facility condition - prince george's community … 11-26 college wide facility condition ......

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

PPRRIINNCCEE GGEEOORRGGEE’’SS CCOOMMMMUUNNIITTYY CCOOLLLLEEGGEE

301 Largo Road Largo, Maryland 20774-2199

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Largo, Maryland 20774

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EMG 222 Schilling Circle; Suite 275 Hunt Valley, Maryland 21031 800.733.0660 410.785.6220 (fax) www.emgcorp.com

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Bill Champion Director, Asset Management Consulting 800.733.0660, x 6234 [email protected]

EMG Project #: 97943.11R-013.017

RFP 11-26 College Wide Facility Condition Assessment

Date of Report: March 7, 2012

On site Date: August 22, 2011

1.2 125520 _0001 Licensed asbestos contractor to sample and test suspect ACM 0 0 0 1 EA $2,500.00 $2,500 $2,500 $2,500

1.2 125493 _0001 HVAC system study 0 0 0 1 EA $7,250.00 $7,250 $7,250 $7,250

1.2 125518 _0001 Structural Follow-up Study 0 0 0 1 EA $8,000.00 $8,000 $8,000 $8,000

1.2 125716 _0001 Lightning Protection Study 0 0 0 1 EA $1,000.00 $1,000 $1,000 $1,000

1.2 125606 _0001 Measured ADA Study of Property 0 0 0 2500 EA $3.25 $8,125 $8,125 $8,125

3.2 125689 C1023 Replace school door knobs with ADA lever 20 20 0 2 EA $542.00 $1,084 $1,084 $1,084

3.2 125691 C1034 Add ADA handrail extensions to existing metal handrails 30 30 0 18 EA $350.00 $6,300 $6,300 $6,300

3.2 125721 C3005 ADA compliance at interior unit entry door 0 0 0 2 EA $2,500.00 $5,000 $5,000 $5,000

3.2 125523 C3005 Restroom, Reconfigure for ADA compliance 20 20 0 2 Each $54,000.00 $108,000 $108,000 $108,000

3.2 125695 C3005 ADA, relocate mirror to 40" height at reflective surface 0 0 0 4 Each $92.00 $368 $368 $368

3.2 125690 C3025 ADA, Securely attach existing carpeting 0 0 0 20 SY $18.00 $360 $360 $360

3.2 125696 D2013 Replace lavatory with ADA paddle handles 20 20 0 6 EA $555.00 $3,330 $3,330 $3,330

3.2 125693 D5033 Lower payphone to accessible height 0 0 0 1 Each $400.00 $400 $400 $400

3.2 125694 D5037 ADA, Replace existing horn with horn/strobe 15 15 0 20 EA $308.04 $6,161 $6,161 $6,161

3.2 125692 G2025A ADA, install/replace signage giving direction to accessible entrance 0 0 0 3 Sign $106.36 $319 $319 $319

3.2 125688 G2035 ADA, install new wood H/C access ramp, 4' wide, railings both sides 0 0 0 24 LF $638.00 $15,312 $15,312 $15,312

3.2 125697 G5020 ADA, Wrap drain pipes below accessible lavatory 0 0 0 5 EA $65.00 $325 $325 $325

5.2 125533 B2011 Caulking, expansion joints,1"x1/2", remove and replace 15 15 0 760 LF $6.31 $4,796 $4,796 $4,796

5.2 125698 G2031 Replace concrete sidewalk, 3' to 5' wide 30 30 0 200 SF $8.60 $1,720 $1,720 $1,720

5.3 125531 G2022 Remove and replace concrete paving 30 30 0 450 SF $8.00 $3,600 $3,600 $3,600

6.2 125815 B2011 Concrete Masonry Shell - Repair Allowance 50 48 2 1 Each $110,000.00 $110,000 $110,000 $110,000

6.3 125699 B3011A Built-up roofing minor membrane repairs - (2% of roof area) 0 0 0 3 SQ $453.35 $1,360 $1,360 $1,360

6.3 125540 B3011K TPO, Roof replacement 45 mills, full adhered 20 12 8 257 SQ $714.09 $183,521 $183,521 $183,521

6.3 126338 B3022 Replace roof hatch 25 17 8 2 EA $1,405.01 $2,810 $2,810 $2,810

6.4 125715 B2011 Scrape and paint exterior metal 7 6 1 1950 SF $1.56 $3,042 $3,042 $3,042 $6,084

6.4 125714 B2011 EIFS refinish, upper floor 0 0 0 11.99 CSF $576.00 $6,906 $6,906 $6,906

6.4 125720 B2011 EIFS refinish and crack repair, upper floor 15 15 0 2 CSF $576.00 $1,152 $1,152 $1,152

6.4 125713 B2011 EIFS refinish, first floor 0 0 0 52 CSF $387.00 $20,124 $20,124 $20,124

6.4 125707 C1011 Replace metal stud walls 0 0 0 2 SF $530.44 $1,061 $1,061 $1,061

6.6 125708 C1021 Coiling fire door, 50 SF and larger 25 25 0 100 SF Face $36.50 $3,650 $3,650 $3,650

7.1 125816 0001 HVAC Addition to Costume Rooms and Orchestra Pit 20 18 2 1 Each $33,000.00 $33,000 $33,000 $33,000

7.1 125702 D2022 Combined domestic and space heating steam boiler, service 15 7 8 1 EA $10,000.00 $10,000 $10,000 $10,000

7.1 125498 D2031 Replace black steel pipe up to 4" 40 39 1 600 LF $64.68 $38,808 $38,808 $38,808

7.1 125495 D3041 Replace air handler 8,000 to 12,000 CFM 20 19 1 1 EA $11,970.00 $11,970 $11,970 $11,970

7.1 125494 D3041 Air handler 18,000-20,000 CFM 15 10 5 1 EA $14,157.00 $14,157 $14,157 $14,157

7.1 125522 D3042 Exhaust Fan 800 CFM 10 7 3 1 EA $1,081.00 $1,081 $1,081 $1,081

7.1 125719 D3043 Steam piping gate valves, replace 20 19 1 16 EA $162.00 $2,592 $2,592 $2,592

7.1 125717 D3043 Steam trap, 3/4-inch, replace 20 19 1 16 EA $356.00 $5,696 $5,696 $5,696

7.1 125703 D3044 Duct reheat coil, 1 row, steam, 12"x24" 25 24 1 16 Each $1,064.00 $17,024 $17,024 $17,024

7.1 125501 D3044 Pipe insulation, 4" pipe, install 1-inch fiberglass 25 25 0 310 LF $10.65 $3,302 $3,302 $3,302

7.2 125504 D2011 Replace flush valve & water closet 25 24 1 15 EA $891.74 $13,376 $13,376 $13,376

Report Section ID Cost Description Lifespan (EUL) Observed Age (EAge) Remaining Life (RUL) Quantity Unit Unit Cost Subtotal 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 Deficiency Repair Estimate

Replacement Reserves Report Queen Anne Fine Arts (EMG) 3/7/2012

Page 1 of 2AssetCALC.Net by EMG

3/7/2012http://assetcalc.net/Reports/ReplacementReserve.aspx

7.2 125503 D2012 Replace urinal 35 34 1 5 EA $1,013.90 $5,070 $5,070 $5,070

7.2 125506 D2013 Replace china wall hung lavatory and faucet 35 34 1 12 EA $640.60 $7,687 $7,687 $7,687

7.2 125709 D2031 Replace galvanized waste lines with cast iron 50 47 3 550 LF $53.85 $29,618 $29,618 $29,618

7.4 125817 0001 Lightning Protection System 20 18 2 1 EA $30,000.00 $30,000 $30,000 $30,000

7.4 125510 D5010 Replace Main Distribution Panel/Switchgear 20 19 1 1 EA $56,000.00 $56,000 $56,000 $56,000

7.4 125705 D5011 Replace Main Dry transformer 500KVA 30 29 1 1 EA $57,550.00 $57,550 $57,550 $57,550

7.4 125512 D5012 Breaker panel 225 amps, 30 circuits 40 39 1 6 EA $2,734.80 $16,409 $16,409 $16,409

7.4 125514 D5012A Breaker panel 100 amps, comm. 12 circuits 40 39 1 4 EA $1,427.20 $5,709 $5,709 $5,709

7.4 125515 D5021 Add GFCI outlets at existing locations 15 15 0 5 Each $50.00 $250 $250 $250

7.6 125711 D4011 Fire Sprinkler Inspection, minor repairs 0 0 0 1 EA $1,150.00 $1,150 $1,150 $1,150

7.6 125706 D4011 Fire Sprinkler, light hazard, install at multi-story bldg. 5 5 0 33455 SF $5.11 $170,955 $170,955 $170,955

7.6 125712 D5037 Fire alarm panel addressable, with voice 15 14 1 1 EA $12,114.90 $12,115 $12,115 $12,115

7.6 125710 D5037 Pull station 15 15 0 20 EA $148.52 $2,970 $2,970 $2,970

8.1 125568 C3011 Paint interior walls, drywall 5 3 2 21000 SF $0.84 $17,640 $17,640 $17,640 $35,280

8.1 125569 C3011 Paint interior walls, drywall 5 2 3 7200 SF $0.84 $6,048 $6,048 $6,048 $12,096

8.1 125981 C3024 Replace Vinyl tile 18 18 0 277 SY $65.00 $18,005 $18,005 $18,005

8.1 125561 C3025 Replace carpet - standard commercial 8 4 4 324 SY $50.18 $16,258 $16,258 $16,258

8.1 125559 C3025 Replace carpet - standard commercial 8 6 2 331 SY $50.18 $16,610 $16,610 $16,610

8.1 125565 C3031 Paint ceilings, over 15 ft. above floor 10 8 2 3600 SF $2.18 $7,848 $7,848 $7,848

8.1 125563 C3032 Replace acoustical ceiling tile system, fire rated,including demo 20 12 8 38.4 CSF $498.00 $19,123 $19,123 $19,123

8.1 125521 F2021 Asbestos floor tile and mastic removal 20 20 0 2500 SF $3.25 $8,125 $8,125 $8,125

10.2 125516 D5021 Fluorescent fixture, replace 20 19 1 145 EA $140.08 $20,312 $20,312 $20,312

10.2 125517 D5021 Motion Sensor lighting control installation 0 0 0 23 EA $91.00 $2,093 $2,093 $2,093

10.2 125519 D5092 Replace Exit light,LED, single or double face, battery back up 20 20 0 20 EA $345.32 $6,906 $6,906 $6,906

Totals, Unescalated $431,959 $273,359 $215,098 $36,747 $16,258 $14,157 $0 $17,640 $224,544 $0 $1,229,762

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

Totals, Escalated (3.0%, compounded annually) $431,959 $281,560 $228,197 $40,154 $18,299 $16,412 $0 $21,695 $284,446 $0 $1,322,721

Report Section ID Cost Description Lifespan (EUL) Observed Age (EAge) Remaining Life (RUL) Quantity Unit Unit Cost Subtotal 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 Deficiency Repair Estimate

Replacement Reserves Report Queen Anne Fine Arts (EMG) 3/7/2012


3/7/2012http://assetcalc.net/Reports/ReplacementReserve.aspx

** Includes location factor and inflation.

1.2 Follow-up Recommendations $26,875.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $26,875.00 $26,875

3.2 ADA Accessibility $146,958.88 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $146,958.88 $146,959

5.2 Parking, Paving and Sidewalks $6,515.60 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $6,515.60 $6,516

5.3 Drainage Systems and Erosion Control $3,600.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $3,600.00 $3,600

6.2 Superstructure $0.00 $0.00 $110,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $110,000.00 $116,699

6.3 Roofing $1,360.05 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $186,331.15 $0.00 $187,691.20 $237,399

6.4 Exterior Walls $29,243.12 $3,042.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $3,042.00 $0.00 $35,327.12 $36,230

6.6 Windows and Doors $3,650.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $3,650.00 $3,650

7.1 Building Heating, Ventilating, and Air-conditioning (HVAC) $3,301.50 $76,090.00 $33,000.00 $1,081.00 $0.00 $14,157.00 $0.00 $0.00 $10,000.00 $0.00 $137,629.50 $146,945

7.2 Building Plumbing $0.00 $26,132.80 $0.00 $29,617.50 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $55,750.30 $59,281

