City of Tigard - Niche Tier 1 FCA Final Report Facility Condition Assessment Services
Tier 1 Report of
Facility Condition Assessment
For
City of Tigard
Niche
8720 SW Burnham Street
Tigard,
OR 97223
5
�La F
III
1
Date of Report: August 31, 2016
Provided By:
Faithful+Gould, Inc.
Provided For:
City of Tigard
FAITHFUL
MOULD
--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...................................................................................................................5
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
BShell Systems............................................................................................................................................16
1310 SUPERSTRUCTURE...................................................................................................................... 16
B20 EXTERIOR ENCLOSURE............................................................................................................... 17
B30ROOFING........................................................................................................................................ 19
CInteriors Systems.......................................................................................................................................21
C10 INTERIOR CONSTRUCTION..........................................................................................................21
C20STAIRS............................................................................................................................................22
C30 INTERIOR FINISHES......................................................................................................................23
DServices Systems......................................................................................................................................25
D20PLUMBING......................................................................................................................................25
D30HVAC...............................................................................................................................................28
D50 ELECTRICAL SYSTEMS................................................................................................................29
EEquipment&Furnishing Systems...........................................................................................................32
E20 FURNISHINGS................................................................................................................................32
GBuilding Sitework Systems......................................................................................................................33
G20 SITE IMPROVEMENTS..................................................................................................................33
G40 SITE ELECTRICAL UTILITIES.......................................................................................................35
Appendices....................................................................................................................................................36
City of Tigard
Niche August 31,2016
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 Niche located at 8720 SW Burnham Street, 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 23,2016,Stefan Matwijiw BSc(Hons)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 Kevin Cole(Facilities Supervisor)who is associated
with City of Tigard.
BUILDING DETAILS
Item Description
Project Name Niche
Property Type GOVOFF
Full Address 8720 SW Burnham Street
Tigard,
OR 97223
Onsite Date Aug 23,2016
Historic District No
Historic Building No
Year Built 1952
Occupancy Status Occupied
Number of Stories 2
Gross Building Area(GSF) 5,940
Current Replacement Value(CRV) $ 1,098,900
ARV/GSF($/Sq Ft) $185.00/Sq Ft
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BUILDING DESCRIPTION
PROPERTY EXECUTIVE SUMMARY
The City of Tigard Niche is located at (8720 SW Burnham Street., Tigard,
Oregon)and was built in 1952. The Property consists of a central two story7fi
office/admin area, single story storage (hereafter called cold storage) to the
west of the building, and public restrooms to the east of the building. The
public restrooms is a stand-alone facility connected to the main building at
roof level.
ARCHITECTURAL STRUCTURE EXECUTIVE SUMMARY
The Property contains a reinforced slab-on-grade with concrete spread strip
footings which supports the wood framed structure and walls.The upper floor
is constructed of wood beams and joists with a plywood deck.
The exterior walls are primarily comprised of painted plywood board and r
batten siding, and painted ribbed metal wall panels. The low-slope roofs
consist of combination of a 4-ply Built-Up Roofing (BUR), and an Ethylene
Propylene Diene Monomer(EPDM)single-ply membrane. In addition to this,
the pitched roof is clad with asphalt shingles. The exterior walls contain
aluminum single glazed windows,and hollow metal doors. 4
MECHANICAL EXECUTIVE SUMMARY
k
Heating and cooling for the Property is provided via one electric packaged —
heat pump rooftop units(RTU).The RTU is located on the training room flat
roof. The telecommunications room, and office/ancillary areas are provided
with supplemental heating/cooling from three split-system units with heat
pumps,and one split-system with an evaporating unit.
Domestic hot water was provided by one electric water heaters(DWH)with a
capacity of 12-Gal, manufactured by Regency.
ELECTRICAL EXECUTIVE SUMMARY
The electrical system consists of; a Cutler-Hammer 208Y/120 Volt main
distribution panel (MDP) located within the corridor adjacent to the main
entrance, and secondary switchboards. One transformer steps down the
power from 480/277 Volts to 208/120 Volts and feeds the MDP.The building
is also provided with a surge protection device with a capacity of 120 kA.
The property is protected with two fire alarm system.The main system with a
Fire Alarm Control Panel(FACP) manufactured by Honeywell,and a second `C
system by Potter in the server room for the Aero-K fire suppression system. '
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r
SITE EXECUTIVE SUMMARY
The Property contains one large asphalt paved parking lot
accessed/connected with interior roadways which serve staff and visitor ,
parking located to the northeast of the building. One ADA parking space is
provided adjacent to the main entrance. The asphalt paved parking lot and ! r'
interior roadways are generally bound with cast-in-place concrete curbs and
sidewalks.
Backup power is provided by a 200 kW natural gas generator manufactured
by Cat located within a generator set enclosure to the northeast of the
Property with one transfer switch manufactured by Cat and located within the
corridor adjacent to the main entrance.
l-
f_
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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 4.90
Immediate Capital Needs(Year 1)
included in FCNI $53,834
Future Capital Needs(Year 2 to Year 10) $466,574
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 Niche 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$520,408.
