City of Tigard - Fanno House Tier 1 FCA Final Report Facility Condition Assessment Services
Tier 1 Report of
Facility Condition Assessment
For
City of Tigard
Fanno House
13335 SW Hall Boulevard
Tigard,
OR 97223
1
Date of Report: October 12,2016
Provided By:
Faithful+Gould, Inc.
Provided For:
City of Tigard
FAITHFUL
'1GOULD
--TAll OF CONTENTS
ExecutiveSummary........................................................................................................................................3
Introduction................................................................................................................................................3
LimitingConditions....................................................................................................................................3
ProjectDetails...........................................................................................................................................4
BuildingDetails..........................................................................................................................................4
BuildingDescription...................................................................................................................................5
PropertyExecutive Summary....................................................................................................................5
Architectural Structure Executive Summary..............................................................................................5
Mechanical Executive Summary...............................................................................................................5
Electrical Executive Summary...................................................................................................................6
SiteExecutive Summary...........................................................................................................................6
Summaryof Findings................................................................................................................................7
Building Expenditure Summary.................................................................................................................7
Distribution of Immediate(Year 1) Needs by Building System..................................................................9
Distribution of Future(Year 2-Year 10)Needs by Building System........................................................ 10
Facility Condition Needs Index................................................................................................................ 11
Needs Sorted By Prioritization of Work................................................................................................... 13
NeedsSorted By Plan Type.................................................................................................................... 14
ASubStructure Systems..............................................................................................................................15
A10FOUNDATIONS.............................................................................................................................. 15
A20 BASEMENT CONSTRUCTION....................................................................................................... 16
BShell Systems............................................................................................................................................17
610 SUPERSTRUCTURE...................................................................................................................... 17
B20 EXTERIOR ENCLOSURE............................................................................................................... 19
B30ROOFING........................................................................................................................................21
CInteriors Systems.......................................................................................................................................22
C10 INTERIOR CONSTRUCTION..........................................................................................................22
C20STAIRS............................................................................................................................................23
C30 INTERIOR FINISHES......................................................................................................................24
DServices Systems......................................................................................................................................26
D20PLUMBING......................................................................................................................................26
D30HVAC...............................................................................................................................................29
D50 ELECTRICAL SYSTEMS................................................................................................................30
E Equipment&Furnishing Systems...........................................................................................................32
E20 FURNISHINGS................................................................................................................................32
GBuilding Sitework Systems......................................................................................................................33
G20 SITE IMPROVEMENTS..................................................................................................................33
Appendices....................................................................................................................................................35
City of Tigard
Fanno House October 12,2016
EXECUTIVE SUMMARY
INTRODUCTION
In accordance with the agreement held between The City of Tigard, agreement C170007 and Faithful+Gould Inc, this completed report
provides a comprehensive Facility Condition Assessment of the Fanno House located at 13335 SW Hall Boulevard ,Tigard, OR, 97223
(The Property).
This report provides a summary of the facility information known to us at the time of the study,the scope of work performed,an equipment
inventory,evaluation of the visually apparent condition of The Property together with a forecast of capital expenditures anticipated over the
next 10 years. The expenditure forecast does not account for typical preventative maintenance items such as changing filters to fan coil
units.
Our cost rates to produce life cycle and replacement cost estimates are based on our knowledge of the local regional market rates. Our
line item costs assume that the work will be undertaken by either in-house or direct sub-contract labor. If the work is procured through
public general contractor bids, we recommend budgeting for additional project costs of between 25%-35% to allow for
professional fees and general contractor overhead/profit and management costs.
The report provides a summary of the anticipated primary expenditures over the 10-year study period.Further details of these expenditures
are included within each respective report section and within the 10-year expenditure forecast, in Appendix A.
The report also calculates the Facility Condition Needs Index(FCNI)which is used in Facilities Management to provide a benchmark to
compare the relative condition of a group of facilities.The FCNI is primarily used to support asset management initiatives of federal,state,
and local government facilities organizations.
LIMITING CONDITIONS
This report has been prepared for the exclusive and sole use of the City of Tigard.The report may not be relied upon by any other person
or entity without the express written consent of Faithful+Gould.
Any reliance on this report by a third party,any decisions that a third party makes based on this report,or any use at all of this report by a
third party is the responsibility of such third parties. Faithful+Gould accepts no responsibility for damages,if any,suffered by any third party
as a result of decisions made,or actions taken, based on this report.
The assessment of the building/site components was performed using methods and procedures that are consistent with standard
commercial and customary practice as outlined in ASTM Standard E 2018-015 for PCA assessments. As per this ASTM Standard, the
assessment of the building/site components is based on a visual walk-through site visit,which captured the overall condition of the site at
that specific point in time only.
No legal surveys, soil tests, environmental assessments, geotechnical assessments, detailed barrier-free compliance assessments,
seismic assessments,detailed engineering calculations,or quantity surveying compilations have been made. No responsibility, therefore,
is assumed concerning these matters. Faithful+Gould did not design or construct the building(s)or related structures and therefore will not
be held responsible for the impact of any design or construction defects,whether or not described in this report.No guarantee or warranty,
expressed or implied,with respect to the property,building components, building systems, property systems,or any other physical aspect
of The Property is made.
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The recommendations and our opinion of probable costs associated with these recommendations, as presented in this report, are based
on walk-through non-invasive observations of the parts of the building which were readily accessible during our visual review. Conditions
may exist that are not as per the general condition of the system being observed and reported in this document.Opinions of probable costs
presented in this report are also based on information received during interviews with operations and maintenance staff. In certain
instances, Faithful+Gould has been required to assume that the information provided is accurate and cannot be held responsible for
incorrect information received during the interview process. Should additional information become available with respect to the condition
of the building and/or site elements, Faithful+Gould requests that this information be brought to our attention so that we may reassess the
conclusions presented herein.
The opinions of probable costs are intended for global budgeting purposes only. Faithful+Gould has no control over the cost of labor and
materials, general contractor's or any subcontractor's method of determining prices, or competitive bidding and market conditions.The
data in this report represent an opinion of probable cost of construction and is made on the basis of the experience, qualifications, and
best judgment of the professional consultant familiar with the construction industry. Faithful+Gould cannot and does not guarantee that
proposals, bids,or actual construction costs will not vary from this or subsequent Cost Estimates.The scope of work and the actual costs
of the work recommended can only be determined after a detailed examination of the site element in question, understanding of the site
restrictions, understanding of the effects on the ongoing operations of the site/building, definition of the construction schedule, and
preparation of tender documents.
PROJECT DETAILS
On Aug 22,2016,Johnnie Yates of Faithful+Gould visited The Property to observe and document the condition of the building and site
components. During our site visit, Faithful+Gould was assisted by John Sager(Facility Manager)who is associated with City of Tigard.
