Hampton Tuckpoint Forensic Investigative Report.pdf

FORENSIC INVESTIGATIVE REPORT

16 December 2021

Hampton VA Medical Center, Hampton, Virginia VA Project No. 590-19-114

A/E Tuck Point Caulk and Seal Buildings

Forensic Investigative Report - VA Project No. 590-19-114

A/E Tuck Point Caulk and Seal Buildings Hampton VA Medical Center, Hampton, Virginia VA Project No. 590-19-114

December 16, 2021

FORENSIC INVESTIGATIVE REPORT

Enclosed is the report requested as a supplement to the building plans for re-pointing, caulking and sealing masonry for the medical center in Hampton Virginia. The report encompasses both the causes and potential solutions for the various problems in buildings 27, 27A, 27B, 28, 31, 33, 43, 48, 114, 116, 135, 137A, 137B, 137C, 137D, 146A, 146B, 148A, 148B, 148C, 148D, 148S, and 148T. Individual reports have been created for each building.

The forensic investigation is intended to determine the source of numerous leaks that are occurring at various locations in the existing buildings and describe those repairs. The design of repairs to wall penetrations, sealants, and exterior brick veneer is included as construction documents.

Plans for phasing construction to minimize impact on the medical center are included in the construction documents. The entire process includes providing temporary barriers, temporary utilities, temporary means of entrance and egress (i.e. ramps, steps, automatic door operators, sensors, and other related items), and minimizing the impact on patient flow.

The A/E made a thorough investigation of the existing site in December of 2020. The survey for this report has been completed to obtain enough information to permit the development of a detailed report and construction documents.

Photographs and notes have been included in each section of the report to more accurately explain repairs needed and causes of continued overall building deterioration.

The VA is to handle all SHPO coordination as required.

Table of Contents: Page Building 27 (27A and 27B) 3 Building 28 26 Building 31 42 Building 33 64 Building 43 74 Building 48 85 Building 114 96 Building 116 109 Building 135 124 Building 137 131 Building 146 145 Building 148 162

Hampton VA Medical Center

Building 27

Building 27

1. Extensive brick repair and repointing is required around the entire building. Mortar is failing and mortar has been poorly repointed in places. Some brick is damaged or cracked and efflorescence is seen on all elevations.

The causes of the many concerns vary. Factors include: the age of the building, missing weeps, roof collapse from deterioration, improper drainage causing numerous issues, including foundation settling, and repair work improperly performed. Non-matching bricks are likely of a different composition which causes movement due to differing reactions to weather conditions and temperatures. From a protection as well as a historical standpoint, non-matching bricks should be replaced. Replacing the non-matching bricks at the same time as the repointing work of this project is the most economical method. Replacing non-matching bricks is not included in this project.

Cleaning of all masonry must be completed before the repair work begins. All masonry should be cleaned with Prosoco or other historically VA approved equal to remove surface dirt. Care must be taken to avoid damage to brick surfaces. The repair work is described in this report.

2. Failing brick and cracks are occurring. Many are largely due to the age requiring repointing.Some are related to water draining or standing.

3. One serious line of cracking at the northeast corner indicates the foundation is failing. The foundation is not sufficient to support the structural weight either from insufficient size or drainage problems. While this can be repointed, it would continue to fail, widening the crack. Plans for this foundation must include additional support to be added.

• Foundation-caused crack repair details:

4. The tile edge at the top of the gable wall at the roof line, and the brick parapet cap are deteriorated.

Moisture and dirt from these travel down the walls staining brick, stone, and windows. Moisture held by the horizontal mortar joints enters the walls, freezes, and cracks exterior masonry. A prefinished, powder coated metal cap with a hemmed drip edge should be placed over the repointed brick at the parapet to cover horizontal joints.

5. Missing and damaged bricks must be replaced. Loose bricks must be mortared in place securely. Non-matching bricks should be replaced. While repointing would be the least expensive time to complete this, we recommend replacing all non-matching bricks.

6. Cracked brick with shifting between the two sides at the southwest ramp indicates the footing is not adequately supporting at the corner of the ramp walls.

7. Rusting handrails are discoloring the cement. Water is being held next to the post leading to the rust. These should be sanded, epoxy painted, and sealed at the concrete connection to keep water from resting at the metal and maintain the life of the handrail.

8. Intricate brick frieze near the top of walls must be repaired and repointed to avoid failure. Mortar at the top of the parapet wall, being horizontal and exposed, absorbs the water where it passes down the wall and causes the failure. Covering the horizontal mortar with a metal cap would resolve the problem.

9. At the overhead door on the east side of the west wing, the interior and exterior brick has separated, and many are missing. This was the location at one time of the overhead door and the opening in the brick was not well cared for when the door was relocated. Patching has attempted to protect the openings but is failing. The missing bricks must be replaced, and this connection to be stabilized with mortar and brick ties.

