Demolition Process Flow

Transcription

1 Demolition A to Z

2 Demolition

3 Demolition Process Flow Property identified for demolition Asbestos Survey Does the property need asbestos abatement? If, yes Asbestos abatement contractor selected Work order prepared $ demo. bid packages prepared & qualified companies selected to bid Contractor starts work (45 days to complete) 1. Obtains permits 2. Verifies utilities shut off/disconnected 1. Contract prepared and signed by demo. contractor and CCLRC 2. Insurance verified $ Is a performance bond necessary? Bidding demo. contractor s notified of results of bud Bids are returned to CCLRC & demo. team selects lowest & best Internal demo inspection (was debris buried?) Demo. job completed Bid bond obtained Contractor Requests Payment 1. Lien waivers submitted? 2. Dump tickets? 3. Before & after photos? 4. Field staff signoff? $ Payment made $ 10% retained $ Is property in Cleveland? Transferred to City Land Bank Vacant property prepared for vacant land triage

4 Assessments Every property is inspected photographed major systems analyzed Assessment Goals additional review renovate demolish Completed 808 YTD 3,400 since inception

5 Team Review For Every Property Major System Evaluation Roofing Plumbing Electrical HVAC Windows / Walls Structural Evaluation Neighborhood Evaluation Alternate Uses Elected Officials / Others Funding Sources Spec Development Final Disposition

6 Assessment Photos

7 Asbestos Issues Regulations - November 2010, the US EPA and Ohio EPA determined that every house must be surveyed. - The rules keep being clarified with significant consequences. CCLRC Experience - Health concerns are not to be minimized. - Most Asbestos Containing Material can be visually identified. Cost Impacts - We have spent $300,000 on surveys so far this year. - A big plaster abatement job can cost $30,000 while the demolition might only cost $7,500.

8 Asbestos Surveys An average asbestos survey costs $580. Our contractors look for transite siding, window glazing, duct covering and hot plaster.

9 CCLRC Asbestos Survey Results Major Hot Plaster; 4% TSI Only (Thermal Insulation such as Asbestos Pipe Wrap) 468 Other Hot Issue 18% No RACM (Regulated Asbestos Containing Materials) 265 TSI Only 50% One or More Other Hot Issues (see below) 163 No RACM28% Major Hot Plaster (>1000SF Plaster containing >1% Asbestos) with/without Other Hot Issues Other Hot Issues Transite Siding (80) Glazing (66) Other Transite (15) Minor Plaster 1000SF (11)

10 Demolition Procedures Contractor Pre-Qualification - Information on a contractor s experience and insurance Demo Specifications - Structure and site specific Bid Process - Every 7 to 10 days batches of no less than 30 - Monster Batch once a month Contracting - Each contract contains multiple properties EPA Notification - CCLRC obtains 10-day NESHAP documents from abatement and demolition contractors Demolition Proceed Order -10-day notice issued with the proceed order Site Inspections - Every site

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20 Bids & Contracts Prepare bid batches Review and tally bid sets received from contractors Prepare bid awards or send decline notifications to contractors Prepare demolition files and contracts Update Property Profile System (PPS) Meet with contractors to execute demolition contracts and answer any questions Send out asbestos surveys, abatement documents, and file NESHAPs with EPA Issue a Notice to Proceed for each structure to be demolished

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24 Demolition Volume

25 Field Inspection Report

26 Application Side Lot Program - 1 st page spells out Basic Eligibility and Key Considerations - 2 nd page requests three things; intended use, CCLRC lot info and applicant s contact information Review - Ensure applicant meets basic eligibility requirements (residency, taxes and maintenance) - Confirm Letter of Support Transfer - Conveyance agreement - Prepare, transfer, and record deed

27 Payment of Contractors After completion of contracted work, contractor submits payment request form with supporting documents, such as: Invoice Photos before, during, and after contracted work Building, water, and sewer permits Dump tickets Waste manifests Lien waiver If all documents meet our standards and display acceptable quality of work, payment request is approved and we issue 100% payment for all tasks except demolition. To incentivize full site finish, we retain 10% of the demolition contract. Currently, all services are paid within two weeks of receiving a contractor s complete payment request. Incomplete submissions are discussed with contractor within two to three days of receipt. Within thirty to sixty days after demolition, once property fully complies with all demolition specifications, contractor submits payment request for 10% retainage including photo showing full site finish.

28 Demolition Process Flow Property identified for demolition Asbestos Survey Does the property need asbestos abatement? If, yes Asbestos abatement contractor selected Work order prepared $ demo. bid packages prepared & qualified companies selected to bid Contractor starts work (45 days to complete) 1. Obtains permits 2. Verifies utilities shut off/disconnected 1. Contract prepared and signed by demo. contractor and CCLRC 2. Insurance verified $ Is a performance bond necessary? Bidding demo. contractor s notified of results of bud Bids are returned to CCLRC & demo. team selects lowest & best Internal demo inspection (was debris buried?) Demo. job completed Bid bond obtained Contractor Requests Payment 1. Lien waivers submitted? 2. Dump tickets? 3. Before & after photos? 4. Field staff signoff? $ Payment made $ 10% retained $ Is property in Cleveland? Transferred to City Land Bank Vacant property prepared for vacant land triage

29 A Perfect Finish

30 Thank you! Questions? 30