facility condition assessment - sharpschool

EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660

PREPARED BY: EMG 10461 Mill Run Circle, Suite 1100 Owings Mills, Maryland 21117 800.733.0660 www.EMGcorp.com EMG CONTACT: Joseph Bernatowicz Program Manager 800.733.0660 x6318 [email protected] EMG PROJECT #: 116732.15R000-020.017 DATE OF REPORT: March 3, 2016 ON SITE DATE: January 26, 2016

FACILITY CONDITION ASSESSMENT

prepared for Maury County Public Schools 501 West 8th Street Columbia, Tennessee 38401 Stan Breeden

FACILITY CONDITION ASSESSMENT OF

MT. PLEASANT MIDDLE 410 GRAY LANE MT. PLEASANT, TENNESSEE 38474

http://www.emgcorp.com/



MT. PLEASANT MIDDLE 410 GRAY LANE MT. PLEASANT, TENNESSEE 38474 EMG PROJECT NO: 116732.15R000-020.017

www.EMGcorp.com p 800.733.0660

TABLE OF CONTENTS Certification ................................................................................................................................................. 1 1. Executive Summary ............................................................................................................................. 2

1.1. Property Information and General Physical Condition ................................................................................ 2 1.2. Special Issues and Follow-Up Recommendations ...................................................................................... 3 1.3. Opinions of Probable Cost .......................................................................................................................... 3

Methodology ............................................................................................................................................... 3 1.3.1. Immediate Repairs and Short Term Costs .................................................................................................. 3 1.3.2. Replacement Reserves .............................................................................................................................. 4 1.3.3.

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 .......................................................................................................................... 6 2.6. Weather Conditions .................................................................................................................................... 7

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

4. Existing Building Assessment ............................................................................................................ 9 4.1. area type ..................................................................................................................................................... 9 4.2. areas Observed .......................................................................................................................................... 9

5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ...................................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ............................................................................................................... 10 5.3. Drainage Systems and Erosion Control .................................................................................................... 11 5.4. Topography and Landscaping .................................................................................................................. 12 5.5. General Site Improvements ...................................................................................................................... 13

6. Building Architectural and Structural Systems ............................................................................... 15 6.1. Foundations .............................................................................................................................................. 15 6.2. Superstructure .......................................................................................................................................... 15 6.3. Roofing ..................................................................................................................................................... 16 6.4. Exterior Walls ........................................................................................................................................... 17 6.5. Exterior and Interior Stairs ........................................................................................................................ 17 6.6. Exterior Windows and Doors .................................................................................................................... 17 6.7. Patio, Terrace, and Balcony ..................................................................................................................... 18 6.8. Common Areas and Interior Finishes ....................................................................................................... 18 6.8.1 Auditorium .................................................................................................................................................... 20 6.8.2 Cafeteria ...................................................................................................................................................... 20 6.8.3 Gymnasium .................................................................................................................................................. 20 6.8.4 Library .......................................................................................................................................................... 20 6.8.5 Locker Rooms .............................................................................................................................................. 21

7. Building Mechanical and Plumbing Systems .................................................................................. 22 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................................... 22 7.2. Building Plumbing and Domestic Hot Water ............................................................................................. 23 7.3. Building Gas Distribution .......................................................................................................................... 24 7.4. Building Electrical ..................................................................................................................................... 24 7.5. Building Elevators and Conveying Systems ............................................................................................. 25 7.6. Fire Protection and Security Systems ....................................................................................................... 25

8. Other Structures ................................................................................................................................. 27 8.1. Recommended Operations and Maintenance Plan .................................................................................. 27 8.2. Essential components of an O&M Plan .................................................................................................... 28 8.3. Preventive Maintenance Procedures and Tables ..................................................................................... 28

9. Appendices ......................................................................................................................................... 34




1 www.EMGcorp.com p 800.733.0660

C E R TI F I C A TI ON

Maury County Public Schools retained EMG to perform this Facility Condition Assessment in connection with Mt. Pleasant Middle, 410 Gray Lane, Mt. Pleasant, Tennessee, the “Property”. It is our understanding that the primary interest of Maury County Public Schools is to locate and evaluate materials and 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 Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, 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 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 were observed (See Section 4.2 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 Maury County Public Schools 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 Maury County Public Schools 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 Maury County Public Schools and the recipient’s sole risk, without liability to EMG.

Prepared by: David Harrell, Project Manager

Reviewed by:

Daniel White Report Reviewer for Joseph Bernatowicz, Program Manager [email protected] 800.733.0660 x6318


mailto:[email protected]




1 EX E C U TI VE SU M M A R Y

1.1 PROPERTY INFORMATION AND GENERAL PHYSICAL CONDITION 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: 410 Gray Lane, Mt. Pleasant, Tennessee 38474 Year constructed: 2001 Current owner of property: Maury County Public Schools

Management Point of Contact: Stan Breeden 931.388.8403

Property type: School Site area: 29.2 Acres Gross floor area: 113,938 Square Feet Number of buildings: 1 Number of stories: 1 Parking type and number of spaces: 281 spaces in open lots EMG Observed School Capacity 530 Current School Enrollment 494 / 93%

Building construction: Steel column and truss beam, masonry load bear

Roof construction: Gabled roofs with standing seam metal and flat roofs with modified bituminous membranes

Exterior Finishes: Brick Veneer

Heating and/or Air Conditioning: Common Area- Heating Package Units

Common Area- Cooling Package Units

Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, exit signs

Dates of visit: 26 January 2016

Point of Contact (POC):

Dave Hall, Construction Manager Maury County Public Schools 931.388.8403

Assessment and Report Prepared by: David Harrell

Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been maintained since it was first occupied and is in good overall condition. According to property management personnel, the property has had no capital improvement expenditure program over the past three years.





1.2 SPECIAL ISSUES AND FOLLOW-UP RECOMMENDATIONS 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 interior areas of the property.

Areas of suspect mold growth and water damage were observed along the masonry structure in the following areas: Exterior wall of the auditorium about 40 (SF)

The mold appears to be the result of roof leakage from roof drainage. Exposure to mold or mold producing materials can be hazardous and should be avoided. The presence of mold does not necessarily constitute an exposure. This assessment does not constitute a comprehensive mold survey of the Project, and any conclusions are based solely on conditions readily observable in accessed areas. Since mold is not evident in interior areas of the Project, there does not appear to be a significant health threat to the occupants. The affected exterior materials should be cleaned or removed as part of the property’s routine maintenance program.

1.3 OPINIONS OF PROBABLE COST Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by 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. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA.

1.3.1 METHODOLOGY 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, the quality and amount of preventive maintenance exercised, etc., 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. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in tenants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs 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.

