Capital Needs Assessment and Infrared Camera Assessment
Project Introduction In December of 2015 NAC was contracted to perform a Capital Needs Assessment and Thermal Imaging Inspection of the Tyrone Township Offices. Purpose: The purpose of this report is to assist Tyrone Township in evaluating the physical aspects of this property and how its condition may affect the Tyrone Township’s financial decisions over time.
Project Introduction Scope: Structure and foundation; Electrical system; Heating, ventilation, and air conditioning system (HVAC) components; Plumbing system and fixtures; Roof surface including flashings, drainage, and chimneys; Interior components (concentrating on non-cosmetic considerations); Site components including walkways, driveways, property improvements Out of Scope: Functional testing of equipment; Space Utilization;
Project Introduction Project Name: Tyrone Township Hall Address: 10408 Center Road Livingston County Fenton, Michigan Building Use: Offices Zoning Category: FR (Farming Residential) Parcel Size: 3.33 Acres (site plan) Construction Date: 1967 (Additions in 1977, 1986, & 1996) Building Area Approximately 6,193 square feet Utility Providers: Electricity: Consumers Propane: Webster & Garner Oil & Propane Water: Private Well Sewer: Private Septic
Utilities Summary of Utility Services for the Subject Property Utility Service Utility Supplier Reported Condition & Adequacy Sanitary sewer Private Septic Good and adequate N/A Good and adequate Storm sewer Domestic water Private Well Poor Electric service Consumers Energy Poor Gas service Webster & Garner Propane & Gas Good and adequate Findings: According to the property contacts, the utilities provided are adequate for the Subject Property and no complaints or power shortages have been reported. Past water quality issues were reported with the well. Bacteria has been linked to the well. A new well should be drilled to a deeper depth to find cleaner water. IMMEDIATE AND SHORT TERM COSTS: $7,000 for new well drilling
Parking & Paving There is an asphalt paved parking area at the side and front of the building. The parking area contains 44 parking spaces including three accessible spaces which are also considered van-accessible. Findings: The asphalt paved parking lots were observed to be in fair condition. There was striping designating delineated spaces, as well as van accessible spaces. An estimated cost has been included for resealing and restriping of the asphalt parking lot in Table 2. IMMEDIATE & SHORT TERM COSTS: $2,500 for concrete stair repair. RESERVE COSTS: $14,916 over 12 Years for asphalt maintenance
Property Improvements Property identification signage is provided via building mounted lettering. Exterior illumination is provided by building-mounted and pole-mounted light fixtures. General refuse is deposited into vendor owned roll carts . Findings: The building-mounted and pole-mounted light fixtures were observed to be in fair condition and will require as-needed replacement during the reserve term as part of the general maintenance program. The property signage consists of building mounted lettering, located at the main entrance. The sign was observed to be in good condition and will require regular routine maintenance over the reserve term. No costs are included. IMMEDIATE & SHORT TERM COSTS: None
Foundations The foundations of the building could not be directly observed. Based on construction plans, the building foundation is CMU load-bearing walls, concrete spread footings, and concrete slab on grade. Findings: There is minimal evidence of movement that would indicate differential settlement or structural concerns. IMMEDIATE & SHORT TERM COSTS: None
Superstructure The Subject Building is constructed with CMU load bearing walls and pre- manufactured wooden roof trusses. Findings: The superstructure is not exposed, not allowing for direct observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. IMMEDIATE & SHORT TERM COSTS: None
Roofing The subject building has a pitched roof throughout. The roof is finished with asphalt shingles. Stormwater is collected in gutters and downspouts that discharge to the landscaping or underground piping leading to a retention pond. Findings: The roof age was unknown. Observation of the roof was made from ground level, and was in fair condition. Based on the condition of the roof and the EUL of shingles, replacement will be required during the reserve term. An estimated cost to replace the roof shingles has been included in Table 2. Roof leaks were observed in multiple offices and the township board room. An estimated cost for repairs have been included in Table 1. IMMEDIATE & SHORT TERM COSTS: $2,800 Roof Repair RESERVE COSTS: $13,725 Roof Replacement
Roofing Roof Leak Roof Leaks
Roofing Thermal Imaging Roof Insulation Roof Insulation
Exterior Walls The exterior finish materials of the subject building include brick veneer, CMU, and vinyl siding. Building sealants (caulking and expansion gap membranes) are located between dissimilar materials, at joints, and around window and door openings. Findings: The exterior finishes are in fair condition with minimal areas of damage, and will require routine maintenance during the reserve term. A cost for tuck pointing and re-caulking of the exterior walls has been included in Table 2. Masonry spalling was observed at the front entry due to salt use. An estimated cost for masonry repair has been included in Table 1. The township should consider alternate snow and ice melting methods. IMMEDIATE & SHORT TERM COSTS: $26,410 Installing Exterior insulation system, $1,750 Masonry Repairs RESERVE COSTS: $20,430 Exterior Painting, Caulking, and Maintenance over 12 Years
Exterior Wall Thermal Imaging Window Air Leaks Window Air Leaks
Windows & Doors The building windows are double-pane aluminum storefront style windows and wood framed encasement windows. Exterior doors include fully glazed aluminum storefront entry doors and steel man doors. Interior doors typically consist of solid wood doors in the office areas. Findings: The windows were observed to be in fair condition and will require routine maintenance during the reserve term. No evidence of seal failure was observed. Based on RUL it is estimated that the windows will not need replacement during the reserve term. The doors associated with the storefront entrances and interior doors and associated hardware were observed to be functional and in good condition. Based on RUL it is estimated that the doors will not need replacement during the reserve term. IMMEDIATE & SHORT TERM COSTS: None
HVAC Systems The building is heated and cooled via split system HVAC units, including three electric furnaces (Armstrong Air and Goodman) located in the mechanical closets, and three exterior pad-mounted 3.5 to 5-ton AC condensers (Goodman and Amana). Findings: The split systems appear to be in fair condition. Information provided indicates that the heating and cooling is adequate, but not properly balanced. The split systems will require replacement during the evaluation period. Estimated costs have been included in Table 2. An allowance for testing and balancing of the HVAC system has been included in Table 1. IMMEDIATE & SHORT TERM COSTS: $3,500 Testing & Balancing RESERVE COSTS: $7,500 AC Condenser replacement over 12 Years
Plumbing Systems Domestic hot water (DHW) is supplied by two electric 6-gallon hot water heaters. The hot water heaters are located in the mechanical closets. The restrooms have commercial grade fixtures and accessories including the toilet and sink. Findings: The plumbing systems appear to be in good condition. Information provided by the site contact indicates that the water pressure is adequate. The DHW will require replacement during the evaluation period. IMMEDIATE & SHORT TERM COSTS: $2,800 Install Circulation Pumps RESERVE COSTS: $3,000 Water Heater Replacement over 12 Years
Electrical Systems The building is serviced by overhead electrical supply lines that feeds internal circuit breakers located in the office. The building is supplied with a 120/240 volt, single phase, 3-wire electrical system. The electrical wiring was observed to be copper, installed in non-metallic sheathed cable. GFCI outlets were not observed in wet areas . Findings: The electrical equipment appeared to be in poor operational condition because of the 60-amp service being overloaded, due to service not being expanded since the construction of the building in 1967. Replacement with an adequate sized electrical box will be required. GFCI outlets will need to be installed in all wet areas. An estimated cost has been included in Table 1. IMMEDIATE & SHORT TERM COSTS: $7,600 Replace Electrical Panels RESERVE COSTS: None
Electrical Systems Overloaded Electrical Panel
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