Expenditure Forecast Over Study Period
$300K —
$250K- A
$20OK
o $150K
L $100K
a
$50K
$0
2015 1 2017 201& 2019 2024 2021 2022 2023 2024 2025
Expenditure $53.83K I $3324K I s283.25K s10a.5a $0 $24,36K $0 $0 $25.03K $0
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1114
B Shell: Replace Aluminum Window Units at an estimated cost of$15,861 in year 2017
rt B Shell: Replace BUR(Built-up Roofing)System at an estimated cost of$14,446 in year 2017
B Shell: Replace Aluminum Siding at an estimated cost of$52,920 in year 2019
B Shell: Replace Plywood Board and Batten Siding at an estimated cost of$47,672 in year 2019
,- B Shell: Replace Asphalt Shingle Roof at an estimated cost of$25,032 in year 2024
C Interiors: Replace Stair Handrails -Wood Construction at an estimated cost of$50,474 in year 2016
C Interiors: Replace Interior Single Wood Door(s)at an estimated cost of$21,067 in year 2018
A C Interiors: Replace Carpet Tiles-Standard at an estimated cost of$125,139 in year 2018
t C Interiors: Replace Broadloom Standard(Without Padding)at an estimated cost of$70,712 in year 2018
• C Interiors: Replace Painted Finish-Standard at an estimated cost of$30,064 in year 2018
• D Services: Replace Packaged Rooftop A/C With Heat, Under 20 Tons at an estimated cost of$16,459 in year 2021
E Equipment&Furnishing: Replace Floor Mounted Base Cabinet(s)-Standard at an estimated cost of$6,480 in year 2018
G Building Sitework: Replace Asphalt Mill&Overlay including Re-Striping at an estimated cost of$24,760 in year 2018
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 Immediate Needs by Building System
Stair Handrails and
Balustrades
Drinking Fountains and C&GIe•r5
Building System Estimated Cost Percentageof Total
Drinking Fountains and Coolers $3,360 6.2%
Stair Handrails and Balustrades $50,474 93.8%
Total $53,834 100%
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DISTRIBUTION OF FUTURE (YEAR 2-YEAR 10) NEEDS BY BUILDING SYSTEM
Distribution of Capital Needs by Building System
C30 Interior Finishe
D20 Plumbing
D3D HVAC
E2G Furnishings
---G20 Site Improvements
C 10 Interior Construction
820 Exterior Enclosure
D34 Roofing
Building System Estimated Cost Percentage of Total Cost
B20 Exterior Enclosure $119,487 25.6%
B30 Roofing $47,379 10.2%
C10 Interior Construction $21,067 4.5%
C30 Interior Finishes $228,680 49.0%
D20 Plumbing $1,134 0.2%
D30 HVAC $16,459 3.5%
E20 Furnishings $7,609 1.6%
G20 Site Improvements $24,760 5.3%
Total $466,574 100%
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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.
Condition 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 Niche building.
oil I i I I I
010 10% 20% 30NO 40% 50% 60% 70% $0°116 90% 100%
■ FCI Good Fair Poor 0 Very Poor
Niche, FCNI: 4.90%
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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
30%
25%
20°la
15%
10°1n
J FU
F9
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
■ FCI 4.9°la 3.0 3°l'6 25.78°1a 9.15°19 0°{O 2.22D/a 0°lO 011/0 2.28°lO 0°lO
■ 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
50%
40%
30%
200.3
10%
2016 2017 1 2018 1 2019 1 2020 1 2021 1 2022 1 2023 1 2024 1 2025
■ FC[ 4.9°116 7.93°16 33.71914 1 42.86°{4 42.86°l4 45.08°{4 45.08°l4 1 45.09-,1.147.36-1.1 47.36%
■ FCI 0 Very Poor 0 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
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
$250,000.00
$200,000.00
a
rt
o $150,000.00
C:
W
o
$100,000.00-
$50,000.00-
$0.00-
C
100,000.00$50,000.00$0.00C Interiors D SerAces B Shell E Equipment G Building
& Furnishing Sitework
Priority
■ Priority 1 ■ Priority 2 ■ Priority 3
Building System Priority 1 Priority 2 Priority 3 Total
B Shell $0 $0 $166,866 $166,866
C Interiors $0 $50,474 $249,747 $300,221
D Services $0 $3,360 $17,593 $20,953
E Equipment&Furnishing $0 $0 $7,609 $7,609
G Building Sitework $0 $0 $24,760 $24,760
Totals $0 $53,834 $466,574 $520,408
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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 •- 2 •Maintenance that is planned and performed on a routine basis to maintain
Routine Maintenance and preserve the condition
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
Energy&Sustainability recommended to improve energy and sustainability performance
Plan •- 5 •When the repair or replacement of equipment or systems are
L ADA 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 Nerds by Category
$500,0ao
$0-00,000
$300,0n0
$200,0n0
$100,000
$0
ADA Capital Renewal Routine Naintanance
Building System Total
Capital Renewal $436,510
Routine Maintenance $30,064
ADA $53,834
Total $520,408
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A10 FOUNDATIONS
A1011 Wall Foundations
DESCRIPTION
The exterior wall construction is supported by reinforced concrete spread footings around the perimeter of the building.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 building in contained 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 6", 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.While the majority of the slab was not visible there were 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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B SHELL SYSTEMS
1310SUPERSTRUCTURE
B1012 Upper Floors Construction
DESCRIPTION
The upper floor appeared to consist of wood beams and trusses covered with wood decking.
