FACILITY CONDITION ASSESSMENT · facility condition assessment spring hill middle school 3501 cleburne road spring hill, tennessee 37174 emg project no: 116732.15r000-022.017

EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660

PREPARED BY: EMG 10461 Mill Run Circle, Suite 1100 Owings Mills, Maryland 21117 800.733.0660 www.EMGcorp.com EMG CONTACT: Joseph Bernatowicz Program Manager 800.733.0660 x6318 [email protected] EMG PROJECT #: 116732.15R000-022.017 DATE OF REPORT: March 8, 2016 ON SITE DATE: January 12, 2016

FACILITY CONDITION ASSESSMENT

prepared for Maury County Public Schools 501 West 8th Street Columbia, Tennessee 38401 Stan Breeden

FACILITY CONDITION ASSESSMENT OF

SPRING HILL MIDDLE SCHOOL 3501 CLEBURNE ROAD SPRING HILL, TENNESSEE 37174

http://www.emgcorp.com/



SPRING HILL MIDDLE SCHOOL 3501 CLEBURNE ROAD SPRING HILL, TENNESSEE 37174 EMG PROJECT NO: 116732.15R000-022.017

www.EMGcorp.com p 800.733.0660

TABLE OF CONTENTS CERTIFICATION ........................................................................................................................................................... 1 1. EXECUTIVE SUMMARY ........................................................................................................................................ 2

1.1 PROPERTY INFORMATION AND GENERAL PHYSICAL CONDITION .................................................... 2 1.2 SPECIAL ISSUES AND FOLLOW-UP RECOMMENDATIONS.................................................................. 3 1.3 OPINIONS OF PROBABLE COST ............................................................................................................. 3 1.3.1 METHODOLOGY ....................................................................................................................................... 3 1.3.2 IMMEDIATE REPAIRS AND SHORT TERM COSTS ................................................................................. 3 1.3.3 REPLACEMENT RESERVES .................................................................................................................... 3

2 PURPOSE AND SCOPE ........................................................................................................................................ 5 2.1 PURPOSE .................................................................................................................................................. 5 2.2 SCOPE ....................................................................................................................................................... 5 2.3 PERSONNEL INTERVIEWED .................................................................................................................... 6 2.4 DOCUMENTATION REVIEWED ................................................................................................................ 6 2.5 PRE-SURVEY QUESTIONNAIRE .............................................................................................................. 6 2.6 WEATHER CONDITIONS .......................................................................................................................... 6

3 CODE INFORMATION AND ACCESSIBILITY ...................................................................................................... 7 3.1 CODE INFORMATION, FLOOD ZONE AND SEISMIC ZONE ................................................................... 7 3.2 ADA ACCESSIBILITY ................................................................................................................................. 7

4 EXISTING BUILDING ASSESSMENT ................................................................................................................... 8 4.1 AREA TYPE ............................................................................................................................................... 8 4.2 AREAS OBSERVED ................................................................................................................................... 8

5 SITE IMPROVEMENTS .......................................................................................................................................... 9 5.1 UTILITIES ................................................................................................................................................... 9 5.2 PARKING, PAVING, AND SIDEWALKS ..................................................................................................... 9 5.3 DRAINAGE SYSTEMS AND EROSION CONTROL ................................................................................ 11 5.4 TOPOGRAPHY AND LANDSCAPING ..................................................................................................... 11 5.5 GENERAL SITE IMPROVEMENTS .......................................................................................................... 12

6 BUILDING ARCHITECTURAL AND STRUCTURAL SYSTEMS ......................................................................... 14 6.1 FOUNDATIONS........................................................................................................................................ 14 6.2 SUPERSTRUCTURE ............................................................................................................................... 14 6.3 ROOFING ................................................................................................................................................. 15 6.4 EXTERIOR WALLS .................................................................................................................................. 16 6.5 EXTERIOR AND INTERIOR STAIRS ....................................................................................................... 16 6.6 EXTERIOR WINDOWS AND DOORS ...................................................................................................... 17 6.7 PATIO, TERRACE, AND BALCONY ........................................................................................................ 17 6.8 COMMON AREAS AND INTERIOR FINISHES ........................................................................................ 18 6.8.1 AUDITORIUM .............................................................................................................................................. 19 6.8.2 CAFETERIA ................................................................................................................................................. 19 6.8.3 GYMNASIUM ............................................................................................................................................... 19 6.8.4 LIBRARY ...................................................................................................................................................... 19 6.8.5 LOCKER ROOMS ........................................................................................................................................ 19

7 BUILDING MECHANICAL AND PLUMBING SYSTEMS ..................................................................................... 21 7.1 BUILDING HEATING, VENTILATING, AND AIR CONDITIONING (HVAC) ............................................. 21 7.2 BUILDING PLUMBING AND DOMESTIC HOT WATER .......................................................................... 22 7.3 BUILDING GAS DISTRIBUTION .............................................................................................................. 23 7.4 BUILDING ELECTRICAL .......................................................................................................................... 24 7.5 BUILDING ELEVATORS AND CONVEYING SYSTEMS ......................................................................... 24 7.6 FIRE PROTECTION AND SECURITY SYSTEMS ................................................................................... 25

8 OTHER STRUCTURES ........................................................................................................................................ 27 9 RECOMMENDED OPERATIONS AND MAINTENANCE PLAN .......................................................................... 28

9.1 ESSENTIAL COMPONENTS OF AN O&M PLAN .................................................................................... 29 9.2 PREVENTIVE MAINTENANCE PROCEDURES AND TABLES .............................................................. 29

10 APPENDICES ....................................................................................................................................................... 37




1 www.EMGcorp.com p 800.733.0660

C E R TI F I C A TI ON

Maury County Public Schools retained EMG to perform this Facility Condition Assessment in connection with Spring Hill Middle School 3501 Cleburne Road Spring Hill, Tennessee 37174, the “Property”. It is our understanding that the primary interest of Maury County Public Schools is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of Maury County Public Schools for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than Maury County Public Schools or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be a Maury County Public Schools and the recipient’s sole risk, without liability to EMG.

Prepared by: Andrea L Syracuse , Project Manager David Harrell, Project Manager

Reviewed by:

Daniel White Report Reviewer for Joseph Bernatowicz, Program Manager [email protected] 800.733.0660 x6318


mailto:[email protected]




1 . EX E C U TI VE SU M M A R Y

1.1 PROPERTY INFORMATION AND GENERAL PHYSICAL CONDITION The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices.

PROPERTY INFORMATION

Address: Spring Hill Middle School 3501 Cleburne Road Spring Hill, Tennessee 37174

Year constructed: 2010 Current owner of property: Maury County Public Schools

Management Point of Contact: Stan Breeden 931.388.8403

Property type: School Site area: Approximately 200 Acres Gross floor area: 158,106 Square Feet Number of buildings: 1 Number of stories: 2 Parking type and number of spaces: 330 spaces in open lots EMG Observed School Capacity 1000 Current School Enrollment 800 / 80%

Building construction: Masonry load bearing

Roof construction: Gabled with standing seam metal roof Flat with single ply membrane

Exterior Finishes: Brick Veneer

Heating and/or Air Conditioning: Common Area- Heating Water Source Heat Pump

Common Area- Cooling Water Source Heat Pump

Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, exit signs

Dates of visit: January 12, 2016

Point of Contact (POC):

Dave Hall, Construction Manager Maury County Public Schools 931.388.8403

Assessment and Report Prepared by:

Andrea L Syracuse David Harrell

Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in excellent overall condition. The property has had no major capital improvements. The property is less than 6 years old and has not required any major capital improvements.





1.2 SPECIAL ISSUES AND FOLLOW-UP RECOMMENDATIONS No additional evaluation necessary.

1.3 OPINIONS OF PROBABLE COST Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA.

1.3.1 METHODOLOGY Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in tenants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections.