BUILDING DETAILS
Item Description
Project Name Fanno House
Property Type MISC
Full Address 13335 SW Hall Boulevard
Tigard,
OR 97223
Onsite Date Aug 22,2016
Historic District Yes
Historic Building Yes
Year Built 1938
Occupancy Status Vacant
Number of Stories 2
Gross Building Area(GSF) 2,505
Current Replacement Value(CRV) $463,425
ARV/GSF($/Sq Ft) $185.00/Sq Ft
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BUILDING DESCRIPTION
PROPERTY EXECUTIVE SUMMARY
The City of Tigard Fanno House building is located at 13335 SW Hall
Boulevard, Tigard, Oregon) and was built in 1938. The building has been * _.
refurbished many times following construction, and most recently in circa
2006, although this could not be confirmed on site. The following capital k
improvements were reported to us:structural shoring of the basement wood
joist and beam construction, a half bathroom addition to the building located
adjacent to the kitchen area, and the addition of a painted wood ramp and
4
deck added to the exterior access. The main building is supported by one
standalone garage structure to the east of the main building which is used for
storage.
ARCHITECTURAL STRUCTURE EXECUTIVE SUMMARY f The two story building construction contains a reinforced slab-on-grade with -
concrete spread footings which support the concrete basement walls, and
wood framed structure and walls. The upper floors are constructed of wood
beams and joists with a plywood deck. The wood framed exterior walls
support a 3/4 pitched rafter roof, finished with wood decking and an asphalt ` 3;
shingle finish. Exterior walls are clad with vinyl siding and the sloped roof :
drains storm water into gutter and downspout system. UPVC windows to the
1st, 2nd, and the roof level shed dormers allow for natural light to enter the w
rooms.
The building contains a combination of; double leaf wood 'French' doors at
the north elevation,one single leaf wood door at the main entrance,and three
single leaf glazed wood doors. Interior partitions consist of panted and
textured gypsum board.
IL
MECHANICAL EXECUTIVE SUMMARY
The buildings heating,ventilation and air conditioning (HVAC)is provided by
one split-system consisting of one natural gas energy efficient furnace with
evaporator coil, and one exterior heat pump located to the south elevation of +
the building.
The buildings domestic hot water is provided by one natural gas direct-vent '
instantaneous water heater located in the basement.
I I Ell 11111111
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ELECTRICAL EXECUTIVE SUMMARY
The Main Distribution Panel (MDP) located in the basement serves kitchen
appliances, HVAC equipment,interior and exterior lighting.
The interior lighting consists of surface mounted fixtures throughout the
building. The exterior lighting also consists of surface mounted fixtures
located adjacent to the building entrances.
The building contains a fire alarm panel that monitors smoke detection -
devices and communicates with the City of Tigard Fire Department
SITE EXECUTIVE SUMMARY
The Property contains two small block paved parking bays with asphalt
interior roadways which serve staff and visitor parking located to the south,
and southeast of the building. One ADA parking space is provided adjacent
to the main entrance. In addition to this, cast-in-place concrete sidewalk
sections, and pressed pavements are provided to the perimeter of the main
building and garage.
t
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SUMMARY OF FINDINGS
This report represents summary-level findings for the Property Condition Assessment.The deficiencies identified in this assessment can
be combined with potential new construction requirements to develop an overall Long Term Capital Needs Plan that can be the basis for
a facility wide capital improvement funding strategy. Key findings from the Assessment include:
FindingsKey
Current Year Facility Condition Needs Index 7.09
Immediate Capital Needs(Year 1)
included in FCNI $32,855
Future Capital Needs(Year 2 to Year 10) $272,893
BUILDING EXPENDITURE SUMMARY
The building expenditure summary section provides an executive overview of the findings from the assessment.The chart below provides
a summary of yearly anticipated expenditures over the study period for the Fanno House building. In addition, we have scheduled key
findings highlighting items greater than$5,000 and their anticipated failure year. Further details of these expenditures are included within
each respective report section and within the expenditure forecast, in Appendix A of this report. The results illustrate a total anticipated
expenditure over the study period of approximately$305,748.
Expenditure Forecast Over Study Period
$20OK
$150 K —
a $100
CL L
501
$0
2015 2017 201& 2019 2020 2021 2022 2023 2024 2025
Expenditure $32,85K $0 $0 $29.65K S152.25K $0 54.3K $0 $ee.7K $0
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• C Interiors: Replace Roll Carpet with Padding at an estimated cost of$27,384 in year 2019
• C Interiors: Replace Wood Flooring at an estimated cost of$40,786 in year 2024
C Interiors: Replace Painted Finish-Standard at an estimated cost of$29,962 in year 2024
D Services: Replace Cold Water Distribution at an estimated cost of$27,896 in year 2016
A E Equipment&Furnishing: Replace Floor Mounted Base Cabinet(s)-Standard at an estimated cost of$11,880 in year 2024
I G Building Sitework: Replace Asphalt Mill&Overlay including Re-Striping at an estimated cost of$152,245 in year 2020
1 All costs presented in present day values
2 Costs represent total anticipated values over the 10 year study period
3 Budget for additional project costs of between 25%-35%to allow for professional fees and general contractor overhead/profit and management costs
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DISTRIBUTION OF IMMEDIATE (YEAR 1) NEEDS BY BUILDING SYSTEM
Distribution of Inimediate feeds by Building System
Gas Supply System
Ramps)
Stair Handrails and
HaJustrades
Cold Water Senn
Building System Estimated Cost Percentageof Total
Cold Water Service $27,896 84.9%
Gas Supply System $746 2.3%
Ramp(s) $2,485 7.6%
Stair Handrails and Balustrades $1,728 5.3%
Total $32,855 100%
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DISTRIBUTION OF FUTURE (YEAR 2-YEAR 10) NEEDS BY BUILDING SYSTEM
Distribution of Capital Needs by Building System
C20 Site Impr4vemen
1310 Superstructure
030 Rao$ng
k
E20 Fumishing
30 Inberinr Finishes
Building System Estimated Cost Percentage of Total Cost
B10 SuperStructure $1,763 0.7%
B30 Roofing $4,298 1.6%
C30 Interior Finishes $100,638 36.9%
E20 Furnishings $13,949 5.1%
G20 Site Improvements $152,245 55.8%
Total $272,893 100%
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FACILITY CONDITION NEEDS INDEX
In this report we have calculated the Facility Condition Needs Index(FCNI)for the facility; illustrating the likely condition of the systems,
equipment and building needs should the required funding not be expended over the cost study period. The FCNI is used in Facilities
Management to provide a benchmark to compare the relative condition and needs of a group of facilities. The FCNI is primarily used to
support asset management initiatives of federal,state,and local government facilities organizations.
