Narrative_Residence_Q2_TLAS_-_8.docx
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- DEMOLITION OF SIX STRUCTURES AT TLAS
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- 140G0226R0002
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This is a property condition narrative assessment for Narrative Residence Q2, a two-story residential structure located on Gracie Road in Cortlandville, Cortland County, New York. The approximately 2,031 square foot house, constructed before 1900 and acquired by the U.S. Government in 1931, has been unoccupied for three years and is in very poor condition. The assessment indicates the building is not critical to the center's mission and could be demolished without adversely impacting site operations. The structure exhibits extensive deterioration across all systems: the roof requires replacement due to damaged asphalt shingles; exterior wood siding is peeling and in poor condition; windows and doors are aged and need replacement; the stone rubble foundation has crumbling areas requiring patching; and interior mold is present on ceiling tiles. The building's structural integrity is questionable, with sagging beams and floor joists of unknown capacity, and floors that have settled and are not level.
The building's mechanical, plumbing, and electrical systems are severely deficient and beyond their serviceable lives. The HVAC system comprises an oil-fired furnace installed in 2011 and an abandoned wood-fired furnace; ductwork is heavily corroded and requires replacement. The domestic water supply, drain, waste, and vent piping requires complete replacement, and the fuel oil system does not meet current double-wall tank construction requirements. The electrical service is undersized and does not comply with current codes, requiring replacement of the service drop, panelboard, wiring, and fixtures. The building lacks an automatic fire sprinkler system and is not ADA compliant. Environmental concerns include likely lead-based paint and potential asbestos in insulating paper and other materials. The assessment concludes that the condition and non-critical status of this structure support diverting limited funds to other priority buildings rather than investing in restoration.
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Narrative Residence Q2 TLAS
| General | Located on Gracie Road in the Town of Cortlandville in the county of Cortland, New York. |
| This is a two-story residence with a partial basement and is approximately 2,031 SF (first and second floor). The house has been unoccupied for three years. It was constructed sometime before 1900 (actual date is unknown) and was acquired by the U.S. Government on September 21, 1931. The partial basement is constructed of stone rubble and is used for storage and laundry. This area does not have full head height. | |
| In general, the house has been in service well beyond what might have been anticipated. It could easily be argued that this structure is not critical to the mission of the center. Because funds are limited, they should be diverted to other more critical structures and no longer invested in this one. This building is in very poor condition, would not yield enough rent to repay the investment needed to restore it to a state of good repair, and could be demolished without adversely impacting the site’s mission. | |
| Civil and Site | The building is located on Gracie Road at one of the higher points of the site. Although the area topography is comprised of a series of low rolling, wooded hills, the immediate site for this building is essentially flat. Landscaping consists of mature lawn and trees. Drainage is generally adequate although there has been some settlement at the base of the downspouts. |
| Architectural | The building is two-story and both floors total about 2,031 SF. There is a partial basement with about 680 SF. The front entry faces the road (west), has no walkway accessing it and is seldom used. The rear entry is east, has a concrete patio and walk leading to the driveway. It is the primary access to the house. Construction dates back to pre-1900’s. Circa 2007 the tenant made major renovations to the interior, primarily on the first floor and in the basement, and to the landscape planting beds adjacent to the house. This has been mostly cosmetic, involving finishes and cabinetry. |
| Exterior Enclosure | Roofing: |
| The roof is sloped and covered with asphalt shingles. Shingles are in poor condition and damaged in several locations. Many are discolored and covered with lichen. Roof drainage is collected by gutters and emptied to downspouts, some of which are not attached to the gutters. Some gutters should be re-pitched as some have low points in the middle of the length. Downspouts lead to grade and most empty against the foundation. These should be extended at least five feet from the foundation and have splash blocks. Flashing should be installed at roof terminations against walls if the siding is replaced. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Asphalt Shingles (house) = 15 years |