10. In areas where the mortar has been repaired using a white Portland cement or other mortar not matching the historic, this mortar will react differently than the historic mortar to varying weather conditions and will continue to damage the brick. Non-matching mortar must be removed and replaced with mortar to match the historic during the repointing. Samples are to be submitted of the correct mortar composition and color for historic approval. On the old portion of the building all walls will be 100% repointed, on new portion approximately 10% should be repointed.

11. Newer additions do not have weep holes to release condensation from the brick. Weeps with reticulated baffles must be installed at 24” on center at the base of the brick exterior walls and above windows and doors, where missing.

12. Any abandoned items penetrating the brick or mortar should be removed to maximize the benefit of the repointing and minimize water infiltration. Damaged brick must be replaced. Brick samples will be required for historic approval. Any penetrations which are to remain in the masonry walls should be cleaned and sealed.

13. Sloppy construction detailing at the elevator enclosure left mortar over laid on the brick. The smears must be removed using a muriatic acid wash prior to repointing.

14. Openings exist between perimeter walls and the pavement surrounding the building. This allows water to enter along the foundation, deteriorating the foundation support, allowing mold growth, and damaging brick. Plant growth must be removed, and the opening treated with herbicide.

The opening must be sealed at all locations. Sidewalks and steps are in serious deterioration.

Those near the building retain water and contribute to the water damage.

15. At the undersides of concrete stoops, landings, and docks, the aging concrete is failing, partly the result of objects striking the edge. Some of these are to the point of exposing rebar. The rebar is rusting and will fail without attention. This will create a life safety risk and should be addressed.

These open spaces may be best addressed by infilling with brick to match walls if approved by SHPO. If infill of brick is not agreed to, the ground below the stoops should be sloped away from the building, and gravel added.

16. At the southeast end, near the dock, a deteriorated wood lintel improperly managed at door replacement, we recommend removing and replacing with a soldier course of brick and mortar to completely fill in opening, preventing water intrusion.

17. The air conditioning units are not well sealed around their edges.

18. Below the windows stone sills, or a stone course the length of the wall is deteriorating. No destructive investigation was performed to determine the material underlying the concrete parging. The sills must be repointed after the damage to the stone is repaired using either Cathedral stone or Jahn patch methods. Windows should be recaulked on all sides.

19. Gutters, downspouts, soffits, and roof edge flashing are all in disrepair, where they are remaining.

The problem water control surrounds the collapsed flat roof. The roof had been leaking for years and sending water to the gutters at the edge. Wind has continued to damage the weakened gutters. These items are major contributors to the water infiltration which is causing the need for brick repair and repointing. Leader boxes should be replaced, and at one location should be added.

20. The east end of Building 27 is in critically poor condition. Years of leaking has caused roof deck failure. Many holes in the failed roof are exposing the interior to excessive water damage. One area of the roof has collapsed. The windows, doors, roof structure, and walls will continue to rapidly deteriorate unless the roof is replaced. It is recommended these conditions be repaired before any brick work is begun at this building.

Roof, wood repair, and repainting is recommended.

21. At the east end, 14 older windows are repairable. Exterior of windows are in good condition.

The interior of the windows, not intended to withstand the water to which the roof failure has exposed them require repairs soon to prevent the continuing deterioration requiring replacement of windows.

22. The concrete dock has some concrete repairs recommended. There are screw holes left open, qqqqallowing water to enter the concrete which will lead to freezing.

23. Various doors, thresholds and door frames require repair due to normal rust from water exposure.

24. Many of the steel lintels over doors and windows are rusted from years of exposure to the elements. This discolors the surrounding mortar and brick and weakens the lintels. These should be cleaned, primed, and painted to avoid more expensive removal for replacement later. Mason’s flashing is missing from many exposed door and window head frames. This should be replaced as soon as possible.

25. Rusted air conditioner wall supports, which are now unused should be removed. Three window air conditioners remain in the one story, flat roof section which have wood supports. We recommend replacing wodden supports with metal supports.

26. There is fascia and other wood trim needing to be replaced. Some is damaged from flat roof drainage or damage incurred. Other areas are experiencing deterioration from lack of maintenance. Rotting or holes will hold water against the brick and mortar, continuing to damage the walls.

27. One of the critical issues at the Hampton site is poor grading sloping towards the buildings. Mold and moss develop in these areas which penetrate and break up the mortar. The recommended method for resolving this long term is to raise the grade at the building face and install a 24” wide landscape stone and concrete edge between the building exterior wall and the lawn. Where this is not feasible, grades should be reworked to achieve a positive slope and a maintenance schedule developed for monitoring the slope.

28. Below a concrete step landing an opening in the ground is no longer covered. The connection between the brick and the landing has open space. These allow water to drain unimpeded to the foundation. Although it is below the step reducing direct rain, mold and efflorescence are still developing and the mortar is failing.

If the many conditions of the building allowing water to enter the brick are not resolved prior to brick repair and repointing, the brick will remain wet and deteriorating.

