Facility Assessment: Building Evaluation
Facilities varying in terms of age, design, construction methods, and materials were reviewed to determine the condition of the district’s portfolio. Building assessments were performed to determine existing components and/or systems’ conditions at a specific point in time. The resulting information was then used to guide recommendations regarding maintenance, renovation, and/or replacement. The assessment team conducted visual inspections to observe signs of deterioration. No exploratory demolition, removing finishes, or viewing above ceilings was conducted. Areas that were hard to reach, off limits, or obscured by other systems that prohibited view of the some building components were not assessed. Systems and categories that were assessed included:
- Envelope
- Membrane
- Facade
- Windows
- Thermal Performance
- Boilers
- Heating Distribution
- Interior Finishes
- Rooftop HVAC Equipment
- HVAC Controls
- Kitchen Equipment and Systems
- Natural Gas Distribution
- Generator
- Elevator
- Ventilation Distribution Systems
- Electrical Service
- Life Safety:
- Means of Egress
- Fire Alarm
- Fire Protection: Sprinklers
- Security: Entry Sequence
- Lighting Quantity/ Control
- Toilets and Fixtures
- Plumbing Distribution Systems
- ADA/Accessibility
- Structural Systems (consisting of the following components):
- Roof framing: This is the horizontal framing consisting of decking, slabs, joists, beams, trusses, etc.
- Floor framing: This is the horizontal framing consisting of decking, slabs, joists, beams, trusses, etc.
- Walls and columns: These are the vertical elements that hold up the floors and roof structures.
- Foundations: Foundations occur at the base of the building and transfer the weight of the building onto the underlying soils.
- Facades: These are the outside walls of the building including many non-structural elements (doors, windows, insulation, vapor barriers, etc.) that are part of the weather enclosure for the building.
- Lateral System: The lateral system in a building is the structural system that keeps the building from falling over when it is subjected to horizontal loads such as wind and earthquake forces.
Building Evaluation: Criteria Rating Hierarchy
The facility assessment building evaluations used a quintile classification hierarchy as defined below:
- None / Minor: System or element functioning reliably; routine maintenance and repair is needed.
- Moderate: System or element functioning minimally. Repair or replacement of some components is needed.
- Major: System or element is barely functioning. Repair or replacement of most components is needed.
- Replace: System or element is non-functioning, not functioning as designed, or is unreliable. Total replacement all components is needed.
- Not Present: System or element is non-existent, non-functioning, not functioning as designed, or is unreliable. Replacement is needed.
Building Evaluation: Physical Analysis Definitions
Roof Membrane:
Apparent condition status noted for the roofing material and flashings. Note any obvious deterioration.
Existing Photovoltaics:
Yes / No: Criteria noted. However, presence or absence of photovoltaic did not impact overall building condition.
Space for Solar:
Yes/No; Comments, if applicable. Evaluation of whether roof space exists for solar (if there are relatively flat areas for possible future solar panels). Note that the roof structure was not evaluated for structural capacity of future PV panels. Criteria noted; however, presence or absence of photovoltaic panels did not impact overall building condition.
Façade:
Description of apparent condition and materials of the exterior walls. Observations of any spalling or disintegration of brick or concrete masonry unit (CMU) walls and the condition of the mortar. Notes if there is any obvious movement or structural cracking, and if there is failure, the percentage of failure. With prefabricated panel system facades, notes the types and apparent conditions of attachment systems, panel material, and whether there is deterioration of the surface or caulking or movement in the panels.
Windows:
Description of types and apparent conditions of exterior windows. Considers whether most windows appear to be in good working condition, if windows are transparent or translucent, and if they are single or double-paned.
Boilers (Mechanical):
Review of fuel sources and apparent conditions of boilers.
Boilers (Plumbing):
Observation of heating media (e.g. water or steam) of boilers.
Heating Distribution Systems:
Evaluation of type and apparent conditions of piping, type, and apparent corrosion.
Building Envelope Thermal Performance:
eview of the existing drawings of envelope elements (exterior walls, roof, foundations and slabs). Notes presence of vestibules at building entrances for temperature control.
Interior Finishes:
Evaluation of types and conditions of interior wall, flooring, and ceiling finishes.
Rooftop HVAC Equipment:
Review of type and apparent condition of roof top units (RTUs), exhaust fans, and air conditioning equipment, if present.
HVAC Controls:
Review of types of thermostats and type and apparent condition of Building Management System (BMS) if present.
