FACILITY AUDIT: EVALUATION OF EXISTING BUILDINGS
©2006 Fred Tepfer
1380 Bailey Avenue Eugene, OR 97402
non-commercial use freely granted
 

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You have all seen statements by school officials to the effect of "it would take $10 million to bring it up to code). How do you really evaluate existing buildings? What is the tangible value?

Existing buildings should be evaluated on their own merits, not measured against the moving target of current code compliance. Unless almost brand new, no public building meets current code. This is because the major codes (building, plumbing, electrical, mechanical) are changed every three years, and are almost always made more stringent. Nearly all codes only apply when construction occurs, and, with a few exceptions, only apply to areas affected by construction. The notable exception is the fire code, which is retroactive in many cases.

I prefer an approach that focusses both on building systems as well as educational and community issues. Is it a good space for learning? Is there strong support in the community for it?

I like to expand on the concepts of building layers proposed in Stewart Brand's How Buildings Learn (Penguin, 1994) to create a framework for evaluating existing buildings. This helps keep the focus on human needs equally with building systems. For more on this subject, read Building Systems: an Introduction.

Here is a summary of concepts from the list:

People issues ("stuff" and "space plan" in Brand's diagram): Program (room shape, flexibility, functionality, imprintability, personalization, scale, etc.)
Physical comfort issues (heat, cool, ventilation, sound, daylight, etc.)
Experiential issues (views/texture/form/color/beauty)

Site: Playing fields, outdoor teaching, landscape
Structure: Beams, columns, floor supports, etc.
Skin: roofs, exterior wall closure, insulation & energy performance, doors & windows
Space plan: Program elements, interior walls, interior finishes
Stuff: furniture, equipment, people, pets

Services (or systems):Plumbing, heating/cooling/ventilation, electrical systems, phone & data systems, intercom systems, fire safety/alarms/suppression, security

PROGRAM

(STUFF and SPACE PLAN in Brand's diagram)

Does the space work for its current and anticipated uses? What changes would be required to make it work?

- room configurations and sizes (can be done for each program space or type)

anticipated const. cost: $________ to $________

 


- flexibility/adaptability for change within rooms, among rooms
(can change happen daily? over a period of months, years?)

anticipated const. cost: $________ to $________

 


- arrangement of rooms/corridors/central facilities

anticipated const. cost: $________ to $________



- access to building services needed for instruction (e.g. library, gymnasium)

anticipated const. cost: $________ to $________



- imprintability and personalization of interior finishes and rooms
(can you pin things up? make the space yours?)

anticipated const. cost: $________ to $________



- scale: does the space or building feel dauntingly large? too cramped? just right?

anticipated const. cost: $________ to $________

 


Questions to ask:
Could a different use be found for disfunctional space which would not require remodeling, or which would require less remodeling?
Could you add to the building to make the whole facility work programmatically, instead of remodeling the existing space?

Experiential / Sensory Issues

Sensory and comfort:

- acoustical privacy (sound separation of rooms)

anticipated const. cost: $________ to $________





- acoustics within teaching spaces (too much echo? too muted?)
anticipated const. cost: $________ to $________




- access to views and daylight in all permanently occupied space
anticipated const. cost: $________ to $________




- colors that seem pleasant, not dated, not trendy
anticipated const. cost: $________ to $________




- variety of textures and materials that convey the intended character and spirit of the place
(such as informal, or institutional, or professional, or friendly)
anticipated const. cost: $________ to $________





SITE

Programmatic site uses - is there space for outdoor activities?
(e.g. exercise, science, gardening, etc.)?

anticipated const. cost: $________ to $________




Connections/location: Is the site appropriately linked to the larger community and other resources?

anticipated const. cost: $________ to $________



Transportation - Is there access to mass transit for field trips? Is there adequate bicycle and pedestrian access? Are there adequate parking and loading areas? Are the loading areas safe (see also Safety, below)?

anticipated const. cost: $________ to $________




Terrain - Are there accessibility issues for people with disability?
- Geologic hazard issue?s (slides, erosion)
- Maintenance issues? (lawns too steep to mow)
anticipated const. cost: $________ to $________



Drainage - Is there standing water at times other than major storms? Are there large muddy areas? If there is a crawlspace, is there water in the crawl space? If so, is this a new problem?
anticipated const. cost: $________ to $________

 

Other site issues:

anticipated const. cost: $________ to $________




STRUCTURE

Foundation - Is there visibly uneven settlement? Visible cracks? Is there change in the cracks in the past 12 months?

anticipated const. cost: $________ to $________




Superstructure (wall, floor, roof structure) - Are there visible sags, cracks?
anticipated const. cost: $________ to $________




Lateral loads (seismic, wind)
FEMA Rapid Visual Survey methods, available from the Federal Emergency Management Agency, provides a simple method for non-professionals to identify possibly risky buildings. Nearly all public buildings built in western Oregon and Washington before 1991 may need some seismic retrofit and should be surveyed.
anticipated const. cost: $________ to $________



