TE 50 - ARMY_BUILDER_SMS-Manual_20190601.pdf

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Summary of Changes Global (Applicable to All Systems)

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Date Record of Revisions/Additions to SMS Inventory and Assessment Methodology

06/01/2019 'Group OK?' column added to 'Complete Component Catalog Breakdown' to clarify which each (EA) UOM component types are to be individual sections and which ones can be grouped together.

06/01/2019 Design life values for all component types updated to latest component catalog.

06/01/2019 Added standard inspection comment and associated guidance: "The component is in proper working condition and is showing no signs of distress. The DCR was based on estimated remaining service life."

06/01/2019 Added Component Types in various systems. These additions are identified in the 'Complete Component Catalog Breakdown' by having the UOM highlighted yellow.

06/01/2019 Removed 'Roofs should only be accessed via fixed ladder or stairs. Consult local safety POC for any particular access rules.' from 'BUILDER™ Safety and Site Preparation Guidance' page.

06/01/2019

06/01/2019 Added further clarification to 'BUILDER™ Safety and Site Preparation Guidance' page that the items on those pages were recommendations and did not act as safety requirements.

06/01/2019 Added inventory comment to all sections: "Except where specifically noted in this Guide, do not use General where a more specific item is available as a component type selection."

06/01/2019 General comment on 2019 update: When a component was added to the catalog and manual, the inventory guidance was also updated to align with the new inventory options/methodology.

06/01/2019

Added 'Ladder use should be done in accordance with 1) Safety plan, 2) OSHA, and 3) Installation safety guidelines' to 'BUILDER™ Safety and Site Preparation Guidance' page.

General guidance added to 'Sectioning' section to clarify sectioning methodology when DCR's are 1-step, 2-step, and 3-step+ apart on a single component type.

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Army BUILDER™ SMS Inventory and Assessment

Guide

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A10 FOUNDATIONS

Summary of Changes

Wednesday, July 26, 2017 Page 5 of 601Version Date:

Date Record of Revisions/Additions to SMS Inventory and Assessment Methodology

06/01/2019 Added page "Exterior Sectioning: A10, A20, B10, B20, B30, and C20 components" to clarify sectioning guidance for exterior components.

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BUILDER™ Safety and Site Preparation Guidance

Safety

Safety is of the utmost concern and should always be at the forefront of any activities taking place in the field.

There are many potential safety hazards associated with building assessments. Prior to performing building assessments, the assessing staff/team must ensure that field activities are in accordance with the 1) Safety Plan, 2) OSHA, and 3) Installation safety guidelines.

Safety Preparation Activities

Do not perform a task that may harm or endanger the health and safety of oneself or others.

Consult with the installation safety representative to review installation-specific safety requirements.

Conduct a daily “stand-up” safety meeting.

Review the assessment plan/schedule for the day.

Ensure new assessors have been properly trained.

Ensure proper Personal Protective Equipment (PPE) is available. This includes, but is not limited to, a hardhat; hearing protection; eye protection; safety shoes, gloves; and a safety colored vest.

Prior to conducting assessments, the team leader must check with the safety office or building POC to determine if there are any building/site-specific safety rules or hazards. For instance, some manufacturing areas may require steel toe shoes, hearing protection, or eye protection.

Safety Recommendations

Do not walk and write, or talk on a mobile phone, at the same time; this can lead to trips/falls.

Do not review documents or write while walking on steps or stairs.

Mechanical rooms, attic spaces, or other areas with piping/ductwork may require the use of hard hats to prevent against head bumping hazards. Refer to the project specific safety plan for further clarification.

Do not enter posted or suspected confined spaces such as crawl spaces, tanks, chases, or pits.

Do not enter areas with hazardous material signs posted or that appear to contain hazardous materials (asbestos, gases, visible mold, etc.).

Be careful when walking through/across vehicle maintenance or staging areas.

Be aware of loose-fitting clothing and lanyards that may get caught in tight areas or on piping such as in mechanical/electrical rooms, etc.

Be careful of wildlife and insects when walking around a building or opening seldom-entered mechanical/electrical rooms. Assessors may encounter snakes, spiders, stray cats/dogs, rats/mice, etc. in these areas. Do not enter or place hands in spaces that are not completely visible.

If a life safety problem is observed, do not try to fix it. Report it to the proper authority or building manager prior to leaving the building or area.

Before the assessment team leaves a building, ensure all team members are accounted for.

Ladder use should be done in accordance with 1) Safety Plan, 2) OSHA, and 3) Installation safety guidelines.

Designate a safety POC to enforce the safety accident prevention plan.

Perform a daily safety briefing before field work. Document the attendees and the topics covered.

Halt outdoor field operations at the sign of lightning or thunder.

The following items should not be interpreted as 1) Safety Plan, 2) OSHA, or base safety requirements. These are recommendations. The contractor should operate in accordance with the SOW and approved safety plan.

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Safety Recommendations (continued)

Use proper techniques to place, secure, and climb ladders. Never climb a ladder while holding anything. Always use the three-point technique for climbing. Equipment should be placed in a backpack or an over-the-shoulder satchel to free hands for climbing.

