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Physical Condition of Taft Junior High School

PHYSICAL CONDITION OF TAFT JUNIOR HIGH SCHOOL

2.0 NARRATIVE

2.1 Site

In general, the site is in fair condition. No drainage problems were observed and no playground equipment exist as such. Athletic fields are maintained across the street by the District of Columbia Department of Recreation. The limited parking and service area is a combination of concrete and blacktop all of which needs repaving. Off street parking for staff and visitors is limited and should be expanded by at least 35 % . No handicapped spaces are marked but ramps and access is provided from the parking area. However, this access does not meet handicapped accessibility standards. Approximately 10% of the fencing needs replacement/repair. Some erosion was observed on steep banks to the front of the school and where fencing is missing, dirt paths have been worn in the lawn.

2.2 Roof

Roofing covers several types and varying conditions at this facility because several Additions have been built and the roof has been repaired, is currently being repaired and still needs various types of repairs/replacement. The original 1933 Building has both a pitched slate roof and areas of flat built-up roofing. The slate roof appears to be in good condition despite its age. However, gutters and down spouting to the rear needs replacement. It appears the built-up roofing areas were done in 1983, and are beginning to leak and cause water damage. The life expectancy of this roof has been reached and flashing is showing signs of failure. Roofing of this nature occurs over the Auditorium and Boiler Room. The Auditorium has metal coping which seems to be water tight. This area of the building has stone coping which is in need of repair work. The third floor wings of the original building were added in 1949 along with the Gymnasium building. The roof of the third floor wings has been a flat built-up roof which was installed in 1983, and which is beginning to show signs of leakage. The Gymnasium building was re-roofed in 1995 with single-ply modified roofing, and appears to be in excellent condition. However, it should be noted that the low roof of this building has extensive areas of ponding water. The metal coping appears to be water tight. An Addition to the east side of Taft was added in 1959. The flat roof over this area had a single ply rubber roof installed at some point and was leaking extensively. The part of the roof over the Library has been replaced with a single-ply modified roofing system which appears to have stopped the water penetration. However, before repairs were completed, the Library has ruined. The other half of this wing still has the rubber roof which has only been temporarily repaired awaiting additional funding. The two roofs are separated by a low expansion joint which appears to be a likely source of water penetration.

It should be noted that both the repaired and the replaced roof have up to 75% ponding. It is not clear if drains are plugged or are just inadequate. A 1970 Addition to the north side of Taft has a built-up roof which has been repaired in one area with rubber roofing. This roof looks to be in good condition but splits, blisters, and soft areas are developing at various locations. Some areas of water penetration are beginning to show in the ceiling below and it appears, due to the soft condition of the roof, that the insulation in several areas is wet. The perimeter flashing appears to be in good condition.

2.3 Exterior Walls

In general, the exterior brick wall surfaces of the facility appear to be in good condition. However, the stone coping on the Boiler Room walls need to be pointed/reset. Some of the mortar under this coping is crumbling and cracked and re-pointing is needed. At those areas where the gutter on the slate roof has been damaged, the walls stained and showing signs of water penetration. If the gutters are not soon, major re-pointing of these walls will be needed.

2.4 Doors

Most doors are original to the construction and need replacement because they do not function as originally installed nor do they meet current code or program requirements. A major door replacement project is currently underway which should correct these problems and bring the openings into full compliance with ADA Standards.

2.5 Windows

The original building and all Additions except the most recent, have wood, double hung or double pivoted, windows which are in deplorable condition. Some locations at the Gymnasium building have metal frames. Over 75 % of the single glazing throughout the building has been replaced with lexan which has discolored. In several areas the entire wood sash has been covered over with a lexan sheet to compensate for missing mullions, and the entire sash is falling out of the frame. The entire assembly is a safety hazard and immediate replacement is required. The 1970 Addition, has aluminum vent windows which are also in extremely poor condition. Over 80% of these windows do not function as originally installed; over 80% do not meet code since they can not be opened; over 50% have broken, missing or discolored glazing and air infiltration is at least 8 linear feet per window with east and west walls being almost all windows. Replacement is needed to make these windows functional and energy efficient.

2.6 Structural

Two areas in the basement of the original structural have water leaks for which no apparent cause could be determined from this inspection.

These occur in the Boiler Room and the Teachers' Dining Room. There does not appear to be any cracks in the walls but a more thorough investigation of this problem is suggested.