CONDITION
The wood floor appeared to be in fair condition. Some of the wood floor was not visible due to floor finishes being installed;however there
were no signs of warping or cracking from moisture or insect damage,therefore no replacement actions will be generated during the study
period.
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B20 EXTERIOR ENCLOSURE
B2011 Exterior Wall Construction
DESCRIPTION
The building exterior consisted of combination of painted plywood board and batten siding, and painted ribbed metal wall panels,which
are supported via the building wood frame walls, and wood columns within the exterior and interior walls supporting the roof structure. It
was noted that,the wood frame exterior walls are insulated with a loose-fill system.
CONDITION
The plywood board and batten siding generally appeared to be in a fair condition,with minor deteriorations of the wood and paint surface
finish noted.We recommend that the wood is repaired as necessary and re-painted towards the the mid-term of the study period.
The ribbed metal wall panels generally appeared to be in fair condition,with localized separation of panels and minor deteriorations of the
paint surface finish noted.These areas can create breaches in the building envelope and will allow moisture to penetrate the building and
cause further damage to the underlying wood structure if not addressed mid-term in the study period.Therefore we recommend that these
deteriorated areas are replaced to prevent moisture penetration.
B2012 Parapets
DESCRIPTION
The low-slope roofs at the building above the training room, and public restroom addition are bound with parapet walls approximately 3'
high,which consist of an extension of the exterior wall system,and are clad with plywood and an extension of the BUR roofing membrane
to the internal face. The parapets are capped with plywood and a prefinished metal capping ranging in width from approximately 1'to 2'
wide.
CONDITION
The parapet walls were observed to be in fair condition will no evident cracking or deterioration therefore no action will be generated during
the study period. The prefinished metal capping was in poor condition with defective connections and degradation of the factory applied
finish,therefore we recommend replacement in conjunction with the roof replacement works in the near-term of the study period.
B2021 Windows
DESCRIPTION
The building contained single glazed aluminum window units at the elevations with gaskets between glazing and aluminum frame, and
with urethane sealant provided at the perimeter of the window framing systems.
CONDITION
The exterior windows appeared to be in poor-to-fair condition generally. We noted areas that the frames were deteriorated, discolored,
and/or damaged.We also noted areas where the gaskets were shrunk,missing or damaged.We recommend replacing the windows near-
term of the study period to maintain water integrity and prevent any water penetration. It is also recommended that,this work is undertaken
in conjunction with holistic exterior refurbishment works to benefit from economies of scale.
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B2034 Overhead Doors
DESCRIPTION
The building contains one overhead door at the north elevation which serves the former cold storage room.The overhead door is manually
operated and is guided via a metal track located either side of the door slats.
CONDITION
The overhead door appeared to be in fair condition and we are unaware of any operating issues.The door 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.
B2039 Other Doors&Entrances
DESCRIPTION
The main building contains three single hollow metal doors, and the public restroom contains two single hollow metal do(one to each of
the toilets),all of which have a factory applied paint finishes,and generally contain lever handles and key bolt locks.
CONDITION
The door sets appeared to be in fair condition operating satisfactory with the hardware performing as required. No actions are necessary
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
143755 B2010 Replace Aluminum Siding Priority 3 2019 $52,920
143756 B2010 Replace Metal Capping Priority 3 2017 $3,035
143757 B2010 Replace Plywood Board and Batten Siding Priority 3 2019 $47,672
143758 B2020 Replace Aluminum Window Units Priority 3 2017 $15,861
TOTALS BY YEAR
Year Total Expenditures
2017 $18,895
2019 $100,592
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B30 ROOFING
B3011 Roof Finishes
DESCRIPTION
The Property is enclosed with a combination of two low-sloped plywood deck roofs,and a pitched joist and beam roof with a plywood deck,
in addition to this, building is bound by a pitched wood canopy with a plywood deck. Pitched roofs are covered by asphalt shingles. The
low-slope roof to the training room consists of a 4-ply Built-Up Roofing(BUR)system with modified bitumen cap sheet.The low-slope roof
to the public restrooms is assumed to consist of Ethylene Propylene Diene Monomer(EPDM)single-ply membrane.