The FCNI is the ratio of accumulated Deferred Maintenance (DM) (total sum of required and recommended works) and Needs(ADA)to
the Current Replacement Value (CRV)for a constructed asset. Calculated by dividing DM and Needs by CRV(in this instance we have
applied an Adjusted Replacement Value(ARV)to the CRV to reflect to value of the partial building assessment).The range is from zero
for a newly constructed asset,to one for a constructed asset with a DM value equal to its CRV.Acceptable ranges vary by Asset Type,but
as a general guideline,the FCNI scoring system is as follows:
Maintenance, Repair, Needs and
FCNI_ Replacement Deficiencies of the Facility(s)
Current Replacement Value of the
Facility(s) (CRV)
If the FCNI rating is 60%or greater then replacement of the asset/building should be considered instead of renewal.
. • • Definition
In a new or well-maintained condition with no visual evidence of wear,
GOOD soiling or other deficiencies. 0%to 5%
FAIR Subject to wear and soiling but is still in a serviceable and functioning 5%to 10%
condition.
POOR Subjected to hard or long-term wear. Nearing the end of its useful or Greater than 10%
serviceable life.
- Subjected to hard or long-term wear. Has reached the end of its Greater than 60%
useful or serviceable life. Renewal now necessary.
The chart below indicates the current FCNI ratio of the Fanno House building.
010 10% 20% 30% 40% 50% 50% 70% $0°116 90% 100%
■ FCI ■ Good Fair 0 Poor E Very Poor
Fanno House, FCNI: 7.09%
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The chart below indicates the effects of the FCNI ratio per year,assuming the required funds and expenditures ARE made to address the
identified actions each year.
Year by Year Effects of FCI Over the Study Period
4M,4
s0%
21]°Aa
2016 2017 2018 2013 2020 2021 2022 2023 2024 2025
■ FCI 7.09°/a 0°la 0°la 6.4% 32.W'ia 0°/a .93111/6 0°/a 18.71°/a 0°/a
■ FCI Very Poor 0 Poor Fair 0 Good
The Chart below indicates the cumulative effects of the FCNI ratio over the study period assuming the required funds and expenditures
are NOT provided to address the identified works and deferred maintenance each year.
Cumulative Effects of FCI over the Study Period
8c¢�
60%
40%
20%
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
■ FCI 7.09°l4 7.09°1/6 7.09°{4 13.49°{4 46.34°l4 46.34°{4 47.27% 47.27°r6 65.9811/4 65.98°l4
■ FCI Very Poor 2 Poor Fair 0 Good
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NEEDS SORTED By PRIORITIZATION OF WORK
Faithful+Gould has prioritized the identified work in order to assist with analyzing the deficiencies found during the assessment. The
following Priorities are shown below:
Priority 1 -Systems requiring immediate action that have failed,compromises staff or
Currently Critical public safety or requires to be upgraded to comply with current codes and
accessibility
Priority •A system or component is nearing end of useful life,if not addressed will
Potentially Critical: cause additional deterioration and added repair costs
Priority -Lifecycle replacements neccessary but not critical or mid-term future
Necessary/Not Critical: replacements to maintain the integrity of the facility or component
The chart below illustrates the breakdown of expenditure according the priority coding providing an opportunity to strategically plan and
effectively direct funding to the highest priority.
Planning Horizon Needs by System and Priority
$200'0oo.00
M
x
$150,000.00
CL
rt
C
rn
$100,000.00 —
Q
0
a
c $50,000.00-
$0.00-
C
50,000.00$0.00C Interiors D Services B Shell E Equipment G Building
& Furnishing Sitework
Priority
■ Priority 1 ■ Priority 2 priority 3
Building System Priority 1 Priority 2 Priority 3 go Total
B Shell $0 $0 $8,546 $8,546
C Interiors $0 $1,728 $100,638 $102,366
D Services $0 $28,642 $0 $28,642
E Equipment&Furnishing $0 $0 $13,949 $13,949
G Building Sitework $0 $0 $152,245 $152,245
Totals $0 $30,370 $275,378 $305,748
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NEEDS SORTED BY PLAN TYPE
Faithful+Gould has prioritized the identified work according to the Plan Type or deficiency categories in order to assist with analyzing the
deficiencies found during the assessment.The following Plan Types are shown below:
Plan •- 1 -Maintenance that was not performed when it was scheduled or past its
Deferred useful life resulting in immediate repair or replacement
Plan • *Maintenance that is planned and performed on a routine basis to maintain
and preserve the condition
L Routine Maintenance Ad
Plan •- 3 -Planned replacement of building systems that have or will reach the end of
Capital Renewal their useful life
Plan •- ' *When the repair or replacement of equipment or systems are
SustainabilityEnergy& recommended to improve energy and sustainability performance
Plan •- 5 *When the repair or replacement of equipment or systems are
recommended to comply with ADA
The chart below illustrates the breakdown of expenditure according to the Plan Type or deficiency categories providing an opportunity to
strategically plan and effectively direct funding.
Planning Horizon Bleeds by Category
$340,004
$250,064
$200,000
$Y 50,04
$1U0,06
$50,000
ADA Capital Re nL-_wal Defe rre,d Routine
Piaintenance Maintenance
Deferred Maintenance $28,642
Capital Renewal $272,893
Routine Maintenance $2,485
ADA $1,728
Total $305,748
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A10 FOUNDATIONS
A1011 Wall Foundations
DESCRIPTION
The building is supported by reinforced concrete spread footings around the perimeter of the foundation wall for the basement and first
floor.The compressive strength of the concrete is unknown.
CONDITION
The footings were not visible due to their location below the exterior wall construction. However,we observed no major movement to the
structure that they are supporting,therefore we assume them to be in fair condition and free from defects.We do not anticipate replacement
during the study period.
A1031 Standard Slab on Grade
DESCRIPTION
The main building basement and standalone garage is provided with a cast-in-place concrete slab-on-grade which is reinforced with welded
wire fabric.We assume that the floor slab was placed over a vapor barrier and compacted gravel fill,with the thickness of the slab being
approximately 2",laid over a crushed aggregate base and compacted sub-grade.The compressive strength of the concrete is unknown.
CONDITION
The slab-on-grade was observed to be in fair condition with no signs of undue settling or major cracks noted. We do not anticipate any
requirements for replacement during the study period.
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A20 BASEMENT CONSTRUCTION
A2021 Basement Wall Construction
DESCRIPTION
The building contained cast-in-place concrete foundation walls within the partial basement area which we assume is supported via
reinforced concrete spread footings.The compressive strength of the concrete is unknown.
CONDITION
The basement wall construction appeared to be in fair condition on the areas below grade viewed from the interior of the building. We
believe the basement construction will last beyond the study period.
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B SHELL SYSTEMS
1310 SUPERSTRUCTURE
B1012 Upper Floors Construction
DESCRIPTION
The upper floor appeared to consist of wood beams and trusses covered with wood decking.
