DRAFT. Govalle Elementary School Site Summary Valley Hill Circle Austin, TX Number of Permanent Campus Facilities 2

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1 1 Govalle Elementary School Site Summary Address 3601 Valley Hill Circle Austin, TX Number of Permanent Campus Facilities 2 Original Year of Construction Total Campus Building Area (combined) (reported) 77,638 SF Introduction Govalle Elementary School is located at 3601 Valley Hill Circle in Austin, Texas. Govalle Elementary School was established in 1930 and consists of the primary school building along with one additional campus building. These permanent campus buildings include the Main School Building (BLDG-116A), the Mechanical Building (BLDG- 116B). Each building is one story in height and the buildings adjoin one another by an uncovered sidewalk.

2 2 Main School Building BLDG-116A Building Purpose Building Area Administrative, Classrooms 77,137 SF Inspection Date May 17, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview 80 F, Sunny 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 of the building consists of a painted brick Average facade with painted composite or wood inset panels that appear to be original. The rooftop penthouses are clad with metal panel. The exterior walls were observed to be in average condition with a few areas of observed deficiencies. The brick façade near the loading dock appeared cracked and chipped from possible vehicle impact. Organic growth was observed on the exterior wall at the southwest corner of the building. A poorly fitted louver in an exterior wall was observed to be lacking the proper perimeter sealant to prevent rodents and insects from entering the building. AISD reported that the building is experiencing a severe rodent and insect problem where droppings and debris are routinely found on desk and floor surfaces. The concrete mow strip along the east elevation of the 400-wing classrooms was observed to be broken exposing the building foundation wall in some areas. Exterior Windows The window units are aluminum frames with single pane Poor glazing that are original construction. The windows were observed to be in poor condition as they appeared aged beyond useful life. Cracked and damaged glazing was observed on many windows and the flashing around the window frame units appeared deteriorated resulting in water intrusion at the northwest facade. Exterior Doors There is one secure main public entry located at the northwest side of the building, with metal doors and glazing panels. The remaining entry doors around the facility are metal. There are two manually operated Average

3 3 metal roll-up doors located at the loading dock on the north façade of the building. The exterior doors were observed to be in average condition showing typical signs of wear and use. Roofing The roof is supported by metal decking bearing on a system of steel joists. The roof material is built-up asphalt in some areas and built-up asphalt with a granular topping in other areas. The majority of the roof was estimated to be years old (or possibly older) due to the observed aged condition of the roof materials. The portion of the roof covering the library, gym, and teacher work area located on the east side of the building was replaced in AISD reported that will be undergoing a complete roof replacement (except the area replaced in 2006) under a funded project that will occur in the summer of The roof was observed to be aged and in poor condition. Portions of the metal deck that were observed in the mechanical spaces appeared to be rusted and corroded. Areas of blistering, ponding water, and worn away granular cover were noted on the roof surface. The downspout system serving a portion of the roof was observed to be a residential type system and inappropriate for the building. Numerous active roof leaks were noted on the interior of the building as many stained and damaged ceiling tiles were observed in various rooms. The portion of the roof covering the library, gym and teacher work area appeared to be in average condition. Poor Interior Interior Walls The interior partitions are predominately GWB and stud Average Construction construction or masonry. The interior finishes appeared to be original to the building construction or estimated to be 20+ years old. The interior partitions were observed to be in average condition. Severe cracking from moisture damage was observed in the partition wall above the electrical panel in one of the hallway electrical closets. In the female student restroom near the cafeteria, the toilet partition door was missing completely and had fallen off of the wall. Interior Doors The majority of the interior doors were wood with metal Average frames and appeared to be original. The doors and frames were observed to be in average condition showing signs of wear and use. The metal door frames in the kitchen area were observed to be deteriorated from prolonged exposure to water and cleaning chemicals. Interior Specialties System not present. N/A Stairs Exterior Stairs System not present. N/A Interior Stairs System not present. N/A Interior Finishes Interior Wall Finishes The interior wall finishes consist of painted GWB, painted masonry, or glazed tile. A few of the hallways walls are finished with plastic laminate or wood paneling over GWB construction. Tile is found on the walls in the kitchen and in the restrooms throughout the buildings. The wall finishes were observed to be in average condition. Several areas of unfinished or damaged Average