7.4 Building Electrical $250.00 $135,667.60 $30,000.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $165,917.60 $171,815

7.6 Fire Protection Systems $175,075.45 $12,114.90 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $187,190.35 $187,554

8.1 Interior Finishes $26,130.00 $0.00 $42,097.58 $6,048.00 $16,258.32 $0.00 $0.00 $17,640.00 $25,171.20 $0.00 $133,345.10 $149,280

10.2 Other $8,999.40 $20,311.60 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $29,311.00 $29,920

Totals, Unescalated $431,959 $273,359 $215,098 $36,747 $16,258 $14,157 $0 $17,640 $224,544 $0 $1,229,762

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

Totals, Escalated (3.0%, compounded annually) $431,959 $281,560 $228,197 $40,154 $18,299 $16,412 $0 $21,695 $284,446 $0 $1,322,721

Report Section

2011 2012 2013 2014 2015 2016 2017 2018 2019 2020

Deficiency Repair Total,

Unescalated *

Total, Escalated

**

Executive Summary Queen Anne Fine Arts (EMG) 3/7/2012


3/7/2012http://assetcalc.net/Reports/ExecutiveSummary.aspx

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

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

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

1.1. Summary of Findings ............................................................................................. 2 1.2. Follow Up Recommendations ............................................................................... 3 1.3. Opinions of Probable Cost .................................................................................... 5 1.3.1. Methodology ....................................................................................................... 5 1.3.2. Immediate Repairs ............................................................................................. 5 1.3.3. Facility Condition Over the Term ........................................................................ 5

2. Purpose and Scope .................................................................................................... 7 2.1. Purpose ................................................................................................................. 7 2.2. Scope .................................................................................................................... 7 2.3. Personnel Interviewed ........................................................................................... 8 2.4. Documentation Reviewed ..................................................................................... 9 2.5. Pre-Survey Questionnaire ..................................................................................... 9 2.6. Weather Conditions ............................................................................................. 10

3. Code Information, Accessibility, and Mold ............................................................ 11 3.1. Code Information, Flood Zone and Seismic Zone ............................................... 11 3.2. ADA Accessibility ................................................................................................. 12

4. Existing Building Assessment ................................................................................ 15 4.1. Space Types ........................................................................................................ 15 4.2. Spaces Observed ................................................................................................ 15

5. Site Improvements ................................................................................................... 16 5.1. Utilities ................................................................................................................. 16 5.2. Parking, Paving, and Sidewalks .......................................................................... 16 5.3. Drainage Systems and Erosion Control .............................................................. 17 5.4. Topography and Landscaping ............................................................................. 17 5.5. General Site Improvements ................................................................................. 18

6. Building Architectural and Structural Systems .................................................... 19 6.1. Foundations ......................................................................................................... 19 6.2. Superstructure ..................................................................................................... 19 6.3. Roofing ................................................................................................................ 20 6.4. Exterior Walls ...................................................................................................... 21 6.5. Exterior and Interior Stairs ................................................................................... 22 6.6. Windows and Doors ............................................................................................ 22 6.7. Patio, Terrace, and Balcony ................................................................................ 23

7. Building Mechanical and Electrical Systems ........................................................ 24 7.1. Building Heating, Ventilating, and Air-conditioning (HVAC) ................................ 24 7.2. Building Plumbing ................................................................................................ 26 7.3. Building Gas Distribution ..................................................................................... 27 7.4. Building Electrical ................................................................................................ 27 7.5. Building Elevators and Conveying Systems ........................................................ 28 7.6. Fire Protection Systems ...................................................................................... 28

8. Interior Finishes and Equipment ............................................................................ 31 8.1. Interior Finishes ................................................................................................... 31 8.2. Commercial Kitchen Equipment .......................................................................... 32

9. Other Structures ....................................................................................................... 33

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


10. Operation Cost Savings Opportunities .................................................................. 34 10.1. HVAC Equipment .............................................................................................. 34 10.2. Other Systems or Materials ............................................................................... 34

11. Appendices ............................................................................................................... 35

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YO U R P A R T N E R I N R E AL E S T A T E L I F E C Y C L E P L A N N I N G & MA N A G E M E N T 800.733.0660 • www.emgcorp.com

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EMG has completed a Facility Condition Assessment (FCA) of the Queen Anne Fine Arts Building, located at 301 Largo Road in Largo, Prince George’s County, Maryland 20774. The FCA was performed on August 22, 2011. EMG prepared this FCA report to support the FY2011-2013 Strategic Plan to improve the overall condition and reliability of Heating, Ventilating, and Air-conditioning (HVAC) equipment and systems throughout the campus. This report includes a complete and accurate inventory of systems and equipment, a baseline condition assessment of systems/equipment, and recommended corrective actions and costs associated with correcting deficiencies to meet this objective.

The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Managers during the site visit, interviews of available property management personnel familiar with the Property, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties.

No testing, exploratory probing, dismantling or operating of equipment or in-depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas may have been observed (See Section 2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted.

This report has been prepared on behalf of and exclusively for the use of Prince George’s Community College for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than Prince George’s Community College or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG.

Any reuse or distribution of this report without such consent shall be at Prince George’s Community College and the recipient’s sole risk, without liability to EMG.

Any questions regarding this report should be directed to Bill Champion at [email protected] or at 800.733.0660, x6234.

Prepared by: Jill Orlov, Mark Chamberlain, Gary DeShayes, Frank Lee, Field Observers

Reviewed by:

Daniel White Technical Report Reviewer for Bill Champion, PE, CEM, PMP Director, Asset Management Consulting

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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: 301 Largo Road, Largo, Maryland 20774

Year constructed: 1967

Stage and catwalk renovated 1997

Management Point of Contact:

Henry L. Dickson

Planning and Programming Manager Building type: Performing Arts Theater

Building square footage: 22,852 (Building NASF)

33,455 (Total GSF) Number of buildings: One Number of stories: Double height auditorium with two-story office support

Building construction: Concrete masonry unit encased steel frame with concrete-topped metal decks.

Roof construction: Flat roofs with built-up asphalt

Exterior Finishes: Brick veneer with exterior insulation and finish system (EIFS) on columns and fascia

Heating and/or Air-conditioning:

The building is supplied with steam and chilled water from the central system located at Bladen Hall.

Common areas, offices, classrooms, lobby, stage and auditorium: Two high capacity air handling units for the HVAC system and one electric/steam 190-gallon water heater for the domestic hot water system.

Fire and Life/Safety: Limited fire sprinklers, hydrants, smoke detectors, alarms, extinguishers, and CO2 fire suppression system

Dates of visit: August 22, 2011

Point of Contact (POC): Henry L. Dickson

Planning and Programming Manager Assessment and Report Prepared by: Jill Orlov, Mark Chamberlain, Gary DeShayes, Frank Lee

Reviewed by: Bill Champion

[email protected]

800.733.0660 x 6234

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 moderately in recent years and is in fair overall condition.

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According to Facilities Management, the building itself has had no significant capital improvements in recent years.

The two toilet rooms (#101 and #102) off the lobby are scheduled to be renovated for ADA compliance: Restroom Renovation College Wide RFP 10-0022. The estimated completion date is January, 2012.

A portion of the property is under construction to bring new power and communication services to the building: Upgrade Campus Electrical and Communication Duct Bank System CC 08-MC01/10-388. The estimated completion date is April, 2012. A conduit set was recently installed to the existing power transformer room in the basement. Elements of the construction not complete include laying the infrastructure, installing the wiring and replacing the sidewalks. This FCA assumes that all remaining work will be completed to the satisfaction of the Owner and municipal authorities and assumes that an occupancy permit will be issued. This FCA is not intended to be used for construction inspection or observation purposes, and no opinion as to the quality of workmanship or the state of completion should be implied.

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As part of the FCA, a limited assessment of accessible areas of the building 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 is visible suspected mold growth of an approximate aggregate of five square feet observed on the women’s dressing room #121 ceiling tiles and pipe insulation above. The carpeting at the north end under the proscenium arch is wet. Directly above this area is the mechanical room penthouse #300. The majority of the concrete floor is damp with an area of ponding under the air handler.

The mold appears to be the result of water intrusion or piping condensation. The presence of mold in exterior and interior environments is normal and unavoidable. 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. The wet carpet on stage and wet floor in the air handling room appear to be from a roof leak. The roof directly above this area was wet from a recent heavy rain. The plaster ceiling directly above the air handler was damaged and moisture stained. In addition, some of the piping around the air handler was uninsulated and excessive moisture condensation was also observed. The floor drain basket directly below the wet pipe is filled with rust debris.

Based on the apparent limited extent of mold (less than 30 square feet), the mold can be abated by the on site maintenance staff as part of the property’s routine maintenance program. Such persons should receive training in accordance with OSHA on proper clean-up methods, personal protection, and potential health/safety hazards. The cost of mold remediation in the limited area is not included in the cost tables. Costs to address the apparent cause of the moisture and apparently active roof leaks are included in Sections 6.3, 7.1 and 7.2.

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The following issues require additional study:

Accessibility is in poor condition. Full ADA compliance will require an additional study to provide access between various levels including the administration area, classroom #110, upper and lower areas of the auditorium and the lobby. Wheelchair lifts, extensive ramping or elevators will be required. The only way to enter the auditorium is through the auditorium, not the entire building. There is only stair access on the interior between the lobby and the upper area of the auditorium. Currently, the only option is to exit the building at the lobby level and re-enter at the lowest auditorium level along the south sidewalk at a designated ADA entrance. There is no access from the two wings on the east side of the building including a classroom and offices to the backstage corridor and reception area #113. The classroom #110 currently has a ramp to the raised floor that is too steep to be compliant. None of the interior stair railings have extensions and the baluster spacing is non-compliant. Heights of the guardrails at the landings are also non-compliant. The restrooms off the administration wings are non-compliant due to turn around space and could be converted to unisex or single user restrooms. The dressing room restrooms and showers are non-compliant due to high curb and size of shower stall, size of toilet stalls and fixtures. An architectural professional must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost to retain an architectural professional is included in the Replacement Reserves Report. Cost allowances to accommodate some of the readily modifiable non-compliant areas are included in the Replacement Reserves Report.

Isolated areas of floor tile, ceiling tile, ceiling plaster and pipe insulation are in poor condition. Tile flooring, ceiling plaster, and insulation at pipe joints were reported positive for asbestos in the Asbestos Operations and Maintenance Plan, dated May 21, 2010, provided by Dr. Mosby. The flooring observed throughout the facility includes the corridors, stair landings, classroom #200, and shop area #200A. Several areas of the flooring in #200A were damaged, missing tiles, and covered with tape as a makeshift protection in some sections. Damaged suspect asbestos insulation pipe elbows were observed in the mechanical penthouse room #300. An engineering professional must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost to retain an engineering professional is included in the Replacement Reserves Report. Although, the Asbestos Operations and Maintenance Plan indicated that the abatement is to occur in the renovation, the Capitol Planning forecast for renovation is 2016. Cost allowances to abate the insulation and ceiling plaster or to encapsulate the flooring are included in the Replacement Reserves Report in Section 8.1. See Section 8.1 for further information regarding the flooring and ceiling finishes and Section 7.1 for further information about the pipe insulation.

The concrete masonry shell enclosing the stage house has cracks on all levels from the basement up to the mechanical penthouse. Vertical and diagonal cracks were observed in the interior related to the columns and beams supporting the proscenium arch, the stage grid fly system, and the mechanical penthouse. As stated in Sections 6.2 and 6.3, ponding/pooling and buckling of the roof above the penthouse mechanical room shows possible evidence of structural settlement over the proscenium arch. Previous brick mortar repairs are evident on the exterior of the mechanical penthouse around the perimeter base. An engineering professional must be retained to analyze the existing condition, provide recommendations, and if necessary, estimate the scope and cost of any required repairs. A cost allowance to retain an engineering professional is included in the Replacement Reserves Report. The cost for any possible subsequent repairs is included in the cost tables as a budget allowance for the remedy.

The costume rooms and orchestra pit located in the basement of the building are not provided with ventilation, heating or cooling. Additionally, a dehumidifier is installed due to elevated humidity in the costume room area. Proper ventilation, heating and cooling of these areas of the building are recommended as these areas are occupied by student and staff personnel. EMG recommends an engineering professional be retained to analyze the existing conditions, provide system installation and recommendations, and estimate the size, scope and cost of a new HVAC and ventilation system. The cost to retain an engineering professional is included the Replacement Reserves Report. The cost of the HVAC and ventilation system equipment to be installed is a budget estimate in Section 7.1.

