PROPERTY CONDITION EVALUATION · Replacement Reserves Cost Estimate Property Name: 601 South Carlin Springs Road Reserve Term: 20 years Location: Arlington, Virginia Building Age:

PROPERTY CONDITION EVALUATION

prepared for Arlington County Government 2100 Clarendon Boulevard, Suite 900 Arlington, Virginia 22201 Tim O’Hora

PREPARED BY: EMG 10461 Mill Run Circle, Suite 1100 Owings Mills, Maryland 21117 800.733.0660 www.EMGcorp.com EMG CONTACT: Ted Beegley Senior Engineering Consultant 800.733.0660 x7607 [email protected] EMG PROJECT #: 118698.16R000-001.052 DATE OF REPORT: March 23, 2016 ON SITE DATE: March 10 and 11, 2016

PROPERTY CONDITION EVALUATION OF

601 SOUTH CARLIN SPRINGS ROAD ARLINGTON, VIRGINIA 22204

EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660

http://www.emgcorp.com/


Project at a Glance

601 South Carlin Springs RoadArlington, Virginia HEALTH CARE FACILITYDate of site visit: March 10,2016 Square Footage: 138,405EMG Project No. 118698.16R000-001.052 Building Age: 52

Immediate Short-Term ReplacementPhysical Condition Summary Good Fair Poor Repairs Repairs ReservesExecutive Summary1.2 Follow-Up Recommendations $5,500 $0 $0

Code Compliance and Accessibility3.1 Building, Zoning, and Fire Code Compliance $0 $0 $0

3.2 Accessibility $0 $16,000 $0

Site Improvements5.1 Utilities $0 $0 $0

5.2 Parking, Paving and Sidewalks $0 $319,559 $144,552

5.3 Storm Sewer, Drainage Systems & Erosion Control $0 $8,100 $0

5.4 Landscaping and Topography $0 $0 $0

5.5 General Site Improvements $0 $0 $0

Building Architectural & Structural Systems6.1 Foundations $0 $10,000 $0

6.2 Superstructure and Floors $0 $0 $0

6.3 Roofing $904 $10,000 $354,714

6.4 Exterior Walls $0 $4,370 $71,880

6.5 Exterior and Interior Stairs $0 $0 $0

6.6 Windows and Doors $0 $35,750 $0

6.7 Patio, Terrace and Balcony $0 $0 $0

6.8 Common Areas, Entrances and Corridors $0 $0 $545,624

Building Mechanical and Electrical Systems7.1 Building Heating, Ventilating, and Air-Conditioning $0 $5,000 $1,160,442

7.2 Building Plumbing and Domestic Hot Water $0 $12,100 $244,800

7.3 Building Gas Distribution $0 $0 $0

7.4 Building Electrical $0 $0 $227,992

7.5 Building Elevators and Conveying Systems $0 $0 $412,770

7.6 Fire Protection $0 $30,000 $0

Tenant Units8.1 Interior Finishes $0 $686,960 $249,000

8.2 Commercial Kitchen Appliances $0 $0 $3,000

8.3 HVAC $0 $0 $0

8.4 Plumbing $0 $0 $0

8.5 Electrical $0 $0 $0

Other Structures

9.0 None Not Applicable $0 $0 $15,000

$6,404 $1,137,839 $3,429,774

Summary $/SF 2.50%

Immediate Repairs $0.05 Unescalated Escalated

Short Term Repairs $8.22 w/ Escalation $/SF/Year $/SF/Year

Replacement Reserves $24.78 $4,356,054 $1.24 $1.57

Conditions noted in the Project At a Glance Table are representative of the overall conditions of the property. There may be more detail on specific assessment components in the report text, therefore the Project At a Glance Table should not be used as a stand alone document.

$6,404

Today's Dollars

$1,137,839

$3,429,774

EMG 118698.16R000-001.052 Equity tables4 3/23/2016

Immediate and Short Term Repairs Cost EstimateProperty Name: 601 South Carlin Springs Road Square Footage: 138,405

Location: Arlington, Virginia Number Buildings: 1EMG Project Number: 118698.16R000-001.052 Reserve Term /Years: 20

Building Age /Years: 52

Sec Component or System Comments Quantity Unit Unit Cost Immediate Total $

Short Term Total $

1.2 Engineer - review & report Structural/Waterproofing 1 LS $5,500.00 $5,500 $0

3.2 ADA Accessibility Itemized costs are provided in Section 3.2 of the report. 1 LS $16,000.00 $0 $16,000

5.2 Asphalt pavement. Full depth repair. Repair potholes 500 SF $6.29 $0 $3,145

5.2 Asphalt pavement. Overlay. Overlay after full depth repairs completed 95,100 SF $3.28 $0 $311,928

5.2 Concrete walkways Sidewalk repairs 150 SF $19.82 $0 $2,973

5.2 Curbs. Repair/Replace. Repair damaged curbs 50 LF $30.25 $0 $1,513

5.3 Earthwork. Re-grade. Minor regrade, riprap and planting for erosion control 2,500 SF $3.24 $0 $8,100

6.1 Foundation. Waterproof. Allowance for Engineer's recommendation 1 LS $10,000.00 $0 $10,000

6.3 Roof flashing. Replace. Flashing repair/replace at pediatrics penthouse 40 SF $22.60 $904 $0

6.3 Roof drains. Install. Install additional drainage to reduce ponding 10 EA $1,000.00 $0 $10,000

6.4 Exterior walls. Paint. Clean and paint damaged areas of CMU 1,000 SF $2.87 $0 $2,870

6.4 Caulking & sealant. Replace. replace damaged sealant 1 LS $1,500.00 $0 $1,500

6.6 Metal windows. Replace. Replace all single glazed windows 55 EA $650.00 $0 $35,750

7.1 Duct and Insulation. Replace. damaged rooftop ductwork, insulate and weatherproof 1 LS $5,000.00 $0 $5,000

7.2 Hot water boiler. Replace. Replace rusted boiler in main boiler room 1 EA $12,100.00 $0 $12,100

7.6 Central alarm panel. Replace. panesl beyond EUL, replace 3 EA $10,000.00 $0 $30,000

8.1 Vacant/Down space renovation allowance to renovate vacant demolished areas 49,600 SF $13.85 $0 $686,960

Total Repair Cost $6,404 $1,137,839

Cost per Square Foot $0.05 $8.22

Conditions noted in the Immediate and Short Term Repair Costs are representative of the overall conditions of the property. There may be more detail on specific assessment components in the report text, therefore the Immediate and Short Term Repair Costs should not be used as a stand alone document.

EMG Filename: 118698.16R000-001.052 Equity tables4 Table 1 3/23/2016

Replacement Reserves Cost EstimateProperty Name: 601 South Carlin Springs Road Reserve Term: 20 years

Location: Arlington, Virginia Building Age: 52 yearsEMG Project Number: 118698.16R000-001.052 Number Buildings: 1

CPI Factor: 2.50% Square Footage: 138,405

EFF Cycle Replace Probable Replacement Dates & Estimated Expenditures ($) TotalSec. Component or System EUL AGE RUL Quantity Unit $ Cost Replacement Percent Year Year Year Year Year Year Year Year Year Year Year Year Year Year Year Year Year Year Year Year Reserves

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Over Term

5.2 Asphalt pavement. Seal coat. 5 0 5 95,100 SF $0.38 $36,138 400% $0 $0 $0 $0 $36,138 $0 $0 $0 $0 $36,138 $0 $0 $0 $0 $36,138 $0 $0 $0 $0 $36,138 $144,552

6.3 Roof membrane. Replace. 20 2 18 21 SQ $1,052.00 $22,092 100% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $22,092 $0 $0 $22,092

6.3 Roof membrane. Replace. 20 2 18 200 SQ $1,593.00 $318,600 100% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $318,600 $0 $0 $318,600

6.3 Canopies and awnings. Replace. 20 2 18 1,800 SF $7.79 $14,022 100% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $14,022 $0 $0 $14,022

6.4 Exterior walls. Paint. 10 4 6 12,000 SF $2.87 $34,440 200% $0 $0 $0 $0 $0 $34,440 $0 $0 $0 $0 $0 $0 $0 $0 $0 $34,440 $0 $0 $0 $0 $68,880

6.4 Caulking & sealant. Replace. 10 0 10 1 LS $1,500.00 $1,500 200% $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,500 $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,500 $3,000

6.8 Common area carpet. Replace. 7 3 4 10,800 SF $7.26 $78,408 300% $0 $0 $0 $78,408 $0 $0 $0 $0 $0 $0 $78,408 $0 $0 $0 $0 $0 $0 $78,408 $0 $0 $235,224

6.8 Common area walls. Paint. 5 2 3 40,000 SF $1.94 $77,600 400% $0 $0 $77,600 $0 $0 $0 $0 $77,600 $0 $0 $0 $0 $77,600 $0 $0 $0 $0 $77,600 $0 $0 $310,400

7.1 HVAC roof top package units. Replace. 15 2 13 5 EA $11,400.00 $57,000 100% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $57,000 $0 $0 $0 $0 $0 $0 $0 $57,000

7.1 Heat Pumps. Replace. 15 5 10 45 EA $4,500.00 $202,500 100% $0 $0 $0 $0 $0 $0 $0 $0 $0 $202,500 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $202,500

7.1 Chillers. Replace/Rebuild. 30 18 12 600 TON $1,000.00 $600,000 100% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $600,000 $0 $0 $0 $0 $0 $0 $0 $0 $600,000

7.1 Cooling Towers. Replace. 20 4 16 650 TON $200.00 $130,000 100% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $130,000 $0 $0 $0 $0 $130,000

7.1 Boilers, gas-fired steel. Replace. 40 38 2 2 EA $31,276.00 $62,552 100% $0 $62,552 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $62,552

7.1 Boilers, gas-fired steel. Replace. 40 25 15 2 EA $54,195.00 $108,390 100% $0 $108,390 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $108,390

7.2 Hot water boiler. Replace. 15 10 5 6 EA $20,400.00 $122,400 200% $0 $0 $0 $0 $122,400 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $122,400 $244,800

7.4 Emergency generator. Replace. 25 20 5 2 EA $113,996.00 $227,992 100% $0 $0 $0 $0 $227,992 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $227,992

7.5 Elevator cab doors. Replace. 15 10 5 3 EA $4,000.00 $12,000 100% $0 $0 $12,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $12,000

7.5 Elevator cab interiors. Refinish. 15 10 5 3 EA $3,000.00 $9,000 100% $0 $0 $9,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $9,000

7.5 Elevator cab controls (per cab). 15 10 5 3 EA $11,500 $34,500 100% $0 $0 $34,500 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $34,500

7.5 Hydraulic elevator. Modernization 25 10 15 3 EA $119,090.00 $357,270 100% $0 $0 $357,270 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $357,270

8.1 Finish Repair, replace 10 5 5 83,000 SF $1.50 $124,500 200% $0 $0 $0 $0 $124,500 $0 $0 $0 $0 $0 $0 $0 $0 $0 $124,500 $0 $0 $0 $0 $0 $249,000

8.2 Kitchen appliances. Replace. 20 10 10 1 LS $1,500.00 $1,500 200% $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,500 $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,500 $3,000

9.0 Maintenance shed, replace 20 19 1 120 SF $125.00 $15,000 100% $15,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $15,000

ANNUAL RESERVE (UNINFLATED) $15,000 $170,942 $490,370 $78,408 $511,030 $34,440 $0 $77,600 $0 $241,638 $78,408 $600,000 $134,600 $0 $160,638 $164,440 $0 $510,722 $0 $161,538 $3,429,774

EUL = Expected Useful Life (Average) INFLATION RATE FACTOR 1.0000 1.0250 1.0506 1.0769 1.1038 1.1314 1.1597 1.1887 1.2184 1.2489 1.2801 1.3121 1.3449 1.3785 1.4130 1.4483 1.4845 1.5216 1.5597 1.5987

EFF = Effective Age of Building Components ANNUAL RESERVE (INFLATED) 2.50% $15,000 $175,216 $515,195 $84,437 $564,082 $38,966 $0 $92,242 $0 $301,773 $100,369 $787,252 $181,022 $0 $226,977 $238,158 $0 $777,124 $0 $258,243 $4,356,054

RUL = Remaining Useful Life (Estimated) RESERVE / SQUARE FOOT / YEAR $1.24 Conditions noted in the Replacement Reserve Cost Estimate are representative of the overall conditions of the property. There may be more detail

INFLATED RESERVE / SQUARE FOOT / YEAR $1.57 on specific assessment components in the report text, therefore the Replacement Reserve Cost Estimate should not be used as a stand alone document.

