Building Condition Assessment
and Documentation
Part III – Site, Exterior & Interior
3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008
Edited for Presentation at National Facilities Meeting, April 30-May 2, 2008
Mark McDonough, PE
Assistant Station Engineer
Southern Research Station
USDA Forest Service
Randy Warbington, PE
Facilities Program Manager
Southern Region
USDA Forest Service
Assessing and Recording
Work Items
Part A – Assessment of Site Improvements
What to Look for In Site Inspections






Pavements and Surfacing
Fencing, Gates
Site Lighting
Landscaping, Trees
Signs and Kiosks
Site Accessibility
Work Item Input (for all items)





Input the quantity needed for the appropriate standard or
custom work item
Input the year the work is needed (planned year), or the
fact that it has been deferred
As input requires mm-dd-yyyy use last day of FY
Realize the work will be recorded in I-web as annual or
deferred maintenance not depending upon the nature of the
item, but instead based on the year the work is needed,
with deferred maintenance as the default
Input reason and priority – H&S, mission or resource,
critical and non-critical – with mission non-critical as
default
WI 01001 -Total Building Replacement





First item on the Form
Look at this before
considering individual
items
Based on facilities master
plan (FMP) decision and
building condition
Check to determine if FMP
decided whether or not
building will be retained
Normally based on
structural or overall wornout condition
Note: Do not record roofing, siding, doors,
electrical, etc. work items for this building,
especially if the FMP shows that it will not
be retained – recognize that we are looking
at a total building replacement, and be done
with it.
Building Replacement Due to
Accessibility Issues


Due to the dimensions of this building it cannot be
made accessible
Therefore WI 01001 is appropriate
WI 02001 – Parking Lot
Repair & Seal Coat




This item relates to
maintenance needed to
keep asphalt surfaces
lasting a long time
Asphalt parking lots should
be maintained with an
emulsified asphalt seal coat
every 5 years or so
Re-painting of traffic and
parking stripes is also
included in this work
This item is to be applied
for parking lots which are
in relatively good
condition.
Measuring for Work Item 02001



The unit of measure for this work item is per 10,000 SF.
To get the number of units, calculate total area in square
feet, divide by 10,000 and the result is the number of
units of this work item. Round up to the nearest tenth.
Enter this number as the quantity.
Example: Parking lot is 8,000 SF. This would be 0.8
Units. A driveway of 15,000 SF would be 1.5 units.
WI 02002 – Parking Lot Repair & Resurface



When the asphalt has become
broken up, pot-holed, and
generally worn out, a full
resurfacing of 2" hot mix asphalt
is needed. This work item is for
complete rebuild of the parking lot
as well as just a topping.
The unit for this work item is per
1,000 SF.
Measure the dimensions of the
area needing the repair and covert
to square feet of surface area,
divide by 1,000 and round to the
nearest 1/10th to record the
correct quantity of this item.
WI 02003 – Concrete Sidewalk Repair



As with asphalt, concrete
typically has a long life,
but may become degraded
due to overloading, or
more likely due to freezethaw cycles.
This item includes
demolition of the existing
and replacement with new.
The unit for this item is
linear feet of sidewalk or
curb.
Measuring for Work Item 02003
 Sidewalk Only
 Measure linear feet to the nearest foot.
 Curb Only
 Measure linear feet to the nearest foot.
 Sidewalk and Curb
 Measure linear of feet of each to the nearest foot
and add the units together.
WI 02004 – Fencing and Gates





This work item covers the removal of
existing fencing and gates (all types)
when worn out, and replacement with
FS “standard quality”
This work item does not cover fence
repair or routine maintenance, which
should be considered to be O&M tasks
Recall this exercise is about valuation
and consistency
Measure the linear feet to the nearest
foot needing replacement and record
on the form
The typical life cycle for fencing is 20
years if it is properly maintained.
WI 02005 – Site Lighting




This item refers to the
complete removal and
replacement of nonfunctional site lights
(including pole)
Re-lamping would be an
O&M item
The unit is “each”
Typical life span of a
pole light is 20 years
These fixtures work
great for re-lamping!
WI 02005 Site Lighting (cont.)