1.3.2 IMMEDIATE REPAIRS AND SHORT TERM COSTS 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 not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost.





Short term costs are opinions of probable costs to remedy physical deficiencies, such as deferred maintenance, that may not warrant immediate attention, but that require repairs or replacements, which should be undertaken on a priority basis in addition to routine preventive maintenance. Opinions of probable costs may include costs for testing, exploratory probing, and further analysis should this be deemed warranted by the consultant. The performance of such additional services is beyond the FCA scope of work. Generally, the time frame for such repairs is within one to two years.

1.3.3 REPLACEMENT RESERVES Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude 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 effect on the use of the Property 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 are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s 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 Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair and Short Term Cost Estimate.





2 P U R PO SE A ND SC OP E

2.1 PURPOSE EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Missing/Failed, or a combination thereof. For the purposes of this report, the following definitions are used:

Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life.

Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life.

NA = Not Applicable. New or recommended components or systems necessary to meet client requested needs. Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence: A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points. A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair

condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.

A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Missing/Failed condition at the time of the assessment, with corresponding costs included within the first few years.

2.2 SCOPE 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 Immediate, Short Term, and 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.

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. Observe a representative sample of the interior tenant spaces/units, including vacant spaces/units, in order to gain a clear

understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and mechanical, electrical and elevator equipment rooms.

Appropriate inquiries of municipal officials regarding the existence of pending unresolved building, zoning or fire code violations on file, and a determination of the current zoning category, flood plain zone, and seismic zone for the Property.

Provide recommendations for additional studies, if required, with related budgetary information. Tenant responsibility for maintenance, repair or replacement of finishes, fixtures, or equipment is not addressed by this scope of

services. 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.

2.3 PERSONNEL INTERVIEWED The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA:

NAME AND TITLE ORGANIZATION PHONE NUMBER Kevin Eady, Principal Maury County Public Schools 931.379.1100 Dedra Dawson, Vice-Principal Maury County Public Schools 931.379.1100

The FCA was performed with the assistance of Kevin Eady, Principal and Dedra Dawson, Vice Principal, Maury County Public Schools, the on-site Points of Contact (POC), whom 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 Principals management involvement at the property has been for the past four years.

2.4 DOCUMENTATION REVIEWED 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 Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit. Trane study dated 27 February 2014.

2.5 PRE-SURVEY QUESTIONNAIRE A Pre-Survey Questionnaire was conducted on site with the POC. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report.





2.6 WEATHER CONDITIONS 26 January 2016: Overcast, with temperatures in the 50s (°F) and light winds.





3 C O D E I N FO R MA T I O N A N D AC C E SSI B I L I T Y

3.1 CODE INFORMATION, FLOOD ZONE AND SEISMIC ZONE According to the Flood Insurance Rate Map, published by the Federal Emergency Management Agency (FEMA) and dated 4-16-2007 the property is located in: Zone X, 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 1, defined as an area of low probability of damaging ground motion

3.2 ADA ACCESSIBILITY 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. 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 D 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. The facility generally appears to be accessible as stated within the defined priorities of Title III of the Americans with Disabilities Act with the exception noted below:

Parking Adequate number of designated parking stalls and signage for vans is not provided.

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 cost tables.





4 EX I ST I NG B U I L D I N G A SS ESS M E N T

4.1 AREA TYPE All 113,938 square feet of the building are owned and occupied by Maury County Public Schools.

4.2 AREAS OBSERVED All of the property was observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the exterior of the property and the roofs. All areas of the property were available for observation during the site visit.





5 S I TE I M PR OVE M E N TS

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

SITE UTILITIES

UTILITY SUPPLIER CONDITION AND ADEQUACY

Sanitary sewer City of Mount Pleasant Good

Storm sewer Catch Basins, swales, discharging into landscaped areas

Good

Domestic water City of Mount Pleasant Good

Electric service Mount Pleasant Power System Good

Natural gas service City of Mount Pleasant Good

Actions/Comments: According to the POC, 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.

5.2 PARKING, PAVING, AND SIDEWALKS

ITEM DESCRIPTION

Main Ingress and Egress Gray Lane

Access from East and West

Additional Entrances --

Additional Access from --

PAVING AND FLATWORK

ITEM MATERIAL LAST WORK DONE

CONDITION

Entrance Driveway Apron Asphalt >5 Fair

Parking Lot Asphalt >5 Fair

Drive Aisles Asphalt >5 Fair

Service Aisles Asphalt >5 Fair

Sidewalks Cast In Place Concrete >5 Good





PAVING AND FLATWORK

ITEM MATERIAL LAST WORK DONE

CONDITION

Curbs Cast in Place Concrete >5 Good

Pedestrian Ramps None -- --

PARKING COUNT

OPEN LOT CARPORT PRIVATE GARAGE

SUBTERRANEAN GARAGE

FREESTANDING PARKING

STRUCTURE

271 -- -- -- --

Number of ADA Compliant Spaces 10

Number of ADA Compliant Spaces for Vans 0

Total Parking Spaces 281

Parking Ratio (Spaces/SF) 2.5

Method of obtaining parking count Drawings

Anticipated Lifecycle Replacements: Asphalt seal coating Asphalt pavement

Actions/Comments: The asphalt pavement exhibits isolated areas of failure and deterioration, such as alligator cracking, transverse cracking, extensive

raveling, and localized depressions. The most severely damaged areas of paving must be cut and patched in order to maintain the integrity of the overall pavement system.

5.3 DRAINAGE SYSTEMS AND EROSION CONTROL

DRAINAGE SYSTEM AND EROSION CONTROL

SYSTEM EXISTS AT SITE CONDITION

Surface Flow ☒ Fair

Inlets ☒ Fair

Swales ☒ Fair

Detention pond ☐ --





DRAINAGE SYSTEM AND EROSION CONTROL

SYSTEM EXISTS AT SITE CONDITION

Lagoons ☐ --

Ponds ☐ --

Underground Piping ☐ --

Pits ☐ --

Municipal System ☐ --

Dry Well ☐ --

Anticipated Lifecycle Replacements: No components of significance

Actions/Comments: There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff

capacity. There is no evidence of major ponding or erosion. At some locations, the existing downspouts spill onto the soil, causing soil erosion. Concrete splash blocks must be installed at the

base of the downspouts to prevent additional erosion.

5.4 TOPOGRAPHY AND LANDSCAPING

ITEM DESCRIPTION

Site Topography Slopes gently down from the south side of the property to the north property

line.