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The building is currently not protected against lightning strikes by a lightning arresting grid system. According to the POC, this area is known for severe storms and past lighting strikes have damaged some chillers and the electrical 13-K switchgear (located at Bladen Hall) which provides power to the parking lot lights. Based on these observations, EMG recommends installation of a lightning protection system. The system must be carefully designed to ensure that static discharges are provided with an adequate path to ground. EMG recommends an engineering study be conducted to determine the feasibility and cost of installing a building wide lightning protection system. A cost for this study is included in the Replacement Reserves Report.

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This section provides estimates for the repair and capital reserves items noted within this Facility Condition Assessment (FCA).

These estimates are based on invoice or bid documents provided by the Owner/facility and on construction costs developed from construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions.

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Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, and the quality and amount of preventive maintenance exercised are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age.

Where quantities could not be derived from actual takeoff, lump sum or allowances are used. Estimated costs to correct are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct, and manage the corrections.

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Immediate Repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if left unremedied, have the potential to result in, or contribute to, critical element or system failure within 120 days or will result most probably in a significant escalation of its remedial cost. Costs identified as such are included in the first year of the Replacement Reserves Report.

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Replacement Reserves are for recurring probable expenditures that are not classified as operation or maintenance expenses and should be annually budgeted for in advance. These needs are reasonably predictable both in terms of frequency and cost. However, they may also include components or systems that have an indeterminable life, but nonetheless have a potential liability for failure within an estimated time period.

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Replacement Reserves excludes systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded.

Replacement costs were solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and/or previous experience in preparing such schedules for other similar facilities. Costs for work performed by ownership’s or property management’s maintenance staff were also considered. All costs are scrutinized and verified through research, as discussed above.

EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period, which is defined as the loan term plus two years. Additional information concerning systems or components respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined as Immediate Repairs.

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The purpose of this report is to assist the College in evaluating the physical aspects of this property and how its condition may affect the College’s financial decisions over time. For this FCA, the major independent building components were observed and their physical conditions were evaluated in accordance with ASTM E2018-01. These components include the site and building exteriors, interior areas, and the interior of the buildings. The estimated cost for repairs and/or capital reserve items are included in the cost estimates presented in the previous section. All findings relating to these opinions of probable costs are included in the relevant narrative sections of this Report.

The Facilities Management staff and code enforcement agencies were interviewed for specific information relating to the physical property, code compliance, available maintenance procedures, available drawings, and other documentation. The property’s systems and components were observed and evaluated for their present condition. The estimated costs for repairs and/or capital reserves are included in the enclosed cost tables. All findings relating to these opinions of probable costs are included in the narrative sections of this report.

The physical condition of building systems and related components are typically defined as being in one of three conditions: Good, Fair, or Poor, or a combination thereof. For the purposes of this report, the following definitions are used:

Good = Satisfactory as-is. Requires only routine maintenance over the assessment period. Repair or replacement may be required due to a system’s estimated useful life.

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

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

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The College buildings and site area shall be evaluated to identify any deficiencies that would be considered deferred maintenance to include but not limited to: proposed replacements for equipment that is at the end of life cycle, life safety, upgrades and repairs to buildings systems, infrastructure, utilities and grounds. The assessment period identified in this report is defined as 20 years. The standard scope of the Facility Condition Assessment includes the following:

Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.

Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.

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

Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.

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Perform a limited assessment of accessible areas of the building(s) for the presence of mold, conditions conducive to mold growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected mold, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.

List the current utility service providers. Review maintenance records and procedures with the in-place maintenance personnel. A determination of the current flood plain zone and seismic zone for the Property. Provide recommendations for additional studies, if required, with related budgetary information. Provide an Executive Summary at the beginning of this report with a Project-At-A-Glance cost estimate

as a quick, user-friendly summary of the Property’s condition and the assigned costs by category. These costs are tied to the report sections where reference to the issues are clearly defined and expanded.

The physical condition of building components to be repaired is typically defined as being in one of five categories: Priority One through Five. For the purposes of the AssetCALC.net database, the following definitions are used:

Priority One = Critical - Requires immediate attention to correct a cited safety hazard, stop accelerated deterioration, or return equipment or systems to operation.

Priority Two = Potentially Critical (to be corrected in one year) - Conditions that, if not corrected expeditiously will become critical within one year.

Priority Three= Necessary (2-5 years) - Conditions that require appropriate action to prevent deterioration if deferred further.

Priority Four = Recommended (6-10 years) - Conditions that include items that represent a sensible improvement.

Priority Five = Does not meet current Code/Standards - Conditions that do not conform to existing codes, but do not require action until substantial work is undertaken, which would then require corrective action.

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

Name and Title Organization Phone Number

Henry L. Dickson

Planning and Programming Manager

Prince George’s Community College Office 301.341.3057

Cell 240.508.9156

Dr. David C. Mosby

Dean of Facilities Management Prince George’s Community College

Office 301.322.0655

Cell 240.508.9021

Dennis Wilson

Supervisor, Mechanical/Electrical Prince George’s Community College

Office 301.322.0670

Cell 240.508.9180

Debbie Phillips

Engineer Prince George’s County Building Department

Office 301.883.5855

Kim Boone Office of the Fire Marshal

Prince George’s County Fire Department

Office 301.583.1830

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Name and Title Organization Phone Number

Riley Swoiak Inspector (Fire sprinklers and Alarms)

VSC Fire & Security, Inc. Office 443.277.9137

Greg Cook Service Technician / Working Supervisor for property Chillers

American Mechanical Services (AMS) Office 301.518.4304

Jake Bennof Service Account/Engineer for Building Automation (BAS)

Siemens Office 301.440.0388

The FCA was performed by interviews at the facilities offices with the assistance of Henry Dickson, Planning and Programming Manager. The majority of the FCA was performed without a Facilities Management representative due to flooding issues on campus. The Facilities Management personnel were cooperative and provided information that appeared to be accurate based upon site observations. The Facilities Management personnel are very knowledgeable about the subject property and answered most questions posed during the interview process. Mr. Dickson, Planning and Programming Manager, has been involved with facilities management for three years. Dennis Wilson, Supervisor, Mechanical/Electrical, has been involved for 30 years.

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Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The following documents were provided for review while performing the FCA:

Site plan Floor plans Capital Planning Improvement Summary Roof warranty information Asbestos Operation and Maintenance Plan performed in-house by the Facilities Management

Department dated 5-21-2011 Construction documents for original construction by Waldon and Madden Architects, partial set dated

March 24, 1965 Construction documents for stage and catwalk renovation by Dimond, Adams Design Architects dated

March 10, 1997 Campus wide elevator and wheelchair lift proposals by Elevator Technologies dated March 1993.

No other documents were reviewed. The Documentation Request Form is provided in Appendix E.

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A Pre-Survey Questionnaire was sent to Facilities Management prior to the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this FCA.

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Weather conditions at the time of the site visit were partly sunny, with temperatures in the 80s (°F) and light winds.

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The following codes are currently in effect for the State of Maryland:

In addition, the following codes have been adopted by Prince George’s County:

FIRE

Building Codes:

2009 NFPA 101 Life Safety Code and Subtitle 11 Prince George's County Amendments 2006 International Building Code and Subtitle 4 Prince George's County Amendments

Sprinkler System:

2007 NFPA 13 Installation of Sprinkler Systems 2007 NFPA 13D Sprinkler Systems in One and Two Family Dwellings 2007 NFPA 13R Sprinkler Systems in Residential Occupancies up to 4 stories in height

Fire Alarm:

2007 NFPA 72 National Fire Alarm Code

ELECTRICAL

Electrical Code:

2002 NFPA 70 National Electric Code and Subtitle 2, Group 14B and Subtitle 9

STRUCTURAL

Building Code:

2006 International Residential Code 2006 International Building Code and Subtitle 4 Prince George’s County Amendments

ACCESSIBILITY CODE:

Current Prince George’s County Subtitle 4, Chapter 11 – Accessibility, Current Edition Maryland Accessibility Code

Code Type Code M odel

Building/Dwell ing Code IBC & IRC 2009 [Maryland Building Performance Standards (MBPS)]

Structural Code IBC & IRC 2009 [Maryland Building Performance Standards (MBPS)]

Plumbing Code 2006 National Standard Plumbing Code with 2007 Supplement & NFGC

M echanical Code 2009 IMC with modifications

Electrical Code 2008 NEC

Fire/Li fe Safety Code 2009 NFPA 101 Life Safety Code

Accessibi l i ty Code 2006 Maryland Accessibi l i ty Code

Energy Code 2009 IECC

Elevator Code 2009 IBC

Gas Code 2006 National Fuel Gas Code

O ther Codes Maryland Building Rehabil i tation Code: 2006 IEBC

Code Table

Applies to state bui ldings

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1994 American Disabilities Act

MECHANICAL/ENERGY

2006 International Mechanical Code 2006 International Energy Code 2006 International Energy Conservation Code

If significant renovations are performed on a building or structure that total more than 50% of the value of the building, as determined by the building official, then the entire structure must be brought up to current codes. On lesser renovations the new material or equipment must meet the current building codes but the other existing building components or systems are “grandfathered” and do not have to meet the current codes.

EMG anticipates that the structure will require significant renovations, and the entire building will have to meet the current codes:

Asbestos encapsulation or removal is required. ADA accommodation will require architectural reconfiguration to meet current standards. A smoke barrier or fire rated wall may be required between the stage and the scenery shop. Currently,

a wood stud wall finished with painted plywood separates the spaces.

According to the Flood Insurance Rate Map Number 2452080045D, published by the Federal Emergency Management Agency (FEMA) and dated September 6, 1996, 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 Zone 1, defined as area of low probability of damaging ground motion.

According to the Wind Zone Map, published by the Federal Emergency Management Agency (FEMA), the property is located in Zone II (160 mph) and is located in a Hurricane-Susceptible Region.

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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 Facilities Management that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance.

At an educational property, the areas considered as public accommodations, besides the site itself and parking are the exterior accessible route, the interior accessible route, and the interior common areas, including the common area restrooms.

Mr. Dickson has indicated that capitol allocations are committed to begin this winter to design and renovate 14 restrooms on campus to meet ADA requirements. Two restrooms in the Queen Anne Theater lobby are included with a capitol allocation of $54,000 each.

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The facility is not accessible in compliance with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows:

Ramps

The building requires the construction of a straight entrance ramp with handrails to allow wheelchair access at classroom #110.

Estimated Cost: 24 LF @ $638 LF = ............................................................................................. $15,312

Entrances/Exits

Lever action hardware is not provided at all accessible locations. Both north and south lobby entrances have pull hardware that requires a tight pulling area.

Estimated Cost: 2 @ $542 each = .................................................................................................. $1,064

Paths of Travel

Existing carpeting is not securely attached at the south side aisles of the auditorium including the stair to the balcony. Carpet replacement costs are included in Section 8.1; although, costs are included here for securing the carpet since these specific areas are potential tripping hazards.

Estimated Cost: 20 SY @ $18.00 /SY = ............................................................................................. $360

Stair handrails do not extend beyond the top and bottom risers.

Estimated Cost: 18 landings @ $350 each = .................................................................................. $6,300

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

Estimated Cost: 3 @ $106.36 each = ........................................................................................... $319.08

Modify location of telephones installed higher than what is essential for basic operation.

Estimated Cost: 1 @ $400 each = ..................................................................................................... $400

Add visual alarm to existing audible fire alarm.

Estimated Cost: 20 @ $308.04 each = ...................................................................................... $6,160.80

Restrooms

Modify existing toilet room accessories and mirrors.

Estimated Cost: 4 @ $92 each = ....................................................................................................... $368

Modify existing lavatory faucets to paddle type faucets. Faucet controls in #102 are push on; although, require excessive force and only stay on while pressed. Other non-compliant faucets are twist type.

Estimated Cost: 6 @ $555 each = .................................................................................................... 3,330

Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces.

Estimated Cost: 5 @ $65 each = ....................................................................................................... $325

Existing restroom doors are not wide enough to accommodate wheelchair access, and clear floor space beside the door swing is lacking at the dressing room restrooms.