Asphalt Shingles (west porch) = 5 years Metal Flashing = 20 years Sealants = 3 years
| Envelope: |
| The exterior walls are wood framed with wood horizontal lap siding. Soffits are not enclosed, but are painted. It is assumed that exterior walls are insulated although the extent could not be confirmed. |
| The lap siding has a history of not holding paint. In 2004, it was scraped and painted by professionals, but still is not holding up well; and the paint is peeling off and in poor condition. The south elevation is particularly bad. Portions of the fascia and eaves are deteriorating, especially on the west elevation and should be replaced; remove wasp nests before beginning work |
| Exterior doors are painted wood, are aged and in poor condition. These should be replaced with insulated metal doors with new weather-stripping and thresholds. Windows are painted wood, double-hung, single pane with storm sashes. The existing wood window trim is in poor condition and should be scraped and repainted. At the east elevation the metal basement door’s paint is peeling off and should be scraped and repainted. |
| A portion of the foundation at the northwest corner is crumbling and should be patched. Generally, the area directly adjacent to the base of the building is filled with overgrown plants and should be cleared. |
| USGS Life-Cycle Estimates of Serviceable Life: |
| Wood Siding = 50 years |
Wood Soffits/Fascias = 50 years Fiberglass Insulation = 50 years Door Hardware = 10 years Aluminum Storm Windows = 50 years Caulking/Sealants = 2 years
| Interiors | Various rooms in the house are filled with stored items, mostly on the second floor. The stored items should be removed. Work done in 2007 by the tenant included new carpet and paint in the Bedroom, Office, Living Room, and Dining Room. New vinyl flooring, cabinetry, and paint were installed in the Kitchen and Bathroom. The carpet in the first floor north end rooms as well as the vinyl tile in the living room is in poor condition. The carpet and tiles should be replaced. No work was done on the second floor. The basement was modified to accommodate a laundry area. |
| Interior doors and frames are painted wood. The original walls are plaster. New walls are gypsum board. | |
| Mold is spread out across the ceiling tiles on the first floor living room and dining room. The existing ceiling should be removed and a new one reinstalled after mold remediation. Paint is peeling off the GWB ceiling in the first floor toilet room. The ceiling should be prepped and repainted. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Drywall = 75 years |
Interior Wood Doors = 40 years Carpet = 8 years Vinyl Flooring = 10 years Wood Cabinets = 100 years Plastic Laminate Countertops = 20 years
| Structural | The structural system is wood frame on a stone rubble foundation. An addition to the kitchen was made (date of work unknown) and has a concrete foundation. The roof and floors are wood framed. First floor framing includes full logs used as beams and columns in some locations. Logs vary in size from approximately 8-12 inches in diameter. Most lumber is older and therefore full dimension. |
| The basement was originally accessed by a cellar-type stair from the outside. At some time (date not known) an interior basement stairway was installed. An original log beam was cut for this and is now supported by a wood post. Other posts have been added as needed to support sagging beams and floor joists. It is difficult to determine the integrity of these logs because of their age, unknown species, and the fact that each end has been reduced to the size of a 4 x 4 approximately for bearing. | |
| The rubble foundation walls need some repair in the northwest corner; pointing and replacement of some stone. This is also an area that leaks when it rains. The basement floor is poured concrete, and is not level. | |
| Over the years the building has settled. The first and second floors are not level. The second floor is being used for storage. The capacity of these floor joists is not known and storage should be limited. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Rubble Foundation = 40 years |
Concrete Foundation = 40 years Slab On Grade = 40 years Roof System =20 years
HVAC
| Heat Generating Systems | One fuel oil-fired up flow furnace and one wood-fired furnace in the basement provide heat to the building through common supply air ductwork. The wood-fired furnace has been abandoned in place. |
| Furnace F-1 – Basement: |
Nordyne, oil-fired forced air.
Model O4LD-098A-12-R; Serial O4L070412845 Fuel oil consumption 0.5-0.7 gph; atmospheric vent.