EMG Filename: 118698.16R000-001.052 Equity tables4 Table 2 3/23/2016


601 SOUTH CARLIN SPRINGS ROAD ARLINGTON, VIRGINIA 22204 EMG PROJECT NO.: 118698.16R000-001.052

www.EMGcorp.com p 800.733.0660

TABLE OF CONTENTS Certification ..................................................................................................................................................... 1 1 Executive Summary ................................................................................................................................... 2

1.1. Property Information and General Physical Condition ......................................................................... 2 1.2. Special Issues and Follow-Up Recommendations ................................................................................ 3 1.3. Opinions of Probable Cost .................................................................................................................. 3 1.1.1 Methodology .................................................................................................................................. 4 1.1.2 Immediate Repairs and Short Term Costs ........................................................................................ 4 1.1.3 Replacement Reserves .................................................................................................................... 4

2 Purpose and Scope .................................................................................................................................... 5 2.1 Purpose .......................................................................................................................................... 5 2.2 Scope ............................................................................................................................................. 5 2.3 Property’s Remaining Useful Life .................................................................................................... 6 2.4 Personnel Interviewed .................................................................................................................... 6 2.5 Documentation Reviewed .............................................................................................................. 6 2.6 Pre-Survey Questionnaire ............................................................................................................... 7 2.7 Weather Conditions ........................................................................................................................ 7

3 Code Information and Accessibility .......................................................................................................... 8 3.1 Code Information, Flood Zone and Seismic Zone ........................................................................... 8 3.2 ADA Accessibility ........................................................................................................................... 8

4 Existing Building Assessment ..................................................................................................................... 10 4.1 Tenant Unit Types .......................................................................................................................... 10 4.2 Tenant Units Observed ................................................................................................................... 10

5 Site Improvements .................................................................................................................................... 11 5.1 Utilities ........................................................................................................................................... 11 5.2 Parking, Paving, and Sidewalks ....................................................................................................... 11 5.3 Drainage Systems and Erosion Control ............................................................................................ 12 5.4 Topography and Landscaping ......................................................................................................... 12 5.5 General Site Improvements ............................................................................................................. 13

6 Building Architectural and Structural Systems .......................................................................................... 14 6.1 Foundations .................................................................................................................................... 14 6.2 Superstructure................................................................................................................................. 14 6.3 Roofing ........................................................................................................................................... 15 6.4 Exterior Walls ................................................................................................................................. 16 6.5 Exterior and Interior Stairs ............................................................................................................... 16 6.6 Exterior Windows and Doors .......................................................................................................... 17 6.7 Patio, Terrace, and Balcony ............................................................................................................ 17 6.8 Common Areas, Entrances, and Corridors ....................................................................................... 18

7 Building Mechanical and Plumbing Systems ............................................................................................. 19 7.1 Building Heating, Ventilating, and Air Conditioning (HVAC) .......................................................... 19 7.2 Building Plumbing and Domestic Hot Water .................................................................................. 21 7.3 Building Gas Distribution ............................................................................................................... 21 7.4 Building Electrical ........................................................................................................................... 22 7.5 Building Elevators and Conveying Systems ..................................................................................... 22 7.6 Fire Protection and Security Systems ............................................................................................... 23

8 Tenant Spaces ........................................................................................................................................... 25 8.1 Interior Finishes .............................................................................................................................. 25 8.2 Commercial Kitchen Equipment ..................................................................................................... 25 8.3 HVAC ............................................................................................................................................. 25 8.4 Plumbing ........................................................................................................................................ 25





8.5 Electrical ......................................................................................................................................... 26 9 Other Structures ....................................................................................................................................... 27 10 Appendices ................................................................................................................................................ 28




1 www.EMGcorp.com p 800.733.0660

C E R TI F I C A TI ON

Arlington County Government retained EMG to perform this Property Condition Assessment in connection with its possible acquisition of 601 South Carlin Springs Road, Arlington, Virginia, the “Property”. It is our understanding that the primary interest of Arlington County Government is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations.

The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties.

No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted.

This report has been prepared on behalf of and exclusively for the use of Arlington County Government for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than Arlington County Government or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG.

Any reuse or distribution of this report without such consent shall be at Arlington County Government and the recipient’s sole risk, without liability to EMG.

Prepared by: Donald A Suberroc, Project Manager

Reviewed by:

Daniel White Report Reviewer for Ted Beeghly, Senior Engineering Consultant [email protected] 800.733.0660 x7607





1 EX E C U TI VE SU M M A R Y

1.1. PROPERTY INFORMATION AND GENERAL PHYSICAL CONDITION

The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices.

Property Information

Address: 601 South Carlin Springs Road, Arlington, Arlington County, Virginia 22204

Year constructed: 1959 Current owner of property: Virginia Hospital Center

Management Point of Contact: Adrian Stanton, VP/CMO, Virginia Hospital Center 703.558.3319 phone

Property type: Medical Site area: 11.57 Acres Gross floor area: 138,405 Square Feet (based on single tenant occupancy) Net Leasable area: 138,405 Square Feet (based on single tenant occupancy) Number of buildings: 1 Number of stories: 1-3 Parking type and number of spaces: 317 spaces in open lots

Building construction:

Conventional wood frame structure on concrete slab with raised floor. Masonry bearing walls and wood-framed roofs. Steel frame with concrete-topped metal decks. Concrete tilt-up bearing walls and wood panel roof.

Interior vertical clearance: Approximately 10 Feet Roof construction: Flat roofs with TPO membrane and ballasted EPDM membrane roofs Exterior Finishes: Brick, Painted masonry. Exterior insulation and finish system (EIFS)

Heating and/or Air Conditioning: Package roof top units. Central system with boiler, chiller, and cooling tower. Packaged roof top units, split system heat pumps

Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms, extinguishers Dates of visit: March 10, 2016 and March 11, 2016

Point of Contact (POC): Matthew Stanton, Building Engineer, Virginia Hospital Center 703.283.4466

Assessment and Report Prepared by: Donald A Suberroc

Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in good overall condition.

According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of exterior painting, cooling tower replacement, boiler replacement, installation of ductless mini-split heat pumps, and roof finish replacement. Some of the reported work is evident. Supporting documentation was provided in support of the roof replacement claims. Copies of the roof warranties are included in Appendix C.





1.2. SPECIAL ISSUES AND FOLLOW-UP RECOMMENDATIONS As part of the PCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of mold, conditions conducive to mold growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected mold, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment.

There is visible suspected mold growth, mold odors, and moisture in the tunnel, mechanical equipment rooms, and auditorium. The actual area covered by suspect mold is generally less than two square feet in any location.

The mold appears to be the result of water intrusion. The presence of mold in exterior and interior environments is normal and unavoidable. Exposure to mold or mold producing materials can be hazardous and should be avoided. The presence of mold does not necessarily constitute an exposure. This assessment does not constitute a comprehensive mold survey of the Project, and any conclusions are based solely on conditions readily observable in accessed areas.

Based on the apparent limited extent of mold (less than 30 square feet), the mold can be abated by the on-site maintenance staff as part of the property’s routine maintenance program. The cost of this work is not included in the cost tables. Virginia Hospital Center contracted with Professional Service Industries, Inc. (PSI) to survey the building for hazardous materials including asbestos and lead testing. EMG was provided copies of the PSI Reports dated December 13, 2006. The Hazardous Material Survey identified some areas of asbestos containing materials and lead paint at the Property. The survey was completed prior to demolition and renovation of interior spaces at the building. No additional information was provided regarding abatement that may have occurred during the demolition and renovation activities. Further investigation of hazardous materials at the Virginia Hospital Center is beyond the scope of a Property Condition Assessment and EMG recommends that an Environmental Site Assessment be conducted to confirm status of hazardous materials that may exist at the Virginia Hospital Center. The following study is recommended.

There is evidence of water infiltration and excessive moisture in the tunnel, terrace mechanical rooms, and connecting corridor to the adjacent medical office building. A Professional Engineer with specific expertise in structural design, waterproofing and construction in this geographical area must be retained to evaluate the structure and provide remedial recommendations consistent with local regulatory and code requirements. The cost to retain an engineer is included in the Immediate and Short Term Repairs Cost Estimate (Table 1). Although the estimated cost of repair cannot be accurately determined without the recommended study, a cost allowance for this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1). Refer to Section 6.1.

The following issues should be considered.

Verify that all warranties are transferable. Verify that any alterations, installations, or other improvements since the project was first constructed and occupied have been

properly permitted and approved by municipal agencies. Verify that no defective materials or equipment are used at the property.

Copies of the documents listed below should be obtained:

All roof, equipment and system warranties/guarantees and transfers. Manufacturers often levy a warranty transfer fee and require that the equipment or system be in pristine condition in order to provide such transfers. This requirement often necessitates upgrades, repairs, or servicing.

All available site and building construction drawings and specifications. All government documents such as Certificates of Occupancy, permits, zoning variances, easements, tax receipts, and other

pertinent records.

1.3. OPINIONS OF PROBABLE COST

Cost estimates are attached at the front of this report (following the cover page).

These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions.





Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-15 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the PCE.

1.1.1 Methodology

Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in tenants and/or usage may affect the service life of some systems or components.

Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections.

1.1.2 Immediate Repairs and Short Term Costs

Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost.

Short term costs are opinions of probable costs to remedy physical deficiencies, such as deferred maintenance, that may not warrant immediate attention, but that require repairs or replacements, which should be undertaken on a priority basis in addition to routine preventive maintenance. Opinions of probable costs may include costs for testing, exploratory probing, and further analysis should this be deemed warranted by the consultant. The performance of such additional services is beyond the PCA scope of work. Generally, the time frame for such repairs is within one to two years.

1.1.3 Replacement Reserves

Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period.

Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded.

Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered.

EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair and Short Term Cost Estimate.





2 P U R PO SE A ND SC OP E

2.1 PURPOSE

EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit.

Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices that affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives.

The physical condition of building components is typically defined as being in one of three categories: Good, Fair, and Poor. For the purposes of this report, the following definitions are used: Good = Satisfactory as-is. Requires only routine maintenance during the assessment period. Repair or replacement may be

required due to a system’s estimated useful life. Fair = Satisfactory as-is. Repair or replacement is required due to current physical condition and/or estimated remaining useful

life. Poor = Immediate repair, replacement, or significant maintenance is required.

2.2 SCOPE

The standard scope of the Property Condition Assessment includes the following:

Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.

Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate, Short Term, and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.

Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions. Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not

constitute a full ADA survey, but will help identify exposure to issues and the need for further review. Perform a limited assessment of accessible areas of the building(s) for the presence of mold, conditions conducive to mold growth,

and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected mold, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.

List the current utility service providers. Review maintenance records and procedures with the in-place maintenance personnel. Observe a representative sample of the interior tenant spaces/units, including vacant spaces/units, in order to gain a clear

understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and mechanical, electrical and elevator equipment rooms.