CONDITION
The wood floor construction was not visible due to floor/ceiling finishes being installed,however,there were no signs of warping or cracking
from moisture or insect damage,therefore we assume flooring to be in fair condition and no replacement actions will be generated during
the study period.
B1014 Ramp(s)
DESCRIPTION
The main building is provided with a painted wood ramp structure and landings from ground to the 1st floor level of the building, with
painted wood handrails and balustrades.
CONDITION
The ramp appeared to be in fair condition structurally with; deterioration of the paint finish only,therefore,we recommend painting of the
ramp in the near-term of the study period to maintain the integrity of the wood.
131015 Exterior Stairs and Fire Escapes
DESCRIPTION
The main building is provided with painted wood stairs to the west elevation from ground to the 1st floor level of the building,with painted
wood handrails and balustrades.
CONDITION
The stairs appeared to be in fair condition structurally with; deterioration of the paint finish and wood treads, therefore, we recommend
replacing the stairs in the near-term of the study period to maintain safe access/egress to the building.
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PROJECTED EXPENDITUREF
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
154477 B1010 Paint Exterior Ramp Priority 3 2016 $2,485
154478 B1010 Replace Exterior Stair(s)-Wood Construction Priority 3 2019 $1,763
TOTALS BY YEAR
Yearim Total Expenditures
2016 $2,485
2019 $1,763
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B20 EXTERIOR ENCLOSURE
B2011 Exterior Wall Construction
DESCRIPTION
The building and garage exterior walls consisted of vinyl horizontal siding,which is supported by the building wood frame walls,and wood
columns within the exterior and interior walls supporting the roof structure.The wood frame walls are assumed to be insulated, however,
this could not be confirmed on site.
CONDITION
The exact date of installation of the exterior wall vinyl siding could not be determined, however,the siding appeared to be in fair-to-good
condition with no noted deterioration of the frame and/or siding which would require any actions during the study period.
B2021 Windows
DESCRIPTION
The building contained double glazed UPVC windows units at the elevations and roof level shed dormers;with gaskets between glazing
and aluminum frame,and with urethane sealant provided at the perimeter of the window framing systems.
CONDITION
The window systems appeared to be in generally fair condition.We noted no deterioration of the frame or glass which would require any
replacement action during the study period.
B2034 Overhead Doors
DESCRIPTION
The garage building contains two manually operated overhead doors with interlocking slat sections on a guided track at each side of the
door.
CONDITION
The overhead door appeared to be in fair condition,we are unaware of any operating issues and they will last beyond the study period. It
should be noted that, we recommend considering the retrofit of an electrically operated motor in the near-term or the study period to
improve operation, however,associated costs have been excluded from this report as it has been considered a discretionary expense.
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B2039 Other Doors&Entrances
DESCRIPTION
The building contains a combination of; double leaf wood `French' doors at the north elevation, one single leaf wood door at the main
entrance, and three single leaf glazed wood doors located throughout the main building and garage. The door ironmongery typically
consisted of standard knob hardware.
The single and double leaf doors appeared to be in fair condition operating satisfactory with the hardware performing as required. Based
on our observations we have extended the RUL;therefore no actions will be generated during the study period. It should be noted that,
the knob hardware is non-compliant with ADA requirements;as they require tight grasping and twisting to turn.We recommend replacement
of the knob hardware with leaver handles in the near-term of the study period,however,due to the scale of replacement this is considered
to be operational as opposed to a capital expenditure and has been excluded from the report.
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B30 ROOFING
B3011 Roof Finishes
DESCRIPTION
The main building roof consisted of a pitched structure with dormer windows at the east and west elevations,the structure is formed with
wood roof trusses,which are covered with a ply board deck and asphalt shingle roof covering.
CONDITION
The asphalt shingles appeared to be in fair-to-good condition considering age;based on observed conditions and a typical EUL of twenty-
five years we do not anticipate a requirement for replacement during the study period.
B3016 Gutters and Downspouts
DESCRIPTION
The pitched roofs to the main building and garage collect storm water at east and west elevations within polyester powder-coated metal
gutters mounted to the painted wood fascia which discharge into box downspouts and into municipal sewers.
CONDITION
The rain water goods at the building appeared to be in fair condition. The typical EUL for this type of equipment is twenty-years,therefore
based on observed conditions and RUL we anticipate replacement will be required in the middle-term of the study period.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
RecommendationID Type .
154479 1 B3010 Replace Aluminum Perimeter Gutters&Downspout Priority 3 2022 $4,298
TOTALS BY YEAR
Year Total Expenditures
2022 $4,298
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E: INTERIORS SYSTEMS
C10 INTERIOR CONSTRUCTION
C1021 Interior Doors
DESCRIPTION
Interior doors at the Property primarily consist of a combination of single leaf hollow core wood panel doors,hollow core commercial wood
board doors,and painted wood frames
CONDITION
The doors were generally found to be in fair working condition with a typical EUL of thirty years;therefore based on the observed conditions
and EUL we do not anticipate replacement works during the study period.
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C20 STAIRS
C2011 Regular Stairs
DESCRIPTION
The main building contains two staircases; one main quarter-landing staircase which provides access/egress at 1st through to 2nd floor
levels,and one quarter-landing staircase which provides access/egress to the basement.Staircases are constructed from wood with wood
risers/treads,and a roll carpet finish to the main stairs,and metal nosing protection to the basement stairs.
CONDITION
The staircases were found to be in fair condition,therefore we do not anticipate any replacement works during the study period.
C2014 Stair Handrails and Balustrades
DESCRIPTION
The staircases are provided with a combination of wood handrails with metal mounting bracket and wood handrails and balustrades to
open edges at the 1 st floor level.The basement staircase open edge is not provided with handrails/balustrades.
CONDITION
The staircase handrails were found to be in fair condition structurally; however, it was noted that the handrails were not compliant with
ADA requirements.We recommend budgeting for the replacement of the main(1 st through to 2nd floor)handrails early in the study period.
In addition to this,we recommend the installation of wood handrails and balustrades to the open edge of the basement stairs.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
ID �111ecommendation
154480 C2010 Replace Stair Handrails and Balustrades-Wood Priority 2 2016 $1,728
Construction
TOTALS BY YEAR
Year Total Expendituresm
2016 $1,728
F+G Project No.100051118 '.•
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C30 INTERIOR FINISHES
C3012 Wall Finishes to Interior Walls
DESCRIPTION
Interior walls/partitions throughout the Property typically consist of a combination of textured gypsum board and cast-in-place concrete with
a paint finish, in addition to this,the 2nd floor restroom/shower/bathroom walls are partially clad with ceramic tiles.
