Narrative_Residence_Q50_-_9.docx
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- DEMOLITION OF SIX STRUCTURES AT TLAS
- Solicitation number
- 140G0226R0002
About this file
This is a narrative condition assessment report for a residential structure (Q50 General Residence) located on Gracie Road in Cortlandville, Cortland County, New York. The two-story residence with partial basement, totaling approximately 1,553 square feet, has been occupied by Lime Hollow Nature Center personnel since its acquisition by the U.S. Government in 1956. The report recommends demolition of the structure, citing its age (pre-1900 construction), non-critical mission status, and extensive deterioration that makes continued investment unjustifiable given limited funding.
The assessment documents pervasive structural and systems deficiencies across all building categories. The exterior enclosure requires roof replacement due to poor asbestos shingles, damaged fascia and soffits, and compromised flashing; the wood frame structure exhibits significant settling with rotted support columns and uneven floors and roof. Interior conditions include heavy mold growth in the first floor bathroom requiring immediate remediation and occupant relocation, water-damaged ceilings and floors, non-ADA compliant fixtures, and inadequate heating for the second floor. Critical systems beyond serviceable life include the domestic water supply and drain-waste-vent piping, electrical distribution (100-amp panel with cloth-sheathed wiring predating 1965), HVAC furnace and water heater, and the septic system requiring replacement within 5-10 years. Additional deficiencies include absence of fire sprinkler protection, inadequate ventilation, non-compliant fire/life safety features, presence of lead-based paint and asbestos siding, and complete non-compliance with 2010 ADA accessibility standards. The report serves as supporting documentation for the related solicitation for demolition of six structures at TLAS.
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Narrative Residence Q50
| 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 1,553 SF (first and second floor). The building is occupied by personnel from the Lime Hollow Nature Center. The house was constructed sometime before 1900 (actual date is unknown) and was acquired by the U.S. Government in 1956. The partial basement is constructed of stone rubble and is used for mechanical equipment and storage. | |
| 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 this research center. Because funds are limited, they should be diverted to other more critical structures and no longer invested in this one. This building could be demolished without adversely impacting the center’s mission. Furthermore, the nature of the structure’s construction and condition encourages our recommendation that it be demolished. As requested by USGS, we have priced the work needed to restore it to a good state of repair. | |
| Civil and Site | The building is located in a valley and is accessed by a driveway off Gracie Road. 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 around the perimeter is generally adequate. Roof drainage is collected by gutters and downspouts. |
| Hardscape consists of an asphalt driveway and concrete walks to the front and back doors and are in good condition. | |
| Architectural | The building is two-story and both floors total about 1,553 SF. There is a partial basement with about 687 SF. The front entry faces the road (east) and has a concrete walkway accessing it. This walk continues to a nearby porch and secondary front entry. The rear entry faces south and is accessed directly from the driveway. Construction dates back to pre-1900’s. Various improvements have been made in a piece-meal fashion over the years, and mostly cosmetic in nature. |
| Exterior Enclosure | Roofing |
| The roof is sloped and covered with asphalt shingles, which are in poor condition, with shingles uplifted in several areas and moss growing on specific sections. The roof itself however is very uneven in plane and along the ridge. The valleys and the front porch have piles of leaves that should be cleared. Roof drainage is collected by gutters and emptied to downspouts which are connected to underground drainage pipes. On the east side, some areas are missing gutters and downspouts. It is not known where the underground pipes lead. The roof should be removed and replaced and aluminum gutters and downspouts with splash blocks installed. Flashing should be added at roof to wall transitions and coordinated with siding replacement. | |
| USGS Life-Cycle Estimates of Serviceable Life: |
Asphalt Shingles (house) = 20 years
| Envelope |
| The exterior walls are wood framed, with asbestos shingle siding which is past its service life and is not holding paint well. The asbestos shingles are in poor condition; some are cracked and others missing. Because they are made of asbestos, replacing missing shingles and repairing cracked shingles is difficult. We recommend that the asbestos shingles be removed and replaced with fiber cement siding. If the siding cannot be replaced in a timely manner, wall penetrations should be sealed at pipe and vent locations as well as where the chimney meets the building. |