2.7 Flooring

In general, the finish flooring varies from poor to excellent condition depending upon when it was installed and when it was last repaired/refinished. The original building has Slate Stairways and Terrazzo Corridors, Toilets and Food Service areas. These floors are in excellent condition. Classrooms are either resilient or hardwood flooring. The wood floors, in general, need to be refinished and the resilient flooring needs minor repairs. Special purpose areas such as Art and Science should have appropriate flooring installed which can be easily maintained. Administration areas are a combination of carpet and resilient flooring and are generally in good condition. The Gymnasium building and the third floor wings on the original building have resilient flooring in the Stairways, Corridors, Classrooms and Administrative areas. These areas are generally in fair condition but minor repairs are needed and some of the flooring is believed to have asbestos content. The activity rooms have vinyl flooring which is in good condition and the Gymnasium proper has a newly refinished wood floor which in is in excellent condition. The 1959 Addition has resilient flooring in the Stairways, Corridors and Classroom areas. Most areas have 9" x 9" resilient tile which is in fair to poor condition and which may contain asbestos. The Corridors have over 30% of the flooring in need of replacement and the Stairways have an equal amount. Several areas of nosing in the stairways needs replacement and are a tripping hazard. Classrooms have about 5% of the flooring in need of replacement. It should be noted that the lower floor of this area is utilized for Day Care and as such should have a complete floor replacement program even though several areas are covered with area rugs. The Library is located on the top floor and is carpeted. Due to water damage from the roof, this carpeting can not be salvaged and will have to be replaced as well as the resilient tile in the adjacent Art and Work Rooms. Toilets have either terrazzo or ceramic tile and are in good condition.

2.8 Plastering

In general, plastering is in good condition. However, water damage caused by previously leaking roofs are in need of correction. The extent of this work varies from Addition to Addition. The original building has most surfaces of plaster, both ceiling and walls. Wall and ceiling damage is extensive in the basement Teacher's Dining Room. Some of this is from outside ground water and the remainder is from leaking piping. The first floor east wing corridor has major ceiling and exterior wall damage. The source of this damage can not be determined but is believed to be leaking piping.

Finish plaster on wall surfaces have bulged over 10% of this area since January 1996. Halls and stairways ceilings of the Gymnasium Building require minor repair in various areas. Major repair work has been accomplished in Locker Room Facilities. It is believed this damage is from before the roof was repaired. Damage that had occurred over the Gymnasium floor appears to have been repaired but some damp areas may be occurring around exhaust louvers in the ceiling. It is reported that exhaust fans from the shower rooms have not been repaired or are not working properly and this could cause a problem when the facility is put back into operation.

The 1959 Addition has had roof repairs but the plaster ceilings have not been repaired. Water damage is apparent in several rooms, and some areas are dark with mold and mildew which has not been corrected The Library has an acoustical tile ceiling but the plaster ceiling above was never repaired where walls were removed and wire hangers for the new ceiling were installed. Due to the extensive water damage from the roof, sections of the plaster ceiling were installed. Due to the extensive water damage from the roof, sections of the plaster ceiling have collapsed onto the acoustical tile below. Loose insulation above the plaster is water saturated. This entire ceiling area needs to be removed to include the wet plaster and insulation. The odor and conditions of this area make the space unusable. In 1970 Addition has limited plaster ceilings in the stairways and toilets. These ceilings are in good condition.

2.9 Acoustical Ceiling

Acoustical ceilings are limited in this facility. The original building has direct applied tile to the underside of the concrete slab in the Cafeteria. Approximately 5 % of the tile are damaged and the entire ceiling needs to be refinished. The activities' rooms in the Gymnasium building also have direct applied tile. All of this tile is damaged and replacement/refinishing is needed. Due to water damage from the roof, at least 25 % of all Stairways, Corridors and Classrooms need major repairs/replacement in the 1959 Addition. The remainder needs to be refinished. The Library has been discussed previously and need complete replacement. The 1970 Addition needs the Corridors and Stairways ceiling to be refinished along with some major repairs.

2.10 Program Requirements

In general, the facility responds poorly to many of its program areas. Locker facilities, located in the Corridors throughout the facility are damaged, knocked out of place and have damaged trim; is a safety hazard. Most of the Science areas need to be renovated to meet current program configuration; i.e. appropriate finish surfaces for flooring, and new casework, better student Work Stations, integrated Computer Facilities, and separate lecture facilities. The Auditorium has linoleum and concrete flooring, rough wood stage flooring and, in general, inappropriate casework.