CONDITION
Paint finishes throughout the Property were generally found to be in fair condition generally with; minor localized marking,staining,and/or
minor impact penetrations observed.We recommend budgeting for repainting of the walls/partitions, ceilings, and door/window frames in
the far-term of the study period,and in conjunction with holistic refurbishment works to benefit from economies of scale.
The ceramic tile finishes to restrooms were generally found to be in fair-to-good condition.With the typical EUL of thirty-years we anticipate
that the ceramic tiles will last beyond the study period without replacement.
C3024 Flooring
DESCRIPTION
Interior flooring to the 2nd floor bathroom, 1 st floor kitchen areas,and ADA toilets consists of sheet vinyl,and the 2nd floor shower room
is provided with Vinyl Composite Tile(VCT)flooring. In addition to this,wood flooring is provided throughout the Property.
CONDITION
The sheet vinyl flooring to the 2nd floor bathroom was found to be in fair-to-good condition,therefore we do not anticipate any replacement
works during the study period.The sheet vinyl flooring to the 1st floor kitchen areas and ADA toilets was found to be in fair condition.We
recommend budgeting for replacement of this vinyl flooring in the far-term of the study period,and in conjunction with holistic refurbishment
works to benefit from economies of scale.
The VCT to the 2nd floor shower area was noted to be in poor-to-fair condition with localized delamination and lifting of the tiles noted,
therefore we recommend replacement of the VCT in the near-term of the study period.
The wood flooring was found to be in fair condition generally with localized scuff and scratch marking noted. Based on our observations,
and assuming the completion of as need maintenance we have extended the RUL to the late-term of the study period and recommend the
wood flooring to be replaced at that point, in conjunction with holistic refurbishment works to benefit from economies of scale. It should be
noted that, it could be possible to extend the RUL of the wood floor beyond the study period and consideration should be given to
sanding/stripping and seal coating prior to replacement.
C3025 Carpeting
DESCRIPTION
In addition to the aforementioned,roll carpet adhered to the suspended wood floor is provided through the building.Carpet is also provided
to the main staircase treads/risers.
F+G Project No.100051118 EM
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CONDITION
The carpet finish throughout the building was generally found to be in fair but dated condition, therefore we recommend budgeting for
replacement of the carpet in the near-term of the study period.
C3031 Ceiling Finishes
DESCRIPTION
The ceilings throughout the Property typically consist of painted gypsum board.
CONDITION
The painted gypsum board ceilings were generally found to be in fair-to-good condition with localized scuff marking noted. We do not
anticipate the requirement for replacement of the gypsum board ceilings during the study period, however,we recommend budgeting for
painting the ceilings in the far-term of the study period,and in conjunction with holistic refurbishment works to benefit from economies of
scale.The cost for this is included with paint wall finishes.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overheadiprofit and
management costs.
ID �§Kecommendatlon Priority
154481 C3010 Replace Painted Finish-Standard Priority 3 2024 $29,962
154482 C3020 Replace Vinyl Composite Tile(VCT) Priority 3 2019 $501
154483 C3020 Replace Roll Carpet with Padding Priority 3 2019 $27,384
154484 C3020 Replace Vinyl Sheet-Kitchen/Restrooms Priority 3 2024 $2,004
154485 C3020 Replace Wood Flooring Priority 3 2024 $40,786
TOTALS BY YEAR
Year Total Expenditures
2019 $27,885
2024 $72,752
F+G Project No.100051118 '.
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D SERVICES SYSTEMS
D20 PLUMBING
D2011 Water Closets
DESCRIPTION
There is four floor mounted vitreous china water closet with a plastic seat within the Property.These are all tank-less type units with manual
flush valves.
CONDITION
The vitreous china water closets were observed to be in fair-to-good condition.The water closets flushed properly and did not have any
cracks in the china. Based on observed conditions, we do not anticipate a requirement for replacement during the study period. We
anticipate that the flush valves may fail during the study period;therefore,to maintain function they may need to be rebuilt or in some cases
replaced. This work has not been included in this study as we anticipate it will be carried out on an as needed basis as part of routine
maintenance.
D2013 Lavatories
DESCRIPTION
The Property contained a combination of vitreous china lavatories,including;two wall mounted lavatories,one vanity top lavatory,and one
pedestal lavatory.The lavatories are typically provided with single lever and knob handles with non-metered faucet.
CONDITION
The lavatories appeared to be in fair-to-good condition considering age.The lavatories drained properly and did not have any cracks in the
china;therefore,no actions will be generated as we anticipate that they are suitable to last beyond the study period.We anticipate that the
faucets may fail during the study period and therefore to maintain function,they may need to be replaced.This work has not been included
in this study as we anticipate it will be carried out on an as-needed basis as part of routine maintenance. It should also be noted that,knob
handled are non-compliant with ADA regulations,therefore, upon failure of the existing faucets should be replaced with lever handles.
D2014 Sinks
DESCRIPTION
The Property contained one double bowl porcelain kitchen sink with a single lever handles and non-metered faucets located within the
kitchen area.
CONDITION
The porcelain kitchen sink appeared to be in to fair-to-good condition and functioned properly with no leaks; therefore, no actions for
replacement are anticipated during the study period.
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D2015 Bathtubs
DESCRIPTION
The 2nd floor bathroom contained one freestanding prefinished cast iron 'roll top' bathtub with ball and claw feet and brushed nickel
accessories.
CONDITION
The bathtub appeared to be in to good condition and functioned properly with no leaks;therefore,no actions for replacement are anticipated
during the study period.
D2017 Showers
DESCRIPTION
The 2nd floor shower room contained one three wall ceramic tile shower system with associated shower components and valve.
C❑NDITI❑N
The shower enclosure was found to be in good condition;therefore, no actions for replacement are anticipated during the study period.
D2021 Cold Water Service
DESCRIPTION
The domestic cold water system to the building is supplied directly from local utilities.
CONDITION
The domestic water system at the building appeared to be in fair condition generally, however, upon review of documentation (appended
to this report) provided by the City of Tigard which tested above the minimum reporting limit for lead contaminates, we recommend
replacement of the domestic plumbing in the near-term of the study period. It should be noted that,the main supply from the water meter
to the Property was replaced in 2010 and consists of PEX material.
D2022 Hot Water Service
DESCRIPTION
The buildings domestic hot water for the kitchen, bathroom, shower, and restroomsltoilets is provided by one natural gas direct-vent
instantaneous water heater manufactured by Rinnai in 2008.
CONDITION
The direct-vent instantaneous water heater appeared to be in fair-good condition and eight-years old; we are unaware of any operating
issues and anticipate the units to last beyond the study period due to the RUL and observed condition.
F+G Project No.100051118 EM
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D2031 Waste Piping
DESCRIPTION
Waste piping is assumed to be a combination of cast iron and PVC piping throughout the Property.