Landscaping Trees Grass Flower

Beds Planters Drought Tolerant Plants

Decorative Stone None

☒ ☒ ☐ ☐ ☐ ☐ ☐

Landscaping Condition

Good

Irrigation

Automatic Underground Drip Hand Watering None

☐ ☐ ☐ ☒

Irrigation Condition --





RETAINING WALLS

TYPE LOCATION CONDITION None -- --

Surrounding properties include an elementary school, high school, farmland, and residential developments.


Actions/Comments: The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of

erosion.

5.5 GENERAL SITE IMPROVEMENTS

PROPERTY SIGNAGE

Property Signage Monument Sign

Street Address Displayed? No

SITE AND BUILDING LIGHTING

Site Lighting

None Pole Mounted Bollard Lights Ground Mounted

Parking Lot Pole Type

☐ ☐ ☐ ☐ ☒

Fair

Building Lighting

None Wall Mounted Recessed Soffit

☐ ☒ ☒

Fair

SITE FENCING

TYPE LOCATION CONDITION

Chain link with metal posts Perimeter of ball field Good





REFUSE DISPOSAL

Refuse Disposal Common Area Dumpsters

Dumpster Locations Mounting Enclosure Contracted? Condition

Parking lot near storage shed Asphalt Paving None Yes Fair

OTHER SITE AMENITIES

DESCRIPTION LOCATION CONDITION Playground Equipment None -- --

Tennis Courts None -- --

Basketball Court None -- --

Swimming Pool None -- --


Actions/Comments: No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.





6 B U I L DI NG A RC H I TE C T U R AL A ND S T R U C TU R A L S YS T E MS

6.1 FOUNDATIONS

BUILDING FOUNDATION

ITEM DESCRIPTION CONDITION

Floor Concrete Slab on grade Good

Footings Concrete perimeter footings Good

Basement and Crawl Space None --


Actions/Comments: The substructure is concealed. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or

movement.

6.2 SUPERSTRUCTURE

BUILDING SUPERSTRUCTURE

ITEM DESCRIPTION CONDITION

Framing Steel Columns Good

Upper Floors Truss Joints Good

Roof Structure Open web steel joists Good

Roof Sheathing Standing seam metal panel Good


Actions/Comments: The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level,

and stable. There are no significant signs of deflection or movement.





6.3 ROOFING

PRIMARY ROOF

Type Intersecting hip and gable Finish Standing seam metal

Maintenance Outside Contractor Roof Age 15 Yrs

Flashing Sheet metal Warranties 2021

Parapet and Copings None Roof Drains Gutters and downspouts

Fascia Metal Panel Insulation Rigid Board

Soffits Concealed Soffits Skylights No

Attics Truss Joists Ponding No

Ventilation Source-1 Ridge Vents Leaks Observed No

Ventilation Source-2 -- Roof Condition Fair

SECONDARY ROOF

Type Flat Finish Modified bitumen

Maintenance Outside Contractor Roof Age 15 Yrs

Flashing Built-up base and Edge flashing Warranties 2021

Parapet and Copings Parapet with sheet metal coping Roof Drains Scupper, leaders and downspouts

Fascia Metal Panel Insulation Rigid Board

Soffits None Skylights No

Attics -- Ponding No

Ventilation Source-1 Power Vents Leaks Observed No

Ventilation Source-2 -- Roof Condition Fair

The secondary roof is observed at the east, west and middle locations of the building at the HVAC equipment level. A third roof system consisting of a single ply membrane covers the refrigeration box.

Anticipated Lifecycle Replacements: Modified bitumen roof Single ply roof membrane

Actions/Comments: 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 and operations program. The attics are not accessible and it could not be determined if there is moisture, water intrusion, or excessive daylight in the attics.





The field of the flat roofs have isolated areas of topping degradation, cracking, seam failure, blistering, ridging, and curled edges. Roof leaks have occurred within the past year, and some of these leaks remain active. According to the POC, the leaks occur in the

400 hallway near water fountain, the drama classroom, cafeteria, gym hallway and locker room. All active leaks must be repaired. The roof flashings have isolated areas of damaged flashing elements including the gutter system on the flat roof over the kitchen area

and over the east wing roof. The damaged gutter elements need to be repaired.

6.4 EXTERIOR WALLS

BUILDING EXTERIOR WALLS

TYPE LOCATION CONDITION

Primary Finish Brick Veneer GOOD

Accented With EIFS GOOD

Soffits Exposed GOOD

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

Anticipated Lifecycle Replacements: Caulking

Actions/Comments: No significant repair actions or short term replacement costs are required. Routine and periodic maintenance including patching

repairs and caulking is recommended. The brick masonry has isolated areas of mold, mildew and biological growth. The affected areas of brick masonry must be cleaned

and a mildew-checking coating must also be applied to the brick masonry. This work is considered routine maintenance.

6.5 EXTERIOR AND INTERIOR STAIRS Not applicable. There are no exterior or interior stairs.

6.6 EXTERIOR WINDOWS AND DOORS

BUILDING WINDOWS

WINDOW FRAMING GLAZING LOCATION WINDOW SCREEN CONDITION

Aluminum-framed units with tilt out panes Double Pane All elevations ☐ GOOD





BUILDING DOORS

Main School Entrance Doors Service Doors

Door Type Condition

Metal Door With Vision Glass GOOD

Cylindrical

Lockset Handle Security Chain Deadbolts Spy-Eyes Door

Knockers

Yes Pull Not Applicable

Not Applicable

Not Applicable

Not applicable

Exterior Doors.

Door Type Count Condition

Metal 51 GOOD

Interior Doors Wood set in metal frame 145 GOOD

Service and Corridor Doors Wood set in metal frame 5 Double GOOD

Main building Entrance Door and Vestibule

Metal door with vision glass 4 Double GOOD


Actions/Comments: As a security measure it is recommended that a magnetic lock and card access control reader be installed on the main entry door

and vestibule. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.

6.7 PATIO, TERRACE, AND BALCONY Not applicable. There are no patios, terraces, or balconies.

6.8 COMMON AREAS AND INTERIOR FINISHES The main school entry is accessed via the south side of the property. The main classrooms are located on the north and north east wings of the school. The gymnasium and cafeteria are located on the west and east wings of the building, respectively. Common area restrooms are located within each wing of the school. The following table identifies the interior common areas and generally describes the finishes in each common area.

