Architectural Inspection – Standard Interior Partitions 0611 Fixed Partitions – All components of the interior wall assembly excluding finish. Description: The building is framed with 2 x 6 wood studs along the corridors and between classrooms. Miscellaneous small framed areas use 2 x 4 studs. Wall framing is sheathed with 5/8” gypsum wallboard. Original drawings show interior insulation for soundproofing was installed only at limited areas where bathrooms abutted classrooms. Condition: No signs of distress in basic wall framing was apparent. Remaining Life Expectancy: In general, partitions have 20 years remaining.
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Architectural Inspection – Standard Interior Partitions Deficiency
06111 Typical Corridor Partition Existing corridor partitions are sound, though finish materials are dated and in need of replacement. Overall building structural concerns will require major reconstruction. Per the structural analysis, corridor walls will need strengthening to satisfy lateral load requirements. Deficiency category: C (2003 IBC lateral requirements) Remedy Structural engineering recommendations require the addition of ½” structural plywood sheathing to both sides of the corridor wall extending to roof deck above. Demolish existing corridor finishes and ceiling system to expose studs to deck above. Add ½” plywood as identified by structural engineer extending to deck. Add 5/8” gypsum wall board, new wall finishes, and new ceiling system. Estimated construction cost: Demolition $4/sq.ft., assuming ACM materials. Install plywood and gypsum wall board at $6/sq.ft. $5/sq.ft. contingency. Costs for interior wall finishes and new ceiling are identified separately in those sections, though obligated by this work. Total cost = $15/sq.ft. x 1,500 lineal ft. x 8’ = $180,000.
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Architectural Inspection – Special Interior Partitions 0621 Operable Partitions – Folding partitions, accordion partitions, etc. Description: The school includes a number of lightweight accordion partitions. Typically these occur in each classroom to separate and conceal a storage and kid coat area from the general classroom, and in two cases, provide openings between classrooms in the South wing. The partitions are 10’ in length, 6’8” height. Condition: Accordion Partitions dating from the original construction are starting to break down and need replacement. The hinge mechanism is a vinyl joint, and over time, they have aged and are cracking. The finishes are marred and feel dated. Remaining life expectancy: Need Replacement
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Architectural Inspection – Special Interior Partitions Deficiency
06211 Typical Accordion Partition Accordian partitions are 42 years old and have exceeded their service life. They are worn and they require increasing maintenance to function properly. Deficiency category: RR Remedy Replace operable partitions in each classroom. Estimated construction cost: $1,800 x 24 = $43,000
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Architectural Inspection – Interior Doors 0631 Personnel Doors – Door leafs, frames, finish, and hardware Description: Primary Classroom Doors: Doors to the classrooms were replaced in 1993. Doors include magnetic holdopens, metal frames, laminatefaced doors, and quality lockset hardware with ADA lever. Condition: Doors and hardware are generally in good to excellent condition, with the exception of problems noted with locksets jamming, or cores rotating. The biggest difficulty is that all dimensional tolerances at the classroom entry doors fail to comply with ADA. This condition is noted thoroughly in the ADA condition report of 1999. Remaining life expectancy: Need Replacement, or reconstruction
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Architectural Inspection – Interior Doors Deficiency
06311 Clearances at Classroom Doors As noted in ADA reports, the main classroom doors do not meet minimum dimensional standards, and need full reconstruction of the entry framing and door installation. Deficiency category: C. Doors do not comply with minimum ADA accessibility requirements. Remedy Each classroom entry door and surrounding construction will need to be demolished and reconstructed to meet ADA clearance standards. It is proposed that the door vestibule be widened by approximately 24” and that the area is captured by shifting the hinge side of
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Architectural Inspection – Interior Doors the door into the space previously occupied by the file cabinet storage area. This should allow utilization of the existing framed wall that terminates the base cabinets. When the entry and door are rebuilt, the magnetic holdopen should be removed, since no longer required per new code requirements, given the comprehensive building sprinkler system. Rebuild work would include adding a new metal frame and laminatefaced door. Door would include narrow vision lite similar to existing. Door would include new quality lockset. Construction will include some misc. relocation of electrical wiring and switches, since the location of switches on the right or left of the door is somewhat inconsistent. It will include new drywall and new finish work on both the corridor and classroom face. It is anticipated that demolition and drywall work will likely require some degree of abatement due to trace ACM materials in the drywall mud. This will significantly raise the price of framing and drywall changes. Estimated construction cost: New Door and Frame at $800. New hardware at $500. Demolition and potential ACM removal protocols $1,200 per opening. New framing $1,000. New finishes and coordination $600. Misc. electrical changes $400. Contingency for unknows $500. Total per door $5,000. 28 doors x $5,000 = $140,000 (Note that this estimated cost presumes that new carpet, wall finishes, and ceiling replacement are added to the corridors per separate recommended work items. If they are not, door costs will rise accordingly.) .