Includes pole lights, bollard
lights, but does not include
landscape lights, wall packs, etc.
Replacement of small fixtures like
landscape lights and wall packs is
considered O&M. These should
be quickly replaced as needed for
safety and security reasons, and
should not wait until condition
Assessments come around.
WI 03001 – Foundation - Slab or Stem Wall



Walk around the building
to observe any apparent
foundation settling
This item relates to
cracks or spalls on stem
walls which need repair
Also covers cracked slabs
in open buildings such as
garages or picnic shelters
Foundation Undermining
Stem Wall Cracked
WI 03001 – Foundation - Slab or Stem Wall



This item also covers masonry unit walls
The unit of measure is square foot of slab or
stem wall needing work (effective area)
Concrete slabs and stem walls typically last
indefinitely; typical life cycles don’t drive the
need for this item; it is more based on
weather, site conditions, i.e. actual condition
Custom Items
Replacement of Signs and Portals
Correction of Post-1968 accessibility is
Deferred Maintenance – Usually requires
a proposed solution in order to value it,
unlike most of the other items we look at.
Maintenance of Landscaping, Turf, Trees
This Accessibility work is not Building DM, it is Rec Site
DM – bldgs and sidewalks are rec site components
Vegetation Removal
This is an example of some work that really ought to be done as a
part of operations & maintenance (O&M) on a regular basis, and
if done could result in reduced deferred maintenance later on.
What Work Items Would You Record for this Building?
Assessing and Recording
Work Items
Part B – Inspecting Building Exteriors
What to Look for When Inspecting
Building Exteriors










Roofing
Fascia and Soffits, Gables
Gutters – Snow Damage
Siding
Doors & Windows
Steps
Decks
Railing
Painting
Foundations
WI 04001 – Basic Roof Replacement



Basic roofs are fiberglass or
asphalt 3-tab shingles which
typically last 20 years.
This item covers the complete
removal and replacement to
Forest Service “Standard”;
does not include replacement
of decking
Note: timely O&M (moss
and debris removal) could
extend the life of the roof on
the left
WI 04001 – Basic Roof Replacement (cont)



V-crimp, delta rib exposed
fastener metal roofs,
fiberglass or asphalt roll
roofing and other low-cost
roofs are also covered by this
category
The unit of measure is a
“square” of roofing (100 SF)
Measure the square feet of
roof on the slope (see next
slide) and divide by 100;
round up to nearest square
Info on Measuring Roofs
WI 04002 – Premium Roof Replacement




Wood shakes or shingles, tile roofs,
standing seam metal roofs, and
membrane roofs are considered premium
roofs and are represented by this work
item
Life expectancy varies from 20 years on
membrane roofs to 30 years on wood or
tile roofs, to 50 years on standing seam
metal roofs
Similar to the previous item the work
being described is to remove and replace,
not repair; fixing minor leaks would be
covered under O&M and should not wait.
Once again, keep in mind that the issue is
consistency
WI 04002 – Premium Roof Replacement

Tile Roofs such as this would be another example of
a premium roof replacement
Flat Roofs (a category of Premium Roofs)




Membrane or Built-Up Types
Often need to address moving
equipment off the roof and
then re-installing it
A crane might be needed to
accomplish this task
Since removal and
reinstallation of roof top
equipment such as condensing
units is so often required, the
cost of this work is reflected
in this standard work item
What Work Item would you record for
this building – roofing or landscaping?
WI 04003 – Skylight Replacement




Removal and replacement of
skylight units that are broken,
which have become brittle, or
which no longer transmit
daylight
Flashings may be worn out
and therefore the units leak
The unit for this work item is
“each”
Typical life of a skylight unit
is 30 years
Soffits, Eaves, Fascia, Gables

There is no Standard Work Item to cover work in this
category; a custom work item would be required.
WI 04004 – Gutters and Downspouts
 This item is for removal and replacement of gutters and
downspouts, as on this work center building
 The unit of measure is linear feet of gutter and downspout
 The life expectancy of this item is 15 years
WI 05001 - Exterior Steps



This item is the complete
removal and replacement
of a set of exterior steps,
presumably from 2 to 12
feet in height; railing is
a separate work item
Tread resurfacing,
painting, etc. is O&M.
Remember – the primary
issue is consistent
adjustment to CRV
WI 05001 - Exterior Steps (cont.)