1.3.2 IMMEDIATE REPAIRS AND SHORT TERM COSTS Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. Short term costs are opinions of probable costs to remedy physical deficiencies, such as deferred maintenance, that may not warrant immediate attention, but that require repairs or replacements, which should be undertaken on a priority basis in addition to routine preventive maintenance. Opinions of probable costs may include costs for testing, exploratory probing, and further analysis should this be deemed warranted by the consultant. The performance of such additional services is beyond the FCA scope of work. Generally, the time frame for such repairs is within one to two years.

1.3.3 REPLACEMENT RESERVES Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded.





Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair and Short Term Cost Estimate.





2 P U R PO SE A ND SC OP E

2.1 PURPOSE EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Missing/Failed, or a combination thereof. For the purposes of this report, the following definitions are used:

Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life.

Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life.

NA = Not Applicable. New or recommended components or systems necessary to meet client requested needs. Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence: A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points. A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair

condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.

A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Missing/Failed condition at the time of the assessment, with corresponding costs included within the first few years.

2.2 SCOPE The standard scope of the Facility Condition Assessment includes the following: Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in

order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.

Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate, Short Term, and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.

Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.





Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.

Perform a limited assessment of accessible areas of the building(s) for the presence of mold, conditions conducive to mold growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected mold, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.

List the current utility service providers. Review maintenance records and procedures with the in-place maintenance personnel. Observe a representative sample of the interior tenant spaces/units, including vacant spaces/units, in order to gain a clear

understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and mechanical, electrical and elevator equipment rooms.

Appropriate inquiries of municipal officials regarding the existence of pending unresolved building, zoning or fire code violations on file, and a determination of the current zoning category, flood plain zone, and seismic zone for the Property.

Provide recommendations for additional studies, if required, with related budgetary information. Tenant responsibility for maintenance, repair or replacement of finishes, fixtures, or equipment is not addressed by this scope of

services. Provide an Executive Summary at the beginning of this report with a Project-At-A-Glance cost estimate as a quick, user-friendly

summary of the Property’s condition and the assigned costs by category. These costs are tied to the report sections where reference to the issues are clearly defined and expanded.

2.3 PERSONNEL INTERVIEWED The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA:

NAME AND TITLE ORGANIZATION PHONE NUMBER William Clayford Yost, Superintendant Maury County Public Schools 410.596.9219

The FCA was performed with the assistance of William Clayford Yost, Maury County Public Schools, the on-site Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The on-site contact is knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 6 months.

2.4 DOCUMENTATION REVIEWED Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit. Original Construction Documents dated 2-8-2008

2.5 PRE-SURVEY QUESTIONNAIRE A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report.

2.6 WEATHER CONDITIONS December 12, 2016: Clear, with temperatures in the 30s (°F) and light winds.





3 C O D E I N FO R MA T I O N A N D AC C E SSI B I L I T Y

3.1 CODE INFORMATION, FLOOD ZONE AND SEISMIC ZONE According to the Flood Insurance Rate Map, published by the Federal Emergency Management Agency (FEMA) and dated 4-16-2007 the property is located in: Zone X, defined as an area outside the 500-year flood plain with less than 0.2% annual probability of flooding. Annual Probability of Flooding of Less than one percent. According to the 1997 Uniform Building Code Seismic Zone Map of the United States, the property is located in Seismic 1, defined as an area of low probability of damaging ground motion.

3.2 ADA ACCESSIBILITY Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. The facility generally appears to be accessible as stated within the defined priorities of Title III of the Americans with Disabilities Act.





4 EX I ST I NG B U I L D I N G A SS ESS M E N T

4.1 AREA TYPE All 158,106 square feet of the building are owned and occupied by Maury County Public Schools.

4.2 AREAS OBSERVED Most of the property was observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the exterior of the property, flat roofs, and sports fields. All areas of the property were available for observation during the site visit.





5 S I TE I M PR OVE M E N TS

5.1 UTILITIES The following table identifies the utility suppliers and the condition and adequacy of the services.

SITE UTILITIES

UTILITY SUPPLIER CONDITION AND ADEQUACY

Sanitary sewer Columbia Power and Water Good

Storm sewer Catch Basins, Swales, discharging into culverts at site perimeter

Good

Domestic water Columbia Power and Water Good

Electric service Columbia Power and Water Good

Natural gas service ATMOS Energy Good

Actions/Comments: According to the POC, the utilities provided are adequate for the property. There are no unique, on-site utility systems such as

emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks.

5.2 PARKING, PAVING, AND SIDEWALKS

ITEM DESCRIPTION

Main Ingress and Egress Cleburne Road

Access from Southeast

Additional Entrances East

PAVING AND FLATWORK

ITEM MATERIAL LAST WORK DONE

CONDITION

Entrance Driveway Apron Asphalt 2010 Good

Parking Lot Asphalt 2010 Good

Drive Aisles Asphalt 2010 Good

Service Aisles Asphalt 2010 Good





PAVING AND FLATWORK

ITEM MATERIAL LAST WORK DONE

CONDITION

Sidewalks Cast In Place

Concrete/Pavers at building entry

2010 Good

Curbs Cast in Place Concrete 2010 Good

Pedestrian Ramps Cast in Place Concrete 2010 Good

PARKING COUNT

OPEN LOT CARPORT PRIVATE GARAGE

SUBTERRANEAN GARAGE

FREESTANDING PARKING

STRUCTURE

330

Number of ADA Compliant Spaces 14

Number of ADA Compliant Spaces for Vans 4

Total Parking Spaces 330

Parking Ratio 2.1

Method of obtaining parking count Drawings

EXTERIOR STAIRS AND RAMPS

LOCATION MATERIAL HANDRAILS CONDITION

East side at loading dock Concrete stairs Metal Good Southeast side at entry to

auditorium Concrete Metal Good

Anticipated Lifecycle Replacements: Asphalt seal coating – 5 years Metal Rails – refinishing 10 years

Actions/Comments: In order to maximize the pavement life, crack sealing, seal coating, and restriping of the asphalt paving will be required during the

evaluation period. The metal railings located at the accessible ramp and loading dock stairs are in good condition. Repainting and sealing of rail

pockets is recommended during the evaluation period as a part of routine maintenance.





The front entry walk is decorated with brick pavers. The pavers are sinking. It is recommended that the pavers be repaired to prevent a tripping hazard. The estimated cost of this repair is relatively insignificant and should be included as part of management’s routine maintenance program.

5.3 DRAINAGE SYSTEMS AND EROSION CONTROL

DRAINAGE SYSTEM AND EROSION CONTROL

SYSTEM EXISTS AT SITE CONDITION

Surface Flow ☒ Good

Inlets ☒ Good

Swales ☒ Good

Detention pond ☐ --

Lagoons ☒ --

Ponds ☐ --

Underground Piping ☒ Good

Pits ☐ --

Municipal System ☐ --

Dry Well ☐ --

Anticipated Lifecycle Replacements: No components of significance Sump pumps

Actions/Comments: There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff

capacity. There is no evidence of major ponding or erosion.

5.4 TOPOGRAPHY AND LANDSCAPING

ITEM DESCRIPTION

Site Topography Slopes gently down from the north side of the property to the south property

line.

Landscaping Trees Grass Flower

Beds Planters Drought Tolerant Plants

Decorative Stone None

☒ ☒ ☐ ☐ ☐ ☒ ☐

Landscaping Condition

Good

Irrigation at athletic fields

Automatic Underground Drip Hand Watering None

☒ ☐ ☐ ☐





ITEM DESCRIPTION

Irrigation Condition Good

RETAINING WALLS – NONE

Surrounding properties include factories, farmlands and railroad tracks No components of significance

Actions/Comments: The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of

erosion.

