Appx__A_-_Condition_Assessment_Survey_Inspection_Guide.pdf

Condition Assessment Survey Inspection Guidance

1100-Roads

Condition Assessment Survey Inspection Guidance – Roads

Page i

Table of Contents

INTRODUCTION

1100 ROADS

1100 ROADS – COMPONENT INVENTORY

G BUILDING SITEWORK

G10 SITE PREPARATIONS

G1010 Site Clearing

G101006 Selective Thinning G1030 Site Earthwork

G103002 Common excavation & disposal

G20 SITE IMPROVEMENTS

G2010 Roadways & G2030 Pedestrian Paving G201001 Bases & Subbases (also G203001) G201002 Drains, inlets, curbs & gutters (also G203002) G201003 Surfaces (also G203003) G201004 Marking & signage G201005 Guardrails & barriers (also G203004)

G2040 Site Development G204001 Fencing & gates G204002 Retaining walls G204005 Signage

G2050 Landscaping

G30 SITE MECHANICAL UTILITIES

G3030 Storm Sewer G303001 Storm sewer piping G303002 Storm sewer manholes G303004 Culverts G303005 Headwalls, drop inlets & catch basins

INTRODUCTION

This document contains the inspection guidance for roads. In some cases, major site mechanical systems and components will be housed in outlying buildings. Where this exists, the building structure will be inspected using the guidelines found in the document titled, Inspection Guidance

– Buildings, while the components associated with the roads will be inspected using the guidelines found in this document.

The condition inspection should include a complete visual inspection of all architectural, civil/structural components. The field inspection should be performed using both a system and component inspection method to identify all maintenance and repair deficiencies that need correction. The inspector should determine if there is sufficient evidence to warrant complete replacement of a system versus repairing only specific items of the system. (e.g. repairing a pot hole as opposed to replacing a large stretch of pavement).

A systematic approach to visual inspections must be utilized to document all problems that the inspection should reveal. Some deficiencies announce themselves, such as leaning fences or sinking pavement. However, many deficiencies are more subtle and will require further examination. During the inspection, the inspector should thoroughly document the information that will be needed in the preparation of cost estimates and inspection reports. At a minimum, the following should be recorded for each deficiency:

The corrective action should be specified with the appropriate verb (e.g. Repair, Replace, Prepare and Paint, Realign, Adjust, Remove).

The deficiency should be defined (e.g. pot hole, embankment erosion, etc.).

Location data should be provided (e.g. 1.52 miles from beginning of road or N38.12345°, W77.12345°).

Data should be quantified in sufficient detail to permit later development of budget level cost estimates (e.g. 100 square-yards of 6-inch crusher run, or 25 linear feet of 24-inch reinforced concrete pipe, or 7 each).

At the beginning of each section, a list of life-cycle estimates will be provided for actions ranging from recurring maintenance tasks to major system replacements. The life-cycle estimates assume that each component will experience normal wear-and-tear and that proper maintenance and repair is provided over the life-cycle. The site should use these estimates as general guidance, noting any deviation based on local conditions or facility usage as described below.

In some cases, local conditions may alter the life-cycle estimates. For example, under normal circumstances a concrete pipe has an estimated 25-year service life. However, if a site has existing knowledge of acidic water due local geology, it might expect to replace its culverts every fifteen years due to the local conditions. The life-cycle estimates may also require alteration due to the different levels of activity.

Roads

Roads are comprised of various different components within the Uniformat II work breakdown structure (WBS). The authors of the inspection guidance have made a concerted effort to include every applicable component from the Uniformat II WBS that may be associated with roads;

thereby producing a self-contained guidance document. The primary systems are found in Uniformat G10 Site Preparations, G20 Site Improvement and G30 Site Mechanical Utilities. The term “Building Sitework” is taken from the Uniformat II WBS but are applicable to all road related features.

1100 ROADS – COMPONENTS

1100, 1200 Road Road

Worksheet Equipment Type

1 G201003 SURFACES – Paved / Unpaved Surfaces

2 G201005 GUARDRAILS & BARRIERS - Traffic Barrier

3 G204001 FENCING & GATES - Fences, Gates

4 G204002 RETAINING WALLS - Retaining Walls

5 G204005 SIGNAGE - Signs

6 G303004 CULVERTS - Culverts

G BUILDING SITEWORK

Life-Cycle Estimates:

Item: Years Item: Years

Roads

Culvert - Plastic 100

Culvert – Concrete 35 Guard Rail – Steel 25

Culvert – Metal 25 Guard Rail – Wood 15

Paved Surface (Bituminous) 20 Curb & Gutter - Concrete 35

Paved Surface (Concrete) 40

Pavement Markings (Water Born) 3

Pavement Markings (Epoxy) 5

Pavement Markings (Thermoplastic) 7

Other Systems

Fencing/Gates – Wood 10 Signage - Metal 20

Fencing/Gates – Metal 20 Signage - Concrete 30

Fencing/Gates – Concrete 30 Signage - Masonry/Stone 30

Fencing/Gates -Masonry/Stone 33

Signage – Wood 10

G10 Site Preparations

This system includes assemblies for miscellaneous sitework such as clearing and grubbing, demolition and relocation, various earthwork tasks, and other site preparation and cleanup requirements. Hazardous cleanup is not included but is the subject of another WBS.

G1010 Site Clearing

This covers the different assemblies and options available for clearing of a site, tree and stump removal, burning, grubbing, chipping, and load and haul assemblies for removal of the cleared material.

G101006 Selective Thinning

This is the selective removal of trees and underbrush without requiring extensive clearing and/or grubbing of the site.

Checks to be made:

Roadside Obstacles

Check for tree stumps and limbs encroaching into the clear zone as defined by the AASHTO Roadside Design Guide, Design Clear Zone Distances for State Highways Outside of Incorporated Cities.

Check drainage structures (ditches, culverts, and inlets) for excessive vegetation and underbrush. Ditches should be clear. Drainage structures should be clearly visible and accessible by maintenance personnel.

G1030 Site Earthwork

Included are assemblies and options for site work such as grading, excavation, filling, compaction, stabilization, etc.

G103002 Common excavation & disposal

This is excavation for roads, sidewalks, curbs, and trenching for underground utilities.

Excavation may be carried out by a variety of equipment sizes and types. Disposal of the excavated material is also included.

Channels

Check for accumulated sedimentation.