Appropriate inquiries of municipal officials regarding the existence of pending unresolved building, zoning or fire code violations on file, and a determination of the current zoning category, flood plain zone, and seismic zone for the Property.

Provide recommendations for additional studies, if required, with related budgetary information. Tenant responsibility for maintenance, repair or replacement of finishes, fixtures, or equipment is not addressed by this scope of

services. Provide an Executive Summary at the beginning of this report with a Project-At-A-Glance cost estimate as a quick, user-friendly

summary of the Property’s condition and the assigned costs by category. These costs are tied to the report sections where reference to the issues are clearly defined and expanded.





2.3 PROPERTY’S REMAINING USEFUL LIFE Subject to the qualifications stated in this paragraph and elsewhere in this report, the Remaining Useful Life (RUL) of the property is estimated to be not less than 35 years. The Remaining Useful Life estimate is an expression of a professional opinion and is not a guarantee or warranty, expressed or implied. This estimate is based upon the observed physical condition of the property at the time of EMG's visit and is subject to the possible effect of concealed conditions or the occurrence of extraordinary events such as natural disasters or other 'acts of God' that may occur subsequent to the date of EMG's site visit. The Remaining Useful Life for the property is further based on the assumption that: (a) the immediate repairs, short term repairs, and future repairs for which replacement reserve funds are recommended are completed in a timely and workman-like manner, and (b) a comprehensive program of preventive and remedial property maintenance is continuously implemented using an acceptable standard of care. The Remaining Useful Life estimate is made only with regard to the expected physical or structural integrity of the improvements on the property, and no opinion regarding economic or market conditions, the present or future appraised value of the property, or its present or future economic utility, is expressed by EMG.

2.4 PERSONNEL INTERVIEWED

The following personnel from the facility and government agencies were interviewed in the process of conducting the PCA:

Name and Title Organization Phone Number Adrian Stanton VP/CMO

Virginia Hospital Center 703.558.6319

Matthew Stanton Building Engineer Virginia Hospital Center 703.283.4466

Ms. Dunn Administrative Assistant

Arlington Department of Community Planning, Housing, and Development (CPHD), Code Enforcement

703.228.3232

FOIA submitted Arlington Fire Department 703.228.3362 Moses Rodriguez Service Tech

Central Tech Services 703.941.3200

Jeffery Lillicth (Message, call not returned) American Boiler 866.300.3779 Michael Hooper Service Tech

Judd Fire Protection, LLC. 410.871.3480

Message, call not returned Red Hawk Fire Safety 301.244.6400 Todd Blachette Service Tech

ThyssenKrupp 671.642.0530

The PCA was performed with the assistance of Matthew Stanton, Building Engineer, Virginia Hospital Center, the on-site Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The on-site contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 10 years.

2.5 DOCUMENTATION REVIEWED

Prior to the PCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E.

Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.

Building expansion construction documents (limited sheets) by ABC Associates, dated 10/12/79 ALTA Survey by Walter L. Philips, Inc., dated February 17, 1995 Most recent fire sprinkler inspection report by Judd Fire Protection, LLC, dated 02/25/2015 Certificates of Occupancy





Roof warranties Floor Plans dated January 12, 2016 Hazardous Material Survey Report by Professional Service Industries, Inc., dated December 13, 2006 Change Order Request 2-Asbestos and Lead Based Paint Operation and Maintenance (O&M) Plans, by Professional Service

Industries, Inc., dated May 28, 2008

2.6 PRE-SURVEY QUESTIONNAIRE

A Pre-Survey Questionnaire (PSQ) was completed as part of the interview process during the property assessment. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report.

2.7 WEATHER CONDITIONS

March 10, 2016: Clear, with temperatures in the 70s (°F) and light winds

March 11, 2016: Clear, with temperatures in the 60s (°F) and light winds





3 C O D E I N FO R MA T I O N A N D AC C E SSI B I L I T Y

3.1 CODE INFORMATION, FLOOD ZONE AND SEISMIC ZONE

According to Ms. Dunn of the Arlington Department of Community Planning, Housing, and Development (CPHD), Code Enforcement, Code Enforcement, there are no outstanding building code violations on file. The Building Department does not have an annual inspection program. They only inspect new construction, work that requires a building permit, and citizen complaints. A review of the online permit records at https://permits.arlingtonva.us/Query_by_address.aspx, show no open permits at the property. Copies of Certificates of Occupancy issued to Virginia Hospital Center were provided by Mr. Tuyen Trong Nguyen with Facilities Engineering, Virginia Hospital Center, and are included in Appendix C.

Based on a review of the zoning classification information at the Arlington Planning Department, the property is located within a S-D, Special Development, zoning district and appears to be a conforming use.

A voice mail message was left at the Arlington County Fire Department Administrative Offices and, in addition, a Freedom of Information Act (FOIA) request was emailed to the Arlington County Manager’s Office requesting code information or the subject property. A copy of the request is included in Appendix C. Significant information will be forwarded upon receipt.

According to the Flood Insurance Rate Map 51013C0057C, published by the Federal Emergency Management Agency (FEMA) and dated August 19, 2013, the property is located in Zone X, defined as areas outside the one percent annual chance floodplain, areas of one percent annual chance sheet flow flooding where average depths are less than one foot, areas of one percent annual chance stream flooding where the contributing drainage area is less than one square mile, or areas protected from the one percent annual chance flood by levees. No Base Flood Elevations or depths are shown within this zone. Insurance purchase is not required in these zones. In communities that participate in the NFIP, flood insurance is available to all property owners and renters in this zone.

According to the 1997 Uniform Building Code Seismic Zone Map of the United States, the property is located in Seismic Zone 1, defined as an area of low probability of damaging ground motion.

According to the Wind Zone Map, published by the Federal Emergency Management Agency (FEMA), the property is located in Zone II, and is located in a Hurricane-Susceptible Region.

3.2 ADA ACCESSIBILITY

Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG).

Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made.

During the PCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. The scope of the visual observation did not include any areas within tenant spaces.

At a medical facility property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route to and including exam rooms, interior common areas, including the common area restrooms.

The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows:

Parking

Adequate number of designated parking stalls and signage for vans are not provided.

Estimated Cost: 2 @ $220 each = ................................................................................................................................................... $440


https://permits.arlingtonva.us/Query_by_address.aspx




Compliant signage indicating accessible parking spaces for cars is not provided.

Estimated Cost: 8 @ $120 each = .................................................................................................................................................. $960

Properly constructed curb ramps are required from the parking area to the sidewalks providing access to the building.

Estimated Cost: 4 @ $950 each = ............................................................................................................................................... $3,800

Paths of Travel

Obstacle or protrusion from wall impeding access. Wall hung water cooler extends into corridor, and repair scope to correct.

Estimated Cost: 2 @ $1,500 = ...................................................................................................................................................... $3,000

Elevators

Elevator communication equipment not set up for speech impaired communication.

Estimated Cost: 3 @ $2,600 each = ............................................................................................................................................. $7,800

A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance.

Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The total cost to address the achievable items noted above is $16,000 and is included as a lump sum in the Immediate and Short Term Repairs Cost Estimate.





4 EX I ST I NG B U I L D I N G A SS ESS M E N T

4.1 TENANT UNIT TYPES

All 138,405 square feet of the building are owned and managed by a single tenant, Virginia Hospital Center. However, space within the facility is made available to the Arlington Pediatric Center, Bright Horizons (daycare), Crisis Link (hotline), and Lions Eyeglass Recycling center. All building services and maintenance for the Arlington Pediatric Center, Bright Horizons (daycare), Crisis Link (hotline), and Lions Eyeglass Recycling center are provided by Virginia Hospital Center. The following table identifies the reported tenant unit types and tenant mix at the subject property.

Tenant Unit Types and Mix

Quantity Type Floor Area (SF) 1 Virginia Hospital Center 55,484

1 Lions Eyeglass Recycling Center 1,700

1 Crisis Link (hotline) 4,221 1 Bright Horizons (daycare) 15,200 1 Arlington Pediatric Center 12,200

Approximate area of vacant and down area requiring renovation prior to use. 49,600 5 TOTAL 138,405

4.2 TENANT UNITS OBSERVED

Most of the tenant units were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the exterior of the property, a representative sample of the roofs, and the interior common areas. Corridors, restrooms, etc. are considered common areas for this report. The following tenant units were observed.

Tenant Units Observed

Unit No. Name Comments NA Virginia Hospital Center Occupied. Good condition

NA Lions Eyeglass Recycling center Occupied. Good condition

NA Crisis Link (hotline) Occupied. Good condition NA Bright Horizons (daycare) Occupied. Good condition NA Arlington Pediatric Center Occupied. Good condition NA Vacant areas Vacant. Good to fair condition

All areas of the property, with the exception of the Therapy Pool, were available for observation during the site visit. Patient use of the pool prevented access.

A “down unit” is a term used to describe a tenant unit that cannot be occupied due to poor conditions such as fire damage, water damage, missing equipment, damaged floor, wall or ceiling surfaces, or other significant deficiencies. A significant portion of the terrace level can best be described as down units. These areas, including the former commercial kitchen, surgical prep, etc. have been partially demolished (major equipment removed) and will require substantial renovation to be placed back in service as office or other functioning space. There was no fire or serious water damage observed preventing use of these areas.

As the possible future use of this space is unknown, EMG has included a basic allowance to finish these areas as office space. An allowance for office development is included in the Immediate Cost Tables.





5 S I TE I M PR OVE M E N TS

5.1 UTILITIES

The following table identifies the utility suppliers and the condition and adequacy of the services.

Site Utilities Utility Supplier Condition and

Adequacy Sanitary sewer Arlington Department of Environmental Services Good Storm sewer Arlington Department of Environmental Services Good Domestic water Arlington Department of Environmental Services Good Electric service Dominion Virginia Power Good Natural gas service Washington Gas Good

Observations/Comments:

The utilities appear to be adequate for the property. There are no unique, on-site utility systems such as septic systems, water or waste water treatment plants, or propane gas tanks.

See Section 7.4. for descriptions and comments regarding the emergency electrical generators.

5.2 PARKING, PAVING, AND SIDEWALKS

The main entrance drive is located along Carlin Springs Road on the south side of the property. The parking areas, drive aisles, and service drives are paved with asphaltic concrete. Based on a physical count, parking is provided for 317 cars. The parking ratio is 1.2 spaces per thousand square feet of floor area. All of the parking stalls are located in open lots. There are nine handicapped-accessible parking stalls, none of which are reserved for vans.

The sidewalks throughout the property are constructed of cast-in-place concrete.

The curbs and gutters are constructed of cast-in-place concrete.


The property does not have a dedicated paving repair and maintenance contractor. On-site personnel maintain the paving and flatwork or a contractor is retained when required.

The asphalt pavement is in fair to poor condition. There are significant areas of failure and deterioration, such as alligator cracking, localized depressions, potholes, and failure of the asphalt surface throughout the site. The seriously damaged areas of potholes and surface failure must be cut and patched in order to maintain the integrity of the overall pavement system. Following selective full depth repairs, all of the paving must be overlaid with new asphalt paving in order to maintain the integrity of the overall pavement system. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1).





In order to maximize the pavement life, pothole patching, crack sealing, seal coating, and re-striping of the asphalt paving will be required during the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table1).

The concrete pavement is in good condition. There are no significant signs of cracks or surface deterioration. Epoxy sealing of minor cracks will be required during the assessment period as part of the property management’s routine maintenance program.

The concrete curbs, gutters, and sidewalks throughout the property are in fair condition. Isolated areas of settlement, cracking and spalling concrete curbs and sidewalks occur throughout the site. The damaged areas of concrete curbs and sidewalks will require replacement within the year. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1).