Do not access pitched roofs. They may be assessed from a nearby building or using binoculars.

Do not operate powered equipment, Weight Handling Equipment (WHE)/cranes, or remove access covers from powered equipment to perform assessments.

BUILDER™ assessments are commonly performed without electrical test equipment. Do not use electrical test equipment to test circuits or equipment unless qualified by a local authority. Only open panel box doors or enter electrical/mechanical rooms following proper training. Consult the local safety representative.

Site Preparation Activities

Coordinate with the base to determine building access requirements, such as: escorts; camera passes; classified/secure area restrictions; or keys.

Locate buildings on a map and develop a schedule. Coordinate with the base to identify the appropriate building manager from the POC list. Notify the building managers of the upcoming assessment as needed.

Obtain a set of mechanical/electrical room master keys from the installation POC.

If multiple buildings are to be assessed by one team, confirm the schedule and plan of action with the team leader. A schedule may have building start times detailed to the hour.

Extract all BRED™ files from BUILDER™ and have them loaded onto tablets (if using tablets). Verify all tablets are charged.

Review the building names for the types/sizes of buildings that will be assessed to determine/confirm the needed tools and safety equipment. For instance, if the facilities are not climate-controlled, prepare accordingly (for cold weather bring hats/gloves).

Site Preparation

Recommended Assessor Gear/Tools

Hardhat

Hearing Protection

Digital Camera with Extra Battery(s)

Measuring Tape

Safety Glasses

Reflective Safety Vest

Laser Measuring Device/Flash Light

Measuring Wheel

OSHA Approved Footwear Backpack

Other Required Personal Protection Equipment (PPE) Graphite Powder (for stuck locks)

Cell Phone and Team Cell Phone List Cleaning Pad (to clean/help read nameplates)

Assessment Schedule Pen/Pencils

Building Floor Plans/Base Map Clipboard

Small Magnet (for determining door/window type) Paper/Assessment Forms

Flash Light/Compass Graph Paper

Sun Screen/Bug Spray Refillable Water Bottle

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BUILDER™ Execution Guidance

Operating efficiently in the field is key to the success of the assessment. The following guidance is detailed by

1) Team Leader and 2) Assessor.

Team Leader

Upon arrival, check in with the building manager and QA representative (if present).

Conduct the building manager interview. The entire team should be present for the building manager interview. The following questions should be asked:

Question 1:

Comment 1:

The team leader (ONLY the team leader!) should populate the building level comment with the following information: 1) Missing systems, 2) Renovation dates, 3) Areas of the building not accessible during the assessment, and 4) If drawings were/were not provided. Below are some examples of building level comments:

The team leader should review the real property data in BRED™ and compare it to what is found during the assessment. The following should be confirmed: 1) Number of stories, 2) Building square footage, and 3) Building install date and 4) Building number in BRED™ matches the building. Variances between real property data and actual field data should be recorded for inclusion into the client deliverable.

Team Leader and Assessors

Best Practice: Each assessor should first take a photo of the building number to identify the subsequent photos associated with the building when they are downloaded. Take a second picture that captures the overall building view with respect to nearby buildings/streets. This should help refresh/remind the assessor on what the building looks like, while performing data-entry.

A team caucus should occur to discuss the sectioning strategy for the building and confirm which side is facing north.

Each assessor should have a consistent approach to each building. Assessors should move around the building exterior and interior in a clockwise (or counterclockwise) manner making notes and taking photos.

Upon return to the office perform the following steps:

If a safety item is found, notify the team lead. The team lead will notify the building manager. Capture a photo of the safety item for inclusion into the safety log. Follow all other project-specific procedures when a safety item is encountered.

Step 1:

Are there any mission-related deficiencies in the building?

Question 2: Are there any safety-related deficiencies in the building?

Question 3: Have there been any upgrades or remodels of the building?

Question 4: Are there any building deficiencies (HVAC not working, electrical breakers tripping, maintenance issues, roof leaks, etc.) present?

No A20, D10, or D40 systems present. 2016: Vault room not accessible. Drawings not provided.

Comment 2: No A20 systems present. Renovated in 2010. 2016: 5% of building not accessible. Drawings provided.

Download all photos from the day to a building-specific folder. Review the photos and delete any that are blurry or unreadable.

Step 2: Complete all calculations and counts. Complete all data entry into BRED™.

Data Entry

With the technology that is available today, the need to use forms in the field and do data entry at the office has been mitigated. Tablets can be used to run BRED™ to complete data entry while in the field. It is understood that there are challenges to accomplish this for certain disciplines. It is only mentioned here as a best practice recommendation and is not a requirement to execute the work. There will be instances where electronics will not be allowed in a facility.

Assessors should have a paper/pen data collection system ready as a backup.

Bold items are drivers for client deliverables.

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General Guidance

General A1010 - Standard Foundations: Includes spread and strip footings that support the building structure.

A1020 - Special Foundations: Includes piers, piles, and buttresses that support the building structure. These are typically found on larger buildings or where soil conditions are not favorable, such as coastal areas.

