Graham Elementary School Site Summary

Transcription

1 1 Graham Elementary School Site Summary Address Tom Adams Drive Austin, Texas Number of Permanent Campus Facilities 3 Original Year of Construction 1972 Total Campus Building Area (combined) 70,589 SF Introduction The Graham Elementary School campus is located at Tom Adams Drive in Austin, Texas. The campus was established in 1972 with the Main School Building (BLDG-159A) containing classrooms, administration offices, cafeteria, and other support spaces. Separate classroom buildings were built in 1993 (BLDG-159B) and in 2008 (BLDG-159C). The gymnasium has been expanded recently along with the administration area. During the assessment, construction was taking place in the main building related to the heating and cooling system. In addition, certain rooms were inaccessible due to annual maintenance on the flooring system. Meeting Log Revision Log Date Meeting Revision Date Summary of Content 7/20/16 Interview 00 9/16/16 Draft Issue 7/25/16 Assessment 01 11/29/16 Added comments from CM Curt Shaw as indicated on dated 11/4/16. See pages 3-4, 7, 13, and /18/16 Cluster Meeting (Not Attended) 10/20/16 Follow-Up Follow-Up 10/25/16

2 2 Main School Building BLDG-159A Building Purpose Building Area Inspection Date July 25, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview Administration, Classrooms, Cafeteria, and Gymnasium 44,946 SF 102 F - Partly cloudy and hot The following table provides a summary of the systems and their respective conditions found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Exterior Walls The exterior walls are primarily brick with a stucco Good accent band at the roof line of the original building. Additions have introduced split-faced CMU (concrete masonry unit) used for accents. The exterior walls were observed to be in good condition. Deficiencies noted included minor cracks at two locations and staining from uncontrolled water flow at a gutter. Leaks were reported in rooms 100 and 101 due to water ponding on the roof. A hole was noted leading under the building in this area. In addition, leaks have been reported in rooms 102 and 106. Ants, rats, and cats were reported in the two-story portion of the building, comprising the 100- and 200-wings. It was reported that the stucco soffit at the main entry was sagging. Exterior Windows The windows are a combination of older single-glazed aluminum single-hung window units and aluminum storefront-type systems in portions that are additions to the original building. The exterior windows were observed to be in average condition. During the assessment, broken window panes in the older window system were noted in two locations, and water damage was noted on the sill of the library window. Some degradation of adjacent finishes was noted in rooms 100 and 100RR that could indicate water infiltration. Average

3 3 System Subsystem Condition and Deficiency Overview System Condition Rating It has been requested by the school that the existing windows in the 100 and 200 wings be replaced with newer window systems. It was reported that the windows in the music room leak. Exterior Doors The doors are hollow metal doors set in hollow metal frames. Typically, these units contain window units. Some mechanical rooms have louvers set in the metal doors. The doors were observed to be in average condition. The doors and associated frames had minor finish issues with the paint being faded and chalky, but appeared to be functioning properly. Average Roofing The roofing consists of modified bitumen and built-up roofing systems. The majority of the roofing sections were in average condition. Three of the modified bitumen roof areas were observed to be in poor condition due to ponding or the age of the roof system, and one of the walkway canopies (A09) was damaged to the point of letting water through the system. Aging was evidenced by exposed fibers in cap sheets and weathering damage to cap sheets. Leaks have been reported in rooms 102 and 106. Clogged downspouts were reported for all canopy systems covering walkways between buildings. Average Interior Interior Walls The interior wall systems are typically exposed brick Average Construction and gypsum board wall assemblies. A Hufcor Envirowall operable wall system separates the gymnasium from the cafeteria. The interior walls appeared to be in average condition. Staining was noted at the inside corner of the ramp to the 100-wing that could indicate the presence of water in the masonry system. Interior Doors The interior doors are typically solid core wood veneer Average door slabs set in hollow metal frames. There are a limited number of hollow metal doors inside the facility. The interior doors were observed to be in average condition. There were three double-door units where the doors did not close properly as a result of sagging or rubbing. A small number of doors were noted as having veneer damage that may warrant replacement of the doors. Interior Specialties System not present. N/A Stairs Exterior Stairs The exterior stairs are from a variety of eras. All are comprised of cast-in-place concrete with metal railings. The exterior stairs were observed to be in average Average