COMMON AREA FLOORS WALLS CEILINGS

School entry Ceramic Tile Painted CMU Suspended T-bar (Acoustic)

Cafeteria Vinyl Tile Painted CMU Suspended T-bar (Acoustic)





COMMON AREA FLOORS WALLS CEILINGS

Kitchen Quarry Tile Painted CMU Suspended T-bar (Acoustic)

Auditorium Sealed concrete, Carpet Painted CMU Painted Structure

(Steel Trusses)

Library Carpet Painted CMU Suspended T-bar

(Acoustic)

Gymnasium Wood Painted CMU Painted Structure (Steel Trusses)

Locker rooms Ceramic Tile Painted CMU Suspended T-bar (Acoustic)

Locker Room Showers Sealed concrete, pre-molded shower stalls Painted CMU

Painted Structure

(Concrete)

Band Room Vinyl Tile Painted CMU Suspended T-bar (Acoustic)

Corridors Vinyl Tile Painted CMU Suspended T-bar (Acoustic)

Classrooms Vinyl Tile Painted CMU Suspended T-bar (Acoustic)

Restrooms Ceramic Tile Painted CMU, ceramic tile wainscot at wet wall Suspended-T bar

Overall General Condition Fair Fair Fair

INTERIOR DOORS

ITEM TYPE CONDITION Interior Doors Solid Core Wood GOOD Door Framing Metal GOOD

Anticipated Lifecycle Replacements: Carpet Vinyl tile Interior paint Suspended acoustic ceiling tile

Actions/Comments: The property is relatively new and the common area finishes have not required replacement since the original 2001 construction. Based on remaining life and anticipated wear, interior finish replacements are anticipated during the assessment period.





The ceiling tiles have isolated areas of water damage in the lobby, cafeteria, and corridors. The damaged ceiling tiles need to be replaced. The cost to replace the damaged tiles is relatively insignificant and the work can be performed as part of the property management’s routine maintenance program.

6.8.1 AUDITORIUM The auditorium is located off the main school entry on the west side of the building. There is a stage with wooden flooring. Access to the stage is via enclosed stairwells on either side of the auditorium. There is a curtain, and stage lighting. Walls are painted drywall. The auditorium floor is concrete with a carpet overlay. The capacity of the auditorium is 412 including 6 spaces for wheelchairs. There is a unisex restroom provided.

6.8.2 CAFETERIA The school has a single cafeteria. The cafeteria kitchen is a full cooking kitchen. Vinyl flooring, suspended acoustic tile and painted CMU walls are finishes within the space. The kitchen areas have a variety of commercial appliances, fixtures, and equipment as follows:

Appliance Comment Refrigerators 1 walk-in ; 2 reach-in ; 3 chest Freezers 2 walk-in Ovens 4 convection Tilting skillet 1 gas Heated cabinet 4 cabinet Hood 1 with fire suppression Dishwasher 1 automatic Work tables Stainless steel Shelving Stainless steel

Observations/Comments:

The kitchen appliances appear to be in satisfactory condition. Ba12sed on their estimated Remaining Useful Life (RUL), some of the kitchen appliances may require replacement during the evaluation period. The estimated cost of this work is included in the Replacement Reserves Report.

6.8.3 GYMNASIUM The school is equipped with one gymnasium. The main gym is located on the east side of the school building. The gymnasium has a wood floor, exposed structure ceiling, and painted CMU walls. The gymnasium has six basketball drops and wall pads. This gymnasium has an 800 seat capacity telescoping bleachers, spread across the two sides and there is an electronic scoreboard at the end wall.

6.8.4 LIBRARY The library is located at the main entrance of the building. The library has carpeted flooring, painted CMU, an acoustic tile hung ceiling and free standing bookshelves.





6.8.5 LOCKER ROOMS The locker rooms are located off the side of the main gymnasium. Finishes within the locker rooms consist of ceramic floor tile, with acoustic tile ceilings, and painted block walls. Metal lockers are provided. Showers are available in the locker rooms with two designated for accessibility purposes.

Observations/Comments: The interior finishes are in good condition. The carpet in the auditorium is in fair condition. Carpeting in the library is in fair condition. The maple floor in the gymnasium is in good condition. The bleachers in the main gymnasium are in good condition. Interior steel lockers in the locker rooms are in good condition. Interior locker and shower rooms are in good condition.





7 B U I L DI NG M EC H A NI C AL A ND PL U MBI N G S YS T E MS

7.1 BUILDING HEATING, VENTILATING, AND AIR CONDITIONING (HVAC)

BUILDING CENTRAL HEATING SYSTEM

Primary Heating System Type Gas rooftop package units; floor mounted heat pumps

Quantity 25 single zone package rooftop units; 31 floor mounted heat pumps

Heating Fuel Natural gas and electric Heating System Input Capacity (kW) 9/heat pump

Manufactured Rated Efficiency 9.5 EER/ 3.0 COP Location of Equipment Rooftop and classrooms

Space Served by System Classrooms, offices, cafeteria, kitchen, library, auditorium, gymnasium

Age 15 Heating Plant Condition Fair

BUILDING CENTRAL COOLING SYSTEM

Primary Cooling System Type Rooftop package units and floor mounted heat pumps

Quantity 25 single zone package rooftop units; 31 floor mounted heat pumps

Refrigerant R-22

Cooling System Capacity (Tons) 3Ton (31x), 3Ton (2X), 4Ton (3X), 5Ton (2X),

6.5Ton (2X), 7.5Ton (5X), 8.5Ton (2X), 10Ton (2X), 12.5Ton (1X), 15Ton (3X), 20Ton (3X)

Cooling Tower Size None Manufactured Rated Efficiency 11.0 EER

Location of Equipment Rooftop and classrooms

Space Served by System Classrooms, offices, cafeteria, kitchen, library, auditorium, gymnasium

Age 15 Cooling Plant Condition FAIR

DISTRIBUTION SYSTEM

Hot// chilled Water Distribution System -- Hot Water Circulation Pump Size and Qty. --

Chilled Water Circulation Pump Size and Qty -- Air Distribution System Constant

Air Handling Unit Location Rooftop Air Handling Unit- Serving offices, cafeteria, kitchen, library, auditorium,

gymnasium Location Fan Coil Unit (s) None

Spaces Served by Fan Coil Unit (s) None Common Area Temperature Control Non-Programmable

Building Ventilation Roof Top Exhaust Fans Distribution System Condition FAIR





Air distribution is provided to supply air registers by ducts concealed above the ceilings. The heating and cooling system are controlled by local thermostats. The bathrooms and other areas are ventilated by mechanical exhaust fans. Large capacity ventilation fans are mounted on the roof and are connected by concealed ducts to each ventilated space.

Anticipated Lifecycle Replacements: Package rooftop units Packaged heat pumps

Actions/Comments: The HVAC systems are maintained by an outside contractor. Records of the installation, maintenance, upgrades, and replacement

of the HVAC equipment at the property have been maintained since the property was first occupied. Approximately 95 percent of the HVAC equipment is original. The HVAC equipment appears to be functioning adequately overall. The property management staff was interviewed about the

historical and recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed.