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Architectural Inspection – Interior Finishes 0641 Wall Finishes – Paint, wall coverings, tile, acoustic treatment, etc. Description: Primary interior finishes include painted gypsum wall board, fabric wainscot in the hallways, tackboard surfaces in the corridors and classrooms, whiteboards and chalkboards in the classrooms, and marlite wall panel areas, typically used in classrooms below the whiteboards. Condition: General building finishes, particularly in the corridors and classrooms, are degraded from age and hard use encountered in a school. Many finishes in the corridor will likely be upgraded as a consequence of structural upgrades, and need upgrading in any case due to age and fatigue. Whiteboards and tackboards in the classrooms should be upgraded due to age and wear. Remaining life expectancy: Finishes typically need replacement.
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Architectural Inspection – Interior Finishes Deficiency
06411 Worn Corridor Finishes New wall finishes will be required at all rebuilt corridor walls. Deficiency category: C (2003 IBC lateral requirements) Remedy Corridor walls will be reconstructed, at least as far as new gypsum wallboard, as a consequence of needed structural upgrades to the lateral building strength. (See previous deficiencies, including interior partition work at corridor.) It is recommended that new wall finishes and features be included with the reconstruction.equalling or enhancing the type of corridor systems previously in place, including tack surface and protective wainscot. It is recommended that new corridor finishes include a wood base, textile wainscot to 42”, running trim rail, neoprene cork wall finish to 7’, and a cap trim matching door vestibule height. Painted gypsum wall board above to ceiling at 8’. Estimated Construction Cost: Cost for finish work is estimated at $5 lineal foot for wood base, $15 per lineal foot for wainscot fabric, $15 per lineal foot for neoprene cork tack surface, $5 lineal foot for wood cap trims, and $6 per lineal foot for painting and misc. Allow $5 per lineal foot as contingency. 1,500 lineal feet of corridor construction, including vestibules x $51/LF = $ 76,500.
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Architectural Inspection – Interior Finishes Deficiency
06412 Damaged Whiteboards Existing whiteboards and chalkboards generally appear to date from original construction. Some rooms have newer whiteboards added directly over older products. All are significantly degraded, showing damage to the surface. Most do not allow cleaning, or easy visibility by students. Most are a paint finish over hardboard. This is a much softer finish that porcelain metal whiteboards, and it has eroded away in many places, exposing the substrate material. Deficiency category: RR Remedy Replace whiteboards in every classroom. Assume 4’ x 16’ length. Assume additional 4’ of tackboard is added to either side of whiteboard. Assume new chalk tray and hanging strip hardware frame on upper edge. Estimated Construction Cost: Assume $3,000 materials, $1,000 for installation and patching. $4,000 x 25 = $100,000.
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Architectural Inspection – Interior Finishes Deficiency
06413 Classroom wall with unsightly surface electrical raceways. General painting is recommended for the classrooms and support spaces. Classrooms include marlite wall surface below tackboards and whiteboards. This surface has been used for surfacemounted electrical services, with mismatched colors. Some of these surface systems will be removed with electrical system upgrades, further damaging walls with evidence of removal, screw holes, etc. Walls above whiteboards have been marred by removal of brackets, and various damage. Classroom paint finish ranges from poor to fairly good. It appears that selective repainting has occured in various rooms over time. In general, a major ungrade project is benefited by a comprehensive repainting so that miscellaneous repairs, damage, inconsistencies, etc. are brought to a fresh starting point. For instance, each classroom will likely include patching where the exterior door has been removed, and where the main entrance door has been reframed. Deficiency category: RR
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Architectural Inspection – Interior Finishes Remedy Repaint all four wall surfaces, particularly marlite installed below tackboards, windows, and whiteboards. Protect tackboards to remain. Paint all surfacemounted power and data raceways to remain. Estimated Construction Cost:Assume paint at $1.50 per sq.ft. x 700 sq.ft. per room = $1.050. Allow $500 additional for prep. $1,550 x 25 = $39,000.