Estimated Cost: 2 @ $2,500 each = ............................................................................................... $5,000

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

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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 total cost to address the achievable items noted above is $38,938.88. The individual costs are included in the Replacement Reserves Report as immediate items. The reported cost budgeted for the full renovation of $54,000 for each restroom off the lobby is included as a lump sum in the Replacement Reserves Report.

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The Theater has fixed seating for 843 on the ground floor and 268 at the balcony level. The stage has a full counter balanced fly system with 24 rails and a high capacity lift truss over the stage. There is a provision for an orchestra pit below the front of the stage with manually removable scaffolding and plywood decking.

The following table is an estimate of the spaces in the building that support the theater programs in the Queen Anne Fine Arts Building.

Space Types and Mix

Quantity Type Vacant Spaces

1 Theater with stage, balcony and control booth 0

1 Lobby 0

2 Ticket kiosk 0

3 Classrooms, theater studio, sound studio 0

2 Scenery Workshop and Costume Workshop 0

16 Offices 0

3 Mechanical 0

3 Storage – supplies, props and costumes 0

6 Restrooms including dressing rooms 0

37 TOTAL 0

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EMG observed all of the building in order to gain a clear understanding of the property’s overall condition. Areas accessed included the exterior of the property, the roofs, and all of the interior areas.

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

Site Utilities

Utility Supplier Condition and Adequacy

Sanitary sewer WSSC Good Storm sewer WSSC Good Domestic water WSSC Good Electric service PEPCO Good Natural gas service Not supplied to this building NA Internet Service Verizon Good

Observations/Comments:

According to Dennis Wilson, Supervisor, Mechanical/Electrical, the utilities provided are adequate for the property. There are no unique, on site utility systems such as septic systems, water or waste water treatment plants, or propane gas tanks.

See Section 7.4 for descriptions and comments regarding the emergency electrical generator. The ATS controls are located on site while the generator is located at Largo Student Center.

The campus is in the process of installing underground gray PVC conduit throughout the site for Data and Power. The new piping in process of installation was observed at the east side of the building, which enters the Queen Anne building into the basement mail electrical room. This work is part of the campus capital improvement project plan.

Steam supplies the HVAC systems and domestic hot water heater. The steam piping enters the building at the basement in the sump pump room through an underground tunnel. The steam is supplied from the on site Campus Central Plant at Bladen Hall.

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The Queen Anne Fine Arts Building is located near the center of the Campus on a portion of land nearest to Campus Way South to the north. The building is generally accessed from parking areas to the south by way of the central access road. The nearest parking lot (Lot K) for staff and disability parking is paved with asphalt. A service drive is located to the south and west of the building.

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

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Parking, site improvements, and surrounding areas are included in the overall site report under a separate cover. A cursory assessment of areas surrounding the building was performed to identify potential safety hazards or site items which may be negatively impacting the building.

Paving to the east is being replaced after the installation of new power and communication conduits. It is assumed that paving and landscaping will be restored to match the surrounding conditions.

Isolated walkway paving on the south side and isolated areas of elevated sidewalk on the north side of the building are in fair to poor condition. Sections of concrete paving at the grade level sidewalk and elevated sidewalk at the building perimeter will require replacement in areas with potential tripping hazards due to vertical displacement, cracking and spalling. The brick banding has significant mortar joint damage and will require repairs which are included in the concrete replacement costs. Expansion joints at column bases require re-caulking to reduce freeze-thaw deterioration. The cost of this work is included in the Replacement Reserves Report.

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Storm water from the roofs, landscaped areas, and paved areas flows into on site inlets and catch basins with underground piping connected to the municipal storm water management system.


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.

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The property is relatively flat.

The landscaping consists of trees, shrubs and lawn. Flower beds are constructed of wood timbers at the west side of the building.


The topography and adjacent uses do not appear to present conditions detrimental to the property.

The landscape materials are in good condition and will require routine maintenance over the assessment period.

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The building name is displayed on the exterior walls and on monument signs.

Exterior building illumination is provided by surface-mounted, cylindrical light fixtures mounted on the high soffits.

A wheeled trash bin is located at the loading dock on the concrete pavement. The bin is not enclosed.


The building identification signs are in good condition. Routine maintenance will be required over the assessment period.

The building light fixtures are in good overall condition. Routine maintenance will be required over the assessment period. However, one damaged light fixture, possibly from an oversized incandescent light bulb, is located adjacent to the loading dock on the east side of the building. The damaged light fixture will require replacement. The cost of replacement is relatively insignificant and the work can be performed as part of the property management’s routine maintenance program. The cost of this work is not included in the cost tables.

The trash bin is owned and maintained by the college. The trash bin is in good condition and will require routine maintenance over the assessment period.

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According to the structural drawings, the foundations consist of cast-in-place concrete perimeter wall footings and column pads with concrete masonry unit foundation walls, which support wall and column loads.

The auditorium seating is on a concrete slab on grade supported by concrete masonry unit foundation walls. A small service basement, with a steam tunnel for the central steam and electrical service gear, has load-bearing, concrete retaining walls.


The foundations and footings could not be observed directly during the site visit. There is no visible evidence of movement in the observable areas of the basement.

Dr. David Mosby reported that there is a natural spring in the open area to the east of the Queen Anne Arts Center that causes flooding in nearby buildings.

The floor of the basement sump and steam entry room and the electric switchgear room had visible evidence of water intrusion to the depth of approximately 1.5 inches. The base of the main transformer and main service switch cabinets are rusted up to this depth and pose a potential high hazard life safety condition. The current site utility distribution system, particularly to the east of the building, creates increased potential for an unpredictable storm water flood hazard in nearby buildings, even after the paving and landscape are restored. The two sump well pumps in the service basement have been replaced over the last five years along with the emergency sump alarm for high water level and since then, all has worked fine. The basement areas will require routine walk through inspection to ensure no flooding conditions occur and the sump pumps are operating as designed. Costs for sump pump replacements over the assessment period are included in Section 7.2.

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The building has structural steel columns and beams. The theater ceiling, catwalks, and roof are supported by long span deep trusses. The second floor classrooms, offices, stage fly grid, and mechanical penthouse room #300 are supported by conventional steel framing, open web joists and corrugated metal decking topped with lightweight concrete. Two 36 inch deep steel beams span the proscenium opening above the stage, one over the other. The second floor and roofs are constructed of metal decks supported by steel beams and open web steel joists. These decks are topped with lightweight concrete.

The steel structural frames are filled in with and entirely enclosed by concrete masonry unit walls.


The superstructure is exposed in the stage and theater craft areas and the mechanical penthouses, allowing for limited observation. Walls and floors generally appear to be plumb, level, and stable.

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The exception to structural stability is the stage fly gallery walls and areas related to the proscenium arch and mechanical penthouse. As stated in Sections 1.2 and 6.3, ponding/pooling and buckling of the roof above the penthouse mechanical room is noted, this shows possible evidence of structural settlement over the proscenium arch. The concrete masonry envelope enclosing the stage house has cracks on all levels from the basement up to the roof level. Vertical and diagonal cracks were observed in the interior related to the columns and beams supporting the proscenium arch, the stage grid fly system, and mechanical penthouse. Brick mortar repairs are evident on the exterior of the mechanical penthouse perimeter. Horizontal masonry joint separation was noted in the ground level toilet rooms. A professional engineer must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost to retain an engineering professional for this study is included in the Follow-Up Study Section 1.2. An allowance for the repairs is included in the cost table.

66..33 .. RROO OO FF II NN GG

The primary roofs are classified as flat. The roofs are finished with a stone aggregate over a multi-ply bituminous built-up membrane. The roof insulation, if any, could not be determined but generally presumed to be rigid boards. None was indicated in the original building section drawings; although, the roofing has been replaced at least once since initial construction.

The exterior perimeter walls have stainless metal coping edges extending four to six inches above the roof surface on the air handling room penthouse. There is a metal gravel stop around the perimeter. At the base of the brick penthouse walls, the roof membrane terminates along a cant strip with counter flashing that has been upgraded in recent years. The roofs have sheet metal flashing elements and built-up base and edge flashing.

There are two roof access hatches, one original and one upgraded in recent years. Both are accessed with vertical steel ladders and are located in the penthouse mechanical room and room 201A.

Storm water is drained from the roofs by internal drains. A drainage swale runs along the inside of the perimeter edge flashing. Internal drains are recessed down in wells and have full cast iron cover baskets. Storm water is collected by interior piping and discharged to the storm water system.

There is no attic. The long span deep trusses over the theater seating area supports corrugated roof decking above and wire lath ceiling plaster hung below. This construction creates a catwalk plenum area to access banks of ceiling openings for mounting theatrical lighting and equipment. The upper surface side of the ceiling has been insulated with fiberglass batt and loose fill insulation.


The roof finishes are 12 years old and covered by a warranty ending in 2019, according to the POC. A copy of the roof warranty index is attached in Appendix C. The roofs are inspected on a regular basis by the on site maintenance staff. Repairs or replacements are performed by an outside contractor as needed.

The fields of the roofs are in fair condition. Based on the estimated Remaining Useful Life (RUL), the roof membranes will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Report.

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There appears to be evidence of active roof leaks. There is water on the penthouse floor on the north side of the penthouse. It was not determined if this water is roof leakage or condensate from the air handling system. No other evidence of active roof leaks was observed. See below for a roof leak repair allowance.

There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work and upgraded to meet current insulation standards.

There is no evidence of fire retardant treated plywood (FRT) and, according to the POC, FRT plywood is not used.

The roof flashings and coping edge are in good condition and will require routine maintenance over the assessment period.

Roof drainage generally appears to be adequate; however, due to some standing water around the perimeter and wet conditions on the penthouse roof, re-sloping is required. All sections should slope to existing roof drains. The cost of this work is included in the Replacement Reserves Report. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance program.

The penthouse roof has rainwater pooling in the center of the roof and a buckle running between the two internal roof drains. Ponding/pooling and buckling of the membrane above the penthouse mechanical room shows possible evidence of structural settlement over the proscenium arch as discussed in Section 6.2. Although warranty service may cover repair of the roof buckling, a roof leak repair cost allowance is included in the Replacement Reserves Report.

The roof vents are in fair condition and will require routine maintenance over the assessment period. There is no evidence of moisture, water intrusion, or excessive daylight in the catwalk area. The penthouse roof ladder opens within approximately 12 inches of the roof edge and is a potential

safety hazard. The hatch should be replaced at the next scheduled roof replacement and possibly relocated. A cost is provided for replacement in the Replacement Reserves Report.

The fixed roof access ladder in room 202 has minimum toe clearance to the wall and does not conform to current OSHA standards. The replacement cost is relatively inexpensive and can be accomplished as a part of any future renovation project.

66..44 .. EEXX TT EE RR II OO RR WWAA LL LL SS

The exterior walls are finished with brick masonry. The soffits and freestanding vertical columns are clad with an exterior insulation and finish system (EIFS). The west side of the air handling penthouse is finished with factory finished corrugated metal panels.

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


The exterior brick finishes are in good condition. The sealants are in fair condition and will require routine

maintenance over the assessment period.

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The EIFS material is in good condition with isolated areas in poor condition. There is isolated impact damage on columns at the corners near the loading area, on the west side of the building and at the northeast corner entrance near the current utility service work. Isolated areas of the soffit have peeling paint finishes. The damaged finishes must be repaired using manufacturers protocols. A cost allowance for this work is included in the Replacement Reserves Report.

Protecting EIFS from physical damage will prevent premature failure, particularly at the loading dock. The cost of adding bollards and corner reinforcement is included in the Replacement Reserves Report.

In addition to these repairs, the EIFS material will require refinishing later in the assessment period. The estimated cost of this work is included in the Replacement Reserves Report.

The metal panel wall and louvers at the penthouse are in fair condition. Peeling and worn paint finishes were observed. Scraping and painting will be required. The estimated cost of this work is included in the Replacement Reserves Report.

66..55 .. EEXX TT EE RR II OO RR AA NN DD IINN TT EE RR II OO RR SSTT AA II RR SS

There are no exterior stairs.

The interior stairs are constructed of steel and have closed risers and concrete-filled steel pan treads. The handrails and balusters are constructed of metal, and the railings stop at the first and last riser post.