Routine cleaning and maintenance will be required during the assessment period.

5.3 DRAINAGE SYSTEMS AND EROSION CONTROL

Storm water from the roofs, landscaped areas, and paved areas flows into on-site inlets and catch basins with underground piping connected to a stormwater detention pond which drains to a stream on the northeast side of the property.


There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. However, significant erosion was evident at the discharge from the stormwater pond.

EMG recommends stabilization of the discharge area and placement of riprap as necessary to reduce water flow velocity discharging to the adjacent stream. An allowance for this work is presented in the Immediate and Short Term Repairs Cost Estimate (Table 1).

5.4 TOPOGRAPHY AND LANDSCAPING

The property slopes steeply down from the north and northwest side of the property to the to the southeast, south, east, and northeast property lines.

The landscaping consists of trees, shrubs, and grasses.

Surrounding properties include a medical office building and parking garage to the south, residential properties to the west and north, wooded areas and stream to the east.


The topography and adjacent uses do not appear to present conditions detrimental to the property.

The landscape materials are in good condition and will require routine maintenance during the assessment period.





5.5 GENERAL SITE IMPROVEMENTS

Property identification is provided by a monument sign adjacent to the main entrance drive.

Site lighting is provided by metal street light standards. The light standards are spaced along the drive aisles throughout the parking areas. Metal pole-mounted light fixtures are located along walkways and drive aisles throughout the property.

Exterior building illumination is provided by light fixtures surface-mounted on the exterior walls. Recessed light fixtures are located in the exterior soffits.

A perimeter fence is located along the north property line. The fence is constructed of chain link with metal posts.

Dumpsters are located in the parking area on the southwest side of the building and are placed on concrete pads. The dumpsters are not enclosed.


The property and tenant identification signs are in good condition. Routine maintenance will be required during the assessment period.

The exterior site and building light fixtures are in good condition. Routine maintenance will be required during the assessment period. The site fencing is in good condition and will require routine maintenance during the assessment period. Scraping and painting is

considered to be routine maintenance. The dumpsters are owned and maintained by the refuse contractor. The dumpster slabs are in good condition and will require

routine maintenance during the assessment period.





6 B U I L DI NG A RC H I TE C T U R AL A ND S T R U C TU R A L S YS T E MS

6.1 FOUNDATIONS

Based on structures of similar size, configuration, and geographic location, it is assumed that and verified by the partial set of drawings for the 1967 addition that the foundations consist of cast-in-place concrete perimeter wall footings with masonry foundation walls. The foundation systems include reinforced concrete column pads.

The subterranean tunnel and basement energy plant have load-bearing masonry perimeter retaining walls.


The foundations and footings could not be directly observed during the site visit. The terrace, tunnel, and basement walls appear to be structurally sound with no evidence of movement that would indicate excessive settlement.

However, there are significant areas of stained flooring, evidence of water infiltration, efflorescence on the walls, excessive moisture, and suspect mold conditions on the walls and floors in the terrace, tunnel, and basement mechanical rooms. A Professional Engineer with specific expertise in structural design, waterproofing and construction in this geographical area must be retained to evaluate the structure and provide remedial recommendations consistent with local regulatory and code requirements. The cost to retain an engineer is included in the Immediate and Short Term Repairs Cost Estimate (Table 1). Although the estimated cost of repair cannot be accurately determined without the recommended study, a cost allowance for this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1).

6.2 SUPERSTRUCTURE

The building has structural steel columns, which support the upper floor and roof diaphragms. The upper floors have concrete-topped metal decks and are supported by steel beams and open-web steel joists. The roofs are constructed of metal decks, which are supported by steel beams and open web steel joists.


The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement.





6.3 ROOFING

The primary roofs are classified as flat. The roofs are finished with multiple roofing systems. Primary coverage is by a single-ply thermoplastic roof system (TPO). Secondary finishes include a ballasted Ethylene Propylene Diene Monomer (EPDM) membrane. The roofs are insulated with rigid insulation boards.

The roofs have single-ply base and edge flashing.

Storm water is drained from the roofs by internal drains and sheet metal scuppers. The scuppers empty to sheet metal leaders and downspouts which discharge to paved and landscaped areas.

Curb-mounted skylights provide natural illumination in some of the upper floor common areas.

There are no attics. The roof structures are exposed.


The property does not have a dedicated roof repair and maintenance contractor. On-site personnel maintain the roofs or a contractor is retained when required.

The roof finishes are approximately two years old. According to the POC, the roofs are covered by a 20 year warranty. A copy of each warranty is attached in Appendix C.

The roof membranes are in good condition. Based on their estimated Remaining Useful Life (RUL), the roof membranes will require replacement late in the 20-year assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

There is no evidence of active roof leaks. There is no evidence of roof deck or insulation deterioration. The roof

substrate and insulation should be inspected during any future roof repair or replacement work.

There is no evidence of fire retardant treated plywood (FRT). The roof flashings are in good to fair condition. EMG observed damaged flashing at the perimeter of the third floor penthouse at the

Arlington Pediatric Center. This area requires immediate repair to prevent water infiltration and damage to the building wall and structure. Repair costs are addressed in the Immediate and Short Term Cost (Table 1). Other than the above, routine maintenance is recommended during the assessment period.

Roof drainage appears to be inadequate with evidence of significant ponding observed. Reportedly roof slope was not corrected during installation of the new roofs to provide positive drainage. As standing water may impact expected useful life of the roofs, installation of additional roof drains is recommended to reduce, if not eliminate, the observed ponding issues. The contractor that installed the roof should be retained to inspect the roof drainage and install additional drains. An allowance for this work is included in the Immediate and Short Term Repair Cost (Table 1). Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance program.

The skylights are in good condition and will require routine maintenance during the assessment period. During severe wind storms, roofing aggregate (ballast) may become wind-borne and may harm nearby persons or may damage

surrounding properties or building or site elements of the subject property. National, regional, and local building codes vary widely in the treatment of this issue and should be consulted during any future roofing repairs or replacements.





6.4 EXTERIOR WALLS

The exterior walls are finished with painted and unpainted brick veneer and painted concrete masonry units (CMU). The soffits are concealed and are finished with plywood.

Portions of the exterior walls and two equipment enclosures located on the building roof are clad with an exterior insulation and finish system (EIFS). The substrate could not be determined based on observation of the surface material.

Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings.


The exterior finishes are in good to fair condition. Painting and patching will be required during the assessment period.

The brick veneer is in good condition. Painting and patching will be required during the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The painted CMU walls are in good to fair condition. There are significant areas of efflorescence observed on the east wall, north wall, and south walls of the building. The affected areas of painted CMU must be cleaned. An efflorescence-checking coating must also be applied to the CMU walls prior to repainting. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1). Additional cleaning and painting of the CMU walls will be required during the assessment period and the cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The sealant is in fair to poor condition throughout. There are significant areas of brittle, damaged, deteriorated, and missing sealant observed at windows and doors on all elevations of the building. The damaged sealant must be replaced. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1). Based on the estimated Remaining Useful Life (RUL), the sealant will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The EIFS material is in good to fair condition. There are isolated areas of hairline cracking, impact damage, and deterioration at outside corners observed at the rear boiler room, and rooftop equipment screens. The damaged finishes must be repaired. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1). In addition to these repairs, the EIFS material will require painting over the assessment period. The cost of this work is included with the painting costs addressed above.

Typically, there is no provision for draining water from behind the EIFS base coat and/or polystyrene foam insulation. Also, there is typically no ventilation between these materials. Even slight water infiltration can eventually cause deterioration of the wood or gypsum substrate and can, over time, damage structural elements of the building. The critical areas of the exterior walls must be routinely monitored for signs of moisture infiltration. This work can be completed as part of the property management’s routine maintenance program.

6.5 EXTERIOR AND INTERIOR STAIRS

The interior stairs are constructed of steel and have open risers and concrete-filled steel pan treads finished with vinyl treads. The handrails and balusters are constructed of metal.

The exterior metal stairs leading to the cooling tower have open risers and steel treads. The handrails and balusters are constructed of metal.

The exterior stairs are constructed of reinforced concrete. The handrails and balusters are constructed of metal.


The interior stairs, balusters, and handrails are in good condition and will require routine maintenance during the assessment period. The exterior steel stairs are in good condition. Painting is recommended as routine maintenance during the assessment period.





The exterior concrete steps are in good condition. The metal handrails at the steps leading from the auditorium are rusted and in fair overall condition. Scraping and painting is recommended within the year to prevent further deterioration of the metal railings. An allowance for repairs and painting is included in the Immediate and Short Term Repairs (Table 1).

6.6 EXTERIOR WINDOWS AND DOORS

The windows are part of an aluminum-framed storefront system, which incorporates the entry doors at the Urgent Care entrance. The windows are glazed with insulated panes set in metal frames. The doors are fully glazed aluminum-framed doors set in the metal framing system.

The windows are aluminum-framed, single-glazed and double-glazed fixed and hopper units.

The interior tenant unit entrance doors are stained solid-core wood set in metal frames. The interior doors have cylindrical locksets with lever handle hardware and.

The service doors are painted metal set in metal frames. The doors have cylindrical locksets with lever handle hardware.

One overhead door is located on the east side of the building adjacent to the new cooling tower. The overhead door is flush-paneled wood and equipped with a mechanical opener.


The storefront window system is in good condition and will require routine maintenance during the assessment period. The windows are in fair condition. There is isolated evidence of leaks, condensation, and water-damaged finishes, a condition

observed at both the east and west perimeters of the building. Perimeter sealant and glazing throughout is in fair to poor condition. Based on the age and observed condition, replacement of the windows is recommended. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1).

The glazing system’s sealant is in fair to poor condition. There are significant areas of brittle, damaged, and deteriorated sealant at all locations. Glazing system sealant will be corrected with the replacement of the building windows addressed above.

The exterior doors and door hardware are in good condition and will require routine maintenance during the assessment period. The overhead door is in fair condition and will require replacement during the assessment period. The relatively minor cost of the

overhead door replacement can be addressed as routine maintenance and no costs is included in Table 2.

6.7 PATIO, TERRACE, AND BALCONY

Concrete patios are provided in the open courtyards. There are no terraces or balconies.


The patio slabs are in good condition. There are only limited signs of movement, settlement, and minor cracking. Repairs are considered to be routine maintenance.





6.8 COMMON AREAS, ENTRANCES, AND CORRIDORS

The building is owned and occupied by Virginia Hospital Center. Space within the building is made available to Arlington Pediatric Center, Bright Horizons (daycare), Crisis Link (hotline), and Lions Eyeglass Recycling. Arlington Pediatric Center and Bright Horizons are directly accessed via private building entrances. Lions Eyeglass Recycling and Crisis Link are accessed via common building entrances.

As the building is essentially a single tenant, all common areas refer to the Virginia Hospital Center.

The Urgent Care lobby is the primary building access point for those seeking services at the Virginia Hospital Center. The lobby contains a guard booth, directories, and access to an elevator, stairway, and first floor corridors leading to hospital services.

No patient services are located on the terrace level which is generally vacant with the exception of the Lions Eyeglass recycling Center which is accessed from an entrance door on the west side of the building.

There are approximately 60 restrooms provided throughout all floors of the building. Restrooms are accessed from interior building corridors and scattered throughout the renovated former medical facilities and patient rooms. There is a mix of accessible and nonaccessible restrooms. Most of the nonaccessible restrooms are located on the terrace level.

Offices and exam rooms are finished with carpet and vinyl tile flooring. Walls as noted above are generally painted drywall and ceilings finished with acoustical tile.

The following table identifies the interior common areas and generally describes the finishes in each common area.

