At what point is a building too far gone?

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1 At what point is a building too far gone? by Melinda Shah, AIA, LEED AP This is a tough question to answer, as there are so many factors to consider. Here are a few examples showing the extent of damage that can be fixed, and we think you may be surprised. T F

2 Many current hit TV shows deal with renovation: Fixer Upper, Love It or List It, Property Brothers, and Flip or Flop, to name a few. Some of the episodes feature a house that s possibly too far gone : major structural damage, mold, animals living inside, dangerous wiring, crumbling exteriors, the dreaded popcorn ceilings the list goes on and on. The designers and builders show the hidden potential of the home in beautiful renderings, and the buyers painfully deliberate. Finally, they pick the house that s in terrible shape, and after a few weeks of renovation, their dream home is done and they live happily ever after! We all know that a 30- or 60-minute reality show necessarily presents a simplistic view of a complicated scenario, but there are parallels with some of our real-world work. The shows feature run-down, outdated houses, many of which seem far too deteriorated to be rehabilitated and transformed into desirable, modern homes. This sparked our thinking: at what point is a building too far gone? This is a question that can only be answered on a case-by-case basis, of course, as there are so many factors to consider. We thought we d illustrate a couple of examples showing the extent of damage that can be fixed you may be surprised. We also briefly discuss some of the factors that building owners or potential owners need to take into consideration when considering a renovation or rehabilitation. The Carlisle Building in Chillicothe, Ohio was in far worse condition than most of the buildings we see. The building was originally built in 1885 and had survived a serious fire (in 2003), a nearby subterranean water main break, several failed renovation attempts, and 11 years of being open to the elements. The results of this neglect included a rear wall that had partially collapsed into the basement, taking out a portion of the floor structure; an incomplete roof structure; a dormer that was still moving away from the building; and foundations that had been washed away under major loadbearing masonry walls, resulting in cracks large enough to stick your arm through. At one point our team was concerned that the building may not remain standing long enough for the design work to be completed, let alone for the renovation to happen. Fortunately it was able to be stabilized, the full renovation was done, and the building that almost met the wrecking ball now houses offices and apartments for Adena Health System. These are just a couple of the severely damaged parts of the building that were able to be rebuilt. The fire in the spring of 2003 severely damaged the roof of the building. The roof was completely destroyed in some areas. In other areas, only charred joists remained.

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5 The structural damage was the most concerning issue to the design team, and repairing it was the first priority. The water main break undermined the foundation in the basement and caused the walls in some areas of the building to settle. This resulted in cracks large enough to stick your arm through in some locations.

6 A portion of the back wall collapsed after years of being weakened by the fire, the water main break, and water coming in from the roof. This created a hole in the floor from the fourth floor all the way down to the basement.

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8 As you can see, dramatic transformation is possible, even in neglected, severely damaged buildings.

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13 What to keep in mind if you re considering a renovation:

14 SCHEDULE The existing conditions may require significant investigation. This could include general onsite evaluation and documentation via visual observation, photography, and measuring, or more invasive methods such as material sampling / laboratory testing and selective demolition. If the original drawings aren t available, the building will need to be measured and drawn, either by onsite field measurement or via laser scanning. If the building needs to remain in use during renovation, phasing, after-hours work, and temporary construction measures (such as temporary walls to partition off work areas) can result in a longer construction duration. The approval processes for financial incentives (such as historic preservation tax credits) may be lengthy, and should be factored into your overall schedule. For historic buildings, work methods may require extra time than new construction; for example, if a specific item needs to be re-created or an appropriate substitute material needs to be found. SIGNIFICANCE This may refer to historical significance or cultural significance of a building to a community. For example, the Carlisle Building was widely considered the jewel of Chillicothe, a historic Ohio city that served as the first state capital. It sits prominently at the city s main intersection. The perception created by having a neglected, falling-down building at the city s most visible corner was obviously not good, and the decadelong debate over what to do with this blocklong historic structure served as a constant reminder that Chillicothe was struggling to find solutions to its broad economic problems. The revitalized building is now serving as a catalyst for future development. FINANCIAL INCENTIVES There are various financial incentives to help building owners undertake renovations, including programs related to energy efficiency, low-interest loans, and numerous local incentives. For income-producing historic buildings, the federal government offers historic preservation tax credits (HPTC), as do 35 states. Building owners seeking to take advantage of HPTC should note that renovations must be completed in accordance with the Secretary of the Interior s Standards for the Treatment of Historic Properties ( For public or nonprofit entities, there may be grants available to assist with renovation costs. TOLERANCE Just as your financial advisor may assess your risk tolerance for investments, it s important to note that building renovations involve more risk than a new building. With any renovation, there is the possibility that unforeseen conditions may result in additional costs and time that weren t anticipated. Working with designers, contractors, and consultants who have experience in similar projects can help to mitigate these risks these folks will know of common roadblocks that can arise, and will be looking out for them but each building is unique and nobody can anticipate everything. Being aware of issues such as these early in the planning stages will help you plan your project effectively and not be sidetracked by the inevitable unexpected issues that arise when dealing with older buildings. Surrounding yourself with an experienced team will also go a long way toward ensuring a successful project. BUDGET Your budget needs to include contingencies to cover unexpected costs. Although an experienced professional can anticipate much of the work that will be required, It is impossible to anticipate every expense that may arise on a renovation, particularly in a building with significant deterioration.

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