Forensic Investigation - VA Project No. 590-19-114

Building 28

Building 28

1. Extensive brick repair and repointing is required around the entire building. Mortar is failing or mortar has been poorly repointed in places. Bricks are damaged or cracked and efflorescence is occurring.

The causes of the many concerns vary. Factors include: the age of the building, missing weeps, improper drainage causing numerous issues, and repair work improperly performed. A few non-matching bricks are likely of a different composition which causes movement due to differing reactions to weather conditions and temperatures. From a protection as well as a historical standpoint, non-matching bricks will be replaced.

Replacing the non-matching bricks at the same time as the repointing work of this project is the most economical method.

Cleaning of all masonry will be completed before the repair work is begun. All masonry should be cleaned with Prosoco or other historically VA approved equal to remove surface dirt. Care must be taken to avoid damage to brick surfaces. The repair work is detailed on the construction drawings. Repointing will not be completed below grade as no earthwork is included in the scope of the project.

2. Cracks are occurring in the brick. Enlarged, non-matching mortar and replaced bricks indicate this area has failed previously. The mortar used was likely Portland cement based, and thus reacted to temperature variations differently. Being stronger than the existing mortar and brick, the new mortar caused the brick to break. These cracks will be called out for repointing on the construction drawings, but the source of the original crack is not to be resolved with this project, so it is likely to fail again. Samples are to be submitted of the historically correct mortar composition and color for historic approval.

3. Inappropriately placed or poorly installed concrete parging on the ends of brick will be removed.

Missing, damaged, or loose bricks will be replaced, salvaged where possible, then carefully mortared into place, and repointed.

4. At Building 28 no weep holes exist to release condensation from the brick. Weep holes with reticulated baffles will be installed at 24” on center, at the base of the brick exterior walls and above windows and doors.

5. Any abandoned items penetrating the brick or mortar will be removed to maximize the benefit of the repointing and minimize water infiltration. Damaged brick created by water intrusion at holes will be replaced. Brick samples will be required for historical approval.

6. Historic half walls, located near doors have been damaged and have exposed tops encouraging water retention. These will require repair. Parging will be removed, if existing. The damaged areas are called out to be restored using a product such as Mimic, Cathedral Stone, or Jahn Patch.

7. An unfinished stub wall blocks access to brick for repairs and serves no apparent purpose.

8. Sealant should be placed around conduits and box wall penetrations allowing water intrusion after surface repairs and cleaning are complete.

9. Openings exist between perimeter walls and the pavement surrounding the building. This allows water to enter deteriorating the foundation, feeding mold growth, and damaging brick. Plant growth must be removed, and the opening treated with herbicide. These openings shoud be sealed at all locations.

10. The air conditioning units are poorly sealed around their edges. These should be resealed to reduce water and air intrusion.

11. The older, historic windows on Building 28 are salvageable. Several have wood pieces needing replacement, but restoration would be sufficient for most. Window repair is not in the scope of this project, but these will be recaulked on all sides. Windows should be repaired soon before additional decay increases the cost of restoration or requires the replacement of historic windows.

After the damage to the limestone is repaired using either Mimic, Cathedral stone, or Jahn patch methods, repointing will be completed at the limestone sills below the windows

12. Gutters and downspouts are beginning to rust and mold, and attachments are ready to fail due to age. Some soffits have gaps or are deteriorated. This may be due to age or the leaking gutters increasing water exposure. These are minor in terms of condition and amount of repair required, but a major factor in water control. Gutters, downspouts, and soffits are not included in this scope of work.

13. Due to years of water exposure causing rot, various doors, thresholds, and door frames require repair, including partial replacement. Rotting wood to remain will hold water against the brick allowing the mortar to begin deteriorating.

14. Steel lintels over doors and windows are beginning to rust, Mortar failing allows water intrusion.

This discolors the surrounding mortar and brick and weakens the lintels. The openings will be repointed for this project; however, this encloses the rust. We recommend that the intels be cleaned, primed, and epoxy painted prior to repointing, avoiding a more expensive removal for replacement later.

15. Rusting air conditioner wall supports will continue to mark brick and compromise mortar if not fffffffreplaced along with the repointing.

16. Fascia and other wood trim is in need of repair or replacement. These are in localized spots indicating roof leaks or gutter failing allowing excessive water infiltration. Rotting trim allows water to enter the soffit and drain at the wall edge, eventually rotting the trim below and then damaging brick walls.

17. Rotten or missing transoms at the west windows encourage water to collect inside the windows.

The brick is deteriorating from the opening retaining water, allowing it to wick up the brick. Due to water retention, the historic windows will also fail, without replacement transoms.

18. The roof at Building 28 has aged out. Roof tiles are becoming wavy and edges breaking off. Roof leaking is significant enough an attempt at stopping the leaking was made using paint on the asphalt shingles. The two-story south end needs new shingles, while the 1-story north end requires new decking as well as shingles. If the roof is not replaced the gutters and trim will continue to deteriorate.