Erosion and bank cutting

Weeds, logs, or other obstructions reducing channel capacity

Condition of riprap or other works of improvement

Undermining

Damage of deterioration

Adjacent channel scouring

G20 Site Improvements

This includes improvements such as parking lots, sidewalks, roadways, fencing, retaining walls, and landscaping.

G2010 Roadways & G2030 Pedestrian Paving

This subsystem includes options for access, arterial, or interstate roadways. A variety of pavement types and thickness are available.

G201001 Bases & Subbases (also G203001)

These are the compacted and prepared gravel or soil layers that are placed prior to the installation of the final surface. The subbase is placed and compacted before the base layer is applied. Inspection of base and subbases applies primarily to unpaved roads.

High Shoulders (secondary ditches)

Standing water on the roadway surface which seeps into the subgrade, causing a general softening of the entire roadway.

Excessive vegetation impeding water runoff.

Rutting; longitudinal depressions in the wheel paths caused by high moisture content in the subsurface soil or base, inadequate surface course thickness, or heavy traffic loads.

Corrugating (“Washboarding”); a series of ridges and depressions across a road surface caused by lack of surface cohesion.

Depressions; localized low areas one or more inches below the surrounding road surfaces caused by settlement, excessive moisture content, and improper drainage.

Potholes

G201002 Drains, inlets, curbs & gutters (also G203002)

This is the drainage system for the selected roadway type. Options include curb and gutter drains or area drains with grates.

Checks to be made on all concrete structures:

Erosion or Scouring: Voids; undermining of structure.

Cracks and spalling: Cracks; staining of concrete surface with signs of efflorescence deposit and spalling of cracks; reinforcing bars exposed.

Scaling and Popouts: Loss of mortar; exposed aggregate; reinforcing bars exposed.

Joints - Backwall and Wingwalls: Joint separation or movement.

Checks to be made on all masonry/stone structures:

Erosion or Scouring: Voids; undermining of structure.

Deteriorated mortar joint material: Cracked mortar joint material; Loose/missing mortar joint material.

Out of plumb: More than 3" in 8'.

Damage bricks, stones or CMU: Cracked, split, damaged; Loose, missing.

G201003 Paved surfaces (also G203003)

This is material that is placed atop the base layer to provide the driving surface.

Check for alligator cracking; a series of interconnecting cracks resembling alligator skin or chicken wire which usually occur in the wheel path.

Check for longitudinal cracking; cracks which are parallel to the pavement centerline or asphalt lay down direction.

Check for Transverse cracking; cracks perpendicular to the pavement centerline.

Check for potholes (or patches); a bowl-shaped hole in the pavement surface.

Check for rutting; surface depressions in the wheel paths.

G201004 Marking & signage

This includes roadway signage and pavement painting. Assemblies are included for traffic signs and posts and intersection, crosswalk, or other pavement painting or striping.

Check for loss of reflective properties.

Check for peeling or flaking of thermoplastic markings

G201005 Guardrails & barriers (also G203004)

This is any associated guardrails or barriers that are required for the selected roadway type.

Guardrail is a fence-like construction built at the outer most edge of the roadway or sidewalk. The primary function of the guardrail is safety, to keep errant vehicles from driving off the edge of the road and to guard and guide the movement of pedestrian traffic. Guardrail must also smoothly redirect the vehicle in such a manner that the vehicle does not overturn and the guardrail does not fail.

On older roads, guardrail often consisted of timber planks nailed together in a picket fence like arrangement. More recently, railings are made of steel angles, welded steel tubing or "W" shape rail supported by a wide flange post replacing the timber railing.

Solid concrete barriers (jersey barrier) are also commonly used today.

Inspection of proper design and placement of guardrail should be conducted by a licensed engineer. Assessors should document any obvious safety issues (unprotected fixed objects in clear zones, large or steep slopes, etc) and report them to center engineers for further review. Additional information on guardrail design can be found in A Policy On Geometric Design of Highways and Streets published by the American Association of State Highway and Transportation Officials (AASHTO) and state roadside design guides.

Checks to be made:

Timber Railing and Post:

Weathering: Surface of wood is rough and corrugated and member may be warped; surface of wood is rough and corrugated with cracks partially through the wood member, may have minor section loss; warped member; large cracks extend deeply or completely through the wood; wood is crumbly and seriously deteriorated.

Decay (Decay from rot/fungus is most likely to occur at connections, splices, support points or around bolt holes. This may be due either to the tendency of such areas to collect and retain moisture, or to bolt holes or cuts being made in the surface after the preservative treatment has been applied.): Moist and stained or discolored area, signs of fungi, surface is solid; surface spongy, member may shown signs of crushing; brown and white - discolored area, member may show section loss and crushing.

Parasites: (Termites, carpenter ants, powder post beetles): Pinholes with dark stain area around the holes; holes, surface sag, and sawdust observed; surface channels, and crushing of the member.

Post Connections: Loose fasteners; broken, split or damaged; missing fasteners or anchorage.

Corrosion at Post Anchors: Surface rust no pitting evident; corrosion evident pitting and blistering of base material; corrosion evident with loss to base section.

Vehicular Damage: Railing out of alignment; post out of alignment; railing shattered or damaged; post shattered or damaged member.

Ground settlement resulting in lowered railing height.

Concrete barriers:

Cracks and spalling: Cracks; staining of concrete surface with signs of efflorescence deposit and spalling of cracks; reinforcing bars exposed.

Scaling and Popouts: Loss of mortar; exposed aggregate; reinforcing bars exposed.

Vehicular Damage: Member out-of-alignment; shattered or major damage to member.

Ground settlement resulting in lowered railing height.

Steel Railing and Post:

Corrosion Railing or Post: Surface rust no pitting evident; corrosion evident pitting and blistering of base material; corrosion evident with loss to base section.

Post Connections: Loose bolts or fasteners; broken or missing bolts.

Rail Connections: Loose bolts or fasteners; broken or missing bolts.

Corrosion at Post Anchors: Surface rust no pitting evident; corrosion evident pitting and blistering of base material; corrosion evident with loss to base section.

Vehicular Damage: Railing out of alignment; post out of alignment; post broken or missing; railing broken or missing.

Ground settlement resulting in lowered railing height.

Reflective Devices:

Check for missing or damaged reflective surfaces.

Check for reflector misalignment that might impact visibility

G2040 Site Development

Included are assemblies for on-site construction of fences, retaining walls, signage, landscaping, and other site improvements.