CONDITION
The asphalt shingles appeared to be in fair condition.We assume that the asphalt roof covering was installed approximately fifteen years
ago. With the typical EUL of twenty-five years for this type of roof covering, the roof covering therefore has a RUL of ten years; we
recommend that the asphalt shingles are replaced late-term in the study period to maintain the building envelope and prevent water
penetration.
The BUR covering appeared to be in poor-to-fair condition,with no roof leaks reported. We assume that the BUR covering is more than
twenty years old and based on the typical EUL of twenty years replacement is anticipated early in the study period.
The single-ply EPDM roof membrane appeared to be in fair condition.We estimate it is approximately fifteen years old and therefore based
on the typical EUL of twenty years we anticipate that replacement will be necessary in the mid-term of the study period. It should be noted
that, if the roof covering is monitored during the study period and repairs are undertaken when needed,deferral could be possible to the
late-term or beyond the study period.
B3016 Gutters and Downspouts
DESCRIPTION
The pitched roof collects storm water at north and south elevations within polyester powder-coated metal box gutters mounted to the
painted wood fascia which discharge into box downspouts and below ground into municipal sewers.The low-slope roof levels drain to 4"
diameter gullies with leaf guards located throughout the roof surfaces and are connected to interior leaders.Overflow scuppers which cut
through the parapet walls are also provided at the building perimeter.
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 in the mid-term of 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.
143759 B3010 Replace Aluminum Perimeter Gutters&Downspout Priority 3 2021 $4,695
143760 B3010 Replace BUR Built-up Roofing)System Priority 3 2017 $14,446
143761 B3010 Replace EPDM Single-ply Roof Membrane incl. Priority 3 2021 $3,205
Insulation
143762 B3010 Replace Asphalt Shingle Roof Priority 3 2024 $25,032
TOTALS BY YEAR
Year Total Expendl��
2017 $14,446
2021 $7,900
2024 $25,032
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E: INTEF;2lE3F;ZS SYSTEMS
C10 INTERIOR CONSTRUCTION
C1021 Interior Doors
DESCRIPTION
Interior doors at the Property primarily consist of single leaf wood doors and frames.
CONDITION
The doors were generally found to be in fair working condition with a typical EUL of 30-years,therefore based on observed conditions and
RUL we anticipate replacement in the early-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.
■ 'ELYear Expenditures
143763 C1020 Replace Interior Single Wood Door(s) Priority 3 2018 $21,067
TOTALS BY YEAR
Year Total Expenditures d
2018 $21,067
F+G Project No.100051118 Em
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C20 STAIRS
C2011 Regular Stairs
DESCRIPTION
The Property contained two staircases that provided access to the 2nd story of the main building-one winder staircase to the east of the
building,and one straight staircase to the west of the building adjacent to the former cold store.The staircases are constructed from wood
with plywood treads. The wall enclosures are formed from painted gypsum board,with wood handrails.
CONDITION
The staircases were found to be in fair condition,therefore we do not anticipate any replacement works during the study period. It should
be noted that the stairs were non-compliant with current building code,therefore future replacement/major remodeling works would likely
trigger the requirement to undertake significant upgrades to the means of egress at the Property.
C2014 Stair Handrails and Balustrades
DESCRIPTION
The staircases have wood handrails with metal mounting brackets.
CONDITION
The staircase handrails were found to be in fair condition structurally;however, it was noted that the handrails did not extend 12"beyond
the top riser,and that handrails were not continuous at landings,therefore not compliant with ADA requirements.We recommend budgeting
for the replacement of handrails early in 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
143764 1 C2010 Replace Stair Handrails -Wood Construction Priority 2 2016 $50,474
TOTALS BY YEAR
Year Total Expenditures
2016 $50,474
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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 gypsum board and masonry with a paint finish, in
addition to this, restroom walls are clad with a(Polyvinyl Chloride)PVC hygienic wall cladding.
CONDITION
Paint finishes throughout the Property were generally observed to be in poor-to-fair condition and outdated with localized markings, and
impact damage observed.The typical EUL for painted walls/partition,ceilings,and door/window frame finishes is eight-years,therefore we
recommend replacement in the near-term of the study period.
The hygienic wall cladding to restrooms was generally found to be in fair-to-good condition, therefore we do not anticipate replacement
during the study period.
C3024 Flooring
DESCRIPTION
Interior flooring throughout the office,and ancillary spaces is typically finished with a combination of carpet and Vinyl Composite Tile(VCT).
CONDITION
The VCT flooring was found to be in fair but outdated condition.We recommend budgeting for replacement of the VCT in the near-term of
the study period,and in conjunction with holistic refurbishment works to benefit from economies of scale.
C3025 Carpeting
DESCRIPTION
The office,and ancillary area floors are typically clad with a combination of 2'x 2'carpet tiles,and roll carpet adhered to the cast-in-place
concrete slab-on-grade or suspended wood floor at the 2nd floor. The 2nd floor storage room was unfinished with an exposed plywood
deck.