19. Attempts have also been made to stop the leaking roof using gap insulation. The roof continues to leak and water has becomed trapped, exacerbating the problem with mold and rotting roof deck.

20. Deteriorating transoms, a gap around the transom, an overhead door missing a portion of the bottom panel, brick defacing, mildew, efflorescence, and broken mortar, are all evident at multiple locations. The transoms and doors are not to be repaired during this project. The brick will be repaired, but the unresolved water issues will cause the problem to return.

21. One of the critical issues at the Hampton site is poor grading sloping towards the buildings at all locations surveyed. Water drains to the wall and down to the foundation causing settlement and cracking walls. The sidewalks at Building 28 draining towards the building has been a known concern as some areas have had attempts to redirect the water without success. The sidewalks along the building should be replaced after regrading to slope them away from the building, transferring water to the lawn.

22. Open drainage adjacent to the building at the cleanout boot causes water to drain around the boot. This leads to mold and mortar deterioration. Pavement should be replaced, sloping away from building and open areas closed. The boot may need to be replaced.

23. Steel corner guards will be removed for repointing.New guards will be painted and installed.

24. A stone and a plywood ramp are used as entry for loading materials at one door. This is a method unsafe for loading and for pedestrians. A method for resolving is shown here but not included in the construction drawings.

If the many conditions of the building allowing water to enter the brick are not resolved prior to the brick repair and repointing, the brick will remain wet and deteriorating, and the repointing will fail in a short time.

Building 31

Building 31

1. Extensive brick repair and repointing is required around the entire building. Mortar is failing and mortar has been poorly repointed in places. Brick is damaged or cracked and efflorescence is seen on all elevations.

The causes of the many concerns vary. Factors include: the age of the building, missing weeps, improper drainage is causing numerous issues including foundation settling, and repair work improperly performed including foundation settling. Non-matching bricks are likely of a different composition which causes movement due to differing reactions to weather conditions and temperatures. From a protection as well as a historical standpoint, non-matching bricks will be replaced. Replacing the non-matching bricks at the same time as the repointing work of this project is the most economical method.

Cleaning of all masonry will be completed before the repair work is begun. All masonry should be cleaned with Prosoco or other historically VA approved equal to remove surface dirt. Care must be taken to avoid damage to brick surfaces. The repair work is detailed on the construction drawings. Repointing will not be completed below grade as no earthwork is included in the scope of the project.

2. Previously repointing has been accomplished with Portland cement mortar. Replacement of Portland cement with historically accurate lime-based mortar is called for. Portland cement is harder than historic mortar and traps moisture in walls causing damage in freezing conditions.

Portland cement mortar will be replaced with mortar to match the historic during the repointing.

Samples are to be submitted of the historically correct mortar composition and color for historic approval. The entire building will be repointed.

3. Serious cracks are occurring in the brick. These are noted to be repointed on the construction drawings. One of these cracks at the northeast corner indicates the foundation is failing to fully support the structure. While this can be repointed, it will continue to fail. This is a safety concern and so is shown to be repaired on the construction documents. Without foundation repair work, at some point, the upper left window will break. The upper right window was removed for ductwork in the past. The ductwork is no longer needed, and this window could be replaced when windows are addressed in a future project.

4. A closeup of this same elevation shows it has become wide and has previously been repointed and damaged brick replaced. The new mortar and masonry are breaking. This is evidence of a foundation settlement issue. If the brick were breaking it would indicate improper mortar. We recommend additional support for this foundation.

• Foundation-caused crack repair details

5. There are small openings between perimeter walls and the pavement surrounding the building.

This allows water to enter along the foundation, deteriorating the foundation support, allowing mold growth, and damaging the brick. Plant growth must be removed, and the opening treated with herbicide. The opening should be sealed at all locations.

6. Years of grade level exposure to water has caused the mortar at window wells to degrade to the point of missing and the bricks to move. These will be reset and repointed. Window well covers are in disrepair and being poorly revamped. The covers should be replaced but are not in the scope of this project.

7. Due to age or objects striking it, the concrete is failing at the undersides of concrete stoops and landings. Some of these failures are to the point of exposing rebar. The rebar is rusting and will fail without attention. This creates a life safety risk and should be addressed. After concrete repair, these open spaces may be best addressed by infilling with brick to match walls if approved by SHPO. If infill of brick is not agreed to, underside of stoops should be sloped, and gravel added.

8. Abandoned surface mounted conduits and any unused items penetrating the brick or mortar will be removed to maximize the benefit of the repointing and minimize water infiltration. Damaged brick will be replaced. Brick samples will be required for historic approval. Any penetrations which are to remain in the masonry walls will be cleaned and sealed.

9. Inappropriately placed or poorly installed concrete parging on the ends of brick will be removed. Missing, damaged, or loose bricks will be replaced, salvaged where possible, then carefully mortared into place and repointed.