A1030 - Slab on Grade: The slab on grade (SOG) may also assist in supporting the building structure when designed for foundation support, often with a 'turn down' footing. This condition is typically found in smaller structures. The SOG may also serve as the interior finished floor surface when not covered, such as in a warehouse, or provide substrate for floor finishes (ceramic tile, wood, carpet).

This section presents common Uniformat A10 Foundations Inventory Component Sections found across installations as a guide for entering into the BUILDER™ or BUILDER™ Remote Entry Database (BRED™) software. Inventory items are arranged by BUILDER™ System with Material/Equipment Category, Component Type, Unit of Measure, and Inventory Notes.

Inspection Foundation component sections are assessed using Direct Condition Rating (DCR) or Age-Based Modeling. Most of the time the foundations are not visible. When foundations component sections are not visible, no assessment is entered.

In this case, BUILDER™ will use the inventory year installed and degradation curves built in to the software to establish the Condition Index (CI).

Foundations show slow rates of deterioration.

Rule of thumb: If you can see it, you should inspect it. There are some caveats to this rule. See component catalog for items that must be age-based whether visible or non-visible.

The assessor may observe conditions in the visible foundation major components such as cracking, displacement, or other damage. These conditions may also be visible in interior or exterior walls, and the floor. If observed, the assessor must consider the severity and density of these conditions to determine if the DCR rating should be adjusted.

When foundation component sections are visible, they should be assessed.

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Inventory It is critical to confirm the year installed (default will be from real property records), or estimate the year installed.

BUILDER™ uses the install date, degradation curves, and assessment observations to establish a CI for each component section. If the assessor suspects the default install date is not accurate, or an addition or renovation has taken place, check the real property record for year renovated or check local as-built or renovation drawings to help estimate the year installed.

Except where specifically noted in this Guide, do not use 'General' where a more specific item is available as a component type selection.

If a 2-floor, 10,000 SF (real property area) building is assessed and it is deemed to be within +/- 10% calculated, then the assessor should use SF/FLR (10,000/2), which in this case is 5,000 SF as the quantity for the SF of structural slab on grade

(SOG).

If construction drawings or as-builts are available, look for date published to assist with determining age of materials.

Custodial drawings can also be a good resource.

If the building area is calculated to be between +/- 10% of the building area shown in the BRED™ file, then the building area shown in BRED™ is to be used. If the calculated area is outside of +/- 10% of the building area shown in the BRED™ file, then the calculated area should be used.

In some cases, superstructure sections may be replaced as an individual repair or partial replacement. These areas would have a different age. The real property construction and renovation dates should be confirmed. If they are not appropriate, the superstructure age must be estimated. The building occupants or other facilities staff may be able to provide some information.

When a component is concealed/hidden, the inventory comment box is used to indicate the reason for no inspection taking place. Standard comments should be used.

When foundations are not visible, as-built drawings should be used to identify and quantify the foundation components.

If as-built drawings are not available, the assessor may use experience to make an assumption for the foundation types and quantities based on similar construction of nearby buildings, consultation with local staff, and other reputable web based sources.

When performing an assessment, the 'PAINTED' box should only be selected for components that have local or field applied paintings/coatings. DO NOT mark 'PAINTED' for manufacturer- or factory-applied coatings as they tend to age consistently with the components.

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Photography General comment: Photos are captured to document the following: 1) Inventory, 2) Condition (deficiency), 3) Historical record of the asset, 4) QC, and 5) Life safety issues.

All components where an 'Other' component type is selected must have a photo attached at the Inventory/Section level.

(Required)

Assessors should take a photo of the building number at the start of the building assessment to delineate the start/stop of the photos between buildings. (Best Practice)

Assessors should take photos to allow for Quality Control confirmation and data backup. It is a good practice to have a photo of every component type encountered in an assessment. (Best Practice)

Components that have a DCR (component rating only) of A+ or worse should have a photo taken that shows the deficiency identified in the inspection comment. The photo should be attached to the record at the Inspection level.

(Required)

Life Safety issues should be photographed for documentation of the safety item and used in safety reports. The photo should be sent to the team lead and all required steps outlined in the safety plan are to be completed. (Required)

Paint DCR does not drive the requirement for a photo to be attached at the inspection level. Example: A component has a DCR of 'G-' and a paint DCR of 'A' would result in no photo attached to the inspection.

See Scope Of Work (SOW) for any photo renaming/deliverable requirements.

The Team Leader is required to take one photo of the front elevation, or a representative elevation view, and attach the photo the building record at the building level. (Required)

Reinspection All existing quantities for components such as slab quantity and pile counts are to be validated to a +/-15% accuracy. This can be accomplished through random sampling.

Assessors must not delete/edit components and sections that are not within their discipline.

BRED™ functions such as 'Copy Building' and 'Copy Section' should not be used unless their ramifications are fully understood. Copy building: The entire building will be copied. Copy section: All items with the same section name will be copied. For example, if a D50 assessor uses copy section on the section name FL1, the assessor may copy/paste interior doors, mechanical equipment, etc. without knowing it. If there is no existing data, these functions are easily used.