Rot/Corrosion - Does a careful examination of all surfaces/spaces (including crawlspaces and attics) reveal corrosion or rot problems? How extensive are the problems?
anticipated const. cost: $________ to $________

 

Other structural

anticipated const. cost: $________ to $________



SKIN

ROOFS

See separate handout on roof inspection and maintenance.

anticipated const. cost: $________ to $________





EXTERIOR WALL MATERIAL

What is the condition of the exterior skin, based on a careful examination, especially of those side exposed to the most severe weather (often west and south)? Is there evidence of wear? Deferred maintenance? Water in the wrong places (staining, rot, etc.)?
Brick: are there loose mortar joints (try to pry them out)? Are there loose or broken bricks?
Concrete block: ditto? cracks? need painting?
Wooden siding: need paint? cracks? need caulking? rotten boards?
Steel panels: need paint? rusty panels? need caulking?

anticipated const. cost: $________ to $________



INSULATION AND ENERGY

Based on current utility bills, are utility costs out of line per square foot of usable building? (Contact Oregon Office of Energy or your utility for assistance)
What opportunities exist for energy conservation? What funding is available for energy conservation?
roof insulation
wall insulation
floor insulation
glass replacement
more efficient heating/cooling systems, controls

anticipated const. cost: $________ to $________

 


DOORS

Do they open and close smoothly?
Are the corridor doors fire rated (label in jamb) and have automatic door closers? (not necessarily required)?
Are there panic devices (crash bars) on doors serving more than a single classroom (e.g. corridors, cafeterias, gyms, etc.)?

anticipated const. cost: $________ to $________




WINDOWS

Do they operate correctly?
Are the outsides of the frames in good condition (esp. wood windows)?
Is there insulated glass or are there storm windows?
Are insulated glass seals broken? (fogged up, esp. in winter)
Is the window system maintainable (parts available, etc.)?
Is there impact-rated glass where required? (wire glass or tempered or laminated)
- in doors
- within 1 foot of doors

anticipated const. cost: $________ to $________



INTERIOR FINISHES

How much is being spent on interior finish maintenance?
What is the current condition of interior finishes?x22s
How would these costs change with proposed improvements?
ceilings
walls
floors

anticipated const. cost: $________ to $________


 

SERVICES (or building systems)

BUILDING EQUIPMENT

kitchen equipment, lab equipment, overhead and slide projectors, projection screens, chalk or marker boards, etc.

anticipated const. cost: $________ to $________


PLUMBING

Are there any complaints about the number and placement of plumbing fixtures? Are there lines of students waiting?
Do all fixtures work properly?
Are there flow, temperature, or corrosion problems with the piping? Is there adequate flow when you turn on a faucet?
Is the water heating system in good condition, and still have an adequate useful life?

anticipated const. cost: $________ to $________




HEATING, COOLING AND VENTILATION

Do the students and staff experience comfortable temperatures in the building when the building is in use?
Is the indoor air healthy or is it polluted?
Is the quantity ofoutndoor air adequate or do rooms get stuffy?
Do the controls reduce energy use when the space is not in use?
Does the ventilation system cool with outdoor air when possible?

anticipated const. cost: $________ to $________



ELECTRICAL SYSTEMS

Are parts available for breaker panels? Are there adequate power outlets in rooms? Are there unprotected outlets in hazardous/wet locations? Are there grounding problems? Is the lighting attractive, adequate, flexible, and efficient?

anticipated const. cost: $________ to $________

 


TELEPHONE AND DATA SYSTEMS

Is there phone and data wiring to each room? If not, is there the ability to provide it? Is the data wiring adequate for current needs (category 5)? Are there telecommunication closets with adequate power, ventilation, and heat?

anticipated const. cost: $________ to $________



COMMUNICATION SYSTEMS

Is there two way communication with each major space? Is there paging? All school annunciation?


FIRE SAFETY

Are there exits from each end of every corridor longer than 20 feet?
Are there two exits in all classrooms larger than 999 square feet?
Are there fire sprinklers?
Are there fire alarms? Do they detect smoke? Heat? In each room?
Are there fire extinguishers in each room? Maintained annually?
Are there fire hydrants within 400' of each side of the building?

 

PERSONAL SAFETY AND SECURITY

- Are pre-school play areas fenced and gated?
anticipated const. cost: $________ to $________

 



- Is there a clear view of approaches and of play areas from the office or other area that is normally staffed?
anticipated const. cost: $________ to $________




- Are there sidewalks from the building entrance to the city street system?
anticipated const. cost: $________ to $________




-Does the parking lot separate bus and car loading
anticipated const. cost: $________ to $________

 



- Are there protected walkways from the car parking and bus loading areas to the school?
anticipated const. cost: $________ to $________


 

RESPONSE FORM

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