10. Building 31 has no weep holes to release condensation from the brick. Weeps with reticulated baffles will be installed at 24” on center, at the base of the brick exterior walls and above windows and doors.

The air conditioning units are poorly sealed around their edges. These should be resealed to reduce water and air intrusion.

11. Various doors, thresholds, and door frames require repair due to normal deterioration from water exposure. One of the few historic doors remaining at Building 31 is not accessible but should be addressed soon while restoration is still feasible.

12. The condition of the windows at Building 31 is very poor. Seven windows have been removed and the openings covered with plywood. Two of the 7 removed have an air conditioner and plywood. Three grade-level windows have been bricked in and it is recommended they remain

so. Three windows have been replaced with windows not similar in character or material. Two were replaced with a similar look, though not historic. Five are historic but have air conditioning units in them, 2 by removing portions of the window.

This leaves 17 windows, half in such poor condition they are not salvageable. These various conditions bring many issues regarding moisture and heating. Replacing the 34 windows is recommended, along with installing an HVAC system to remove the need for the window air conditioning units. New windows should be installed to match the existing using the remaining historic windows as templates. Mason’s flashing is missing from many exposed window and door head frames. Window replacement, flashing, and transoms are not in the scope of this project, but these will be recaulked on all sides. The windows should be planned to be budgeted for replacement as soon as possible.

13. Lintels that may have been built-in are no longer supporting the arched openings. The brick above the arch is sagging and cracking due to missing mortar. At some windows repointing has been accomplished but is now cracking. Repointing should minimize the arch failure, but window and door lintels, if existing, should be replaced. Brick will be repointed, however lintels are outside of the scope of this project.

14. These photos show two sills that appear to be marble covered with concrete parging. Bits of the parging remain where the marble absorbed the parging. It is unknown if all of the windowsills on Building 31 are parge covered marble.

15. After the damage to the limestone is repaired using either Mimic, Cathedral stone, or Jahn patch methods, repointing around the limestone sills below the windows will be completed .

16. Due to years of exposure and poor maintenance, historic wood trim needs to be replaced while what is still intact may be salvageable. Portions are missing, allowing water free access to the brick walls. Rotting trim will hold water against the brick and mortar, continuing to damage the walls.

17. Steel corner guards will be removed for repointing and reinstalled. The guards should be replaced or repainted at the same time.

18. Downspouts, gutters, soffits, and roof edge flashing are all in poor condition on Building 31 due to age. These deficiencies are major contributors to the water infiltration which is the source of the brick and mortar damage. Downspouts, gutters, soffits, and roof edge flashing should be replaced to match the historic in size, shape, and color.

19. The roof is deteriorating due to age. The edges are waving and breaking. Flashing is poor, shown by most shingle edges at the flashing having lifted. Many other areas have lifting shingles. We ffffffffrecommend the entire roof and flashing to be replaced.

20. At the northwest corner one door has a 16” drop to the pavement. Concrete blocks, not full door width, have been placed as a temporary step. This could be a safety hazard. The asphalt slopes toward the corner leaving a pile of decaying leaves holding water against the building. The area should be repaved, and a step meeting code size added.

21. Rusting handrails are discoloring the concrete. Water is being held next to the post leading to the rust. These should be sanded, epoxy painted, and sealed at the concrete connection to keep water from resting at the metal and maintain the life of the handrail.

22. The air conditioning unit drips condensate. As the water hits the paint it is streaking the wall. A tube hose was an attempt to resolve this but has detached and hangs off the support. The units should have a proper conduit attached and be bracketed to the wall to drain at ground level.

23. One of the critical issues at all buildings of the Hampton site is poor grading sloping towards the buildings. Water drains to the wall and down to the foundation causing settling and cracking of the walls. Sidewalks are deteriorating. Sidewalks slope toward the building and collect rainwater in some locations. Water wicks up the mortar and down to the foundation.

Sidewalks along the building should be replaced after regrading to slope away from the building.

There are three walls with sod that slopes to the building. The recommendation for these 3 areas is to install a 24" wide landscape stone bed next to the brick.

24. A storm drain at the northwest entrance is located adjacent to the building. The asphalt drains toward building. Heavy rain descends the steps and becomes trapped. The recommendation is to move the storm drain into the paved area and slope the asphalt away from the building. The door appears to have been unused for many years. This door should be removed, and the steps and stairwell be filled and paved. The intent is to prevent water flooding the foundation.

25. Detailed view of the below-grade stairwell.

26. Grading with poor flashing has been recognized and a tar overlay was attempted.

Repointing will not be completed where the tar is covering the brick or below grade. Due to the tar having openings, this is an area that will continue to deteriorate the brick above as the water wicks into the mortar. The recommendation for this building is to raise the grade at the building face and install a 24" wide landscape stone bed next to the brick.

If the many conditions of the building allowing water to enter the brick are not resolved. The brick repair and repointing, will remain wet and deteriorating, causing the repointing work to fail in a short time.