4 4 System Subsystem Condition and Deficiency Overview System Condition Rating condition. Deficiencies noted included cracked concrete surfaces, lack of compliance with current code requirements and rusting of supports for railings. Interior Stairs Interior stairs are cast-in-place concrete with applied Average aluminum tread covers containing nonslip material in the original portion of the building. Handrails are constructed out of wood. The interior stairs were observed to be in average condition. Interior Interior Wall Finishes The interior wall finishes are paint systems over gypsum Average Finishes board, exposed brick wall systems and wood paneling that is stained or painted. Due to construction in the 200-wing, some areas were not able to be observed. The interior wall finishes appeared to be in average condition. Minor paint issues were observed in the building. In rooms 100 and 100RR, degradation of the paint and paneling systems was noted around windows. It was requested that the finishes in the 100-wing, 200- wing, and C7 janitorial closets be replaced. Interior Floor Finishes The interior floor finishes include VCT (vinyl composite Average tile), strip wood flooring at the stage, quarry tile in the kitchen, and sheet vinyl flooring in the gymnasium. With the exception of the sheet vinyl flooring, the materials appear to be original to the building. Due to construction in the 200-wing, some areas were not observable. The interior floor finishes were observed to be in average condition. Minor damage was noted to the VCT in several locations along with loose wall base. The quarry tile in the kitchen had a substantive amount of damage and wear. It was requested that the carpet in the library and administration area be replaced. It was requested that the VCT in the 100- and 200-wings be replaced. It was requested that the tile flooring in the 100- and 200-wing restrooms be replaced. Interior Ceiling Finishes Ceiling finishes are a 2x4 suspended ceiling system with limited amounts of gypsum board ceilings. The interior ceiling finishes appeared to be in average condition. Deficiencies were typically water damage from above. In one case, mold was seen growing on the tiles in the gymnasium office. It was reported that the campus staff replaced ceiling tiles as necessary. This Average

5 5 System Subsystem Condition and Deficiency Overview System Condition Rating would suggest that the water-damaged tiles were recently wetted. Conveying System not present. N/A Plumbing Plumbing Fixtures The building has public restrooms for men, women, and Good students, and separate staff restrooms located throughout the facility. These restrooms typically have vitreous china hand sinks in counters with manual faucets, along with vitreous china, floor-mount/wall toilets with manual flushing mechanisms, and vitreous china, wall-hung urinals in the male restrooms with manual flushing mechanisms. There are service sinks in the janitorial closets, and water coolers located throughout the facility, typically near public restrooms. The restroom plumbing fixtures were observed to be in average condition as the fixtures were typically aged but still operational. The water coolers located on the lower first floor were making a loud noise with a heavy vibration when operating. Domestic Water All of the plumbing fixtures are serviced with domestic Average Distribution cold water. There is a gas water heater adjacent to the kitchen that services the kitchen. The water heaters near the kitchen spaces are in serviceable condition with no identified or reported deficiencies. There were additional EWHs (electric water heaters) in the stand-alone classroom buildings that serve janitorial closets, which were observed to be in good condition. The plumbing distribution equipment appeared to be in average condition. Other Plumbing The roof drains are equipped with metal grate covers to prevent debris from entering the drainage system. The roof drains were observed to be in good condition. Good Mechanical/ HVAC The major mechanical equipment consists of indoor modular AHUs (air handling units) located primarily in mechanical closets. RTUs (roof top units) are located primarily on the roof above the kitchen, gymnasium, cafeteria, and administration areas. In addition, there are two new air-cooled chillers and two new condensing boilers. Three AHUs were located in mechanical rooms in the main building. AHU-4 and AHU-5 were replaced within the last year. AHU-2 was installed in 2003 and was in serviceable condition. Eleven RTUs were located on the roof in the locations as identified above. All of the RTUs were approaching or have passed their service dates. These units Average

6 6 System Subsystem Condition and Deficiency Overview System Condition Rating ranged in size from 7.5- to 12.5-TON. All RTU systems were using R-22. The building is serviced with several exhaust fans. Several fans in the kitchen area were past their service date. Fire Protection Fire Alarm The building has a fire alarm system that consists of Good alarm and signaling devices such as horns/annunciators, strobes, horn/strobe combinations, pull stations, and detectors. The fire alarm system is controlled by the Silent Knight control panel. The fire alarm system appeared to be in good condition although it was reported that the fire alarm was not working properly. Fire Protection/ The building does not have a fire suppression system. N/A Suppression The building is protected by portable fire extinguishers placed throughout the facility. All observed portable fire extinguishers were observed to be in good condition and had inspection tags dated within the last year as required. Electrical Electrical Distribution The electrical service enters the building from the Good 120/208-volt 3000-amp main switchboard MS located on the exterior near the service transformer. The service also feeds another 1600-amp switchboard MSB in the main mechanical room that distributes service to branch panelboards and equipment located in various electrical rooms throughout the building. The electrical distribution equipment appeared to be in good condition, although the facilty staff reported there were no replacement parts available for the existing service equipment. The facilty staff also reported that the kitchen panel was undersized, and the panels in the 100- and 200-wings' air handler rooms for each floor needed to be replaced for future needs. The building does not have a lightning protection system. Lighting The building exterior lighting consists of HID (highintensity discharge) light fixtures located along the entire perimeter. The interior lighting consists primarily of T8 fluorescent light fixtures. The lighting for the building appeared to be in good condition and was well maintained. There were exit signs present in the building, and they appeared to be in good condition. Good