CONDITION
No visually apparent problems with the sanitary waste piping were observed or reported by the maintenance personnel.The waste system
can be serviceable through the end of the study period with regular maintenance.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
ID Type Recommendation
154486 1 D2020 Replace Cold Water Distribution Priority 2 1 2016 1 $27,896
TOTALS BY YEAR
Year Total Expenditures
2016 $27,896
F+G Project No.100051118 '.
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D30 HVAC
D3012 Gas Supply System
DESCRIPTION
The building has natural gas piping for the furnace and water heater. This is fed from a 2" main located at the north side of the
building.The gas main and diaphragm is not equipped with seismic shut off valves.
CONDITION
The gas main appeared to be in poor condition and suffering from corrosion that could be attributed to age; therefore we recommend
replacement of the gas main in the near-term of the study period. It should be noted that, the new main is to be equipped with a seismic
shut off valve.
D3032 Direct Expansion Systems
DESCRIPTION
The buildings heating,ventilation and air conditioning(HVAC)is provided by one split-system consisting of;one natural gas energy efficient
furnace manufactured by Carrier with evaporator coil, and an assumed capacity of 80,000 BTU, with one heat pump manufactured by
Carrier and located to the south elevation of the building. The manufacturer's information and capacities can be found in the following
HVAC mechanical table
CONDITION
The indoor furnaces/evaporator coil split-system units were in fair-to-good condition for their age, manufactured in 2008. Based on the
typical EUL of twenty-years;we do not anticipate any actions during the study period.
The split-system outdoor heat pump unit appeared to be in fair-to-good condition and well maintained.Based on observed conditions and
an EUL of twenty-years,we do not anticipate any actions during the study period.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
ID Type Recommendation
154487 1 D3010 Replace Gas Meter-2" Priority 2 2016 $746
TOTALS BY YEAR
Year Total Expenditures
2016 $746
F+G Project No.100051118
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D50 ELECTRICAL SYSTEMS
D5012 Low Tension Service&Dist
DESCRIPTION
The building electrical service meter loop enters the building at the south elevation.The Main Distribution Panel(MDP)is rated at 208YI120
volts at approximately 225 amps and is located at the basement and is manufactured by Siemens in 2010.
CONDITION
The MDP appeared to be in good condition.There were no signs of deterioration or issues noted on the panel.The typical EUL for electrical
panel such as this is thirty years;therefore there will be no requirement for replacement during the study period. We recommend further
evaluation of the panelboard via an infrared electrical inspection which will highlight if high temperatures, excessive electrical resistance,
failing components,ground faults and short circuiting issues exist.
The electrical equipment should receive preventive maintenance consisting of cleaning the interior the enclosure, and infrared scans of
connections,fuses,and breakers in switches at the start of the study period and repeated no more than every three years thereafter.Any
items identified as abnormal during the infrared scans should be corrected at that time.
D5021 Branch Wiring Devices
DESCRIPTION
The branch wiring devices including switches, receptacles, GFCI and other devices were observed to be commercial grade in standard
non-decor format. Branch wiring was observed to be distributed in Electrical Metallic Tubing (EMT) conduit except in locations that may
vibrate where flexible metal clad cable is typically used.
CONDITION
The branch wiring was observed to be in fair condition with no broken outlets or switches,therefore assuming the completion of as needed
localized replacement,no actions will be generated during the study period.
D5022 Lighting Equipment
DESCRIPTION
The interior lighting is provided by a combination of surface mounted fixtures throughout the building. Interior light fittings are typically
controlled with manual switches adjacent to entrance doors. The exterior lighting also consists of surface mounted fixtures, located near
the entrances to the building.
CONDITION
The interior lighting was observed to be in fair condition with all fixtures operating properly and with no broken lenses or deteriorated
housings noted.Assuming ongoing lamping and replacement of defective fixtures as a maintenance expenditure,we do not anticipate that
any major works are required to the lighting systems during the study period.
The exterior light fixtures appeared to be in fair condition with no visible deterioration or fogging observed, therefore no actions will be
generated during the study period.
F+G Project No.100051118 '.
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D5037 Fire Alarm Systems
DESCRIPTION
The building contains one fire alarm panel that monitors smoke detection devices and communicates with the City of Tigard Fire
Department
CONDITION
The fire alarm panel appeared to be in fair-to-good condition with no operational issues observed or reported to us.There is no action for
replacement of the system,as we believe this will last beyond the study period with regular maintenance and testing.
D5092 Emergency Light&Power Systems
DESCRIPTION
There are standard wall mounted exit signs at all egress points from the Property. The signs are white plastic with red lettering and local
battery backup.
CONDITION
The exit signs were observed to be in fair-to-good condition with no issues,therefore no actions will be generated during the study period.
F+G Project No.100051118 '.
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EqUIPMENT & FURNISHING
E20 FURNISHINGS
E2012 Fixed Casework
DESCRIPTION
The kitchen area is provided with fixed laminate finished countertops and base units.
CONDITION
The countertops and base units were generally found to be fair but dated condition, therefore we anticipate that all casework will be
replaced in the far-term of the study period,and in conjunction with holistic refurbishment works to benefit from economies of scale.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
4.It. I
154488 E2010 Replace Floor Mounted Base Cabinet(s)-Standard Priorit 3 2024 $11,880
7154489 E2010 Replace Fixed Casework-Counter Top-Laminated Priority 3 2024 $2,069
TOTALS BY YEAR
Year Total Expenditures
2024 $13,949
F+G Project No.100051118 '.
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E5 BUILDING SITEWORK SYSTEMS
G20 SITE IMPROVEMENTS
G2021 Bases and Sub-Bases
DESCRIPTION
The Property contains two parking bays accessed via SW Hall Boulevard to the east of the site. The parking areas combined contain
approximately 9 spaces, including one accessible space adjacent to the main building.
Interior roadways are typically asphalt-paved, we were not provided with sectional details of the asphalt-paved areas, however, such
elements typically consist of a 2" deep asphaltic top course over a 4" thick bituminous concrete base and a 6" deep
compacted aggregate sub-base.
CONDITION
The interior roadways,and road markings were generally in fair condition; however,the asphalt wearing course had a number of hairline
and alligator cracking in addition to other deteriorated sections. The typical EUL for this type of buildup is twenty-years and based on
observed conditions,we recommend that these areas are milled and overlaid in the middle-term of the study period.
G2031 Paving &Surfacing
DESCRIPTION
In addition to the asphalt paved interior roadways,the site is provided with;sidewalk sections,and pressed pavements assumed to consist
of; 4" thick cast-in-place concrete with expansion joints provided at driveways, curbs and adjacent to the building structure, and block
paving at parking areas assumed to consist of a compacted aggregate base course,and sand bedding course.