Forensic Investigative - VA Project No. 590-19-114

Building 33

Building 33

1. Brick repair and repointing is required around the entire building. Mortar is failing, hidden behind painted brick. Not all poorly repointed mortar will be able to be detected behind the paint. There are missing or cracked brick. Non-matching bricks which could cause movement due to differing reactions to weather conditions and temperatures cannot be identified.

There is a large area of missing brick. The large flashing to the lower roof indicates a roof to wall issue which may be a source of this problem. A leak from the roof above could also be of concern.

Missing brick will be replaced and ties added. Flashing, and work at roof connection will have to be removed for brick work. The connection to the roof below will be replaced after brick work and repointing. This repair work is detailed on the construction drawings. Repair to the roof above is also recommended. Repointing will not be completed below grade as no earthwork is included in the scope of the project. Cleaning of all masonry will be completed before the repair work is begun. All masonry will be cleaned with Prosoco or other historically VA approved equal to remove surface dirt and loose paint. Care must be taken to avoid damage to brick surfaces.

2. Previous repointing with Portland cement will not be observable. Replacement of poorly applied mortar, where able to be seen, with historically accurate lime-based mortar is called for. Samples are to be submitted of the correct mortar composition and color (if observable) for historic approval.

3. One serious crack is noticed on the tower. This is called to be repointed on the construction drawings. The stairstep form of the crack indicates a foundation issue. While this can be repointed, it is likely to continue to reappear.

• Foundation-caused crack repair details

4. Openings exist between the perimeter walls and the pavement surrounding the building. This allows water to enter along the foundation, deteriorating the foundation support, allowing mold growth, and damaging the brick. Plant growth must be removed, and the opening treated with herbicide, then sealed at all locations. The lack of resolution is demonstrated where resealing has been accomplished before and has separated. Existing holes in pavement hold water and freezing will crack concrete eventually. We recommend these also be filled with an epoxy.

5. Building 33 has no weep holes on the old portion. Weeps exist on the newer portion, both at grade and above the doors. Unfortunately, some of the new have been mortared or painted over.

Weep holes with reticulated baffles will be installed at 24” on center, at the base of the brick exterior walls and above windows and doors on the old portion. Existing weeps will be reopened where blocked and reticulated baffles added.

6. Various windows and doors show where minor repairs are required. Windows and doors will be caulked. It is recommended sealant will be replaced around all pipe and conduit penetrations in the exterior walls.

7. Historic wood trim has been damaged or deteriorated to the extent that it needs to be replaced while what is still intact may be salvageable. Some trim is missing, and several areas have holes admitting water. Rotting trim will hold water against the brick and mortar, continuing to damage the walls.

Areas of wood will need to be removed for access to mortar joints. If not addressed this will leave an opening in the building allowing water intrusion.

8. Two sets of wooden stairs should be replaced with concrete and brick base and metal handrails to blend with the other historic elements of the building and the site.

9. One of the critical issues at all buildings of the Hampton site is poor grading sloping towards the buildings. Water drains to the wall and down to the foundation causing settling and cracking of the walls. The serious cracks in Building 33 are primarily occurring at grade level. Water wicks up the mortar and down to the foundation. There are many walls with adjoining sod that slopes towards the building. The recommendation for these areas is to raise the grade at the building face and install a 24" wide landscape stone bed next to the brick. Downspouts need to be extended to concrete splash blocks around the entire building, but this will not extend the downflow to beyond the grade sloping towards building.

10. Between the north side of the elevator tower and the main building is a narrow alcove. This will need to be sloped out of the space and with the lowest grade centered between the two walls.

The concrete pad should be raised to achieve a 2% slope. Insulated pipe should have missing insulation replaced.

If the many conditions at the building allowing water to enter the brick are not resolved prior to the brick repair and repointing, the brick will remain wet and deteriorating and the repointing will fail in a short time.

Building 43

Building 43

1. At Building 43 brick damage is occurring and is sufficient enough to question why so many bricks are chipping. Size and shape indicate an object is hitting the building. Color shows this has occurred at different times. Most of the chipping and of the repointing required at building 43 is largely located at the several feet over grade. The brick is weakened and mortar is beginning to fail from continuous drainage problems and areas where brick has exposed horizontal joints in the mortar. Missing and damaged bricks will be replaced during this project. Loose bricks will be mortared in securely. Where repointing has been done previously on Building 43, the mortar does not match in color and may be Portland cement. Replacement of the Portland cement with historically accurate mortar is called for. Repointing will not be completed below grade as no earthwork is included in the scope of the project. Cleaning of all masonry will be completed before the repair work is begun. All masonry should be cleaned with Prosoco or other historically VA approved equal to remove surface dirt. Care must be taken to avoid damage to brick surfaces.

This work required is detailed on the construction drawings.

2. Where repointing has previously been accomplished with Portland cement mortar, replacement of the Porland cement with historically accurate lime-based mortar is called for.

