Mechanical Inspection – · PDF fileMechanical Inspection – Plumbing May 2005...

Mechanical Inspection – Plumbing

May 2005 Harborview Elementary School Condition Survey Report 20 of 210

0811 Fixtures – Sinks, drinking fountains, water closets, showers, etc.

The water closet, urinals, and lavatories are constructed of vitreous china. Water closets and urinals are operated by flush valves. In each of the main toilet rooms a urinal has been removed and capped. Lavatories in the main toilet rooms are counter mounted. Lavatories in single toilet rooms are wall mounted. All lavatories have chrome plated brass faucet trims. The Multi purpose Addition toilet rooms have three water closets in the Girls restroom, one water closet and two urinals in Boys restroom. Each toilet rooms have two wall mounted lavatories. The main toilet room fixtures were installed in 1982 and the Multipurpose Addition toilet room fixtures were installed in 1974. The toilet room fixtures are past their service life. Remaining life expectancy: 510 years.

Classroom sinks are stainless steel material with gooseneck faucet and ledge mounted bubbler. Conditions of classroom sinks are poor due to heavy usage. Many classroom sinks have leaks in the cabinetry below. Remaining life expectancy: 05 years.

Each floor has a single stainless steel type drinking fountain with push button actuation. Multi purpose room drinking fountain is a single recessed drinking fountain. Condition of drinking fountains is fair. Flow rate out of the drinking fountain is minimal. Remaining life expectancy: 510 years.

Janitor closet service sinks are wall mounted enameled cast iron with mixing faucet trim. Most mixing faucets require replacement. Service sink in RALLY room is a laundry tub type constructed of molded polymer. Service sinks are past their service life. Remaining life expectancy: 05 years.

Kitchen plumbing fixtures consist of double pot sink, hand wash sink, and service sink. Service is constructed of enamel cast iron, other sinks are stainless steel. Kitchen plumbing fixtures are in good condition and should last for awhile with proper maintenance. Remaining life expectancy: 10 + years.

There are 28 fixtures in the public restrooms (this number does not count the Kindergarten, Nurse and Administration areas), which at 1/50 per IBC Table 2902.1 provides adequate fixtures for 1,400 people, more than twice the school population


May 2005 Harborview Elementary School Condition Survey Report Page 121 of 210

Deficiency 08111 Main/Central Toilet Rooms and single Toilet Room Fixtures Plumbing fixtures are old and past their service life. Water Closets and trim: 25 Urinals and trim: 8 Lavatories and trim: 22

Deficiency category: RR

Remedy Replace toilet room fixtures and trim: 25 water closets, 10 urinals, and 22 lavatories.

Estimated Construction Cost: $84,000 Replacement cost is only for fixture replacement in existing locations. Cost does not include any ADA or other reconfiguration of space



Deficiency 08112 Classroom Sinks Classroom sinks and trim are 23 years old and past their service life. Classroom sinks and trims: 22


Remedy Replace classroom sinks fixtures and trim: 22 stainless steel single compartment sinks with gooseneck faucet and ledger mounted bubbler.

Estimated construction cost: $35,100



Deficiency 0811 3 Drinking Fountains Drinking fountains are not ADA compliant. Drinking Fountains: 3

Deficiency category: C

Remedy Replace drinking fountain fixture trim with ADA approved double hilo drinking fountains.

Estimated Construction Cost: $14,800



Deficiency 08114 Service Sinks and Mixing Faucets Service sinks are approximately 40 years old and past their service life. Service sinks and mixing faucets: 4


Remedy Replace 4 service sink, fixtures and trim.




0812 Equipment – Circulation pumps, water heaters, water softeners, etc.

Domestic hot water heating is accomplished by either an electric, nickel lined, hot water storage tank (1982) or oil fired 125 gallon hot water tank (1985). Tanks are piped in parallel arrangement and the electrical tank is utilized most the time taking advantage of the dual fuel electrical rates.

Capacity of the electric tank (400 gallons) is approximately 50% oversized for the number of fixture in the building. The oil–fired hot water heater (125 gallons) is undersized by about 50% capacity. Condition of tanks is reported to be fair, with apparent regular maintenance. One unitized cartridge pipe mounted pump circulates domestic hot water to shorten the lag supply time from a faucet. Flow setters were shown on the original documents to adjust the hot circulation equally throughout the building. However, the flow setters could not be found in the piping but may be concealed under the insulation.

Domestic hot water for the multipurpose area is supplied from a 60 gallon electric hot water tank located above the kitchen area in the Fan Room. Fixtures include two toilet rooms (four lavatories), two warmup kitchen sinks, and two service sinks. No hot water recirculation piping system was installed.

Remaining life expectancy: Hot water tanks 510 years. Cartridge Pump 510 years.



Electric Hot Water Tank OilFired Hot Water Tank

Deficiency 08121 Domestic Hot Water Heaters Both hot water heaters in the Boiler Room are approaching the end of their service life, but with continued maintenance such as flushing and changing anodes they should have 510 years of service life left.

Deficiency category: RR, E

Remedy Replace one electric hot water heater and one oil fired hot water heater in the boiler room for main school domestic hot water production. The electric HW tank and heater could be down sized to meet actual demand as an energy saving means. Size each tank for approximately 200 gallons per hour demand rate and a storage capacity of 200 gallons.




