking spaces located on

the shortest accessible route of travel from

an accessible building entrance?

4.

Does signage exist directing you to

wheelchair accessible parking and an

accessible building entrance?

5.

Is there a ramp from the parking to an

accessible building entrance (1:12 slope or

less)

6. If the main entrance is inaccessible, are

there alternate accessible entrances?

7. Is the accessible entrance doorway at least

32” wide?

8.

Is the door handle easy to open? (lever/push

type knob, no twisting required, no higher

than 48” above floor)

9. Are entry doors other than revolving doors

available?

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Rental office Yes No N/A Comments

1. Is the entry door to the rental office 3’wide

with no step or threshold over ½” tall?

2.

Is there a counter or table at 30” high for

wheelchair access to fill out a rental

application?

3. Is there clearance behind the counter for an

employee in a wheelchair?

Building Corridors and Elevators Yes No N/A Comments

1.

Is the path of travel free of obstructions and

wide enough for a wheelchair (at least 60”

wide)?

2. Are floor surfaces firm, stable and slip

resistant (carpets wheelchair friendly)?

3.

Do obstacles (phones, fountains, etc.)

protrude no more than 4” into walkways or

corridor?

4.

Are elevators controls low enough to be

reached from a wheelchair (48” front

approach/54” side approach)?

5. Are there raised elevator markings in Braille

and standard alphabet for the blind?

6. Are there audible signals inside cars

indicating floor changes?

7. Do elevator lobbies have visual and audible

indicators of the cars arrival?

8.

Does the elevator interior provide sufficient

wheelchair turning area (51” x 68”

minimum)?

9. Is at least one wheelchair accessible public

phone available?

10

Are wheelchair accessible facilities

(restrooms, exits, etc.) identified with

signage?

Restrooms

Common Area Restrooms Yes No N/A Comments

1. Are common area public restrooms located

on an accessible route?

2. Are pull handles push/pull or lever type?

3. Are access doors wheelchair accessible (at

least 32” wide)?

4.

Are public restrooms large enough for

wheelchair turnaround (60” turning

diameter)?

5. Are stall doors wheelchair accessible (at

least 32” wide)?

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Common Area Restrooms Yes No N/A Comments

6. If stalls are to narrow can the toilet room be

converted to a single occupant toilet room?

7. Are grab bars provided in toilet stalls (33” -

36” above floor)?

8. Do sinks provide clearance for a wheelchair

to roll under (29” clearance)?

9. Are sink handles operable with one hand

without grasping, pinching or twisting?

10. Are exposed pipes under sink sufficiently

insulated against contact?

11.

Are soap dispensers, towel, etc. reachable

(48” from floor for frontal approach, 54” for

side approach)?

12. Is the base of the mirror no more than 40”

off floor?

Common Area Kitchen Yes No N/A Comments

1. In a “U”-shaped kitchen is there 60” clear

floor space width?

2.

In a “U”-shaped kitchen with base cabinet

removed from beneath sink, is there a

minimum of 40” width?

3. In an “L”-shaped kitchen, is there a 40”

width minimum maintained?

4. Are countertops a maximum of 24” deep

and 36” high?

5. Knee space beneath cabinetry is 30” wide

and 27” high.

6. Is insulation installed below sinks on

piping?

7.

Are adaptable units equipped with

removable or retractable cabinetry fronts

beneath sink or stove?

Common Area Laundry rooms Yes No N/A Comments

1. Are the laundry rooms located on an

accessible route?

2. Are the door handles push/pull or lever

type? Door is not provided (Open)

3. Are the access doors wheelchair accessible

(at least 32” clear width)? Door is not provided (Open)

4.

Are laundry rooms large enough for

wheelchair turnaround (60” turning

diameter)?

5. Is there a front load washing machine

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Common Area Laundry rooms Yes No N/A Comments

6.

If clothes folding tables are provided is one

section at 32” high with a clear area below

the table?

Fair Housing Accessibility - Dorms Only

Access to Unit Yes No N/A Comments

1.

Property management reports that the

number of units currently accessible and

those adaptable meet FHA requirements of

all ground floor units or 100% for a high

rise.

No units

2.

Are 5% of the units fully accessible to those

individuals with mobility impairments and

2% of units accessible to those individuals

with audio / visual impairments?

See Section 3.2

3.

Are there any barriers or structural

restrictions preventing access to the

building?

4. Are the accessible units on an accessible

route?

5.

Is the apartment entry corridor 36” wide,

door 32” wide (frame to frame), threshold

height less than ½”, and appropriate door

hardware present?

Unit Living Space Yes No N/A Comments

1. Is there access throughout unit? No accessible units. See

Section 3.2

2. Are electrical outlets 15” minimum above

floor minimum?

No accessible units. See

Section 3.2

3. Are environmental controls and switches

48” maximum above floor or lower?

No accessible units. See

Section 3.2

Unit Bathroom Yes No N/A Comments

1. Is entry door at least 32” wide frame-to-

frame?

Bathroom is not provided with

the student dormitory unit.

Common bathrooms are

located on each floor of the

student dormitory residence.

2. Are switches & outlets in accessible

locations?

3. Are bathroom walls around the toilet and

tub/shower reinforced?