The interior stairs, balusters, and handrails are in good condition and will require routine maintenance over the assessment period. See Sections 1.2 and 3.2 for comments regarding the non-compliant stair railings and balusters.

66..66 .. WWII NN DD OO WW SS AA NN DD DDOO OO RR SS

There are no windows in this building.

Lobby entrance and west end entrance doors are metal framed doors with vision panels set in metal frames. Exterior service doors are hollow metal. The closer and panic hardware has been updated in recent years.

The interior doors are solid-core flush wood doors stained and finished, set in metal frames. The doors have spherical knobs, most with deadbolt locksets and mastered keys.

There are three interior roll-up doors and one on the exterior related to scenery shop materials delivery and operations.


According to the building office manager, the property experiences interior door jamb difficulties in the office areas that require maintenance repairs. This may relate to the structural settlement noted in Section 6.2. Continuing door maintenance will be required over the remaining life of the building as part of normal maintenance.

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There is a wood stud supported plywood wall assembly between the shop and the stage. Currently, only a standard seven or eight feet tall door is cut through this wall. Large stage equipment cannot be brought in this way. A fire-rated wall assembly should replace the wood stud and standard plywood wall assembly. An additional interior roll-up door matching the others is necessary for stage production and flow of large scale equipment and sets to be able to move from the loading area to the stage. The estimated cost of this fire-rated wall and roll-up door assembly is included in the Replacement Reserves Report.

The exterior doors and door hardware are in good to fair condition and will require routine maintenance over the assessment period.

66..77 .. PPAA TT II OO,, TTEE RR RR AA CC EE ,, AA NN DD BBAA LL CC OO NN YY

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

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

SS YY SS TT EE MM SS

77..11 .. BBUU II LL DD II NN GG HHEE AA TT II NN GG,, VVEE NN TT II LL AA TT II NN GG ,, AA NN DD AAII RR --CC OO NN DD II TT II OO NN II NN GG ((HHVVAACC))

The building is supplied with steam and chilled water from the central system plant located at Bladen Hall.

Steam supplies the HVAC systems and domestic water heater. The steam piping enters the building at the basement in the sump pump room through an underground tunnel.

Heating and cooling is provided to the building by two high-capacity air handling units, equipped with heating and cooling coils. One air handling unit is located in the penthouse mechanical room and the other air handing unit is located at the second floor mechanical room 202. The heating system and domestic hot water system both utilize one electric and steam 190-gallon water heater with reheat coils and circulating pumps.

Air handling units circulate conditioned air by insulated ducts concealed above the ceiling. Return air grilles are located adjacent to the supply ducts.

The mechanical systems are controlled from a building automation system (BAS) by “Siemens” for energy savings and more comfortable temperature control in the building. The HVAC air compressor and dryer are located in the second floor mechanical room. Thermostats linked with the BAS are placed in strategic locations throughout the building. The low-pressure steam system has one steel tank, controls and two five-HP condensate pumps located in the sub-basement.

Mechanical ventilation is provided in the bathrooms, auditorium shop, and maintenance storage closets by mechanical exhaust fans. Ventilation fans are located in the mechanical room and are connected by concealed ducts to each ventilated space.


The property does not have a dedicated HVAC repair and maintenance contractor for this building, with the exception of the BAS by Siemens (see below). On site personnel maintain the HVAC equipment or a contractor is retained when required.

Greg Cook of American Mechanical Services, the property’s HVAC maintenance contractor, was contacted to discuss the history of HVAC repairs, maintenance practices, and recent replacements. According to the contractor, they maintain the property’s chillers at the campus central plant and at some of the other buildings that have chillers in place. All chillers are reportedly in good condition requiring routine maintenance. No chillers are in place at this building and therefore, the site personnel maintain the HVAC equipment in this building.

Jake Bennof of Siemens, the property’s Service Account/Engineer for the Building Automation (BAS), was contacted to discuss the history of the BAS repairs, maintenance practices, and recent replacements. Opinions from the contractor were solicited regarding future repair and maintenance of the equipment. According to the contractor, the BAS currently in place is operating as designed with no major repairs or replacements needed, other than typical routine maintenance.

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The air handling units appear to be in good (AHU-Q1) to fair (AHU-1) condition. Based on their estimated Remaining Useful Life (RUL), the air handling units will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Report.

The reheat coils are original units and appear to be in fair condition. Based on their estimated Remaining Useful Life (RUL), the reheat coils will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Report.

The steam traps and valves associated with the reheat coils are original and appear to be in fair condition. Based on their estimated Remaining Useful Life (RUL), the steam traps and valves will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Report.

The hot and cold water distribution system appears to be in good to fair condition. Rusting conditions were observed at the HVAC piping in the penthouse mechanical room. Based on the estimated Remaining Useful Life (RUL) and condition, some piping replacements will be required during the assessment period. The cost of this work is included in the Replacement Reserves Report.

The steam condensate system appears in good condition. Based on the estimated Remaining Useful Life (RUL), replacement of the condensate pumps should be anticipated over the assessment period. The cost of this work is included in the Replacement Reserves Report.

The air compressor appears to be in good condition. The air compressor was rebuilt using an older tank (1984) and installing new motor and controls. Based on the estimated Remaining Useful Life (RUL), replacement of the condensate tank and pumps should be anticipated over the assessment period. The cost is included in the Replacement Reserves Report.

The electric/steam 190-gallon water heater appears to be in good condition. Based on its estimated Remaining Useful Life (RUL), the combination electric/steam water heater will require replacement during the assessment period. The cost is included in the Replacement Reserves Report.

The mechanical ventilation system and equipment appear to be in good condition. Based on the estimated Remaining Useful Life (RUL), replacement of the exhaust fan in mechanical room 202 should be anticipated over the assessment period. The cost of this work is included in the Replacement Reserves Report.

Asbestos (ACM) in the form of pipe insulation and elbow wraps were not sampled as part of the facility assessment but were reported to be positive from a previous report included in the Appendices. These materials are in good to poor condition. Suspect ACM was observed at the catwalk, mechanical room 202 and penthouse mechanical room on pipe elbows and pipe insulation. Some damaged areas were also found at these areas in the building. Proper remediation and disposal is recommended as some of these areas are damaged and as stated above, some pipe replacements will be required. Remediation of all asbestos elbow and pipe insulation is required to be performed by personnel specifically trained in the handling of hazardous materials. Areas missing insulation will also require new pipe insulation concurrent. The cost of this work is included in the Replacement Reserves Report. Refer to Section 1.2 for follow-up study recommendations.

No heating, cooling or ventilation is provided at the basement costume rooms and orchestra pit. Additionally, a dehumidifier is installed due to elevated humidity in the costume room area. Proper ventilation, heating and cooling of these areas of the building are recommended as these areas are occupied by student and staff personnel. EMG recommends an engineering professional be retained to analyze the existing building conditions, provide system installation and recommendations and, estimate the size, scope and cost of a new HVAC and ventilation system. The cost to retain an engineering professional and an allowance for the new system are included in Section 1.2 of this report.

Suspect mold was observed at the ceiling tiles in the women’s dressing room 121. The mold appears to be from condensation or slow leak from the HVAC system piping located above the suspended ceiling grid. Condensation on HVAC piping was also observed at the penthouse mechanical room. Based on these observations, re-insulating the chilled piping, where needed, will be required within the year. Some pipe and pipe insulation replacement costs are included above.

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Abandoned motors were observed at the old generator concrete pad in mechanical room 202. Removal and proper disposal of the abandoned motors can be accomplished as part of the property’s routine maintenance operations. The cost of this work is not included in the cost tables.

Damaged insulation observed at the HVAC ducts crossing over the catwalk is minimal and can easily be replaced as part of the property management’s routine maintenance program. The cost of this work is not included in the cost tables.

The access panels (at two locations) on the HVAC sheet metal ducts have significant air leakage at the penthouse mechanical room. Proper sealing of the ducts will be required. The cost of this work is relatively insignificant and can be performed as part of the property management’s routine maintenance program. The cost of this work is not included in the cost tables.

77..22 .. BBUU II LL DD II NN GG PPLL UU MM BB II NN GG

The plumbing systems include the incoming water service, the cold water piping system, and the sanitary sewer and vent system. The risers and the horizontal distribution piping are copper. The soil and vent systems are cast iron and galvanized.

The water meters are located in vaults adjacent to the public streets. A sub-meter is located at the fire suppression system backflow preventer.

Domestic hot water is supplied by the combination HVAC system and domestic hot water system described in Section 7.1.

Storm water in the subterranean basement flows into and is collected in a steel basin. The sump is located beneath the lowest level of the basement floor. Two 1.5 HP sump pumps eject the storm water into the municipal storm water system.

The common area restrooms have commercial-grade fixtures and accessories including water closets and lavatories.

Drinking fountains are located at the lobby (two) and at the rear corridor adjacent to the stairs.


The plumbing systems appear to be well maintained and in good to fair condition requiring routine maintenance. The water pressure appears to be adequate. Galvanized piping was observed at the catwalk (4-inch size) and through-the-foundation wall (3-inch size) for the discharge line from the sump pumps. The foundation wall below the sump pump discharge piping has staining that may be an indicator of slow galvanized pipe leaks. Based on the estimated Remaining Useful Life (RUL) and condition, the plumbing systems will require repairs or partial pipe replacement over the assessment period. The cost of this work is included in the Replacement Reserves Report.

There is no evidence that the property uses polybutylene piping for the domestic water distribution system. According to the POC, polybutylene piping is not used at the property.

The pressure and quantity of hot water appear to be adequate. The sump pumps are reported to be in good condition. Based on their estimated Remaining Useful Life

(RUL), the sump pumps will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Report.

Damaged insulation observed at the domestic copper piping in the catwalk is minimal and can easily be replaced as part of the property management’s routine maintenance program. The cost of this work is not included in the cost tables.

The accessories and fixtures in the common area restrooms are in fair condition. Based on the estimated Remaining Useful Life (RUL) and their condition, the fixtures will require replacement during the assessment period. The cost of this work is included in the Replacement Reserves Report. Replacements of the plumbing fixtures with low-flow type fixtures will help save on water usage in the building.

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77..33 .. BBUU II LL DD II NN GG GGAA SS DDII SS TT RR II BB UU TT II OO NN

Not applicable. The property is not supplied with natural gas.

77..44 .. BBUU II LL DD II NN GG EELL EE CC TT RR II CC AA LL

The electrical supply lines run underground to a 500 kva transformer in the main building electrical transformer/switchgear room in the basement. The site electrical meter is located at Bladen Hall.

The main electrical service size to the building is 800-Amp, 120/208 Volt, three-phase, four-wire alternating current (AC). The electrical wiring is copper, installed in metallic conduit. Circuit breaker panels are located throughout the building. The electrical switchgear also has 1,200-Amp, 120/208 Volt, three-phase, four-wire alternating current (AC) which serves the Kent Hall building.

Through-the-foundation conduit was recently installed as part of the campus capital improvement plan, which will supply the updated data and power to the building.

The building is equipped with a combination of T12 fluorescent light fixtures, incandescent fixtures and compact fluorescent (CFL) lamps. Efficient T8 light fixtures were found in one office (#119). The Auditorium is equipped with recessed canister type light fixtures and the stage is equipped with “PAR” track type stage lighting and lighting controls.

Communication room #103 houses the telephone equipment for the building.

The building is equipped with an off site emergency electrical generator located at the Largo Student Center building. The generator provides back-up power for elements of the fire and life safety systems. The automatic transfer switch (ATS) is located in the basement main electrical room.


The on site electrical systems are owned and maintained by the property. This includes transformers, meters, and all elements of the on site systems.

According to the POC, the electrical power is adequate for the property’s demands. The switchgear, transformer and circuit breaker panels are in fair condition requiring routine

maintenance. The main electrical switchgear, transformer and the vast majority of the circuit breaker panels are manufactured by Federal Pacific and replacement parts for this type of equipment are hard to locate or not available. Additionally, some panels are located in corridors with unlocked access panels, and when opened, expose wiring inside. These panels should be locked immediately to prevent injury to un-authorized personnel. Based on the estimated Remaining Useful Life (RUL), condition and due to parts not always available, replacement of the main switchgear, transformer and circuit breaker panels will be required over the assessment period. The cost of this work is included in the Replacement Reserves Report. This work is part of the campus capital improvement project plan – “Upgrade Campus Electrical and Communication Duct Bank System”.