Minimal storage and dressing spaces exist and stage lighting is completely inadequate. The Activities' Rooms and Cafeteria do not have adequate ventilation or lighting. The Home Economic Room does not have adequate ventilation or storage spaces. The condition of the Library has been discussed previously but it is emphasized again that this space is unusable and does not appear to be able to be restored to use in the near future. Music rooms have little or no acoustical surfaces, no Storage, Facilities, and lack adequate utilities and lighting. Most art spaces do not have Storage Facilities, inappropriate ventilation, little or no casework, lack proper utilities and lighting. The Pace Program is housed in this building. Also, the District of Columbia Recreation Department and the Center for Aging used this building. Computer and Typing Facilities are not configured to a teaching station, do not have appropriate flooring material, lack ventilation, utilities, and casework. The Day Care is located in general Classroom areas not suited for small children. A Kitchen facility has been made from one end of a former Home Economics Room. Adequate and appropriate storage does not exist. One stairwell is blocked with sleeping cots. Resilient flooring has major damage and is believed to contain asbestos.

2.11 Plumbing

The plumbing system in the main building is 66 years old. It has outlived its useful life and is in poor condition due to cracked ceramic fixtures. Most of the toilet partitions are old and broken. The plumbing system should be replaced in the near future. In the 1959 Addition, the plumbing system is 38 years old and is in fair condition. The toilet fixtures are functional. Two of the toilet rooms are used by Day Care students. The adult fixtures should be replaced with appropriate sized fixtures. The Locker Room in the Gymnasium building have just been renovated and are in excellent condition. The schools' toilet fixture count is adequate for the student population. The school has a separate gas hot water heater for use during the summer months. There are no sprinklers.

2.12 Mechanical

The school's heating system is in poor condition due to non-working condensate pumps and pneumatic controls in the Main and Gymnasium Buildings. In the 1959 and 1970 Additions, the heating system is in fair condition. Most of the unit ventilators are close to the end of their life and need to be replaced in the near future. There is no central cooling. Some rooms are cooled by window air condition units. The chemical treatment system for the boiler is not working and the two (2) duplex sump pumps are not functioning.

2.13 Electrical

The incoming service is a 600A, 3 phase, 4 wire, 120/208V system. The service and the entire primary and secondary system are in poor condition and do not have the capacity to meet future needs. The entire system is marginal and replacement is recommended in the near future. No emergency generator exist and emergency lighting is fed from a battery backup. Fixtures, in general, are old, many are incandescent, some are old style fluorescent and most are not in very good condition. Replacement is recommended as the fixtures do not meet current DCPS energy standards nor IES Standards for footcandle levels.

2.14 Fire Alarm

The fire alarm system is an old non-coded system with an annunciator panel which only serves the most recent addition. Even for the addition, the panel does not work properly. The system has heat detectors, horns and pull stations distributed throughout the building.

2.15 PA/Security

The communications systems is old and not functioning properly. The system does not have an intercom feature. Replacement is urgently needed. There is a security system at the school which consist of motion sensors. The components are operational but are not adequate requiring extensive hall monitoring personnel.

2.16 ADA Compliance

There is no handicapped parking for this building nor are there adequate curb curb cuts. There is an exterior ramp to the front and rear of the building. There is no passenger elevator, escalator, or interior ramp in the building. The rest rooms need to be modified and drinking fountains need to be replaced in order to accommodate disabled persons. Signage should be provided throughout the building. All doors with less than a 32" clear opening should be replaced. The mounting height incorporated in the fire alarm system. Overall, this facility is not in compliance with the ADA and therefore is unsatisfactory .

2.17 Graffiti

A limited amount of graffiti is present on the building.

2.18 Adverse Environmental Condition

(a) Asbestos Material

Further technical analysis is needed to determine the presence of asbestos and its friability.

(b) Lead Paint Removal Further technical analysis is needed to determine the presence of lead based paint.

2.19 Kitchen Equipment

The oven fan was defective and was being repaired. The kitchen restroom lavatory faucet leaks, and need replacing.

2.20 Child Care Facility

There is a Child Care Program run by St. Joseph Day Care.