AS MY LOYAL READERS KNOW WELL, last June, the board approved a facilities restoration plan. Its execution is of course subject to the availability of funding, which I have little control over. Yet at least we have a plan, regarding our priorities and how to go about meeting our goals. Here is a status update.…
Each numbered entry below is one stage in the adopted 8-part plan. Each is followed by a brief commentary and status report.
1. Treat the termite infestations and take preventative measures.
2021: Spot treatment; contracted with termite co. for further treatment in 2022. (Contract expires in mid-2023.)
2. Replace the accessible wood that is damaged by termites or dry rot.
2021: Done, except for the shed roof, which needs replacement. (Waiting for wood prices to settle down, and for higher-priority projects to be completed.)
3. Restore and seal the stone veneer finish for the front flatwork and front steps.
2021: Completed except for a few loose ends that can be handled by Ruben and the B&G Committee. And except for the ongoing rainwater intrusion through the front steps, as detailed HERE. The plan is to have a better sealant applied to those steps before the next rainy season, in late summer 2022.
4. Conduct professional assessments and tests so as to determine location and extent of compromised structural wood (including subsequent repair of test cuts).
2021: Received an estimate from an engineering firm. 2022: Consulted with roofers. The two big remaining unknowns are: the extent of the hidden structural wood in roof and walls that has been damaged; and the extent to which that damage is still spreading. The exact scope of evaluation work has not yet been defined (awaiting some assurance that funding is likely). Yet the plan is to conduct these assessments and tests in late spring 2022.
5. Replace the roof; repair or replace compromised supporting structural wood.
2021: Received estimates from two roofers. (Prices are unstable due to supply chain issues.) The least costly approach seems to be: (1) open up the present membrane in places with known past water leaks; (2) repair any structural wood damage there; (3) close up the membrane; (4) apply a white silicone layer on top. That should last for 15 years. But the underlying wood must be absolutely dry before being sealed with silicone, and any dry rot and termite infestation must be arrested. Those conditions can be met only if: roof remains well-maintained; no rain for several months; all damaged wood is identified and replaced. (And how do we know where the damage is? That's where the earlier stage of testing comes in.) So the plan is to engage this work to be done during mid-summer 2022.
6. Waterproof and repaint the exterior walls; repair/replace structural wood.
As Melissa Tarsky told me, the famous last words in home renovation are: “While we’re at it…”—because that’s when things get expensive. While respecting that caution, I’ll nonetheless hazard an opinion that while we’re opening up the walls to do spot repairs of damaged structural wood (as located from the prior testing; see stage 5), it would also be wise to check the condition of at least 2 of the inside-the-wall connectors for the tie-rods that span the ceiling (as a representative sample, and as recommended by the 2003 HSR and a structural engineer I spoke with recently).
Furthermore, it may be prudent also to do seismic strengthening work in the walls (as recommended by the 2003 HSR). I.e., this would be a good opportunity to bring the building up to present code standards—or at least closer.
However, for these additional aspects, the board has not yet been presented with cost estimates and asked for its conditional approval. So far, I've had an initial conversation with a structural engineer about the seismic aspect. The plan is to engage this work to be done during mid-summer 2023.
7. Replumb/reconstruct the downstairs bathrooms for compliance with the Americans with Disabilities Act.
The board was asked to approve a downstairs renovation first because the plumbing there is reportedly the most in need of attention anyway. Also, such a renovation seemed more readily doable there—there’s more space to work with. Yet arguably there would be little benefit to having wheelchair-accessible bathrooms in the basement as long as the only way for anyone to get down to that level is via stairs. At any rate, I have set this project aside for the time being. (Or maybe someone — maybe you — will volunteer to see to installing a shaftless elevator in the building?)
8. Restore the sanctuary’s interior wall and ceiling finishes.
Of course this stage is the one that we all want to see — because the results will be visible and pleasing to the eye! However, I’m told that it needs to wait until stages 4–6 are completed. Otherwise the same work will need to be done twice. That brings us to late summer 2023. Hopefully we can all hang in there meanwhile, given the knowledge that the B&G Committee is working toward this end.
No comments:
Post a Comment