4. Is there a 30” x 48” clear floor space outside

of door swing area?

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5.

Is there a 56” x 48” clear floor space in front

of toilet (48” out from wall toilet is hung

against)?

6.

Is there a 30” x 48” clear floor space in front

of lavatories (30” deep from front of

counter)?

Unit Bathroom Yes No N/A Comments

7. Is there a 30” x 48” clear floor space in front

of tub/shower (30” out from tub/shower)?

8. Is vanity a maximum of 24” deep and 36”

high?

9. Knee space beneath sink is 30” wide and

27” high.

10. Is shower stall 36”x 42” minimum with

small lip?


piping?

Unit Kitchen Yes No N/A Comments

1. In a “U”-shaped kitchen is there 60” clear

floor space width?

A kitchen is not provided in

the student dormitory units

2.

In a “U”-shaped kitchen with base cabinet

removed from beneath sink, is there a

minimum of 40” width?



3. In an “L”-shaped kitchen, is there a 40”

width minimum maintained?



4. Are countertops a maximum of 24” deep

and 36” high?



5. Knee space beneath cabinetry is 30” wide

and 27” high.




piping?



7.

Are adaptable units equipped with

removable or retractable cabinetry fronts

beneath sink or stove?



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Q U E S T I O N N A I R E P R E - S U R V E Y

C O N D I T I O N

PP RR EE-- SS UU RRVV EEYY QQ UU EESS TT II OO NN NN AA II RR EE

Name of person completing

questionnaire:

Robert Betzold

Association with property: Senior Maintenance Technician

Length of association with property: 15 years

Date Completed: May 17, 2012

Phone Number: 308. 631.3989

Property Name: Pioneer Residence Hall and Dining

EMG Project Number: 100873.12R-003.017

Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in

the Comments column or backup documentation for any Yes responses.

INSPECTIONS DATE LAST

INSPECTED

LIST ANY OUTSTANDING REPAIRS REQUIRED

1

Elevators

N/A

2 HVAC,

Mechanical,

Electric,

Plumbing

3

Life-Safety/Fire

4

Roofs

QUESTION RESPONSE

5 List any major capital improvement

within the last three years.

Replacement of some of the carpeting, buffet appliances, and rooftop

HVAC units, air cooled chiller, hydronic circulating pumps, interior

painting as needed, and installation of video surveillance equipment.

6 List any major capital expenditures

planned for the next year.

7

What is the age of the roof(s)?

Phase I Pioneer Residence Hall and Activity Center, Phase II John C. Bishop

Room Addition – 12 years old. Phase III Kitchen Addition – 4 years old.

QUESTION RESPONSE

8 What building systems (HVAC, roof,

interior/exterior finishes, paving, etc.)

are the responsibilities of the tenant to

maintain and replace?

None




C O N D I T I O N

Mark the column corresponding to the appropriate response. Please provide additional details in the

Comments column, or backup documentation for any Yes responses. Note: NA indicates “Not

Applicable”, Unk indicates “Unknown”

QUESTION RESPONSE COMMENTS

Y N NA Unk

9 Are there any unresolved building,

fire, or zoning code issues?

10 Are there any "down" or unusable

units?

11 Are there any problems with

erosion, storm water drainage or

areas of paving that do not drain?

12 Is the property served by private

water well?

13 Is the property served by a private

septic system or other waste

treatment systems?


foundations or structures?

15 Is there any water infiltration in

basements or crawl spaces?

16 Are there any wall, or window

leaks? Window leaks

17 Are there any roof leaks?

18 Is the roofing covered by a warranty

or bond? Phase III Kitchen Addition

19 Are there any poorly insulated

areas? Phase I Residence Hall – Student Dormitory Units -

Windows

20 Is Fire Retardant Treated (FRT)

plywood used?

21 Is exterior insulation and finish

system (EIFS) or a synthetic stucco

finish used?

22 Are there any problems with the

utilities, such as inadequate

capacities?

23 Are there any problems with the

landscape irrigation systems?

24 Has a termite/wood boring insect

inspection been performed within

the last year?




C O N D I T I O N

25 Do any of the HVAC systems use R-

11, 12, or 22 refrigerants?

26 Has any part of the property ever

contained visible suspect mold

growth?

27 Is there a mold Operations and

Maintenance Plan?

28 Have there been indoor air quality

or mold related complaints from

tenants?

29 Is polybutylene piping used?

30 Are there any plumbing leaks or

water pressure problems?

31 Are there any leaks or pressure

problems with natural gas service?

32 Does any part of the electrical

system use aluminum wiring?

33 Do Residential units have a less

than 60-Amp service?

34 Do Commercial units have less than

200-Amp service?

35 Are there any recalled fire sprinkler

heads (Star, GEM, Central, and

Omega)?

36 Is there any pending litigation

concerning the property?

37 Has the management previously

completed an ADA review?

38 Have any ADA improvements been

made to the property?

39 Does a Barrier Removal Plan exist

for the property?

40 Has the Barrier Removal Plan been

approved by an arms-length third

party?

41 Has building ownership or

management received any ADA

related complaints?

42 Does elevator equipment require

upgrades to meet ADA standards?


exterior lighting?