Due to the inevitable failure of components over time, the HVAC equipment will require replacement. Costs for an entire replacement (Trane ) is included. .

7.2 BUILDING PLUMBING AND DOMESTIC HOT WATER

BUILDING PLUMBING SYSTEM

TYPE DESCRIPTION CONDITION

Water Supply Piping Copper GOOD

Waste/Sewer Piping Cast Iron Pipe GOOD Vent Piping PVC Pipe GOOD

Water Meter Location unknown

DOMESTIC WATER HEATERS OR BOILERS

Component(s) Water Heater (2X) Water Heater (2X) Water Heater (5X)

Fuel Natural Gas Natural Gas Electric

Storage Capacity 98 gal 98 gal 30 gal

Input Capacity 250 MBH 200 MBH 4.5 kW

Supplementary Storage Tanks? No No No

Boiler or Water Heater Condition: FAIR FAIR FAIR

Pressure and Flow of Hot Water Adequate Adequate Adequate

Pressure and Flow of City Water Adequate Adequate Adequate

COMMON AREA PLUMBING FIXTURES

Water Closets Commercial Grade

Water Closets Rating 1.6 GPF





COMMON AREA PLUMBING FIXTURES

Common Area Faucet, GPM 1.0 GPM

Condition Fair

Anticipated Lifecycle Replacements: Water heaters

Actions/Comments: The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No

significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. The water heaters exhibit minor evidence of corrosion and damage. The boilers are recommended for replacement.

7.3 BUILDING GAS DISTRIBUTION 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 within the building is malleable steel (black iron).


Actions/Comments: The pressure and quantity of gas appear to be adequate. The gas meters and regulators appear to be functioning adequately and will require routine maintenance. Only limited observation of the gas distribution piping can be made due to hidden conditions.

7.4 BUILDING ELECTRICAL

BUILDING ELECTRICAL SYSTEMS

Electrical lines run Underground Transformer Pad-mounted

Service size (Amps) 4,000 Amps Volts 277/480 Volt, three-phase

Meter and panel location transformer Branch wiring Copper

Conduit Metallic Circuit Breaker Panel

Located throughout the building

Number of Buildings Single Building Intercom System N/A

Distribution Condition Good Panel and Transformer

Condition Good

Lighting Condition Good






Actions/Comments: The on-site electrical systems up to the meter are owned and maintained by the respective utility company. The electrical service and capacity appear to be adequate for the property’s demands.

7.5 BUILDING ELEVATORS AND CONVEYING SYSTEMS

LIFT-1

Elevator Category Passenger

Elevator Type Lift

Elevator Capacity 750 Lbs

Elevator Manufacturer Dover

Equipment Location Stage

Elevator Safety Stop Electronic

Elevator Cab Floor Steel

Elevator Cab Wall Steel

Machinery Condition Good

Controls Condition Good

Cab Finish Condition Good


Actions/Comments: The accessibility lift appears to provide adequate service. The lift machinery and controls are the originally installed. The lift will

require continued periodic maintenance. The lift is inspected on an annual basis by the municipality, and a certificate of inspection is on file in the management office. The emergency alarm equipment in the lift appears to be functional. Equipment testing is not within the scope of the work.

7.6 FIRE PROTECTION AND SECURITY SYSTEMS

ITEM DESCRIPTION Type Wet

Fire Alarm System

None ☐ Battery Operated Smoke Detectors ☐ Strobe Light Alarms ☒

Central Alarm Panel ☒ Hard-wired Smoke Detectors ☒ Illuminated EXIT Signs ☒

Battery backup Light Fixtures ☒ Hard-wired Smoke

Detectors/ with battery Backup

☐ Annunciator Panels ☒





ITEM DESCRIPTION Type Wet

Alarm System Condition Good

Sprinkler System

None ☐ Standpipes ☐ Flow Switches ☒

Pull Station ☒ Fire Pumps ☐ Siamese Connections ☒

Alarm horns ☒ Backflow Preventer ☒ Hose Cabinets ☐ Suppression

Condition Good

Central Alarm Panel System

Location of Alarm Panel Age of Alarm panel

Office 15

Fire Extinguishers

Last Service Date Estimated Quantity

October 2015 25 Hydrant Location Perimeter of building

Siamese Location Near sprinkler room next to kitchen

Special Systems Kitchen Suppression System ☒ Computer Rm. Suppression System ☐


Actions/Comments: No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.





8 O T H E R S T R UC T U R E S

A wood framed maintenance storage building is located on the northeast section of the property. The maintenance building is a temporary pre-fabricated wood structure mounted on wood skids.

Anticipated Lifecycle Replacements: Storage shed

Actions/Comments: The storage shed is showing the effects of lack of maintenance. The roof sheathing is exposed due to missing shingles and some

deflection is observed along the ridge. Some decay and physical damage is apparent on the plywood siding and wood doors. Replacement is recommended early in the assessment period.

8.1 RECOMMENDED OPERATIONS AND MAINTENANCE PLAN The quality of the maintenance and the operation of the facility’s energy systems has a direct effect on its overall energy efficiency. The following is a list of activities that should be performed as part of the routine maintenance program for the property. These actions will ensure that the energy conservation measures identified in this report will remain effective. The following general recommendations should be continued or implemented.

Building Envelope 1. Ensure that the building envelope has proper caulking and weather stripping.

2. Patch holes in the building envelope with foam insulation and fire rated caulk around combustion vents

3. Inspect building vents semiannually for bird infestation

4. Inspect windows monthly for damaged panes and failed thermal seals

5. Repair and adjust automatic door closing mechanisms as needed.

Heating and Cooling 1. All preventive maintenance should be performed on all furnaces and boilers, which would include cleaning of burners and heat

exchanger tubes.

2. Ensure that the combustion vents exhaust outside the conditioned space and the vent dampers are functional.

3. Ensure the duct work in unconditioned space is un-compromised and well insulated

4. Duct cleaning is recommended every 10 years. This should include sealing of ducts using products similar to ‘aero-seal’.

5. Ensure that the air dampers are operating correctly

6. Return vents should remain un-obstructed and be located centrally.

7. Temperature settings reduced in unoccupied areas and set points seasonally adjusted.

8. Evaporator coils and condenser coils should be regularly cleaned to improve heat transfer

9. Refrigerant pipes should be insulated with a minimum of ¾” thick Elastomeric Rubber Pipe Insulation

10. Ensure refrigerant pressure is maintained in the condensers

11. Change air filters on return vents seasonally. Use only filters with ‘Minimum Efficiency Rating Value’(MERV) of 8





Central Domestic Hot Water 1. Never place gas fired water heaters adjacent to return vents so as to prevent flame roll outs.

