Atttachment J-1 3720 MLK Jr Ave SE Property Condition Assessment Rpt 05Oct16.pdf

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Report Template V16

R Property Condition Report

3720 Martin Luther King SE

Washington, DC

Comprehensive Facility Condition Assessment

And Space Utilization Study

October 5, 2016

Submitted to:

Mr. Stephen A. Campbell

Senior Planner, Planning Office

Department of General Services – Construction Division

2000 14th Street NW, 5th Floor

Washington, DC 20009

4tell™ Solutions, LP

15 Franklin St

Portland, ME 04101

207.828.7900 www.4tellsolutions.com

4tell Solutions, LP Powered by iPlan™ © 4tell™ Solutions, LP

T A B L E O F C O N T E N T S

Table of Contents

Executive Summary

1.1 General Description

1.2 Scope of Work

1.3 Definitions

1.4 Limiting Conditions

1.5 Building Summary

1.6 Summary of Findings

1.7 Facility Condition Index

1.8 Planning Horizon Category Needs: Current Year to Year 6

1.9 Building System Needs: Immediate

1.10 Building System Needs: Year 2 - Year 6

A SubStructure Systems

A10 FOUNDATIONS

B Shell Systems

B10 SUPERSTRUCTURE

B20 EXTERIOR ENCLOSURE

B30 ROOFING

C Interiors Systems

C10 INTERIOR CONSTRUCTION

C20 STAIRS

C30 INTERIOR F IN ISHES

D Services Systems

D10 CONVEYING SYSTEMS

D20 PLUMBING

D30 HVAC

D40 F IRE PROTECTION SYSTEMS

D50 ELECTRICAL SYSTEMS

G Building Sitework Systems

G20 S ITE IMPROVEMENTS

G40 S ITE ELECTRICAL UTIL IT IES

Appendices Appendix A: Expenditure Forecast Appendix B: Photographic Record Appendix C: Routine and Predictive Maintenance Actions

3720MLK

4tell Solutions, LP 3

E X E C U T I V E S U M M A R Y

1.1 GENERAL DESCRIPTION

4tell Solutions, LP (“4tell”) was retained by Washington DC’s Department of General Services to undertake Property Condition Assessments (PCAs) on Municipal Facilities. The purpose of the PCAs are to inventory the elemental components in the buildings, identify key attributes of those components, determine estimated remaining useful lives (RULs) and replacement costs of those components, and to identify physical deficiencies and repair costs needing immediate attention.

1.2 SCOPE OF WORK

The Property Condition Assessments were carried out by 4tell Solutions, LP and were conducted following guidance in ASTM International’s “Standard Guide for Property Condition Assessments:

Baseline Condition Assessment Process (ASTM E2018-08)” as well as guidance from Washington DC’s

Department of General Services regarding additional survey information and cost estimates for possible plant adaptations. The Property Condition Report (PCR) summarizes the PCA process which includes the following:

Document Reviews and Interviews

Walk Through Site Assessment Surveys

Building Components:

o Itemized Inventories o Conditions o Opinions of remaining useful life (RUL) o Opinions of replacement costs at RUL

Physical Deficiencies o Opinions of probable costs to remedy

Survey Information Resulting in Plant Adaptation Recommendations o ADA Accessibility o Safety and Security o Fire Protection o Access Control o Haz Mat o LEED Potential o Green Roof for Low Impact Development

4tell Solutions, LP 4

1.3 DEFINITIONS

Property Condition Report (PCR) - The work product resulting from completing a PCA is a Property

Condition Report. The PCR incorporates the information obtained during the Walk-Through Site

Assessment Survey, the Document Review and Interviews to develop Opinions of Probable Costs for components at their RUL along with costing for remediating physical deficiencies identified.

Document Reviews and Interviews - Includes document reviews, research, and interviews to augment the walk-through survey so as to assist the consultant's understanding of the subject property and identification of physical deficiencies.

Walk Through Site Assessment Survey - The walk-through survey identifies the subject property's elemental components, conditions, RULs, replacement costs at RUL, and costs to remediate identified physical deficiencies.

Costing - Replacement and repair costs are based on unit rates published from the 17th Annual Edition of the Whitestone Facility Maintenance and Repair Cost Reference Guide combined with local experience gained by 4tell. The quantities associated with each item have been estimated during a walk-through site assessment and do not represent exact measurements or quantities.

Current Replacement Value (CRV) Methodology – The value to replace the property as determined by the property’s square footage and a square foot unit cost based on building classification using the Whitestone Facility Operations Cost Reference Guide.

Physical Deficiencies - In defining good commercial and customary practice for conducting a baseline PCA, the goal is to identify and communicate physical deficiencies to a user. The term physical deficiencies means the presence of conspicuous defects or material deferred maintenance of a subject property's material systems, components, or equipment as observed during the field observer’s walk-through survey. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimis conditions that generally do not present material physical deficiencies of the subject property.

Survey Information Resulting in Plant Adaptation Recommendations - These are methodical questions based upon defined industry or Owner standards resulting in a general costing amount that gives an Owner a cash expenditure to plan on within proformas.

Life Cycle - There are various approaches for determining an elemental component’s service life such as a “modeling” approach where an industry standard expected useful life (EUL) is added to a component’s date of installation resulting in a modeled or calculated expectation of replacement for that item. The methodology used in 4tell’s reported value for the expected replacement of an elemental component is a field assessed opinion of remaining useful life (RUL). Observed RUL takes into account a field assessor’s observation of the elemental component along with other factors such as maintenance records or observed measurable parameters.

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Planning Horizon – Since the life cycles of many elemental components exceed industry standard cash flow proformas, 4tell’s Property Condition Report (PCR) only includes a timeframe of importance to an Owner’s immediate cash flow planning. In the case of this report, Washington DC’s Department of General Services requested a planning horizon window of 6 years. The Planning Horizon years and remaining useful lives (RULs) as defined in this report’s approach are summarized in the table below:

Planning Horizon Remaining Useful Life

(RUL)

Year 1 - “Immediate” or “Current” 0

Year 2 1

Year 3 2

Year 4 3

Year 5 4

Year 6 5

4tell Solutions, LP 6

1.4 L IMITING CONDITIONS

This report has been prepared for the exclusive and sole use of the Department of General Services. The report may not be relied upon by any other person or entity without the express written consent of 4tell Solutions, LP.

Any reliance on this report by a third party, any decisions that a third party makes based on this report, or any use at all of this report by a third party is the responsibility of such third parties. 4tell Solutions, LP accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made, or actions taken, based on this report.

The assessment of the building/site components was performed using methods and procedures that are consistent with standard commercial and customary practice as outlined in ASTM Standard E 2018- 08 for PCA assessments. As per this ASTM Standard, the assessment of the building/site components was based on a visual walk-through site visit, which captured the overall condition of the site at that specific point in time only.