| Fascia, eaves and soffits are painted wood. The wood fascia around the front porch is discolored from leaves that collect on the roof. This could lead to deterioration and should be cleaned each fall. The wood soffit and fascia is damaged and appears to have rotted along the east and west sides of the building. Holes in the fascia were observed all around the house. The soffit and fascia should be replaced. |
| Exterior doors are painted wood, but are protected with metal storm doors, which are in good condition. Except for the cellar doors, these should be painted. Windows are painted wood, single pane, with aluminum storm sashes. The window frame located at the first floor bathroom is covered in moss and the sealant is failing. The wood also appears to be in poor condition. The window should be replaced. The window frame at the top of the stairs to the second floor is rotten. The window frame should be removed and replaced. |
| A brick is spalled at the base of the chimney. Some of the mortar also requires repointing. |
| USGS Life-Cycle Estimates of Serviceable Life: |
| Asbestos Siding = 10 years |
Wood Soffits/Fascias = 5 years Door Hardware = 10 years Aluminum Storm Windows = 50 years Caulking/Sealants = 2 years
| Interiors |
| The interior was painted circa 2007. |
| The interior has been updated in a piece-meal fashion over the years but is generally dated. These upgrades Include vinyl flooring in the kitchen, bathrooms and laundry room which is in poor condition and should be replaced Otherwise, most floors are hard/soft wood. The wood floor along the south side of the room at the top of the stair has damage, possibly from water infiltration. The leak should be investigated to find the source, and the floor should be refinished. |
| Kitchen Cabinets are painted metal and are in fairly good condition. Bathroom cabinets are wood and in good condition. |
| Ceilings on the first floor are plaster covered with 12x12 glue-on acoustic tiles. These are in fair condition, except those in the kitchen, which are in poor condition and should be removed. There is evidence of water damage at several locations. The Office has a suspended 2x4 acoustic ceiling which is in good condition, however ACT ceiling tiles in the first floor storage room at the northwest corner are missing and should be replaced. Paint is peeling off of the living room ceiling. The ceiling should be prepared and repainted. The wood battens at the ceiling of the east side enclosed porch are falling down and exposing the structure above. The ceiling panels are bowed and indicate water damage. |
| Walls throughout the house are painted plaster in good condition. Interior doors and frames are a combination of painted and stained wood. The original walls are plaster. |
| The basement is accessed by a cellar-type stair from the outside and an interior basement stair. Stains on the basement perimeter walls indicate foundation leaks. There was also staining on the floors. The walls should be investigated to find the source of the leaks and the leaks should be repaired. |
| There is heavy mold growth in the first floor bathroom. Mold was observed around the tub and on the ceiling and walls. The entire room needs mold remediation. We recommend that the house be vacated until the remediation is done. |
| The wood doors and frames throughout the house are showing signs of wear and tear. The doors and frames should be prepped and repainted. The screen door to the enclosed porch on the east side is broken and should be replaced. The wood threshold and framing located below the entrance door to the east elevation porch is rotting. The rotten wood should be replaced. |
| The staircase to the second floor has no handrail. A handrail should be installed. The guardrail at the top of the stairs is loose and should be secured. The guardrail should also be repainted. |
| USGS Life-Cycle Estimates of Serviceable Life: |
| Plaster = 75 years |
Interior Wood Doors = 30 years Vinyl Flooring = 10 years Wood Cabinets = 100 years Metal Cabinets = 20 years Plastic Laminate Countertops = 20 years
| Structural | The structural system is wood frame on a stone rubble foundation. The roof and floors are wood framed. First floor framing includes full logs used as beams in some locations. Logs vary in size and many have been reduced to the size of a 4 x 4 at the point of bearing. Most lumber is older and therefore full dimension. |
| The basement slab is fairly new (date of installation unknown). Concrete was poured at the base of the rubble foundation wall, presumably at the same time the slab was installed. One wood 4x4 column has rotted completely away at the base and should be replaced. Other posts have been added as needed to support sagging beams and floor joists. The age of the original construction and the number of additional support columns encourage our recommendation to demolish the building. | |
| Over the years the building has settled. The floors and roof are very uneven. | |
| 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 high efficiency, condensing type, sealed combustion, direct vent, propane-fired, upflow warm air furnace in the basement provides heat to the first floor only. |
| Furnace F-1 – Basement: |
Lennox – forced air.