Existing data should be deleted if: 1) The component is no longer present, 2) The correct component type exists, 3) There are duplicate components with the same section name, or 4) The component is correct but has the wrong install date (requires deletion and re-entry with correct date).

If a component type in the existing data is no longer in scope, it must be updated to an in-scope item, or deleted if no longer applicable.

Past inspection comments are not required to be revised to current standards.

Section names, component types, and quantities must be verified and updated.

When performing a reinspection it should be understood that modifications in the inventory guidance may have taken place between the previous assessment date and the current effort. The new assessment should update the inventory to the latest inventory guidance. This may require, but is not limited to, combination of quantities (Ex: removing cardinal direction sectioning when it is no longer needed), modifying component type selections, or removing/adding items. The detailed inventory guidance portion of the manual will often provide direction on what steps need to be taken.

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Sectioning Additions, new wings, or major renovations likely require identifying a separate superstructure sections with a different age. A10 is a long life asset so sectioning should only occur for an addition if the original building is more than 25 years older than the addition.

Do not section foundations by cardinal direction. Exterior foundation components should be sectioned per guidance found on the 'Exterior Sectioning: A10, A20, B10, B20, B30, and C20 components' page.

If a section for an addition is added, it should be named 'ADDITION'.

In the case of superstructures, the assessor must use judgment in sectioning these components. Superstructure components should be sectioned in the manner they are generally managed. If there are no new superstructures, a separate section for a single new superstructure is not necessary. However, if there are two major types or ages of superstructures, then separate sectioning is required.

Once all base sectioning guidelines have been followed, there may be a need to apply a DCR-driven sectioning methodology based on two factors 1) difference in DCR, and 2) quantity of distress. Step 1: Assessors should section a component when there is a 2-step difference in DCR (Ex: G- to A) in accordance with the guidance found in Step 2. If there is only a 1-step difference in DCR, the assessor shall have a single section and the lower of the DCR's should be used.

Step 2: When a 2-step difference is found, the assessor should consider the quantity of distress that is present. If the distress is present on 25% or less of the component, a single section with a DCR in-between the high/low DCR shall be added (if G-/A are found then A+ is used). If the distress is present on over 25% of the component, two sections should be added at the high/low DCR. Any component with a 3-step or more difference in DCR should have two sections.

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How to Perform a Direct Condition Rating (DCR) Assessment

The most critical part to an assessment is having all assessors aligned on how to perform an assessment.

To reach an accurate DCR of a component, follow the steps below:

Step 2: Consider the maintenance requirements of the component:

Step 1: Consider the level of degradation and the performance of the component:

Green

Amber

Red

Normal wear requiring normal preventative maintenance.

Normal degradation requiring corrective maintenance.

Minor degradation requiring corrective maintenance.

Moderate degradation requiring corrective repair.

Significant degradation requiring moderate repair.

Extensive degradation requiring major repair.

Severe degradation requiring major rehabilitation or partial replacement.

Complete degradation requiring full replacement.

DEGRADATIONOPERATIONAL

CONDITION RATING

Distresses present are of no impact to the components operation.

Example: The fan component is fully operational.

Distresses present are of impact to the components operation. A repair is needed to bring the component back to proper operating condition

Example: A fan has corrosion on the housing. A sand and paint would remove the distress.

Distresses present are of impact to the components operation.

The component needs to be replaced.

Example: A fan motor has overheated and no longer functions. Replacement of the component is required.

Non-Dynamic

Dynamic (Equipment)

The architecture component is in good condition requiring no maintenance outside of normal operations.

Example: The carpet component is fully operational.

The architecture component has a distress that requires an extra level of maintenance outside of normal operations. This extra maintenance (or repair) would be an action such as a cleaning or a painting of a surface.

Example: A carpet component has stains. A cleaning would remove the distress.

The architecture component has a distress where a maintenance operation will not fix the problem at hand. A replacement of the component is required.

Example: A carpet component is damaged (ripped). The component needs to be replaced to fix the distress.

Dynamic: Refers to equipment in the D10, D20, D30, D40, D50, and E10 systems.

Non-Dynamic: Refers to architectural components in the A10, A20, B10, B20, B30, C10, C20, and C30 systems.

Note: There are some Non-Dynamic components (for instance, toilets under D20) in the Dynamic systems.

Type Green (G+/G/G-) Amber (A+/A/A-) Red (R+/R/R-)

Green Green (-)

Amber (+) Amber

Amber (-) Red (+)

Red

Red (-)

DCROPERATIONAL

CAPABILITY

Fully Operational

Impaired Operation

Inoperable

Free of observable or known degradation. Green (+)

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Service Life: No distresses present and component is nearing (or past) its service life.

The assessor should calibrate their mindset on what the expected DCR should be based on condition.

The assessor should consider the maintenance requirements of the component in the current condition.

The assessor should factor in the requirements/business rules for completing an inspection.