7 7 System Subsystem Condition and Deficiency Overview System Condition Rating The facilty staff stated the gymnasium lighting was in poor condition and needed replacement as well as the exterior areas around the playground and teacher parking lots. Additional lighting was requested at the gymnasium, front of the building, most entrances, and in the 300 and 400-wings. Communications & Security There is a security system including surveillance cameras in the building. There is a public address system and telecommunications system in the building. These systems appeared to be in good condition. The facilty staff reported that the security system was not effective in landscaping and canopies, and poor lighting affected viewing. Good

8 8 Exterior System Deficiency Examples Exterior Walls Exterior Windows Roofing Deficiency Examples

9 9 Interior Construction Deficiency Examples Interior Walls Interior Doors Stairs Deficiency Examples Exterior Stairs

10 10 Interior Finishes Deficiency Examples Interior Wall Finishes Interior Floor Finishes Interior Ceiling Finishes

11 11 Plumbing System Deficiency Examples Plumbing Fixtures Mechanical/HVAC System Deficiency Examples

12 12 Classroom Building BLDG-159B Building Purpose Building Area Classrooms 14,411 SF Inspection Date July 25, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview 102 F - Partly cloudy and hot The following table provides a summary of the conditions and deficiencies found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Exterior Walls The exterior walls are primarily brick with a stucco Average accent band at the roof line. Accents and surfaces around windows on the building are a ceramic tile system. The exterior walls were observed to be in average condition. The exterior wall deficiencies included failed sealant at all inside corners, damage to the stucco system in spots, and control water from the roof. Exterior Windows Windows are single-hung aluminum frames with singlepane Average glazing. The exterior windows were observed to be in average condition. No deficiencies were noted. Exterior Doors The exterior doors were hollow metal doors set in hollow metal frames. Typically, these units contain window units. Some mechanical rooms have louvers set in the metal doors. The exterior doors were observed to be in average condition. These doors and associated frames had minor finish issues with the paint being old, but otherwise appeared to be functioning properly. Average Roofing The roof was inaccessible. There is not a roof ladder installed for this building. It was reported that ponding occurs on this roof and leaks are developing. From the interior, two damaged tiles were noted. Average

13 13 System Subsystem Condition and Deficiency Overview System Condition Rating Interior Interior Walls Interior walls are typically gypsum board wall systems. Average Construction The interior walls were observed to be in good condition. No deficiencies were noted during the assessment. The millwork was observed to be in poor condition. All of the cabinets had water damage at the sink cabinet doors and water damage on the interior was noted. Interior Doors Interior doors are typically solid core wood veneer door Average slabs set in hollow metal frames. All classroom doors include vision panels in the door and side lites adjacent to the door. The adjacent side lites are part of the hollow metal frame system. The interior doors were observed to be in average condition. Deficiencies included a rusted frame at the restroom and minor finish issues at the interior of doors. The door separating the kiln room from the building did not seal appropriately. The kiln room was unconditioned and opened to the exterior via a louvered door. Interior Specialties No lockers are present in this building. Stairs Exterior Stairs The exterior stairs from the building to the track are Poor comprised of cast-in-place concrete. The stairs were observed to be in poor condition. The stairs had no railings at all and were being undermined through erosion. Interior Stairs System not present. Average Interior Interior Wall Finishes The interior wall finishes are paint systems over gypsum Average Finishes board, vinyl wall covering, and laminate over wood substrate at the windows. The interior wall finishes were observed to be in average condition. The vinyl wall covering in the corridors was beginning to delaminate in areas, typically at the corners. Similarly, the laminate was coming off the wood substrate around the windows. At sinks in the classrooms, the adjacent wall was damaged from water being splashed on the surface. FRP (fiber-reinforced plastic) panels had been installed but appeared to be inadequate. Interior Floor Finishes The interior floor finishes are limited to VCT. The interior floor finishes were observed to be in average condition. The VCT in this building had a number of damaged tiles due to pockmarks or chipping. Average

14 14 System Subsystem Condition and Deficiency Overview System Condition Rating This was estimated to be 15% of the tiles in the building. The wall cove base in the corridors was discolored due to damage from waxing or items sliding against it. Interior Ceiling The ceiling finishes are a 2x4 suspended ceiling system Average Finishes with limited amounts of gypsum board ceilings in restrooms or as accents. The interior ceiling finishes were observed to be in average condition. In two locations, water damage was observed on tiles. This was minor in comparison to the amount of superficial damage to the ceiling tiles from handling. The damage to the ceiling tiles in this building was estimated to be 25% of the entire area. Conveying System not present. N/A Plumbing Plumbing Fixtures The building has restrooms for students in each Good classroom, and separate staff restrooms are located in the corridor. These restrooms typically have vitreous china hand sinks in counters with manual faucets, along with vitreous china wall toilets with manual flushing mechanisms, and vitreous china wall-hung urinals in the male restrooms with manual flushing mechanisms. There are service sinks in the janitorial closets, and water coolers located throughout the facility. The restroom plumbing fixtures were in good condition as the fixtures were typically aged but still operational. Domestic Water All of the plumbing fixtures are serviced with domestic Good Distribution cold water from the central distribution system. There is one EWH to serve the janitorial closet. The plumbing distribution equipment was in good condition. Other Plumbing The roof drains are equipped with metal grate covers to prevent debris from entering the drainage system.these drains were observed to be in average condition. The roof drains on the eastern roof section were clogged, as standing water was present on the roof. Average Mechanical/ HVAC The major mechanical equipment consists of indoor modular AHUs located primarily in mechanical closets within each classroom and corridor. There are 14 AHUs that range in capacity from 1,600 CFM (cubic feet per minute) to 2,000 CFM. The condensing units were observed to be in excellent condition. The units serving each of the AHUs are located on the roof and were inaccessible. All AHUs and their condensing units were replaced within the last two years. Excellent