Portland cement is harder than historic mortar and traps moisture in the walls, breaking bricks in freezing conditions. Samples are to be submitted of the historically correct mortar composition and color for historic approval. The building will be repointed as called for on construction documents. Damaged brick will be repaired or replaced.

3. The wall abutting a handicap accessible ramp looks to be newer but has significant problems.

Exposed mortar joints at the top absorb water. The water wicks down the wall, causing the mortar to experience mold and efflorescence. The top of the wall should be covered with a prefinished, powder coated, metal coping with a hemmed drip edge or a stone copping soon after repointing.

The entire wall will be repointed.

4. There are small openings between perimeter walls and the pavement surrounding the building.

This allows water to enter along foundation, deteriorating the foundation support, allowing mold growth, and damaging the brick. The space is large enough to encourage grass and weeds. The roots will damage the brick and mortar and enlarge the opening. The weeds must be removed, and the opening treated with herbicide. Then sealed at all locations. These apparently have been sealed before without success signs of underlying ramp support problems are also indicated.

5. Splash blocks are a critical aspect of water control. Many of those at Building 43 either slope towards the building, draining water to the foundation and holding water, or are out of proper location, encouraging drainage toward the foundation, or do not exist at all. Downspouts need to be extended to concrete splash blocks around the entire building, but this will not extend the downflow to beyond the grade sloping towards building.

6. Abandoned surface mounted conduits and any abandoned items penetrating the brick or mortar will be removed and filled to maximize the benefit of the repointing and minimize water infiltration.

Damaged brick will be replaced. Brick samples will be required for historic approval. Any penetrations to remain in the masonry walls will be cleaned and sealed.

7. Inappropriately placed or poorly installed concrete parging at the tops of the windows will be removed. The surface will be stabilized using either Mimic, Cathedral stone, or Jahn patch methods.

8. Building 43 has no weep holes to release condensation from the brick. Weep holes with reticulated baffles will be installed at 24” on center, at the base of the brick exterior walls and

9. Sealant should be placed around wall penetrations after cleaning and surface repairs are complete to fffffffminimize water infiltration.

10. Several doors, thresholds, and door frames require repair or replacement. The damage is largely located near the bottom of the doors where water has wicked up from the threshold, rotting the wood over time. These doors appear to be older, of low quality, and not likely historic.

11. The condition of the windows at Building 43 is acceptable. A few windows have damage to the sill area which should be repaired soon to protect the historic windows. Wood sills may not have sloped sufficiently to drain well, or it has wicked up from the stone below. These should be re-caulked on all sides.

12. Damaged limestone occurring at windows and columns is to be repaired using either Mimic, Cathedral stone, or Jahn patch methods.

13. Historic wood trim needs to be replaced while what is still intact may be salvageable. Some trim is missing on the north porch, allowing water free access to the building. Specific gutter or roof leaks, previous or current, are indicated as condition varies significantly between pieces. Rotting trim will hold water against the brick and mortar, continuing to damage the walls.

14. Gutters, downspouts, soffits, and roof edge flashing are all in good condition on Building 43. The boots into which the downspouts drain do not seem to be handling sufficient water. The boots need to be addressed for possible blockage. If no blockage exists, the boots should be upsized.

15. One of the critical issues at all buildings of the Hampton site is poor grading sloping towards the buildings. Most of Building 43 is surrounded by sod. The slope is not poor enough to have encouraged mold yet: the area is basically flat. This keeps the water near to the building, draining away slowly. The water remaining is sufficient to begin the deterioration of the mortar. The recommendation for this building is to raise the grade at the building face and install a 24" wide landscape stone bed next to the brick.

If the many conditions of the building allowing water to enter the brick are not resolved prior to the brick repair and repointing, the brick will remain wet and deteriorating and the repointing will fail in a short time.

Building 48

Building 48

1. Extensive brick repair and repointing is required around the entire building. Mortar is failing, while mold, moss, and efflorescence is seen on all elevations. The causes of the many concerns vary.

Factors include: the age of the building, missing weeps, improper drainage is causing numerous issues, and repair work improperly performed. Approximately 75% of the building will require repointing. Samples are to be submitted for both mortar and brick of historically correct composition and color for historic approval. Missing and damaged bricks will be replaced during this project. Loose bricks will be mortared in securely. The repair work is detailed on the construction drawings. Repointing will not be completed below grade as no earthwork is included in the scope of the project. Cleaning of all masonry will be completed before the repair work is begun. All masonry should be cleaned with Prosoco or other historically VA approved equal to remove surface dirt. Care must be taken to avoid damage to brick surfaces.

2. Openings exist between walls and the pavement. This allows water to enter, deteriorating the foundation support, allowing mold growth, and damaging the masonry. Some spaces are large enough to encourage grass and weeds. The roots will damage the brick and mortar and enlarge the opening. The weeds must be removed, and the opening treated with herbicide, then sealed at all locations.