5.5 GENERAL SITE IMPROVEMENTS

PROPERTY SIGNAGE

Property Signage Monument Sign

Street Address Displayed? No

SITE AND BUILDING LIGHTING

Site Lighting

None Pole Mounted Bollard Lights Ground Mounted

Parking Lot Pole Type

☐ ☒ ☐ ☐ ☒

--

Building Lighting

None Wall Mounted Recessed Soffit

☐ ☒ ☒

Good

SITE FENCING

TYPE LOCATION CONDITION Chain link with metal posts Athletic Fields Good

Chain link with metal posts Refuse area Good

REFUSE DISPOSAL

Refuse Disposal Common Area Dumpsters

Dumpster Locations Mounting Enclosure Contracted? Condition

Northeast side of school adjacent to cafeteria

Asphalt Paving chain link fence No Good





OTHER SITE AMENITIES

DESCRIPTION LOCATION CONDITION Football field with running track

Grass and poured- in- place rubber surface West Good

Practice fields Grass West Good

Baseball field Clay and Grass Northwest Good

Softball field Clay and Grass Northwest Good

Anticipated Lifecycle Replacements: Rubber sports surface – 20 years.

Actions/Comments: Sports fields consist of a baseball and softball diamond, a football field and a practice field. All playfields are surrounded by a chain

link fence and are equipped with metal bleachers. The bleachers at the football field have press-boxes attached. High-intensity light fixtures, mounted on metal poles, are provided for night-time games. The baseball fields have finished concrete block dug-outs with metal roofs.

A concession building is located between the baseball diamonds and football field. The concession building is constructed of structural block with brick veneer and a metal roof. The building has a small warming kitchen and men’s and women’s restrooms.

A two-inch rubber surface running track surrounds the football field at the perimeter. The surface is beginning to show signs of deterioration at the edges. Poured in place tracks generally have a 20 year Estimated Useful Life (EUL) when coverage is four inches. Due to condition and estimated Remaining Useful Life (RUL), replacement is expected during the evaluation period.

All other structures are in good condition. Painting, repointing and other general repairs will be required during the evaluation period.





6 B U I L DI NG A RC H I TE C T U R AL A ND S T R U C TU R A L S YS T E MS

6.1 FOUNDATIONS

BUILDING FOUNDATION

ITEM DESCRIPTION CONDITION

Floor Concrete Slab on grade Good

Footings Concrete perimeter footings Good Basement beneath auditorium level

only Perimeter CMU Walls Good

Anticipated Lifecycle Replacements: No components of significance

Actions/Comments: The foundation is exposed in some locations, which allows for limited observation. There are no significant signs of deflection or

movement. The on-site POC reported a potential issue with water penetrating through the auditorium hall foundation wall. It appears to be an

isolated incident. It is recommended that the wall be waterproofed at this location. The estimated cost of the repair is relatively insignificant and can be completed through routine maintenance.

6.2 SUPERSTRUCTURE

BUILDING SUPERSTRUCTURE

ITEM DESCRIPTION CONDITION

Framing Masonry wall bearing, structural steel Good

Upper Floors Metal deck Good

Roof Structure Metal deck Good


Actions/Comments: The superstructure is exposed in some locations, which allows for limited observation. There are no significant signs of deflection or

movement.





6.3 ROOFING

PRIMARY ROOF

Type Gable Roof Finish Standing seam metal roof

Maintenance In-house Staff Roof Age 5 Yrs.

Flashing Sheet metal Warranties POC advised material warranty expires 2029

Parapet and Copings None Roof Drains Roof leaders

Fascia None Insulation Rigid Board

Soffits Exposed Soffits Skylights N/A

Attics None Ponding No

Ventilation Source-1 Parapet and Wall Vent Leaks Observed No

Ventilation Source-2 Soffit vents Roof Condition Good

The primary roof was observed from all flat roof areas.

SECONDARY ROOF

Type Flat roof Finish Single-ply membrane

Maintenance Outside Contractor Roof Age 5 Yrs.

Flashing Sheet metal Warranties POC advised material warranty expires 2029

Parapet and Copings Parapet with sheet metal coping Roof Drains Internal drains, downspouts.

Fascia None Insulation Rigid Board

Soffits None Skylights No

Attics None Ponding No

Ventilation Source-1 Parapet and Wall Vent Leaks Observed POC reported leak at art classroom

Ventilation Source-2 None Roof Condition Good

The secondary roof was observed the north side of the school.

Anticipated Lifecycle Replacements: No components of significance.

Actions/Comments: The roof finishes are five years old. The POC advised that the material warranty on the roof expires in 2029. A copy of the warranty

was requested but was not available. The roofs are maintained by in-house maintenance staff.





The POC reported a roof leak over the art classroom. The leak remains active during periods of heavy rains. A budgetary cost is provided to repair the roof at this location.

The POC reported that during periods of high winds the roof over the principal office makes deafening noises. In-house maintenance staff should review the condition and make required repairs.

Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program.

6.4 EXTERIOR WALLS

BUILDING EXTERIOR WALLS

TYPE LOCATION CONDITION

Primary Finish Brick Veneer GOOD

Accented With Decorative brick GOOD

Soffits Exposed GOOD

Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings.


Actions/Comments: No significant repair actions or short term replacement costs are required. Routine and periodic maintenance, including patching

repairs and caulking, is recommended.

6.5 EXTERIOR AND INTERIOR STAIRS

BUILDING EXTERIOR AND INTERIOR STAIRS

TYPE DESCRIPTION RISER HANDRAIL BALUSTERS CONDITION

Building Exterior Stairs See Section 5.2 N/A --

Building Interior Stairs Steel Framed With Vinyl treads Close Metal Metal GOOD


Actions/Comments: No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.

N/A N/A





6.6 EXTERIOR WINDOWS AND DOORS

BUILDING WINDOWS

WINDOW FRAMING GLAZING LOCATION WINDOW SCREEN CONDITION

Aluminum-framed units with fixed panes Double Pane Classrooms/Offices ☐ GOOD

Aluminum-framed storefront Double Pane Entry ☐ GOOD

BUILDING DOORS

Main School Entrance Doors Service Doors

Door Type Condition

Metal Door With Vision Glass GOOD

Cylindrical

Lockset Handle Security Chain Deadbolts Spy-Eyes Door

Knockers

No Lever Not applicable

Not applicable

Not applicable

Not applicable

Exterior classrooms doors.

Door Type Count Condition

Not applicable Not applicable Not applicable

Interior Classroom Doors Solid Core Wood set in metal frame 45

GOOD

Service and Corridor Doors Metal 14 double GOOD Overhead Door Metal 1 GOOD

Interior Stairwell Doors Metal 6 double GOOD Main building Entrance Door and

Vestibule Metal 3 double GOOD


Actions/Comments: As a security measure it is recommended that a magnetic lock and card access control reader be installed on the main entry door

and vestibule. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.

6.7 PATIO, TERRACE, AND BALCONY Not applicable. There are no patios, terraces, or balconies.





6.8 COMMON AREAS AND INTERIOR FINISHES The main building entry is accessed at the south side of the school. An aluminum vestibule provides direct access to the school offices.

COMMON AREA FLOORS WALLS CEILINGS

Lobby Vinyl Tile Painted CMU Suspended T-bar (Acoustic)

School entry Vinyl Tile Painted CMU Suspended T-bar

(Acoustic)

Cafeteria Vinyl Tile Painted CMU Suspended T-bar

(Acoustic)

Kitchen Quarry Tile Painted CMU Suspended T-bar (Acoustic)

Auditorium Vinyl Tile, Carpet runner Painted CMU Suspended T-bar

(Acoustic)

Library Vinyl tile Painted CMU Suspended T-bar

(Acoustic)

Gymnasium Wood Painted CMU Painted Structure (Steel Trusses)

Locker rooms Ceramic Tile Painted CMU Suspended T-bar (Acoustic)

Locker Room Showers Pre-molded shower stalls Acrylic

Suspended T-bar

(Acoustic)

Corridors Vinyl Tile Painted CMU Suspended T-bar (Acoustic)

Classrooms Vinyl Tile Painted CMU Suspended T-bar (Acoustic)

Restrooms Ceramic Tile Painted CMU, ceramic tile wainscot at wet wall

Suspended-T bar

(Acoustic)

Overall General Condition Good Good Good

Anticipated Lifecycle Replacements: Carpet – 10 years Vinyl tile – 15 years Interior paint – 8 years Suspended acoustic ceiling tile – 20 years Kitchen appliances

Actions/Comments: The property is relatively new and the common area finishes have not required replacement since the original 2010 construction.