CONDITION
The carpet finishes throughout the Property were generally found to be in poor to poor-to-fair and outdated condition. We recommend
budgeting for replacement of the carpet in the near-term of the study period,and in conjunction with holistic refurbishment works to benefit
from economies of scale.It should be noted that,we have included within our price for the provision of carpet to the 2nd floor storage room.
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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 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 near-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 overhead/profit and
management costs.
ID Type Recommendation Prior!W Year Expenditures
143765 C3010 Replace Painted Finish-Standard Priority 3 2018 $30,064
143766 C3020 Replace Vinyl Composite Tile(VCT) Priority 3 2018 $2,765
143767 C3020 Replace Carpet Tiles-Standard Priority 3 2018 $125,139
143768 C3020 Replace Broadloom Standard(Without Padding) Priority 3 2018 $70,712
TOTALS BY YEAR
Year Total Expenditures
2018 $228,680
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D SERVICES SYSTEMS
D20 PLUMBING
D2011 Water Closets
DESCRIPTION
There is one floor mounted vitreous china water closet with a plastic seat within the Property,and two floor mounted stainless steel water
closets within the public restrooms.These are all tank-less type units with manual flush valves.
CONDITION
The vitreous china,and stainless steel water closets were observed to be in fair 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 one vanity top vitreous china lavatory within the Property, and two wall mounted vandal resistant ADA stainless
steel lavatories within the public restrooms.The vitreous china lavatory is provided with a single lever handle and non-metered faucet,the
stainless steel lavatories are provided with integral push button valves.
CONDITION
The vanity top and wall mounted lavatories appeared to be in fair condition.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.
D2014 Sinks
DESCRIPTION
The Property contained one single bowl stainless steel kitchen sink with a single lever handles and non-metered faucets located within
staff breakout area.
CONDITION
The stainless steel kitchen sinks appeared to be in to fair-to-good condition.They functioned properly with no leaks;therefore, no actions
for replacement are anticipated during the study period.
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D2018 Drinking Fountains and Coolers
DESCRIPTION
The building contained one exterior wall mounted stainless steel drinking fountain adjacent to the public restrooms.
CONDITION
The water fountain was observed to be in fair condition and operating properly.The age of the fountain could not be determined,however,
the equipment is non-compliment with ADA requirements;therefore we recommend replacement early in the study period for a more vandal
resistant and ADA compliant unit.
D2021 Cold Water Service
DESCRIPTION
The domestic cold water system to the building is supplied directly from local utilities.
C❑NDITI❑N
The domestic water system at the building appeared to be in fair condition. No known corrosion was observed that could be attributed to
age and deferred maintenance. No actions anticipated in the study period.
D2022 Hot Water Service
DESCRIPTION
The Property contained one electric Domestic Water Heater(DWH)manufactured by Regency in 2003.The DWHs located at the second
floor had a capacity of 12-Gal.
CONDITION
The electric domestic water heater appeared to be in poor-to-fair condition and thirteen-years old.There were no signs of rust and corrosion
noted at this time, however with a typical EUL of fifteen-years an action for replacement would occur early within the study period to
maintain efficiency.
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.
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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.
.. .
143769 D2010 Replace Exterior Wall Mounted Standard Drinking Priority 2 2016 $3,360
Fountain(Single with Freeze Protection)
143770 D2020 Replace Domestic Hot Water Heater-Electric 7Priority 3 2018 $1,134
TOTALS BY YEAR
Year Total Expenditures
2016 $3,360
2018 $1,134
F+G Project No.100051118 Em
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D30 HVAC
D3032 Direct Expansion Systems
DESCRIPTION
There are three split-systems with heat pumps, and one split-system with an evaporating unit present at the building which serve the
telecommunications room,and office/ancillary areas at the 1 st floors.Wall mounted indoor fan units are present within these spaces and
are manufactured by Mitsubishi with capacities of 2-Ton,and 3-Ton.
CONDITION
The split-system units appeared to be in; fair-to good, to good condition with two of the units replaced in 2016. This type of unit has a
typical EUL of twenty-years therefore we anticipate the units will last to beyond the study period.
D3052 Package Units
DESCRIPTION
The building is provided with one 5-Ton Roof-Top Package(RTU) heat pump unit with electric cooling manufactured by Carrier in 2001.
The RTU does not appear to operate continuously only when the building is occupied.The manufacturer's information and capacities can
be found in the following HVAC mechanical table.
The conditioned air is distributed throughout the building via various sized sheet metal ducts within the ceiling plenum and diffused via
ceiling diffusers.
CONDITION
The RTU to the building was observed to be in fair condition with no issues reported to us. Package units have a typical EUL of twenty-
years therefore and due to age,we anticipate replacement in the mid-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.