3. The ramp wall is deteriorated from water wicking down from the open mortar joints on top. This wall will be repointed entirely, some bricks replaced, and pavement edges sealed on all interior and exterior edges. A prefinished, power coated metal cap with a hemmed drip edge is recommended for the top of the wall after repointing.

4. Any abandoned items penetrating the brick or mortar will be removed to maximize the benefit of the repointing and minimize water infiltration. Open holes in masonry or steps will be mortared or repaired with Mimic, Cathedral Stone, or Jahn Patch, as appropriate. Any penetrations to remain in the masonry walls will be cleaned and sealed.

5. Building 48 has no weep holes to release condensation from the brick. Weep holes with reticulated baffles will be installed at 24” on center, at the base of the brick exterior walls and

6. Various doors, thresholds, and door frames require repair. The damage is largely located near the bottom of the doors where water has wicked up from the threshold, rotting the wood over time One of the historic doors at Building 48 is possibly beyond restoration. Repair or replacement of doors and repair of trim is recommended.

7. The condition of the windows at Building 48 varies. The upper story windows are largely in good condition, though in need of repair and painting. The 10 basement level windows are in poor condition. Three of these may not be worth restoring. Being on ground level, the basement windows receive the water standing against the walls due to poor drainage. The brick and stone sill allow the standing water to wick up to the wood. The window repair should be planned to be budgeted as soon as possible.

8. One upper window needing typical minor repair is shown above a sill that appears to be parged brick, cracking at the right end. After the damage to the sill is repaired using either Mimic, Cathedral stone, or Jahn patch methods, repointing of the sills below the windows will be completed.

9. On one wall, stained glass has been covered with wood bars holding plastic in place. The recommendation is to remove the bars and plastic and install 3/8” tempered laminated glass with a wood trim surround to secure the new glass and maintain the view of the historic glass.

10. Due to years of exposure and possibly poor maintenance, historic wood fascia, rafter extensions and trim needs to be restored while what is still intact may be salvageable. Portions of trim are missing, allowing water free access. Trim at the vent is beyond restoration from rot and splitting.

Rotting trim will hold water against the brick and mortar, continuing to damage the walls. Roof edges are in need of repair.

11. Due to age, gutters and downspouts are deteriorating and rusting, but still salvageable. These are major contributors to protecting from water infiltration and should be cared for before replacement of the historic becomes necessary.

12. The splash blocks are either leaning toward the building or missing. This drains the water at the wall and foundation and is a significant contribution to the mold and moss which deteriorate the mortar. This is a simple item to repair but will not extend the downflow to beyond the grade sloping towards building.

13. At the interior juncture of the two wings there is a tight space with a small opening for drainage.

A downspout ends in this space. Excess storm water has caused a pit to develop preventing water from exiting. Serious mold and deterioration have occurred. The walls along both sides of the alcove interior are experiencing stagnant water and masonry problems. The downspouts along the interior alcove should be connected to the storm system. Grading is necessary on all sides of Building 48.

14. Due to age and missing mortar, steel lintels over doors and windows are beginning to rust. This discolors the surrounding mortar and brick and weakens the lintels. These should be cleaned, primed, and epoxy painted. The openings will be repointed for this project; however, this encloses the rust.

15. One of the critical issues at all buildings of the Hampton site is poor grading sloping towards the buildings. Water drains to the wall where it wicks up the mortar and down to the foundation causing settling and masonry failure. The recommendation for this building is to raise the grade at the building face and install a 24" wide landscape stone bed next to the brick.

If the many conditions of the building allowing water to enter the brick are not resolved prior to the brick repair and repointing, the brick will remain wet and deteriorating and the repointing will fail in a short time.

Building 114

Building 114.

1. Building 114 consists of the original section built in the early 1940’s and a newer section with an adjoining walkway corridor. Brick repair and repointing is more extensive on the older building.

The newer section has isolated areas of repair and construction concerns. The causes of the many concerns vary. Factors include: the age of the building, missing weeps, improper drainage is causing numerous issues, and repair work improperly performed. Brick work is detailed on the construction drawings. Repointing will not be completed below grade as no earthwork is included in the scope of the project. Cleaning of all masonry will be completed before the repair work is begun. All masonry should be cleaned with Prosoco or other historically VA approved equal to remove surface dirt. Care must be taken to avoid damage to brick surfaces.

Limestone at the original building requires repointing at most locations. Newer section requires repointing at a few locations

2. A portion of the brick damage results from roof and gutter leaks swelling the material behind the fffffffbrick and causing shifting.

3. The majority of Building 114 is surrounded by sod or mulched gardens which drain towards the building. Where small openings exist between the walls and pavement surrounding the building, they allow water to enter along the foundation, deteriorating the support, allowing mold growth, and damaging the masonry. Plant growth must be removed, and the opening treated with herbicide, then should be be sealed at all locations.

4. Two limestone pieces on the original building show damage, multiple cracks and water having wicked up the wall from the limestone leading to mold on the mortar.