G204001 Fencing & gates

A fence consists of a line of posts secured to the ground and connected with railing, pickets, planks, braces and other fence members secured in place. Posts out of plumb may be checked by eye sight, string line, or by transit. Wood gates are constructed with wood rails, pickets, planks, braces and other members securely fastened into a single unit. Metal gates are fabricated with pipe/tube framing covered with metal chain link or other woven wire mesh preformed panel or metal laced fabric and kept in shape with wires, rods or turn buckles. Security components such as barbed, razor or concertina wire may be installed around the top of a fence, either directly to the posts or on a metal angle bracket attached to top of the posts.

Checks to be made:

Fencing & Gates - Fence Panels – Wood:

Splits/cracking/broken: Surface fibers separated extending over entire member, less than 25 percent of thickness affected; Surface fibers separated extending over entire member, greater than 25 percent of thickness affected; Physically damaged and broken.

Rot, fungus or decay: Moist stained area; Discolored, soft or crushed area.

Parasite damage: Holes less than 1/8" diameter, surface sag, and frass observed; Large holes greater than 1/8" diameter surface channels, punctures, and crushing.

Out of plumb: More than 3" in 8'.

Erosion/vegetation: Soil erosion under fence wall; Vines, trees or shrubs climbing over or growing into fence.

Fencing & Gates - Fence Panels – Metal:

Defective fence fabric: Loose or sagging fence fabric greater than 2" in 8';

Damaged or missing fence fabric.

Defective fence panels: Loose fence panels; Damaged or missing fence panels.

Loose connections/anchorage: Loose bolts or wire fasteners; Loose or bent railing; Missing or broken components.

Out of plumb: More than 3" in 8'.

Corrosion: Missing protective coating-galvanizing/paint no pitting evident;

Corrosion evidenced by pitting or blistering; Rust/corrosion evidenced loss of base metal.

Erosion/vegetation: Soil erosion under fence wall; Vines, trees or shrubs climbing over or growing into fence.

Fencing & Gates - Fence Panels – Concrete:

Cracking: Hairline cracks to 1/16" wide; Wide cracks more than 1/16" wide;

Disintegration of concrete surfaces, with loss of surface exceeding depth of 2".

Spalling: Less than 1" deep or 6" in diameter; More than 1" in depth or greater than 6" in diameter, or loss of more than 10 percent of surface area of a member;

Disintegration of surface area, with corrosion of exposed reinforcing steel.

Scaling: Loss of surface up to 1/2" deep, with exposure of coarse aggregates;

Loss of surface from 1/2" to 1" deep with coarse aggregates clearly exposed;

Loss of surface exceeds 1", reinforcing steel usually exposed.

Reinforcing steel corrosion: Rusting/discoloration evident, cracks occurring parallel to reinforcement.

Out of plumb: More than 3" in 8'.

Erosion/vegetation: Soil erosion under fence walls; Vines, trees or shrubs climbing over or growing into fence.

Fencing & Gates - Fence Panels – Masonry/Stone:

Deteriorated mortar joint material: Cracked mortar joint material; Loose/missing mortar joint material; Eroded mortar greater than 1/2" deep.

Out of plumb: More than 3" in 8'.

Damage bricks, stones or CMU: Cracked, split, damaged; Loose, missing.

Erosion/vegetation: Soil erosion under fence wall; Vines, trees or shrubs climbing over or growing into fence.

Fencing & Gates - Fence Posts – Wood:

Splits/cracking/broken: Surface fibers separated extending over entire member, less than 25 percent of thickness affected; Surface fibers separated extending over entire member, greater than 25 percent of thickness affected; Physically damaged and broken.

Rot, fungus or decay: Moist stained area; Discolored, soft or crushed area.

Parasite damage: Holes less than 1/8" DIA, surface, sag, and frass observed;

Large holes greater than 1/8" diameter surface channels, punctures, and crushing.

Out of plumb: More than 3" in 8'.

Erosion/vegetation: Soil erosion around posts; Vines, trees or shrubs climbing over or around posts.

Fencing & Gates - Fence Posts – Metal:

Loose connections/anchorage: Loose bolts or wire fasteners; Loose or bent pipe posts or railing; Missing or broken components.

Out of plumb: More than 3" in 8'.

Corrosion: Missing protective coating-galvanizing/paint no pitting evident;

Corrosion evidenced by pitting or blistering; Rust/corrosion evidenced loss of base metal.

Erosion/vegetation: Soil erosion around posts; Vines, trees or shrubs climbing over or around posts.

Fencing & Gates - Fence Posts – Concrete:

Cracking: Hairline crack ;Wide cracks more than 1/16" wide; Disintegration of concrete surfaces, with loss of surface exceeding depth of 2".

Spalling: Less than 1" deep or 6" in diameter; More than 1" in depth or greater than 6" in diameter, or loss of more than 10 percent of surface area of a member;

Disintegration of surface area, with corrosion of exposed reinforcing steel.

Scaling: Loss of surface up to 1/2" deep, with exposure of coarse aggregates;

Loss of surface from 1/2" to 1" deep with coarse aggregates clearly exposed;

Loss of surface exceeds 1", reinforcing steel usually exposed.

Reinforcing steel corrosion: Rusting/discoloration evident, cracks occurring parallel to reinforcement.

Out of plumb: More than 3" in 8'.

Erosion/vegetation: Soil erosion around posts; Vines, trees or shrubs climbing over or around posts.

Fencing & Gates - Fence Piers – Masonry/Stone:

Deteriorated mortar joint material: Cracked mortar joint material; Loose/missing mortar joint material.

Out of plumb: More than 3" in 8'.

Damage bricks, stones or CMU: Cracked, split, damaged; Loose, missing.

Erosion/vegetation: Soil erosion around piers; Vines, trees or shrubs climbing over or around piers.

Fencing & Gates - Gates – Wood:

Defective gate: Surface fibers separated extending over entire member, less than 25 percent of thickness affected; Surface fibers separated extending over entire member, greater than 25 percent of thickness affected; Damaged or missing wood sections.

Rot, fungus or decay: Moist stained area; Discolored, soft or crushed area.

Parasite damage: Holes less than 1/8" diameter, surface sag, and frass observed; Large holes greater than 1/8" diameter, surface channels, punctures, and crushing.

Out of plumb: More than 3" in 6'.