Model G51MP-36C-090-06; Serial 5905J40543 Input 88,000 Btuh; output 82,000 Btuh PVC combustion air intake and gas vent piping.
Condensate is drained to the adjacent sump pit.
| The furnace is approximately ten years old and is connected to an older duct system. The ductwork is uninsulated galvanized steel in fair condition. The programmable thermostat is on the main level. There is an abandoned wood-fired furnace next to the propane furnace. | |
| The second floor has no permanent heat source. A portable electric space heater was found in a second floor bedroom; this type of heater is meant only for occasional or temporary use and is a fire hazard. The furnace ductwork could be extended to serve the two second floor bedrooms and half bath; however, the construction cost estimate is high. A lower cost alternative would be to install hard-wired electric baseboard heat in those rooms when the electrical system is upgraded. This would allow each room to be heated only as needed and provide individual temperature control. The heating load should be calculated before the heaters are selected. Operating costs should be similar for both options. | |
| The wood fired furnace should be removed and its electrical, duct and flue connections capped. The top of the chimney should also be capped to prevent water infiltration and further deterioration of the brick work. | |
| An acid neutralizer is needed on the condensate drain line from the furnace to protect the sump pump and its discharge piping from corrosion. | |
| Ventilation | The restrooms do not have exhaust fans, and the kitchen does not have a range hood. There is significant mold build-up in the first floor bathroom, adjacent to the kitchen. We recommend installing ducted exhaust fans in both bathrooms and a ducted range hood in the kitchen to remove moisture, odors and smoke. |
| Clothes dryer exhaust | The clothes dryer in the rear laundry room is vented outdoors through metalized corrugated duct. Although the duct is short and the material is approved by code, the corrugations in this type of duct tend to accumulate combustible lint. There are 3,000 clothes dryer fires annually in the United States alone. We recommend replacing this duct with smooth rigid galvanized steel. |
| 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 located on the west side of the building in the backyard. A vertical well water pump with a pressure tank located in the basement provides water for the building. The domestic water supply, drain, waste and vent piping is in poor condition, is beyond its service life and needs complete replacement. The domestic water line from the well system does not have a filter. |
| Domestic Water Pump P-1: |
Vertical well pump. Controlled by pressure switch.
Model unknown; Serial unknown.
Capacity unknown.
Well pump is estimated to be at least 45 years old.
Domestic Well Water Pressure Tanks:
Amtrol - vertical tank.
Model Well-X-Trol; Serial unknown.
24” dia x 30” high.
| Age of the tank is unknown. The tank is rusted. | |
| Replace the well water pump, well pressure tank and piping. Install a water filtration system. | |
| Plumbing Fixtures | Most of the plumbing fixtures are in poor condition and do not meet ADA. |
| Main floor bathroom; one counter mount, non-ADA, one-piece lavatory top, 4” center faucet. One white, vitreous china, floor mount, flush tank, non-ADA water closet that is slow to flush and fill. One bathtub / shower in very poor condition. | |
| Replace lavatory with new ADA fixture. Replace water closet with new ADA, low-flow 1.6 gpf fixture. Replace bathtub with new ADA shower. | |
| Kitchen; one counter mount, non-ADA, stainless steel double bowl sink. The sink and faucet are in fair condition and can remain in place unless an ADA upgrade is needed. The sink aerator is missing and flow is slow at the sprayer hose. | |
| Second floor half bath; one wall hung; one counter mount, non-ADA, one-piece lavatory top, 4” center faucet. One white, vitreous china, floor mount, flush tank, non-ADA water closet. | |
| We recommend replacing these fixtures with low flow models. The second floor of the house is not accessible, so an ADA bathroom upgrade there does not make sense. | |
| Domestic Hot Water | One residential propane-fired storage type water heater provides hot water. |
| Water Heater #1 in Basement: |
Bradford White, storage type, propane-fired water heater.