2. Ensure the circulation system is on timer to reduce the losses through re-circulation.

3. Ensure all hot water pipes are insulated with fiberglass insulation at all times

4. Replacement water heaters should have Energy Factor (EF)>0.9

5. Tank-type water heaters flushed monthly.

Lighting 1. Utilize bi-level lighting controls in stairwells and hallways.

2. Use energy efficient replacement lamps (lower wattage 28W T-8 and CFLs)

3. Clean lighting fixture reflective surfaces and translucent covers.

4. Ensure that timers and/or photocells are operating correctly on exterior lighting

5. Use occupancy sensors for offices and other rooms with infrequent occupancy

Existing Equipment and Replacements 1. Ensure that refrigerator and freezer doors close and seal correctly

2. Ensure kitchen and bathroom exhaust outside the building and the internal damper operates properly

3. Ensure that bathroom vents exhaust out

4. Office/ computer equipment either in the “sleep” or “off” mode when not used

8.2 ESSENTIAL COMPONENTS OF AN O&M PLAN The following preventive maintenance procedures are a guideline for an effective Operations and Maintenance Plan. Reference should be made to the specific equipment manufacturer guidelines as well as any organizational policies and criteria regarding equipment and building component routine and planned maintenance activities.

For an O&M plan to be successful, a detailed inventory of all equipment and components along with photographic records, records of the installation date, most recent service date and model and serial number must be carried out. This inventory should be recorded electronically as part of a building, facility and portfolio Computerized maintenance Management System, School Dude, that includes methods for generating, tracking, managing and approving individual work orders for specific equipment and components that can be tied dynamically to the individual assets must be implemented.

Only appropriately trained, qualified and experienced maintenance personnel should perform preventive maintenance tasks, supplemented or augmented by appropriately trained and licensed trade subcontractors as necessary. All facility specific safety requirements are to be followed when carrying out preventive maintenance along with all OSHA mandated workplace safety practices. Any and all equipment that is electrically operated must be fully de-energized and locked/tagged out of service prior to the commencement of any preventive maintenance activity.

8.3 PREVENTIVE MAINTENANCE PROCEDURES AND TABLES The following tables provide recommended maintenance schedules and individual maintenance tasks for the various equipment and system components. These procedures should be read in conjunction with the specific manufacturer-recommended preventive maintenance procedures for each individual components and pieces of equipment.





The frequencies of preventative maintenance procedures are shown below. All other frequencies shown are given in time intervals, for example – 36-months. A = Annual Preventative Maintenance Procedures M = Monthly Preventative Maintenance Procedures Q = Quarterly Preventative Maintenance Procedures W= Weekly Preventative Maintenance Procedures SA = Semi-Annual Preventative Maintenance Procedures

Equipment Description PM Procedure FrequencyPackaged Roof Top Units Check unit for excessive noise or vibration Q

Check intake side of condenser coils, fans and intake screens QCheck belts for condition, proper tension and mis-alignment and adjust as necessary QLubricate shaft bearings and motor bearings QInspect piping and valves for leaks and tighten connections as necessary QReplace air filters QCheck refrigerant pressure and add as necessary QCycle the reverse cycle valve to ensure proper operation QClean area around equipment and report deficiencies to maintenance contractor QClean electrical wiring and connections, tighten all connections QClean coils, evaporator drain pan, blowers, fans, motors and drain piping QPerform operational check of unit and make adjustments on controls as necessary QWhile unit is in pperation, check refrigerant level and add as necessary QCheck compressor oil level and add as necessary QInspect fan(s) for bent blades, check balance of fan blades, adjust and clean as necessary A

Equipment Description PM Procedure FrequencyPackaged Air Conditioning Unit Thoroughly inspect and clean interior and exterior of unit M

Remove drain pan (if removable) and clean, including removing scale MCheck operation of unit for any unusual noise or vibration MInspect unit, piping, valves and gauges for leakage MClean coils according to manufacturer's specific instructions MInspect pre-filters and replace if necessary MCheck all electrical connections and tighten if necessary MCheck refrigerant levels and add refrigerant if necessary ALubricate motor and fan bearings and check alignment of motor and fan A





Equipment Description PM Procedure FrequencyAir Handling Units Thoroughly inspect and clean interior and exterior of unit M

Check operation of unit for unusual noise and vibration MDrain and clean condensate drain pan MCheck fan motor connections for corrosion MCheck tension and adjustment of drive belt MVisually inspect condition of anti-vibration mounts and inlet vane guide controller MRemove and clean permanent filters and inspect condition of replaceable filters MInspect and clean coils and coil fins MVisually inspect and clean any heater sections, humidifier sections, heat wheels and heat exchangers MReplace filters ALubricate drive shaft, motor and blower bearings AInspect coils and straightenm fin combs as necessary AClean fan blades and unit interior ACheck motor belt and pully for tension and for wear, replace belts if necessary ARemove, clean, adjust and re-install evaporative pads ACheck for obstructions and blockages of all air intakes and discharges ACheck traps for leaks and blockages and prime as necessary ACheck fan bearings for undue rattling, noise or vibration and replace as necessary ACheck operation of unit including verification of all controls A

Equipment Description PM Procedure FrequencyAir-cooled Condensing Units Thoroughly inspect and clean interior and exterior of unit M

Check operation of unit for unusual noise and vibration and check for short cycling MCheck inlet and outlet air temperature MInspect all wiring for deterioration and tighten all electrical connections AInspect condenser fans, bearings, housings, protective shields, motors, drives and belts ALubricate fan and motor bearings AInspect fan and motor starters and motor/starter relay control AVerify operation of starter and inspect contact surfaces for pitting and signs of wear AInspect mounting bolts and tighten if necessary AInspect and clean condenser coils AFor units with variable outlet sections, check and oil linkage and inspect baffles AThoroughly clean condenser coils and fan blades, and straighten bent fins or fan blades ACheck for refrigerant and oil leaks A

Equipment Description PM Procedure FrequencyFans (Exhaust, Supply, Return) Inspect fan unit assembly for unusual noise and vibration Q

Inspect belts for proper tension and wear QInspect fan and motor assembly for proper alignment QClean interior of fan assembly, motor housing and belt drive housing QCheck fan intake grills for dirt/debris QFor fans greater than 2HP rating, check load amps AInspect fan and motor pulleys for proper alignment AInspect fan blades and moving parts for excessive wear AInspect all fan wiring for deterioration AEnsure tightness of all electrical connections AInspect motor/starter control center AEnsure that overload settings are consistent with recommended manufacturer guidelines AVerify correct operation of starter AInspect electrical contact surfaces AVerify tightness of fan balance weights A