Connections: Loose wood at connection site; Broken, split, or damaged wood at connection site.

Missing fasteners or anchorage.

Fencing & Gates - Gates – Metal:

Defective gate fabric: Loose or sagging gate fabric; Damaged or missing gate fabric.

Defective gate panels: Loose gate panels; Damaged or missing gate panels.

Loose connections: Loose bolts or wire fasteners; Loose or bent pipe post/bracing; Missing or broken hinges, latches or other components.

Out of plumb: More than 1/2" in 6'.

Corrosion: Missing protective coating-galvanizing/paint no pitting evident;

Corrosion evidenced by pitting or blistering; Corrosion evidenced by loss of base metal.

Fencing & Gates - Security Wires:

Loose Connections: Loose brackets or bolts; Missing or broken brackets or bolts.

Defective wire: Loose or sagging wire; Broken or missing wire.

Corroded wire: Missing protective coating-galvanizing/paint no pitting evident;

Corrosion evidenced by loss of base metal.

Corroded brackets: Missing protective coating-galvanizing/paint no pitting evident; Corrosion evidenced by pitting or blistering; Corrosion evidenced by loss of base metal.

G204002 Retaining walls

These are structures used to prevent the flow or lateral movement of soil. Assemblies exist for cast-in-place concrete retaining walls.

Check for:

Leaning and Bulges

Creepers and vines are causing damage (paint peeling, joint deterioration etc.)

Plants holding water against structure

Tree roots damaging structure

Insect/termite infestation and decay on wood members

Masonry & Mortar: The inspector should pay particular attention to loose mortar joints, cracks, stains and wet spots on the wall.

Cracks can be horizontal, vertical, diagonal, hairline or major. Document the nature of the crack, explaining as best as possible the causes of the cracks.

Mortar: Inspect mortar joints to determine if they are loose or missing and evaluate their condition as good, fair or poor.

Brick: Check for stains, wet spots, bulges, spalling, efflorescence, and missing brick.

Stone: Inspect stone work for wet spots, stains, spalling, bulges, and florescence.

G204005 Signage

Regulatory, directional and informational signs displayed to convey direction or information. In addition to the sign condition checks below, assessors should identify deficiencies associated with readability of the sign text.

Checks to be made:

Signage – Wood:

Loose, damaged, illegible or missing sign face: Loose sign face; Damaged sign face; Illegible sign face; Missing sign face.

Splits/cracks/broken posts: Surface fibers separated, less than 25 percent of thickness affected; Surface fibers separated, greater than 25 percent of thickness affected; Physically damaged and broken.

Rot, fungus or decay of posts: Moist stained area; Discolored, soft or crushed area.

Parasite damage of posts: Holes less than 1/8", surface, sag, and frass observed; Large holes greater than 1/8", surface channels, punctures, and crushing.

Out of level: Less than or equal to 3" in 4'; More than 3" in 4'.

Out of plumb: Less than or equal to 3" in 8'; More than 3" in 8'.

Erosion/vegetation: Soil erosion around posts; Vines, trees or shrubs climbing over or obscuring sign.

Signage – Metal:

Loose, damaged, illegible or missing sign face: Loose sign face; Damaged sign face; Illegible sign face; Missing sign face.

Out of level: Less than or equal to 3" in 4'; More than 3" in 4'.

Out of plumb: Less than or equal to 3" in 8'; More than 3" in 8'.

Corrosion of posts: Surface corrosion no pitting evident; Corrosion evidenced by pitting or blistering; Rust/corrosion evidenced loss of base metal.

Erosion/vegetation: Soil erosion around posts; Vines, trees or shrubs climbing over or obscuring sign.

Signage – Concrete:

Loose, damaged, illegible or missing sign face: Loose sign face; Damaged sign face.

Illegible sign face; Missing sign face.

Cracking: Hairline crack; Medium cracks 1/16" wide; Wide cracks more than 1/16" wide; Disintegration of concrete surfaces, with loss of surface exceeding depth of 2".

Spalling: Less than 1" deep or 6" in diameter; More than 1" in depth or greater than 6" in diameter, or loss of more than 10 percent of surface area of a member;

Disintegration of surface area, with corrosion of exposed reinforcing steel.

Scaling: Loss of surface up to 1/2" deep, with exposure of coarse aggregates;

Loss of surface from 1/2" to 1" deep with coarse aggregates clearly exposed;

Loss of surface exceeds 1", reinforcing steel usually exposed.

Reinforcing steel corrosion: Rusting/discoloration evident, cracks occurring parallel to reinforcement.

Out of level: Less than or equal to 3" in 4'; More than 3" in 4'.

Out of plumb: Less than or equal to 3" in 8'; More than 3" in 8'.

Erosion/vegetation: Soil erosion around posts; Vines, trees or shrubs climbing over or obscuring sign.

Signage – Masonry/Stone

Loose, damaged, illegible or missing sign face: Loose sign face; Damaged sign face; Illegible sign face; Missing sign face.

Deteriorated mortar joint material: Cracked mortar joint material; Loose/missing mortar joint material.

Out of level: Less than or equal to 2" in 8'; More than 2" in 8'.

Out of plumb: Less than or equal to 3" in 8'; More than 3" in 8'.

Damage bricks, stones or CMU: Cracked, split, damaged; Loose, missing.

Erosion/vegetation: Soil erosion around sign footing; Vines, trees or shrubs climbing over or obscuring sign.

G2050 Landscaping

Assemblies are included that improve the appearance of the site by planting, seeding, and sodding.

Loss of topsoil and plantings from storm runoff

Need for cutting or spraying

Need for reseeding

Need for fertilizing

Evidence of overgrazing, damage by wildlife, or center visitor social paths.

G30 Site Mechanical Utilities

G3030 Storm Sewer

This includes construction of storm water collection systems. Storm pond construction is included in G103001 and G204008.

G303001 Storm sewer piping

This includes installation of piping for collection of storm water.

Checks to be made on all concrete pipes:

Cracks and spalling: Cracks; staining of concrete surface with signs of efflorescence deposit and spalling of cracks; reinforcing bars exposed.

Scaling and Popouts: Loss of mortar; exposed aggregate; reinforcing bars exposed.

Joints (e.g., backwall and wingwalls): Joint separation or movement.

G303002 Storm sewer manholes

This includes construction and installation of manholes for storm water collection systems. A manhole is an opening with a detachable cover that gives access to an enclosed area, typically a sewer, drain, or tank.