C O N D I T I O N

44 Are there any other significant

issues/hazards with the property?

45 Are there any unresolved

construction defects at the property?



D O C U M E N T A T I O N

R E Q U E S T F O R

C O N D I T I O N

On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed

below. Provide copies if possible.

INFORMATION REQUIRED

1. All available construction documents (blueprints)

for the original construction of the building or for any

tenant improvement work or other recent

construction work.

2. A site plan, preferably 8 1/2" X 11", which depicts

the arrangement of buildings, roads, parking stalls,

and other site features.

3. For commercial properties, provide a tenant list

which identifies the names of each tenant, vacant

tenant units, the floor area of each tenant space, and

the gross and net leasable area of the building(s).

4. For apartment properties, provide a summary of

the apartment unit types and apartment unit type

quantities, including the floor area of each apartment

unit as measured in square feet.

5. For hotel or nursing home properties, provide a

summary of the room types and room type quantities.

6. Copies of Certificates of Occupancy, building

permits, fire or health department inspection reports,

elevator inspection certificates, roof or HVAC

warranties, or any other similar, relevant documents.

7. The names of the local utility companies which

serve the property, including the water, sewer,

electric, gas, and phone companies.

8. The company name, phone number, and contact

person of all outside vendors who serve the

property, such as mechanical contractors, roof

contractors, fire sprinkler or fire extinguisher testing

contractors, and elevator contractors.

9. A summary of recent (over the last 5 years)

capital improvement work which describes the

scope of the work and the estimated cost of the

improvements. Executed contracts or proposals for

improvements. Historical costs for repairs,

improvements, and replacements.

10. Records of system & material ages (roof, MEP,

paving, finishes, and furnishings).

11. Any brochures or marketing information.

12. Appraisal, either current or previously prepared.

13. Current occupancy percentage and typical

turnover rate records (for commercial and apartment

properties).

14. Previous reports pertaining to the physical

condition of property.

15. ADA survey and status of improvements

implemented.

16. Current / pending litigation related to property

condition.

Your timely compliance with this request is greatly appreciated.

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AA SS TT MM EE22 00 11 88 -- 00 11 AA CC RR OO NN YY MM SS

ADA - The Americans with Disabilities Act

ASTM - American Society for Testing and Materials

BOMA - Building Owners & Managers Association

BUR - Built-up Roofing

DWV – Drainage, Waste, Ventilation

EIFS - Exterior Insulation and Finish System

EMF – Electro Magnetic Fields

EMS - Energy Management System

EUL - Expected Useful Life

FEMA - Federal Emergency Management Agency

FFHA - Federal Fair Housing Act

FIRMS - Flood Insurance Rate Maps

FRT- Fire Retardant Treated

FOIA - U.S. Freedom of Information Act (5 USC 552 et seq.) and similar state statutes.

FOIL - Freedom of Information Letter

FM - Factory Mutual

HVAC - Heating, Ventilating and Air-conditioning

IAQ - Indoor Air Quality

MEP – Mechanical, Electrical & Plumbing

NFPA - National Fire Protection Association

FCA – Facility Condition Assessment

PCR - Property Condition Report

PML - Probable Maximum Loss

RTU - Rooftop Unit

RUL - Remaining Useful Life

STC – Sound Transmission Class

UBC – Uniform Building Code

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Ref # Section 8 : ASTM E 2018-01 Out of Scope Items

8.4.1.8 Utilities: Operating conditions of any systems or accessing manholes or utility pits.

8.4.2.2 Structural Frame and Building Envelope: Entering of crawl or confined space areas (however, field

observer should observe conditions to the extent easily visible from the point of access to the crawl

or confined space areas), determination of previous substructure flooding or water penetration

unless easily visible or if such information is provided.

8.4.3.2 Roofs: Walking on pitched roofs, or any roof areas that appear to be unsafe, or roofs with no built-

in access, or determining any roofing design criteria.

8.4.4.2 Plumbing: Determining adequate pressure and flow rate, fixture-unit values and counts, or

verifying pipe sizes and verifying the point of discharge for underground systems.

8.4.5.2 Heating: Observation of flue connections, interiors of chimneys, flues or boiler stacks, or tenant-

owned or maintained equipment.

8.4.6.2 Air-conditioning and Ventilation: Evaluation of process related equipment or condition of tenant

owned/maintained equipment.

8.4.7.2 Electrical: Removing of electrical panel covers, except if removed by building staff, EMF issues,

electrical testing, or operating of any electrical devices. Process related equipment or tenant

owned equipment.

8.4.8.2 Vertical Transportation: Examining of cables, sheaves, controllers, motors, inspection tags, or

entering elevator/escalator pits or shafts

8.4.9.1 Life Safety / Fire Protection: Determining NFPA hazard classifications, classifying, or testing fire

rating of assemblies.

8.4.10.2 Interior Elements: Operating appliances or fixtures, determining or reporting STC (Sound

Transmission Class) ratings, and flammability issues/regulations.


11.1 Activity Exclusions - The activities listed below are generally excluded from or otherwise represent

limitations to the scope of a PCA prepared in accordance with this guide. These should not be

construed as all-inclusive or implying that any exclusion not specifically identified is a PCA

requirement under this guide.