The unit of measure is
the number of steps in
the set.
As an example, the
bottom photo shows
“five” steps. (Count
the risers).
Typical life span for
steps is 20 years.
Exterior Ramps



No standard work item for
this. Further described
under custom work items.
Many facilities have a ramp,
but it was never built to
properly comply with the
standards
If properly maintained
ramps may last 25-30 years,
otherwise only 10-15 years
WI 05002 – Wood Decks




The item is removal and
replacement of wood or
composite decks, per square
foot, including substructure
and foundation
Railing is a separate item
If wood decks are
waterproofed every year they
should last about 20 years;
otherwise they may last no
more than 10-15
Waterproofing is O&M
WI 05003 - Railing




This item consists of the
complete removal and
replacement of exterior railing
along the perimeter of porches
and decks, as well as along
steps and ramps with the
Forest Service “standard”
Includes required scaffolding
to accomplish the task
Measured in linear feet of rail
Typical life of railing is 20
years
Exterior Steps and Railing
It is assumed that replacement of this magnitude is not covered by the
work item for exterior steps. A custom work item would be required.
But what about railing for this set of steps? Is anything needed? DM?
WI 06001 – Siding Replacement




Removal of existing and
replacement to Forest Service
standard (fiber cement board
or similar)
Existing may be wood,
plywood, aluminum, vinyl,
hardboard, etc
Unit of measure is 100 square
feet; measure the complete
surface, including openings
(do not deduct for openings)
Typical life expectancy of
siding under the influence of
sun and rain is normally about
25 years
WI 06002 – Exterior Doors




Removal and replacement
of “man” doors, frames and
hardware (not storefront)
Existing may be wood,
aluminum, steel, etc
Unit of measure is “each”;
there is one in the top
photo, two in the bottom
photo
Typical life expectancy is
normally about 20 years
WI 06003 – Garage Doors



The item is removal and
replacement of overhead
doors of a variety of types
and materials that are
broken, rotten or nonfunctional
The unit of measure is
“each”. The quantity
shown in this picture is
“two”
The expected life for this
item is 20 years
WI 06004 – Painting (Exterior)



Buildings with wood siding
such as this one on the
conveyance list need
painting every 5 years
The item includes surface
preparation and caulking as
well as priming (when
needed) and painting of all
exterior surfaces, including
trim
Measure the gross square
feet of surface area to be
painted, including openings
Inspecting Forest Service Buildings
What site & exterior work items would you record on this building?
Assessing and Recording
Work Items
Part C – Inspecting Building Interiors
What to Look for When Inspecting
Building Interiors










Flooring – Carpet, Wood, Tile and Sheet Goods (Vinyl)
Drywall – Wall Coverings and Painting
Doors, Windows and Trim
Steps and Rails
Toilet Partitions
Cabinets – Kitchen
Cabinets - Laboratory
Acoustical Tile
Accessibility Issues –
Restrooms, Doors, Controls
Do you see a safety issue in this
photo? Hint – Flame Spread.
WI 07001 – Doors (Interior)



Work Item consists of
removing and replacing
worn out, non-functioning
interior doors, casing and
hardware of all types, solid
and hollow core
The unit of measure is
“each”, any size (up to 4
feet wide); a double door
counts as “two”
Typical life for interior
doors is 30 years
WI 07002 – Toilet Partitions



This item consists of removal
and replacement of toilet
partitions (including
hardware) of any type to the
Forest Service “standard” –
solid phenolic resin
Normally need replacement
due to vandalism or abuse
rather than exceeding
expected life – 20 years
Unit of measure is per “stall”
WI 07003 – Drywall