Installed circa 2011.
| The furnace exhaust vent is connected to the existing brick chimney. It is not known if the chimney is lined with stainless steel, which is probably needed due to the age of the chimney. A programmable thermostat is on the main level. |
| The ductwork is older galvanized steel, has poor integrity, and is heavily corroded due to age and moisture in the basement. We recommend replacing the duct system in the basement. Risers to the second floor can probably remain in place. Insulating paper wrapped around the register boots should be tested to determine whether it contains asbestos, which is likely. |
| Wood-fired Furnace F-2 – Basement: |
Monarch - up flow.
Model unknown; Serial unknown; age unknown.
| The original furnace vent was replaced with stainless steel vent pipe through a basement window and up along the front facade of the building. | |
| The wood-fired furnace has been abandoned in place. It should be removed and its electrical, ductwork and vent connections capped. | |
| Exhaust Fan Systems | The bathroom exhaust fan is in poor condition, rattles and needs to be replaced |
| The kitchen has no exhaust fan or range hood. We recommend installing a ducted range hood to remove smoke, odors and moisture. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Gas/Oil furnaces = 15 years | |
| Exhaust fans = 15 years |
Plumbing
| Domestic and Process Water Distribution System | Domestic water enters the building through a 1” galvanized underground water line from the domestic water well with a concrete pit and steel cover located on the east side of the building in the backyard. A vertical well water pump with a well pressure tank located in the basement provides water for the building. The domestic water supply, drain, waste and vent piping is in poor condition, beyond its service life and needs complete replacement. The domestic water line from the well system does not have a filter. |
| According to the Atlantic Salmon Project drawings, there is a tap on the 8” water line from process water well T for future supply to Quarters 2. The tap was to be located behind the Garage. | |
| Domestic Water Pump P-1: |
Vertical well pump. Controlled by pressure switch.
Model unknown; Serial unknown.
Capacity, age and condition unknown.
Domestic Well Water Pressure Tank:
Goulds – vertical tank.
Model V60.
| The tank is a recent replacement and appears to be in good condition. | |
| We recommend re-piping the entire supply, drain, waste and vent system and installing a filter on the well water system. The existing well tank, water heater and plumbing fixtures are in good condition and can remain. | |
| Plumbing Fixtures | The residential plumbing fixtures were replaced by the last tenant and are in good condition except as noted, but do not meet ADA. The house is not ADA compliant in general. |
| Main floor restroom; one non-ADA, one-piece lavatory top, 4” center faucet. One white, vitreous china, floor mount, flush tank, non-ADA water closet. One bathtub/shower combination. | |
| The core and trim have been removed from the shower valve and would need to be restored before the house can be occupied. | |
| Domestic Water Heater | Water Heater #1 in Basement: |
Boch, storage type, fuel oil-fired water heater.
Model 32E; Serial 08061446T.
32 gallon; fuel consumption 0.65-0.75 gph.