4 4 GWB were observed throughout the building. Interior Floor Finishes The interior floor finishes throughout the school include Average linoleum floor tile in the classrooms and hallways, and terrazzo flooring in the 200-wing. The library is finished with carpet tile while the gym is finished with a vinyl athletic flooring material. The kitchen and restroom areas are finished with tile flooring. The floor finishes were observed to be in average condition showing signs of wear and age. The linoleum floor tile near room 100 was observed to be blistered and delaminating from the slab. The wood flooring in the hallway restroom is aged and should be replaced with a more suitable finish for a wet area. Interior Ceiling Finishes Acoustical ceiling tile (ACT) is found throughout the entire school. The ACT is not consistent in style or appearance. There are also wood fiber acoustical ceiling panels found in the classrooms. The interior ceiling system was observed to be in poor condition. Many ceiling tiles were observed to be stained and damaged throughout the building. A very strong odor of mildew was noted in the Book Room, which was possibly a result of water intrusion into the space. Poor Conveying System not present. N/A Plumbing Plumbing Fixtures The building has both single-user and multi-user restrooms for students and staff located throughout the facility. Typical restrooms have wall hung, vitreous china lavatories with manual faucets along with floor mounted, vitreous china water closets with manual flush valves. There are wall hung, vitreous china urinals with manual flush valves in dedicated men s restrooms. The building also has multiple janitor closets with utility sinks. Typical classrooms have a single bowl stainless steel sink with a drinking fountain attachment, or a single bowl vitreous china wash basin along with an individual drinking fountain. The facility has a multi-station stainless steel sink directly outside of the cafeteria for hand washing. Water coolers can be found throughout the main corridors of the building, typically near multi-user restrooms. A commercial kitchen serves the school s cafeteria located within the building. The kitchen has wall mounted vitreous china sinks for personal use and stainless steel kitchen equipment throughout including one, two, and three basin dish/prep sinks. Average Domestic Water Domestic hot water for the kitchen is provided by two Average Distribution (2) 99 gallon, 199 MBH gas water heaters in the kitchen equipment room. Smaller electric hot water heaters are located throughout the building to provide domestic hot

5 5 Mechanical/ HVAC water to specific locations. Domestic hot water is not supplied to classroom plumbing fixtures and other assets throughout the facility. The domestic water system is in average condition with typical wear and tear associated with the system s age and general daily use. The majority of the plumbing fixtures in the building have been replaced in the last 20 years and are in working condition, but show minor signs of deterioration. Staff reported issues with plumbing fixtures not functioning properly in the 100 wing. Aged plumbing fixtures, such as utility sinks, water coolers, classroom sinks, should be replaced in order to maintain a functioning system. The building staff reported issues with fixtures leaking throughout the building and there is evidence under many of the classroom sinks of minor leaks, which need to be repaired. Many plumbing fixtures have corrosion around their bases. The gas water heaters that serve the kitchen were manufactured in 2015 and are in excellent condition. The other electric water heaters throughout the building range in condition from average to poor due to age and degradation. Electric water heaters that are beyond their expected design life need to be replaced before failure occurs. Domestic water piping in the kitchen equipment room is not properly secured and has excessive vibration. Pipes need to be properly anchored to eliminate the vibration. Abandoned domestic water piping in the kitchen equipment room should also be removed. Other Plumbing System not present. N/A The building s HVAC system is composed of geothermal heat pumps, rooftop Average package units, and split systems for individual zone temperature controls. The majority of classrooms are served by individual geothermal heat pumps. The water source heat pumps in each classroom are assumed to be three TON units, but limited nameplate information is available. The other classrooms were served by rooftop package units or split systems located primarily on the roof and in the rooftop penthouses. The corridors, gymnasium, kitchen, and cafeteria are served by a combination of split systems and rooftop units as well. Split systems and rooftop package units range in size from one TON to 35 TON depending on location and service. Multiple rooftop exhaust fans ranging in size serve the building. The HVAC system is in average condition. It appears the majority of the HVAC system has been updated with within the last ten years; however, some pieces of equipment are past their expected design life and show signs of degradation. The split system units in the east penthouse that serve the 500 wing classrooms were installed in 2008 and are in good condition, however the systems use R-22 refrigerant which is an outdated refrigerant that is being phased out of use. These systems may need to be replaced before the meet their design life due to refrigeration restrictions. Other heat pumps and condensing units located throughout the building also use R-22 and may need to be replaced. Aside from the assets using R-22 refrigerant, all of the other rooftop package units and split systems are in good or excellent condition. The building staff reported some of the

