Condition_Assessment_-_A-004.pdf
PDF 908 KB Posted
- Attached to
- Food & Beverage Concessions
- Solicitation number
- 26-021-RFP Conc
- Issued by
- Kenton County, Kentucky
About this file
This is a Condition Assessment report for the PANDA Combined facility at Cincinnati/Northern Kentucky International Airport (CVG), conducted by the Kenton County Airport Board (KCAB) in Kentucky. The assessment evaluates the physical condition of the food and beverage concessions space across multiple building systems and components, rating each item on a scale from 1 (Critical) to 5 (New). The facility is currently in rough overall condition, with significant maintenance and replacement needs identified throughout the interior and mechanical systems. Critical findings include extremely worn wall finishes with heavy grease staining in work areas, broken and stained ceiling tiles and flooring, deteriorated plumbing infrastructure requiring replacement, and non-functional HVAC equipment. The assessment documents existing conditions to inform the Food & Beverage Concessions contract opportunity, for which proposals are due by June 25, 2026, with a pre-proposal site visit scheduled for April 21, 2026.
The condition assessment identifies multiple capital improvement requirements that prospective food and beverage concession operators should anticipate. Priority replacement items include rooftop air conditioning unit RTU#1 (noted as in terrible shape), grease traps requiring replacement, water heater and backflow preventer upgrades, copper piping replacement in the plumbing system, ceiling tile remediation, flooring repairs including broken and stained VCT tile, and wall finish restoration. Secondary maintenance needs include cleaning and servicing of exhaust fans, adding hail guards to RTU#2, securing loose handrails, modernizing old signage, and addressing water leaks caused by missing access panel screws. Equipment such as the Hoshizaki ice machine (approximately twenty years old) and refrigeration units may require replacement or significant maintenance to return to operational status. The assessment provides the physical baseline condition against which bidders can evaluate their financial obligations and operational requirements for the concessions operation.
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Other files
| File | Type | Posted |
|---|---|---|
| Food_&_Beverage_Concessions.pdf | ||
| Proposed_Agreement_-_Food_&_Beverage_Concession.pdf | ||
| 2026.03.24_RFP_Release_Technical_Design_Criteria_Manual.docx | DOCX document | |
| PROTECTED_CVG_ProForma_Template_BLANK_3.2.26.xlsx | XLSX spreadsheet | |
| Proforma_Instruction_Guide_3.2.26.docx | DOCX document | |
| 2025_Airline_Rankings.xlsx | XLSX spreadsheet | |
| 2025_Monthly_Enplanements.xlsx | XLSX spreadsheet | |
| Condition_Assessment_Summary.pdf | ||
| Condition_Assessment_-_A-031.pdf | ||
| KCAB_-_RSVP_Instructional_Guide_for_OpenGov.pdf | ||
| Condition_Assessment_-_A-015.pdf | ||
| LOD_A-015.pdf | ||
| LOD_A-004.pdf | ||
| LOD_A-031.pdf | ||
| CVG_Flight_Schedule_Summary_2025_06.30_-_07.06.pdf | ||
| XX-XXRFP_Food_&_Beverage_Multi_Unit_Concessions_4.24.25_DRAFT.docx | DOCX document | |
| 2024_Monthly_Enplanements.xlsx | XLSX spreadsheet | |
| 2024_Airline_Rankings.xlsx | XLSX spreadsheet |
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Text version
CONDITION ASSESSMENT
5 NEW SURVEY DATE
4 GOOD
3 FAIR
2 POOR
1 CRITICAL
5 4 3 2 1 N/A
1 X
2 X
3 X
4 X
5 X
6 X
7 X
8 X
9 X
10 X
11 X
12 X X
13 X
14 X
15 X 16 X 17 X
18 X
19 X X
20 X
21 X
22 X X
23 X
24 X
25 X
26 X
27 X
28 X
29 X X
30 X
31 X
32 X
33 X
34 X
35 X
36 X
37 X
38 X X
39 X
40 X
41 X
43 X
44 X
45 X
ADDRESS:B Conc.
FACILITY NAME: PANDA COMBINED
INFOR ASSET NUMBER:
CONDITION
PHOTO REF
COMMENTS / RECOMMENDED ACTION
Interior
Windows One front window appears to be in good condition
SURVEYORS Facilities
REPORT
GENERATED BY:Extremely worn or damaged; replace in next 2 Yrs.
Average wear for building age; not new but no issues to report
New or like new condition; no issues to report; no expected failures.