No legal surveys, soil tests, environmental assessments, geotechnical assessments, detailed barrier-free compliance assessments, seismic assessments, detailed engineering calculations, or quantity surveying compilations have been made. No responsibility, therefore, is assumed concerning these matters. 4tell Solutions, LP did not design nor construct the building(s) or related structures and therefore will not be held responsible for the impact of any design or construction defects, whether or not described in this report. No guarantee or warranty, expressed or implied, with respect to the property, building components, building systems, property systems, or any other physical aspect of the property is made.

The recommendations and opinions of probable costs associated with these recommendations, as presented in this report, are based on walk-through non-invasive observations of the parts of the building which were readily accessible during our visual review. Conditions may exist that are not as per the general condition of the system being observed and reported in this report. Opinions of probable costs presented in this report are also based on information received during interviews with operations and maintenance staff. In certain instances, 4tell Solutions, LP has been required to assume that the information provided is accurate and cannot be held responsible for incorrect information received during the interview process. Should additional information become available with respect to the condition of the building and/or site elements, 4tell Solutions, LP requests that this information be brought to our attention so that we may reassess the conclusions presented herein.

The opinions of probable costs are intended for global budgeting purposes only. The scope of work and the actual costs of the work recommended can only be determined after a detailed examination of the site element in question, understanding of the site restrictions, understanding of the effects on the ongoing operations of the site/building, definition of the construction schedule, and preparation of tender documents. We expressly waive any responsibilities for the effects of any action taken as a result of these endeavors unless we are specifically advised of prior to, and participate in the action, at which time, our responsibility will be negotiated.

Our opinions and recommendations presented in our reports will be rendered in accordance with generally accepted professional standards and are not to be construed as a warranty or guarantee regarding existing or future physical conditions at the Site or regarding compliance of Site

4tell Solutions, LP 7 systems/components and procedures/operations with the various regulating codes, standards, regulations, ordinances, etc.

1.5 BUILDING SUMMARY

Item Description

Task Number DCAM-13-NC-0162

Project Name 3720 Martin Luther King SE

Full Address 3720 Martin Luther King SE Washington, DC

Year Built 1994

Gross Building Area (SF) 34,300

Current Replacement Value $ 7,744,560

CRV/GSF ($/Sq Ft) $225.79 / Sq Ft

1.6 SUMMARY OF F INDINGS

This report represents summary-level findings for the Property Condition Assessment. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall Long Term Capital Needs Plan that can be the basis for a facility wide capital improvement funding strategy. Key findings from the Assessment include:

Key Finding Metric

Current Year Facility Condition Index

0.15%

Property Replacement Value (in Current Dollars)

$7,744,560

Current Year Capital Needs (included in FCI)

$11,683

Current Year Non-Capital Needs (not included in FCI)

Year 2 to Year 6 Capital Needs $2,238,825

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1.7 FACILITY CONDITION INDEX

The Facility Condition Index (FCI) gives an indication of a building’s or portfolio’s overall state of condition. The values are based on a 0-100%+ scale and are derived by dividing the repair costs for a facility by a theoretical replacement value. This replacement value is based on building type from the 17th Annual Edition of the Whitestone Facility Maintenance and Repair Cost Reference. Typically, the FCI is calculated using only the current condition values, not taking into account the future need identified in the life cycle evaluation. Accounting principles indicate that a value of 65%, or the “rule of two-thirds”, be utilized for the FCI threshold for identifying potential replacement candidates. Once the current repair costs reach 65%, or roughly two-thirds of the full replacement value of the estimated cost to replace a facility, it may not be prudent to continue to fund repairs. In cases where aggressive facilities planning is expected to be necessary, this threshold may be adjusted to address more pressing need.

3720 Martin Luther King SE Current Year FCI = 0.15%

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The chart below indicates the effects of the FCI ratio per year, assuming the required funds and expenditures ARE made to address the identified actions each year.

The Chart below indicates the cumulative effects of the FCI ratio over the study period assuming the required funds and expenditures are NOT provided to address the identified works and deferred maintenance each year.

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1.8 PLANNING HORIZON CATEGORY NEEDS: CURRENT YEAR TO YEAR 6

The deficiencies are sorted by categories which define briefly the reason the need exists. A requirement may have more than one applicable category. The category is selected based on the need priority, the most heavily impacted building system and the category with the greatest life safety significance.

Plan Types Total Cost

Deferred Maintenance $2,571

Plant Adaptation $128,016

Capital Replacement $2,119,921

Total $2,250,509

The following is a list of the Plan Types with a brief description:

Capital Replacement Indicates the need for replacement or major refurbishment of an asset, typically based on age and use but required in the future within a reasonable planning horizon.

Deferred Maintenance Indicates a deficiency or a conditional, performance, or failure related issue with an elemental component that has persisted past a reasonable time frame and should have been remedied prior to the time of assessment.

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Routine Maint. Minor Repairs Indicates the need for normal or ongoing minor component renewal or repair, generally required to sustain the anticipated life cycle of the asset.

Plant Adaptation Indicates the need for alterations to the property for improvement in safety and security, ADA, hazardous materials abatement, green roof and LEED requirements.

Note that the Category selected is the primary factor understood to be the cause for the recommendation. However, there may be more than one driver of the need for repair, replacement, or upgrade.

4tell Solutions, LP 12

1.9 BUILDING SYSTEM NEEDS: IMMEDIATE

Building Systems Estimated Costs Percentage of Total Cost

D Services $11,656 99.8%

Z General $28 0.2%

Total $11,683 100.0%

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1.10 BUILDING SYSTEM NEEDS: YEAR 2 - YEAR 6

Building Systems Estimated Costs Percentage of Total Cost

C Interiors $258,509 11.6%

D Services $1,980,316 88.5%

Total $2,238,825 100.0%

4tell Solutions, LP 14

A S U B S T R U C T U R E S Y S T E M S

A10 FOUNDATIONS

A1011 Wall Foundations A1011 Substructure, Cast in Place Concrete Foundation Walls, No Basement

Condition Good

RUL 53

Plan Type Capital Replacement

Quantity 510

Unit of Measure Ln Ft

Unit Cost $239.25

Comments With associated strip footings or similar.