ID �=EJWI&mgjRecommendation Priority Year Expenditures
143771 D3050 Replace Packaged Rooftop AIC With Heat, Under 20 Priority 3 2021 $16,459
Tons
TOTALS BY YEAR
Year Total Expenditures
2021 $16,459
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D50 ELECTRICAL SYSTEMS
D5012 Low Tension Service&Dist
DESCRIPTION
The Main Distribution Panel(MDP)is rated at 208Y/120 volts at 225 amps and is located within the corridor adjacent to the main entrance.
The panel directly feeds the secondary distribution panels,also rated at 208Y/120 volts and various amperage capacity. In addition to this,
the building contained one dry type step down transformer with a capacity of 75-kVA, and one surge protection device with a capacity of
120 kA.The electrical equipment is typically manufactured by Cutler-Hammer in 2006.
The emergency generator transfer switch manufactured by Cat is wall mounted within the corridor adjacent to the main entrance.
CONDITION
The MDP,branch panels,transformer,and surge protection device appeared to be in good condition.There were no signs of deterioration
or issues noted at any of the panels.The typical EUL for main/secondary distribution panels such as this is thirty-years;we understand
the MDP is approximately ten-years old and we do not anticipate its replacement during the study period.
The electrical equipment should receive preventive maintenance consisting of cleaning the interiors of all enclosures, and infrared scans
of connections,fuses, and breakers in switches, panel boards,and motor starters beginning 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.
The age of the transfer switch could not be determined, however; it appeared to be in fair-to-good condition. The typical EUL of such
equipment is twenty-years and based on the likely manufacture date, no actions will be generated during the study period.
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 no actions will be generated during the
study period.
D5022 Lighting Equipment
DESCRIPTION
The interior lighting is provided by a combination of surface mounted, and recessed 4' strip fluorescent fixtures. Interior light fittings are
typically controlled with a combination of manual switches and room sensors adjacent to entrance doors.The exterior lighting consisted of
localized wall pack light fixtures.
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CONDITION
The interior lighting was observed to be in fair condition with localized broken lenses and 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.
D5033 Telephone Systems
DESCRIPTION
The telephone and data system is located within the telecommunications room.The telephone system provides voice lines to the telephone
switch panel and is patched to the structured voice cabling to the various telephone voice plates throughout the building.The data system
contains tower racks with voice and data patch panels, routers,switches, modems and structured data cabling to the various data plates
located throughout the building.
CONDITION
The existing telephone and data equipment/infrastructure was observed to be in fair-to-good condition. We assume that over time the
systems have under gone regular upgrades due to changing and innovating technology requirements. There are no reported operating
issues at this time which will require immediate action;therefore we do not anticipate any major replacement during the study period.
D5037 Fire Alarm Systems
DESCRIPTION
There are two fire alarm control systems within the building,the main Fire Alarm Control Panel (FACP)is a Gamewell-FCI intelligent fire
detection system by Honeywell and is wall mounted within the corridor adjacent to the main entrance. The FACP monitors manual pull
stations and smoke detectors throughout the building interior.The second fire alarm control system is a PFC system by Potter in the server
room for the Aero-K fire suppression system.
CONDITION
The fire alarm systems and FACPs appeared to be in fair-to-good condition with no operational issues observed or reported to us.There
is no action for the system replacement during the study period, as we believe this will last beyond the study period with regular
maintenance and testing.
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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.
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PqUIPMENT & FURNISHING
E20 FURNISHINGS
E2012 Fixed Casework
DESEkir i iury
The Property contains fixed laminate finished countertops and base units throughout.
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 near-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.
7143
3772 E2010 Replace Fixed Casework-Counter Top-Laminated Priority3 2018 $1,129
773 E2010 Replace Floor Mounted Base Cabinet(s)-Standard Priority 3 2018 $6,480
TOTALS BY YEAR
Year Total Expenditures
2018 $7,609
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E5 BUILDING SITEWORK SYSTEMS
G20 SITE IMPROVEMENTS
G2021 Bases and Sub-Bases
DESCRIPTION
The Property contains one parking lot accessed via SW Burnham Street to the north,or the City of Tigard City Hall parking lot to the west
of the building which serves staff and visitor parking with interior roadways.The parking lot contains approximately 34 spaces, including
one accessible space adjacent to the main entrance,and two electric vehicle charge stations.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.
C❑NDITI❑N
The parking areas, interior roadways,and road markings were generally in fair structural 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 near-term of the study period. It
should be noted that,the layout of the parking lot and ADA space provided were not compliant,and that additional fully compliant spaces
should be designated following the overlay.
G2031 Paving &Surfacing
DESCRIPTI❑N
The asphalt-paved areas are bordered by cast-in-place concrete curb sections.
The perimeter of the Property is provided with sidewalk sections assumed to consist of; 4"thick cast-in-place concrete with expansion
joints provided at driveways, curbs and adjacent to the building structure. In addition to this, saw-cut contraction joints are provided at
approximately 5'on center.
CONDITION
Concrete curb sections were found to be in fair-to-good condition and assuming curbs are cleaned and repaired as a maintenance
expenditure,we do not anticipate that replacement will be required during the study period.
