Building Systems: Issues Discovery

Issues Discovery
These are some of the issues to work out as we plan the renovation. You can't be prepared for an issue if you don't know to ask the question, so there are no stupid questions.


Masonry Walls
Are the bricks and mortar sound?
Are the foundations structurally adequate?
Are the walls structurally sound? Are there any cracks or other damage? Are they sized correctly for modern structural load calculations?
Will any repairs, modifications or structural bracing be required?
What is the condition of the exterior paint? Can it be removed successfully?
What is the condition of lintels, sills and other non-brick masonry elements?

Structural System
What live loads should we plan for, especially in the theater area?
Are interior foundations adequate?
Are steel beams and columns adequate?
Are wood joists adequate? Are they in good condition?
Have any modifications weakened the structural system?
Are additional seismic, wind or other lateral bracing required?
Can we remove third floor walls without rebuilding the roof structure?

Roofing
Is there access to the roof from inside the building?
What is the condition of the roof?
Is it structurally sound?
Is it insulated?
What modifications would be required for a solar installation?

Insulation
What is the current insulation value of the masonry walls?
What alternatives are there for adding insulation to the walls?
Would it be worthwhile to insulate the footings and foundations?
What is the best way to insulate the roof?
What is the best treatment for window frames and other thermal breaks?
Are any asbestos materials present?

Floors and ceilings
What is the best treatment for the ground floor floors? How should the level changes be addressed?
What is the condition of the upper floors?
What condition are the metal ceilings in? Are appropriate panels available for repairs?
Are there any asbestos materials present?

Interior Walls
Which walls are load-bearing? Are they structurally adequate?
What is the condition of plasters, lath, and drywall?
What is the condition of wood trim?
Is acoustic treatment needed? Can it be retrofit?

Door and Windows
What is the condition of wood windows, doors, framing and trim?
What treatments are appropriate?
Can windows be retrofit with double glazing? Are storm windows appropriate?
Are screens appropriate?
What should new doors or windows look like?

Stairs and Elevators
Are stairs designed to meet fire codes?
Are stairs and railings configured properly for accessibility codes?
Are stairs structurally sound?
Is woodwork in good condition?

Safety and Accessibility
Do egress sequences meet code?
What is the best way to locate and configure new stairways and egress corridors?
Will the third floor require two stairways?
Can the third floor roof terraces be made accessible?
Can level changes at entrances be corrected with ramps?
Do doors meet accessibility codes?
Is an elevator required? Must it serve the third floor?
Can the stage be ramp accessible?
Can the stepped mezzanine be used without excluding wheelchair users?

Fire suppression
Are fire rated doors required? Are there appropriate replacements for original doors?
Are fire separations required between areas of the building?
Are sprinklers required?

Electrical
Is service to the building adequate for new uses?
Is any of the existing wiring usable?
What is the appropriate way to rewire existing walls?
What electric loads will each area generate?
Can daylight sensors and occupancy sensors be used?
Can photovoltaics be used? Other on-site generation?
Can LED fixtures be used? Should we consider wiring for different voltages?
What exterior lighting is required?

Plumbing
Is the water supply and sewer service adequate for the new use?
what are the simplest locations for new restrooms?
How many restrooms and how many fixtures will be required?
What other sinks or fixtures will be required?
Will there be a kitchen? will it require gas?
Can a greywater system be used?
Is recirculating hot water desired?
Can solar hot water be installed?
Are filters and pressure valves required?

Heating
Are radiators and piping in good condition?
Is system configured properly for condensate return?
Will the system heat the building evenly and efficiently? Are Electronic valves needed?
Is it feasible to install a new boiler?
Are the overhead pipes on the ground floor acceptable? Are there other obstructions?
Are there other reasons to retire the steam system?
Is solar heat feasible? Are there passive solar opportunities?
Is air conditioning required? Is outside air exchange required?

Data Communications
Is a separate phone system required?
Which areas require ethernet? Can wireless reach all other areas?
Is a server room required?
Are smart building systems required? surveillance? security? automated lights?

Stage, Lighting and Sound
Is a sound box required? is a projection booth required? Is a catwalk required?
What amplification system is best? What recording facilities are appropriate?
What conduits and wiring does the theater lighting and sound system require?
What stage floor is best?
What flyloft system is appropriate?
What seating is appropriate?
How should daylight from upper windows be controlled?

Acoustics
What acoustic treatment does the theater require?
Can the mezzanine house a computer lab without disrupting the theater below?
What acoustic treatment do the ground floor public spaces require?
Which rooms need acoustic isolation?
Do floors need acoustic isolation or sound dampening?

Kitchen
What level of kitchen facility is desired?
What is the best location for it?
What additional fire safety requirements must be met?
What health and food handling requirements must be met?
What additional utility services are needed?
How will garbage and deliveries work?

Furnishings
What storage and cabinetry are required?
What seating and tables are required?
What lounge furniture is required?
Wh outdoor furniture is required?

Signage
What exterior signs are required?
What interior signage and wayfinding is required?
Is a digital display desired?
Should there be murals or graffiti areas?

Garden Areas
What outdoor spaces are desired?
What types of gardens should be included?
What types of outdoor work areas should be included?
What landscape plantings are appropriate?
What outbuildings should be considered?
What utility services are required?
What access is required to gardens?

Drainage and Grading
Are there drainage problems on the site? What treatments are required?
Are there utilities or other buried obstacles?
Can the site be regraded to provide better access to the ground floor?
What stormwater system is appropriate? Can it serve gardens?

Parking
How many spaces are required?
Is shared parking or after-hours parking available nearby?
What part of the site is best for parking?
Can the alley be used for access?
Is a permeable surface appropriate? Can stormwater be treated and returned to the site?
What landscape treatment is appropriate?
How many bicycle spaces are needed? Should they be covered or enclosed?
Is public transportation available? Does it stop near the building?