CONDITION
The sidewalk sections and pressed pavements throughout the Property were generally found to be in fair-to-good condition; however,
localized cracking of the concrete was noted.Assuming these areas are cleaned and repaired as a maintenance expenditure,we do not
anticipate that replacement will be required during the study period.
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PROJECTED EXPENDITUREF
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
154490 G2020 Replace Asphalt Mill&Overlay including Re-Striping Priority 3 2020 $152,245
TOTALS BY YEAR
Year Total Expenditures
2020 $152,245
F+G Project No.100051118
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APPENDIX A: Capital Expenditures
APPENDIX B: Photographic Record
APPENDIX C: Document Review and
Warranty Information
APPENDIX D: Equipment Tables
APPENDIX E: Glossary of Terms
APPENDIX A :
CAPITAL EXPENDITURES
Deficiency Report
Fanno House
GSF: 2,505
Year Built: 1938 Renew Year :
Replacement Cost: $463,425
Fiscal Year $ ID CSI Type Name Description ses Estimate
C
2016 $32,855 154477 B1010 Routine Paint Exterior Ramp 1420 SF $1.75 $2,485 $2,485
Maintenance
------------------------------------------- ------------------------------------------------------------------------------------------------------
154480 C2010 ADA Replace Stair Handrails and Balustrades-Wood 36 LF $48.00 $1,728 $1,728
Construction
------------------------------------------------ -------------------------------------------------------------------------------------------------
154486 D2020 Deferred Replace Cold Water Distribution 2505 SF $11.14 $27,896 $27,896
Maintenance
--------------------------------------------------------------------------------------------------------------------------------------------------
154487 D3010 Deferred Replace Gas Meter-2" 1 EACH $746.14 $746 $746
Maintenance
--------------------------------------------------------------------------------------------------------------------------------------------------
•---------------------------------------------------------------------------------------------------------------------------------------------------------------------------
2019 $29,649 154478 B1010 Capital Renewal Replace Exterior Stair(s)-Wood Construction 5 RISER $352.69 $1,763 $1,763
--------------------------------------------------------------------------------------------------------------------------------------------------
154482 C3020 Capital Renewal Replace Vinyl Composite Tile(VCT) 58 SF $8.64 $501 $501
--------------------------------------------------------------------------------------------------------------------------------------------------
154483 C3020 Capital Renewal Replace Roll Carpet with Padding 270 SY $101.42 $27,384 $27,384
--------------------------------------------------------------------------------------------------------------------------------------------------
----------------------------------------------------------------------------------------------------------------------------------------------------------------------------
2020 $152,245 154490 G2020 Capital Renewal Replace Asphalt Mill&Overlay including Re- 5780 SY $26.34 $152,245 $152,245
Striping
--------------------------------------------------------------------------------------------------------------------------------------------------
----------------------------------------------------------------------------------------------------------------------------------------------------------------------------
2022 $4,298 154479 B3010 Capital Renewal Replace Aluminum Perimeter Gutters& 238 LF $18.06 $4,298 $4,298
Downspout
-------------------------------------- --------- ------------------------------------------------------------------------------
----------------------------------------------------------------------------------------------------------------------------------------------------------------------------
2024 $86,702 154481 C3010 Capital Renewal Replace Painted Finish-Standard 11401 SF $2.63 $29,962 $29,962
---------------------------------------------------7----------------------------------------------------------------------------------------------
154485 C3020 Capital Renewal Replace Wood Flooring 1232 SF $33.11 $40,786 $40,786
--------------------------------------------------------------------------------------------------------------------------------------------------
154484 C3020 Capital Renewal Replace Vinyl Sheet-Kitchen/Restrooms 232 SF $8.64 $2,004 $2,004
--------------------------------------------------------------------------------------------------------------------------------------------------
154488 E2010 Capital Renewal Replace Floor Mounted Base Cabinet(s)- 22 LF $540.00 $11,880 $11,880
Standard
--------------------------------------------------------------------------------------------------------------------------------------------------
10/12/2016 7:28:26 PM FGould FCA Reports Page 1 of 2
Deficiency Report
154489 E2010 Capital Renewal Replace Fixed Casework-Counter Top- 22 LF $94.05 $2,069 $2,069
Laminated
Total Total: $305,748
10/12/2016 7:28:26 PM Mould FCA Reports Page 2 of 2
APPENDIX B :
PHOTOGRAPHIC RECORD
A1031 Standard Slab on Grade:-View of Slab-on-Grade A2021 Basement Wall Construction:-View of Reinforced Cast-
Reinforced Concrete in-Place Concrete
.it
4
B1014 Ramp(s):-View of Ramp(s)-Wood Construction 81015 Exterior Stairs and Fire Escapes:-View of Exterior
Stair(s)-Wood Construction
/ r r
82011 Exterior Wall Construction:-View of Vinyl Siding B2021 Windows:-View of UPVC Window Units-Fixed and
Single Hung
B2034 Overhead Doors:-View of Rolling Overhead Garage B2039 Other Doors&Entrances:-View of Exterior Double
Doors French Wood Door(s)
, r
7
B3011 Roof Finishes:-View of Asphalt Shingle Roof B3016 Gutters and Downspouts:-View of Aluminum Perimeter
Gutters&Downspout
1
C1021 Interior Doors:-View of Interior Single Wood Door(s) C2011 Regular Stairs:-View of Regular Stairs-Wood
Construction-View of main staircase
C2011 Regular Stairs:-View of Regular Stairs-Wood C3012 Wall Finishes to Interior Walls:-View of Painted Finish-
Construction-View of basement staircase Standard-Overview of typical kitchen area finishes
♦ • ♦ * 4 ♦ d
u
f
C3024 Flooring:-View of Vinyl Composite Tile(VCT) C3024 Flooring:-View of Vinyl Sheet-Bathroom
_ 4
' I
k
C3024 Flooring:-View of Wood Flooring D2011 Water Closets:-View of Floor Mounted Water Closets
}
D2014 Sinks:-View of Countertop Double Bowl Kitchen Sinks D2015 Bathtubs:-View of Bath
,w
D2022 Hot Water Service:-View of Instantaneous Water D3012 Gas Supply System:-View of Gas Meter-2"
Heater
D3032 Direct Expansion Systems:-View of Split-System D3032 Direct Expansion Systems:-View of Split-System
(Indoor Furnace Unit) (Outdoor Unit Only-Heat Pump)
I
I
I «�
Ofl
D5012 Low Tension Service&Dist:-View of Panelboard- D5092 Emergency Light&Power Systems:-View of Exit Lights
120/208volts,60 to 2000amp
I-I
E2012 Fixed Casework:-View of Fixed Casework-Counter G2021 Bases and Sub-Bases:-View of Asphalt Mill&Overlay
Top-Laminated including Re-Striping
� r �
G2031 Paving&Surfacing:-View of Pressed Concrete G2031 Paving&Surfacing:-View of Block Pavers
Pavement-4'Wide
APPENDIX C :
DOCUMENT REVIEW AND
WARRANTY INFORMATION
The following documents were reviewed as part of the facility condition assessment of the Fanno House facility:
Alexin Analytical-Analysis Report
.0r lexin ANALYSIS REPORT
Professional ORELAP Accredited Lab#: OR-100013
analytical ILaboratory_
Services Reported: 09/07/2016
13035 SW Pacific Hwy Received: 08/01/2016
Tigard,OR 97223 Sampled By: K. Cole
Tel.: (503)639-9311 Fax:(503)684-1588 Work Order: 6214020
Project:
C Tigard,City of Project# : -
L Attn: Jennifer Joe PWSID # : 4100878
1
E 13125 SW Hall Blvd
N Tigard OR, 97223 Sampling Location: Fanno Creek House
T Phone: (503) 718-2599 Sample Matrix: Water
Lab Number
Code Method Units Result MRL EPA MCL Analysis Date/Time
6214020-01 Sample Name: FCH KF
Sampled:7/27/16 7:42
Metals(Total)
tLead 1030 EPA 200.9 mg/L 0.0028 0.0020 0.015 09/02/16 16:15
ND= None detected at the MRL MRL= Minimum Reporting Limit MCL= Maximum Contamination Limit
tAll procedures for this analysis are accredited in accordance with NELAP standards.