11.1.1 Removing or relocating materials, furniture, storage containers, personal effects, debris material or

finishes; conducting exploratory probing or testing; dismantling or operating of equipment or

appliances; or disturbing personal items or property which obstructs access or visibility.

11.1.2 Preparing engineering calculations (civil, structural, mechanical, electrical, etc.) to determine any

system’s, component’s, or equipment’s adequacy or compliance with any specific or commonly

accepted design requirements or building codes, or preparing designs or specifications to remedy any

physical deficiency.

11.1.3 Taking measurements or quantities to establish or confirm any information or representations

provided by the owner or user such as: size and dimensions of the subject property or subject

building, any legal encumbrances such as easements, dwelling unit count and mix, building property

line setbacks or elevations, number and size of parking spaces, etc.

11.1.4 Reporting on the presence or absence of pests such as wood damaging organisms, rodents, or insects

unless evidence of such presence is readily apparent during the course of the field observer’s walk-

through survey or such information is provided to the consultant by the owner, user, property

manager, etc. The consultant is not required to provide a suggested remedy for treatment or

remediation, determine the extent of infestation, nor provide opinions of probable costs for treatment

or remediation of any deterioration that may have resulted.

11.1.5 Reporting on the condition of subterranean conditions such as underground utilities, separate sewage

disposal systems, wells; systems that are either considered process-related or peculiar to a specific

tenancy or use; waste water treatment plants; or items or systems that are not permanently installed.

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11.1.6 Entering or accessing any area of the premises deemed to pose a threat of dangerous or adverse

conditions with respect to the field observer or to perform any procedure, which may damage or

impair the physical integrity of the property, any system, or component.

11.1.7 Providing an opinion on the condition of any system or component, which is shutdown, or whose

operation by the field observer may significantly increase the registered electrical demand-load.

However, consultant is to provide an opinion of its physical condition to the extent reasonably

possible considering its age, obvious condition, manufacturer, etc.

11.1.8 Evaluating acoustical or insulating characteristics of systems or components.

11.1.9 Providing an opinion on matters regarding security of the subject property and protection of its

occupants or users from unauthorized access.

11.1.10 Operating or witnessing the operation of lighting or other systems typically controlled by time clocks

or that are normally operated by the building’s operation staff or service companies.

11.1.11 Providing an environmental assessment or opinion on the presence of any environmental issues such

as asbestos, hazardous wastes, toxic materials, the location and presence of designated wetlands,

IAQ, etc.

11.2 Warranty, Guarantee and Code Compliance Exclusions - By conducting a PCA and preparing a PCR, the

consultant is merely providing an opinion and does not warrant or guarantee the present or future

condition of the subject property, nor may the PCA be construed as either a warranty or guarantee of any of

the following:

11.2.1 any system’s or component’s physical condition or use, nor is a PCA to be construed as substituting

for any system’s or equipment’s warranty transfer inspection;

11.2.2 compliance with any federal, state, or local statute, ordinance, rule or regulation including, but not

limited to, building codes, safety codes, environmental regulations, health codes or zoning

ordinances or compliance with trade/design standards or the standards developed by the insurance

industry. However, should there be any conspicuous material present violations observed or

reported based upon actual knowledge of the field observer or the PCR reviewer, they should be

identified in the PCR;

11.2.3 compliance of any material, equipment, or system with any certification or actuation rate program,

vendor’s or manufacturer’s warranty provisions, or provisions established by any standards that are

related to insurance industry acceptance/approval such as FM, State Board of Fire Underwriters, etc.

11.3 Additional/General Considerations:

11.3.1 Further Inquiry - There may be physical condition issues or certain physical improvements at the

subject property that the parties may wish to assess in connection with a commercial real estate

transaction that are outside the scope of this guide. Such issues are referred to as non-scope

considerations and if included in the PCR, should be identified under Section 10.9.

11.3.2 Non-Scope Considerations - Whether or not a user elects to inquire into non-scope considerations in

connection with this guide is a decision to be made by the user. No assessment of such non-scope

considerations is required for a PCA to be conducted in compliance with this guide.

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EEMMGG RREESSUUMMEE MMAATTTTHHEEWW FF.. AANNDDEERRSSOONN,, RRAA Program Manager

Education Denmark’s International Studies Program, Copenhagen Denmark, 1981

Bachelor of Architecture from California Polytechnic State University, 1982

Project Experience Marin County Housing Authority -- Mr. Anderson led the

engineering team during the review of all their owned properties for Section 504 compliance. After compliance upgrades were finalized the required renovation work was monitored. Deferred maintenance repairs to facilities beyond the Section 504 compliance were added to the scope of the renovation work during the reviews.

San Francisco Housing Authority – Site Accessibility Mr. Anderson led the team during the review of 57 sites to determine which sites could accommodate wheelchair access. Sample accessible unit plans were developed along with standard construction details for the Housing Authority to use during apartment conversions.

HUD Geneva Towers Implosion - Mr. Anderson was the primary HUD Contact during the construction monitoring of the implosion of two 21 story residential towers in San Francisco. The review work included 2 full time engineers at the site and attendance at various public agency meetings.