4tell Solutions, LP 15

A1012 Column Foundations & Pile Caps A1012 Substructure, Cast in Place Concrete Footings

Condition Good

RUL 53

Plan Type Capital Replacement

Quantity 13200

Unit of Measure SF

Unit Cost $4.05

4tell Solutions, LP 16

A1031 Standard Slab on Grade A1010 Substructure, Structural Concrete Slab on Grade

Condition Good

RUL 38

Plan Type Capital Replacement

Quantity 13500

Unit of Measure SF

Unit Cost $8.21

4tell Solutions, LP 17

B S H E L L S Y S T E M S

B10 SUPERSTRUCTURE

B1012 Upper Floors Construction B1010 Floor Superstructure, Metal Decking

Condition Good

RUL 53

Plan Type Capital Replacement

Quantity 27000

Unit of Measure Sq Ft

Unit Cost $22.33

4tell Solutions, LP 18

B1021 Flat Roof Construction B1020 Flat Roof Superstructure

Condition Fair - Good

RUL 53

Plan Type Capital Replacement

Quantity 13500

Unit of Measure SF

Unit Cost $15.36

4tell Solutions, LP 19

B20 EXTERIOR ENCLOSURE

B2011 Exterior Wall Construction B2010 Exterior Walls, Brick Veneer

Condition Good

RUL 53

Plan Type Capital Replacement

Quantity 24432

Unit of Measure SF

Unit Cost $37.86

4tell Solutions, LP 20

B2021 Windows B2020 Exterior Windows, Aluminum Fixed

Condition Good

RUL 6

Plan Type Capital Replacement

Quantity 5120

Unit of Measure SF

Unit Cost $91.80

4tell Solutions, LP 21

B2021 Windows B2020 Storefront Windows, Aluminum Framed

Condition Good

RUL 8

Plan Type Capital Replacement

Quantity 3220

Unit of Measure SF

Unit Cost $91.80

Wraps around 80% of first floor shell

4tell Solutions, LP 22

B2031 Glazed Doors & Entrances B2030 Steel w/ Safety Glass, Painted, Exterior Door

Condition Good

RUL 53

Plan Type Capital Replacement

Quantity 4

Unit of Measure Each

Unit Cost $3,580.88

4tell Solutions, LP 23

B2032 Solid Exterior Doors B2030 Exterior Doors, Single Steel

Condition Good

RUL 13

Plan Type Capital Replacement

Quantity 2

Unit of Measure EA

Unit Cost $2,373

4tell Solutions, LP 24

B2032 Solid Exterior Doors B2030 Steel, Painted, Exterior Double Door

Condition Good

RUL 53

Plan Type Capital Replacement

Quantity 4

Unit of Measure Each

Unit Cost $2,373

4tell Solutions, LP 25

B30 ROOFING

B3011 Roof Finishes B3010 Built Up Roof

Condition Good

RUL 8

Plan Type Capital Replacement

Quantity 13500

Unit of Measure SF

Unit Cost $9.32

EPDM covering with stone layer. Entire roof

4tell Solutions, LP 26

C I N T E R I O R S S Y S T E M S

C10 INTERIOR CONSTRUCTION

C1021 Interior Doors C1021 Interior Doors, Wood, Solid Core

Condition Good

RUL 18

Plan Type Capital Replacement

Quantity 58

Unit of Measure SF

Unit Cost $1,559

Comments Most interior doors are solid core wood type, painted. Doors of this type at interior corridors generally lack any indication of Fire Resistance Rating (FRR).

4tell Solutions, LP 27

Type Component Description Plan Type Year Expenditures

C1021

NFPA 101, table 8.3.4.2: Opening protectives (solid core wood doors and their frames) in fire resistance rated construction (internal EXIT corridors) do not generally bear the minimum (or any) fire resistance rating (FRR). Replace deficient opening protectives with new assemblies bearing the appropriate FRR.

Cost is per opening. NOTE: existing older doors without FRR indicators may comply with code, see

8.3.4.4. However, if renovations are performed, the

interior doors will be required to comply.

Plant Adaptation

2017 $118,932

4tell Solutions, LP 28

C1021 Interior Doors C1021 Interior Doors, Metal, Painted

Condition Good

RUL 18

Plan Type Capital Replacement

Quantity 18

Unit of Measure SF

Unit Cost $1,559

Comments Metal doors usually located at stairwells, service, utility spaces.

Metal doors are generally the only doors bearing Fire Resistance Rating (FRR) labels.

4tell Solutions, LP 29

C1021 Interior Doors C1020 Aluminum, Fully Glazed, Interior Door

Condition Good

RUL 28

Plan Type Capital Replacement

Quantity 4

Unit of Measure Each

Unit Cost $2,004.26

4tell Solutions, LP 30

C20 STAIRS

C2011 Regular Stairs C2020 Stair Construction, Concrete Filled Pan Stair

Condition Good

RUL 53

Plan Type Capital Replacement

Quantity 96

Unit of Measure Each

Unit Cost $1,113

Comments 12 risers per flight, 2 flights per floor, 2 stairwells in building. Price is per riser. Includes associated rails and guards.

4tell Solutions, LP 31

C30 INTERIOR F INISHES

C3012 Wall Finishes to Interior Walls C3010 Wall Finishes, Gypsum, Painted

Condition Good

RUL 18

Plan Type Capital Replacement

Quantity 39445

Unit of Measure SF

Unit Cost $4.69

4tell Solutions, LP 32

C3024 Flooring C3024 Terrazzo Tile Flooring

Condition Good

RUL 6

Plan Type Capital Replacement

Quantity 800

Unit of Measure SF

Unit Cost $13.49

Lobby flooring

4tell Solutions, LP 33

C3024 Flooring C3020 Floor Finishes, VCT

Condition Good

RUL 3

Plan Type Capital Replacement

Quantity 29250

Unit of Measure SF

Unit Cost $3.66

90% of 3rd floor, 80% of second, 90% of first

C3024 Replace C3020 Floor Finishes, VCT Capital

Replacement 2019 $107,055

4tell Solutions, LP 34

C3025 Carpeting C3020 Floor Finishes, Carpet

Condition Good

RUL 3

Plan Type Capital Replacement

Quantity 5050

Unit of Measure Sq Ft

Unit Cost $6.44

10% of 3rd floor, few offices on the first floor, all offices on second

C3025 Replace C3020 Floor Finishes, Carpet Capital

2019 $32,522

4tell Solutions, LP 35

C3032 Suspended Ceilings C3030 Ceiling Finishes, Acoustical Tile

Condition Good

RUL 6

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $4

4tell Solutions, LP 36

D S E R V I C E S S Y S T E M S

D10 CONVEYING SYSTEMS

D1011 Passenger Elevators D1010 Elevators

Condition Good

RUL 3

Plan Type Capital Replacement

Quantity 2

Unit of Measure EA

Unit Cost $177,000

Comments The extent to which the Elevator equipment is maintained by Harvey Property Management is unknown. Some equipment is marked "PROPERTY OF OTIS ELEVATOR CO."