Note: The EPA MCL for Lead in Public Drinking Water Systems is 15 ppb. For school,daycare,or non-residential building testing the EPA recommends outlets be
taken out of service if the lead level exceeds 20 ppb; this is a maximum contamination level for lead in samples based on a 250 mL first-draw sample,
exceedences require remediation or further sampling.This is not an acceptance level for health based exposure.
Approved by:
Ad Gonzalez-Gray
oratory Director
This report shall not be reproduced,except in full, without the written approval of the laboratory. Page 1 of 1
APPENDIX D :
EQUIPMENT TABLES
Table D20 Summary of Domestic Water Heating Equipment
Capacity/Location Equipment Manufacturer Model Serial Tag
Type No. No. Rating Type
Instant 08.06- Natural
Interior Domestic Riannai R75-1-Si 147763 Unknown Unknown Gas 2008
Water Heater
Table D30 Summary of HVAC Equipment
Capacity/Location Equipment Manufacturer Model Serial Tag
Type No. No. Rating Type
Interior Heat Pump Carrier 25HCB348 4608E14030 Unknown Unknown Electric 2008
A300
Natural
Interior Furnace Carrier Unknown Unknown Unknown Unknown Gas and 2008
Electric
APPENDIX E :
GLOSSARY OF TERMS
Acronyms&Glossary of Terms
ABC Aggregate Base Course
BUR Built-Up Roof
CIP Cast-In-Place
CMU Concrete Masonry Unit
EIFS Exterior Insulation and Finish System
EPDM Ethylene Propylene Diene Monomer
HM Hollow Metal Doors
MH Man Holes
SC Solid Core Doors
TPO Thermoplastic Polyolefin
AHU Main Air Handling Units
EF Exhaust Fan
EMC Electrical Metallic Conduit
EMT Electrical Metallic Tubing
FACP Fire Alarm Control Panel
FCC Fire Command Center
FCU Fan Coil Unit
FSS Fuel Supply System
MDP Main Distribution Panel
NAC Notification Appliance Circuit
RTU Roof Top Unit
SES Service Entrance Switchboard's
VAV Variable Air Volume
VFD Variable Frequency Drives
CRV Current Replacement Value
DM Deferred Maintenance
EOL End of Life
EUL Estimated Useful Life
FCI Facility Condition Index
HVAC Heating Ventilating and Air conditioning
RUL Recommended Useful Life
AMP Amperage
BTU/HR British Thermal Units per Hour
FPM Feet per Minute(Elevator Speed)
GPF Gallons Per-Flush
HID High-Intensity Discharge
HP Horse Power
KVA kilovolt-Ampere
kW Kilowatt
PSF Pounds-Per-Square-Foot
PSI Pounds-Per-Square-Inch
RO Reverse Osmosis
SF Square Foot
SY Square Yards
NEMA National Electrical Manufactures Association
NFPA National Fire Protection Association
Acronyms&Glossary of Terms
BTU—British Thermal Unit;the energy required to raise the temperature of one pound of water by one degree.
Building Envelope-The enclosure of the building that protects the building's interior from the outside elements,namely the exterior
walls, roof and soffit areas.
Building Systems — Interacting or independent components or assemblies, which from single integrated units, that comprise a
building and its site work,such as, pavement and flatwork,structural frame, roofing,exterior walls,plumbing, HVAC,electrical,etc.
Caulking—Soft,putty-like material used to fill joints,seams,and cracks.
Codes—See building codes.
Component—A fully functional portion of a building system,piece of equipment,or building element.
Deferred Maintenance—Physical deficiencies that cannot be remedied with routine maintenance, normal operating maintenance,
etc.,excluding de minimis conditions that generally do not present a material physical deficiency to the subject property.
Expected Useful Life(EUL)—The average amount of time in years that an item,component or system is estimated to function when
installed new and assuming routine maintenance is practiced.
Facility—All or any portion of buildings,structures,site improvements,complexes,equipment, roads,walks, passageways,parking
lots,or other real or personal property located on site.
Flashing—A thin, impervious sheet of material placed in construction to prevent water penetration or to direct the flow of water.
Flashing is used especially at roof hips and valleys, roof penetrations,joints between a roof and a vertical wall,and in masonry walls
to direct the flow of water and moisture.
Remaining Useful Life(RUL)—A subjective estimate based upon observations,or average estimates of similar items,components,
or systems,or a combination thereof, of a number of remaining years that an item, component,or system is established to be able
to function in accordance with its intended purpose before warranting replacement.Such period of time is affected by the initial quality
of an item,component,or system,the quality of the initial installation,the quality and amount of preventative maintenance exercised,
climatic conditions,extent of use,etc.
Structural Frame—The components or building systems that support the building's non-variable forces or weights(dead loads)and
variable forces or weights(live loads).
Thermal Resistance(R)—A unit used to measure a material's resistance to heat transfer.The formula for thermal resistance is: R
=Thickness(in inches)/K.
Warranty — Legally enforceable assurance of quality or performance of a product or work, or of the duration of satisfactory
performance.Warranty guarantee and guaranty are substantially identical in meaning;nevertheless,confusion frequently arises from
supposed distinctions attributed to guarantee(or guaranty)being exclusively indicative of duration of satisfactory performance or of
a legally enforceable assurance furnished by a manufacturer or other third party.The uniform commercial code provisions on sales
(effective in all states except Louisiana)use warranty but recognize the continuation of the use of guarantee and guaranty.