15 15 System Subsystem Condition and Deficiency Overview System Condition Rating Fire Protection Fire Alarm The building has a fire alarm system that consists of Good alarm and signaling devices such as horns/annunciators, strobes, horn/strobe combinations, pull stations, and detectors. The fire alarm system is controlled by the Silent Knight control panel. The fire alarm system appeared to be in good condition. Fire Protection/ The building does not have a fire suppression system. N/A Suppression The building is protected by portable fire extinguishers placed throughout the facility. All observed portable fire extinguishers were in good condition and had inspection tags dated within the last year as required. Electrical Electrical Distribution The electrical service consists of four 120/208-volt Good panels located in electrical rooms throughout the building. The electrical distribution equipment appeared to be in good condition. The building does not have a lightning protection system. Lighting The building exterior lighting consists of downlights and Good HID light fixtures located along the entire perimeter. The interior lighting consists of T8 fluorescent light fixtures in the back of house, and pendant fixtures throughout the front and seating areas. The lighting for the building appeared to be in good condition. Communications & Security There is a security system including surveillance cameras in the building. This system appeared to be in good condition with no deficiencies to report. Good

16 16 Exterior System Deficiency Examples Exterior Walls Interior Construction Deficiency Examples Interior Doors Stairs Deficiency Examples Exterior Stairs

17 17 Interior Finishes Deficiency Examples Interior Wall Finishes Interior Floor Finishes Interior Ceiling Finishes

18 18 Classroom Building BLDG-159C Building Purpose Building Area Classrooms 11,232 SF Inspection Date July 25, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview 102 F - Partly cloudy and hot The following table provides a summary of the conditions and deficiencies found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Exterior Walls The exterior walls are primarily brick with split-faced Good CMU used as accents. The exterior walls were observed to be in good condition. Cracking along the grout joints was noted in one location. Exterior Windows The exterior windows are aluminum-framed single-pane Good glazing. On the south side of the building, lower windows are supplied with perforated metal awning for solar gain control. The exterior windows were observed to be in good condition. In some cases, the awning had damage at the galvanizing and rust had developed. Exterior Doors The exterior doors are hollow metal doors set in hollow metal frames. The two exterior door systems include glazing in the doors, sidelights, and transoms. The exterior doors were observed to be in good condition. No deficiencies were observed at the time of the assessment. Good Roofing The roofing system is exclusively modified bitumen. The roofing system appeared to be in average condition. The roof exhibited degradation from ponding and some aging of the roof sealant at the edge of the roof system. Average Interior Construction Interior Walls The interior walls are comprised of painted CMU in the corridors augmented with gypsum board partitions between classrooms or service areas. Good

19 19 System Subsystem Condition and Deficiency Overview System Condition Rating The interior walls were observed to be in good condition. Interior Doors The interior doors are solid core wood veneer door Good slabs set in hollow metal frames. All classroom doors have windows. The interior doors were observed to be in good condition. Two rated double door units were not operating correctly. In one case, the door portion of the magnetic hold prevented the door from closing all of the way. At the other end of the corridor, the units were rubbing at the top of the door slabs. This condition also prevented them from closing. Interior Specialties System not present. N/A Stairs Exterior Stairs The exterior stairs are cast-in-place concrete with metal Good railings coated in a galvanized finish system. The exterior stairs were observed to be in good condition. Interior Stairs System not present. N/A Interior Interior Wall Finishes Interior wall finishes are paint systems over gypsum Good Finishes board partitions or CMU. The restrooms include a mixture of painted gypsum board and ceramic tile. The interior wall finishes are in good condition. Interior Floor Finishes Interior floor finishes include VCT and durable carpet Good material as walk-off mats at exterior doors. The interior floor finishes are in good condition. Interior Ceiling Ceiling finishes are a 2x4 suspended ceiling system Good Finishes with limited amounts of gypsum board ceilings in restrooms. Conveying System not present. N/A Plumbing Plumbing Fixtures The building has restrooms for students in each classroom, and separate staff restrooms located in the corridor. The classroom restrooms consist of a air of Good unisex toilet rooms located between adjacent classrooms. Each is equipped with a floor-mounted toilet. Each classroom has a countertop-mounted stainless steel hand wash sink with a tall goose neck faucet and drinking fountain bubbler. The staff restrooms typically have vitreous china hand sinks in counters with manual faucets, along with vitreous china wall toilets with manual flushing mechanisms, and vitreous china wall-hung urinals in the male restrooms

