Transcript Basic Building Condition Survey and

Building Condition Assessment
and Documentation
Part I – Introduction
3 Day Course Prepared for Presentation at ESRU, March 10-12, 2008
Edited for Presentation at National Facilities Meeting, April 30-May 2, 2008
Mark McDonough, PE
Assistant Station Engineer
Southern Research Station
USDA Forest Service
Randy Warbington, PE
Facilities Program Manager
Southern Region
USDA Forest Service
Welcome and Introductions
National Facilities Engineering Meeting
USDA Forest Service
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Who we are
Who you are, where
you are from
Why you are here
What you hope to
learn this week
the first convention center in the nation to
receive the U.S. Green Building Council’s
LEED-EB certification
Portland, Oregon
Safety Minute
One tool regularly used in building condition assessment work is
a ladder; therefore we will do a safety minute today on
“Ladder Safety.”
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Each year about 50 workers are killed by falls from ladders.
Twice as many falls occur stepping down compared to going up
ladders.
The main cause of falls from straight and extension ladders is
sliding of the ladder base.
Proper angle for a leaning ladder should be such that the distance
from the support to the base is ¼ of the height.
For self-supported ladders or stepladders, the main cause is tipping
sideways.
A lot of workers carrying ladders hurt their backs. If possible use
two people to carry if the ladder is long.
Quiz on Proper Use of Ladders
Are there any problems here?
Course Training Objectives
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Learn how to properly conduct condition assessments on
Forest Service buildings using new agency protocols
Learn how to properly document building condition
assessments by correctly recording the applicable header
information, standard and custom work items and quantities
Learn how to properly input building condition assessment
data into I-Web for further processing, including automated
costing of needs, leading to a determination of building value
that is adjusted based upon its condition
Gain some insight in operating, maintaining and managing
public facilities
Target Audience
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Forest Service engineers, engineering technicians, recreation
technicians and other forest, district and lab and station
employees designated to conduct building condition
assessments and input data into I-Web
Contractors employed to conduct condition assessments on
Forest Service buildings
Line Officers who desire an overview of the building condition
assessment process may also find this course of interest
When and How
 Training on the new agency-standard protocols is desired prior
to conducting condition assessments on buildings beginning in
FY 2008
 Two types of training: (differences will be discussed later)
 AGLEARN short course for “basic” buildings
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no pre-requisites; completion of it is adequate for “basic” inspectors
 Full 3-day classroom and field trip course for “complex” buildings
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3 day course plus construction certification in the “Buildings” category
 Courses shall be included in the training plan for all employees
who will be conducting “basic” or “complex” building
condition assessments
 Certificate of completion will be provided for both levels
Forest Service Buildings
Summary of Forest Service
Building Inventory
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There are 40,000+ buildings owned by the Forest
Service, most of which are located on a National
Forest, an Experimental Forest or at a Research
Station
They range in size from less than 25 to over 100,000
square feet of floor space
Over 30,000 of these Forest Service buildings fall in
the smaller end of the spectrum, and are classified in
I-Web as “sheds”, “shelters”, “barns” or “pit and vault
toilets”
Definition of a “Building”
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From FSH 7509.11, section 05, a building is defined
as “a structure to support, shelter, or enclose persons,
animals, or property of any kind.”
For the purposes of input into the I-Web database the
following additional clarification is offered:
“A building is at least 8’ in total height and has a
foundation and a permanent roof”
Bird houses and dog houses are not buildings
A tent is not a building
Buildings (FS-Owned)
31,3340,000 SF
CRV > $5.4 Billion
$464,000,000 of DM
8.6% of Total Value
Most are Old; Many are Historic
*Data from 2000
Forest Service Building Value and
Condition by Unit
https://iweb.fs.usda.gov/cdwreports/Buildings_subcategory_fci_fy04.xls
Note: this is a secure link, therefore you must be logged into eAuthentication for it to work.
Also note that the +’s on the left side indicate that you can drill down to the unit of interest.
More Being Added Every Day
Basic and Complex
Buildings
Buildings classified as “Basic”
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These buildings generally coincide the ones classified
in I-Web as “sheds”, “shelters”, “barns” and “pit and
vault toilets”, although certainly some barns and
shelters especially would be classified as “Complex”
due to the presence of heating, plumbing and/or
electrical systems in them.
For the purposes of conducting condition assessments
“Basic” buildings are defined as those buildings
having no HVAC (heating, ventilation and air
conditioning), no plumbing and no electrical.
Pictorial Examples of “Basic” Forest
Service Buildings
Storage
Barn
Shed
Storage
Shed
Vault
Vault
Toilet
Toilet
MolderingPrivy
Privy
Moldering
Trail Shelter
We really have a lot of these!
Complex Buildings
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For the purposes of conducting condition assessments
“complex” buildings are defined as those buildings having one,
two or all of the following components: electrical, heating,
ventilation air conditioning, or plumbing.