4tell Solutions, LP 37

D1011 Replace D1010 Elevators Capital

2019 $354,000

4tell Solutions, LP 38

D20 PLUMBING

D2011 Water Closets D2011 Multiple Occupancy Bathroom

Condition Good

RUL 13

Plan Type Capital Replacement

Quantity 6

Unit of Measure Each

Unit Cost $24,190

2 on each floor

4tell Solutions, LP 39

D2011 Water Closets D2011 Single Occupancy Bathroom

Condition Good

RUL 13

Plan Type Capital Replacement

Quantity 15

Unit of Measure Each

Unit Cost $8,300

5 small BR on each floor

4tell Solutions, LP 40

D2014 Sinks D2014 Sinks

Condition Good

RUL 13

Plan Type Capital Replacement

Quantity 3

Unit of Measure EA

Unit Cost $1,012.39

4tell Solutions, LP 41

D2016 Wash Fountains D2016 Emergency Eye Wash

Condition Fair

RUL 3

Plan Type Capital Replacement

Quantity 4

Unit of Measure Each

Unit Cost $962.51

Comments Emergency eye-wash stations were installed as a requirement of previous tenant function. They are apparently functional.

D2016 Replace D2016 Emergency Eye Wash Capital

2019 $3,850

4tell Solutions, LP 42

D2018 Drinking Fountains and Coolers D2018 Drinking Fountains

Condition Fair

RUL 4

Plan Type Capital Replacement

Quantity 4

Unit of Measure EA

Unit Cost $1,076.73

Comments Site staff indicate that some of the drinking fountains are not functional, however they were observed to be functional.

Site indicate also that the tenants in the building use a bottled water service with dispensers. The fountains are probably not being maintained.

D2018 Replace D2018 Drinking Fountains Capital

2020 $4,307

4tell Solutions, LP 43

D2023 Domestic Water Supply Equipment D2023 Water Heater, Electric, 50 Gal

Condition Poor - Fair

RUL 2

Plan Type Capital Replacement

Quantity 1

Unit of Measure Each

Unit Cost $1,994.72

D2023 Replace D2023 Water Heater, Electric, 50 Gal Capital

2018 $1,995

4tell Solutions, LP 44

D2023 Domestic Water Supply Equipment D2023 Water Heater, Electric, 80 Gal

Condition Fair

RUL 3

Plan Type Capital Replacement

Quantity 2

Unit of Measure EA

Unit Cost $5,669.82

Comments According to site staff, there is another water heater, which was not directly observed. It is reportedly comparable to the one noted here in terms of type, capacity, age, etc.

D2023 Replace D2023 Water Heater, Electric, 80 Gal Capital

2019 $11,340

4tell Solutions, LP 45

D2023 Domestic Water Supply Equipment D2022 Piping, Domestic Water Supply and Return

Condition Good

RUL 13

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $7.31

See water heater(s) elsewhere.

4tell Solutions, LP 46

D2031 Waste Piping D2031 Piping, Sanitary Waste System

Condition Good

RUL 18

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $6.51

4tell Solutions, LP 47

D2041 Pipe & Fittings D2041 Rainwater Drainage, Internal, with Perimeter Scuppers

Condition Good

RUL 18

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $4.02

4tell Solutions, LP 48

D2091 Gas Distribution D2091 Compressed Air Distribution

Condition Poor - Fair

RUL 18

Plan Type Capital Replacement

Quantity 4288

Unit of Measure SF

Unit Cost $4.96

Comments The former Dental Clinic area is still equipped with compressed air (and probably associated vacuum) distribution piping and associated infrastructure. The compressor was removed. The system can be considered abandoned, but it is mostly intact and is presumably still functional.

4tell Solutions, LP 49

D30 HVAC

D3032 Direct Expansion Systems D3032 Condenser, Air-Cooled, 2 Ton, For Dedicated Cooling at Elevator Room

Condition Poor - Fair

RUL 2

Plan Type Capital Replacement

Quantity 1

Unit of Measure Each

Unit Cost $2,251.84

Small rooftop condenser, presumably for dedicated cooling at elevator room.

D3032 Replace D3032 Condenser, Air-Cooled, 2 Ton, For

Dedicated Cooling at Elevator Room Capital

2018 $2,252

4tell Solutions, LP 50

D3041 Air Distribution Systems D3041 Air Distribution, Central AHU's, Ductwork, VAV

Condition Fair

RUL 3

Plan Type Capital Replacement

Quantity 34300

Unit of Measure Sq Ft

Unit Cost $21.09

Comments Air movement is provided in part by medium capacity Air Handling Units (AHU's) or Power Ventilators each floor, distributed and returned via metal ductwork, with VAV boxes, usually zoned to multiple rooms.

This does not include rooftop package units. See other Assets.

4tell Solutions, LP 51

D3041

29 CFR 1910.219 Mechanical power-transmission apparatus: Mechanical equipment (AHU’s / Power

Ventilators) were observed to be without safeguards, covers, cowls, caps or the like, exposing moving parts such as fan motor drive shafts and associated belts. Provide safeguards where missing as required to eliminate moving part hazards.

Contact equipment manufacturer as a potential source for missing parts. Otherwise fabricate safeguards from compliant materials. Cost is per instance.

Plant Adaptation

2016 $3,450

D3041 Replace D3041 Air Distribution, Central AHU's, Ductwork, VAV Capital

2019 $723,387

4tell Solutions, LP 52

D3042 Exhaust Ventilation Systems D3042 Ventilation / Exhaust Fans

Condition Fair - Good

RUL 3

Plan Type Capital Replacement

Quantity 3

Unit of Measure Each

Unit Cost $1,813.27

Rooftop exhaust / ventilator fans.

D3042 Replace D3042 Ventilation / Exhaust Fans Capital

2019 $5,440

4tell Solutions, LP 53

D3052 Package Units D3052 Package Unit, 2 Ton DX Cooling, 36 and 60kW Electric Heat

Condition Fair

RUL 3

Plan Type Capital Replacement

Quantity 2

Unit of Measure EA

Unit Cost $29,508.33

Rooftop ductwork associated with the rooftop package units lacks insulation. See Actions.

4tell Solutions, LP 54

D3052

Rooftop ductwork associated with the rooftop package units lacks insulation. Provide insulation at all rooftop ductwork exposed to the weather in order to improve efficiency and prevent condensation and other potential problems. Cost is per SF of insulation.

Deferred Maintenance

2016 $1,321

D3052 Replace D3052 Package Unit, 2 Ton DX Cooling, 36 and 60kW Electric Heat Capital

2019 $59,017

4tell Solutions, LP 55

D3052 Package Units D3052 Package Unit, 4 Ton DX Cooling, 80kW Electric Heat

Condition Fair

RUL 3

Plan Type Capital Replacement

Quantity 1

Unit of Measure EA

Unit Cost $35,115.92

D3052 Replace D3052 Package Unit, 4 Ton DX Cooling, 80kW Electric Heat Capital

2019 $35,116

4tell Solutions, LP 56

D3068 Building Automation Systems D3068 Building Controls, Automation

Condition Fair

RUL 3

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $1.13

Comments The building controls are all analogue, almost all original, various manufacturers. They are adequately functional however.