Kitchen Equipment and Systems (Architectural):
Evaluation of adequacy and apparent condition of kitchen equipment.
Kitchen Equipment and Systems (Plumbing):
Observation of gas kitchen appliances. Observation of apparent condition of kitchen plumbing fixtures, and whether there are separate sinks for handwashing and dishwashing, per health and plumbing codes. Notes if proper fire suppression system exists where required.
Kitchen Equipment and Systems (Electrical):
Observation of electrical kitchen appliances.
Natural Gas Distribution System:
Review of apparent condition of the natural gas system, how it enters the building and is distributed, and of shut-off valves.
Generator:
Review of type of generator, type of fuel source, and apparent condition if one is present.
Elevator:
Evaluation of apparent condition of elevator if present.
Ventilation Distribution Systems:
Review of locations and apparent condition of fans, ductwork, duct grilles, and other ventilation components.
Electrical Services:
Apparent condition status noted. Review of available capacity, location and appearance of electrical service and meter age.
Existing Photovoltaics:
Yes/No; Criteria noted. However, presence or absence of photovoltaic did not impact overall building condition.
Life Safety:
- Means of Egress (Architectural): Evaluation of apparent existence of proper smoke and/or fire doors, and if mechanical hold-open devices appear in good working condition. Notes if egress paths are direct and unencumbered, and whether there are enough exits relative to the facility population.
- Means of Egress (Electrical): Review of illuminated exit signs and whether they are in the proper locations and appear to be in good condition.
- Fire Protection (Sprinklers): Observation of type and age of system and components. Review of maintenance records and certifications, if available.
- Fire Alarms: Observation of type, age, and appearance of systems. Review of available testing records.
Security:
Entry Sequence: Observes if schools have only a camera/buzzer system at their main entrance or whether the main building entrance is adjacent or near the main office. (Adjacency/proximity of main office to main entrance allows for direct observation of the entire person, as well as control of their movements)
Lighting Quality / Control:
Observed (not measured) light levels at the working surface, type of light fixtures and whether they provide an even dispersion and control of light for general academic tasks as well as for use of technology. Apparent condition, locations, and lighting uniformity are noted.
Toilets and Fixtures:
Review of locations and apparent conditions of fixtures. Notes the maintenance and cleanliness of fixtures and flow of fixtures.
Plumbing Distribution Systems:
Review of piping type, apparent corrosion, and equipment, including presence or absence of water heater & back-flow preventer.
ADA / Accessibility (Architecture):
Observes whether the facility is compliant with the Americans with Disabilities Act (ADA) of 1990 standards. Evaluates adequacy and conditions of ramps, lifts, and elevators and whether every occupiable space in the facility can be accessed by anyone with a disability. Other considerations include compliancy of building elements such as clearances and door hardware.
ADA / Accessibility (Plumbing):
Evaluation of whether toilet facilities and plumbing fixtures are ADA-compliant.
Hazardous Materials:
The hazardous materials consultant reviewed the current AHERA documents provided by the District. A field visit was performed to confirm all known and suspected hazardous materials existing on site. The finding were generally consistent with the District’s AHERA Management Plans and any additional suspect hazardous materials were noted.
Structural Systems:
The assessment team conducted visual inspections to observe signs of deterioration. No exploratory demolition, removing finishes, or viewing above ceilings was conducted. Areas that were hard to reach, off limits, or obscured by other systems that prohibited view of the structure were not assessed. Each of the criteria listed below is considered as it relates to the structural elements of the building.
A “Yes” comment in the assessment indicates that we observed signs of deterioration. A “Not Observed” comment in the assessment indicates that we either did not observe any distress in the structural element or were not able to observe the element due to the aforementioned limitations, and this does preclude an unobserved area from distress.
- Roof structural framing:
As the framing is covered by roofing, observations are usually made from below. Water leaks are a common cause of damage to roof framing and part of the visual assessment is to look for signs of water damage. In wood framed structures, visual signs include mold or rotting wood. In structures with metal deck, visual signs include rusting of the deck and in concrete structures it can be cracks with rust stains or spalled concrete, indicated where a section of concrete has broken off (typically caused by water penetrating concrete through small cracks causing the steel reinforcing to rust and expand putting outward pressure on the concrete and causing it to break off).