One factor that can play into an assessment is if the assessor receives information from a POC that results in a lower rating. For instance, an assessment takes place in July and there is a heating water pump that looks brand new, but has a blown motor. The assessor would assume the pump is supposed to be off due to being off season, but if the POC informs the assessor about the blown motor, this can be factored into the assessment (and indicated in the inspection comment).

One factor that should not play into an assessment is pending replacements of components. Assessors should rate components in the condition they are at the time of assessment. If the carpet is being replaced next month, that should not factor into a rating. Now, if the carpet contractor is on site (the work is currently taking place), this could be factored into the rating and a G+ rating provided with the current date of inspection chosen as the install date.

Step 3: Adhere to the following requirements:

Maintainability and obsolescence should not be the driving factor when conducting a condition assessment unless it has led to actual deterioration of condition that can be observed or reasonably inferred.

G+ ratings should only be given to inventory that is in pristine condition and is free of any observable defects.

Do not downgrade an assessment rating simply because an item is dirty.

Do not downgrade an assessment rating because the item does not meet current code compliance standards Do not downgrade an assessment rating because the item is not deemed energy efficient.

Do not downgrade an assessment rating because the item is deemed to be a safety violation/hazard unless otherwise directed.

Do not downgrade an assessment rating because of a code violation.

Ratings should not be anticipated based on planned repairs or replacement.

Requirements

Ratings shall be based upon the observable and documentable condition of the component.

A component should be downgraded if its operational capability, performance, reliability, etc. is compromised according to the direct rating definitions.

Incorporate user interviews, work order histories, or other information sources when determining the condition of the component. Include this information in the inspection comment.

Assessors should not expend field time and effort to determine the cause of a deficiency. If the cause is easily identified it should be included in the inspection comment.

The following comment can be used as an inspection comment for components that have no signs of distresses, are rated either Amber (A) or Amber Plus (A+), and are over 75% through their service life. This negates the need to have 4 parts of an inspection comment. Also, an inspection photo is no longer required.

[First Last-AE-Date] - The component is in proper working condition and is showing no signs of distress. The DCR was based on estimated remaining service life.

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How to Write an Inspection Comment

Step 1: Understand the 5 parts of the inspection comment:

Part #

Identifies the location of the distress

Identifies the quantity of the distress

Identifies the amount of the distress.

Identifies the distress of the component

[First Last-AE-Date] OR [First Last-DPW-Date] (ex: [John Doe-AE-7/4/2017] Type Description

Location

Quantity

Severity

Distress

Front End Part Type

Amber (+) Amber

Amber (-) Red (+)

Red Red (-)

DCR Severity Minor/Mild Moderate

Significant/Major Extensive

Severe Complete/Total

Step 2: Use the DCR of the component as the basis for the severity.

Step 3: Identify the distress of the component:

Blistered Broken Clogged

Corroded Damaged

Deteriorated

Capability/Capacity Deficient Animal/Insect Damaged

Moisture/Debris Contaminated Noise/Vibration Excessive

Operationally Impaired Electrical Ground Inadequate or Unintentional

23 Distresses

Displaced Efflorescent

Holes Leaks Loose

Missing

Overheated Patched Rotten

Stained/Dirty Cracked

Step 4: Location and Quantity on non-dynamic assets - 'lobby area' or 'northwest corner'.

Step 5: Put all 5 components together to form an inspection comment (colors correspond to part):

Location

Quantity on a SF UOM will typically be a %. On an EA UOM will typically be a count.

The carpet has moderate deterioration over 50 % of the lobby.

The roof has severe leaking around the penetrations.HVAC

The windows have extensive cracks present in panes.4

The walls have minor cracks present on gym.Front End 10% of the

A

R

R+

A+

The door has significant damage to the lower half of the door.A-

The doors are completely north3R- operationally impaired.

To aid in the inspection comments reading correctly the severity can be modified slightly.

For instance, 'moderately' can be used for an 'A' DCR comment. This approach also applies to the distresses where one of the 23 MUST be selected. If 'Cracked' is selected as the distress, the wording 'cracks' may be used.

CRACKED.

Front End

Front End

Front End

Front End

Front End

DETERIORATION.

DAMAGED.

CRACKED.

LEAKS.

OPERATIONALLY IMPAIRED.

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Inspection/Inventory Comments: The Rules

Inspection Comments

Required on all inspections with a DCR of A+ and below.

Should include any component specific information obtained from the base or POC interview.

Should be in complete sentences and use industry standard terminology. Comments can be typed into MS Word for spelling/grammar checks and then pasted into the comments box.

Do not use all capital letters for the entire comment. The distress should be all capital letters.

Do not use abbreviations, jargon, or slang.

Rule

Rule #

Should give enough information for a follow-on assessor to locate the problem area/equipment.7 Should accurately describe the problem/observation that is the basis for the rating. Someone unfamiliar with the particular item should have an accurate picture of the components current condition and the justification for the assigned rating.

Should accurately describe the location of the distress if the component is only showing a distress in a single location. For instance, if an office has a stain in the carpet, it would be necessary to call out the room number of the office.

Inventory Comments

Used to identify components that were not visible for inspection. See standard comments.