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Architectural Inspection – Interior Finishes Deficiency
06414 Worn Gymnasium Wainscot The gymnasium includes fabriccovered wainscot on three primary surfaces, and portions of the fourth (excluding bleachers). The material is worn and puckered. The base is damaged and missing in some areas. The unused stage area is damaged wood face and unslightly. Deficiency category: RR, C Remedy New wall finishes are recommended at three gymnasium side walls, extending up to 8’. Work would include removal of fabric wall covering and base, and installation of new stronger fabric wainscot, using either wool or sisal product designed for impact, and a new hardwood base. Work should also include upgrade of stage wall, probably including removal of stage due to ADA and other problems, and rebuilding of woodfaced chair storage underneath. Provide new storage closet in lieu of stage portions. Estimated Construction Cost: Cost for finish work is estimated at $5 lineal foot for wood base, $30 per lineal foot for wainscot fabric, and $7 per lineal foot for demolition, stage infill, painting and misc. 350 lineal feet of wall refinishing, including vestibules x $42/LF = $ 14,700. June 2005
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Architectural Inspection – Interior Finishes 0642 Floor Finishes – Carpet, tile, resilient flooring, etc. Description: The majority of public and teaching spaces in Glacier Valley are carpeted, with the age of carpeting estimated at between 15 and 20 years. Carpet replacement has been on the School District major maintenance list, but not completed. The gym has a resilient floor finish installed in 1991. Restrooms include porcelain mosaic tile. Some incidental support areas still retain original VAT tile. Condition: The carpet is in fair to poor condition. Wear and discoloration is somewhat more noticeable in the corridor than the classrooms. Some classrooms have significant damage while others are wearing fairly well. In all cases, the carpet is dated and dark looking, detracting significantly from the school’s general atmosphere. Remaining life expectancy: 0 5 years
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Architectural Inspection – Interior Finishes Deficiency
06421 Worn Corridor Carpet Corridor carpet, excluding vestibules, measures 6,300 sq.ft.. Classroom carpet measures 21,250 sq.ft. Library and administrative spaces total an additional 5,400 sq.ft. In addition to the age and damage to the carpet, possible concerns with carpetborne mold exists, particularly at areas which may have suffered condensation along the perimeter.. Deficiency category: RR Remedy Replace carpet throughout the facility. Provide 32 oz. solutiondyed nylon, direct glue down installation. Estimated Construction Cost: 3,700 sq.yds of new carpet. Assume $5/yd for removal and dump. Assume $40/yd new installation. However, portions of VAT tile may still remain and old adhesives may create concern with more sensitve ACM standards since removal work was accomplished. Recommend contingency of $10/yd to cover possible ACM demo work. So cost would equal 3,700 yd. X $55/yd = $200,000.
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Architectural Inspection – Interior Finishes Deficiency
06422 Exterior metal grate Exterior entries include metal grates with a pit below for snow. Interior vestibules also have metal grates and walkoff matts placed on top of grates. The metal grates are not ADA compliant. Deficiency category: RR Remedy Replace exterior grates with ADAcompliant product. See more information in ADA survey. Remove interior old grate portions, and install new specialty walkoff matt product from wall to wall. Estimated construction cost: Assume $4,000 per entry, or $20,000.
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Architectural Inspection – Interior Finishes Deficiency
06423 Ceramic tile cove base Tile bathroom floors include integral tile cove base. The base is badly damaged in many areas, probably due to insufficient substrate rigidity. Deficiency category: RR Remedy Replace tile base in two primary bathrooms in East wing. Remove damaged tile, expose framing, add new cement backer board, and reinstall new porcelain tile, 4” x 4”. See related upgrade of Marlite wall finish. Estimated Construction Cost: Assume $100 lineal feet per each bathroom. Assume $10/ft material and $20/ft. labor. 200’ x $30 = $6,000.