No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. The damaged ceiling tile in the art classroom will require replacement once the roof leak is repaired. The estimated cost to replace

the ceiling tile is relatively insignificant and can be completed through routine maintenance. Interior painting is recommended during the evaluation period.

6.8.1 AUDITORIUM The auditorium is located off the east school. There is a stage with vinyl tile flooring. Access to the stage is via two enclosed stairwells on either side of the auditorium. There is a stage curtain and stage lighting. Dressing rooms are provided at the basement level. The dressing rooms are equipped with restrooms. A wheel chair lift from the basement provides access to the stage. A circular metal staircase provides access to the auditorium control booth.

6.8.2 CAFETERIA The cafeteria is located on the east side of the school property. The cafeteria kitchen is furnished for full cooking capability. The kitchen has a variety of commercial appliances, fixtures, and equipment as follows:

Appliance Comment Refrigerators One Walk-in; six reach-in Freezers Two Walk-in; three chest freezer Ovens Three convection ovens Griddle/Grill Two tilting skillet; one two burner range Steam Kettles One 12 gallon Hood One with ANSUL extinguisher Dishwasher One automatic Work tables Stainless steel Shelving Stainless steel

Observations/Comments: The kitchen appliances appear to be in satisfactory condition. Based on their estimated Remaining Useful Life (RUL), some of the

kitchen appliances may require replacement during the evaluation period. The estimated cost of this work is included in the Replacement Reserves Report.

6.8.3 GYMNASIUM The school has a single gymnasium located on the west side of the school building. The gymnasium has a maple sports floor, exposed structure ceiling, painted masonry wall, six basketball drops, wall pads, and one electronic scoreboard. Metal and plastic telescoping bleachers are provided. A separate weight room is located within the gymnasium space. The weight room floor is finished with rubber tiles.

6.8.4 LIBRARY The library is located on the Second Floor and is furnished with free standing bookshelves.

6.8.5 LOCKER ROOMS The locker rooms are located on either side off the main gymnasium. Lockers are provided within each of the locker rooms. Showers are finished with pre-molded shower bases and an acrylic finish at the enclosure.





Observations/Comments: The interior finishes are in good condition. Based on RUL, interior painting is anticipated during the evaluation period. It is recommended that the wood floor at the gymnasium be refinished during the evaluation period. No other significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.





7 B U I L DI NG M EC H A NI C AL A ND PL U MBI N G S YS T E MS

7.1 BUILDING HEATING, VENTILATING, AND AIR CONDITIONING (HVAC)

BUILDING CENTRAL HEATING SYSTEM Primary Heating System Type Central Hotwater Boilers

Quantity 2 Heating Fuel Natural Gas

Heating System Input Capacity (MBH) 1,999 each Manufactured Rated Efficiency 84%

Location of Equipment Mechanical equipment room Space Served by System School

Age 5 years Heating Plant Condition Good

BUILDING CENTRAL COOLING SYSTEM Primary Cooling System Type Water source heat pumps

Quantity 63 Vertical 19 Rooftop

Refrigerant R-22

Cooling System Capacity (Tons)

25 vertical at 2 tons ; 25 vertical at 2.3 tons 5 vertical at 3.3 tons ; 3 vertical at 4 tons 5 vertical at 5.5 tons ; 1 rooftop at 3 tons 1 rooftop at 4 tons ; 5 rooftop at 5 tons 2 rooftop at 6 tons ; 3 rooftop at 7 tons

3 rooftop at 10 tons ; 2 rooftop at 15 tons 2 rooftop at 20 tons

Cooling Tower Size 440 Tons Manufactured Rated Efficiency 15.5 EER

Location of Equipment Mechanical closet/rooftop

Space Served by System Classrooms/offices, gym, cafeteria, library, auditorium

Age 5 years Cooling Plant Condition GOOD

DISTRIBUTION SYSTEM Hot// chilled Water Distribution System Loop

Loop Pump Size and Qty. 60Hp (2X) Condenser Pump Size and Qty 25Hp (2X)

Air Distribution System Constant Air Handling Unit Location Rooftop Air Handling Unit- Serving Classrooms/offices, gym, cafeteria, library,

auditorium Location Fan Coil Unit (s) None

Spaces Served by Fan Coil Unit (s) None Common Area Temperature Control Programmable





DISTRIBUTION SYSTEM Building Ventilation Central AHU, With Fresh Air Intake

Distribution System Condition GOOD Air distribution is provided to supply air registers by ducts concealed above the ceilings. The heating and cooling system are controlled by local thermostats. The stair wells, bathrooms, and other areas are ventilated by mechanical exhaust fans. Large capacity ventilation fans are mounted on the roof and are connected by concealed ducts to each ventilated space.

Anticipated Lifecycle Replacements: Boilers Cooling towers Air handling units Distribution pumps and motors Package units Water source heat pumps

Actions/Comments: The HVAC systems are maintained by an outside contractor. Records of the installation, maintenance, upgrades, and replacement

of the HVAC equipment at the property have been maintained since the property was first occupied. Approximately 98 percent of the HVAC equipment is original. The HVAC equipment appears to have been installed in 2010. The

property is relatively new and has not required any major HVAC equipment replacements. The HVAC equipment appears to be functioning adequately overall. The property management staff was interviewed about the

historical and recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. A budgetary cost for this work is included.

7.2 BUILDING PLUMBING AND DOMESTIC HOT WATER

BUILDING PLUMBING SYSTEM

TYPE DESCRIPTION CONDITION

Water Supply Piping Copper GOOD

Waste/Sewer Piping Cast Iron Pipe GOOD Vent Piping Cast Iron Pipe GOOD

Water Meter Location Mechanical equipment room

DOMESTIC WATER HEATERS OR BOILERS

Component(s) Water Heater Water Heater (5x) Water Heater (2x)

Fuel Natural Gas Electric Electric

Storage Capacity 100 gal 40 gal 119 gal

Input Capacity 300,000 Btuh 6 kW 36 kW





DOMESTIC WATER HEATERS OR BOILERS

Supplementary Storage Tanks? Yes No No

Storage Tank Volume 200 gal -- --

Quantity of Storage Tanks 2 -- --

Boiler or Water Heater Condition: GOOD FAIR FAIR

Domestic Hot Water Circulation Pump/s (HP) -- -- --

Pressure and Flow of Hot Water Adequate Adequate Adequate

Domestic Water Booster Pumps (hp) -- -- --

Pressure and Flow of City Water Adequate Adequate Adequate

COMMON AREA PLUMBING FIXTURES

Water Closets Commercial Grade

Water Closets Rating 1.6 GPF

Common Area Faucet, GPM 1.0 GPM

Condition Good

Anticipated Lifecycle Replacements: Boilers Water heaters

Actions/Comments: The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No

significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.

7.3 BUILDING GAS DISTRIBUTION Gas service is supplied from the gas main on the adjacent public street. The gas meters and regulators are located along the exterior walls of the buildings. The gas distribution piping within the building is malleable steel (black iron).


Actions/Comments: The pressure and quantity of gas appear to be adequate. The gas meters and regulators appear to be functioning adequately and will require routine maintenance. Only limited observation of the gas distribution piping can be made due to hidden conditions.





7.4 BUILDING ELECTRICAL

BUILDING ELECTRICAL SYSTEMS Electrical lines run Underground Transformer Pad-mounted

Service size (Amps) 2,000 Amps Volts 277/480 Volt, three-phase

Meter and panel location Specify Location Branch wiring Copper

Conduit Metallic Circuit Breaker Panel

Located throughout the building

Number of Buildings Single Building Intercom System No

Distribution Condition Good Panel and Transformer

Condition Good

Lighting Condition Good

BUILDING EMERGENCY SYSTEM

Size (kW) 100 Fuel Natural Gas

Generator Serves 150 Amps Tank location n/a

Testing frequency monthly Tank type None

Generator Condition Good


Actions/Comments: The on-site electrical systems up to the meters are owned and maintained by the respective utility company. The electrical service and capacity appear to be adequate for the property’s demands.