Only about 1/3 of the Forest Service’s 40,000+ buildings
recorded in I-Web would be classified as “complex” for this
purpose; the rest are “basic”
The AGLEARN course is the only required training for
performing condition assessments on “basic buildings”
required of all building inspectors
To conduct condition assessments on “complex” buildings
completion of this 3-day course is required, as well as
certification as a “Buildings” construction inspector
Pictorial Examples of “Complex”
Forest Service Buildings
Office
Office
Barn
Office
Kiosk
Labor Shed
Bath
VaultHouse
Toilet
Bunk
Shelter
House
Portable Buildings
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There has been some confusion and miscommunication over how to
classify portable buildings – real or personal property?
Generally real property is defined as “Any interest in land, together with
the improvements, structures, and fixtures, including prefabricated
movable structures such as Butler-type storage warehouses and quonset
huts, and house trailers with or without undercarriages, and
appurtenances thereto, under the control of any Federal agency”
When designated by the agency for disposition separate from the
land which underlies them, portable buildings convert from real to
personal property
Portable buildings may require condition assessments to inform their
value whether they are considered to be real or personal property
Portable buildings which are real property must be input into I-web and
be maintained with appropriate maintenance funds
Once they become identified for disposition and become personal
property they should no longer be assessed maintenance fees.
Pictorial Examples of Portable Forest
Service Buildings
Real Property
Real Property
Barn
Vault Toilet
Kiosk or Shed
Portable Toilets
Not yet considered “Real”
Shelter
Not Real Property
Temporary Buildings
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May be simple, complex, or portable
Portable storage buildings and tents are examples
No indication that the FSM addresses temporary buildings or
promulgates different construction or maintenance standards
for them
The assumption is that a temporary building would not be
stored in the I-Web Inventory System, be assessed CP09 or
other maintenance fees – How long is temporary?
Temporary buildings might require condition inspections, but
as the buildings would not be inventoried in I-Web, would not
need condition assessments
Pictorial Examples of Temporary
Forest Service Buildings
Mobile Tanker Base
“Plastic” Storage Building
Tent
Temporary Office
How would you classify this one?
Buildings (Leased)
Buildings (Leased)
Laws, Standards, and
Direction Applicable to
Facility Management
Architectural Barriers Act
Accessibility Guidelines
July 23, 2004
Life Safety Code – NFPA 101
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Deals with both existing and new occupancies.
Deals with Safety issues, especially as relates to
fire protection, safe egress, etc.
Updated on a 3 year cycle.
An Occupancy Code, not a Building Code
Building Codes are primarily construction
standards - they are not really very useful or
applicable as condition assessment standards.
International Property Maintenance Code
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Provides standards for maintenance
An International Code Council (ICC)
product
Once again, condition assessments are not
primarily looking for building code violations,
instead they are more targeted to upkeep and
condition, so this code is very applicable
OSHA Standards for Workplace Safety
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Although not the major focus, this certainly is
a standard you should have some familiarity
with.
Covers almost any type of workplace situation
you are likely to encounter.
http://www.osha.gov/pls/oshaweb/owastand.
display_standard_group?p_toc_level=1&p_
part_number=1910
Others Related to Employee H&S
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Forest Service Health and Safety Code
Handbook
http://fsweb.wo.fs.fed.us/directives/fsh/6709.11/
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Quarters Rental Handbook
http://fsweb.wo.fs.fed.us/directives/fsh/6409.11/
Accessibility Standards – ADA/ABA
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ADA/ABA is concerned with adequate clearances,
slopes, heights, etc. to allow a wide diversity of users
to be able to manipulate controls and devices and
negotiate routes
Correcting deficiencies related to accessibility may
or may not be a component of DM
If it should have been accomplished post-1968
through construction or acquisition then it is DM
If it has been identified as needed to correct pre1968 construction, purchase or alteration then it is
considered to be Capital Investment
Available on-line at http://www.access-board.gov/
Example of Parking Space and Entrance
not meeting Accessibility Standards
Nice new accessible sidewalk, but no curb cut.
Historic Preservation Requirements
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Executive Orders, such as “Preserve America” require
the agency to protect significant cultural resources that
it owns and manages.
Secretary of Interior’s Rehabilitation Standards may
apply – Visit the following web site:
http://www.nps.gov/history/hps/tps/tax/rhb/stand.htm
Coordination with SHPO is usually required.
Conflicts with ADA and other standards must be
addressed.
Retrofit of Historic Structure
Often requires coordination with
State Historic Preservation Officer.
Lead-Based Paint
A typical lead paint situation might be peeling
paint on windows, doors and trim on an older
building such as this one. This is especially a
concern if the building is to be occupied by a
family having small children.