Check manhole for deterioration, cracks/spalling concrete, exposed reinforcing, erode joints (CMU), and/or loose/broken/displaced bricks.

Check manhole for damage, bent/damaged frame/manhole cover, damaged/broken ladder, missing rungs, missing cover, and/or offset manhole frame/entrance.

Check for debris.

G303004 Culverts

This includes construction and installation of culverts for storm water systems.

Erosion or Scouring: Voids; undermining of structure.

Joints and connections to anti-seep collars shall be completely watertight.

Check for signs of physical damage, abrasions, or dents.

Check for loss of protective coatings.

Check for damaged connections, missing or damaged fasteners.

Concrete Culverts

Check for concrete deficiencies

Steel Culverts

Check for signs of corrosion.

Check for broken welds.

Plastic Culverts

Check for collapses pipe sections

G303005 Headwalls, drop inlets & catch basins

This includes construction of headwalls and installation of catch basins for storm water systems. Headwalls are concrete structures at the ends of a culvert to protect the embankment slopes, anchor the culvert, and prevent undercutting. A drop inlet is a type of inlet structure which conveys the water from a higher elevation to a lower outlet elevation smoothly without a free fall at the discharge. A catch basin is a sedimentation area designed to remove pollutants from runoff before being discharged into a stream or pond.

Cracks and spalling: Cracks; staining of concrete surface with signs of efflorescence deposit and spalling of cracks; reinforcing bars exposed.

Scaling and Popouts: Loss of mortar; exposed aggregate; reinforcing bars exposed.

Joint separation or movement.

Condition Assessment Survey Inspection Guidance

4100-Buildings

Condition Assessment Survey Inspection Guidance – 4100 Buildings

Revised: September 26, 2003 Page i

Table of Contents

4100 BUILDINGS

4100 BUILDINGS – COMPONENT INVENTORY

INTRODUCTION

A SUBSTRUCTURE

A10 FOUNDATIONS

A1010 Standard Foundations A1020 Special Foundations A1030 Slab on Grade

A20 BASEMENT CONSTRUCTION

A2010 Basement Excavation A2020 Basement Walls

B SHELL

B10 SUPERSTRUCTURE

B1010 Floor Construction B1020 Roof Construction

B20 EXTERIOR CLOSURE

B2010 Exterior Walls B2020 Exterior Windows B2030 Exterior Doors

B30 ROOFING

B3010 Roof Coverings B3020 Roof Openings

C INTERIORS

C10 INTERIOR CONSTRUCTION

C1010 Interior Partitions C1020 Interior Doors C1030 Fittings

C20 STAIRS

C2010 Stair Construction C2020 Stair Finishes

C30 INTERIOR FINISHES

C3010 Wall Finishes C3020 Floor Finishes C3030 Ceiling Finishes

D SERVICES

D10 CONVEYING

D1010 Elevators and Lifts D1020 Escalators and Moving Walks D1090 Other Conveying Systems

D20 PLUMBING

D2010 Plumbing Fixtures D2020 Domestic Water Distribution D2030 Sanitary Waste D2040 Rain Water Drainage D2090 Other Plumbing Systems

Revised: September 26, 2003 Page ii

D30 HVAC

D3010 Energy Supply D3020 Heat Generating Systems D3030 Cooling Generating Systems D3040 Distribution Systems D3050 Terminal & Package Units D3060 Controls and Instrumentation D3070 Systems Testing & Balancing D3090 Other HVAC Systems and Equipment

D40 FIRE PROTECTION SYSTEMS

D4010 Sprinklers D4020 Standpipes D4030 Fire Protection Specialties D4090 Other Fire Protection Systems

D50 ELECTRICAL

D5010 Electrical Service and Distribution D5020 Lighting & Branch Wiring D5030 Communications & Security D5090 Other Electrical Systems

E EQUIPMENT AND FURNISHINGS

E10 EQUIPMENT

E1010 Commercial Equipment E1020 Institutional Equipment E1030 Vehicular Equipment E1040 Other Equipment

E20 FURNISHINGS

E2010 Fixed Furnishings E2020 Movable Furnishings

F SPECIAL CONSTRUCTION & DEMOLITION

F10 SPECIAL CONSTRUCTION

F1010 Special Structures F1020 Integrated Construction F1030 Special Construction Systems F1040 Special Facilities F1050 Special Controls and Instrumentation

F20 SELECTIVE BUILDING DEMOLITION

F2010 Building Elements Demolition F2020 Hazardous Components Abatement

Revised: September 26, 2003 Page 1

4100 BUILDINGS

Asset Category 4100 Buildings is comprised of various different components within the Uniformat II work breakdown structure (WBS). The authors of the inspection guidance have made a concerted effort to include every applicable component from the Uniformat II WBS that may be associated with buildings; thereby producing a self-contained guidance document. The primary systems for buildings are found in the following Uniformat sections: A - Substructure, B - Shell, C

- Interiors, D - Services, E - Equipment and Furnishings, and F - Special Construction & Demolition.

The inspection guidance for the following subsystems within G - Building Sitework are published separately in various Asset Categories: G10 - Site Preparations, G20 - Site Improvements, G30 - Site Mechanical Utilities, G40 - Site Electrical Utilities, and G90 - Other Site Construction.