Sidewalk sections 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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G2041 Fences&Gates
DESCRIPTION
The emergency generator is secured by a vinyl clad chain linked fence and gate.
CONDITION
The fencing and gate appeared to be in good condition.Assuming the metalwork is cleaned and repaired as a maintenance expenditure,
we do not anticipate that any replacement will be required 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
143774 1 G2020 Replace Asphalt Mill&Overlay including Re-Striping Priority 3 1 2018 1 $24,760
TOTALS BY YEAR
Year Total Expenditures
2018 $24,760
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G40 SITE ELECTRICAL UTILITIES
G4092 Site Emergency Power Generation
DESCRIPTION
The Property is backed up by a 200 kW-250kVA natural gas generator, located within a generator set enclosure to the east of building,
and a transfer switch located adjacent to the entrance to the main building.The generator and transfer switch are manufactured by Cat.
CONDITION
The age of the emergency generator and transfer switch could not be determined,however;they appeared to be in fair-to-good condition
and regularly maintained.The typical EUL of such equipment is twenty-years and based on the likely manufacture date,no actions will be
generated during the study period.
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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
Niche
GSF: 5,940
Year Built: 1952 Renew Year :
Replacement Cost: $1,098,900
Materials
Fiscal Year CSI Type Name Description Qty Units Cost Assessed Estimate
Cost
2016 $53,834 143764 C2010 ADA Replace Stair Handrails -Wood Construction 92 LF $548.63 $50,474 $50,474
- - — — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143769 D2010 ADA Replace Exterior Wall Mounted Standard 1 EACH $3,360.00 $3,360 $3,360
Drinking Fountain(Single with Freeze Protection)
2017 $33,342 143756 82010 Capital Renewal Replace Metal Capping 110 SF $27.59 $3,035 $3,035
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143758 82020 Capital Renewal Replace Aluminum Window Units 192 SF $82.61 $15,861 $15,861
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143760 83010 Capital Renewal Replace BUR(Built-up Roofing)System 640 SF $22.57 $14,446 $14,446
2018 $283,249 143763 C1020 Capital Renewal Replace Interior Single Wood Door(s) 12 EACH $1,755.60 $21,067 $21,067
— — — — — —— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — —— — — — — — — — — — — -
143765 C3010 Routine Replace Painted Finish-Standard 11440 SF $2.63 $30,064 $30,064
Maintenance
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143766 C3020 Capital Renewal Replace Vinyl Composite Tile(VCT) 320 SF $8.64 $2,765 $2,765
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143767 C3020 Capital Renewal Replace Carpet Tiles-Standard 1540 SY $81.26 $125,139 $125,139
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143768 C3020 Capital Renewal Replace Broadloom Standard(Without Padding) 1026 SY $68.92 $70,712 $70,712
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143770 D2020 Capital Renewal Replace Domestic Hot Water Heater-Electric 12 GALS $94.50 $1,134 $1,134
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143772 E2010 Capital Renewal Replace Fixed Casework-Counter Top- 12 LF $94.05 $1,129 $1,129
Laminated
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143773 E2010 Capital Renewal Replace Floor Mounted Base Cabinet(s)- 12 LF $540.00 $6,480 $6,480
Standard
8/31/2016 11:47:37 AM FGould FCA Reports Page 1 of 2
Deficiency Report
Materials I
Fiscal Year $ ID CSI Type Name Description Qty Units Cost Assessed Estimate
Cost
2018 $283,249 143774 G2020 Capital Renewal Replace Asphalt Mill&Overlay including Re- 940 SY $26.34 $24,760 $24,760
Striping
2019 $100,592 143755 82010 Capital Renewal Replace Aluminum Siding 1260 SF $42.00 $52,920 $52,920
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143757 82010 Capital Renewal Replace Plywood Board and Batten Siding 1440 SF $33.11 $47,672 $47,672
2021 $24,359 143761 83010 Capital Renewal Replace EPDM Single-ply Roof Membrane incl. 180 SF $17.81 $3,205 $3,205
Insulation
- - — — — — — — — — — — — — — — — — — — — — — — — -
- - - - - - - - - - - - - -- - - - - - - - - - - -
143759 B3010 Capital Renewal Replace Aluminum Perimeter Gutters& 260 LF $18.06 $4,695 $4,695
Downspout
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
143771 D3050 Capital Renewal Replace Packaged Rooftop A/C With Heat, 5 TON $3,291.76 $16,459 $16,459