20 20 System Subsystem Condition and Deficiency Overview System Condition Rating with manual flushing mechanisms. There are service sinks found in the janitorial closets, and water coolers located throughout the facility. The restroom plumbing fixtures were in good condition as the fixtures were typically aged but still operational. Domestic Water All of the plumbing fixtures are serviced with domestic Good Distribution cold water from the central distribution system. There is one EWH to serve the janitorial closet. The plumbing distribution equipment was observed to be in good condition. Other Plumbing The roof drains are equipped with metal grate covers to prevent debris from entering the drainage system The other plumbing system was observed to be in average condition. The roof drains on the eastern roof section were clogged, as standing water was present on the roof. The covers were corroded. Average Mechanical/ HVAC The major mechanical equipment consists of indoor modular AHUs located primarily in mechanical closets within each classroom and corridor. A total of nine AHUs range in capacity from 1,200 CFM to 2,400 CFM. The condensing units serving each of the AHUs are located on the roof. The condensing units were showing signs of age. All AHUs and their condensing units were original to the building and installed in The AHUs were in good condition, and the condensing units were in average condition due to their location and exposure. The system is rated as average due to the condition of the roof equipment. Average Fire Protection Fire Alarm The building has a fire alarm system that consists of Good alarm and signaling devices such as horns/annunciators, strobes, horn/strobe combinations, pull stations, and detectors. The fire alarm system is controlled by the Silent Knight control panel. The fire alarm system appeared to be in good condition. Fire Protection/ The building does not have a fire suppression system. N/A Suppression The building is protected by portable fire extinguishers placed throughout the facility. All observed portable fire extinguishers were observed to be in good condition and had inspection tags dated within the last year as required. Electrical Electrical Distribution The electrical service enters the building from the 120/208-volt 800-amp main distribution panel MDPA, located in an exterior electrical equipment room. The electrical distribution equipment appeared to be in Good

21 21 System Subsystem Condition and Deficiency Overview System Condition Rating good condition. The building does not have a lightning protection system. Lighting The building's exterior lighting consists of downlights Good and HID light fixtures located along the entire perimeter. The interior lighting consists of T8 fluorescent light fixtures in the back of house and pendant fixtures throughout the front and seating areas. The lighting for the building appeared to be in good condition. Communications & Security There is a security system including surveillance cameras in the building. This system appeared to be in good condition with no deficiencies to report. Good

22 22 Exterior System Deficiency Examples Exterior Walls Exterior Windows Roofing Deficiency Examples Interior Construction Deficiency Examples Interior Doors

23 23 Graham Elementary School Campus Summary of Recommendations This document is based on current conditions observed during fieldwork and provides recommendations for corrective actions by each discipline. The following recommendations provide a summary of the findings. Campus Recommendations Plumbing 1. Continue preventive maintenance on aged plumbing fixtures and plan for replacement in the future as fixtures continue to age at all associated campus facilities. 2. Repair or replace any damaged or missing piping insulation as needed at all facilities. 3. Clean and flush out all of the roof and interior floor drainage piping at all facilities. Mechanical/HVAC 1. Adjust HVAC controls or other equipment, such as dehumidifiers, installed to assist the HVAC equipment in mitigating the humidity observed in all facilities. If any of the HVAC equipment is to be replaced, such as any of the AHUs or RTUs, it should be replaced with an updated asset that includes an integral dehumidification wheel that will assist with humidity issues. 2. Address any rust or corrosion observed on the equipment, its associated piping, or any other sub-asset in all facilities by cleaning, repainting, or repairing to prevent further deterioration. 3. Repair or replace any damaged or missing piping insulation as needed at all facilities. 4. Address equipment at all campus facilities that was noted with excessive noise/vibration by repairing the motor, changing the belt, or other means to promote efficiency. 5. Repair any observed leaks to prevent water damage to the asset, its piping, support beams, or any other subassets. Once leaks are addressed in all facilities, repair or replace any water-damaged components as needed. 6. Repair or replace any fin assemblies of HVAC equipment that show extensive wear and tear. Consider adding a protective fence around any of the units on the exterior ground level that could be vandalized or damaged by students/civilians. 7. Plan for and track equipment that uses R-22 refrigerant in all facilities. The refrigerant is being phased out of manufacturing and construction use in the near future, and thus will make all equipment obsolete. 8. Ensure routine preventive maintenance is conducted for cleaning ductwork to promote efficient and clean air flows to all of the facilities spaces. 9. Install air curtains at the entry doors/vestibules as needed. Facility staff reported that the lack of air curtains at entries is an issue, particularly at the main school and gymnasium facility. 10. Further investigate the return grilles and corridor HVAC balancing. Facility staff reported that the corridor spaces throughout the main school and gymnasium facilities were poorly conditioned and stated that the lack of return air grilles could be the source of the problem. Note that if air curtains are to be installed, this study should be conducted after the installation. 11. Create a test and balance as well as a commissioning plan for any newly replaced equipment, including their support systems such as chilled water or heating water. New equipment may have different performances compared to the old. Fire Protection 1. Continue annual inspections of the fire protection system (at the main school) and the portable fire extinguishers (at all facilities). 2. Consider installing and providing fire protection to the school campus.