Model MITW40LGCX15; Serial BH6545869.
40 gallon.
Input 37,500 Btuh.
| The water heater is approximately ten years old and is in good condition. Although it is approaching the average lifespan for this type of heater, usage is relatively low because the house has only two occupants. This heater is not expected to need replacement in the near future. | |
| Sanitary Drain, Waste and Vent Systems | The building sanitary drainage system is a combination of cast iron, galvanized steel and PVC and runs to a septic tank west of the building in the yard. Effluent flows from the septic tank to a dry well further west near the line of bushes. |
| The septic system is older and almost certainly does not meet current regulations. Although it is pumped regularly and no problems were reported, it is likely to need replacement within the next 5-10 years if this building will continue in use. | |
| Storm Water Drain System | The sloped roof drains to grade. |
| Propane Gas System | Three vertical propane tanks installed on the west side of the building with black steel gas piping to furnace and water heater in the basement. The tanks are leased. |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Gas/oil storage water heaters = 10 years |
Faucets = 10 years Flush valves = 25 years Lavatories = 40 years Piping and fittings = 30 years Shower mixing valve = 10 years Sinks = 40 years Tanks – metal = 25 years Valves = 15 years Water closets = 40 years Fire/Life Safety
| Flammable storage | Small engines with gasoline tanks, a can of gasoline and other flammable liquids were found stored inside the house. Store these items in a safe and secure location, away from the dwelling and out of reach of children. |
| Fire extinguishers | The fire extinguishers in the house have not been inspected since 2009 according to their tags. Extinguishers should be inspected annually. |
| 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 | Electric power is supplied from a 120/240 volt, single-phase overhead service. The service feeds a single Square D QO service panel with a 100 ampere main circuit breaker located in the basement. The panel is in poor condition. 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 does not meet current requirements. Ground fault protection is not provided where required to prevent shock. |
| The electrical system is beyond its safe working lifespan and does not comply with current codes. Replace all except the newest wiring, to include service drop, meter socket, panelboard, wiring, receptacles and lighting 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 and a few fluorescent fixtures. Screw-in compact fluorescent lamps have been installed in many of the incandescent fixtures to reduce energy use. |
| Two fluorescent light fixtures flickered but did not start when turned on. Many fixtures are in poor condition; broken switches, missing diffusers and missing lamps were noted, especially in the basement. Until the electrical system can be replaced, the light fixtures should be repaired and re-lamped as soon as practicable to maintain safe conditions in the house. | |
| There is no light fixture outside the front porch or dining room doors as required by code at exits from dwellings. One fixture located between these doors would be sufficient. | |
| Special Systems | Fire Alarm: There are battery operated smoke detectors installed in the kitchen, living room, at the top of the stairs to the basement, and in the second floor hallway. Current codes require a smoke detector in each sleeping room as well. |
| 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. | |
| The coaxial cables from the satellite dishes need to be secured to the exterior wall. | |
| 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 | We recommend sealing the heating supply and return ductwork with mastic and insulating the supply ducts to conserve fuel. Most of the light fixtures are fitted with efficient compact fluorescent lamps. The furnace and water heater are high efficiency models. |
Environmental
| Mold | As described under Architecture-Interior, there is heavy mold growth in the first floor bathroom. The entire room needs mold remediation. We recommend that the house be vacated until the remediation is done. |
| 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 | This building is known to have asbestos cement exterior siding, which is in poor condition and needs to be replaced. An allowance for proper removal and disposal is included in the cost estimate for this work. |
| 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 2010 ADA 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 clearance requirements. |
| Currently the bathrooms and kitchen lack maneuverability clearances and features for wheelchair accessibility. Cabinetry and counter tops do not comply with accessibility standards. | |
| Major renovations would have to occur if the site employed handicapped staff that would need to reside at this location. | |
| Because this house is not critical to the mission nor is it occupied by staff, 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. 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 .