6 6 HVAC units in the 100 Wing do not always function properly and the kitchen area has insufficient cooling. Mold and moisture is present throughout the building and mold remediation has been performed in the past, but the issues are still present. The HVAC controls should be adjusted or other equipment, such as dehumidifiers, should be installed to assist the HVAC equipment in mitigating the humidity observed in the facility. Exhaust fans on the roof are in average to poor condition. The exhaust fan on the north roof has excessive noise and vibration, potentially from a deteriorated belt or bearings. The exhaust fan should be service before further deterioration. There is another exhaust fan near RTU-1 that appears to be inoperable and should be replaced or removed if no longer necessary. Abandoned equipment, ducting and piping was observed throughout the building from previous HVAC systems; these items should be removed. Fire Protection Fire Alarm The building s fire alarm and detection system consists of a fire alarm control panel, pull stations, smoke detectors, strobe lights, and annunciators. No major deficiencies were observed during inspection. Fire Protection/ The facility has a wet pipe fire sprinkler system serving Suppression the janitors closets and dry chemical portable fire extinguishers throughout the rest of the school. The fire protection system is in good condition. The observed portable fire extinguishers have up-to-date inspection tags and no deficiencies were observed with the sprinkler system. Electrical Electrical Distribution The electrical service entrance is located at the main mechanical building adjacent to the main school. 208/120-volt power enters the facility through a amp service entrance switchboard, which serves two 2000-amp main switchboards located next to the utility transformer outside the main mechanical building. Each switchboard then serves a main panel board. The first main panel board (Panel D) is rated at 1200-amp and is located in the exterior electrical room of the main school. This panel serves a 600-amp main distribution panel, which in turn serves many smaller distribution panels. Panel D also serves a motor control center, which handles many of the mechanical loads. The second main panelboard (Panel HCP) is located inside the main mechanical building. This panelboard is much newer and serves four A/C units as well as several smaller distribution panels. The electrical service is in average condition. It is assumed that portions of the electrical wiring are original to the building construction and many assets such as Panel D and the main motor control center are operating well beyond their expected design life and require replacement. The two switchboards on the exterior of the main mechanical building also require replacement as they are approaching the end of their expected design live and have corrosion. There is corrosion on many of the panels throughout the facilities including Panel L, A/C Panel #3, Panel 2 LP, Panel Average Good Average

7 7 Lighting Communications & Security Exterior System Deficiency Examples Exterior Walls TP1A, and Panel TP1B. The corrosion should be addressed before further deterioration occurs. Panel 1 in the kitchen area is missing breaker covers leaving live busing exposed. A breaker cover should be installed immediately to eliminate any safety hazards. Panel enclosure bolts should be replaced on A/C Panel #5, located in the east penthouse, and Panel 2 located in the north penthouse. Exposed wiring in junction boxes should be concealed and exterior rated covers should be placed on all exterior outlets to protect the system from adverse weather. The interior lighting throughout the main school is predominantly T8 fluorescent fixtures. Most corridors, offices, and classrooms had two foot by four foot lensed troffers. Exterior lighting was metal halide wall mounted fixtures and pendant mounted fluorescent fixtures over walkways. Although the lighting appears to have been upgraded in recent years, some common issues found were broken or missing covers and lamps that were either missing or inoperable. The lighting in the mechanical spaces was insufficient. The security system consisted of cameras, proximity card readers, keypads, and control panels. The building also had communications and data systems. No major deficiencies were observed during inspection. Average Average

8 8 Exterior Windows Roofing Deficiency Examples

9 9 Interior Construction Deficiency Examples Interior Walls Interior Doors

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

11 11 Plumbing System Deficiency Examples Plumbing Fixtures Domestic Water Distribution Mechanical/HVAC System Deficiency Examples