24 24 Electrical 1. Review the exterior lighting levels and repair/replace as needed to ensure security and safety. 2. Provide security cameras inside and outside of buildings where necessary for proper coverage. Facilty staff suggest cameras are not effective at the landscaping and canopies. Main School Building Recommendations Exterior 1. Investigate cracking at brickwork. 2. Regrade areas susceptible to ponding at the north side of the 100-wing. 3. Review the crawlspace for openings that allow rodents to enter the building. 4. Repair broken windows in the library and room Investigate leaks at the music room and library windows. 6. Water test windows at rooms 100 and 100RR to see if leaking is occurring. 7. Review soffits for damage. Roofing 1. Repair/modify the gutter system to control water such that it does not run down the face of the building. 2. Replace roof areas that have exceeded their typical design service life. 3. Repair metal roof/canopy systems, including panel replacement and downspout cleaning, and implement a strategy to control debris on these roof surfaces. Interior Construction 1. Investigate staining at the ramp wall of the 100-wing. 2. Repair hollow metal doors at the end of corridor C6, and install continuous geared hinges. 3. Repair two of the double door units at the cafeteria such that they close properly. Stairs 1. Review interior stairs' desired configuration with regards to the height of guardrails and hand rail configuration. 2. Repair the walk at the stair at canopy C Repair the landing at the exterior stair outside S2, and finish embedded steel support with rust resistant coatings. 4. Review interior stairways to determine if any modifications are required. Interior Finishes Repair damaged paint systems. 3. Review requests for complete replacement of certain finish systems. 4. Replace kitchen quarry tile. 5. Replace damaged VCT. 6. Replace damaged ceiling tiles after the water intrusion issue is resolved. Plumbing 1. Create a replacement plan for water fountains. 2. Create a plan to upgrade water closets, urinals, their perspective flush valves, and lavatory faucets to more efficient and code compliant fixtures. Mechanical/HVAC 1. Create a replacement plan to replace the aged roof top units as well as any equipment that utilize R-22.

25 25 2. Create a replacement plan for existing exhaust fans. Fire Alarm 1. Test the fire alarm system and repair/replace as necessary for a complete and working system. Communications & Security 1. Provide a comprehensive survey to determine security lighting and camera coverage to ensure security and safety. Electrical 1. Confirm the availability of replacement parts for the Cutler Hammer main switchboard MS as the facility staff stated the main distribution should be replaced because parts were unavailable. 2. Coordinate with new kitchen equipment and replace the kitchen panel to accommodate future loads. Classroom Building B Recommendations Exterior 1. Remove existing failed sealant and install new. 2. Repair damaged stucco. 3. Install systems to control run-off from the roof. Roofing 1. Monitor roofing performance, and inspect the roofing sealant at roof edge. 2. Repair roofing at leakage and repair roofing to eliminate ponding. Interior Construction 1. Survey interior doors for damage to veneer and finish that merits replacement or repair. 2. Provide a threshold and seals for the door between the kiln room and art room. 3. Survey millwork for water damage. Repair base material where required and install a finish system that is water proof. Stairs 1. At the stair leading to the track, add railings and enclose edge of stair to end erosion. Interior Finishes 1. Repair or replace the vinyl wall covering in the corridor. 2. Install moisture-resistant material adjacent to the sinks in the classrooms that extends above the soap and paper towel dispenser. 3. Review VCT and replace damaged tiles or entire floors as appropriate. 4. Replace damaged ceiling tile in the building. This should amount to approximately 25% of the installed system. Plumbing 1. Clear or clean out drains. Classroom Building C Recommendations Exterior 1. Investigate the crack on the south side of the building in masonry. 2. Repair damages to the galvanized coating system on awnings.

26 26 Roofing 1. Monitor roofing performance, and inspect the roofing sealant at roof edge. Interior Construction 1. Repair interior double doors such that they can close properly. Plumbing 1. Repair or replace roof drain grates.