Under 20 Tons
2024 $25,032 143762 83010 Capital Renewal Replace Asphalt Shingle Roof 2980 SF $8.40 $25,032 $25,032
- - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
Total Total: $520,408
8/31/2016 11:47:37 AM FGould FCA Reports Page 2 of 2
APPENDIX B :
PHOTOGRAPHIC RECORD
GIN
A1031 Standard Slab on Grade:-View of Slab-on-Grade B2011 Exterior Wall Construction:-View of Aluminum Siding
Reinforced Concrete
B2011 Exterior Wall Construction:-View of Plywood Board and 82012 Parapets:-View of Metal Capping
Batten Siding
r
� E
i
Iw
B2021 Windows:-View of Aluminum Window Units B2021 Windows:-View of Aluminum Window Units-View of
2nd floor window frame abutment
r 1
4
i
B2034 Overhead Doors:-View of Rolling Overhead Doors, B2039 Other Doors&Entrances:-View of Single HM Doors
Manual
B3011 Roof Finishes:-View of Asphalt Shingle Roof B3011 Roof Finishes:-View of BUR(Built-up Roofing)System
TT
B3011 Roof Finishes:-View of BUR(Built-up Roofing)System B3016 Gutters and Downspouts.-View of Aluminum Perimeter
-View of BUR condition Gutters&Downspout
i
I
C1021 Interior Doors:-View of Interior Single Wood Door(s) C2011 Regular Stairs:-View of Regular Stairs-Wood
Construction
AW
A
C3012 Wall Finishes to Interior Walls:-View of Painted Finish- C3024 Flooring:-View of Vinyl Composite Tile(VCT)
Standard
C3025 Carpeting:-View of Broadloom Standard(Without C3025 Carpeting:-View of Carpet Tiles—Standard
Padding)-View of 2nd floor carpet
G
or
C3031 Ceiling Finishes:-View of Gypsum Wall Board Ceilings D2011 Water Closets:-View of Floor Mounted Water Closets
Ira
w
D2011 Water Closets:-View of Floor Mounted Water Closets- D2013 Lavatories:-View of Vanity Top Lavatories
View of typical stainless steel lavatory at public restrooms
{
D2013 Lavatories:-View of Wall Hung Lavatories D2018 Drinking Fountains and Coolers:-View of Exterior Wall
Mounted Standard Drinking Fountain(Single with Freeze
Protection)
F
'4
D2022 Hot Water Service:-View of Domestic Hot Water D3032 Direct Expansion Systems:-View of Split-System
Heater-Electric (Outdoor and Indoor Unit)
I
D3052 Package Units:-View of Packaged Rooftop A/C With D5012 Low Tension Service&Dist:-View of Switchboard-
Heat, Under 20 Tons 120/208volts,400 to 2000amp
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D5012 Low Tension Service&Dist:-View of Transformer-75 D5022 Lighting Equipment:-View of Interior Light Fixtures-
to 500 KVA Fluorescent
lid ti
�5 A
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D5033 Telephone Systems:-View of Telephone&Data D5037 Fire Alarm Systems:-View of Fire Alarm Control Panel
System (FACP)-Up to 10 Zone
D5037 Fire Alarm Systems:-View of Fire Alarm System(Full E2012 Fixed Casework:-View of Fixed Casework-Counter
System Inc. Panel) Top-Laminated
� - ` -
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f
G2021 Bases and Sub-Bases:-View of Asphalt Mill&Overlay G2041 Fences&Gates:-View of Chain Link Galvanized Fence
including Re-Striping
IL
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G4092 Site Emergency Power Generation:-View of Generator
Sets, Natural Gas-200 kW
APPENDIX C :
DOCUMENT REVIEW AND
WARRANTY INFORMATION
The following documents were reviewed as part of the facility condition assessment of the Niche facility:
1 st and 2nd Floor Plans Centre
HVAC Due Diligence Report
APPENDIX D :
EQUIPMENT TABLES
Table D20 Summary of Domestic Water Heating Equipment
Capacity/Location Equipment Manufacturer Model Serial Tag
Type No. No. Rating Type
Second Floor Domestic Regency 2U5S-P 9 DG630320
Water HeatRE12UUnknown Unknown Electric 2003
er
Table D30 Summary of HVAC Equipment
Location Equipment Manufacturer Model Serial Tag Capacity/ Fuel Year
•- No. No. RatingType
BuildingSplit-System Mitsubishi MUY- 7003214 Unknown 2 Ton Electric 2011
(Full System) A24NA
BuildingSplit-System Mitsubishi PUY- 05U07490C Unknown 3 Ton Electric 2016
(Full System) A36NHA6
BuildingSplit-System Mitsubishi PUY- 93UO2403B Unknown 2 Ton Electric 2011
(Full System) A24NHA3
BuildingSplit-System Mitsubishi PUY- 64UO7425A Unknown 3 Ton Electric 2016
(Full System) A36NHA6 C
Packaged
Roof Rooftop Unit Carrier 50TFQ006- 1601 G21040 Unknown 5 Ton Electric 2001
Heating And -501 GA
Cooling
Table G40 Summary of Site Emergency Power Generation
Location Equipment Manufacturer Model Serial Tag Capacity/ Voltage Year
Type No. No. Rating
Site Generator- Cat LR57008 1601G21040 Unknown Unknown Unknown 2006
Natural Gas
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.