As stated in Section 6.1 of this report, flooding has occurred in the basement in the past, resulting in rusting conditions at the base of the transformer/switchgear cabinets. When upgrades of the buildings electrical systems take place, relocating the switchgear to a higher elevation in the basement is recommended to prevent water damage to the buildings electrical power.

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The generator which supplies emergency backup power to the building is located in the Largo Student Center. No costs are included in this report for the emergency generator. However, in mechanical room #202, there is what is reported to be the old generator concrete pad and in the general area on the roof is some type of exhaust piping that appears to be for the old generator. Removal of the rooftop exhaust piping and sealing the opening is recommended and can be performed as part of the property management’s routine maintenance program. The cost of this work is not included in the cost tables.

The building is currently not protected against lightning strikes by a lightning arresting grid system. According to the POC, this area is known for severe storms and past lighting strikes have damaged some chillers and the electrical 13-K switchgear (located at Bladen Hall) that provides power to the parking lot lights. Based on these observations, EMG recommends installation of a lightning protection system at the building to protect against lightning strikes. The system must be carefully designed to ensure that static discharges are provided with an adequate path to ground. The cost of this study is included in Section 1.2 of this report. The cost estimate for the new lightning protection system is included in the cost tables.

EMG noted numerous locations where minor electrical repairs are required such as missing outlet covers, exposed electrical terminals, damaged outlets, missing covers from circuit breaker panels, and exposed Romex wiring. These locations were observed at the following locations; north exterior wall room #201A, sump pump 1, penthouse mechanical room, shop classroom, orchestra pit and room #105. Additionally, the T12 light fixture covers at the lobby were observed to be loose with hanging baffles and the electrical receptacles in the lobby were non-functional. This work is considered to be an immediate repair and can be accomplished as part of routine maintenance. No costs for this work are included in the tables.

The receptacles adjacent to the three drinking fountains (total of five) in lobby and corridor adjacent to stairs and women’s dressing room restroom (one) and potentially other wet locations are not all ground fault protected. Ground fault circuit interrupt (“GFCI”) type receptacles are required by NEC, Article 210.8. Installation of ground fault circuit interrupt receptacles will be required as a life and safety requirement. The cost of this work is included in the Replacement Reserves Report.

Abandoned in place emergency electrical switches and timer recorders were observed at the main electrical switchgear room. These items have “Demo” labeled on them and can be removed concurrent with the electrical upgrades to the building as described above. The cost of this work is not included in the cost tables.

See Section 10 for more details on efficient lighting systems for the building.

77..55 .. BBUU II LL DD II NN GG EELL EE VV AA TT OO RR SS AA NN DD CCOO NN VV EE YY II NN GG SSYY SS TT EE MM SS

Not applicable. There are no elevators or conveying systems.

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77..66 .. FF II RR EE PPRR OO TT EE CC TT II OO NN SSYY SS TT EE MM SS

The fire protection system consists of a limited wet-pipe sprinkler system at the stage and in the communication room #103, a wet standpipe with fire department hose valves and connections in the stair tower, fire department cabinets with hose valves and connections in the corridors, portable fire extinguishers, duct-smoke detectors, heat detectors, pull stations and alarm horns. Siamese connections are located on the exterior of the building. The nearest fire hydrants are located along the campus sidewalks bordering the building and are approximately 20 feet from the building.

Fire sprinkler suppression backflow preventer is located in a closet at men’s dressing room #120. There is no fire pump.

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

The basement main electrical switchgear room is equipped with a C02 Kidde fire suppression system.

A central fire alarm panel is located room #104 and monitors the pull stations, smoke detectors, and flow switches. The alarm panel also sounds the alarm and automatically notifies the monitoring service or the fire department in the event of trouble.

Interior fire exit stairwells are accessed from the common area corridors. The walls of the fire stairwells are finished with exposed masonry. The stairs discharge at the ground floor, directly to the corridor.

Smoke evacuation in the stage is provided by a roof-mounted mechanical system.

Site security is provided by full-time on site Campus Police. The Campus Police and command center are located at the Facilities Management Building. Security systems in place at the building include an emergency phone located at the lobby adjacent to the restrooms. The emergency phone is utilized to contact the on site Campus Police in times of emergencies.


Riley Swoiak of VSC Fire & Security, Inc., the property’s fire sprinkler inspection contractor, was contacted to discuss the history of sprinkler inspections. Through a phone conversation, the contractor was not authorized to discuss any inspections completed at the property.

Riley Swoiak of VSC Fire & Security, Inc., the property’s fire alarm inspection contractor, was contacted to discuss the history of fire alarm inspections. Through a phone conversation, the contractor was not authorized to discuss any inspections completed at the property.

The fire sprinklers appear to be in good condition and are inspected by a qualified contractor on a routine basis. Although the building is equipped with sprinkler heads at the stage, in telephone room #103, and has fire hose cabinets in the corridors and hose connections in the stairwells, the vast majority of the building is not equipped with an automatic sprinkler system for fire suppression. Installation of a complete fire suppression piped sprinkler system throughout the entire building is recommended as a life safety issue. The estimated cost of this work is included in the Replacement Reserves Report.

In addition to the above fire sprinklers, according to the inspections conducted by VSC Fire & Security, Inc, there are some fire related deficiencies. There are some damaged and non-functional pull stations and a 5-year fire sprinkler inspection and test should be conducted. The cost of this work is included in the Replacement Reserves Report. A copy of the fire sprinkler and alarms inspection report is included in Appendix C.

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The CO2 fire suppression system, although not tested, appears to be in fair condition and is serviced regularly by a qualified fire equipment contractor. The most recent inspection took place April 22, 2011. According to the inspection report, upgrades to the CO2 system took place December 31, 2008; however, the system has some deficiencies as listed in the inspection report included in Appendix C. No cost for this work is included in the tables as installation of a complete sprinkler system is recommended throughout the building, as stated above.

The fire extinguishers are serviced annually and appear to be in good condition. The fire extinguishers were serviced and inspected within the last year.

The pull stations and alarm horns appear to be in good condition. The alarm horns are not equipped with strobe lights and will require installation of visual alarms to existing audible fire alarm. The cost of this work is included in the Accessibility Section 3.2. As stated above, some pull stations are damaged or non-functional and will require replacement. The cost of this work is included in the Replacement Reserves Report.

Smoke detector and heat detector replacement is considered to be routine maintenance. Exit sign and emergency light replacement is considered to be routine maintenance. However, room

#200 has a non-illuminated exit sign on the wall adjacent to the exit doors, and none above the exit doors. The exit sign above the stage exit door is antiquated and also non-illuminated. Replacing and installation of exit signs in the code-compliant locations in the building, including at room #200 will be required. The cost of this work is included in Section 10.

The central alarm panel is original equipment and appears to be in fair condition and is serviced regularly by a qualified fire equipment contractor. Equipment testing is not within the scope of a Facility Condition Assessment. Based on the estimated Remaining Useful Life (RUL), and because replacement parts and components for this type of equipment may be obsolete, the alarm panel will require replacement during the assessment period. The cost of this work is included in the Replacement Reserves Report. This work is part of the campus capital improvement project plan – “Upgrade Fire Alarm Campus Wide”.

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

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88 .. II NN TT EE RR II OO RR FF II NN II SS HH EE SS AA NN DD EE QQ UU II PP MM EE NN TT

88..11 .. IINN TT EE RR II OO RR FF II NN II SS HH EE SS

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

Area Floors Walls Ceilings

Lobby Carpet Painted plaster Painted stippled plaster

Corridors Vinyl tile Painted masonry Suspended acoustic tiles

Restrooms Ceramic tile Ceramic tile walls Painted plaster

Theater auditorium and balcony

Carpeted aisles

Sealed concrete under seating

Brick and glass tile acoustical panels

Painted plaster

Stage Hardwood and carpeting

Painted concrete masonry units

Exposed structure

Workshop Unfinished concrete Unfinished masonry Unfinished

Theater studio Vinyl asbestos tile Painted plaster Suspended acoustic tiles

Offices Carpet Painted plaster Suspended acoustic tiles

Property storage Unfinished Unfinished masonry Exposed structure

Dressing restrooms

Ceramic tile Vinyl wall covering Painted plaster

Dressing rooms Vinyl asbestos tile Painted concrete masonry units

Painted plaster

The interior doors in each room are stained solid core or hollow core wood doors set in metal or wood frames.


The interior finishes in the lobby, classrooms, offices and auditorium areas are over 15 years of age and are in fair condition. Based on its estimated Remaining Useful Life (RUL), the area carpet will require replacement during the assessment period. Carpet in the auditorium aisles, office and classrooms is nearing the end of its useful life and will require replacement early in the assessment period. The cost of this work is included in the Replacement Reserves Report. Interior painting and wall finish replacement will also be required during the assessment period. The cost of this work is also included in the Replacement Reserves Report.

Based on their estimated Remaining Useful Life (RUL), the ceiling tiles will require replacement during the assessment period. The cost of this work is included in the Replacement Reserves Report.

Floor tile in the property storage area, the theater studio classroom and the scenery shop are asbestos-containing types and have significant damage. The cost to abate asbestos tile in these high impact areas is included in the Replacement Reserves Report.

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88..22 .. CCOO MM MM EE RR CC II AA LL KKII TT CC HH EE NN EEQQ UU II PP MM EE NN TT

Not Applicable.

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33


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

Not applicable. There are no major accessory structures.

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11 00 .. OO PP EE RR AA TT II OO NN CC OO SS TT SS AA VV II NN GG SS OO PP PP OO RR TT UU NN II TT II EE SS

1100..11 .. HHVVAACC EEQQ UU II PP MM EE NN TT


The current air handling units are a constant volume system. Installing new variable speed AHU’s with variable frequency drives and variable air volume (VAV) boxes would help provide energy savings and reduce operating expenses, as well as for better temperature control in the building. Redesign of the current HVAC system would be required.

1100..22 .. OOTT HH EE RR SSYY SS TT EE MM SS OO RR MMAA TT EE RR II AA LL SS


Recommendation is for all T12 lighting fixtures to be upgraded with efficient T8 electronic lighting fixtures. In order to prevent unnecessary energy use, this work should be performed within the year. The cost of this work is included in the Replacement Reserves Report.

In order to maximize the life of lamps and cut energy cost, occupancy sensors should be incorporated in each office and restroom area. This work should be performed in conjunction with other lighting upgrades. The cost of this work is included in the Replacement Reserves Report.

Incandescent lamps throughout the building need to be replaced with compact fluorescent lamps. In order to prevent unnecessary energy use, this work should be performed within the year. The cost of this work is relatively insignificant and can be performed as a part of the property’s routine maintenance program. The cost of this work is not included in the cost tables.

EMG also recommends replacement of compact fluorescent exit signs with energy efficient Light Emitting Diode (LED) exit signs. In order to prevent unnecessary energy use, this work should be performed within the year. The cost of this work is included in the Replacement Reserves Report.

Sink aerators should all be rated for at least 0.5 GPM to capitalize on heating and water savings. These can be installed during replacement of the plumbing fixtures in Section 7.2. Additionally, replacement of all toilets and urinals with low flow fixtures would help reduce water usage. The cost of this work is included in Section 7.2.