27 1 CRAWL SPACE Main School Building (BLDG-159A) Building Purpose Inspection Date Inspection Conditions Administrative and Classrooms August 15, 2016, (Morning) 75 - Rainy Crawl Space System Deficiency Overview The following table provides a summary of the systems and their respective conditions found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Soil, Drainage, Ventilation & Soil Below Building, Site Drainage in Crawl Space Around the perimeter of the crawl space the soil was saturated, but soil further inward appeared mostly dry. Soil Average Access below one areaway held standing water. The drainage system consisted of sloped soil toward drainage channels that funneled water to an area drain. The drainage channel in the southwest corner of the building was functioning properly but the drainage channel in the southeast corner of the building had apparently settled and was holding water instead of moving it to the drain. The drainage inlet was near the basement access point and appeared in good condition; soil was dry around the inlet. Soil Retainers Soil/Drainage deficiencies: Water infiltration around the perimeter of the building. Water infiltration in southeast corner was visibly passing through the soil retainers. Above these soil retainers there is a large hole in the soil next to an areaway with a downspout adjacent to the hole. Standing water and sediment buildup in drainage channels Drainage channel in southeast corner was not sloped to drain properly and was holding standing water Void space below the suspended structure was achieved around the perimeter of the building using concrete soil retainers. Many soil retainers were cracked but no retainers in the areas observed had caved or collapsed and no soil was observed in contact with the suspended framing. Soil retainer deficiencies: Many cracked soil retainers One failed soil retainer Good August 15, 2016

28 2 Exposed Structure Areaways/Ventilation Access Hatches Exposed Columns & Tops of Foundations Exposed Faces of Perimeter Walls / Beams Four areaways were observed. The areaways do not allow access to the crawl space. The areaway closest to the mechanical room wall hatch was the only areaway with a ventilation fan in operation; if fans existed at other areaways it did not sound like they were in operation. Areaway/ventilation deficiencies: Ventilation fans likely not running at all locations, ventilation likely inadequate Ventilation pipes at areaways are crushed in multiple locations Bottom of areaways filled with sediment and standing water Soil erosion around outside of areaways (indicates site drainage not effectively draining water away from building) Two access hatches to the crawl space were found in this building. One access hatch was in the wall of the basement and provided access to the bulk of the crawl space. The second access hatch was in the floor under the staircase and allowed access to the east section of the crawl space. The east wing of the original building had very little vertical clearance and most of that area could not be easily accessed. Access deficiencies: Access to east wing of original building is difficult due to low clearance Exposed columns and top of piers observed were in good overall condition. Only a few piers were visible above ground but most columns were visible. In the east section of the school crawl space a pier top was spalled. In the west crawl space the piers and columns were in good condition with only one column near the wall access hatch having honeycombing. Column/Foundation deficiencies: Honeycombing in column Spalling at top of pier Perimeter beams were suspended cast-in-place concrete beams. The perimeter beams in the west crawl space were easy to access and observe. The perimeter beams in the east crawl space could not be observed because low clearance allowed for only very limited access to the area immediately around the floor hatch. No deficiencies were detected in the perimeter beams observed. Average Good Good Good August 15, 2016

29 3 Pipes, Ducts, Equipment & Fireproofing Exposed Portions of Interior Floor Beams Above Underside of Suspended Floor Slabs Above Suspended Pipes & Hangers Exposed Ductwork Interior suspended floor beams were cast-in-place and spanned between columns. No major deficiencies were observed. The west area of the crawl space has a floor slab consisting of precast pan joists. Almost all of the pan joists in the west area showed some sign of damage. Most of the damage was on the webs of the pan joists but some limited damage was also observed on the underside of deck. Damage included significant longitudinal cracking and spalling along bottom of joist webs, likely due to insufficient clear cover of the joist reinforcement or overstress/excessive deflection of the pan joist floor system. The east area of the crawl space had a cast-in-place flat floor slab system. Only a small section of the east crawl space was accessible, but the slab area observed appeared in good condition. Slab deficiencies: Cracking and spalling on underside of joist deck due to insufficient clear cover and pipe penetrations Longitudinal cracking/spalling joist ribs; almost all joist joists had begun to crack along the bottom and in many cases the cracking had advanced to spalling Exposed & corroded reinforcing in the deck and joists of the pan joists Pipes were found throughout the crawl space. A mix of cast iron pipes and PVC pipes were observed. Overall pipes and pipe supports appearing in good overall condition. Pipe deficiencies: Minor rusting in cast iron pipes Pipe insulation degraded and/or missing Condensation on pipes near standing water MEP Equipment Spray Fireproofing/ Insulation Ductwork was present in the west crawl space and ducts observed appeared in good condition. No deficiencies. No MEP Equipment was present in the crawl space areas observed. No fireproofing or insulation was present in the crawl space areas observed. Good Poor Good Good N/A N/A August 15, 2016

30 Facility Condition Assessment: AISD 4 Crawl Space Deficiency Examples - AF T Soil, Drainage, Ventilation & Access Standing water in drainage channel Cracked soil retainers Cracked & broken soil retainers R Water infiltration/saturated soils around perimeter of crawl space Only one areaway vent fan appeared to be in operation Large hole next to areaway and downspout is facilitating water infiltration into the crawl space Crushed ventilation pipe in areaway Standing water & sediment in bottom of areaway Minor spalling at top of DS Spalling in bottom of joist web D Exposed Structure Honeycombing at base of column August 15, 2016