D3068 Replace D3068 Building Controls, Automation Capital

2019 $38,759

4tell Solutions, LP 57

D40 F IRE PROTECTION SYSTEMS

D4012 Sprinkler Pumping Equipment D4010 Sprinkler System, Ordinary Hazard, Wet Pipe, Complete

Condition Fair - Good

RUL 5

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $7.56

Comments Includes standpipe infrastructure. Portions of the wet pipe sprinkler system (and all of the dry pipe sprinkler system) which serve areas occupied by NEXTEL, AT&T or similar, are not maintained by Harvey Property Management.

Sprinkler riser at 1st floor closet (presumably the main sprinkler riser) does not have current inspection tags. Latest inspection date observed is 2012.

4tell Solutions, LP 58

D4012

NFPA 25, 4.5; 4.3: Sprinkler riser at 1st floor closet (presumably the main sprinkler riser) does not have current inspection tags. Latest inspection date observed is 2012. Arrange for the appropriate inspections to be performed by qualified personnel or per the AHU. Document and retain / display the results as required.

Deferred Maintenance

2016 $1,250

D4012 Replace D4010 Sprinkler System, Ordinary Hazard, Wet Pipe, Complete Capital

2021 $259,308

4tell Solutions, LP 59

D4031 Fire Extinguishers D4031 Fire Extinguishers

Condition Good

RUL 16

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $0.33

Inspection tags are current.

4tell Solutions, LP 60

D50 ELECTRICAL SYSTEMS

D5012 Low Tension Service & Dist. D5012 Electrical Distribution, Light Density

Condition Good

RUL 18

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $4.12

Comments Secondary panels and transformers, related wiring.

Note that Harvey Property Management does not maintain any electrical infrastructure or equipment related to electrical supply and distribution to phone / data service provider(s).

4tell Solutions, LP 61

D5012 Low Tension Service & Dist.

D5012 Automatic Transfer Switch (ATS) 250 V, 420 Amp

Condition Fair

RUL 3

Plan Type Capital Replacement

Quantity 1

Unit of Measure Each

Unit Cost $8,699.75

Comments See Generator costs elsewhere. Some ATS infrastructure may have been updated / replaced.

Generator is cycled weekly, ATS is presumably tested concurrently.

Note that there is separate and dedicated transfer capacity for communications systems owned and operated by the service provider(s).

D5012 Replace D5012 Automatic Transfer Switch (ATS) 250

V, 420 Amp Capital

2019 $8,700

4tell Solutions, LP 62

D5012 Low Tension Service & Dist.

D5012 Electrical Service, 2400 Amp/208Y/120V w/ Main Switchgear, Feeders, Main Panel(s), Primary Distribution Panel(s)

Condition Good

RUL 8

Plan Type Capital Replacement

Quantity 1

Unit of Measure EA

Unit Cost $274,897.38

Comments The electrical service to the building is presumably between 2,000 and 2,500 amps (no service data plate observed, main enclosures rated for 2,500 amps).

The extent to which the main electrical service equipment is maintained by Harvey Property Management is unknown.

Note that Harvey Property Management does not maintain any electrical infrastructure or equipment related to electrical supply and distribution to phone / data service provider(s). Service to Provider(s) is also metered separately.

4tell Solutions, LP 63

D5021 Branch Wiring Devices D5021 Electrical Devices, Fixtures, Controls, Light Density

Condition Good

RUL 8

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $3.75

Comments Note that Harvey Property Management does not maintain any electrical infrastructure or equipment related to electrical supply and distribution to phone / data service provider(s).

4tell Solutions, LP 64

D5022 Lighting Equipment D5022 Lighting, Interior, Fluorescent

Condition Fair

RUL 3

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $6.12

Comments Suspended (and other) fixtures presumed original, lamps observed are outdated T12 type (in most cases).

D5022 Replace D5022 Lighting, Interior, Fluorescent Capital

2019 $209,916

4tell Solutions, LP 65

D5022 Lighting Equipment D5020 Lighting, Exterior, Soffit Mounted

Condition Fair - Good

RUL 7

Plan Type Capital Replacement

Quantity 17

Unit of Measure EA

Unit Cost $527.93

Comments Soffit mounted light fixtures over the parking area under the 2nd floor. Lamps have presumably been updated / replaced.

4tell Solutions, LP 66

D5033 Telephone Systems D5033 Telephone System

Condition Good

RUL 14

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $2.77

Comments There is what looks like a legacy telephone system in the building, which has apparently been integrated with the LAN system (see other Assets) for VOIP and other functionality, or is otherwise still in use. Presumably the telephone system has been upgraded and modernized, whether or not it is integrated with the LAN. The extent to which the telephone system is owned and maintained by the service provider (and not Harvey Property Management) is unknown. Some equipment is marked "DO

NOT OPEN, TELEPHONE COMPANY ACCESS ONLY".

4tell Solutions, LP 67

D5037 Fire Alarm Systems D5037 Fire Alarm System, Complete, Average Density

Condition Fair - Good

RUL 3

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $4.26

Comments Mostly original. Main panel is original, as well as most devices. Dialer is a bit newer, the NEXTEL panel is new, but they do not own/maintain it.

4tell Solutions, LP 68

D5037 Replace D5037 Fire Alarm System, Complete, Average Density Capital

2019 $146,173

4tell Solutions, LP 69

D5038 Security and Detection Systems D5038 Security, Surveillance, Average Density

Condition Poor

RUL 2

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $1.81

Comments The system can be considered abandoned And was partially dismantled by previous tenant. The remaining infrastructure and equipment is mostly intact and is presumably still functional, but it is probably outdated and beyond its rated service life based on its presumed age.

D5038 Replace D5038 Security, Surveillance, Average

Density Capital

2018 $62,083

4tell Solutions, LP 70

D5039 Local Area Networks D5030 Communications Infrastructure (zero cost)

Condition Good

RUL 16

Plan Type Capital Replacement

Quantity 4

Unit of Measure Each

Unit Cost $0

Comments Rooftop communications substations or similar, 4 units.

Note that these not maintained by Harvey Property Management (Owned by AT&T or similar (per signage)) and therefore there is no cost associated with them. There is however a safety deficiency (see Actions).

Rooftop communications substation or similar, 4 units

4tell Solutions, LP 71

D5039

UMC, 303.8 Equipment on Roofs and 304.1 Access to Equipment on Roofs: 303.8.1.5: At least six (6) feet of clearance shall be available between any part of the equipment and the edge of a roof or similar hazard. Otherwise rigidly fixed rails or guards a minimum of forty two (42) inches in height (in lieu of similar parapets) shall be provided on the exposed side(s). There are no guards between the communications equipment and the roof edge at various locations. Provide. Cost is per LF of guards / rails.