Revised: September 26, 2003 Page 2

4100 BUILDINGS – COMPONENTS

4100 Buildings

Number Equipment Type

1 B2010 EXTERIOR - Wall Finish

2 B2020 EXTERIOR - Window

3 B2030 EXTERIOR - Doors

4 B3010 ROOFING - Coverings

5 D1010 CONVEYING - Elevators

8 D2020 PLUMBING Domestic Water Distribution - Backflow Preventers

6 D2020 PLUMBING Domestic Water Distribution - Pump

7 D2020 PLUMBING Domestic Water Distribution - Valve

8 D2030 PLUMBING Sanitary Waste - Backflow Preventers

6 D2030 PLUMBING Sanitary Waste - Pump

7 D2030 PLUMBING Sanitary Waste - Valve

13 D3020 HVAC Heating Generating Systems - AC Package Unit

9 D3020 HVAC Heating Generating Systems - Boilers

6 D3020 HVAC Heating Generating Systems - Pump

13 D3030 HVAC Cooling Generating Systems - AC Package Unit

10 D3030 HVAC Cooling Generating Systems - Chillers

11 D3030 HVAC Cooling Generating Systems - Condenser Units

12 D3030 HVAC Cooling Generating Systems - Cooling Towers

15 D3040 HVAC Distribution Systems - Air Handling Units

21 D3020 HVAC Heating Generating Systems - Furnace

14 D3090 HVAC Systems & Equipment Other - Air Compressors

16 D4010 FIRE PROTECTION SYSTEM Other - Fire Extinguishing Systems

D4010 FIRE PROTECTION SYSTEM Sprinklers - Fire Extinguishing Systems

18 D5030 ELECTRICAL Communication & Security - Fire Alarms Systems

17 D5090 ELECTRICAL Systems Other - Generator

19 D5090 ELECTRICAL Systems Other - UPS Systems

20 E3010 RENTAL UNITS - Rental Units

Revised: September 26, 2003 Page 3

INTRODUCTION

The facility condition inspection should include a complete visual inspection of all architectural, civil/structural, mechanical, and electrical components of each facility. The field inspection should be performed using both an system and component inspection method to identify all maintenance and repair deficiencies that need correction. The inspector should determine if there is sufficient evidence to warrant complete replacement of a system versus repairing only specific items of the system. (e.g. replacing all the windows in a facility versus repairing some windows throughout the facility; or replacing the entire floor covering rather than only repairing only certain parts).

A systematic approach to visual inspections must be utilized to document all problems that the inspection should reveal. Some deficiencies announce themselves, such as a steam leak or ponding on a roof. However, many deficiencies are more subtle and will require further examination. During the inspection, the inspector should thoroughly document the information that will be needed in the preparation of cost estimates and inspection reports. At a minimum, the following should be recorded for each deficiency:

The corrective action should be specified with the appropriate verb (e.g. Repair, Replace, Prepare and Paint, Realign, Adjust, Remove).

The deficiency should be defined (e.g. cracked window, leaking steam valve packing, missing door hinge, corroded metal window frame).

Location data should be provided (e.g. northeast corner of lower roof, in room 123, or in main lobby at the reception desk).

Data should be quantified in sufficient detail to permit later development of budget level cost estimates (e.g. 120 linear feet of 4” steel conduit, or 220 square feet, or 7 each). It is helpful to determine approximate sizes and types of dynamic equipment such as boilers, chillers, and pumps.

Note: The results of the visual inspection are not intended be used for capacity planning, environmental design, etc.

The following document will provide guidance for the inspection of buildings. At the beginning of each section, a list of life-cycle estimates will be provided for actions ranging from recurring maintenance tasks to major system replacements. The life-cycle estimates assume that each component will experience normal wear-and-tear and that proper maintenance and repair is provided over the life-cycle. The site should use these estimates as general guidance, noting any deviation based on local conditions or facility usage as described below.

In some cases, local conditions may alter the life-cycle estimates. For example, under normal circumstances an electric water heater has an estimated ten-year service life. If a site has existing knowledge of poor water quality due to high levels of particulate, it might expect to replace its water heaters every five years due to the local conditions. The life-cycle estimates may also require alteration due to the different levels of activity within specific facility usage types.

For example, the interior finishes (i.e., paint, carpet, wallpaper, etc.) in a visitors center will likely require replacement more frequently than the finishes in an administrative building with little traffic. Once again, the site should use the life-cycle estimates as general guidance and make note of any deviation.

Revised: September 26, 2003 Page 4

A Substructure

This system includes all work below the lowest floor construction (usually slab-on-grade) and the enclosing horizontal and vertical elements required to form a basement, together with the necessary mass excavation and backfill.

SUBSTRUCTURES

Concrete Foundation Walls and Piers 40 Stone Foundation Walls and Piers 40

CMU Block Foundation Walls and Piers 30 Wood Foundation Walls and Piers 25

Brick Foundation Walls and Piers 30 Slab on Grade 40

A10 Foundations

Continuous footings, spread footings, grade beams, foundation walls, pile caps, and column piers.

A1010 Standard Foundations

Lead-Based Paint: About two-thirds of the facilities built before 1940 and one-half of the facilities built from 1940 to 1960 contain heavily-leaded paint. Some facilities built after 1960 also contain heavily-leaded paint. It may be on any interior or exterior surface, particularly on woodwork, doors, and windows. In 1978, the U.S. Consumer Product Safety Commission lowered the legal maximum lead content in most kinds of paint.

Formal lead-based paint inspections require specific equipment and training that is beyond the scope of a normal condition assessment. Since the USGS assessments are non-invasive, there is little chance of disturbing any existing lead-based paint during an inspection. However, when maintenance and repair scenarios involve the disturbance of the contaminated material (such as removing walls, doors and windows; refinishing doors and windows; scrapping paint; etc.), a cost factor will be developed to reflect the need for containing, handling and disposing of the contaminated material. The USGS should consider having the paint in facilities constructed before the 1980s tested for lead before renovating or if the paint or underlying surface is deteriorating.

Checks to be made:

1. Exterior Surface:

Deteriorated paint/waterproofing.

Deteriorated/missing caulking.

Loose vents.

2. Interior surface:

Evidence of moisture intrusion.

3. Vent Screen:

Frames - binding, jamming, or poor fit;

Hardware or connections - loose, broken, or missing;

Metal parts - rusting or corroding;

Fabric - holes or rotting;

Wooden parts - rotting and other damage;

Vent openings - clogged, blocked, covered, or inadequacy of ventilated area resulting in under floor condensation.

Revised: September 26, 2003 Page 5

4. Concrete:

Spalling or broken areas;

Leaks or dampness;

Exposed reinforcing;

Out-of-plumb;

Differential settlement or frost heave indicated by cracks, binding of doors and windows and/or separation of wall or slab from footing.

5. Masonry:

Eroded or sandy mortar joints;

Mortar cracking and pulling away from brick;

Soft or spalling brick;

Leaks or dampness;

Out-of-plumb;

Differential settlement or frost heave indicated by cracks, binding of doors and windows and/or separation of wall or slab from footing.

6. Termites:

Termite tubes on or penetrating concrete foundation;form boards, scrap wood or other cellulose material under buildings and/or near foundation or structural wood.

7. Drainage:

Trash, debris or improper surface grading around structure resulting in water ponding or surface runoffs draining back towards building.

A1020 Special Foundations

All work associated with special foundations including piles, caissons, and any other special foundation situation.