31 Facility Condition Assessment: AISD Significant longitudinal spalling, cracking, and exposed rusting rebar at bottom of joist web AF T Significant longitudinal cracking in joist web 5 Spalling in deck of pan joist Exposed and rusting rebar in pan joist deck Pipes, Ducts, Equipment & Fireproofing R Missing pipe insulation Condensation on cast iron pipe D Minor rusting in cast iron pipe August 15, 2016

32 6 Campus Summary of Crawl Space Recommendations This document is based on current conditions observed during fieldwork and provides recommendations for corrective actions by each discipline. The following recommendations provide a summary of the findings. Main School Building Recommendations Soil, Drainage, Ventilation & Access 1. Regrade drainage channel so that water flows properly to area drain. 2. Investigate adequacy of ventilation; Repair ventilation fans and pipes at all areaways as needed. 3. Investigate need to re-grade around school perimeter so water flows away from building 4. Fill in hole in soil adjacent to north areaway. 5. Clear sediment from all areaways 6. Replace broken soil retainers. Exposed Structure 1. Investigate structural adequacy of floor joists. 2. Repair precast floor joists to restore original structural capacity or retrofit joists for additional structural capacity if required. Repair work would consist of cleaning corroded rebar and patching spalled areas with a structural concrete repair product. Retrofit strengthening work would likely consist of widening joist webs and adding reinforcement to the structural section or sandwiching joist web with epoxied and bolted steel plates. Pipes, Ducts, Equipment & Fireproofing 1. Clean corroded cast iron pipes & protect from further corrosion or replace. 2. Replace degraded/moldy pipe insulation. August 15, 2016

33 2007 ADDITION (SUSPENDED ON VOID FORMS) ACCESS THROUGH WALL HATCH IN BASEMENT MECHANICAL ROOM 1990 ADDITION (SLAB-ON-GRADE) AREAWAY LOCATED HERE. AREAWAY LOCATED HERE. ACCESS TO CRAWLSPACE VIA AREAWAY IS NOT POSSIBLE AS VENTILATION PIPE AND FANS ARE PRESENT (ONLY ONE LOCATION IS IN OPERATION) 1971 ORIGINAL BUILDING 2007 ADDITION (SUSPENDED ON VOID FORMS) AREAWAY LOCATED HERE ADD'N (SUSPENDED ON VOID FORMS) AREAWAY LOCATED HERE. ACCESS THROUGH FLOOR HATCH HERE AREAWAY LOCATED HERE ADDITION (SLAB-ON-GRADE) APPROXIMATE LIMITS OF CRAWLSPACE OBSERVED DURING SITE VISIT APPROXIMATE LIMITS OF CRAWLSPACE PER AVAILABLE PLANS AND SITE OBSERVATIONS

34 2007 ADDITION (SUSPENDED ON VOID FORMS) 1990 ADDITION (SLAB-ON-GRADE) 1971 ORIGINAL BUILDING 2007 ADDITION (SUSPENDED ON VOID FORMS) 1998 ADD'N (SUSPENDED ON VOID FORMS) DEFICIENCIES OBSERVED IN THIS LOCATION: 1) SOIL WAS WET AROUND PERIMETER OF CRAWL SPACE AND AT AREAWAYS 2) DRAINAGE CHANNEL NOT SLOPED TO DRAIN PROPERLY TO AREA DRAIN 3) MANY CRACKED/BROKEN SOIL RETAINERS 4) PIPES HAD CONDENSATION ON THEM 5) AREAWAY VENT FANS NOT IN USE 6) MANY AREWAYS WERE FULL OF WATER AND SEDIMENT 7) HONEYCOMBING IN COLUMN 8) ALMOST ALL OF THE PAN JOISTS HAD SIGNIFICANT LONGITUDINAL CRACKING AND/OR SPALLING ALONG BOTTOM OF JOISTS, JOIST WEB BOTTOM STEEL EXPOSED & RUSTING 9) SPALLING AT UNDERSIDE OF JOIST DECK, REINFORCING EXPOSED & RUSTING 10) CAST IRON PIPES LIGHTLY RUSTED 2007 ADDITION (SLAB-ON-GRADE) DEFICIENCIES OBSERVED IN THIS LOCATION: 1) MINOR SPALLING AT EXPOSED TOP OF PIER 2) ALL AREAWAYS TO THIS SECTION OF CRAWL SPACE WERE FULL OF WATER AND/OR SEDIMENT 3) ACCESS TO CRAWL SPACE IS DIFFICULT DUE TO MINIMAL CLEARANCE BETWEEN BOTTOMS OF SUSPENDED BEAMS AND SOIL APPROXIMATE LIMITS OF CRAWLSPACE OBSERVED DURING SITE VISIT APPROXIMATE LIMITS OF CRAWLSPACE PER AVAILABLE PLANS AND SITE OBSERVATIONS