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APPENDIX A: Photographic Record

APPENDIX B: Site Plan

APPENDIX C: Supporting Documentation

APPENDIX D: EMG Accessibility Checklist

APPENDIX E: Pre-Survey Questionnaire

APPENDIX F: Acronyms and Out of Scope Items

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EMG PHOTOGRAPHIC RECORD

Project No.: 97943.11R-013.017 Building Name: Queen Anne Fine Arts

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

Photo

#1: South elevation faces parking lot K Photo

#2: West elevation

Photo

#3: North elevation Photo

#4: East elevation with ongoing construction for new fiber optic and electric service

Photo

#5: Main entrance from ADA parking Photo

#6: Designated ADA entrance into auditorium




Photo

#7: Main roof level Photo

#8: Close up of internal roof drain

Photo

#9: Ponding along perimeter of main roof level

Photo #10:

Roof overview of upper roof level over air handling room

Photo #11:

South entrance into lobby level Photo #12:

Loading dock and service door




Photo #13:

Lip at curb cut from ADA parking stall access route

Photo #14:

Brick paver banding with deteriorated or missing mortar and vertical displacement

Photo #15:

Peeling paint at soffit Photo #16:

Spalling at corners of sidewalk near front entrance

Photo #17:

Damaged EIFS at column on west side of building

Photo #18:

Wet floor at air handling room #300




Photo #19:

Water stained ceiling and holes in plaster at air handling room #300

Photo #20:

Open web joist and metal decking roof structure at fly space over stage

Photo #21:

Settlement cracking over proscenium arch structure in air handling room #300

Photo #22:

Cracking at CMU pilaster casing around steel column

Photo #23:

Cracking at CMU at stage proscenium arch corner

Photo #24:

Stairwell with non-continuous stair railings and suspect ASB landings




Photo #25:

Office suite #201 at upper level Photo #26:

Classroom #200

Photo #27:

Set design storage #200A Photo #28:

Damaged and missing suspect asbestos tile flooring in #200A

Photo #29:

Corridor behind stage Photo #30:

North corridor from east exterior entrance to backstage corridor




Photo #31:

Men’s restroom #115 Photo #32:

Reception office #113

Photo #33:

Speech TV lab classroom #110 with ramp to raised floor

Photo #34:

Plywood wall with door from shop #105 to stage

Photo #35:

North lobby Photo #36:

Stair from auditorium to lobby




Photo #37:

Lobby level restroom with non-compliant stall and faucet controls in #101

Photo #38:

Non ADA stall in lobby restroom #102

Photo #39:

Dressing room #121 Photo #40:

Suspect mold at ceiling tile from active leak above in #121

Photo #41:

Shower in dressing room Photo #42:

Stage




Photo #43:

Wet area of carpet on stage right under proscenium arch

Photo #44:

Auditorium looking towards balcony

Photo #45:

Exposed carpet seams with fraying at auditorium aisles

Photo #46:

Stair from main auditorium to balcony level

Photo #47:

Balcony level seating Photo #48:

Acoustic baffles – glass tiles in painted wood frame




Photo #49:

Steel structure above auditorium supporting proscenium

Photo #50:

Loose railing from balcony to auditorium – north side

Photo #51:

Orchestra pit scaffolding Photo #52:

Ceiling structure in basement #097 costume storage shop

Photo #53:

Evidence of past flooding in main transformer sub-basement

Photo #54:

Standing water in steam tunnel off sub-basement




Photo #55:

Building exterior soffit lighting Photo #56:

Building exterior lighting wall pack

Photo #57:

AHU-Q1 – located in the roof penthouse mechanical room with associated piping

Photo #58:

Siemens building automation control system

Photo #59:

2nd floor mechanical room 202 overview Photo #60:

Combo electric/steam HVAC and domestic water heater at mechanical room 202




Photo #61:

Exhaust fan at mechanical room 202 Photo #62:

Low pressure steam insulated piping supplying domestic water heater

Photo #63:

AHU-1 - located at 2nd floor mechanical room 202

Photo #64:

Domestic hot water circulating pump

Photo #65:

Pneumatic compressed air station for HVAC system in mechanical room 202

Photo #66:

Sump pumps in basement




Photo #67:

Steam condensate pumps and tank in basement

Photo #68:

Low pressure steam piping entering basement from steam tunnel

Photo #69:

Main electrical switchgear located in the basement

Photo #70:

Building’s main panel located at 1st floor corridor

Photo #71:

Electrical panels found in 1st floor corridor – note unlocked panels

Photo #72:

T12 lighting fixtures found in offices, corridors, orchestra pit and costume rooms




Photo #73:

Recessed can fixtures in auditorium Photo #74:

Central fire alarm panel in room 104

Photo #75:

Siamese fire department connection at building exterior wall

Photo #76:

Fire pull station, hose cabinet, extinguisher, and alarm bell

Photo #77:

Domestic cold water backflow preventer and piping in men’s dressing room closet

Photo #78:

Fire suppression backflow preventer in men’s dressing room closet




Photo #79:

Sprinkler heads located above stage area in building

Photo #80:

Common area illuminated exit sign

Photo #81:

CO2 fire suppression system at basement electrical switchgear/transformer room

Photo #82:

Restroom water closet

Photo #83:

Drinking water fountain in lobby Photo #84:

Restroom urinal and sink fixtures




Photo #85:

New Data and Power conduit at main electrical room in basement

Photo #86:

Work in progress – installing Data and Power conduit on east side of building

Photo #87:

Missing exit sign above exit doors in room 200

Photo #88:

Missing GFCI’s adjacent to drinking fountain

Photo #89:

Damaged light fixture adjacent to loading dock on the east side of the building

Photo #90:

Rusting conditions on HVAC system piping at penthouse mechanical room




Photo #91:

Suspect ACM and damaged pipe insulation/elbow at penthouse mechanical room

Photo #92:

Opening in duct at access panel allowing air leakage at penthouse mechanical room

Photo #93:

Exhaust at roof from old generator that has since been removed

Photo #94:

Federal Pacific panels located throughout building

Photo #95:

Damaged duct insulation crossing over catwalk

Photo #96:

Damaged domestic piping insulation at catwalk




Photo #97:

Audible alarms located throughout building

Photo #98:

Old motors and unused pad mount in 2nd

floor mechanical room 202

Photo #99:

Cover not installed on electrical panel at shop classroom

Photo #100:

No HVAC provided in basement costume rooms and orchestra pit

Photo #101:

Abandoned emergency electrical switches in main electrical room

Photo #102:

Exposed wiring due to exposed electrical terminals at penthouse mechanical room

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To: Clarence Mosely Date: August 22, 2011 PG County Building Department Phone #: 301-883-5776 9400 Peppercorn Place, Suite 600 Fax #: Largo, MD 20774

Re: Queen Anne Fine Arts, Building #9 Prince George’s Community College 301 Largo Road Largo, MD 20706

EMG Project No: 97943.11R-013.017 Project Manager: Gary DeShayes

Dear Clarence Mosely:

EMG is an engineering firm currently conducting a property condition survey of the above-referenced property. As part of the due-diligence process, we are submitting this letter through the Freedom of Information Act to obtain information specific to the property. We request your assistance by providing us with the following information concerning the site and buildings:

1. Date of last building department inspection ___/___/___ mo. day year

2. Are there any OUTSTANDING building code violations? YES / NO

3. How often is the subject property inspected? Annually / Biennially

4. Is the original Certificate of Occupancy or Permit on file? YES / NO

If such documents are on file, please fax them to the number noted below.

Responses may be faxed directly to our office, at 410.785.6220, or mailed to our corporate offices:

EMG Attn: Bill Champion 222 Schilling Circle, Suite 275 Hunt Valley, Maryland 21031

If outstanding violations are on file, please provide copies of the reports/citations. Please note the EMG Project Number and the Technical Relationship Manager's name on all correspondence. If you need additional information to complete this request, please contact me at 800.733.0660. Thank you for your prompt attention to this matter.

Sincerely, Gary DeShayes, Project Manager

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To: Kim Boone Date: August 22, 2011 PG County Fire Department Phone #: 301-583-1830 4621 A Boston Way Fax #: Lanham, MD 20706

Re: Queen Anne Fine Arts, Building #9 Prince George’s Community College 301 Largo Road Largo, MD 20774-2199

EMG Project No: 97943.11R-013.017 Project Manager: Gary DeShayes

Dear Kim Boone:

EMG is an engineering firm currently conducting a property condition survey of the above-referenced property. As part of the due-diligence process, we are submitting this letter through the Freedom of Information Act to obtain information specific to the property. We request your assistance by providing us with the following information concerning the site and buildings:

1. Date of last fire department inspection ___/___/___

mo. day year

2. Are there any OUTSTANDING fire code violations? YES / NO (circle one)

3. How often is the subject property inspected? annually, biennially, other (circle one)

Responses may be faxed directly to our office, at 410.785.6220, or mailed to our corporate offices:

EMG Attn: Bill Champion 222 Schilling Circle, Suite 275 Hunt Valley, Maryland 21031

If outstanding violations are on file, please provide copies of the reports/citations. Please note the EMG Project Number and the Technical Relationship Manager's name on all correspondence. If you need additional information to complete this request, please contact me at 800.733.0660. Thank you for your prompt attention to this matter.

Sincerely,

Gary DeShayes

Project Manager

Equipment Inventory

PGCC BUILDING NAME

Good Condition = > 80% EUL or extremely well maintained, no visible defects or deterioration, no leaks, no reported or observed significant operational issues, measured efficiencies are nearly new

Fair Condition = equipment maintained, minor deterioration, corrosion, or weathering, significant repairs have been required, measured efficiencies decreasing, energy consumption to meet performance criteria trending upward

Poor Condition = equipment not maintained, observed damage, deterioration, corrosion and weathering, major repairs required but equipment still has operational problems, energy consumption high

System Name Subsystem Name Component LocationSize/ Capacity

Unit of Measure Quantity

Asset tag number Manufacturer Model # Serial #

Date put in service RUL Condition Comments

High-capacity air handling unit Penthouse mechanical room 18,000 CFM 1 0.1.0.0.21 Temtrol WF-DH57 83877 2001 5 Good AHU-Q1High-capacity air handling unit Mechanical room 202 9,000 CFM 1 0.2.0.0.25 Trane CCDB25ALEHH3A4R01K89E14370 1989 1 Fair AHU-1

Exhaust Fan Mechanical room 202 800 CFM 1 0.2.0.0.27 Acme Fan CompQBR270 ZZC546504 2008 7 Good

HVAC / Domestic water heater Mechanical room 202 190 Gallons 1 0.2.0.0.28 Cemline V190SWH624-5630 55566 2004 8 GoodElectric and steam for HVAC system and domestic hot water

Air compressor Mechanical room 202 1 HP 1 0.2.0.1.4 Qunicy 210L-A 20080414-0013 2004 13 Good

HVAC compressor with air dryer. Air compressor was rebuilt using an older tank (1984) and installing new motor and controls

Sump pump Sub-Basement 1.5 HP 1 0.2.0.0.6 Weil W-1307-13 2006 15 Good Pump 1 Sump pump Sub-Basement 1.5 HP 1 0.2.0.0.7 Weil W-1307-13 2006 15 Good Pump 2Steam condensate system Sub-Basement 5 HP 2 Shipco Pumps 25LRV2-40-353 36983A 2003 17 Good

Circulation pump Mechanical room 202 1/4 HP 1 0.2.0.0.5 Bell & Gossett B604S 172709LF 2008 12 Good P1 - Bronze circulator for domestic hot water systemCirculation pump Mechanical room 202 1/12 HP 1 Bell & Gossett PL30B 1BL013 2008 12 Good Bronze circulator for HAVC system

Reheat Coils Above auditorium ceiling 16 Not accessible

Queen Anne Fine Arts

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Property Name: Queen Anne Fine Arts Building Date: August 22, 2011 Project Number: 97943.11R-013.017

EMG Accessibility Checklist UFAS/ADA Accessibility Building History Yes No N/A Unk Comments

1. Has the management previously completed an accessibility review?

2. Does an accessibility compliance plan exist for the property?

None could be located.

3. Has the plan been reviewed/approved by outside agencies (engineering firms, building department, other agencies)?

4. Have any accessibility related complaints been received in the past?

5. Is the property Section 504 compliant? Building Access Yes No N/A Comments

1.

Are there an adequate number (per regulation) of wheelchair accessible parking spaces available at the rental office (96” wide/ 60” aisle)

2. Is there at least one wheelchair accessible van parking space (96” wide/ 96” aisle) for the rental office?

3. Are accessible parking spaces located on the shortest accessible route of travel from an accessible building entrance?

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

5. Is there a ramp from the parking to an accessible building entrance (1:12 slope or less)

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

7. Is the accessible entrance doorway at least 32” wide?

8. Is the door handle easy to open? (lever/push type knob, no twisting required, no higher than 48” above floor)

9. Are entry doors other than revolving doors available?

Building Corridors and Elevators Yes No N/A Comments

1. Is the path of travel free of obstructions and wide enough for a wheelchair (at least 60” wide)?

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

Carpet repairs are required

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Building Corridors and Elevators Yes No N/A Comments

3. Do obstacles (phones, fountains, etc.) protrude no more than 4” into walkways or corridor?

4. Are elevators controls low enough to be reached from a wheelchair (48” front approach/54” side approach)?

5. Are there raised elevator markings in Braille and standard alphabet for the blind?

6. Are there audible signals inside cars indicating floor changes?

7. Do elevator lobbies have visual and audible indicators of the cars arrival?

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

9. Is at least one wheelchair accessible public phone available?

10 Are wheelchair accessible facilities (restrooms, exits, etc.) identified with signage?

Common Area Restrooms Yes No N/A Comments

1. Are common area public restrooms located on an accessible route?

Only from exterior to lobby. No direct interior access route from lobby and restrooms to auditorium.