12 12 Electrical Electrical Distribution

13 13 Lighting

14 14 Mechanical Building BLDG-0116B Building Purpose Building Area Mechanical 501 SF Inspection Date May 17, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview 80 F, Sunny 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 mechanical building is constructed with a concrete Poor slab on grade and brick exterior walls. There is a brick wall surrounding the gas meter that is located on the south elevation of the building. The exterior of the building was observed to be in average to poor condition with several deficiencies. The brick wall surrounding the gas meter was observed to have peeling paint and sections of displaced mortar and crumbling bricks that could compromise the structural integrity of the wall. Exterior Windows The building does not have any exterior windows, but Poor does have a series of metal louvers on the west façade. The metal louvers on the west elevation of the building were bent and damaged while the steel header of the large louver was observed to be corroded due to moisture damage. Exterior Doors The exterior doors of the building are wood core with metal cladding. The exterior doors were aged beyond useful life and observed to be failing. Poor Roofing The roof structure is composed of steel beams with steel bar joists bearing on exterior masonry walls. The roof covering material was built-up asphalt. The roof structure appeared to be original to the building construction and in average condition. Sections of the steel were observed to be rusted or corroded. The roof covering was observed to be in poor condition with areas of ponding water and saturation. The downspout assembly serving the roof was completely collapsed at the section leading to grade where water ran freely onto the sidewalk causing a safety hazard. Poor Interior Interior Walls The interior face of the exterior wall is unfinished masonry. The masonry was observed to be in average Average

15 15 Construction condition, but appeared to be dirty. Interior Doors System not present. N/A Interior Specialties System not present. N/A Stairs Exterior Stairs System not present. N/A Interior Stairs System not present. N/A Interior Interior Wall Finishes System not present. N/A Finishes Interior Floor Finishes A safety observation was noted on the interior space. A large opening in the floor grate leading to the tunnel space under the foundation was observed. A person could fall into the opening if it is not properly covered. N/A Interior Ceiling Finishes The building does not have a finished ceiling system. N/A Conveying System not present. N/A Plumbing Plumbing Fixtures System not present. N/A Domestic Water System not present. N/A Distribution Other Plumbing Mechanical/ System not present. The building is naturally ventilated. N/A HVAC Fire Protection Fire Alarm System not present. N/A Fire Protection/ Suppression System not present. Electrical Electrical Distribution The electrical service for the mechanical building is fed through the main school and its system summary was included with the narrative for the Main School Building. Lighting The interior lighting of the mechanical room is pendant mounted fluorescent fixtures with a single fluorescent lamp. These fixtures appear to have been installed in recent years and are in good condition providing sufficient lighting. Communications & Security System not present. Exterior System Deficiency Examples Exterior Walls N/A N/A Good N/A

16 16 Exterior Windows Exterior Doors Roofing Deficiency Examples

17 17 Interior Construction Deficiency Examples Interior Walls Interior Finish Deficiency Examples Interior Floor Finishes

18 18 Govalle Elementary School 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 Electrical 1. Replace any broken and missing light covers/lenses. 2. Replace any missing or burnt out light bulbs. 3. Remediate corrosion on all panels before further deterioration occurs. 4. Replace any missing bolts on panel enclosures throughout the campus. 5. Install proper breaker covers in all panels with exposed busing to eliminate life safety hazards. 6. Replace covers of exterior receptacles. 7. Repair all junction boxes with exposed wiring. Main School Building Recommendations Exterior 1. Repair damaged brick façade at loading dock. Install steel angle reinforcement at masonry corners or fixed bollards to prevent future vehicle damage at exterior wall. 2. Remove organic growth/moss from exterior façade wall and monitor area for continued growth. 3. Replace exterior wall louver with a new larger louver and perimeter joint sealant. 4. Replace the aged and failing exterior window system complete with new window units. 5. Replace the broken concrete mow strip adjacent to the east elevation of the 400-wing with a new concrete mow strip and dirt/gravel infill. 6. Survey and seal all exterior openings where rodents and insects may enter the building. Roofing 1. Replace the existing aged roofing system complete with a new roof system. Interior Construction 1. Remove damaged GWB in electrical closet and replace with new GWB. Ensure source of water damage is addressed prior to conducting GWB repair work. 2. Replace corroded metal door frames in kitchen area with new metal door frames that are treated or painted with an anti-corrosion paint. 3. Replace damaged, missing, and broken toilet partitions and associated hardware in children s restrooms throughout the building. Interior Finishes 1. Replace the entire aged and damaged ACT system within the building. Replace system after roof system has been replaced. 2. Patch, repair and repaint all areas where GWB partitions are unfinished throughout the building. 3. Monitor linoleum floor tile for blistering throughout the building and replace the flooring system when the tiles peel away from the substrate. 4. Replace the original wood floor in the corridor restroom with floor tile approved for use in wet areas. Plumbing 1. Replace all aged janitor closet utility sinks with new sinks and fixtures.