1. Concrete:

Spalling or broken areas;

Leaks or dampness;

Exposed reinforcing;

Out-of-plumb;

Differential settlement or frost heave indicated by cracks, binding of doors and windows and/or separation of wall or slab from footing.

2. Masonry:

Eroded or sandy mortar joints;

Mortar cracking and pulling away from brick;

Soft or spalling brick;

Leaks or dampness;

Out-of-plumb;

Differential settlement or frost heave indicated by cracks, binding of doors and windows and/or separation of wall or slab from footing.

3. Termites:

Termite tubes on or penetrating concrete foundation; form boards, scrap wood or other cellulose material under buildings and/or near foundation or structural wood.

Revised: September 26, 2003 Page 6

A1030 Slab on Grade

A slab poured on earth, whether on undisturbed or fill soil. Concrete bases may be non-reinforced or reinforced, depending on the load to be supported. Non-reinforced concrete slabs-on-grade are cast in place and thick enough to provide required strength. Reinforced concrete slabs-on-grade utilize welded wire mesh or reinforcing rods imbedded in the concrete to increase resistance to tensile and shear stresses.

Non-reinforced base units may be used as pads under light weight equipment such as transformers or heat units, while reinforced bases may be used to support building components, heavy equipment, etc.

Reinforced concrete pit walls and flooring are poured in place; thickness depends on angle of repose and weight of supported structures.

1. Concrete damage:

Cracking, extensive disintegration of surface.

Scaling, spalling, popouts, and/or vertical displacement.

2. Reinforcing steel:

Rusting/discoloration evident, cracks occurring parallel to reinforcement.

Exposure of reinforcing steel

3. Sealant damage:

Deterioration evidenced by hardening of sealant/caulking.

Deterioration evidenced by shrinking, cracking or missing sealant/caulking.

Revised: September 26, 2003 Page 7

A20 Basement Construction

A2010 Basement Excavation

Excavation work associated with constructing a basement.

1. Excavation and Drainage:

Proper grading and drainage around building perimeter.

A2020 Basement Walls

1. Interior surface:

Evidence of moisture intrusion.

2. Concrete:

spalling or broken areas;

Leaks or dampness;

Exposed reinforcing;

Out-of-plumb;

Differential settlement or frost heave indicated by cracks, binding of doors and windows and/or separation of wall or slab from footing.

3. Masonry:

Eroded or sandy mortar joints;

Mortar cracking and pulling away from brick;

Soft or spalling brick;

Leaks or dampness;

Out-of-plumb;

Differential settlement or frost heave indicated by cracks, binding of doors and windows and/or separation of wall or slab from footing.

4. Termites:

Termite tubes on or penetrating concrete foundation;

Form boards, scrap wood or other cellulose material under buildings and/or near foundation or structural wood.

Revised: September 26, 2003 Page 8

B Shell

This system includes all structural slabs, and decks and supports within basements and above grade. Note that the structural work will include both horizontal items (slabs, decks, etc.) and vertical structural components (columns and interior structural walls).