Used as a bread crumb for follow-on inspections. Can provide useful additional information such as location or type to help the next assessor understand what was being inventoried. Ex: This component is the stone wall located behind the receptionist in the lobby area.

Should describe the component inventoried where 'OTHER' is used to allow follow-on assessments to understand what was inventoried in the previous assessment.

Used to provide the location of the component (especially used for architecture components where there are no Section Details provided that have a location): Roof, NW Corner, Room Number Do not use all capital letters, abbreviations, jargon, or slang.

Rule

Rule #

6 Used to further describe an asset if it is not adequately described in the component type selection.

Each comment should start with the assessor name (First Last), assessor affiliation/company, and date within square brackets. For instance, assessor John Doe at firm AE: [John Doe-AE-7/4/2017].

After #10 front end information in the brackets one of the 23 distresses should be provided in capitalized form. Building on #10 for an example if stained carpet: [John Doe-AE-7/4/2017] - STAINED.

After #10 and #11 a sentence should be provided that provides the distress, severity, location, and quantity. Quantity/Location refers to the amount/location of the distress present.

Section Detail Comments

Used to identify data that was not able to be populated in the Details fields. See standard comments.

Used to provide information that is specfic to just that component section detail field. This can be a location of the specific section or something that the section services.

Do not use all capital letters, abbreviations, jargon, or slang.

Rule

Rule #

5 Each comment should start with the assessor name (First Last), assessor affiliation/company, and date within square brackets. Example: [John Doe-AE-7/4/2017].

Each comment should start with the assessor name (First Last), assessor affiliation/company, and date within square brackets. Example: [John Doe-AE-7/4/2017].

Paint DCRs do not have an inspection comment requirement. Only the component DCR A+ and below.2

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Standard Inventory Comments

Component was not visible for inspection. The component condition will be age-based by BUILDER program degradation curves.

The component is not visible for inspection or population of Section Details. The component condition will be age-based by BUILDER program degradation curves and no nameplate data or inventory photo will be provided.

The component is not visible for inspection and the quantity was estimated based on architect/engineering judgment.

The component condition will be age-based by BUILDER program degradation curves.

Use Standard Comment Assets are not visible for inspection.

Assets are not visible for inspection that also require Section Details to be populated.

When

Assets are not visible for inspection that require quantities to be assumed. Hidden mechanical equipment, ductwork, and # of control points are common occurrences.

Standard Section Detail Comments

Nameplate not found on the component. All fields with "NA" represent data not found.

Nameplate on the component was dirty/corroded/damaged/sunwashed. Section Detail fields with "NA" represent data that was not found.

Nameplate on the component was missing certain Section Detail fields. Section Detail fields have been populated and fields with "NA" represent data not found.

Use Standard Comment Nameplate is not found on the component.

Nameplate is found on the component but it is partial/completely unreadable.

When

Nameplate is found on the component that is readable but is missing certain Section Details fields.

Assets are located in an area where no electronics area allowed. This prevents an assessor from taking inventory/inspection photos.

The component is located in a secure area of the facility that did not allow electronic devices to be used. Photos were not obtainable.

Assets are visible for inspection but are a system that is not tested (HVAC controls, security system, etc.) so an age-based BUILDER™ CI is desired.

The component condition will be age-based by BUILDER program degradation curves.

Comment Front-End Clarification A front end refers to the bracketed information at the start of an inspection/inventory/section detail comment. The front end must have to following 3 pieces of information: 1) assessor name, 2) assessor company or affiliation, and the date. The BRED™ stamp may also provide the time of inspection which is acceptable.

BRED™/BUILDER™ Clarification The terms BRED™ and BUILDER™ are used interchangeably throughout this document.

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Sectioning: The Rules

Components are divided into sections when a significant variation exists in material/equipment category, age, or construction history, which impacts the life cycle characteristics of the component.

Example 1 - If a wing or addition was added to a much older building, the two areas of the building should be sectioned differently because the age and construction history is different.

Example 2 – If the building roof has multiple levels of similar materials in different conditions, these levels should be sectioned differently to capture the difference in condition.

Example 3 – If the building has more than one of a particular type of component, separate component sections. For example: There is a 5,000 and 10,000 CFM air handler.

Multi-wing buildings are always sectioned by wing if the installation date of the wings vary. If a building is an 'E' shape and all wings have the same install date only sectioning by floor is required.

Rule

Rule #

Multi-story buildings are always sectioned vertically by floor or level (in the case of a basement or mezzanine).

An on-site discussion must occur at each building among all team members to determine the cardinal direction of the building. All assessors should have North as the same side of the building.

Standard Section Names and Format Rules

FL1 – 1st Floor, FL2 – 2nd Floor, FL3 – 3rd Floor, etc.

BASEMENT, MEZZANINE, ATTIC, etc.

MAIN, WING A, WING B, WING C, ADDITION, etc.