- Floor structural framing:
Common signs of deterioration in floors can be cracks in floors finishes (such as terrazzo), cracks in the bottom of concrete slabs or beams, water damage like that in roofs and longitudinal cracks (or checks) in wood framing. Cracks in floor finishes while cosmetically objectionable is not necessarily an indication of a structural failure. There are several causes for cracks in wood framing members (joists or beams) which does not necessarily mean the member is structurally inadequate.
- Walls/columns:
Walls are typically framed with masonry, concrete, or wood or light gage metal studs with varying finishes. Columns typically consist of steel, concrete, or wood posts and can also be masonry piers. Common signs of deterioration in concrete and masonry walls are cracks in the walls. Cracks typically run vertically (bottom to top), although in masonry walls the cracks often follow the mortar joints. Cracks in walls can be caused by many factors: shrinkage in the wall due to changes moisture or temperature, movement of the supporting structure, or stresses in the wall caused by other loads. Concrete columns can have spalled concrete, wood posts can have longitudinal cracks (similar to floor members), and masonry piers can have cracks similar to walls.
- Foundations:
Notes the type of foundation. Some types include shallow spread footings (concrete pads) and deep foundations such as caissons and piles that extend deep into the ground. Foundations generally include concrete components and are located below ground – making the system difficult to observe without performing some excavation. Some common signs of deterioration are cracks in foundation walls and areas where there has been vertical movement, indicating some settlement of the structure over time, which can be common. The causes of the cracks are like those described for walls.
- Facades:
The structural components of the façade are typically the wall structure (see “Walls” above) but can also include the structural framing for overhangs or other horizontal elements that are part of the walls. Like in roof framing, moisture is a common cause for distress in facades. Common signs of distress are spalled concrete, cracks in concrete or masonry walls, and rusting steel members such as angle lintels over window and door openings in masonry walls. Note that some of these signs of deterioration do not necessarily indicate a structural deficiency and may only require maintenance.
- Identifiable Lateral System:
Notes the presence and type of lateral load-resisting system, such as steel braced frames or shear walls consisting of concrete or masonry walls. Often, steel braced frames are imbedded within walls, making them difficult to identify. With masonry walls, it can be difficult to determine if a wall is a shear wall or just a partition wall. It is not possible to determine the structural adequacy of shear walls or braced frames without an in-depth investigation and it should be noted that many masonry walls in older buildings have little or no reinforcing. Common signs of distress in concrete and masonry shear walls are like those described for walls above.
Community Assessment: Building Evaluation
The Community Assessment: Building Evaluation included several categories including historical value, emergency shelter status, and use of community and school within/without the buildings. Historical value reviewed the historic inventory and register status of the building. Because schools are often the largest structure in a neighborhood, the City has designated certain facilities as emergency shelters. Additionally, several schools are directly connected to community centers or utilize adjacent neighborhood facilities for athletics and enrichment. Whether the community utilized the building after hours or on weekends was also considered.
New Hampshire Division of Historical Resources (DHR) Status:
Yes/No; Comment, if applicable. Criteria will inform opportunities and constraints for modifying the existing building to meet changing physical demands for a 21st century learning environment.
Inventory of Historic Assets:
Yes/No; Comment, if applicable. Notes whether the building is listed on any inventory of historic assets. Criteria will inform opportunities and constraints for modifying the existing building to meet changing physical demands for a 21st century learning environment.
State Register of Historic Places:
Yes/No; Comment, if applicable. Notes whether the building is listed on a state Register of Historic Places. Criteria will inform opportunities and constraints for modifying the existing building to meet changing physical demands for a 21st century learning environment.
Locally Designated Historic District:
Yes/No; Comment, if applicable. Notes whether the building is within a local historic district. Criteria will inform opportunities and constraints for modifying the existing building to meet changing physical demands for a 21st century learning environment.
Emergency Shelter:
Yes/No; Comment, if applicable. Criteria noted and considered as part of the overall community building score. A designation by the city does not certify compliance for all state and federal requirements for the designation.
Community-Use Spaces:
Yes/No; Comment, if applicable. These were determined after speaking with school administration during site visits. Community spaces attached to schools were also considered. Criteria noted and considered as part of the overall community building score.
Building Suitability for School Use:
Yes/No; Comment, if applicable. Considered any major life-safety concerns for suitability. Criteria will inform opportunities and constraints for modifying the existing building.
Overall Community Building Rating:
This is a judgment on the part of the reviewer(s) that considers all aforementioned factors, as well as amenities located in proximity to school sites and access to public transportation.