Plant Adaptation

2016 $5,634

4tell Solutions, LP 72

D5039 Local Area Networks D5039 Local Area Network

Condition Good

RUL 9

Plan Type Capital Replacement

Quantity 34300

Unit of Measure SF

Unit Cost $5.15

Comments LAN system for Data, presumably integrated with the phone system (see other Assets) for VOIP and other functionality. The extent to which the LAN / Data system infrastructure is owned and maintained by the service provider (and not Harvey Property Management) is unknown. Some equipment is located on roof, inside rooftop enclosures and interior closets, with indications that the equipment is owned / operated by the service provider.

4tell Solutions, LP 73

D5092 Emergency Light & Power Systems D5092 Generator, Diesel, 65 kW

Condition Fair - Good

RUL 3

Plan Type Capital Replacement

Quantity 1

Unit of Measure Each

Unit Cost $54,675.11

Comments 65kW, according to site personnel.

Generator is cycled weekly, See Automatic Transfer Switch (ATS) is presumably tested concurrently.

See ATS costs elsewhere.

Generator only powers essential emergency systems. It will lower elevators but not raise or otherwise operate them.

D5092 Replace D5092 Generator, Diesel, 65 kW Capital

2019 $54,675

4tell Solutions, LP 74

G B U I L D I N G S I T E W O R K S Y S T E M S

G20 S ITE IMPROVEMENTS

G2022 Paving & Surfacing G2022 Vehicular Paving, Asphalt

Condition Good

RUL 8

Plan Type Capital Replacement

Quantity 8794

Unit of Measure SF

Unit Cost $4.50

Comments Cost is per SF of paved area. Vehicular pavement other than parking spaces (see other Assets).

Includes striping, curbing, etc.

4tell Solutions, LP 75

G2022 Paving & Surfacing G2020 Parking Lots, Asphalt Paved

Condition Good

RUL 8

Plan Type Capital Replacement

Quantity 46

Unit of Measure EACH

Unit Cost $971

Comments Cost is per parking space. Includes parking under the building at ground floor. Includes striping, curbing, etc.

4tell Solutions, LP 76

G40 S ITE ELECTRICAL UTILITIES

G4022 Poles G4022 Site Lighting, Pole Mounted

Condition Good

RUL 8

Plan Type Capital Replacement

Quantity 4

Unit of Measure EA

Unit Cost $7,623.66

Site lighting for parking areas.

4tell Solutions, LP 77

THIS PAGE INTENTIONALLY LEFT BLANK

4tell Solutions, LP 78

APPENDICES

Appendix A: Expenditure Forecast

Appendix B: Photographic Record

Appendix C: Survey Information Resulting In Plant Adaptation Recommendations

Appendix D: Predictive Maintenance Templated Actions

4tell Solutions, LP 79

Appendix A:

Expenditure Forecast

Element No.

Actions Last

Assigned Condition

EUL*

or

ReplacementC ycle (Yrs)

RUL**

(Yrs)

Qty. Units Unit Cost Plan Type 2016 2017 2018 2019 2020 2021 Total***

$ 0 1 2 3 4 5

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

C10 INTERIOR CONSTRUCTION

C1021

NFPA 101, table 8.3.4.2: Opening protectives (solid core wood doors and their frames) in fire resistance rated construction (internal EXIT corridors) do not generally bear the minimum (or any) fire resistance rating (FRR). Replace deficient opening protectives with new assemblies bearing the appropriate FRR. Cost is per opening. NOTE: existing older doors without FRR indicators may comply with code, see 8.3.4.4. However, if renovations are performed, the interior doors will be required to comply.

Good 0 1 51.00 SF $2,332.00 Plant Adaptation $118,932 $118,932

C30 INTERIOR FINISHES

C3024 Replace C3020 Floor Finishes, VCT Good 15 3 29,250.00 SF $3.66 Capital Replacement $107,055 $107,055 C3025 Replace C3020 Floor Finishes, Carpet Good 8 3 5,050.00 Sq Ft $6.44 Capital Replacement $32,522 $32,522

$0 $118,932 $0 $139,577 $0 $0 $258,509

D10 CONVEYING SYSTEMS

D1011 Replace D1010 Elevators Good 25 3 2.00 EA $177,000.00 Capital Replacement $354,000 $354,000

D20 PLUMBING

D2016 Replace D2016 Emergency Eye Wash Fair 25 3 4.00 Each $962.51 Capital Replacement $3,850 $3,850 D2018 Replace D2018 Drinking Fountains Fair 10 4 4.00 EA $1,076.73 Capital Replacement $4,307 $4,307 D2023 Replace D2023 Water Heater, Electric, 50 Gal Poor - Fair 15 2 1.00 Each $1,994.72 Capital Replacement $1,995 $1,995 D2023 Replace D2023 Water Heater, Electric, 80 Gal Fair 15 3 2.00 EA $5,669.82 Capital Replacement $11,340 $11,340

D30 HVAC

D3032 Replace D3032 Condenser, Air-Cooled, 2 Ton, For Dedicated Cooling at Elevator Room

Poor - Fair 15 2 1.00 Each $2,251.84 Capital Replacement $2,252 $2,252

29 CFR 1910.219 Mechanical power-transmission apparatus: Mechanical equipment (AHU’s / Power Ventilators) were observed to be without safeguards, covers, cowls, caps or the like, exposing moving parts such as fan motor drive shafts and associated belts. Provide safeguards where missing as required to eliminate moving part hazards.

Contact equipment manufacturer as a potential source for missing parts. Otherwise fabricate safeguards from compliant materials. Cost is per instance.

Fair 0 0 6.00 Each $575.00 Plant Adaptation $3,450 $3,450

D. SERVICES

D3041

B. SHELL

B. SHELL SUB-TOTALS

C. INTERIORS

C. INTERIORS SUB-TOTALS

6 YEAR CAPITAL EXPENDITURE FORECAST

3720 Martin Luther King SE 3720 Martin Luther King SE

A. SUBSTRUCTURE

A. SUBSTRUCTURE SUB-TOTALS

Powered by iPlan © 2013 4tell™ Solutions, LP.

All Rights Reserved. 4tell, iPlan (patent pending) Building Blocks, and Innovation for the Built Environment are trademarks of 4tell™ Solutions, LP Run Date: October 05, 2016

Replace D3041 Air Distribution, Central AHU's, Ductwork, VAV

Fair 25 3 34,300.00 Sq Ft $21.09 Capital Replacement $723,387 $723,387

D3042 Replace D3042 Ventilation / Exhaust Fans Fair - Good 20 3 3.00 Each $1,813.27 Capital Replacement $5,440 $5,440

D3052 Replace D3052 Package Unit, 4 Ton DX Cooling, 80kW Electric Heat

Fair 20 3 1.00 EA $35,115.92 Capital Replacement $35,116 $35,116

Replace D3052 Package Unit, 2 Ton DX Cooling, 36 and 60kW Electric Heat

Fair 20 3 2.00 EA $29,508.33 Capital Replacement $59,017 $59,017

Rooftop ductwork associated with the rooftop package units lacks insulation. Provide insulation at all rooftop ductwork exposed to the weather in order to improve efficiency and prevent condensation and other potential problems. Cost is per SF of insulation.