Acorn II Housing Demolition – Mr. Anderson lead the demolition monitoring team for this troubled housing site. The demolition contract was a unit price contract and HUD paid the Contractor based on tabulations of unit amounts by the monitoring staff.

Midway Village Soil Remediation - Mr. Anderson led the architectural team during the review and renovation of a toxic soil clean-up at an occupied apartment complex owned by the San Mateo County Housing Authority. The work included the review of the existing structures and site, preparation of renovation contract drawings, and full time site monitoring during removal of the contaminated soil and the apartment building renovations.

Industry Tenure A/E: 1982 EMG: July, 1998 -2006 2008 - present

Related Experience Multifamily Housing Portfolios

Instructor at ADA training seminars

Project Manager Trainer

Industry Experience Healthcare Hospitality Retail Multi-Family

Special Skills & Training EPA Asbestos Assessor Training. 1999

Trained in HUD MAP Program process

Active Licenses/Registration California Registered Architect since 1985

Center Place Condominiums - Mr. Anderson acted as Owner’s Agent to the condominium association during planning and renovation of the complex. Duties included attending ownership meetings to develop a priority list of proposed renovations and upgrades, working with the design architect to prepare contract documents, and attending construction meetings with the contractor.

Apartment Portfolio Purchase – Mr. Anderson led the EMG team to review over 900 apartments in three complexes that were purchased and renovated using State low income housing funds. The property condition assessments included a review of all the apartments, preparation of renovation scopes of work, and construction monitoring during the renovation.

Corporate Profile

MMAATTTTHHEEWW FF.. AANNDDEERRSSOONN,, RRAA Program Manager Mr. Matthew F. Anderson is a licensed professional architect with experience in the design of commercial, office, and residential projects in addition to construction management processes and procedures. He joined EMG in 1998 and supervises a team of architects and engineers conducting Building Inspections, Property Condition Assessments, cost estimating, Government programs, and an array of other services. Mr. Anderson has attended MAP specific training conducted by HUD. Mr. Anderson is well versed in the design and construction industry and general architectural practice. He brings to EMG a proven record of project management and the ability to provide company clients with a wide array of services. His expertise includes the design of new facilities and adaptive reuse projects as well as facility evaluations and assessments for Property Condition Surveys and construction monitoring of new properties. Mr. Anderson has supervised an on-site construction monitoring staff during the Implosion of large buildings, consisting of two 20-story buildings. During his eight years with EMG, Mr. Anderson has fulfilled the role of Senior Engineering Consultant and Project Manager many times. He has been involved in all manner of projects including healthcare, affordable housing, state and local government, industrial, retail, office, and warehouse properties for a vast array of clients.

YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com

EEMMGG RREESSUUMMEE SSTTEEPPHHEENN HH.. DDAAVVIISS,, PP..EE.. Project Manager

Education Bachelor of Science in General Engineering from the U. S. Coast Guard Academy, 1964

MSE in Industrial Engineering from the University of Michigan at Ann Arbor, 1972

MSE in Naval Architecture & Marine Engineering from the University of Michigan at Ann Arbor, 1972

Project Experience Industrial Center, Raleigh, NC – Mr. Davis served as Project Manager and his responsibilities included inspection of the facility and preparation of the Property Condition Report for the industrial facility containing 90,000 sf with 20 tenant units.

High-Rise Office Building, Miami, FL – Mr. Davis served as team member responsible for the electric, plumbing, mechanical and HVAC systems for a ten-story office building. His responsibilities included inspection of the MEP plant and preparation of the appropriate sections of the Property Condition Evaluation Report for the high-rise office building and the associated five-story parking garage structure.

Apartment Complex, Chesapeake, VA – Mr. Davis served as Project Manager and his responsibilities included inspection of the facility and preparation of the Property Condition Report for the multi-family property with seven 3-story and nine 2-story apartment buildings containing 312 apartment units, constructed in 1986. Amenities included an in-ground swimming pool, two tennis courts, volleyball court, children’s playground, health and fitness club, and laundry facilities.

Retail Center, Waldorf, MD – Mr. Davis served as Project Manager and his responsibilities included inspection of the facility and preparation of the Property Condition Evaluation Report for the multi-tenant property with nine buildings and over 60 tenants. The property encompassed over 490,000 square feet of retail and office space, constructed in phases during the mid 1960’s and the late 1980’s.

Industry Tenure A/E: 1965 EMG: 1996

Related Experience Housing / Multi-family High Rise Building Assessments Retail industry Portfolios

Industry Experience Housing /Multi-family Industrial Retail Office Government

Active Licenses/Registration Virginia Registered Professional Engineer, license number 0402 007055, since 1973

Regional Location Virginia/North Carolina


Arlington County Government, Arlington, VA – Mr. Davis served as a team member responsible for the structural system for the project and his responsibilities included inspection of the facility and preparation of the Facility Condition Evaluation Reports for the designated buildings of the county. The services consisted of evaluating the backlog maintenance and costs required to remedy deteriorating conditions, identify near-term needs to maintain standards and assured the service integrity of aging systems and building components. All of the property condition assessment data was uploaded into a customized database/website. This portfolio consisted of 65 properties, which equated to over 1.5 million square feet.