Deficiency 08122 Hot Water Recirculating Pump Hot water recirculating pump is past its service life.


Remedy Replace one hot water recirculating pump. Adjust all domestic hot water flow setters for even recirculation. Assume 10 flow setters in system.




Deficiency 08123 Multipurpose Room Hot Water Heater. Electric tank is approximately 20 years old and approaching the end of its service life.


Remedy Replace one 60 gallon domestic hot water heater in the multipurpose room addition.




0813 Waste & Vent Piping – Pipe, fittings, cleanouts, floor sinks, floor drains, roof drainage, etc.

Sanitary waste and vent piping is the original hub and spigot cast iron piping. No significant problems were reported.

Floor drains in the original building are not vented or trap primed. Floor drains in the 1973 multipurpose room addition are vented but not trap primed.

Roof drainage system is the original hub and spigot cast iron piping. It has been reported that the roof drainage is slow to drain out of several roof drains. An overflow roof drainage system is not provided.

Remaining life expectancy: 10 + years



Deficiency 08131 Unvented and Primed Floor Drains The four original floor drains in main toilet rooms are not vented or primed.

Deficiency category: C (UPC 901, 1007)

Remedy Install four new floor drains with trap primer and vent. Connect cold water and vent piping to existing. Sawcut concrete as required for installation.




Deficiency 08132 Unprimed Floor Drains The two floor drains in the 1973 addition are not primed.

Deficiency category: C (UPC 1007)

Remedy Install two new floor drains with trap primer. Connect cold water to existing. Sawcut concrete as required for installation.



May 2005 Harborview Elementary School Condition Survey Report 2 of 210

Deficiency 08133 Clogged Vent Pipes Vent piping at roof level is reported to be clogged with rock and pebbles in several locations. Ravens have been observed by maintenance personnel to drop rocks and pebbles into vent piping.


Remedy Disconnect vent piping in second floor ceiling, remove rocks and reconnect piping. Assume six locations.




Deficiency 08134 Clogged Roof Drains Roof drains are reported to be clogged similarly to the vent piping above. Roof drains are severely corroded and past their life expectancy.


Remedy Disconnect roof drainage piping in second floor ceiling, remove rocks and reconnect piping. Replace all four original roof drains. Work will include cutting and patching of architectural enclosures around the drainage piping. Assume four locations.

Estimated Construction Cost: $ 14,500



No Photo Submitted

Deficiency 08135 Overflow Roof Drainage The main school roof does not have a secondary roof overflow drainage system.

Deficiency category: C (UPC)

Remedy Install roof drainage overflow system. Assume roof drains (8), with 50 feet of insulated roof drainage piping and overflow nozzle for each drain.


No Photo Submitted

Deficiency 08136 Roof drain leak at storage room Roof drainage piping leaking in small storage room south of classroom 101.


Remedy Investigate cause of leakage and repair leaking roof drainage piping in small storage room south of classroom 101. Assume 20 feet of roof drainage piping with 3 fittings.




0814 Domestic Water Supply – Pipe, fitting, valves, hose bibs, insulation, etc.

A three inch cold water service consisting of black steel piping serves the domestic water systems and is routed under the building to the cold water header in the boiler room. Cold water header has four branch mains with isolation valves in the boiler room. The four branch mains include one for the north half of the building, one for the south half of the building, one for the basement toilet rooms and multipurpose room fixtures, and one for the fire hose cabinets. Fire hose cabinets have been abandoned with the branch isolation valve closed since the building has been sprinklered. Domestic water piping was original installed with galvanized steel piping material. Remodels and addition have used a combination of galvanized piping and copper. A hot water recirculation system was installed originally with domestic hot water recirculation pump installed in boiler room. Non freeze type hose bibs are located on the exterior walls of the building at six locations. Piping is insulated with an average of one inch thick mineral fiber insulation with cloth covering.

Original school is galvanized steel piping and is 45 years old.

In the early 1990’s the domestic water piping in the central toilet rooms on the main and second floor was replaced with copper. At the same time copper piping was installed to the basement toilet rooms. Multipurpose addition domestic piping is galvanized steel and is 31 years old.

Domestic water piping has been reported for many years to be discolored brown exiting the taps through out the building. The problem is especially bad in the mornings and on Mondays. Water filters have been installed on most classroom sinks and all drinking fountains in an attempt to remove mineral particles. It is presumed that galvanized piping is cause of discolorization. Leakage has occurred in many locations in the galvanized piping.

Condition of the domestic water piping is poor.

Remaining life expectancy: 05 years



Deficiency 08141 Domestic Water Piping The domestic water piping ranges from 23 year old copper to 54 year old galvanized piping material. The domestic water is discolored presumably due to internal corrosion of the piping system and has experienced leaks in several locations. A large portion of the piping insulation is known to contain asbestos.


Remedy, Option 1 Replace all domestic water piping with insulated Type L copper and soldered joints. Work will include extensive cutting and patching for removal of piping and abatement of asbestos containing insulation. Estimated Construction Cost: $543,400

Remedy, Option 2 Perform a pipe lining procedure utilizing an FDA approved epoxy lining. Project for a complete lining of domestic water piping system is currently out for contractor bid with proposed Work to be completed by mid August, 2005. Estimated Construction Cost: $289,800

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