7.5 BUILDING ELEVATORS AND CONVEYING SYSTEMS

ELEVATOR 1 VERTICAL LIFT

Building Name Spring Hill Middle School Spring Hill Middle School

Elevator Category Passenger Passenger

Elevator Type Hydraulic Hydraulic

Elevator Capacity 3500 Lbs. 750 Lbs.

Elevator Manufacturer ThyssenKrupp Garaventa

Equipment Location Mechanical equipment room enclosed

Elevator Safety Stop Electronic Electronic





ELEVATOR 1 VERTICAL LIFT

Elevator Emergency Communication Yes Yes

Elevator Cab Floor Vinyl tile Vinyl

Elevator Cab Wall Stainless steel Plastic-laminated

Elevator Cabin Lighting F42T8 --

Machinery Condition Good Good

Controls Condition Good Good

Cab Finish Condition Good Good


Actions/Comments: The elevator appears to provide adequate service. The elevators are serviced by authorized personnel on a routine basis. The

elevator machinery and controls are the originally installed system. The elevators will require continued periodic maintenance. The elevators are inspected on an annual basis by the municipality, and a certificate of inspection is displayed in the elevator cab.

However the inspection certificate displayed in the cab is for the vertical lift. A new inspection for the elevator should be scheduled as soon as possible and displayed in the cab when obtained.

The emergency communication equipment in the elevator cabs appears to be functional. Equipment testing is not within the scope of the work.

The wheelchair lift appears to provide adequate service. The lift is serviced by authorized personnel on a routine basis. The lift machinery and controls are the originally installed system. The lift will require continued periodic maintenance.

The lift is inspected on an annual basis by the municipality, and a certificate of inspection is displayed on the lift cab. The inspection certificate has expired. The current inspection certificate is currently displayed in the elevator cab and should be removed and affixed to the lift.

The emergency communication equipment in the lift cab appears to be functional. Equipment testing is not within the scope of the work.

7.6 FIRE PROTECTION AND SECURITY SYSTEMS

ITEM DESCRIPTION Type Dry

Fire Alarm System

None ☐ Battery Operated Smoke Detectors ☐ Strobe Light Alarms ☒

Central Alarm Panel ☒ Hard-wired Smoke Detectors ☒ Illuminated EXIT Signs ☒

Battery backup Light Fixtures ☒ Hard-wired Smoke

Detectors/ with battery Backup

☐ Annunciator Panels ☒

Alarm System Condition Good

Sprinkler System

None ☐ Standpipes ☐ Flow Switches ☒

Pull Station ☒ Fire Pumps ☐ Siamese Connections ☐





ITEM DESCRIPTION Type Dry

Alarm horns ☒ Backflow Preventer ☒ Hose Cabinets ☐ Suppression

Condition Good

Central Alarm Panel System

Location of Alarm Panel Age of Alarm panel

Main office 5 years

Fire Extinguishers

Last Service Date Estimated Quantity

October 2015 25 Hydrant Location Perimeter of building

Siamese Location --

Special Systems Kitchen Suppression System ☒ Computer Rm. Suppression System ☐


Actions/Comments: No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended.





8 O T H E R S T R UC T U R E S

Ancillary buildings are reviewed in conjunction with sports fields in Section 5.5.





9 R E C O MM E N DED O PE R A TI O NS A N D MAI N TE N A N CE PL A N

The quality of the maintenance and the operation of the facility’s energy systems has a direct effect on its overall energy efficiency. The following is a list of activities that should be performed as part of the routine maintenance program for the property. These actions will ensure that the energy conservation measures identified in this report will remain effective. The following general recommendations should be continued or implemented.

Building Envelope 1. Ensure that the building envelope has proper caulking and weather stripping.

2. Patch holes in the building envelope with foam insulation and fire rated caulk around combustion vents

3. Inspect building vents semiannually for bird infestation

4. Inspect windows monthly for damaged panes and failed thermal seals

5. Repair and adjust automatic door closing mechanisms as needed.

Heating and Cooling 1. Pilots lights on furnaces and boilers be turned off in summer

2. All preventive maintenance should be performed on all furnaces and boilers, which would include cleaning of burners and heat exchanger tubes.

3. Ensure that the combustion vents exhaust outside the conditioned space and the vent dampers are functional.

4. Ensure control valves/steam valves and traps are functional before start of each heating season.

5. Ensure the duct work in unconditioned space is un-compromised and well insulated

6. Duct cleaning is recommended every 10 years. This should include sealing of ducts using products similar to ‘aero-seal’.

7. Ensure that the air dampers are operating correctly

8. Return vents should remain un-obstructed and be located centrally.

9. Temperature settings reduced in unoccupied areas and set points seasonally adjusted.

10. Evaporator coils and condenser coils should be regularly cleaned to improve heat transfer

11. Refrigerant pipes should be insulated with a minimum of ¾” thick Elastomeric Rubber Pipe Insulation

12. Ensure refrigerant pressure is maintained in the condensers

13. Change air filters on return vents seasonally. Use only filters with ‘Minimum Efficiency Rating Value’(MERV) of 8

Central Domestic Hot Water 1. Never place gas fired water heaters adjacent to return vents so as to prevent flame roll outs.

2. Ensure the circulation system is on timer to reduce the losses through re-circulation.

3. Ensure all hot water pipes are insulated with fiberglass insulation at all times

4. Replacement water heaters should have Energy Factor (EF)>0.9

5. Tank-type water heaters flushed monthly.





Lighting 1. Utilize bi-level lighting controls in stairwells and hallways.

2. Use energy efficient replacement lamps (lower wattage 28W T-8 and CFLs)

3. Clean lighting fixture reflective surfaces and translucent covers.

4. Ensure that timers and/or photocells are operating correctly on exterior lighting

5. Use occupancy sensors for offices and other rooms with infrequent occupancy

Existing Equipment and Replacements 1. Ensure that refrigerator and freezer doors close and seal correctly

2. Ensure kitchen and bathroom exhaust outside the building and the internal damper operates properly

3. Ensure that bathroom vents exhaust out

4. Office/ computer equipment either in the “sleep” or “off” mode when not used

9.1 ESSENTIAL COMPONENTS OF AN O&M PLAN The following preventive maintenance procedures are a guideline for an effective Operations and Maintenance Plan. Reference should be made to the specific equipment manufacturer guidelines as well as any organizational policies and criteria regarding equipment and building component routine and planned maintenance activities.

For an O&M plan to be successful, a detailed inventory of all equipment and components along with photographic records, records of the installation date, most recent service date and model and serial number must be carried out. This inventory should be recorded electronically as part of a building, facility and portfolio Computerized maintenance Management System, School Dude, that includes methods for generating, tracking, managing and approving individual work orders for specific equipment and components that can be tied dynamically to the individual assets must be implemented.

Only appropriately trained, qualified and experienced maintenance personnel should perform preventive maintenance tasks, supplemented or augmented by appropriately trained and licensed trade subcontractors as necessary. All facility specific safety requirements are to be followed when carrying out preventive maintenance along with all OSHA mandated workplace safety practices. Any and all equipment that is electrically operated must be fully de-energized and locked/tagged out of service prior to the commencement of any preventive maintenance activity.