Stafford County Public Schools, Stafford, VA – Mr. Davis served as team member responsible for the structural, electric, plumbing, mechanical and/or HVAC systems for the system wide portfolio. His responsibilities included inspection of the structural systems and preparation of the appropriate sections of the Property Condition Evaluation Report for the county school system’s buildings. The project consisted of 18 secondary education buildings and administrative office buildings.

Glastonbury Government and Education Buildings, Glastonbury, CT - Mr. Davis served as team member responsible for the structural systems for the system wide portfolio. His responsibilities included inspection of the structural systems and preparation of the appropriate sections of the Property Condition Evaluation Report for the government agency. The project consisted of 15 government buildings including fire stations, highway support facilities, schools and administrative offices.

Capital Garage Condominiums, Richmond, VA – Mr. Davis served as the structural consultant for a 75 year old building with significant masonry façade delaminating problems. His responsibilities included consulting with a masonry contractor to invasively explore the infiltration of moisture and its deleterious effect on the masonry ties between the brick façade and the masonry block wall and proposing to the owner solutions to resolve the damage and return the integrity of the wall structures. Mr. Davis also acted as the construction monitor for the owner during the repair efforts.

Charlotte Housing Authority, Charlotte, NC - Mr. Davis served as team member responsible for the building systems of 13 public housing complexes. His responsibilities included inspection of the structural, mechanical and interior living systems and preparation of the appropriate Physical Needs Assessment reports and associated databases. The project consisted of 26 public housing apartment complexes and administrative office buildings for the Charlotte Housing Authority.

George Mason University, Fairfax, VA – Mr. Davis served as team member responsible for the structural systems of the campus wide building portfolio, which included both the Fairfax and Arlington campuses. His responsibilities included inspection of the structural systems and preparation of the appropriate sections of the Property Condition Evaluation Report for the university. The project consisted of 20 government buildings including administrative buildings, classroom buildings, athletic facilities and maintenance shops and facilities.

Carroll County Public Schools, Carroll County, MD - Mr. Davis served as team member responsible for the structural systems of the school buildings throughout the county. His responsibilities included inspection of the structural, mechanical and interior living systems and preparation of the appropriate Physical Needs Assessment reports and associated databases. The project consisted of 18 public schools ranging from elementary schools through high schools in Carroll County.

City of Cambridge Public Schools, Cambridge, Massachusetts - Mr. Davis served as team member responsible for the mechanical systems for the school buildings throughout the county. His responsibilities included inspection of the mechanical, plumbing, electrical, fire safety systems and preparation of the appropriate Physical Needs Assessment reports, and associated databases. The project consisted of 18 public schools ranging from elementary schools through high schools in Carroll County.


Arlington County Public Schools, Arlington, VA - Mr. Davis served as team member responsible for the mechanical systems for the school buildings throughout the county. His responsibilities included inspection of the mechanical, plumbing, electrical and fire safety systems and preparation of the appropriate Physical Needs Assessment reports and associated databases. The project consisted of 18 public schools ranging from elementary schools through high schools in Carroll County.

Two movie theaters, Cincinnati, OH - Mr. Davis served as team member responsible for the mechanical systems and equipment of the theaters. His responsibilities included inspection of the mechanical, plumbing, electrical, fire safety systems and preparation of a mechanical equipment list and preparation of the appropriate sections of the Physical Condition Report, and associated databases. The project consisted of two multi-screen theaters with up to 18 screens each.

Two regional retail shopping malls in Southern PA - Mr. Davis served as team member responsible for the mechanical, plumbing, electrical, fire safety systems and preparation of a mechanical equipment list and preparation of the appropriate sections of the Physical Condition Report and associated databases. The projects each consisted of malls in excess of 300,000+ square feet of retail space.

Large warehouse/manufacturing plant in TN - Mr. Davis served as project manager and on site consultant for a Physical Condition Assessment for an equity client responsible for the structural, mechanical, plumbing, electrical and fire safety systems and preparation of the appropriate sections of the Report. The project consisted of a large 350,000+ square feet building previously used for manufacturing.

DUE DIL IGENCE FO R THE LIFE CY CLE OF REAL E STATE . 800.733.0660 • www.emgcorp.com

EEMMGG RREESSUUMMEE

KKEENNNNEETTHH KKUULLBBEEDDAA Senior Project Manager, Asset Management

Education Bachelor of Science in Architecture at University of Illinois, 1975

Project Experience

Local/State Government Experience National Guard Facilities – State of Pennsylvania - Mr. Kulbeda

is a Senior Project Manager with EMG Asset Management Group, who was one of the Lead Project Managers on Facility Condition Assessments for the State of Pennsylvania National Guard facilities. He assessed the facilities by reviewing and observing the conditions, quality, age etc. of the Site, Architectural, ADA and Structural, components of the buildings and sites, providing the client a written analysis with a projected 25-year budget plan on Asset Calc software program. He was also responsible for receiving all of the report text sections from the other Project Manger involved with this project and assembling the “Master text” report, including providing cost in Asset Calc software.