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

3. Are access doors wheelchair accessible (at least 32” wide)?

4. Are public restrooms large enough for wheelchair turnaround (60” turning diameter)?

Two will be fully renovated for ADA in 2012. Capital budget of $54,000 for each.

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


6. If stalls are too narrow can the toilet room be converted to a single occupant toilet room?

Note above; although, this is not feasible for theater lobby restrooms.

7. Are grab bars provided in toilet stalls (33”-36” above floor)?

8. Do sinks provide clearance for a wheelchair to roll under (29” clearance)?

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

Women’s room #101 and non-compliant force required in men’s #102

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

Only in men’s #102

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

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

Only in #101 and #102

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This questionnaire must be completed by the facility owner, the owner's designated representative, or someone knowledgeable about the subject facility. The completed form must be sent to EMG's Field Observer, Jill Orlov ([email protected]) prior to the day of the site visit. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final Facility Condition Report.

Name of person completing questionnaire:

Interview with Henry L. Dickson and Dennis Wilson

Association with facility: Manager, Planning & Programming / Supervisor II, Mechanical/Electrical

Length of association with facility: 3 Years / 30 Years

Date Completed: August 10, 2011

Phone Number: 301.341.3057

Building Name: Queen Anne Fine Arts

EMG Project Number: 97943.11R-013.017

Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in the Comments column, or backup documentation for any Yes responses.

INSPECTIONS / CONTRACTOR MAINTENANCE

DATE LAST INSPECTED /

SERVICE CALL

LIST ANY OUTSTANDING REPAIRS REQUIRED

1 Elevators None

2

HVAC, Mechanical, Electrical, Plumbing

Replace air handling unit, replace sump and piping leaving building, upgrade all electrical systems (Needs from 2008 report – verify if any has been done). – To be implemented in 2016, design in 2012.

3 Life-Safety/Fire Dec. 2010 Need new fire alarm system - original

4 Roofs 2001 roof assessment – roof replaced since

QUESTION RESPONSE

5 List any major capital improvement within the last three years. None

6 List any major capital expenditures planned for the next year. No

7 What is the age of the roof(s)?

Less than 10 years – roof warranty in office

8 What building systems (HVAC, roof, interior/exterior finishes, paving, etc.) are the responsibilities of the tenant to maintain and replace?

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

backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”)

QUESTION RESPONSE COMMENTS Y N Unk NA

9 Are there any unresolved building, fire, or zoning code issues? X See report / minor

10 Are there any "down" or unusable units? X

11 Are there any problems with erosion, stormwater drainage or areas of paving that do not drain?

X

12 Is the facility served by a private water well? X WSSC For water

13 Is the facility served by a private septic system or other waste treatment systems?

X

14 Are there any problems with foundations or structures? X

15 Is there any water infiltration in basements or crawl spaces? X

16 Are there any wall, or window leaks? X

17 Are there any roof leaks? X

18 Is the roofing covered by a warranty or bond? See roof warranties

19 Are there any poorly insulated areas? X Insulation needs to be looked at again

20 Is Fire Retardant Treated (FRT) plywood used? X

21 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used?

X Verify

22 Are there any problems with the utilities, such as inadequate capacities?

X

23 Are there any problems with the landscape irrigation systems? X

24 Has a termite/wood boring insect inspection been performed within the last year?

X

25 Do any of the HVAC systems use R-11, 12, or 22 refrigerants? X

26 Has any part of the facility ever contained visible suspect mold growth?

X Walter Shorter has list

Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”)


27 Is there a mold Operations and Maintenance Plan? X Talk to Walter Shorter

28 Have there been indoor air quality or mold related complaints from tenants?

X

29 Is polybutylene piping used? X

30 Are there any plumbing leaks or water pressure problems? X

31 Are there any leaks or pressure problems with natural gas service? X

32 Does any part of the electrical system use aluminum wiring? X

33 Do Residential units have a less than 60-Amp service? X

34 Do Commercial units have less than 200-Amp service? X

35 Are there any recalled fire sprinkler heads (Star, GEM, Central, Omega)?

X

36 Is there any pending litigation concerning the facility? X

37 Has the management previously completed an ADA review? X

38 Have any ADA improvements been made to the facility? X

39 Does a Barrier Removal Plan exist for the facility? X

40 Has the Barrier Removal Plan been approved by an arms-length third party?

X

41 Has building ownership or management received any ADA related complaints?

X

42 Does elevator equipment require upgrades to meet ADA standards? X

43 Are there any problems with exterior lighting? X

44 Are there any other significant issues/hazards with the facility? X

Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”)


45 Are there any unresolved construction defects at the facility? X

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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.

Your timely compliance with this request is greatly appreciated.

• All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work.

• A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features.

• 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).

• 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.

• For hotel or nursing home properties, provide a summary of the room types and room type quantities.

• 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.

• The names of the local utility companies which serve the facility, including the water, sewer, electric, gas, and phone companies.

• The company name, phone number, and contact person of all outside vendors who serve the facility, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors.

• 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.

• Records of system & material ages (roof, MEP, paving, finishes, and furnishings).

• Any brochures or marketing information.

• Appraisal, either current or previously prepared.

• Current occupancy percentage and typical turnover rate records (for commercial and apartment properties).

• Previous reports pertaining to the physical condition of facility.

• ADA survey and status of improvements implemented.

• Current / pending litigation related to facility condition.

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ADA - The Americans with Disabilities Act

ASTM - American Society for Testing and Materials

BOMA - Building Owners and Managers Association

BUR - Built-up Roofing

DWV – Drainage, Waste, Ventilation

EIFS - Exterior Insulation and Finish System

EMF – Electro Magnetic Fields

EMS - Energy Management System

EUL - Expected Useful Life

FEMA - Federal Emergency Management Agency

FFHA - Federal Fair Housing Act

FIRMS - Flood Insurance Rate Maps

FRT- Fire Retardant Treated

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

FOIL - Freedom of Information Letter

FM - Factory Mutual

HVAC - Heating, Ventilating and Air-conditioning

IAQ - Indoor Air Quality

MEP – Mechanical, Electrical and Plumbing

NFPA - National Fire Protection Association

FCA – Facility Condition Assessment

PCR - Property Condition Report

PML - Probable Maximum Loss

RTU - Rooftop Unit

RUL - Remaining Useful Life

STC – Sound Transmission Class

UBC – Uniform Building Code

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

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

8.4.2.2 Structural Frame and Building Envelope: Entering of crawl or confined space areas (however, field observer should observe conditions to the extent easily visible from the point of access to the crawl or confined space areas), determination of previous substructure flooding or water penetration unless easily visible or if such information is provided.

8.4.3.2 Roofs: Walking on pitched roofs, or any roof areas that appear to be unsafe, or roofs with no built-in access, or determining any roofing design criteria.

8.4.4.2 Plumbing: Determining adequate pressure and flow rate, fixture-unit values and counts, or verifying pipe sizes and verifying the point of discharge for underground systems.

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

8.4.6.2 Air-conditioning and Ventilation: Assessment of process related equipment or condition of tenant owned/maintained equipment.

8.4.7.2 Electrical: Removing of electrical panel covers, except if removed by building staff, EMF issues, electrical testing, or operating of any electrical devices. Process related equipment or tenant owned equipment.

8.4.8.2 Vertical Transportation: Examining of cables, sheaves, controllers, motors, inspection tags, or entering elevator/escalator pits or shafts

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

8.4.10.2 Interior Elements: Operating appliances or fixtures, determining or reporting STC (Sound Transmission Class) ratings, and flammability issues/regulations.


11.1 Activity Exclusions - The activities listed below are generally excluded from or otherwise represent limitations to the scope of a PCA prepared in accordance with this guide. These should not be construed as all-inclusive or implying that any exclusion not specifically identified is a PCA requirement under this guide.

11.1.1 Removing or relocating materials, furniture, storage containers, personal effects, debris material or finishes; conducting exploratory probing or testing; dismantling or operating of equipment or appliances; or disturbing personal items or property which obstructs access or visibility.

11.1.2 Preparing engineering calculations (civil, structural, mechanical, electrical, etc.) to determine any system’s, component’s, or equipment’s adequacy or compliance with any specific or commonly accepted design requirements or building codes, or preparing designs or specifications to remedy any physical deficiency.

11.1.3 Taking measurements or quantities to establish or confirm any information or representations provided by the owner or user such as: size and dimensions of the subject property or subject building, any legal encumbrances such as easements, dwelling unit count and mix, building property line setbacks or elevations, number and size of parking spaces, etc.

11.1.4 Reporting on the presence or absence of pests such as wood damaging organisms, rodents, or insects unless evidence of such presence is readily apparent during the course of the field observer’s walk-through survey or such information is provided to the consultant by the owner, user, property manager, etc. The consultant is not required to provide a suggested remedy for treatment or remediation, determine the extent of infestation, nor provide opinions of probable costs for treatment or remediation of any deterioration that may have resulted.

11.1.5 Reporting on the condition of subterranean conditions such as underground utilities, separate sewage disposal systems, wells; systems that are either considered process-related or peculiar to a specific tenancy or use; waste water treatment plants; or items or systems that are not permanently installed.

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11.1.6 Entering or accessing any area of the premises deemed to pose a threat of dangerous or adverse conditions with respect to the field observer or to perform any procedure, which may damage or impair the physical integrity of the property, any system, or component.

11.1.7 Providing an opinion on the condition of any system or component, which is shutdown, or whose operation by the field observer may significantly increase the registered electrical demand-load. However, consultant is to provide an opinion of its physical condition to the extent reasonably possible considering its age, obvious condition, manufacturer, etc.

11.1.8 Evaluating acoustical or insulating characteristics of systems or components.

11.1.9 Providing an opinion on matters regarding security of the subject property and protection of its occupants or users from unauthorized access.

11.1.10 Operating or witnessing the operation of lighting or other systems typically controlled by time clocks or that are normally operated by the building’s operation staff or service companies.

11.1.11 Providing an environmental assessment or opinion on the presence of any environmental issues such as asbestos, hazardous wastes, toxic materials, the location and presence of designated wetlands, IAQ, etc.

11.2 Warranty, Guarantee and Code Compliance Exclusions - By conducting a PCA and preparing a PCR, the consultant is merely providing an opinion and does not warrant or guarantee the present or future condition of the subject property, nor may the PCA be construed as either a warranty or guarantee of any of the following:

11.2.1 any system’s or component’s physical condition or use, nor is a PCA to be construed as substituting for any system’s or equipment’s warranty transfer inspection;

11.2.2 compliance with any federal, state, or local statute, ordinance, rule or regulation including, but not limited to, building codes, safety codes, environmental regulations, health codes or zoning ordinances or compliance with trade/design standards or the standards developed by the insurance industry. However, should there be any conspicuous material present violations observed or reported based upon actual knowledge of the field observer or the PCR reviewer, they should be identified in the PCR;

11.2.3 compliance of any material, equipment, or system with any certification or actuation rate program, vendor’s or manufacturer’s warranty provisions, or provisions established by any standards that are related to insurance industry acceptance/approval such as FM, State Board of Fire Underwriters, etc.

11.3 Additional/General Considerations:

11.3.1 Further Inquiry - There may be physical condition issues or certain physical improvements at the subject property that the parties may wish to assess in connection with a commercial real estate transaction that are outside the scope of this guide. Such issues are referred to as non-scope considerations and if included in the PCR, should be identified under Section 10.9.

11.3.2 Non-Scope Considerations - Whether or not a user elects to inquire into non-scope considerations in connection with this guide is a decision to be made by the user. No assessment of such non-scope considerations is required for a PCA to be conducted in compliance with this guide.

facility condition - prince george's community … 11-26 college wide facility condition ......

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