Common Area Floors Walls Ceilings

Lobby Vinyl Painted drywall Suspended T-Bar with acoustic tiles

Elevator Lobby Vinyl tile Painted drywall Suspended T-Bar with acoustic tiles

Corridors Vinyl tile Painted drywall Suspended T-Bar with acoustic tiles

Restrooms Ceramic tile Ceramic tile wainscots / Painted drywall / Marlite wainscots

Suspended T-Bar with acoustic tiles


It appears that the interior finishes in the common areas have not been renovated within the last 10 years. The interior finishes in the common areas are in good condition. Based on its estimated Remaining Useful Life (RUL), the common

area carpet will require replacement during the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate. Interior painting and wall finish replacement will also be required during the assessment period. The cost of this work is also included in the Replacement Reserves Cost Estimate.

Furnishings, exam equipment and office equipment all appears to be in good condition. Replacement and upgrade is tenant specific and no costs are identified in the cost tables,





7 B U I L DI NG M EC H A NI C AL A ND PL U MBI N G S YS T E MS

See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available.

7.1 BUILDING HEATING, VENTILATING, AND AIR CONDITIONING (HVAC)

Heating and cooling are provided by a mix of systems including, a central boiler and chiller system supplying central air handlers, individual direct expansion, constant volume gas-fired package rooftop units, package and split system heat pumps, mini-split system heat pumps, and wall-mounted package electric heat pumps. A tabulation of major mechanical equipment can be found in Appendix C.

Air distribution is provided to supply air registers by ducts concealed above the ceilings. Return air grilles are located in each space. The heating and cooling system are controlled by local thermostats.

Hot water for the central heating system is supplied by six gas-fired, hot water boilers. The heating boilers are located in three boiler rooms. Boiler room 1, located under the business office has two Bryan boilers, manufactured in 1985, each with a rated input capacity of 2,100 MBH. Boiler room 2, located in a mechanical room at the rear of the building has two AJAX boiler that appear to be original, each with a rated input capacity of 900 MBH. Boiler room 3, located in a basement mechanical room on the east side of the building has two Bryan boilers manufactured in 2014, each with a rated input capacity of 5,000 MBH.

Chilled water for the central cooling system is supplied by two Trane water-cooled chillers manufactured in 1998 and a Marly cooling tower manufactured in 2012. Each chiller has a nominal rating of 300 tons and uses R-22 as a refrigerant.

The two cell cooling tower is constructed of galvanized steel and is located on a steel platform supported by concrete piles at the southeast corner of the building. The cooling tower has an estimated capacity of 650 tons.

Circulating pumps provide hot or chilled water to each temperature-controlled space by a two-pipe distribution system. The hot and chilled water supplies the fan coil units and air handling units. Large capacity air handling units equipped with heating and cooling coils are located on the roof and in eight mechanical rooms on the terrace level of the building. Fan coil units, located in HVAC closets remain in place in the former patient rooms. These areas are now primarily served by mini-splits, but the fan coil units reportedly remain operational.

Electric heating coils at some of the VAV units serving the office areas in the previous surgical suites provide auxiliary heat.

Heated or cooled air is distributed through ducts to variable air volume (VAV) terminals concealed above the ceilings in each space. Fan coil units remain in the in the HVAC closets of offices located in areas previously used as patient rooms. These reportedly are not currently in use, but piping remains in place and the units can be activated if needed. The heating and cooling systems are controlled by local thermostats.

Heating and cooling are provided to the therapy pool area by three package AAON individual direct expansion, constant volume gas-fired package rooftop units. The three units are rated at 4-tons, 5-tons, 10-tons, and 10-tons. In addition to the new AAON units there are three additional package rooftop units of undetermined capacity. The older equipment uses R-22 as a refrigerant and the new AAON units use R-410a.

Heating and cooling are provided to many of the office areas by electric air-to-air mini-split system heat pumps. The fan coil units are surface mounted on the interior walls. The heat pumps units are pad-mounted on grade. The cooling equipment uses R-410a as a refrigerant.

Air distribution is provided to supply air registers by ducts concealed above the ceilings. Return air grilles are located adjacent to the fan coil units. The heating and cooling system are controlled by local thermostats.

Natural ventilation is provided by operable windows. Mechanical ventilation is provided in each bathroom by ceiling exhaust fans

The bathrooms and other areas are ventilated by mechanical exhaust fans. Large capacity ventilation fans are mounted on the roof and are connected by concealed ducts to each ventilated space.






Jeffery Lillicth of American Boiler, the property’s heating hot water boiler maintenance contractor, was contacted to discuss the history of boiler repairs, maintenance practices, and recent replacements. Opinions from the contractor were solicited regarding future repair, maintenance, and replacement requirements, including the scope and cost of any necessary work. At this time, the contractor has not returned EMG’s call and email request for information. If the contractor responds to the voice message request, any pertinent information will be conveyed to the client.

Moses Rodriguez of Central Tech Services, the property’s cooling system (chillers, cooling tower and pumps) maintenance contractor, was contacted to discuss the history of HVAC repairs, maintenance practices, and recent replacements. Opinions from the contractor were solicited regarding future repair, maintenance, and replacement requirements, including the scope and cost of any necessary work. According to the contractor, the chillers, pumps, and cooling tower are in good condition. Tube replacements in the chillers have not been required.

Records of the installation, maintenance, upgrades, and replacement of the HVAC equipment have been maintained since Virginia Hospital Center acquired the property.

The HVAC equipment varies in age ranging from original (57 years old) to new. HVAC equipment is reportedly replaced on an "as-needed" basis.

The Bryan boilers in mechanical room 1 appear to be in good condition. The boilers were installed in 1985 and are maintained under a service contract with American Boiler. Replacement is anticipated late in the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The Bryan boilers in the basement energy plant appear to be in good condition. The boilers were installed in 2014 and are maintained under a service contract with American Boiler. Replacement is not anticipated during the assessment period.

The AJAX boilers appear to be in fair condition. There is evidence of corrosion. Based on the estimated Remaining Useful Life (RUL) and condition, the AJAX boilers will require early in the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The chillers appear to be in good condition. The chilled water capacity appears to be adequate. The chillers were manufactured in 1998 and utilize R-22 refrigerant. Based on the phase out of R-22 and the estimated Remaining Useful Life (RUL), the chillers will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The cooling tower appears to be in good condition and will require routine maintenance over the assessment period. The hot and cold water distribution system and pumps appear to be in good condition. Pumps and motors are rebuilt as needed. Of

note, the chilled water pumps were rebuilt in 2015. Based on the estimated Remaining Useful Life (RUL), pump and piping component replacements will be required over the assessment period. A cost allowance to replace pumps, piping, or other components is included in the Replacement Reserves Cost Estimate (Table 2).

The air handlers appear to be in good to poor condition. Many of the air handlers observed in the terrace level mechanical rooms appear original to the building and will require replacement. Based on the estimated Remaining Useful Life (RUL), most of the air handlers will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

Note that the rooftop air handling unit ductwork is exposed on the roof of the building. The ductwork insulation and weather coating is in poor condition and has failed in most areas. All rooftop exposed ductwork insulation and weather coating should be replaced within the year. Based on the observed perimeter duct damage, it is likely that significant areas of the mental ductwork will also likely need to be replaced. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1).

The roof-mounted packaged units appear to be in good condition. Based on the estimated Remaining Useful Life (RUL), some of the units will require replacement over the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The mini-split heat pumps and fan coils appear to be in good condition. The equipment is generally less than five years old. Based on the estimated Remaining Useful Life (RUL), the heat pumps and fan coils will require replacement over the 20 year assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The mechanical ventilation system and roof mounted exhaust fans appear to be in good condition and will require routine maintenance during the assessment period. Note that all laboratory hoods and exhausts associated with hospital operation have been removed from the building. Equipment or component replacements can be performed as part of the property management’s routine maintenance program.





7.2 BUILDING PLUMBING AND DOMESTIC HOT WATER

The plumbing systems include the incoming water service, the cold water piping system, and the sanitary sewer and vent system. The risers and the horizontal distribution piping are copper. The soil and vent systems are cast iron and PVC.

The water meter is located in a terrace level mechanical room.

Domestic hot water is supplied by seven gas-fired AO Smith hot water boilers. Each boiler has a rated input capacity of 300,000 BTUH and is located in the boiler rooms.

The common area restrooms have commercial-grade fixtures and accessories including water closets and lavatories.


The plumbing systems appear to be well maintained and in good condition. The water pressure appears to be adequate. The plumbing systems will require routine maintenance during the assessment period.

There is no evidence that the property uses polybutylene piping for the domestic water distribution system. The pressure and quantity of hot water appear to be adequate. The domestic hot water boilers appear to be in good to fair condition. The boilers generally date to 1997 and are approximately 19

years old. One of the boilers has significant rust damage and immediate replacement is recommended. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1).

Based on the estimated Remaining Useful Life (RUL), the water hot water boilers will require replacement during the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The domestic water pumps and hot water storage tank appear to be in good condition. The accessories and fixtures in the common area restrooms are in good condition and will require routine maintenance during the

assessment period.

7.3 BUILDING GAS DISTRIBUTION

Gas service is supplied from the gas main on the adjacent public street. The gas meters and regulators are located along the exterior walls of the buildings. The gas distribution piping within the building is malleable steel (black iron).


The pressure and quantity of gas appear to be adequate. The gas meters and regulators appear to be in good condition and will require routine maintenance during the assessment period. Only limited observation of the gas distribution piping can be made due to hidden conditions. The gas piping appears to be in good

condition.





7.4 BUILDING ELECTRICAL

The electrical supply lines run underground to pad-mounted transformers, which feed interior-mounted electrical meter and switchgear.

The main electrical service size is 3,000 amps, 277/480 volt, three-phase four-wire alternating current (AC). Step down transformers are located in electric rooms throughout the building. The electrical wiring is copper, installed in metallic conduit. Circuit breaker panels are located throughout the building.

Three diesel-powered emergency electrical generators supply the facility. A 455 Kw emergency electrical generator is located on the south side of the building. Two smaller generators are located in the courtyard behind the Urgent Care entrance. Capacities of these generators could not be determined, but are estimated at 150Kw or less, the generators currently provide back-up power for fire and life safety systems. Diesel fuel for the generators is stored in three underground storage tanks (USTs). There are two 500-gallon UST fuel tanks serving the two small generators and one 4,000-gallon UST supplying the large generator.


The on-site electrical systems up to the meters are owned and maintained by the respective utility company. The electrical service and capacity appear to be adequate for the property’s demands. The switchgear, circuit breaker panels, and electrical meters appear to be in good condition and will require routine maintenance

during the assessment period. The generators appear to be in good to fair condition and are reportedly tested on a weekly basis. The large generator will require

routine maintenance over the assessment period. The two smaller generators will require replacement during the assessment period. No information regarding age or condition of the USTs was available.

7.5 BUILDING ELEVATORS AND CONVEYING SYSTEMS

There are four hydraulic passenger elevators at the hospital building, one located at the Urgent Care entrance, one at the Bright Horizons daycare center, and one near the connecting corridor to the adjacent medical office building on the south side of the building. A fourth elevator previously serving the surgical suites on the east side of the building is no longer in service. The elevators were manufactured by Schindler. Three of the elevators have a rated capacity of 3,000 pounds, one at 5,200 pounds and all have a speed of 100 fpm. The elevator machinery is located in a room adjacent to each elevator shaft.

Each elevator cab has vinyl-tiled floors, painted steel wall panels, and recessed ceiling light fixtures. The doors are fitted with electronic safety stops. Emergency communication equipment is provided in each cab.


The elevators are serviced by ThyssenKrupp on a routine basis. The most recent inspection was on July 13, 2015. The machinery and controls appear to be more than 20 years old.