Standard Section Name Section by Floor (Business Rule) Section by Floor (Business Rule)

Use

Section by Wing (applicable if different construction histories or condition only)

An on-site discussion must occur at each building among all team members on how the building should be sectioned. The goal is to avoid one assessor calling it a toilet, one calling it a restroom, and another calling it a bathroom. Standard sectioning naming is important for a consistent data set.

The section name should not be repetitive of the component type or material. If the floor is wood, do not have a section name 'WOOD'. Incorporation of the location into the section name is very helpful to be used for follow on assessments. If the wood floor has the section name 'LOBBY', it provides great

Section by Direction (applicable if different construction histories or condition only)

Section by Roof Level (applicable if different construction histories or condition only)

NORTH, EAST, WEST, SOUTH, etc.

UPPER, LOWER, MAIN, etc.

When an equipment tag is included in the section name it should match exactly what was found in the field.

Example: if the boiler ID number is B-1, the section name equipment tag portion should read B-1. If the boiler is tagged B1, the equipment tag portion should read B1. See equipment sectioning for further guidance.

Dashes are not required in the section name other than the instance in regards to equipment ID tags above.

The section name field is always entered in all capital letters.

4 There may be unique instances where sectioning by an area of a building is required. For instance, if a building is split between two companies an installation may request sectioning by company 1 and 2.

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Sectioning Business Rules - Grouping The following only applies to each (EA) unit of measure (UOM) components. The 'Complete Component Catalog Breakdown' at the end of the section has a 'Group OK?' column. This has the values of 'Yes', 'No', and 'N/A'.

'Yes' = Grouping is allowed for this component type. A quantity of greater than '1' is acceptable.

'No' = Grouping is not allowed for this component type. The quanitity must be '1'.

N/A = Not Applicable. Component type is not an EA UOM or is out of scope.

There are several equipment component types (Unit Heaters, small pumps, etc) that have the following designations in the 'Complete Component Catalog Breakdown': 1) Group OK? = Yes, 2) Section Details? = Yes, and 3) Inventory Photo? = Yes.

In this case, a single section detail and inventory photo representative of the entire section is required. A few more clarifications:

1) The location field would be for the entire section (FL1/BAY 1/EXTERIOR) and not specific to a single component.

2) A difference in manufacturer does not drive further sectioning. For instance, 2 KW electric unit heaters from multiple manufacturers can be combined into one section. Capacity (2 KW) is the driver for sectioning methodology.

3) It is understood that the single section detail field is representative of the entire section. The details should be populated per one component. There is no need to enter multiple details or try to combine multiple manufacturer/model/serial/etc into to a single section detail field.

Group OK? = Yes when Section Details and Inventory Photos are Required.

Group OK? = No The quantity for these component types must be 1. For equipment (Section Details? = Yes and Inventory Photo? = Yes) the guidance found on the 'Section Details: D10, D20, D30, D40, D50 and E10 Equipment Components', 'Sectioning: D10, D20, D30, D40, D50 and E10 Equipment Components', and 'Exterior Sectioning:

D10, D20, D30, D40, D50 and E10 Components' must be followed.

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Exterior Sectioning: A10, A20, B10, B20, B30 and C20 Components

Sectioning of Components on the Exterior of a Building

4) Component types in which there are multiple sections present, and the respective section is only found on a single side of a building, should indicate cardinal direction in the section name (Ex: B301005 GUTTERS DOWNSPOUTS - S/N 'NORTH' and 'SOUTH').

Note: The guidance above is listed in order of application. For example, if the downspouts were all the same condition then #1 would have applied and the section name would have been 'N/A'.

1) Components of like type, condition, and install date should be inventoried in a single section.

(Ex: B201005, B203001 and B301001 above are all like type, condition, and install date). S/N = 'N/A'

2) Components that require multiple sections should indicate cardinal direction for additional sections. (Ex: B201001 - Damage present on south face - S/N = 'SOUTH'. All other 3 sides were same condition - S/N = 'N/A'.

3) Components that are only found on a single side of a building should indicate cardinal direction in section name (Ex:

B203002 GLAZED DOORS are only found on west face in example above - S/N - 'WEST').

N O R T H

S O U T H

E A S T

W E S T

Business Rules

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Visual Aid: How to Inventory A10, B10, B20, and B30 Components.

B10 Superstructure is often not visible, which can lead to a variety of different inventory methods. See below for the steps to properly inventory the B10 Superstructure.

Step 1: Consider the size of the building.

1 SF - 1,000 SF

1,001 SF - 5,000 SF

5,000 SF +

Building Square Footage Not Inventoried

Assessor Judgment Assessor Judgment

B1010 Floor Construction Inventory Inventory Inventory

B1020 Roof Construction

* B1010 captures the structural framing that supports the B1020 (roof) structural framing. B1010 will be present on multiple story buildings and buildings that have a mezzanine or deck area. Note: If there is an attic space, it may be necessary to have a B1010 on a single-story building. While not part of the living area of the building, there is structural support for this area that is not part of the B1020 structural framing.