9.2 PREVENTIVE MAINTENANCE PROCEDURES AND TABLES The following tables provide recommended maintenance schedules and individual maintenance tasks for the various equipment and system components. These procedures should be read in conjunction with the specific manufacturer-recommended preventive maintenance procedures for each individual components and pieces of equipment. The frequencies of preventative maintenance procedures are shown below. All other frequencies shown are given in time intervals, for example – 36-months. A = Annual Preventative Maintenance Procedures M = Monthly Preventative Maintenance Procedures Q = Quarterly Preventative Maintenance Procedures W= Weekly Preventative Maintenance Procedures SA = Semi-Annual Preventative Maintenance Procedures





Equipment Description PM Procedure FrequencyWater Boilers Visually inspect boiler shell, piping, valves and fittings for leaks W

Review daily log for marked changes in recorded water levels, temperatures and pressures WFlush low water cutoff in accordance with manufacturer-specific instructions WCheck boiler set points WCheck the operation of the vessel blow-down valve and follow manufacturer-specific vessel blow-down procedures MCeck the operation of the gauge glass isolation valves and follow manufacturer-specific gauge glass blow-down procedures MLubricate blower motors MPerform combuation efficiency tests and adjust dampers and burners for proper fuel/air ratio MTest operation of all safety controls and valves MSequence test all operating and safety controls MDuring boiler operation, lower pressure setting and verify operation of magnetic contactors QFor electric boilers, tighten all main supply lugs, inspect all relays and contactors for pitting and corrosion QRemove low-water cutoff probe, thoroughly clean and re-install QDrain, fush and fully clean boiler in conjunction with annual inspection ACheck and clean pilot, ignitors and burners AClean blower blades AInspect and clean flues, dampers and water tubes AAccess fireside of boiler and thoroughly clean all internal surfaces AInspect and replace as necessary all gaskets ALubricate all burners, damper actuator linkages and pivot points AInspect all fuel solenoid valves and fuel cam spring for proper operation ATest and verify correct operation and calibration of all gauges ACheck and test operation of burner control panel AInspect flame detector lens and clean if necessary ATest and record voltage readings on either side of ignition transformer (electric ignition systems) AInspect boiler safety releif valve for proper operation ATune boiler for optimum performance/operation on primary fuel A





Equipment Description PM Procedure FrequencyPackaged Roof Top Units Check unit for excessive noise or vibration Q

Check intake side of condenser coils, fans and intake screens QCheck belts for condition, proper tension and mis-alignment and adjust as necessary QLubricate shaft bearings and motor bearings QInspect piping and valves for leaks and tighten connections as necessary QReplace air filters QCheck refrigerant pressure and add as necessary QCycle the reverse cycle valve to ensure proper operation QClean area around equipment and report deficiencies to maintenance contractor QClean electrical wiring and connections, tighten all connections QClean coils, evaporator drain pan, blowers, fans, motors and drain piping QPerform operational check of unit and make adjustments on controls as necessary QWhile unit is in pperation, check refrigerant level and add as necessary QCheck compressor oil level and add as necessary QInspect fan(s) for bent blades, check balance of fan blades, adjust and clean as necessary A

Equipment Description PM Procedure FrequencyWater Source Cabinet Heaters Check unit electrical connections and tighten as necessary A

Check operation of blower motor if equipped ACheck around unit, remove cover and thoroughly clean AVisually inspect condition of heating water supply and return piping for leaks A

Equipment Description PM Procedure FrequencyAir-Cooled Rotary Chillers Start chilled water pump and with chilled water circulating, inspect all piping for leakage W

With chilled water circulating, adjust chilled water flow as necessary and check the pressure drop through the evaporator and adjust as necessary WAdjust flow switch on evaporator piping for propoer operation WAfter approximately 30 minutes of operation and when unit has stabilized, check evaporator and condenser refrigerant pressures WCheck the liquid line sight glasses - refrigerant liquid flowing past sight glasses should be clear and free of bubbles and recharge refrigerant as necessary WInspect entire system for unusual operation conditions and inspect condenser coild for dirt and debris WMeasure and record system superheat according to manufacturer's recommendations MMeasure and record system subcooling according to manufacturer's recommendations MCheck oil level and refrigerant charge ATest and analyze compressor oil for system moisture content and acid level ATest entire system for operation, test and verify operation of all system safety controls and leak test chiller system ACheck all electrical wiring and tighten electrical connections as necessary AClean out in-line strainers AInspect all system components and all piping for leaks AClean condenser coils according to manufacturer's specific instructions AClean condenser fans; check fan assemblies for proper clearance in the fan openings, and for motor shaft mis-alignment, abnormal end play and vibration AVerify settings of all system controls and system diagnostic controls AVisually inspect all accessible gaskets for signs of wear and leakage AReview system diagnostic codes according to manufacturer's instuctions A





Equipment Description PM Procedure FrequencyCirculating Pumps Check operation of system pumps under load for unusual noise, vibration and excessive heat M

Lubricate pump motor bearings AInspect couplings and check for leaks AVisually inspect pump and motor mounting, pump head and all mechanical seals for leaks AInspect and clean all pump strainers ACheck motor electrical connections and tighten as necessary ACheck drive alignment, wear, bearing and coupling seating and operation A

Equipment Description PM Procedure FrequencyPackaged Air Conditioning Unit Thoroughly inspect and clean interior and exterior of unit M

Remove drain pan (if removable) and clean, including removing scale MCheck operation of unit for any unusual noise or vibration MInspect unit, piping, valves and gauges for leakage MClean coils according to manufacturer's specific instructions MInspect pre-filters and replace if necessary MCheck all electrical connections and tighten if necessary MCheck refrigerant levels and add refrigerant if necessary ALubricate motor and fan bearings and check alignment of motor and fan A

Equipment Description PM Procedure FrequencyAir Handling Units Thoroughly inspect and clean interior and exterior of unit M

Check operation of unit for unusual noise and vibration MDrain and clean condensate drain pan MCheck fan motor connections for corrosion MCheck tension and adjustment of drive belt MVisually inspect condition of anti-vibration mounts and inlet vane guide controller MRemove and clean permanent filters and inspect condition of replaceable filters MInspect and clean coils and coil fins MVisually inspect and clean any heater sections, humidifier sections, heat wheels and heat exchangers MReplace filters ALubricate drive shaft, motor and blower bearings AInspect coils and straightenm fin combs as necessary AClean fan blades and unit interior ACheck motor belt and pully for tension and for wear, replace belts if necessary ARemove, clean, adjust and re-install evaporative pads ACheck for obstructions and blockages of all air intakes and discharges ACheck traps for leaks and blockages and prime as necessary ACheck fan bearings for undue rattling, noise or vibration and replace as necessary ACheck operation of unit including verification of all controls A

Equipment Description PM Procedure FrequencyAir-cooled Condensing Units Thoroughly inspect and clean interior and exterior of unit M

Check operation of unit for unusual noise and vibration and check for short cycling MCheck inlet and outlet air temperature MInspect all wiring for deterioration and tighten all electrical connections AInspect condenser fans, bearings, housings, protective shields, motors, drives and belts ALubricate fan and motor bearings AInspect fan and motor starters and motor/starter relay control AVerify operation of starter and inspect contact surfaces for pitting and signs of wear AInspect mounting bolts and tighten if necessary AInspect and clean condenser coils AFor units with variable outlet sections, check and oil linkage and inspect baffles AThoroughly clean condenser coils and fan blades, and straighten bent fins or fan blades ACheck for refrigerant and oil leaks A





Equipment Description PM Procedure FrequencyVAV Terminal Units Thoroughly inspect and clean interior and exterior of unit SA

Check operation of unit for unusual noise and vibration SALubricate any non-sealed bearings SAInspect all pneumatic/electrical connections and tighten if necessary SAObserve and inspect all VAV control boxes SAInspect all fan wiring for deterioration SAInspect motor shaft connection and ensure tightness SAClean damper blades and fan blades SAInspect controls and cycle actuators to ensure proper operation SAVerify that all dampers open and close fully SAInspect all linkages and ensure proper positioning SA

Equipment Description PM Procedure FrequencyFans (Exhaust, Supply, Return) Inspect fan unit assembly for unusual noise and vibration Q