Equipment Description PM Procedure FrequencyDomestic Hot Water heaters Check water heater and controls for operation A

Inspect storage tank, piping and valves for leaks ADrain and flush storage tank AInspect and clean burners, check auto pilot operation, inspect flue (natural gas units) AConduct amprage and voltage test (electrical units) AInspect temperature and pressure relief valve for proper operation AWith compressed air, blow out the overflow and drain lines AMeasure the end point outflow temperature and adjust if necessary (maximum 120o F) A

Equipment Description PM Procedure FrequencyPlumbing System Inspect plumbing fixtures for cracks SA

Check operation of all water valves and faucets SAInspect domestic water supply and waste piping for leaks SACheck operation of flush valves and flush sensors and inspect valve seats for leaks SAInspect drains and drain lines for leaks and blockages SAVisually inspect base of all commodes for leaks at flange wax ring AVisually inspect all plumbing lines and valves at HVAC equipment for leaks and corrosion A





Equipment Description PM Procedure FrequencyElectrical Distribution Systems Switchgear

Thoroughly clean exterior and interior of the switchgear housing 36 MonthsClean all vents, grills and louvers 36 MonthsThoroughly inspect top of switchgear case and immediate vicinity of switchgear for signs of moisture intrusion and/or water seepage 36 MonthsVisually inspect insulators and conductor supports for signs of wear, physical damage or overheating 36 MonthsExamine and tighten as necessary all connections; inspect conductors for signs of wear, cracking, overheating or damage 36 MonthsVerify operation of all cicruit breakers, arc interrupters, disconnects and auxiliary devices 36 MonthsBattery Stations and ChargersThoroughly clean battery surfaces, remove any corrosion on terminals and battery lugs, inspect and clean battery studs, inspect braided cable for corrosion, check electrolytre levels and specific gravity AVisually inspect chargers and thoroughly clean, verify operation of all relays, inspect and clean all vents and openings ACheck and test operation of charger units ACables, Bus Ducts and RacewaysVisually inspect for surface damage, excessive tension, soft spots, damaged insulation, corrosion and evidence of overheating 36 MonthsRemove bus duct joint covers and perform a thermographic survey of the bus duct under load to determine potential overheating 36 MonthsTransformersThoroughly clean all coils, insulators and connections and tighten all connections AIf cooling fans are installed, ensure proper operation and lubricate according to manufacturer's specific instriuctions AFor liquid-filled transformers, sample and test insulating liquid for dielectric breakdown, acidity, color, power factor and interfacial tension AFor liquid-filled transformers, examine the transformer tank and bushings for leakage AUPS SystemClean interior and exterior of cabinets and enclosures; clean all vent and air circulation openings; clean cooling fan blades (if installed) and motor housings; lubricate motor bearings and ensure fan blades are properly secured to drive shafts ACheck inverters for fluid leaks from wave-forming capacitors; check capacitors for signs of bulging or discoloration AAll systemsInfrared or thermographic survey under load 36 MonthsLighting and receptaclesCheck for normal operation of all lighting fixtures and verify operation of all switches and receptacles M

Equipment Description PM Procedure FrequencyElevators Check cables for deterioration SA

During full range of operating motion, check for unusual noise or car movement SAInspect brake shoes for deterioration SACheck all panel buttons in car and at each floor for proper function SACheck operation of elevator car doors, including auto door opening devices and other safety features SATest emergency communication system SA





Equipment Description PM Procedure FrequencyBuilding exteriors Check for graffitti and remove M

Inspect walls for cracks, painting requirements and condition of mortar joints in masonry SACheck illuminated signage and directional signage for proper operation SAVisually inspect entrances, steps, handrails, porches and patios A

Equipment Description PM Procedure FrequencyRoof Remove any trash or debris from roof and remove any debris from roof drain covers M

Inspect and clean all gutters and downspouts SAVisually inspect entire roof surface for blisters, cracks, wrinkles, delamination of membrane, punctures, loose or damaged flashing, leaking pitch pans, ridge and saddle condition (pitched roofs) AVisually inspect all roof access ladders and roof access hatches for integrity, correct fastening and for full range of motion A

Equipment Description PM Procedure Frequency

Doors and hardwareCheck all doors for normal operation and for full range of motion, note any biding at door head or jamb SACheck all door latching hardware, dead bolts, magnetic catches, numeric key pads, electronic locking and latching mechanisms and all safety devices (for example panic bars) for normal operation SACheck, adjust and lubricate door closers SAInspect doors and frames for general condition and alignment including all door glazing, kick plates, push plates and weather stripping (exterior doors) SA

Equipment Description PM Procedure FrequencyWindows and Hardware Check general condition of glazing and replace broken or cracked panes SA

Visually inspect condition of window seals and exterior caulking and sealants SACheck operation of all window loacks SAOpen and close all windows to verify operation and to check for binding and adjust as necessary SACheck condition of window screens (where fitted) and replace or repair damaged screens SA





9 A PP E N DI CE S

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





APPENDIX A:

PHOTOGRAPHIC RECORD


Mt. Pleasant Middle 410 Gray Lane Mt Pleasant Tennessee, 38474 EMG PROJECT NO: 116732.15R000-020.017