26 Federal Building New York City, New York - Mr. Kulbeda is a Senior Project Manager with EMG, Asset Management Group, who was the Lead Project Manager for the BER project 26 Federal Building for GSA. He assessed the facility by reviewing and observing the conditions, quality, age etc. of the Site, Architectural, and ADA and Structural components of the buildings and sites, providing the client a written analysis with a projected 20-year budget plan. He was also responsible for receiving all of the report text sections from the other Project Mangers involved with this project and assembling the “Master text” report, including providing cost in VFA software.

Big Stone Gap, West Virginia - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who was the Lead Project Manager for the BER project C. Bascom Slemp Courthouse for GSA. He assessed the facility by reviewing and observing the conditions, quality, age etc. of the Site, Architectural, and ADA, Structural and Fire Protection components of the buildings and sites, providing the client a written analysis with a projected 20-year budget plan. He was also responsible for receiving all of the report text sections from the other Project Mangers involved with this project and assembling the “Master text” report, including providing cost in VFA software.

Wilkes-Barre, PA – Mr. Kulbeda is a Senior Project Manager with EMG, who was the Lead Project Manager for the BER project Social Security Administration Center for GSA. He assessed the facility by reviewing and observing the conditions, quality, age etc. of the Site, Architectural, and ADA, Structural and Fire Protection components of the buildings and sites, providing the client a written analysis with a projected 20-year budget plan. He was also responsible for receiving all of the report text sections from the

Industry Tenure A/E: 1976

With EMG since November 5, 2001

Related Experience Multifamily Housing

Portfolios

Government Building Portfolios

Educational Facility Condition Assessment reports

Assisted Living Portfolios

Hospitality Portfolios

Retail Portfolios

Architectural Design

Construction

Industry Experience Office

Industrial

Hospitality

Government

Retail

Multifamily

Healthcare

Educational

Active Licenses/Registration Licensed Architect, State of

Illinois, License Number 61757

Regional Location Mt. Prospect/Chicago, IL


San Diego County, CA – Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who worked on Facility Condition Assessments for San Diego County, He assessed the facilities by reviewing and observing the conditions, quality, age etc. of the Site, Architectural, Structural, Mechanical, Electrical and Plumbing components of the buildings and sites, providing the client a written analysis with a projected 20-year budget plan on CPSI software program.

Catholic Archdiocese Parishes Experience

Archdiocese of Chicago, IL - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He has and is presently assessing catholic parish facilities for the Archdiocese of Chicago, by reviewing and observing the conditions, providing an inventory, quality, age etc. of the Site, Architectural, Structural, Mechanical, Electrical and Plumbing components of the buildings and sites. He provides the client a written analysis with a 12 or 20-year projected budget plan on Asset Calc software program

Archdiocese of Baltimore, MD - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He has assessed St. Xavier Parish school facility for the Archdiocese of Baltimore, by reviewing and observing the conditions, providing an inventory, quality, age etc. of the Site, Architectural, Structural, Mechanical, Electrical and Plumbing components of the buildings and sites. He provides the client a written analysis with a 12 projected budget plan on Asset Calc software program

Joliet, Illinois Archdiocese Parish - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He accessed the Cathedral of St. Raymond for the Archdiocese of Joliet, by reviewing and observing the conditions, providing an inventory, quality, age etc. of the Site, Architectural, Structural, Mechanical, Electrical and Plumbing components of the buildings and sites. He provided the client a written analysis with a 12 year projected budget plan.

Scranton, PA Archdiocese Parishes - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He accessed several catholic parish facilities for the Archdiocese of Scranton, by reviewing and observing the conditions, providing an inventory, quality, age etc. of the Site, Architectural, Structural, Mechanical, Electrical and Plumbing components of the buildings and sites. He provided the client a written analysis with a 12 year projected budget plan.

Housing Authority Experience

Housing Authority City of Dallas, TX. - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He is presently assessing some of the Housing Authority City of Baltimore facilities by reviewing and observing the conditions, providing an inventory, quality, age etc. providing a written analysis with a 20-year projected budget plan on Asset Calc software program.

Chicago, Illinois Housing Authority - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He is presently assessing scattered sites of the Chicago Housing Authority facilities by reviewing and observing the conditions, providing an inventory, quality, age etc. Providing an inventory for quality, age, etc. with a 20-year projected budget plan on Asset Calc software program.

Housing Authority City of Bristol, VA - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He assessed all of the Housing Authority City of Bristol facilities including an Energy Audit study of each facility, by reviewing and observing the conditions, providing an inventory, quality, age, energy recommendations, etc. providing a written analysis/energy audit with a 20-year projected budget plan on Asset Calc software program.

Housing Authority City of High Point, NC - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He assessed all of the Housing Authority City of High Point facilities including an Energy Audit study of each facility, by reviewing and observing the conditions, providing an inventory, quality, age, energy recommendations, etc. providing a written analysis/energy audit with a 20-year projected budget plan on Asset Calc software program.


Housing Authority City of Baltimore MD - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He is assessed some of the Housing Authority City of Baltimore facilities by reviewing and observing the conditions, providing an inventory, quality, age etc. providing a written analysis with a 20-year projected budget plan on Asset Calc software program.

Housing Authority City of Passaic New Jersey - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He assessed some of the Housing Authority City of Passaic facilities by reviewing and observing the conditions, providing an inventory, quality, age etc. providing a written analysis with a 20-year projected budget plan on Asset Calc software program.