Good condition; no reported issues or concerns;
Worn from use -end of expected lifecycle. Replace within 2 - 4 yrs. when funds are available
Main Entry Hardware Gate control is key operated Other Exterior Doors Other Exterior Door Hardware
Curtain Wall Systems East & West wall no problems Louvers and Vents Main Entry Doors No entry main doors, only roll-up gate
Wall Finishes (Restrooms) Wall Finishes Work Areas Extremely greasy and dirty, heavy staining Cabinetry
Specialty Doors Wall Finishes - Offices No office space Wall Finishes (Corridors)
Hallway Fire Doors Tenant Security Gates / Roll-up Doors Roll up gate seems to be ok, did not operate Ceiling (Grid, tile, hard) Broken, missing, and stained tiles
Moveable / Operable Walls Door & Frame Condition Hardware Condition Key controls for entry gate in good condition
Terrazzo
Sealed Concrete
Other Overall, space is in rough condition
Carpet
VCT
Tile Broken, stained, heavy grease, stained grout
Handrails Old handrail bolted to floor, needs re-secured
Restroom Accessories Toilet Partitions
Stairwells Stair treads Stair nosings
ADA Accessibility (Large Stall)
Water Closets
Screen Partitions Walls No holes, just heavy staining, grease covered
Signage Old signage still in place
Plumbing
Sanitary Piping
Water Heaters
Tanks
Urinals
Lavatories / Sinks needs chrome trap. No plastic!
ADA Fixture Provisions (heights)
Booster Pumps (Vented interior regulators?)
Insulation
Backflow Backflow could use replaced
5 4 3 2 1 N/A
CONDITION
PHOTO REF
COMMENTS / RECOMMENDED ACTION
46 X
47 X
48 X
49 X
50 X X
51 X
52 X X
53 X
54 X
55 X
56 X
57 X
58 X
59 X
60 X
61 X
62 X
63 X
64 X
65 X
66 X
67 X
68 X
69 X
70 X
72 X
76 X
77 X
82 X
83 X X
84 X
85 X
86 X
87 X
Custodial Closets (Mop Sinks)
Auxiliary Sinks
Eyewash/Emerg. Shower (Floor drains/Tepid Water)
Storage rooms
Boilers (Age, Fuel Type, Input/Output)
Pumps (VFD / Sound / Suction Pressure) copper piping should be replaced
Grease Traps (Indoor/outdoor?) old and covered in grease needs replaced
Water Fountains
Lift Stations / Septic System
Kitchenettes (POU Grease Trap?)
Showers (Self metering? Shutoff?}
Roof Drain Piping
HVAC
Water Heaters (dedicated or part of bldg htg?)
Dedicated Heater for Kitchen
Water Heaters (Age / Fuel Type / Tankless / Capacity)
Piping & Valves (Corroded, Isolation Valves?)
Water Treatment
Boiler Room E-Stop
Makeup Water: Secondary Backflow Preventer
Duct Furnaces (Fuel, Type, Age, Mission)
Unit Heaters (Fuel, Type, Age, Mission)
Heating-Only Unit Ventilators (year, condition) was able to get motor to turn on but was not able to get heater to fire up. No data plate was located so MFD and manufacture can not be determined. Duct work for this unit is in good condition but may want to clean inside and invetiga
Tanks (Age / Size)
Recirculation Pump (Operating- Yes/No?)
Heating-Only Air Handling Units (Age)
Ventilation Airflow Monitoring (Last calibrated?)
Controls
Exhaust Fan / Exhaust Hoods There are two exhaust fans that both currently work. They both need some regular maintenance (new belt, bearings greased, etc). EF-1 needs the grease cleaned from the unit as well and both will need the fan blades cleaned.
Outside Air Units (Age, HR Type, ERV, Unitary, VAV)
Rooftop ACUs (Age, Gas Heat or Heat Pump)
There are two rooftop units that serve this space. RTU#2 is in decent shape and feeds the main kitchen and out front in the lobby area. I would recommend getting hail guards for the condensor to try and protect it better and have the unit cleaned and maintained to increase longevity of this unit. The panels on this unit are missing a few screws which has led to some new water leaks inside the space. RTU#1 is powered down and in terrible shape. This unit has had problems in the past which is evident because of an old compressor that is still sitting in this unit and the wiring that is dangiling inside the access panels. This unit appears older than unit #2 and I would recommend replacement.
AHUs (Age, Type/Geometry, VAV, typ. SAT, dual path unit)
Other (Vented Interior Regulators?)
Gas PRV (Proximity to OA intakes?)
Switchgear
RTU-product freezer These units are currently turned off but were working very well before they were turned off. The inside units are in very good shape and only require basic maintenance to keep units going.The line set needs new insulation.
Piping
Gas Delivery
Electrical
Feeders
Wiring/Conduit
Transformers Needs to be moved into tenant space V3
Identify Multiple Service Feeds
Panels No flash ratings
5 4 3 2 1 N/A
CONDITION
PHOTO REF
COMMENTS / RECOMMENDED ACTION
88 X x
89 X
90 X
91 X
93 X
104 X
130 0 2 10 13 8 51
Devices (Switches & Receptacles)
Transformers
Lighting
Airport Security/Card Readers
TSS - Surge Suppression
Generator
UPS
Technology
Fire Alarm System
Sprinkler System
Fire Extinguishers
Airport Security Camera
Audio Enhancements
Cable management
Safety
Refrigeration There is one Hoshizaki ice machine in this space that is disassembled and unplugged so the unit may only need some maintenance to get the unit started.
The unit is almost twenty years old and may just need to be replaced.
Air Compressors
CO2 Detection System
Kitchen equipment
Other
| Facility Condition Assessment |
| Sheet1 |
File details come from the government source that posted it. Updated .