PHOTO

#1: MAIN ENTRANCE

PHOTO

#2: SOUTH ELEVATION RIGHT SIDE

PHOTO

#3: SOUTH ELEVATION MAIN ENTRANCE

PHOTO

#4: SOUTH ELEVATION LEFT SIDE

PHOTO

#5: REAR ELEVATION AUDITORIUM

PHOTO

#6: AUDITORIUM




PHOTO

#7: REAR ELEVATION CLASSROOMS

PHOTO

#8: REAR ELEVATION KITCHEN

PHOTO

#9: EAST ELEVATION CAFETERIA

PHOTO

#10: SOFTBALL FIELD

PHOTO

#11: SOFTBALL FIELD

PHOTO

#12: BUILDING SIGNAGE




PHOTO

#13: ACCESSIBLE PARKING

PHOTO

#14: ASPHALT PAVEMENT

PHOTO

#15: ASPHALT PAVEMENT

PHOTO

#16: ASPHALT NEEDS NEW SEALANT

PHOTO

#17: FLAT ROOF

PHOTO

#18: FLAT ROOF




PHOTO

#19: ROOF COVERING ON WALK-IN COOLER

PHOTO

#20: MAIN OFFICE

PHOTO

#21: 100 WING CORRIDOR

PHOTO

#22: 400 WING CORRIDOR

PHOTO

#23: BOYS RESTROOM

PHOTO

#24: GROUP LAVATORY




PHOTO

#25: GIRLS RESTROOM

PHOTO

#26: COMPUTER LAB

PHOTO

#27: BAND ROOM

PHOTO

#28: TECHNOLOGY CLASSROOM

PHOTO

#29: STUDENT LOCKERS

PHOTO

#30: OCCUPIED CLASSROOM




PHOTO

#31: OCCUPIED CLASSROOM

PHOTO

#32: VACANT CLASSROOM

PHOTO

#33: LIBRARY

PHOTO

#34: GYMNASIUM

PHOTO

#35: FITNESS EQUIPMENT

PHOTO

#36: LOCKER ROOM




PHOTO

#37: CAFETERIA

PHOTO

#38: AUDITORIUM SEATING

PHOTO

#39: STAGE LIFT

PHOTO

#40: CARPETING IN AUDITORIUM

PHOTO

#41: VINYL TILE FLOORING

PHOTO

#42: ACOUSTICAL TILE CEILING




PHOTO

#43: VINYL TILE FLOORING

PHOTO

#44: CARPETING IN LIBRARY

PHOTO

#45: WALK-IN COOLER

PHOTO

#46: DISHWASHER

PHOTO

#47: CONVECTION OVEN

PHOTO

#48: CHEST COOLER




PHOTO

#49: REACH-IN COOLER

PHOTO

#50: FOOD WARMER

PHOTO

#51: GAS FIRED TILTING SKILLETT

PHOTO

#52: ICEMAKER

PHOTO

#53: FOOD MIXER

PHOTO

#54: ROOFTOP PACKAGE UNIT




PHOTO

#55: ROOFTOP PACKAGE UNIT

PHOTO

#56: DUCTLESS SPLIT SYSTEM

PHOTO

#57: CLASSROOM HEAT PUMP

PHOTO

#58: ENERGY RECOVERY VENTILATOR

PHOTO

#59: DOMESTIC WATER HEATERS

PHOTO

#60: STORAGE BUILDING





APPENDIX B:

S ITE PLAN


Site Plan

Project Name: Mt Pleasant Middle

Project Number: 116732.15R000-020.017

Source: Google Earth Pro

On-Site Date: January 26, 2016




APPENDIX C:

SUPPORTING DOCUMENTATION


TT HH II SS AA PP PP EE NN DD II XX II SS II NN TT EE NN TT II OO NN AA LL LL YY LL EE FF TT

BB LL AA NN KK ..




APPENDIX D:

EMG ACCESSIBILITY CHECKLIST


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

Mt. Pleasant Middle Date of onsite: January 26, 2016 116732.15R000-020.017

EMG Abbreviated Accessibility Checklist

Building History Yes No N/A Comments

1. Has the management previously completed an ADA review?

2. Have any ADA improvements been made to the property?

3. Does a Barrier Removal Plan exist for the property?

4.

Has the Barrier Removal Plan been reviewed/approved by an arms-length third party such as an engineering firm, architectural firm, building department, other agencies, etc.?

5. Has building ownership or management received any ADA related complaints that have not been resolved?

Outside CDC classroom need ramp

6. Is any litigation pending related to ADA issues?

Parking Yes No N/A Comments

1. Are there sufficient parking spaces with respect to the total number of reported spaces?

2. Are there sufficient van-accessible parking spaces available (96” wide/ 96” aisle for van)?

3.

Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?

No Van signage

4.

Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?

5. Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?

6. Does signage exist directing you to accessible parking and an accessible building entrance?




Ramps Yes No N/A Comments

1. If there is a ramp from parking to an accessible building entrance, does it meet slope requirements? (1:12)

2. Are ramps longer than 6 ft complete with railings on both sides?

3. Is the width between railings at least 36 inches?

4. Is there a level landing for every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?

Entrances/Exits Yes No N/A Comments

1. Is the main accessible entrance doorway at least 32 inches wide?

2. If the main entrance is inaccessible, are there alternate accessible entrances?

3. Can the alternate accessible entrance be used independently?

4.

Is the door hardware easy to operate (lever/push type hardware, no twisting required, and not higher than 48 inches above the floor)?

5. Are main entry doors other than revolving door available?

6.

If there are two main doors in series, is the minimum space between the doors 48 inches plus the width of any door swinging into the space?

Paths of Travel Yes No N/A Comments

1. Is the main path of travel free of obstruction and wide enough for a wheelchair (at least 36 inches wide)?

2.

Does a visual scan of the main path reveal any obstacles (phones, fountains, etc.) that protrude more than 4 inches into walkways or corridors?

3. Are floor surfaces firm, stable, and slip resistant (carpets wheelchair friendly)?

4. Is at least one wheelchair-accessible public telephone available?

5. Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?

6. Is there a path of travel that does not require the use of stairs?

7. If audible fire alarms are present, are visual alarms (strobe light alarms) also installed in all common areas?




Elevators Yes No N/A Comments

1. Do the call buttons have visual signals to indicate when a call is registered and answered?

2. Are there visual and audible signals inside cars indicating floor change?

3. Are there standard raised and Braille marking on both jambs of each host way entrance?

4. Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?

5. Do elevator lobbies have visual and audible indicators of car arrival?

6. Does the elevator interior provide sufficient wheelchair turning area (51” x 68”)?

7. Are elevator controls low enough to be reached from a wheelchair (48 inches front approach/54 inches side approach)?

8.

Are elevator control buttons designated by Braille and by raised standard alphabet characters (mounted to the left of the button)?

9. If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?

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 there audible and visual fire alarm devices in the toilet rooms?

4. Are corridor access doors wheelchair-accessible (at least 32 inches wide)?

5. Are public restrooms large enough to accommodate a wheelchair turnaround (60” turning diameter)?

6. In unisex toilet rooms, are there safety alarms with pull cords?

7. Are stall doors wheelchair accessible (at least 32” wide)?

8. Are grab bars provided in toilet stalls?

9. Are sinks provided with clearance for a wheelchair to roll under (29” clearance)?

10. Are sink handles operable with one hand without grasping, pinching or twisting?




11. Are exposed pipes under sink sufficiently insulated against contact?

12. Are soap dispensers, towel, etc. reachable (48” from floor for frontal approach, 54” for side approach)?

13. Is the base of the mirror no more than 40” from the floor?





APPENDIX E:

PRE-SURVEY QUESTIONNAIRE





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, 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.





APPENDIX F:

ACRONYMS





ASTM E2018-08 Acronyms 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 FCA – Facility Condition Assessment 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 PNA – Physical Needs Assessment PCR - Property Condition Report PML - Probable Maximum Loss RTU - Rooftop Unit RUL - Remaining Useful Life STC – Sound Transmission Class UBC – Uniform Building Code


facility condition assessment - sharpschool

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