Todd Blachette with ThyssenKrupp, the property’s elevator maintenance contractor, was contacted to discuss the history of elevator repairs, maintenance practices, and recent replacements. Opinions from the contractor were solicited regarding future repair, maintenance, and replacement requirements, including the scope and cost of any necessary work. According to the contractor, the elevators experience numerous service calls. Based on the estimated age and condition of the elevators and associated equipment, replacement full upgrade is recommended within the next five years. This will include doors, controllers, and hydraulic units.





The hydraulic elevators appears to be in good to fair condition and reportedly provide adequate service. The elevators have not been modernized. Based on the estimated Remaining Useful Life (RUL) and the elevator contractor’s recommendations, the elevators will require modernization during the assessment period. The cost of this work is included in the Replacement Reserves Cost Estimate (Table 2).

The elevators are inspected on an annual basis by a third party inspection service. Inspection information was observed in the machine rooms (July 13, 2015), but no certificate of inspection was provided by the building engineer. Current inspection certificates should be obtained as soon as possible and properly posted.

The emergency communication equipment in the elevators appears to be functional and will require routine maintenance during the assessment period.

7.6 FIRE PROTECTION AND SECURITY SYSTEMS

The fire protection system consists of a wet-pipe sprinkler system, a wet standpipe with fire department hose valves and connections, portable fire extinguishers, smoke detectors, pull stations, and alarm horns. Siamese connections are located on the exterior of the building. Hard-wired smoke detectors are located throughout the common areas. The nearest fire hydrants are located along the property’s drive aisles and are approximately 15 feet from the building.

Common areas and corridors are equipped with battery back-up exit lights, illuminated exit signs, pull stations, alarm horns, and strobe light alarms.

There is no fire pump and no back flow preventer for the system.

A central fire alarm panel is located in mechanical room 1 and monitors two subpanels, pull stations, smoke detectors, and flow switches. The alarm panel also sounds the alarm and automatically notifies the monitoring service in the event of trouble.

Interior fire exit stairwells are accessed from the common area corridors. The walls of the fire stairwells are finished with exposed masonry. The stairs discharge at the ground floor, directly to the exterior of the building.


Michael Hooper of Judd Fire Protection, LLC, the property’s fire sprinkler inspection contractor, was contacted to discuss the history of sprinkler inspections. Opinions from the contractor were solicited regarding future repair, maintenance, and replacement requirements, including the scope and cost of any necessary work. The Sprinkler Inspection Report prepared by Judd Fire Protection, LLC. and dated February 25, 2015, identified a number of items (gauges) that required testing and correction (date expired) and recommended replacement of others. Michael reported no other issues with the sprinkler system and reported that the gauges have been corrected, but no re-inspection was conducted. EMG contacted the building engineer regarding this issue, who reported that the recommended work in the sprinkler inspection report has been corrected although Judd never returned for a reinspection. Note also that Judd no longer is the sprinkler contractor and has been replaced by Red Hawk Fire Safety (see below).

Attempts to contact the fire alarm inspection contractor, Red Hawk Fire Safety, have been unsuccessful. A detailed voice message was left with the contractor. If the contractor responds to the voice message request, any pertinent information will be conveyed to the client.

Information regarding fire department inspection information is included in Section 3.1. The fire sprinklers appear to be in good condition and will require routine maintenance during the assessment period. EMG observed Rasco and Victaulic sprinkler heads. The fire extinguishers are serviced annually and appear to be in good condition. The fire extinguishers were serviced and inspected

within the last year. The pull stations and alarm horns appear to be in good condition and will require routine maintenance during the assessment period. Smoke detector replacement is considered to be routine maintenance. Exit sign and emergency light replacement is considered to be routine maintenance.





The central alarm panels appear to be in fair condition and are serviced regularly by a qualified fire equipment contractor. Equipment testing is not within the scope of a Property Condition Assessment. Inspection documents were not observed by the panel. The fire alarm panels all appeared to be more than 20 years old and are obsolete. The building engineer reported difficulty in obtaining replacement components, which are limited or no longer available. Replacement of the alarm panels is recommended. The cost of this work is included in the Immediate and Short Term Repairs Cost Estimate (Table 1).

The exit stairwells appear to be constructed in accordance with applicable codes in force at the time of construction. The stairwell doors and door hardware are fire-rated. Components bearing certification labels are displayed on the doors.





8 T E N A N T S PA CE S

8.1 INTERIOR FINISHES

The following table generally describes the interior finishes in tenant units:

Typical Tenant Unit Finishes

Room Floor Walls Ceiling

Offices Carpet Painted drywall Suspended T-bar system with acoustical tiles

Day Care Kitchen Vinyl tile Painted drywall Suspended T-bar system with vinyl-coated tiles

Tenant restrooms Ceramic tile Painted drywall Suspended T-bar system with acoustical tiles

The interior doors are stained solid-core wood doors set in metal frames. The interior doors have cylindrical locksets with lever handle hardware.


All building services are provided by Virginia Hospital Center. The interior doors and door hardware are in good condition and will require

routine maintenance during the assessment period. The interior finishes in the clinic and day care are in good condition. An

allowance for interior finish replacement is included in the Replacement Reserves Cost Estimate (Table 2).

The day care kitchen contains residential type appliances. An allowance for replacement is included in the Replacement Reserves Cost Estimate (Table 2).

8.2 COMMERCIAL KITCHEN EQUIPMENT

The commercial kitchen has been decommissioned and most equipment removed when the facility ceased serving as a hospital. The previous commercial kitchen space is currently utilized as a shop area by the maintenance staff.


Not applicable; there are no commercial kitchens.

8.3 HVAC

Not applicable. See Section 7.1. for descriptions and comments regarding the HVAC systems.

All areas of the building are heated and cooled by the central heating and cooling system described in Section 7.1.

8.4 PLUMBING

Not applicable. There are no tenant-specific plumbing systems, such as hot water heaters or tenant unit restrooms. See Section 7.2. for descriptions and comments regarding the building plumbing systems.





8.5 ELECTRICAL

Not applicable. See Section 7.4. for descriptions and comments regarding the building electrical systems.





9 O T H E R S T R UC T U R E S

A wood storage shed is located to the west side of the building. The storage shed is a pre-manufactured wood structure set on a concrete slab.


The storage shed is in poor condition and will require replacement during the assessment period.





1 0 A PP E N DI CE S

APPENDIX A: PHOTOGRAPHIC RECORD

APPENDIX B: SITE PLAN

APPENDIX C: SUPPORTING DOCUMENTATION

APPENDIX D: EMG ABBREVIATED ACCESSIBILITY CHECKLIST

APPENDIX E: PRE SURVEY QUESTIONNAIRE AND DOCUMENTATION REQUEST CHECKLIST

APPENDIX F: TERMINOLOGY

APPENDIX G: RESUMES FOR REPORT REVIEWER AND FIELD OBSERVER





APPENDIX A:

PHOTOGRAPHIC RECORD


PHOTOGRAPHIC DOCUMENTATION

601 SOUTH CARLIN SPRINGS ROAD ARLINGTON, VIRGINIA, 22204 EMG PROJECT NO.: 118698.16R000-001.052


Photo

#1: Street view at entrance drive Photo

#2: South elevation from Carlin Springs Road

Photo

#3: West elevation of Pediatrics Wing Photo

#4: West elevation drop off at Day Care

Photo

#5: Porte cochere at Urgent Care entrance Photo

#6: North elevation





Photo

#7: West elevation Photo

#8: Accessible parking spaces

Photo

#9: Automatic entry at Urgent Care Photo

#10: Water coolers projecting into east side terrace corridor

Photo #11:

Accessible restroom Photo #12:

Noncompliant curb cut, on site fire hydrant and street lighting





Photo #13:

Overview of parking lot Photo #14:

Cracks and developing pothole

Photo #15:

Deteriorated asphalt paving at southwest driveway

Photo #16:

Curb damage

Photo #17:

Sidewalk cracks Photo #18:

Site topography





Photo #19:

Property sign and topography at southeast Photo #20:

Concrete swale and erosion at storm water pond

Photo #21:

Landscaping at courtyard Photo #22:

Water damage at tunnel

Photo #23:

Water damage ceiling of tunnel Photo #24:

Suspect mold





Photo #25:

Suspect mold on pipe at air handler Photo #26:

Water infiltration at electric switchgear mechanical room 1

Photo #27:

Steel beams and metal deck Photo #28:

Single-ply TPO roof

Photo #29:

Skylight Photo #30:

Evidence of major ponding





Photo #31:

Ballasted EPDM roof and skylights Photo #32:

Flashing damage at pediatric penthouse

Photo #33:

Covered walkway to pediatrics entry Photo #34:

Peeling paint on CMU wall north side Urgent Care

Photo #35:

Brick façade west side Photo #36:

Painted brick and CMU finish





Photo #37:

Interior stairs Photo #38:

Concrete steps at auditorium exit. Note rusted railing.

Photo #39:

Deteriorated glazing and single pane glass Photo #40:

Deteriorated sealant at window perimeter

Photo #41:

Suspect water infiltration at engineer’s office

Photo #42:

Suspect water infiltration at east side terrace window adjacent to Lions Eyeglass area





Photo #43:

Pediatrics wing entrance doors Photo #44:

Service door

Photo #45:

Concrete patio Photo #46:

Typical corridor

Photo #47:

Auditorium Photo #48:

Office Area





Photo #49:

Wellness joint replacement classroom Photo #50:

Health promotions office

Photo #51:

Future business use area Photo #52:

Old commercial kitchen area

Photo #53:

Main boiler room Photo #54:

Chiller





Photo #55:

Cooling tower Photo #56:

New Bryan boiler, main boiler room

Photo #57:

Bryan boiler mechanical room under business office

Photo #58:

Old air handler

Photo #59:

Large air handler on roof Photo #60:

Rooftop ductwork





Photo #61:

Typical mini-split heat pump Photo #62:

Typical domestic hot water boiler

Photo #63:

Rusted domestic water boiler in main boiler room

Photo #64:

Sump pump

Photo #65:

Main electric switchgear Photo #66:

Emergency generators





Photo #67:

Elevator hydraulic unit Photo #68:

Elevator cab finish

Photo #69:

Elevator cab controls and phone Photo #70:

Sprinkler riser with suspect mold at Mechanical room 1(Crisis Link)

Photo #71:

Fire alarm, strobe, and fire extinguisher Photo #72:

Main fire alarm panel, Simplex 4100





Photo

73: Pediatric wing Photo

#74: Pediatric lobby

Photo #75:

Day Care lobby Photo #76:

Day care kitchen

Photo #77:

Daycare classroom





APPENDIX B:

S ITE PLAN


Site Plan

Source: ALTA SURVEY Date: February 17, 1995 The north arrow indicator is an approximation of 0° North.