A103002 Structural SOG

B201001 Exterior Enclosure

B101001 Floor Construction

B101003 Floor Decks and Slabs

B102001 Roof Construction

B102003 Roof Decks and Slabs

B301001 Roof Coverings

B201007 Exterior Soffits

Material/Equipment Category Component Type

Shingle

Wood

General

Wood

General

General

Siding

General

Section Name

N/A

ATTIC

N/A

N/A

N/S/E/W

N/A

N/S/E/W

N/A

A10 assets will be hard to inventory as they are not visible. Use drawings or assessor experience on construction type to inventory these assets.

A103002 Structural SOG

B201001 Exterior Enclosure

B102001 Roof Construction

B102003 Roof Decks and Slabs

B301001 Roof Coverings

Material/Equipment Category Component Type

Built-Up

Concrete

General

Concrete Block

General

Section Name

N/A

N/A

N/A

N/S/E/W

N/A

Note: B102001 should be included even though structural members are not visible. There is reinforcing (rebar) in the concrete roof deck. A building will always have a B102001 component regardless of size.

Note: The roof deck overhangs the building. There is no soffit material

A101001 Wall Foundations Strip Footing N/A

A101001 Wall Foundations A101001 Wall Foundations

Grade Beams

Strip Footing

N/A

N/A

Example:

FL1, 500 SF,

Mechanical Building.

Example:

FL1, 10,000 SF,

Office Building w/ Attic

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Visual Aid: How to Inventory A10, B10, B20, and B30 Components.

A103002 Structural SOG

B201001 Exterior Enclosure

B101001 Floor Construction

B101003 Floor Decks and Slabs

B102001 Roof Construction

B102003 Roof Decks and Slabs

B301001 Roof Coverings

B201007 Exterior Soffits

Material/Equipment Category Component Type

Standing Seam

Steel

General

Concrete

General

General

Tilt-Up Panel

General

Section Name

N/A

FL2

N/A

N/A

N/S/E/W

FL1

N/S/E/W

N/A

B101001 Floor Construction General FL3

B101003 Floor Decks and Slabs Concrete ATTIC

1) B10: Sectioned by floor. B20: Not sectioned by floor.

2) A10 assets will be hard to inventory as they are not visible. Use drawings or assessor experience on construction type to inventory these assets.

A101002 Column Foundations

B201001 Exterior Enclosure

B101001 Floor Construction

B102001 Roof Construction

B102003 Roof Decks and Slabs

B301001 Roof Coverings

B201007 Exterior Soffits

Material/Equipment Category Component Type

Standing Seam

Steel

General

General

General

Siding

Spread Footing

Section Name

N/A

N/A

N/A

N/A

N/A

N/S/E/W

N/A

B101003 Floor Decks and Slabs Concrete FL3

B101001 Floor Construction General FL2

1) Columns will have a column foundation (typically will be found) use 'A101002 - Spread Footing.'

A103002 Structural SOG General N/A

A101001 Wall Foundations Strip Footing N/A

A101001 Wall Foundations Grade Beams N/A

A101001 Wall Foundations Strip Footing N/A

Example:

FL3, 30,000 SF,

Barrack Building w/ Attic

Example:

FL1, 100,000 SF,

Maintenance Building.

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Detailed Inventory Guidance and Component Type Breakdown

A10 FOUNDATIONS - A1010 STANDARD FOUNDATIONS

A101001 WALL FOUNDATIONS - Foundation Wall

This component is used to inventory foundation walls.

Typical Application and General Component Guidance:

Business Rules/General/Lessons Learned/Reinspection Business Rule Foundation walls are used when there are no A20 basement walls and there is an above-grade section of the structural component in which the B10 and B20 components bear.

Lesson Learned Foundation walls will bear on the strip footings for the buildings.

Component Type In

Scope?

Details

Req?

Design

Life UOM Inventory Age

Based?Pic? Cmnt?

Group

OK?

Foundation Wall Yes No SF100No NoNo N/A

A101001 WALL FOUNDATIONS - Grade Beams

This component is used to inventory the grade beams located on the interior of the building.

Typical Application and General Component Guidance:

Business Rules/General/Lessons Learned/Reinspection Lesson Learned The quantity of grade beams is often estimated based on engineering judgment. If the columns can be identified within the space, then column grid lines can be seen to help with this estimation.

Component Type In

Scope?

Details

Req?

Design

Life UOM Inventory Age

Based?Pic? Cmnt?

Group

OK?

Grade Beams Yes No LF100No YesNo N/A

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A10 FOUNDATIONS - A1010 STANDARD FOUNDATIONS

A101002 COLUMN FOUNDATIONS & PILE CAPS - General

This component is used to inventory the concrete foundations and pile caps which are found typically in warehouses and maintenance buildings. An assessor can view the column bearing on the concrete pedestal.

Typical Application and General Component Guidance:

Business Rules/General/Lessons Learned/Reinspection Lesson Learned Buildings such as warehouses and maintenance shops will have columns that are bearing on a column foundations (A101002). Assessor can count visible columns to approximate the EA inventory quantity.

Component Type In

Scope?

Details

Req?

Design

Life UOM Inventory Age

Based?Pic? Cmnt?

Group

OK?

General No No EA100No…