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Architectural Inspection – Interior Finishes Deficiency
06424 Aging Gymnasium resilient flooring The gymnasium floor was replaced with a resilient multiuse floor product in 1991. It is one of the older resilient floors in the District – perhaps the oldest. While still serviceable, it appears to be getting somewhat brittle, and the line markings are showing wear. The floor had been previously contemplated for replacement by the District. Remaining life expectancy: 5 years. Deficiency category: RR Remedy If budget allows, consider replacing with new resilient flooring, preferably poured urethane with concrete sealer for best performance. Estimated construction cost: Assume $12/sq.ft. product and installation cost, and $5 markup, or $17/sq.ft. x 6,200 sq.ft. = $106,000.
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Architectural Inspection – Interior Finishes 0643 Ceiling Finishes – Painted GWB, ACT, acoustical panels, etc. Description: The school includes a combination of ceiling systems. The corridors, administrative space, library, and some refurbished classrooms utilize 2 x 4 layin panel ceilings at 8’0”. Typical classroom spaces and the gymnasium utilize glueon 12” x 24” acoustic tile set tight to the wood roof decking. 8’0” painted gypsum ceilings are used in bathrooms and other support spaces. . Condition: Condition of the ceiling grid and tile in the corridors is poor, and should be replaced. It will likely be removed in any case to satisfy the recommended structural lateral upgrades. Other layin panel ceilings in the library and administrative spaces are in fair condition and can be retained. Many areas of glueon 12” x 24” acoustic tile are in poor condition, with surface fastners, stains,and sagging portions.Generally, 8’ painted gypsum wall board ceilings are in good shape with long life expectancy.
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Architectural Inspection – Interior Finishes Deficiency
06431 Damaged Corridor Layin Panel Ceiling Corridor layin panel ceilings measure 6,300 sq.ft., excluding vestibules. At present, many tile are stained and warped from previous moisture problems. Tile is dirty, and the grid in many cases has been damaged and misaligned. Ceiling will likely be demolished to allow structural upgrades to corridor walls. See other sections. Deficiency category: RR and C Remedy Demolish tile as part of corridor structural upgrade. Reinstall new 2 x 4 layin panel ceiling. Assume Armstrong Cirus tile in 1” grid. Estimated construction cost: $4.50/sqft. X 6,300 sq.ft. = $28,000
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Architectural Inspection – Interior Finishes Deficiency
06432 Typical glueon 12” x 24” ceiling tile in classrooms Glueon 12 x 24 tile in the gymnasium and classrooms is in fair to poor condition. In every room, the tile have been resecured to the wood roof deck with exposed washer fastners. Many tile show significant staining, and in some cases are drooping due to previous moisture damage. Water damage does not appear to be a current problem. Deficiency category: RR Remedy, Option 1 At a minimum, it is recommended that the ceiling tile in all spaces be repaired and painted to conceal stains, repairs, and surface fastners. Estimated Construction Cost: The ceiling area totals 850 sq.ft. per classroom (1,430 in kindergarten), totaling 22,400 sq.ft.. The gymnasium totals 6,000 sq.ft. For painting, assume $1.50/sq.ft. x 28,400 = $43,000 . Remedy, Option 2 A difficult strategic question arises over recommended structural upgrades to the roof deck, which will require sheathing the roof deck in plywood togain the necessary lateral strength. It is possible to either add the replacement plywood to the deck top, via a total roof replacement, or it is possible to add it from below if finishes are removed and the plywood is attached directly to the decking from below. Some coordination issues would also be encountered with sprinkler hangers and lighting pendants.
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Architectural Inspection – Interior Finishes If the interior structural upgrade is selected, it would be appropriate to install new glueon acoustic tile over the plywood. At that point, it is also possible to switch to a layin ceilng option (as retrofitted in two classrooms previously). Given the relative longevity still expected from the EPDM roof, and the level of disruption already anticipated in the classrooms, it is recommended that structural plywood upgrades be considered for the interior ceilng plane, which will also serve to replace the deteriorated ceilng tiles. Estimated Construction Cost: The ceiling area totals 850 sq.ft. per classroom (1,430 in kindergarten), totaling 22,400 sq.ft.. The gymnasium totals 6,000 sq.ft. For new acoustic tile, assume $4/sq.ft. x 28,400 = $114,000 .