19 19 2. Repair leaking plumbing fixtures throughout the facility (such as classroom sinks) to prevent further damage to interior finishes. 3. Replace the aged electric water heaters throughout the building with new efficient water heaters. 4. Secure vibrating domestic water piping in kitchen equipment room to prevent damage to piping. Mechanical/HVAC 1. Plan and track for replacement of all equipment that uses R-22 refrigerant. The refrigerant is being phased out of manufacturing and construction use in the near future, and thus will make all equipment obsolete. 2. Replace the rooftop exhaust fans on north roof and rooftop exhaust fan next to RTU-1 as these assets are degraded beyond repair. Service all remaining rooftop exhaust fans to extend their useful service life. 3. Remove abandoned HVAC equipment, ducting, and piping observed throughout the building. 4. Service Main Building 100 Wing HVAC units to restore to working order. 5. Increase the cooling capacity in the Main Building s kitchen area by installing additional HVAC equipment or replacing current equipment with larger units. 6. Adjust the existing HVAC controls, or install supplemental humidifiers to assist the HVAC equipment in mitigating the humidity observed in the facility. Fire Protection 1. Continue annual inspections of the fire protection system and the portable fire extinguishers. 2. Under the next major renovation project, consider installing a fire protection system for the rest of the school campus. Electrical 1. Replace Panel D and the main motor control center located in the exterior electrical room of the Main Building, as both assets are severely outdated. 2. Replace Switchboard 1 and Switchboard 2 located on the exterior of the Mechanical building, as both switchboards are corroded and approaching their expected design life. Mechanical Building Recommendations Exterior 1. Remove cracked bricks and displaced mortar joints on wall and replace with new bricks and mortar. 2. Replace bent metal louvers and associated corroded steel header at large louver opening. 3. Replace the deteriorated exterior doors with new steel doors and a steel frame. Roofing 1. Replace the existing aged roofing system complete with a new roof and roof drainage system. Interior Construction 1. Clean the masonry walls free from dirt and debris build-up. Interior Finishes 1. Install a removable metal grate cover over the tunnel opening to prevent someone from falling into the tunnel.

20 1 CRAWL SPACE Govalle Elementary School Main School Building (BLDG-116A) Building Purpose Inspection Date Inspection Conditions Administrative, Kitchen, Classrooms, Gym, Cafeteria, and Library August 9, 2016, (Morning) 90 - Sunny & Dry Crawl Space System Deficiency Overview NOTES CONCERNING CRAWL SPACE OBSERVATIONS: The Main School Building was constructed in 1938 and had four subsequent additions in 1948, 1962 (two additions), and The original construction and three of the additions consisted of suspended ground level framing with a crawl space. The 1973 addition was mostly grade-supported except for one small area which was suspended with a crawl space. 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 & Access Soil Below Building, Site Drainage in Crawl Space Two (2) crawl spaces were observed: one crawlspace was under the library and teacher work room (TLCRM) and the other was under the kitchen. Soil in both crawl spaces was wet, but there was no standing water. Average Soil Retainers Areaways/Ventilation Soil/Drainage deficiencies: Saturated soil under both the kitchen and Teacher work room Condensation under beams and slab under kitchen N/A No soil retainers or carton forms were visible above ground in the crawl space areas observed. No Areaways were observed. Small vent openings in the perimeter beams were observed in both crawl spaces. Areaway/ventilation deficiencies: Poor ventilation in both areas observed. N/A Average August 09, 2016