Work Item consists of removing and replacing wall surfacing
plywood paneling, drywall, etc. with the Forest Service standard
Life expectancy is typically 75 years, but like the previous item,
normal damage is due to vandalism or abuse, it is not typically
related to expected life
Unit of measure is “square feet”
WI 07004– Kitchen, Lavatory or Office
Cabinets



Kitchen, Lavatory or Office Cabinets

Work Item consists of
removing and replacing
worn out, non-functioning
cabinets
Unit of measure is linear
feet – includes countertop,
base and wall cabinets
(demonstrate proper way to
measure this item)
Typical life for kitchen or
office cabinets is 30 years
WI 07005 – Lab Cabinets


Lab Cabinets

Work Item consists of
removing and replacing
worn out, nonfunctioning cabinets
Unit of measure is
linear feet – includes
countertop, base and
wall cabinets
Typical life for cabinets
is 40 for lab cabinets
WI 07006 – Windows





This item consists of
removal and replacement
of windows to the Forest
Service “standard”
Unit of measure is “each”,
or per “Window Unit” (one
in this photo)
Does not include storefront
May be needed to increase
energy efficiency if single
pane
Typical Life 30 Years
Window Work Item Quantities
Example: This photo shows 8 “window units”. For casement windows such
as this, each opening unit is one unit, although they are mulled together. The
paired components of sliding or double hung windows should be counted as
one window.
Measuring Windows (continued)
An example of “two” double
hung windows.
This photo of a slider shows “one”
window.
Storefront – this is a custom work item
WI 08001 – Interior Stairs




As is often the case, this work is
necessary because the original
construction didn’t comply with
the building code
This representative work item
consists of the removal and
replacement of a complete set
of interior stairs (includes pull
down units); carpeting is
included in Work Item 09002
Unit of measure is “per step”
Life expectancy is not really
applicable to this item
Work Item 08002 covers
handrails, guards, etc., often
associated with stairs or
balconies
WI 08002 – Railing – Stairs, Guards,
Handrails



Removal and replacement of non-functional or worn
out stair or opening rails
Unit of measure is linear feet
Typical life is 45 years
WI 09001 – Painting



This item includes
masking, surface prep,
prime and top coat for
interior walls, ceiling
and trim
Expected life for this
item is 5 years
Measure total square
feet to be finished,
including openings
WI 09002 – Carpet




This item is for complete
removal of worn-out carpet
and padding and replacement
with new to Forest Service
standard; typically includes
moving and putting furniture
back in place
Consider cleaning as an
alternative to replacement;
that would be an O&M item,
however
Typical expected life span for
carpet is 8 Years
Unit of measure: square feet
Note: Carpet replacement is not too
tough at visitor centers like this, but is a
little harder where office furniture is in
the way. Use of carpet tiles facilitates
easier removal and replacement.
WI 09003 – Ceramic or Quarry Tile



Remove/replace
ceramic or quarry tile,
this item works for
either the floor or the
walls
Unit of measure is
square feet
Life expectancy – 30
years
Note: Typically asbestos
tiles are 9x9.
WI 09004 – Wood Flooring



This item consists of
sanding and refinishing
existing wood flooring, as
indicated in the slides of
the historic buildings
adjacent
Unit of measure is square
feet
Typical life expectancy of
the finish would be 10
years
Wood Flooring (continued)


Removal and
replacement is not
covered by the previous
item, it instead can be
adequately represented
by Work Item 09003
(ceramic and quarry tile
replacement)
Unit of measure is square
feet
WI 09005 – Vinyl Tile



Remove/replace sheet
vinyl or solid vinyl
tiles
Unit of measure is
square feet
Life expectancy – 18
years
WI 09006 - Acoustical Tile Ceilings



This item is for the
removal and replacement
of ceiling tiles and support
grid
Unit of measure is 100
square feet; therefore
measure the square feet and
divide by 100, round to
nearest whole number
Typical expected life is 20
years unless the ceiling
gets wet
WI 15001 Accessibility (Interior)


Many interior accessibility
issues relate to halls being
too narrow, door clearances
not being met, toilets too
small, etc.
Best way to address in
many cases may be just to
estimate complete building
replacement for the square
feet of area involved
Break
15 Minutes