Fair 0 0 392.00 SF $3.37 Deferred Maintenance $1,321 $1,321

D3068 Replace D3068 Building Controls, Automation Fair 15 3 34,300.00 SF $1.13 Capital Replacement $38,759 $38,759

D40 FIRE PROTECTION SYSTEMS

NFPA 25, 4.5; 4.3: Sprinkler riser at 1st floor closet (presumably the main sprinkler riser) does not have current inspection tags. Latest inspection date observed is 2012. Arrange for the appropriate inspections to be performed by qualified personnel or per the AHU. Document and retain / display the results as required.

Fair - Good 0 0 1.00 EA $1,250.00 Deferred Maintenance $1,250 $1,250

Replace D4010 Sprinkler System, Ordinary Hazard, Wet Pipe, Complete

Fair - Good 20 5 34,300.00 SF $7.56 Capital Replacement $259,308 $259,308

D50 ELECTRICAL SYSTEMS

D5012 Replace D5012 Automatic Transfer Switch (ATS) 250 V, 420 Amp

Fair 25 3 1.00 Each $8,699.75 Capital Replacement $8,700 $8,700

D5022 Replace D5022 Lighting, Interior, Fluorescent Fair 20 3 34,300.00 SF $6.12 Capital Replacement $209,916 $209,916

D5037 Replace D5037 Fire Alarm System, Complete, Average Density

Fair - Good 20 3 34,300.00 SF $4.26 Capital Replacement $146,173 $146,173

D5038 Replace D5038 Security, Surveillance, Average Density

Poor 10 2 34,300.00 SF $1.81 Capital Replacement $62,083 $62,083

D5039

UMC, 303.8 Equipment on Roofs and 304.1 Access to Equipment on Roofs: 303.8.1.5: At least six (6) feet of clearance shall be available between any part of the equipment and the edge of a roof or similar hazard. Otherwise rigidly fixed rails or guards a minimum of forty two (42) inches in height (in lieu of similar parapets) shall be provided on the exposed side(s). There are no guards between the communications equipment and the roof edge at various locations. Provide. Cost is per LF of guards / rails.

Good 0 0 68.00 Ln Ft $82.86 Plant Adaptation $5,634 $5,634

D5092 Replace D5092 Generator, Diesel, 65 kW Fair - Good 25 3 1.00 Each $54,675.11 Capital Replacement $54,675 $54,675

$11,656 $0 $66,330 $1,650,372 $4,307 $259,308 $1,991,972

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0 $11,683 $118,932 $66,330 $1,789,949 $4,307 $259,308 $2,250,509

Z. GENERAL SUB-TOTALS

Expenditure Totals per Year

F. SPECIAL CONSTRUCTION AND DEMOLITION

F. SPECIAL CONSTRUCTION AND DEMOLITION SUB-TOTALS

G. BUILDING SITEWORK

G. BUILDING SITEWORK SUB-TOTALS

Z. GENERAL

D4012

D. SERVICES SUB-TOTALS

E. EQUIPMENT & FURNISHING

E. EQUIPMENT & FURNISHING SUB-TOTALS

D3052

All Rights Reserved. 4tell, iPlan (patent pending) Building Blocks, and Innovation for the Built Environment are trademarks of 4tell™ Solutions, LP Run Date: October 05, 2016

0.15% 1.54% 0.86% 23.11% 0.06% 3.35%

$7,744,560 Notes

- EUL is the Estimated Useful Life of an Asset

- RUL is the Remaining Useful Life of an Asset

- Non-Escalated and Non-Inflated Adusted Dollars

† - FCI Formula (As Currently Programmed):

FCI† By Year

CRV***

(Deferred Maintenance + Plant Adaptation + Capital Replacement)/(Building Replacement Value)

All Rights Reserved. 4tell, iPlan (patent pending) Building Blocks, and Innovation for the Built Environment are trademarks of 4tell™ Solutions, LP Run Date: October 05, 2016

Element No.

Actions Last

Assigned Condition

EUL*

or

ReplacementC ycle (Yrs)

RUL**

(Yrs)

Qty. Units Unit Cost Priority Plan Type 2016 2017 2018 2019 2020 2021 Total***

$ 0 1 2 3 4 5

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

$7,744,560 Notes

- EUL is the Estimated Useful Life of an Asset

- RUL is the Remaining Useful Life of an Asset

- Non-Escalated and Non-Inflated Adusted Dollars

Z. GENERAL

Z. GENERAL SUB-TOTALS

Expenditure Totals per Year

CRV***

E. EQUIPMENT & FURNISHING

E. EQUIPMENT & FURNISHING SUB-TOTALS

F. SPECIAL CONSTRUCTION AND DEMOLITION

F. SPECIAL CONSTRUCTION AND DEMOLITION SUB-TOTALS

G. BUILDING SITEWORK

G. BUILDING SITEWORK SUB-TOTALS

B. SHELL

B. SHELL SUB-TOTALS

C. INTERIORS

C. INTERIORS SUB-TOTALS

D. SERVICES

D. SERVICES SUB-TOTALS

6 YEAR ROUTINE MAINTENANCE EXPENDITURE FORECAST

3720 Martin Luther King SE 3720 Martin Luther King SE

A. SUBSTRUCTURE

A. SUBSTRUCTURE SUB-TOTALS

All Rights Reserved. 4tell, iPlan (patent pending) Building Blocks, and Innovation for the Built Environment are trademarks of 4tell™ Solutions, LP Run Date: October 05, 2016

Condition Score From To Rating Good 10 100% 0% 20% Good

Fair-Good 8 80% 20% 40% Fair Fair 6 60% 40% 60% Poor

Poor-Fair 4 40% 60% 80% Poor Poor 2 20% 80% 100% Unsatisfactory

Plan Type Condition Element No. Asset Qty. UOM.

Unit Cost

Asset Value

Actual Asset Condition

Score

Max Possible

Score

Asset Weighting Based Upon Asset Value

Asset Condition Weighted

Score

Max. Possible Weighted

Score

Cond.