Chicago, Illinois Housing Authority - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. who was the Lead Project Manager on Physical Needs Assessments for Chicago Housing Authority multi-family facilities. He assessed the facilities by reviewing and observing the conditions, quality, age etc. of the Site, Architectural, ADA and Structural, components of the buildings and sites, providing the client a written analysis with a projected 20-year budget plan on Asset Calc software program. He was also responsible for receiving all of the report text sections from the other Project Manger involved with this project and assembling the “Master text” report, including providing cost in Asset Calc software

Youngstown, OH - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who was involved in a Feasibility Study for the Housing Authority of Youngstown, OH providing recommendations and budget cost to the client for their facilities.

State of Massachusetts DHCD – Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who the State of Massachusetts Public Housing Authority Facilities. He assessed the facilities by reviewing and observing the conditions, providing an inventory, quality, age etc. of the Site, Architectural, Structural, Mechanical, Electrical and Plumbing components of the buildings and sites, providing the client a written analysis with a 5-year projected budget plan on the client’s software program.

City of Milwaukee, WI Housing Authority Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He assessed the City of Milwaukee Public Housing Authority facilities by reviewing and observing the conditions, providing an inventory, quality, age etc. providing a written analysis with a 10-year projected budget plan on Asset Calc software program.

City of Rockford, IL Housing Authority Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He assessed the City of Rockford Public Housing Authority facilities by reviewing and observing the conditions, providing an inventory, quality, age etc. of the Site, Architectural, Structural, Mechanical, Electrical and Plumbing components of the buildings and sites. He provided the client a written analysis with a 10-year projected budget plan on Asset Calc software program.

Multi-family Green Energy Properties - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He assesses properties with requirements to provide green energy products. He assesses the property by reviewing and observing the conditions, quality, age etc. of the Architectural, Structural, Mechanical, Electrical and Plumbing components of the property. A written report and cost tables with observation comments and recommendations are submitted to the client.

K-12 School Experience

Montgomery County Schools, MD - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who was one of the Lead Project Managers on Facility/Space Analysis Condition Assessments for the Montgomery County Schools. He assessed the facilities by reviewing and observing the conditions, quality, age etc. of the Site, Architectural, ADA and Structural, components of the buildings and sites, providing the client a written “Space Analysis Report”.

Alexandria, VA - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who was one of the Lead Project Managers on Facility Condition Assessments for the Alexandria, Virginia Public School system. He assessed the facilities by reviewing and observing the conditions, quality, age etc. of the Site, Architectural, ADA and Structural, components of the buildings and sites, providing the client a written analysis with a projected 25-year budget plan on CPSI software program.


Native American Indian School Properties, USA - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He has assessed and is presently involved with accessing and verifying if previous deficiencies at their facilities by reviewing and observing the conditions, quality, age etc. Providing a written “Space Analysis Report” and updating the software program on the past deficiencies.

UFAS/ADA Experience

Cook County, IL - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group. He has assessed and is presently involved Cook County, IL facilities for UFAS and ADA requirements. Providing a written document and recommendations. Once the recommendations are completed. Mr. Kulbeda is certifying that the completed work is completed per UFAS and ADA requirements.

Review Reports and Cost Experience

State of Maryland Parks and Recreation - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who reviewed the Facility Condition Assessments reports and budget cost that EMG completed for Maryland Parks.

Arlington VA Parks Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who reviewed the Facility Condition Assessments reports and budget cost that EMG completed for Arlington Parks.

Toledo, OH - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who reviewed the Facility Condition Assessments reports and budget cost that EMG completed for the Lucas County Housing Authority facilities.

Hendrick Auto - Mr. Kulbeda is a Senior Project Manager with EMG Asset Management Group, who reviewed the Facility Condition Assessments reports and budget cost that EMG completed for Hendrick Auto dealerships throughout the United States.

Property Condition Experience

Multi-Family, Schools, Hotels, Nursing Homes, Retail, Offices, Several Locations, United States – Mr. Kulbeda is a Senior Project Manager with EMG assessing properties for clients, including HUD, that are re-financing or purchasing a property. He has and is assessing properties by reviewing and observing the conditions, quality, age etc. of the Architectural, Structural, Mechanical, Electrical and Plumbing components of the property. A written report and cost tables with observation comments and recommendations are submitted to the client.

Parcel Experience

Multi-Family, Nursing Homes and Retail - Mr. Kulbeda is a Senior Project Manager with EMG assessing properties for clients that are re-financing or purchasing a property. He has and is assessing properties by reviewing and observing the conditions, quality, age etc. of the Architectural, Structural, Mechanical, Electrical and Plumbing components of the property. A written “Parcel” report and cost tables with observation comments and recommendations are submitted to the client.

Construction Monitoring Experience

Construction Monitoring – Mr. Kulbeda is a Senior Project Manager with EMG. He monitors construction activities for various clients. He reviews and observes on site the quality and percentage of construction, including contractors pay request on a monthly basis. A written report with observation comments is submitted to the client.

2004-01 fannie mae pna text1 - western nebraska ... 100873.12r-003...5.3 165552 g2052 concrete...

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