21 2 Exposed Structure Access Hatches Exposed Columns & Tops of Foundations Exposed Faces of Perimeter Walls / Beams Exposed Portions of Interior Floor Beams Above Underside of Suspended Floor Slabs Above An access hatch was located in a janitor s closet in the northeast corner of the kitchen. An access hatch in the janitor closet (CCLIB) outside the teacher work room provided access to the crawl space under the teacher work room. Access hatch deficiencies: None observed Columns were square in shape and located underneath interior grade beams throughout the crawlspaces observed. Foundations consisted of spread footings below concentrated loads; footings were below ground and could not be observed. Column/Foundation deficiencies: None observed Perimeter beams under the kitchen and teacher workroom were observed. Perimeter beams were grade-supported between footing foundations. Perimeter wall/beam deficiencies: None observed Interior suspended floor beams spanned between columns and were observed in both crawl spaces. Beam deficiencies: None observed Cast-in-place flat slab was observed under the kitchen. Precast pan joists were observed under the teacher work room. Most of the precast pan-joist slab panels under the teacher work room had been retrofitted; the badly damaged/degraded pan-joist webs were strengthened by sandwiching with light-gage steel members. Slab deficiencies. Slab damage at pipe penetrations under kitchen Exposed/rusted reinforcement at damaged webs Good Good Good Good Average August 09, 2016

22 3 Pipes, Ducts, Equipment & Fireproofing Suspended Pipes & Hangers Exposed Ductwork MEP Equipment Spray Fireproofing/ Insulation Crawl Space Deficiency Examples Soil, Drainage, Ventilation & Access Saturated soil under the kitchen Suspended pipes in both crawl spaces were observed. Cast iron, copper, PVC pipe were observed. Insulation on pipes was degraded under the kitchen. Recent or ongoing pipe repair/replacement work appeared to be in progress under the teacher work room. Pipe was lying on the ground and otherwise improperly supported. It was unclear whether the current state was permanent or in flux. Pipe deficiencies: Rusted pipes Bent and rusted hangers Degraded pipe insulation under kitchen Cut pipe under the kitchen Pipe not properly suspended (not isolated from ground) N/A No exposed ductwork was present in the crawl space areas observed. N/A No MEP equipment was present in the crawl space areas observed. N/A No spray fireproofing or insulation was present in the crawl space areas observed. Condensation under beam and slab under the kitchen Poor N/A N/A N/A Saturated soil under the teacher work room August 09, 2016

23 4 Poor cross ventilation Exposed Structure Perimeter beam touching the ground Pipes, Ducts, Equipment & Fireproofing Rusted and bent hangers under the kitchen Exposed/rusted rebar in retrofitted panjoist webs under the teacher work room Slab damage at pipe penetration into the floor slab under the kitchen Rusted pipe under the kitchen Degraded insulation and cut pipe under the kitchen August 09, 2016

24 5 Ongoing plumbing work? Pipe lying on ground and otherwise improperly supported. Pipe lying on ground instead of suspended August 09, 2016

25 6 Govalle Elementary School 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. Investigate need for additional ventilation. 2. Investigate need for improved drainage to remediate damp soils. Exposed Structure 1. Clean and paint exposed reinforcement to prevent further corrosion and spalling. Pipes, Ducts, Equipment & Fireproofing 2. Follow up on possible plumbing work ongoing under teacher work room to verify repairs were needed and completed as specified. 3. Suspend pipes lying on ground. 4. Replace badly corroded hangers. August 09, 2016

26 Deficiencies found in this location: 1) Wet Soils 2) Exposed/rusted rebar at retrofitted precast pan-joist webs 3) Rusted pipes and hangers 4) Pipe improperly supported (lying on ground and other items) Access thru floor hatch here Deficiencies found in this location: 1) Wet Soils 2) Condensation under beams 3) Damage to slab at pipe penetrations 4) Rusted pipes and hangers 5) Cut pipe APPROXIMATE LIMITS OF CRAWLSPACE OBSERVED DURING SITE VISIT APPROXIMATE LIMITS OF CRAWLSPACE PER AVAILABLE PLANS AND SITE OBSERVATIONS Access thru floor hatch here