MTDC provides a good review of lead based paint legislation
 Visit:
http://www.fs.fed.us/eng/pubs/htmlpubs/htm96712354/index.htm
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Asbestos
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Applicable OSHA standards can be found at the
following web site:
http://www.osha.gov/SLTC/asbestos/standards.html
Cleanup liability needs to be recorded for each
facility
Mold
Information available at the following sites
http://fsweb.mtdc.wo.fs.fed.us/toolbox/haz/haz04.htm
http://www.inspect-ny.com/sickhouse.htm
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Hazardous Materials Use and Storage
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Everyday Hazmat User’s Training Guide
http://fsweb.mtdc.wo.fs.fed.us/everyday_haz
mat/users_guide.htm
Funds Available for Bldg Maintenance
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From Appropriations Handbook
(FSH 6509.11g):
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CP09 – for admin and research facilities
CMFC – for maintaining recreation facilities and
constructing all facilities over $250,000
CMII – for addressing deferred maintenance
RSI – for DM on recreation fee sites, next 5 years
QMQM – for quarters
Funds for Maintenance of Facilities
41.10e - Maintenance of Facilities – CMFC & CP09
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Includes both annual and deferred maintenance on all
facilities in the Forest Service inventory, such as:
1. Administrative sites, offices, service and general purpose storage
buildings, warehouses, recreation facilities, research facilities, nursery and
tree improvement buildings, airports, heliports, lookout towers, fire
management facilities, dams and fences;
2. Associated sewer, water, electrical, and telephone systems; and other
related facilities.
3. Do not charge CMFC for maintenance of special purpose buildings and
equipment, such as:
a. Maintenance of radios and the radio system that are charged through the
cost allocation process.
b. Maintenance of general-purpose buildings when a significant portion of
the building benefits other funds, such as Knutson-Vandenberg (K-V), brush
disposal (BD), or salvage sales.
Use of CP09 Funds (from PBA)
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Funds are to be used for maintenance, repair and
disposal of admin buildings, major visitor centers,
water and wastewater, dams, fire facilities, etc. not
associated with developed recreation sites.
Focus funds to maintain mission critical facilities
(identified in FRPP) in good condition.
It is not expected that funds will be returned to
where they are collected in the same proportion,
CP09 is just an assessment system for maintaining
non-recreation facilities in general.
Use of NFRW Funds
31.13 – Recreation/Heritage/Wilderness (NFRW)
 Use NFRW for the management and operation of
developed and general forest recreation sites and
activities; communication/education/interpretation of
all Recreation, Heritage and Wilderness programs;
administration of recreation special use permits;
management of Congressionally designated areas,
Wild and Scenic Rivers, and National Forest
designated Scenic Byways; visual resources
management; management of wilderness resources;
and the management of heritage resources.
Use of CMFC Funds
41.10 - Facilities Capital Improvement and
Maintenance (CMFC)
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This program is for any capital improvement project
or the maintenance of facilities already in existence
in the Forest Service’s inventory of assets or
intended to be included in the inventory of assets.
Additional Direction from PBA
Primary Purpose Guide
Funding Balance Sheet
 Agency Facility Maintenance Need (annually):
 Based on 2-4% of CRV =
 0.03 * 5.4 billion = $162 million (buildings only)
 Agency Facility DM = $460 million
 2008 Funds Available for Maintenance work
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CPO9 = $43.6 million assessed ($45 million ceiling)
CMFC Maintenance (FY08) = $59.8 million
QMQM (FY08) = $8.1 million
Totals ((08) = $111 million (buildings, water, wastewater,
dams, air tanker bases, etc.)
Comments
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Our buildings are not typical, maybe 4-6% is
more typical due to harsh exposures, remote
environments, etc.
CP09 covers dams, water and wastewater
systems, and other administrative facilities as
well as buildings
CMFC covers all recreation facilities, not just
buildings
What does this mean in words?
From the 2005 Building Block Plan (agency’s
portion of USDA’s asset management plan):
Political Climate Related to
Facility Management
OIG Audits, Agency Action Plans, Funding
OIG Report of June 1998
OIG Report of July 1998
Forest Service Response
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Protocols were developed to address the
concerns highlighted by the OIG reports
Between 1998 and 2005 the agency conducted
condition assessments and input the data into
INFRA covering some 122,727 of the 145,132
assets it controlled in the categories which
were audited by OIG
OIG Audit of Forest Service’s Financial
Performance of 2006
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OIG audit 08601-02-HY
http://www.usda.gov/oig/
webdocs/08601-02-HY.pdf
Excerpt from the Audit’s Executive
Summary:
2007 OMB Assessment Report (PAR)
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http://www.whitehouse.gov/omb/expectmore/
detail/10000450.2007.html
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http://www.whitehouse.gov/omb/expectmore/
summary/10000450.2007.html
PAR Scorecards
In 2001 almost every
agency was “red”
In 2007 USDA still has a red in financial performance
Specifically for the FS What did the PAR
indicate? What does the Red mean?
The Forest Service is unable to accurately and
completely determine the current condition of
facilities, roads, and trails and the estimated cost
to correct any deficiencies. The lack of accurate
condition Assessments leads to instances where funds
are not provided to best meet program needs and
purposes.
Agency Action Plan
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http://www.whitehouse.gov/omb/expectmore/summary/
10000450.2007.html
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Related to the task at hand (condition Assessments)
the Forest Service agreed to the following:
Break
15 Minutes