Inspect belts for proper tension and wear QInspect fan and motor assembly for proper alignment QClean interior of fan assembly, motor housing and belt drive housing QCheck fan intake grills for dirt/debris QFor fans greater than 2HP rating, check load amps AInspect fan and motor pulleys for proper alignment AInspect fan blades and moving parts for excessive wear AInspect all fan wiring for deterioration AEnsure tightness of all electrical connections AInspect motor/starter control center AEnsure that overload settings are consistent with recommended manufacturer guidelines AVerify correct operation of starter AInspect electrical contact surfaces AVerify tightness of fan balance weights A

Equipment Description PM Procedure FrequencyFurnaces Inspect Filter M

Change Filter QClean blower wheel, check for debris and clean as necessary AInspect exhaust and Intake pipes AInspect condensate trap. Remove drain plug, drain and inspect. Prime condensate trap before re-lighting. AInspect and clean heat exchanger and burners AInspect wiring and connections ACheck Manifold pressure, Gas flow, and Combustion analysis ACheck Condensate pH AClean condensate pump chamber A

Equipment Description PM Procedure FrequencyDomestic Hot Water heaters Check water heater and controls for operation A

Inspect storage tank, piping and valves for leaks ADrain and flush storage tank AInspect and clean burners, check auto pilot operation, inspect flue (natural gas units) AConduct amprage and voltage test (electrical units) AInspect temperature and pressure relief valve for proper operation AWith compressed air, blow out the overflow and drain lines AMeasure the end point outflow temperature and adjust if necessary (maximum 120o F) A





Equipment Description PM Procedure FrequencyPlumbing System Inspect plumbing fixtures for cracks SA

Check operation of all water valves and faucets SAInspect domestic water supply and waste piping for leaks SACheck operation of flush valves and flush sensors and inspect valve seats for leaks SAInspect drains and drain lines for leaks and blockages SAVisually inspect base of all commodes for leaks at flange wax ring AVisually inspect all plumbing lines and valves at HVAC equipment for leaks and corrosion A

Equipment Description PM Procedure FrequencyElectrical Distribution Systems Switchgear

Thoroughly clean exterior and interior of the switchgear housing 36 MonthsClean all vents, grills and louvers 36 MonthsThoroughly inspect top of switchgear case and immediate vicinity of switchgear for signs of moisture intrusion and/or water seepage 36 MonthsVisually inspect insulators and conductor supports for signs of wear, physical damage or overheating 36 MonthsExamine and tighten as necessary all connections; inspect conductors for signs of wear, cracking, overheating or damage 36 MonthsVerify operation of all cicruit breakers, arc interrupters, disconnects and auxiliary devices 36 MonthsBattery Stations and ChargersThoroughly clean battery surfaces, remove any corrosion on terminals and battery lugs, inspect and clean battery studs, inspect braided cable for corrosion, check electrolytre levels and specific gravity AVisually inspect chargers and thoroughly clean, verify operation of all relays, inspect and clean all vents and openings ACheck and test operation of charger units ACables, Bus Ducts and RacewaysVisually inspect for surface damage, excessive tension, soft spots, damaged insulation, corrosion and evidence of overheating 36 MonthsRemove bus duct joint covers and perform a thermographic survey of the bus duct under load to determine potential overheating 36 MonthsTransformersThoroughly clean all coils, insulators and connections and tighten all connections AIf cooling fans are installed, ensure proper operation and lubricate according to manufacturer's specific instriuctions AFor liquid-filled transformers, sample and test insulating liquid for dielectric breakdown, acidity, color, power factor and interfacial tension AFor liquid-filled transformers, examine the transformer tank and bushings for leakage AUPS SystemClean interior and exterior of cabinets and enclosures; clean all vent and air circulation openings; clean cooling fan blades (if installed) and motor housings; lubricate motor bearings and ensure fan blades are properly secured to drive shafts ACheck inverters for fluid leaks from wave-forming capacitors; check capacitors for signs of bulging or discoloration AAll systemsInfrared or thermographic survey under load 36 MonthsLighting and receptaclesCheck for normal operation of all lighting fixtures and verify operation of all switches and receptacles M





Equipment Description PM Procedure FrequencyEmergency Generators Check turbine oil lvel and add oil as required M

Check transmission oil level and add as necessary MCheck operation of crankcase heater MCheck wiring, connections and switches and tighten connections as necessary MCheck for proper operation of generator and associated ATS MCheck fuel nozzles, fuel regulator and ignition device (diesel generators) MCheck and record transmission oil pressure and temperature MCheck battery terminals for signs of corrosion, check battery electrolyte and add as required MClean area around generator MThoroughly clean enclosure and interior of generator AChange turbine oil, air filter and transmission oil ACheck 25% of terminal to cell connection resistance; rehabilitate connections as required and add anti-corrosion grease to battery terminals and connections AMeasure and record individual cell and string float voltages under load A

Emergency Generators are not located at this school site.

Equipment Description PM Procedure FrequencyElevators Check cables for deterioration SA

During full range of operating motion, check for unusual noise or car movement SAInspect brake shoes for deterioration SACheck all panel buttons in car and at each floor for proper function SACheck operation of elevator car doors, including auto door opening devices and other safety features SATest emergency communication system SA

Equipment Description PM Procedure Frequency

Fire PumpOperate pump at rated spped with water discharging to exercise pump and check pump operation MVisually inspect pump seals, suction piping, strainers, pump drive and control equipment MCheck water level in casing of centrifugal pumps to ensure sufficient water for coooling and lubrication MTest fire pump system under full rated load to ensure system operation ACheck reservoirs and remove foreign material (where fitted) ARepack pumps without mechanical seals ACheck motor amperage and voltage under full load against manufacturer's specific design load ratings ACheck operation of all gauges and instrumentation and re-calibrate as necessary A

Equipment Description PM Procedure FrequencyBuilding exteriors Check for graffitti and remove M

Inspect walls for cracks, painting requirements and condition of mortar joints in masonry SACheck illuminated signage and directional signage for proper operation SAVisually inspect entrances, steps, handrails, porches and patios A

Equipment Description PM Procedure FrequencyRoof Remove any trash or debris from roof and remove any debris from roof drain covers M

Inspect and clean all gutters and downspouts SAVisually inspect entire roof surface for blisters, cracks, wrinkles, delamination of membrane, punctures, loose or damaged flashing, leaking pitch pans, ridge and saddle condition (pitched roofs) AVisually inspect all roof access ladders and roof access hatches for integrity, correct fastening and for full range of motion A





Equipment Description PM Procedure Frequency

Doors and hardwareCheck all doors for normal operation and for full range of motion, note any biding at door head or jamb SACheck all door latching hardware, dead bolts, magnetic catches, numeric key pads, electronic locking and latching mechanisms and all safety devices (for example panic bars) for normal operation SACheck, adjust and lubricate door closers SAInspect doors and frames for general condition and alignment including all door glazing, kick plates, push plates and weather stripping (exterior doors) SA

Equipment Description PM Procedure FrequencyWindows and Hardware Check general condition of glazing and replace broken or cracked panes SA

Visually inspect condition of window seals and exterior caulking and sealants SACheck operation of all window loacks SAOpen and close all windows to verify operation and to check for binding and adjust as necessary SACheck condition of window screens (where fitted) and replace or repair damaged screens SA





1 0 A PP E N DI CE S

APPENDIX A: PHOTOGRAPHIC RECORD

APPENDIX B: SITE PLAN

APPENDIX C: SUPPORTING DOCUMENTATION

APPENDIX D: EMG ACCESSIBILITY CHECKLIST

APPENDIX E: PRE-SURVEY QUESTIONNAIRE

APPENDIX F: ACRONYMS





APPENDIX A:

PHOTOGRAPHIC RECORD

Spring Hill Middle School 3501 Cleburne Road Spring Hill, Tennessee 37174 EMG PROJECT NO: 116732.15R000-022.017


PHOTO #1:

FRONT ELEVATION

PHOTO #2:

REAR ELEVATION (LEFT SIDE)

PHOTO #3:

REAR ELEVATION ( GYM ENTRANCE)

PHOTO #4:

REAR ELEVATION (RIGHT SIDE)

PHOTO #5:

EAST ELEVATION

PHOTO #6:

PARKING LOT



PHOTO #7:

LOCKER ROOM

PHOTO #8:

CAFETERIA

PHOTO #9:

AUDITORIUM

PHOTO #10:

RESTROOM

PHOTO #11:

BUILDING SIGNAGE

PHOTO #12:

ACCESSIBLE PARKING



PHOTO #13:

ACCESSIBLE ENTRY

PHOTO #14:

FOOTBALL STADIUM, BLEACHERS

PHOTO #15:

CONCESSION BUILDING

PHOTO #16:

SINGLE-PLY ROOF

PHOTO #17:

FLAT AND SLOPED METAL ROOF

PHOTO #18:

BRICK VENEER AND WINDOW



PHOTO #19:

HALLWAY ENTRANCE DOOR

PHOTO #20:

GYMNASIUM

PHOTO #21:

COMMON AREA CORRIDOR

PHOTO #22:

LIBRARY

PHOTO #23:

INTERIOR STAIRS

PHOTO #24:

COOKING RANGE



PHOTO #25:

FREEZER/COOLER WITH KOOLSTAR

PHOTO #26:

CONVECTION OVEN

PHOTO #27:

REACH IN COOLER

PHOTO #28:

ICEMAKER

PHOTO #29:

FOOD WARMER

PHOTO #30:

DISHWASHER



PHOTO #31:

CHEST FREEZER

PHOTO #32:

TILTING SKILLET

PHOTO #33:

ROOFTOP HEAT PUMP

PHOTO #34:

CIRCULATION PUMPS

PHOTO #35:

WATER SOURCE HEAT PUMP

PHOTO #36:

BOILER



PHOTO #37:

CIRCULATION PUMP

PHOTO #38:

ROOFTOP PACKAGE UNIT

PHOTO #39:

DOMESTIC WATER HEATER

PHOTO #40:

DOMESTIC WATER HEATER




APPENDIX B:

S ITE PLAN

Site Plan

Project Name: Spring Hill Middle School

Project Number: 116732.15R000-022.017

Source: Google Earth

On-Site Date: January 12, 2016




APPENDIX C:

SUPPORTING DOCUMENTATION

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BB LL AA NN KK ..

YO U R P A R T N E R I N R E AL E S T A T E L I F E C Y C L E P L A N N I N G & MA N A G E M E N T 800.733.0660 • www.emgcorp.com




APPENDIX D:

EMG ACCESSIB IL ITY CHECKLIST

YO U R PA R T N E R I N RE A L ES T A T E LI F E C Y C L E PL A N N I N G & MA N A G E M E N T 800.733.0660 • www.emgcorp.com

Site Name: Spring Hill Middle School Site Location: Spring Hill, Tennessee Date of onsite: January 12, 2016 Project No.: 116732.15R000-022.017

EMG Abbreviated Accessibility Checklist

Building History Yes No N/A Comments

1. Has the management previously completed an ADA review?

2. Have any ADA improvements been made to the property?

3. Does a Barrier Removal Plan exist for the property?

4.

Has the Barrier Removal Plan been reviewed/approved by an arms-length third party such as an engineering firm, architectural firm, building department, other agencies, etc.?

5. Has building ownership or management received any ADA related complaints that have not been resolved?

6. Is any litigation pending related to ADA issues?

Parking Yes No N/A Comments

1. Are there sufficient parking spaces with respect to the total number of reported spaces?

2. Are there sufficient van-accessible parking spaces available (96” wide/ 96” aisle for van)?

3.

Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?

4.

Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?

5. Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?

6. Does signage exist directing you to accessible parking and an accessible building entrance?



Ramps Yes No N/A Comments

1. If there is a ramp from parking to an accessible building entrance, does it meet slope requirements? (1:12)

2. Are ramps longer than 6 ft complete with railings on both sides?

3. Is the width between railings at least 36 inches?

4. Is there a level landing for every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?

Entrances/Exits Yes No N/A Comments

1. Is the main accessible entrance doorway at least 32 inches wide?

2. If the main entrance is inaccessible, are there alternate accessible entrances?

3. Can the alternate accessible entrance be used independently?

4.

Is the door hardware easy to operate (lever/push type hardware, no twisting required, and not higher than 48 inches above the floor)?

5. Are main entry doors other than revolving door available?

6.

If there are two main doors in series, is the minimum space between the doors 48 inches plus the width of any door swinging into the space?

Paths of Travel Yes No N/A Comments

1. Is the main path of travel free of obstruction and wide enough for a wheelchair (at least 36 inches wide)?

2.

Does a visual scan of the main path reveal any obstacles (phones, fountains, etc.) that protrude more than 4 inches into walkways or corridors?

3. Are floor surfaces firm, stable, and slip resistant (carpets wheelchair friendly)?

4. Is at least one wheelchair-accessible public telephone available?

5. Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?

6. Is there a path of travel that does not require the use of stairs?

7. If audible fire alarms are present, are visual alarms (strobe light alarms) also installed in all common areas?



Elevators Yes No N/A Comments

1. Do the call buttons have visual signals to indicate when a call is registered and answered?

2. Are there visual and audible signals inside cars indicating floor change?

3. Are there standard raised and Braille marking on both jambs of each host way entrance?

4. Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?

5. Do elevator lobbies have visual and audible indicators of car arrival?

6. Does the elevator interior provide sufficient wheelchair turning area (51” x 68”)?

7. Are elevator controls low enough to be reached from a wheelchair (48 inches front approach/54 inches side approach)?

8.

Are elevator control buttons designated by Braille and by raised standard alphabet characters (mounted to the left of the button)?

9. If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?

Restrooms Yes No N/A Comments

1. Are common area public restrooms located on an accessible route?

2. Are pull handles push/pull or lever type? AUTOMATIC

3. Are there audible and visual fire alarm devices in the toilet rooms?

4. Are corridor access doors wheelchair-accessible (at least 32 inches wide)?

5. Are public restrooms large enough to accommodate a wheelchair turnaround (60” turning diameter)?

6. In unisex toilet rooms, are there safety alarms with pull cords?

7. Are stall doors wheelchair accessible (at least 32” wide)?

8. Are grab bars provided in toilet stalls?

9. Are sinks provided with clearance for a wheelchair to roll under (29” clearance)?

10. Are sink handles operable with one hand without grasping, pinching or twisting?

11. Are exposed pipes under sink sufficiently insulated against contact?



Restrooms (cont.) Yes No N/A Comments

12. Are soap dispensers, towel, etc. reachable (48” from floor for frontal approach, 54” for side approach)?

13. Is the base of the mirror no more than 40” from the floor?




APPENDIX E:

PRE-SURVEY QUESTIONNAIRE




On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible.

INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies.

8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system and material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition.

Your timely compliance with this request is greatly appreciated.




APPENDIX F:

ACRONYMS




ASTM E2018-08 Acronyms

ADA - The Americans with Disabilities Act

ASTM - American Society for Testing and Materials

BOMA - Building Owners and Managers Association

BUR - Built-up Roofing

DWV – Drainage, Waste, Ventilation

EIFS - Exterior Insulation and Finish System

EMF – Electro Magnetic Fields

EMS - Energy Management System

EUL - Expected Useful Life

FCA – Facility Condition Assessment

FEMA - Federal Emergency Management Agency

FFHA - Federal Fair Housing Act

FIRMS - Flood Insurance Rate Maps

FRT- Fire Retardant Treated

FOIA - U.S. Freedom of Information Act (5 USC 552 et seq.) and similar state statutes.

FOIL - Freedom of Information Letter

FM - Factory Mutual

HVAC - Heating, Ventilating and Air Conditioning

IAQ - Indoor Air Quality

MEP – Mechanical, Electrical and Plumbing

NFPA - National Fire Protection Association

PNA – Physical Needs Assessment

PCR - Property Condition Report

PML - Probable Maximum Loss

RTU - Rooftop Unit

RUL - Remaining Useful Life

STC – Sound Transmission Class

UBC – Uniform Building Code