Condition Rating

Capital Replacement Good A10 Foundations A1011 Substructure, Cast in Place Concrete Foundation Walls, No Basement

510.00 Ln Ft 239.25 122,017.50 10 10.00 43% 4.26 4.26

Capital Replacement Good A10 Foundations A1010 Substructure, Structural Concrete Slab on Grade

13,500.00 SF 8.21 110,821.50 10 10.00 39% 3.87 3.87

Capital Replacement Good A10 Foundations A1012 Substructure, Cast in Place Concrete Footings

13,200.00 SF 4.05 53,460.00 10 10.00 19% 1.87 1.87

286,299.00 30 10.00 10.00 0% Good

Capital Replacement Fair - Good B10 SuperStructure B1020 Flat Roof Superstructure 13,500.00 SF 15.36 207,360.00 8 10.00 26% 2.05 2.56

Capital Replacement Good B10 SuperStructure B1010 Floor Superstructure, Metal Decking

27,000.00 Sq Ft 22.33 602,910.00 10 10.00 74% 7.44 7.44

810,270.00 18 9.49 10.00 5% Good

Capital Replacement Good B20 Exterior Enclosure B2030 Steel w/ Safety Glass, Painted, Exterior Door

4.00 Each 3,580.88 14,323.52 10 10.00 1% 0.08 0.08

Capital Replacement Good B20 Exterior Enclosure B2020 Exterior Windows, Aluminum Fixed

5,120.00 SF 91.80 470,016.00 10 10.00 27% 2.73 2.73

Capital Replacement Good B20 Exterior Enclosure B2020 Storefront Windows, Aluminum Framed

3,220.00 SF 91.80 295,596.00 10 10.00 17% 1.72 1.72

Capital Replacement Good B20 Exterior Enclosure B2030 Exterior Doors, Single Steel 2.00 EA 2,373.00 4,746.00 10 10.00 0% 0.03 0.03

Capital Replacement Good B20 Exterior Enclosure B2030 Steel, Painted, Exterior Double Door

4.00 Each 2,373.00 9,492.00 10 10.00 1% 0.06 0.06

Capital Replacement Good B20 Exterior Enclosure B2010 Exterior Walls, Brick Veneer 24,432.00 SF 37.86 924,946.66 10 10.00 54% 5.38 5.38 1,719,120.18 60 10.00 10.00 0% Good

Capital Replacement Good B30 Roofing B3010 Built Up Roof 13,500.00 SF 9.32 125,820.00 10 10.00 100% 10.00 10.00 125,820.00 10 10.00 10.00 0% Good

Capital Replacement Good C10 Interior Construction C1021 Interior Doors, Wood, Solid Core 58.00 SF 1,559.00 90,422.00 10 10.00 71% 7.15 7.15

Capital Replacement Good C10 Interior Construction C1021 Interior Doors, Metal, Painted 18.00 SF 1,559.00 28,062.00 10 10.00 22% 2.22 2.22

Capital Replacement Good C10 Interior Construction C1020 Aluminum, Fully Glazed, Interior Door

4.00 Each 2,004.26 8,017.04 10 10.00 6% 0.63 0.63

126,501.04 30 10.00 10.00 0% Good

Capital Replacement Good C20 Stairs C2020 Stair Construction, Concrete Filled Pan Stair

96.00 Each 1,113.00 106,848.00 10 10.00 100% 10.00 10.00

106,848.00 10 10.00 10.00 0% Good

Capital Replacement Good C30 Interior Finishes C3030 Ceiling Finishes, Acoustical Tile 34,300.00 SF 4.00 137,200.00 10 10.00 29% 2.90 2.90

Capital Replacement Good C30 Interior Finishes C3010 Wall Finishes, Gypsum, Painted 39,445.00 SF 4.69 184,997.05 10 10.00 39% 3.91 3.91

Capital Replacement Good C30 Interior Finishes C3020 Floor Finishes, Carpet 5,050.00 Sq Ft 6.44 32,522.00 10 10.00 7% 0.69 0.69 Capital Replacement Good C30 Interior Finishes C3020 Floor Finishes, VCT 29,250.00 SF 3.66 107,055.00 10 10.00 23% 2.27 2.27 Capital Replacement Good C30 Interior Finishes C3024 Terrazzo Tile Flooring 800.00 SF 13.49 10,794.40 10 10.00 2% 0.23 0.23

472,568.45 50 10.00 10.00 0% Good

Capital Replacement Good D10 Conveying Systems D1010 Elevators 2.00 EA 177,000.00 354,000.00 10 10.00 100% 10.00 10.00 354,000.00 10 10.00 10.00 0% Good

Capital Replacement Fair D20 Plumbing D2018 Drinking Fountains 4.00 EA 1,076.73 4,306.93 6 10.00 0% 0.03 0.05 D20 Plumbing

C20 Stairs

C20 Stairs C30 Interior Finishes

C30 Interior Finishes D10 Conveying Systems

D10 Conveying Systems

B20 Exterior Enclosure

B20 Exterior Enclosure B30 Roofing

B30 Roofing C10 Interior Construction

C10 Interior Construction

2016 iPlan Scoring

Uniformat Level 2 Asset Condition Rating For 3720 Martin Luther King SE

A10 Foundations

A10 Foundations B10 SuperStructure

B10 SuperStructure

All Rights Reserved. 4tell, iPlan (patent pending) Building Blocks, and Innovation for the Built Environment are trademarks of 4tell™ Solutions, LP Run Date: October 05, 2016

Capital Replacement Good D20 Plumbing D2014 Sinks 3.00 EA 1,012.39 3,037.16 10 10.00 0% 0.03 0.03 Capital Replacement Poor - Fair D20 Plumbing D2023 Water Heater, Electric, 50 Gal 1.00 Each 1,994.72 1,994.72 4 10.00 0% 0.01 0.02 Capital Replacement Poor - Fair D20 Plumbing D2091 Compressed Air Distribution 4,288.00 SF 4.96 21,268.48 4 10.00 2% 0.09 0.23 Capital Replacement Fair D20 Plumbing D2016 Emergency Eye Wash 4.00 Each 962.51 3,850.03 6 10.00 0% 0.02 0.04

Capital Replacement Good D20 Plumbing D2022 Piping, Domestic Water Supply and Return

34,300.00 SF 7.31 250,733.00 10 10.00 27% 2.70 2.70

Capital Replacement Good D20 Plumbing D2011 Single Occupancy Bathroom 15.00 Each 8,300.00 124,500.00 10 10.00 13% 1.34 1.34 Capital Replacement Fair D20 Plumbing D2023 Water Heater, Electric, 80 Gal 2.00 EA 5,669.82 11,339.64 6 10.00 1% 0.07 0.12 Capital Replacement Good D20 Plumbing D2011 Multiple Occupancy Bathroom 6.00 Each 24,190.00 145,140.00 10 10.00 16% 1.57 1.57

Capital Replacement Good D20 Plumbing D2041 Rainwater Drainage, Internal, with Perimeter Scuppers

34,300.00 SF 4.02 137,886.00 10 10.00 15% 1.49 1.49

Capit…