FLOOR CONSTRUCTION

CONCRETE 75 PARQUET 40

TERRAZZO 75 HARDWOOD STRIP 40

2" X 6" FLOOR JOIST 125 WOOD GYM FLOOR 40

2" X 8" FLOOR JOIST 125 WOOD PLANK 40

2" X 10" FLOOR JOIST 125 STEEL DECKING 30

2" X 12" FLOOR JOIST 125 STEEL GRATING 30

BRIDGING X TYPE AT FLOOR

JOISTS

125 GALVANIZED STEEL GRATING 25

PLYWOOD SUBFLOORING 125 ALUMINUM GRATING 35

BLANKET INSULATION 50

ROOF CONSTRUCTION

Item: Years Item: Years

PLYWOOD ROOF SHEATHING 125 2" X 8" ROOF JOIST 125

WOOD ROOF DECKING 125 2" X 10" ROOF JOIST 125

STEEL ROOF DECKING 125 2" X 10" ROOF JOIST 125

2" X 6" ROOF JOIST 125

EXTERIOR WALLS

Item: Years Item: Years

P/P MASONRY/CONCRETE WALL 10 SOFFIT BOARD 25

P/P STUCCO WALL 10 EXTERIOR FASCIA BOARD 25

P/P WOOD SIDING 20 WOOD CORNICE 25

P/P METAL SIDING 20 WALL WOOD TRIM 25

C/C WALL VENT LOUVERS 20 WALL METAL TRIM/FLASHING 45

C/C WALL JOINTS 20 GALVANIZED WALL DRIP EDGE 30

C/C SEAMS 20 ALUMINUM WALL DRIP EDGE 35

STUCCO 100 METAL COPING 30

EIFS 100 WOOD LATTICE 25

CUT/POINT BRICK WALL 25 ALUMINUM SKIRT SIDING 35

CUT/POINT CMU WALL 25 WOOD SKIRT SIDING 25

CUT/POINT RANDOM STONE WALL 25 FIBERGLASS INSULATION 50

CUT/POINT CUT STONE WALL 25 BATT INSULATION 50

CUT/POINT COPING BLOCKS 25

RIDGID POLYSTYRENE/BLUEBOARD

INSULATION

BRICK 75 MOLDED BEADBOARD INSULATION 50

CMU 60 FIBERBOARD INSULATION 50

ADOBE 75 DECORATIVE WOOD COLUMNS 40

TERRA COTTA 50 STRUCTURAL WOOD COLUMNS 40

GLASS BLOCK 75 MASONRY COLUMNS 100

VINYL SIDING 70 CUT/POINT MASONRY COLUMNS 25

ALUMINUM SIDING 35 SILL PLATE (UP TO 2" X 8") 125

WOOD SHEET SIDING 25 2" X 4" WOOD STUD 125

WOOD CLAPBOARD SIDING 25 2" X 6" WOOD STUD 125

WOOD SHINGLE SIDING 40 2" X 8" WOOD STUD 125

GALVANIZED CORRUGATED SIDING 30 2" X 4" WOOD FRAMING 125

INSULATED STEEL SANDWICH

SIDING

45 2" X 6" WOOD FRAMING 125

MASONITE HARD BOARD SIDING 12 WALL SHEATHING, PLYWOOD 125

FIBERGLASS PANEL SIDING 9

WALL SHEATHING, WOOD

FIBERBOARD

Revised: September 26, 2003 Page 9

EXTERIOR WINDOWS

P/P METAL WINDOW 5 CASEMENT WOOD 40

P/P WOOD WINDOW 5 CASEMENT ALUMINUM 50

C/C AROUND EXTERIOR WINDOW

FRAMES

5 CASEMENT STEEL 45

GLAZING COMPOUND IN WINDOW 20 CASEMENT VINYL CLAD 60

NEOPRENE GASKETS 20 AWNING WOOD 40

DOUBLE HUNG WOOD 40 AWNING ALUMINUM 50

DOUBLE HUNG ALUMINUM 50 AWNING STEEL 45

DOUBLE HUNG STEEL 45 AWNING VINYL CLAD 60

DOUBLE HUNG VINYL CLAD 60

EXTERIOR DOORS

Item: Years Item: Years

P/P/REFINISH EXTERIOR WOOD

DOOR

4 STORE FRONT, ALUMINUM 50

P/P/REFINISH EXTERIOR METAL

DOOR

4 REVOLVING, ALUMINUM 25

P/P COMMERCIAL OVERHEAD

METAL DOOR

4 SLIDING, PATIO TYPE 50

P/P COMMERCIAL OVERHEAD

WOOD DOOR

4 DOUBLE ACTING,SOLID CORE, WOOD 30

P/P RESIDENTIAL GARAGE METAL

DOOR

4 GARAGE, HARDBOARD 45

P/P RESIDENTIAL GARAGE WOOD

DOOR

4 GARAGE, METAL 50

C/C EXTERIOR DOOR 4 GARAGE, WOOD 60

REPLACE PANIC HARDWARE 25 STEEL, SECTIONAL 80

REPLACE EXTERIOR METAL DOOR

FRAME

45 WOOD OVERHEAD DOOR 60

REPLACE EXTERIOR WOOD DOOR

FRAME

30 ALUMINUM OVERHEAD DOOR 75

REPLACE EXTERIOR WOOD DOOR 30 STEEL ROLLING DOOR 75

REPLACE EXTERIOR STEEL DOOR 40 MOTOR OPERATOR, ROLLING DOOR 25

REPLACE EXTERIOR ALUMINUM

DOOR

ROOF COVERINGS

Item: Years Item: Years

BUILT-UP 25 FIBERGLASS 20

MODIFIED BITUMINOUS 25 COPPER 100

SINGLE-PLY/THERMOSET 20 MEMBRANE FLASHING 10

ROLL ROOFING 20 MODIFIED BITUMINOUS FLASHING 20

ASPHALT SHINGLE 20 METAL FLASHING 20

WOOD/CEDAR 40 METAL RIDGE CAP FLASHING 30

SLATE 70 COPPER COUNTER FLASHING 20

CLAY TILE 70 ALUMINUM COUNTER FLASHING 20

METAL PANEL 30

B10 Superstructure

B1010 Floor Construction

1. Concrete:

Wear, pitting, roughness discoloration, stains, settlement, shrinkage cracks, particularly where placed over wood framing; absence of treatment or waxing that would prevent surface dusting; cracked, chipped, or damage caused by settlement.

Revised: September 26, 2003 Page 10

2. Joists:

Warping, checking, splitting, bowing, sagging, or broken members;

Deflection;

Rotting or fungus growth;

Evidence of dampness of long duration;

Damage or possible damage to wooden parts due to closeness or direct contact with soil;

Insect damage.

3. Subfloor:

Warping, sagging

Deflection;

Rotting or fungus growth;

Evidence of dampness of long duration;

Insect damage

4. Insulation:

Missing or insufficient insulation, loose, torn, damaged facing material.

5. Metal Decking / Grating:

Wear, rusted, corroded, loose, bent, or other damage to surfaces, and structural supports; broken welds and loose, missing or damaged bolts, nuts, rivets, and screws.

6. Trench Drains - Concrete:

Cracks; spalling; broken areas; settlement, damaged grating.

7. Trench Drains - PVC:

Cracks; broken areas; settlement, damaged grating.

B1020 Roof Construction

1. Roof Rafters, Joists, and Sheathing:

Checks, splits, broken members, open joints, loose boards, sag of members, displacement of joints, insect damage.

2. Trusses-Timber:

SCOPE: All types of building trusses that are normally designed for the express purpose of supporting roof loads as well as ceilings where applicable. All lateral and vertical bracing and ties between trusses are included.

From Ground: twisted and bowed members; excessive number and size of knots;

slope of grain over one inch in ten; checks and splits in ends of web members;

separation or slippage at joints; sag; overloading.

From Truss: loose bolts, split rings, shear plates, and fastening devises; checks and splits in bracing, chord members, splice plates (scabs), web members and filler blocks; missing filler blocks; looseness of tie rods.

Steel Splice Plates: rupture, shearing, crushing, rust.

Examine trusses for sagging. (Truss Member Identification: Use a sketch of the truss and label the panel points either numerically or alphabetically)

Wooden Parts: dampness and surface moisture of long duration; termite and other insect, and fungus infestation. Termite and fungus infestations are often detected prior to actual visual damage by probing with a sharp-pointed instrument those areas where prolonged dampness is not directly associated with rainfall or damp climate.

Revised: September 26, 2003 Page 11

Wooden Supports near or at Ground Level: termite tubes or tunnels; dirt piled up to wood level.

Painted Surfaces: blistering, checking, cracking, scaling, wrinkling, flaking, mildew, bleeding, rust, corrosion; complete absence of paint, particularly at ends of members.

3. Trusses-Steel:

SCOPE: All types of building trusses that normally designed for the express purpose of supporting roof loads as well as ceilings where applicable. All lateral and vertical bracing and ties between trusses are included.

From Ground: twisted, bowed, deformed, broken members.

From Truss: loose bolts, rivets, defective welds.

From Truss: rupture, shearing, or crushing of steel plates, members, bolts, and rivets.

4. Insulation:

Missing or insufficient insulation, loose, torn, damaged facing material.

Revised: September 26, 2003 Page 12

B20 Exterior Closure

B2010 Exterior Walls

1960 also contain heavily-leaded paint. It may be on any interior or exterior surface, particularly on woodwork, doors, and windows. In 1978, the U.S. Consumer Product Safety Commission lowered the legal maximum lead content in most kinds of paint.

Formal lead-based paint inspections require specific equipment and training that is beyond the scope of a normal condition assessment.