| The water heater was installed in 2011 and is in good condition. The safety relief valve needs to be piped to within 6” of the floor, since this valve may suddenly discharge high pressure water near the boiling point. The vent connector to the chimney was not replaced and should be monitored for condition. | |
| Storm Water Drain System | The sloped roof drains to grade. |
| Fuel Oil System | A single wall, saddle type, 275 gallon fuel oil tank is located in the basement, with galvanized steel fill and vent lines rising adjacent to the foundation wall. Soft copper fuel oil lines serve the furnace and water heater. |
| The oil tank and lines are older, in poor condition and do not meet current requirements for double wall tank construction and piping containment. | |
| Since the investment in a new oil fired furnace and water heater was made so recently, upgrading the tank and fuel lines to prevent potentially costly oil spills would make sense. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Water heaters, gas/oil fired = 10 years |
Faucets = 10 years Flush valves = 25 years Lavatories = 40 years Piping and fittings = 30 years Service sinks (CI) = 35 years Shower mixing valve = 10 years Sinks = 40 years Tanks – metal = 25 years Valves = 15 years Water closets = 40 years Fire/Life Safety
| Fire Sprinkler System | This building does not have an automatic fire sprinkler system or access to a water supply that can provide the required fire flow. |
| Due to the age and condition of this building and the fact that it is not critical to the site’s mission, the investment needed to retrofit an automatic fire sprinkler system and provide an adequate fire protection water supply is difficult to justify. |
Electrical
| Electrical Distribution System | Power is provided by a separately metered 120/240 volt, single phase overhead service. The service feeds a single Square D QO load center with a 60 ampere main circuit breaker located in the basement. The electric range has a separate service disconnect. Distribution throughout the residence is by means of non-metallic sheathed cable, some of which is old enough to have the cloth outer sheath typically used before 1965. Receptacle spacing in kitchen, bedrooms, and living/dining areas does not comply with current codes. |
| The electric service is undersized for the load, well beyond its safe working lifespan and does not comply with current codes. Replace all except the newest wiring, to include service drop, panelboard, wiring, receptacles and lighting (where existing fixtures have not been upgraded) to meet current code requirements. Add receptacles and circuits. Provide GFCI and arc fault protection; tamper resistant receptacles; hard wired smoke and carbon monoxide detectors. | |
| Lighting | Lighting is generally provided by incandescent fixtures. Some fixtures were recently upgraded and are in good condition. Others, especially on the second floor, are past their design lifespans and missing parts. |
| Special Systems | Smoke Detectors: There are battery operated smoke detectors installed in most rooms. Many were indicating low battery conditions during the site assessment. When the electrical system is replaced, hard wired smoke and carbon monoxide detectors should be installed. |
| Telephone/CATV System: Telephone and cable TV services are provided from an overhead feed to a weather head on the exterior of the residence. Cabling is routed from the demarcation point on the exterior wall to outlets within the residence. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Distribution Equipment = 20 years |
Circuit Breakers = 50 years Light Fixtures = 20 years Ballasts = 10 years Fire Alarm = 15 years
| Elevators | None. |
| Energy | The furnace and water heater are new and efficient. We have recommended replacing the ductwork with a new sealed, insulated system. Screw-in compact fluorescent or LED lamps could be used to improve lighting efficiency. |
Environmental
| Lead Based Paint | Due to the pre-1978 construction date, lead based paint is likely to be present in this building, especially on trim. Before existing paint is disturbed it should be tested for lead, to determine whether precautions need to be taken. Since no positive lead test results were provided, per USGS policy the cost estimates in this report do not include an allowance for the costs associated with disturbing or removing lead based paint. |
| Asbestos | Insulating paper on the heating system register boots and second floor risers should be tested to determine whether it contains asbestos, which is likely; an allowance is provided in the cost estimate for replacement of the heating ducts. |
| Asbestos may also be present in other building materials, although no evidence was noted. Typical asbestos-containing materials include older fiber cement siding, roofing, wallboard and piping; vinyl flooring; mastic; caulking; glazing compound; plaster; air cell pipe covering; and insulating paper on heating ducts. Appropriate safety precautions must be taken when handling asbestos-containing material (ACM), which is hazardous if the fibers become airborne. It may be managed in place until the building is demolished or renovated, when it should be removed and disposed of at a location approved to accept it as waste. | |
| Accessibility and Other | The building does not meet accessibility standards in any of its aspects. Neither the first nor the second floor is accessible. The bedrooms are on the second floor. Door hardware does not comply; neither do clearances. |
| Currently the bathroom and kitchen lack maneuverability clearances and features for wheelchair accessibility. Cabinetry and counter tops do not comply with accessibility standards. | |
| Because this house is not critical to the mission, it could be argued that funds should be directed elsewhere and not in remodeling to meet accessibility standards. | |
| Historic Preservation Summary | This building is believed to have been built before 1900. Its exterior retains its original siding. It has had major original finishes altered, and it appears to have been added onto during its history. |
File details come from the government source that posted it. Updated .