Project Number: 118698.16R000-001.052

Project Name: 601 South Carlin Springs Road

On-Site Date: March 10-11, 2016




APPENDIX C:

SUPPORTING DOCUMENTATION


Mechanical Equipment Data 601 South Carlin Springs Road, Arlington, Virginia

Site Visit Date: March 10-11, 2016

Equipment Manufacturer Capacity/Size Age Model # Serial # Condition INTERIOR HVAC EQUIPMENT

Heating Boilers Bryan 5500 MBH 2 years old Good Heating Boilers AJAX 900 MBH Fair Heating Boilers Bryan 2100 MBH 31 years

old Good

2 Chillers TRANE (R22) 300-ton 18 years old

Good

Cooling Tower Marley 650-ton (Est) 4 years old 10050884-A1-N08403GG-12

Good

7 Domestic hot water boilers

AO Smith 300 MBH 18 +/- Good/Fair

10 Air Handling Units

TRANE Varies Varies Good/Poor

ROOF TOP EQUIPMENT Large AHU on roof

TRANE Original Fair

RTU-3 on roof Carrier 5-ton 12 years old

48HJD006 0703G50074 Good

RTU-4 on roof TRANE old Fair RTU-2 on roof Carrier old Fair AAON RTU AAON

(R410a) 5-ton 2 years old RQ-005- Good

AAON RTU AAON (R410a)

10-ton 2 years old RM-010- Good

AAON RTU AAON (R410a)

4-ton 2 years old RQ-004- Good

Split system air conditioner

Carrier 3-ton 12 years old

38ARS012 4003G30032 Good

Split system heat pump

Carrier 3-ton 2 years old 25HCD36 1414E06512 Good

2 mini split heat pumps

Mitsubishi 1.5-ton 1 year old Good

Split system heat pump

Carrier 3-ton 2 years old 50VR-A36-30TT

4715C27951 Good

Mini split air conditioner

Mitsubishi 1-ton PU12EK Good

Split system Carrier Old Fair AHU (above accounting)

TRANE Old Fair

AHU (above pediatric center)

TRANE Old Fair

WEST WALL OUTSIDE HEALTH PROMOTIONS 2 condensing units

Carrier 2-ton 31 years old

38AD024520 X595953, X595952

Fair

NORTH WALL URGENT CARE 2-split system Goodman 3-ton (R410a) 12 years

old 88Z160361AE 1103730296 Good

6 mini split heat pumps (north wall urgent care)

Mitsubishi 1.5-ton 1 year old MUZ-GE15NA 002214T,002237T, 000008T, 000082T, 002233T

Good

Equipment Manufacturer Capacity/Size Age Model # Serial # Condition Split system TRANE 6 years old TWA073D30R

AA Good

2-split system Goodman 3-ton (R410a) 12 years old

88Z160361AE 1103730275 Good

EAST WALL Condensing unit Carrier Good 3 mini split heat pumps (north wall urgent care)

Mitsubishi 1.5-ton MUZ-GE18A Good

WEST – NORTH FRONT WALL PEDIATRICS 2 mini split heat pumps

Mitsubishi 1.35-ton MUZA17NA 800361T,+ Good


Mitsubishi 1.5-ton MUZGE18NA 9000033T Good

SOUTH-EAST WALL PEDIATRICS 3 mini split heat pumps

Mitsubishi 2.5-ton MUZD30NA 8000176T, 8000169T,

Good


Mitsubishi 1.35-ton MUZA17NA 6004200T, Good

SOUTH WALL DAY CARE CENTER 3 mini split heat pumps

Mitsubishi 1.5-ton MUZFE18NA 4005194T, 4004730T, 4005484T

Good


Mitsubishi 2.5-ton MUZD30NA 800253T,800175T, 800164T

Good

SOUTH WALL ADJACENT TO REAR BOILER ROOM 3 mini split heat pumps

Mitsubishi 2.5-ton MUZD30NA 800253T, 800175T, 800164T

Good


Mitsubishi 1.5-ton MUZFE18NA 4005194T, 4004730T, 4005484T

Good

SOUTH SIDE PEDIATRICS AT DROP OFF 4 mini split heat pumps

Mitsubishi 1.35-ton MUZA17NA 7002609T, 7002959T,6004036T

Good


Mitsubishi 1.5-ton MUZGE18NA 900791T,9000057T, 9000373T,

Good


Mitsubishi 2-ton MUZGE24NA 0002592T, 000665T,000550T

Good

21-028-097 601 SOUTH CARLIN SPRINGS ROAD ARLINGTON VIRGINIA 22204

Owner VIRGINIA HOSPITAL CENTER ARLINGTON HEALTH SYSTEM Legal Description PARC A SUB D PROP OF NO VA DRS HOSP CORP & NVDH CORP 503,989 SQ FT TAX EXEMPT Mailing Address 1701 N GEORGE MASON DR ARLINGTON VA 22205 Trade Name: Virginia Hospital Center Year Built; 1959 GFA: 138405 EU# N/A Property Class Code: 218-Health care Facilities Zoning: S-D Lot Size: 503989 Neighborhood #980000 Map Book/Page 072-09 Polygon 21028097 Site Plan N/A Rezoning N/A Tax Exempt Yes A Resource Protection Area is present on this property. Tree removal, building or landscaping projects may require prior approval. For additional information, contact 703-228-4488.

QUESTIONS? Contact the Department of Real Estate Assessments at 703-228-3920 or [email protected]

http://gis.arlingtonva.us/Html5Viewer/Index.html?configBase=http://gis.arlingtonva.us/Geocortex/Essentials/REST/sites/ACMaps/viewers/HTML5/virtualdirectory/Resources/Config/Default&run=Assessor_Neighborhood&NeighborhoodId=980000

mailto:[email protected]




APPENDIX D:

EMG ABBREVIATED ACCESSIBILITY CHECKLIST





APPENDIX E:

PRE SURVEY QUESTIONNAIRE AND DOCUMENTATION REQUEST CHECKLIST





APPENDIX F:

TERMINOLOGY





The following are definitions of terms utilized in this report.

TERMINOLOGY Actual Knowledge Information or observations known first hand by EMG. ADA The Americans with Disabilities Act

Ancillary Structures Structures that are not the primary improvements of the Property but which may have been constructed to provide support uses.

Appropriate Inquiry

A requests for information from appropriate entity conducted by a Freedom of Information Letter (FOIL), verbal request, or by written request made either by fax, electronic mail, or mail. A good-faith one time effort conducted to obtain the information in light of the time constraints to deliver the PCA.

ASTM American Society for Testing and Materials

Base Building That portion of the building (common area) and its systems that are not typically subject to improvements to suit tenant requirements.

Baseline A minimum scope level of observation, inquiry, research, documentation review, and cost estimating for conducting a Property Condition Assessment as normally conducted by EMG.

BOMA Building Owners & Managers Association

Building Referring to the primary building or buildings on the Property, which are within the scope of the PCA as defined under Section 2.

Building Codes A compilation of rules adopted by the municipal, county and/or state governments having jurisdiction over the Property that govern the property’s design &/or construction of buildings.

Building Department Records Information concerning the Property’s compliance with applicable Building, Fire and Zoning Codes that is readily available for use by EMG within the time frame required for production of the Property Condition Assessment.

Building Systems Interacting or interdependent components that comprise a building such as structural, roofing, side wall, plumbing, HVAC, water, sanitary sewer and electrical systems.

BUR Built Up Roof Client The entity identified on the cover of this document as the Client.

Commercial Real Estate Real property used for industrial, retail, office, agricultural, other commercial, medical, or educational purposes, and property used for residential purposes that has more than four (4) residential dwelling units.

Commercial Real Estate Transaction The transfer of either a mortgage, lease, or deed; the re-financing of a commercial property by an existing mortgagee; or the transferring of an equity interest in commercial property.

Component A piece of equipment or element in its entirety that is part of a system.

Consultant The entity or individual that prepares the Property Condition Assessment and that is responsible for the observance of, and reporting on the physical condition of Commercial Property.

Dangerous or Adverse Conditions Situations which may pose a threat or possible injury to the Project Manager, or those situations which may require the use of special protective clothing, safety equipment, access equipment, or any precautionary measures.

Deferred Maintenance Deficiencies that result from postponed maintenance, or repairs that have been put off until a later time and that require repair or replacement to an acceptable condition relative to the age of the system or property.

Dismantle To take apart; disassemble; tear down any component, device or piece of equipment that is bolted, screwed, secured, or fastened by other means.

DWV Drainage Waste Ventilation EIFS Exterior Insulation and Finish System





TERMINOLOGY EMS Energy Management System

Engineering

Analysis or design work requiring extensive formal education, preparation and experience in the use of mathematics, chemistry, physics, and the engineering sciences as provided by a Professional Engineer licensed to practice engineering by any state of the 50 states.

Expected Useful Life (EUL) The average amount of time in years that a system or component is estimated to function when installed new.

FEMA Federal Emergency Management Agency FFHA Federal Fair Housing Act

Fire Department Records Information generated or acquired by the Fire Department having jurisdiction over the Property, and that is readily available to EMG within the time frame required for production of the PCA.

FIRM Flood Insurance Rate Maps FM Factory Mutual FOIA U.S. Freedom of Information Act (5 USC 552 et seq.) FOIL Freedom of Information Letter FRT Fire Retardant Treated Guide A series of options or instructions that do not recommend a specific course of action.

His Referring to either a male or female Project Manager, or individuals interviewed by the Project Manager.

HVAC Heating, Ventilating & Air Conditioning IAQ Indoor Air Quality

Immediate Repairs

Physical deficiencies that require immediate action as a result of: (i) existing or potentially material unsafe conditions, (ii) significant negative conditions impacting tenancy/marketability, (iii) material building code violations, or (iv) poor or deteriorated condition of critical element or system, or (v) a condition that if left “as is”, with an extensive delay in addressing same, has the potential to result in or contribute to critical element or system failure within one (1) year.

Interviews Interrogatory with those knowledgeable about the Property.

Material Having significant importance or great consequence to the asset’s intended use or physical condition.

MEP Mechanical, Electrical, and Plumbing NFPA National Fire Protection Association Observations The results of the Project Manager’s Walk-through Survey.

Observe The act of conducting a visual, unaided survey of items, systems or conditions that are readily accessible and easily visible on a given day as a result of the Project Manager’s walk-through.

Obvious That which is plain or evident; a condition that is readily accessible and can be easily seen by the Project Manager as a result of his Walk-through without the removal of materials, moving of chattel, or the aid of any instrument, device, or equipment.

Owner The entity holding the deed to the Property that is the subject of the PCA.

PCA Property Condition Assessment, the Purpose and Scope of which is defined in Section 2 of this report.





TERMINOLOGY

Physical Deficiency

Patent, conspicuous defects, or significant deferred maintenance of the Property’s material systems, components, or equipment as observed during the Project Manager’s Walk-through Survey. Material systems, components, or equipment that are approaching, have realized, or have exceeded their typical Expected Useful Life (EUL); or, that have exceeded their useful life result of abuse, excessive wear and tear, exposure to the elements, or lack of proper or adequate maintenance. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous repairs, normal operating maintenance, and conditions that do not present a material deficiency to the Property.

PML Probable Maximum Loss

Practically Reviewable Information that is practically reviewable means that the information is provided by the source in a manner and form that, upon examination, yields information relevant to the property without the need for extraordinary analysis of irrelevant data.

Practice A definitive procedure for performing one or more specific operations or functions that does not produce a test result.

Primary Improvements The site and building improvements that are of fundamental importance with respect to the Property.

Project Manager The individual Professional Engineer or Registered Architect having a general, well rounded knowledge of all pertinent site and building systems and components that conducts the on site visit and walk-through observation.

Property The site and building improvements, which are specifically within the scope of the PCA to be prepared in accordance with the agreement between the Client and EMG.

Readily Accessible Those areas of the Property that are promptly made available for observation by the Project Manager without the removal of materials or chattel, or the aid of any instrument, device, or equipment at the time of the Walk-through Survey.

Reasonably Ascertainable Information that is publicly available, provided to EMG’s offices from either its source or an information research/retrieval concern, practically reviewable, and available at a nominal cost for either retrieval, reproduction or forwarding.

Recreational Facilities Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities.

Remaining Useful Life (RUL)

The consultant’s professional opinion of the number of years before a system or component will require replacement or reconditioning. The estimate is based upon observation, available maintenance records, and accepted EUL’s for similar items or systems. Inclement weather, exposure to the elements, demand on the system, quality of installation, extent of use, and the degree and quality of preventive maintenance exercised are all factors that could impact the RUL of a system or component. As a result, a system or component may have an effective age greater or less than its actual age. The RUL may be greater or less than its Expected Useful Life (EUL) less actual age.