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Architectural Inspection – Interior Fixed Furnishings 0651 Specialties – Toilet partitions, bath accessories, marker boards, signage, etc. Description: The primary focus of this section is bathroom accessories and bathroom partitions, with markerboards, corridor tackboards, etc. covered elsewhere. Virtually all bathroom specialties date from the original school construction. Condition: Most of the accessories have have been adequately maintained and are still serviceable. Over 40 years of use have lent a dated, somewhat dilapidated feel to the bathroom accessories. Many do not meet current ADA heights and functions as separately defined in the ADA analysis. Remaining life expectancy: 0 5 years
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Architectural Inspection – Interior Fixed Furnishings Deficiency
06511 Toilet Partitions Toilet partitions date from the original construction, and have exceeded their design life. Some portions of hardware are broken. In many cases, dimensions do not comply with ADA standards. Deficiency category: RR and C Remedy Demolish and remove partitions. Coordinate installation of new porcelain steel or solid phenolic plastic partitions with other room changes, including new toilet fixtures, new toilet accessories, Marlite replacement, and tile base upgrade. Estimated Construction Cost: 20 partitions @ $2,000 ea. = $40,000
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Architectural Inspection – Interior Fixed Furnishings Deficiency
06512 Toilet Accessories Toilet accessories date from the original construction, and have exceeded their design life. Some portions of hardware are broken. In most cases, dimensions do not comply with ADA standards. Appearances are dirty and dated. Deficiency category: RR and C Remedy Demolish and remove all toilet accessories in two principal rest rooms. Coordinate installation of new accessories with other room changes, including new porcelain fixtures, new toilet partitions, Marlite wall replacement, and tile base upgrade. Estimated Construction Cost: Lump sum for mirrors, towel dispensers, soap dispensers, grab bars, etc.. = $25,000.
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Architectural Inspection – Interior Fixed Furnishings 0652 Casework/Millwork – Cabinets, countertops, cubbies, display cases, trim, etc. Description: Cabinetry in the building all dates from the original construction. The classroom casework includes a primary 7’ section of base and upper cabinets. Construction for the most part is painted wood, with a laminatefaced countertop. Condition: Condition of casework ranges from fair to poor. Many of the countertops are significiantly damaged with burns, stains, breaks, or other blemishes. The painted wood, while still serviceable for most of the units, has been nicked and marred. In some cases, particularly the kindergarten cabinetry, the sliding door fronts are broken and no longer functioning as intended. Remaining life expectancy: 0 – 5 years.
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Architectural Inspection – Interior Fixed Furnishings Deficiency
06521 Damaged classroom base cabinets Classroom cabinets date from the original construction. While they appear to be functioning adequately in many spaces, the general finish and feel of the cabinets is very dated. Many have active damage like the burn and stains illustrated. Sinks in the existing cabinets in the South wing are not ADA compliant for knee space. Deficiency category: RR Remedy Demolish and remove all fixed cabinets in the typical classrooms. Coordinate installation of new cabinets with other room changes, including new sink fixtures. Coordinate new cabinetry design to meet ADA dimensions at sink (note separate mechanical recommendation to add sinks to all East wing classrooms). Estimated Construction Cost: 25 classrooms will have base and upper cabinets 7’ in length, plus two kindergarten rooms with 30 of cabinetry. 235’ x $500/ft = $118,0000.
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Architectural Inspection – Interior Fixed Furnishings 0654 Window Coverings – Drapes, blinds, blackout shades, etc. Description: Drapes are provided in most classrooms. They are replacements from the original construction, though the date is uncertain. They provide good quality darkening. Condition: Some minor damage and wear noted, but in general the blind system is OK. Remaining life expectancy: 5 – 10 years. Deficiency
06541 View up at typical window blind installation Sliding blinds are located in most windows. Minor damage was noted in several rooms, and one room is missing a blind system entirely. Deficiency category: RR Remedy Check operation of blinds, and perform individual repairs as required. If window replacement is undertaken, blinds will need to be removed, cleaned, and reinstalled. Estimated Construction Cost: For repair, cleaning, repair – allow $2,000. For complete removal and reinstallation, allow additional $3,000. Total allowance $5,000.
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