Replacement Costs

Costs to replace the system or component “in kind” based on Invoices or Bid Documents provided by the current owner or the client, construction costs developed by construction resources such as Means and Dodge, EMG’s experience with past costs for similar properties, or the current owner’s historical incurred costs.

Replacement Reserves

Major recurring probable expenditures, which are neither commonly classified as an operation or maintenance expense. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, they may also include components or systems that have an indeterminable life but nonetheless have a potential liability for failure within the reserve term.

RTU Rooftop Unit RUL Remaining Useful Life (See definition)





TERMINOLOGY

Short Term Repair Costs

Opinions of Costs to remedy Physical Deficiencies, such as deferred maintenance, that may not warrant immediate attention, but requiring repairs or replacements that should be undertaken on a priority basis, taking precedence over routine preventive maintenance work within a zero to one year time frame. Included are such Physical Deficiencies resulting from improper design, faulty installation and/or substandard quality of original system or materials. Components or systems that have realized or exceeded their Expected Useful Life (EUL) that may require replacement to be implemented within zero to one-year time frame are also included.

Shut-Down Equipment or systems that are not operating at the time of the Project Manager’s Walk-through Survey. Equipment or systems may be considered shutdown if it is not in operation as a result of seasonal temperatures.

Significant Important, material, and/or serious.

Site Visit

The visit to the property by EMG’s Project Manager including walk-through visual observations of the Property, interviews of available project personnel and tenants (if appropriate), review of available documents and interviews of available municipal personnel at municipal offices, all in accordance with the agreement for the Property Condition Assessment.

Specialty Consultants

Practitioners in the fields of engineering, architecture; or, building system mechanics, specialized service personnel or other specialized individuals that have experience in the maintenance and repair of a particular building component, equipment, or system that have acquired detailed, specialized knowledge in the design, assessment, operation, repair, or installation of the particular component, equipment, or system.

Structural Component A component of the building, which supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).

Suggested Remedy

A preliminary opinion as to a course of action to remedy or repair a physical deficiency. There may be alternate methods that may be more commensurate with the Client’s requirements. Further investigation might make other schemes more appropriate or the suggested remedy unworkable. The suggested remedy may be to conduct further research or testing, or to employee Specialty Consultants to gain a better understanding of the cause, extent of a deficiency (whether observed or highly probable), and the appropriate remedy.

Survey Observations as the result of a walk-through scan or reconnaissance to obtain information by EMG of the Property’s readily accessible and easily visible components or systems.

System A combination of interacting or interdependent components assembled to carry out one or more functions.

Technically Exhaustive

The use of measurements, instruments, testing, calculations, exploratory probing or discover, and/or other means to discover and/or troubleshoot Physical Deficiencies, develop scientific or Engineering findings, conclusions, and recommendations. Such efforts are not part of this report unless specifically called for under Section 2.2.

Term Reserve Term: The number of years that Replacement Reserves are projected for as specified in the Replacement Reserves Cost Estimate.

Timely Access Entry provided to the Project Manager at the time of his site visit. UST Underground Storage Tank

Walk-through Survey

The Project Manager’s site visit of the Property consisting of his visual reconnaissance and scan of readily accessible and easily visible components and systems. This definition connotes that such a survey should not be considered in depth, and is to be conducted without the aid of special protective clothing, exploratory probing, removal of materials, testing, or the use of special equipment such as ladders, scaffolding, binoculars, moisture meters, air flow meters, or metering/testing equipment or devices of any kind. It is literally the Project Manager’s walk of the Property and observations.





APPENDIX G:

RESUMES FOR REPORT REVIEWER AND FIELD OBSERVER


EEMMGG RREESSUUMMEE EEDDWWAARRDD BBEEEEGGHHLLYY Quality Assurance Manager

Education

Pursuing Masters of Engineering in Project Management – UMD College Park

Ohio Northern University; Bachelor of Science, Civil Engineering, May 1995

Valley Forge Military College; Associate Degree in Business, May 1991

Project Experience

Charlottesville Department of Public Works, Charlottesville, NC – Mr. Beeghly, as the Program Manager on this project, which includes the assessment of eight sites encompassing over 161,000 SF. Projects under this contract include office buildings, a county health center, a fire station, an historic center and an opera house. EMG was responsible for assisting the DPW in developing their capital facilities plan for major rehabilitation projects at these buildings. EMG performed ADA assessments, facility assessments, and completed cost estimates per the RS Means model, adjusted to the location of the projects. Mr. Beeghly was responsible for management of the assessment teams and technical review of deliverables.

Atlanta Housing Authority, Atlanta, GA – Mr. Beeghly is serving as the Program Manager for this ADA and Section 504 Assessment. He is responsible for managing the EMG team, as well as technical oversight and facilitating communication between EMG and AHA. Mr. Beeghly’s knowledge of multifamily housing will lead the team to provide ADA assessments. EMG will provide AHA with design solutions to bring each facility in compliance with UFAS, and HUD Section 504 standards.

MDSHA District 3, Greenbelt, MD (Chief of Engineering Systems) – Mr. Beeghly served as the Chief of Engineering. During this time he managed a staff of seven, including four project managers, two engineering technicians, and one administrative assistant. Their projects included 10 consulting contracts valued at $12 million dollars. Additionally, he served as Program Manager for District 3’s (Suburban Washington D.C.) system preservation programs. He was fiscally responsible for multiple programs valued upwards to $90 million dollars. He tracked asset management performance goals, program budget, network condition, and public commitments in determining individual project scope and program priority.

Industry Tenure A/E: 1995 EMG: October, 2006

Related Experience

Industry Experience Government Office Industrial Affordable/Multi-family Housing

Healthcare Retail Hospitality

Active Licenses/Registration Engineer in Training – Maryland

Special Skills & Training Dean L. H Archer Senior Design Award (Ohio Northern University)

Geometric Design Highway Materials Pavement Design Project Management

Memberships Association of State Highway Engineers

EMG RESUME


Danny White TECHNICAL REPORT REVIEWER

INDUSTRY TENURE Asset Management: 1988 EMG: 2007

Education

Norfolk Technical Vocational Center Roofing Industry Education Institute (RIEI) Pavement Management – University of Illinois

RELATED EXPERIENCE Educational Facility Condition

Assessments GPNA Audits Assisted Living Portfolios Retail Portfolios Hospitality Portfolios

Project Experience

State of California Government Buildings; Sacramento, Los Angeles, San Francisco, San Diego, CA – Mr. White served as the primary Technical Report Reviewer for the Facility Condition Assessment (FCA) of the vast majority of more than 50 multi-story municipal buildings scattered across the State of California. The assessments included structural, mechanical, and electrical systems and components of buildings and infrastructure.

Arlington County Government, Arlington, VA – Mr. White served as primary Technical Report Reviewer for the Facility Condition Assessment (FCA) of 94 municipal facilities including judicial, administrative, utility, library, recreational, automotive, and various support structures. The assessments included structural, mechanical, and electrical systems and components of buildings and infrastructure. This included detailed inventory of mechanical equipment and furnishings. Frequent coordination with the client was required due to the technical aspects of the inventory and inspection process.

City of Keene, NH – Mr. White served as primary Technical Report Reviewer for the Facility Condition Assessment (FCA) of the municipal, utility and various support facilities for the City of Keene. The assessments included structural, mechanical, and electrical systems and components of buildings and infrastructure.

Atlanta Housing Authority (AHA), Atlanta, GA – Mr. White served as Technical Reviewer for a multi-site Green Physical Needs Assessment (GPNA) for the AHA public housing project. The assessments included structural, mechanical, and electrical systems and components of various high-rise and townhouse type buildings and their related infrastructure. This project was a standard HUD GPNA level Energy Audit.

INDUSTRY EXPERIENCE Federal Government Facilities US Naval Facilities (DOD) National Parks Bureau of Indian Affairs Bureau of Land Management State and Local Municipal Facilities Office Industrial Housing/Multi-family K-12 College/University Hospitality Healthcare Retail/Wholesale

SPECIAL SKILLS & TRAINING Roof Inspection & Management –

Diagnosis & Repair (RIEI) Pavement Management – University

of Illinois ADA Update Conference 2011 PNA Reviewer Update 2012

REGIONAL LOCATION Norfolk – Virginia Beach – Chesapeake – Suffolk – Hampton – Newport New, VA


PROJECT EXPERIENCE CONTINUED PAGE 2 OF 2


Project Experience Cont.

Chesapeake Redevelopment and Housing Authority, Chesapeake, VA – Mr. White served as the lead Technical Report Reviewer for a multi-site Green Physical Needs Assessment and Energy Audit (GPNA-EA) for this public housing project. The assessments included structural, mechanical, and electrical systems and components of various townhouse apartments and related infrastructure. This effort required extensive interaction with the housing authority due to numerous special projects in place and associated funding details. Mr. White met directly with the client at kickoff and final closeout meetings and maintained close contact throughout the process.

Maryland National Capital Parks & Planning Commission – ADA Audit, (MNCPPC) As a Technical Report Reviewer (TRR), Mr. White reviewed ADA Audit reports for a portion of the huge MNCPPC site portfolio of various parks and recreation sites throughout the vast MNCPPC acreage. He reviewed the conditions and recommendations for ADA compliance of buildings and site infrastructure requirements. This work required detailed compliance with 2010 ADA Standards for Accessible Design as enforced by the United States Department of Justice, as well as the Maryland Accessibility Code.

Frederick Community College (FCC), Frederick, MD – Mr. White served as primary Technical Report Reviewer for the Facility Condition Assessment (FCA) of 20 educational and support facilities at FCC. The assessments included structural, mechanical, and electrical systems and components of buildings and infrastructure.


EMG RESUME


Donald A Suberroc PROJECT MANAGER

INDUSTRY TENURE A/E: 1970 EMG: 1998

Education

Bachelor of Science, Mechanical Engineering, Lafayette College, 1970

RELATED EXPERIENCE National Hotel Chain Portfolios Multifamily Housing Portfolios Gas Station Portfolios Industrial Site Portfolios Assisted Living Portfolios

Project Experience

Real Property Due Diligence Services History; National, Various States – Mr. Suberroc has completed more than 1,000 commercial Debt/Equity Reports and Construction Loan Monitoring reviews including, multifamily and elderly housing projects (including Section 8 Housing), educational facilities (pre-school through college), parks, recreation facilities, and golf courses, Industrial facilities, medical facilities, government facilities, Fannie Mae, Freddie Mac Property Condition Reports, HUD Mark to Market, HUD Retrofit Rehab Inspection Services, HUD Green PCA/PCR, Building Systems Analysis, Design/construction budget/documentation analysis, and Construction/Project Management/Loan Monitoring.

International Site Assessments; Mr. Suberroc has completed Property Condition Assessments and Mechanical, Electrical, and Plumbing System Analyses in the Bahamas and Canada. These Assessments were prepared to comply with both ASTM as well as applicable local environmental standards.

INDUSTRY EXPERIENCE Hospitality Multifamily Gas Stations Industrial Warehouses Assisted Living Higher Education K-12 Office Retail Parks, Recreation General Construction (new and

renovation)

ACTIVE LICENSES/REGISTRATIONS Maryland, Licensed Registered

Professional Engineer. Pennsylvania, Licensed Registered

Professional Engineer. Project Management Institute,

Certified Project Management Professional

The Building Inspection Engineers Certification Institute, Certified Building Inspection Engineer

SPECIAL SKILLS & TRAINING Mechanical, Electrical, Plumbing

Building Systems Analyses Fannie Mae, Freddie Mac, HUD

protocol Certified Building Inspection Engineer

REGIONAL LOCATION Alexandria, VA
