Problem Report

Natick High School Condition Summary

Natick High School has serious and significant problems in the following areas that are of critical concern in maintaining the operation of this building.

Utility Systems:
Boilers - All three large (310hp) boilers are 200% beyond their operating life. According to the 1999 ASHRAE Applications Handbook, a steel water tube boiler life is 24 years. Immediate replacement of all three boilers was recommended in the KBA report of 2001. A failure of two boilers during the winter would close the building.

Piping - The steam and condensate return piping system throughout the entire building is beyond its useful life. We are constantly changing corroded and leaking pipes, valves and fittings. Since there is only one piping system, a major break or valve failure in a common header could cause a drastic heat loss in the building.

Condensate return pumps, tanks, classroom unit ventilators, pneumatic controls and air compressors that are associated with the heating system are all beyond their useful service life. The maintenance on these items is taxing the O & M budget.

Ventilation:
The main ventilation systems in the building include large air handlers in the gyms and auditorium. Exhaust fans are provided for the general building and bathroom ventilation. Classrooms are heated and ventilated with antiquated units that make fresh air control impossible. All of this equipment is original. Most of it is in poor condition. If major problems are encountered, more than maintenance money may be needed. It is difficult to estimate any future repairs due to the large variety of equipment.

Electrical:
The electric service to the building is original. In 1966, when the last addition was built, there was no vision that computers, copy machines or A/V equipment would be so prevalent in the future. With the sharp increase of additions to the electrical system we have experienced failures in the old electrical sub-panels as well as in the main distribution panels. The circuit breakers in the sub-panels are original vintage and failures, in many cases, result in new sub-panel being required. The electrical distribution in the classrooms consists of two outlets. In computer rooms, new panels have been installed with limited access.

Plumbing:
The plumbing system, which includes hot and cold water and waste water drainage, is original and in poor condition. We are continually finding isolation valves that will not close off water flow, leaks in main and branch lines. In many cases, we have to shut off the entire building to make a repair. Leaks are now developing in main water lines due to aging joints. The waste system in the kitchen is undersized for the volume of waste now being processed, causing routine waste backups. The domestic hot water system is tenuous at best. The main holding tanks are steam heated and may need to be recertified as leak-tight.

Building Envelope:

Roof:
There is approx. 171,000 square feet of roof on the high school. That equates to about 4 acres of roofing. The original roof was tar and gravel. As it failed, it was overlaid with a rubber membrane roof. This work was completed around 1986. This allows a penetration in the membrane to leak into occupied spaces through the original holes in the base roof. The entire roof is over 20 years old. The industry standard is approximately 12-15 years for a rubber membrane to start failing. We are well into this failure cycle. A major failure could interrupt classes and presents a case for mold growth.
Wet insulation and sub roof, as well as water ponding in many areas, was noted in the 2001 KBA study.

Exterior Walls:
Most of the T-111 exterior panels that were installed in 1985 are aging. Over the last four years, we have repainted most of the panels and the board and batten siding. This effort has slowed but not stopped the aging process.

A larger problem is the infestation of termites in the wooden portions of the structure.

There is no seismic protection for any large walls. This includes auditorium and gyms.

Windows:
Exterior windows are single-light glass glazed in steel and wood frames. They are aged and in poor condition. They are a maintenance headache and energy inefficient. Replacements have been made outside the gym, at the cafeteria and in the kitchen.

Interior Areas:

Classrooms:
The science classrooms lack the electrical, water and gas services, and the space required for today's science education. The water and gas distribution in the science labs is in very poor shape. The piping and valves are worn out. In the old labs the waste piping is glass. This technology is very difficult to work on and find parts for.

The computer rooms consist of general education spaces modified to allow computer use.

Miscellaneous:

Asbestos:
This building contains asbestos. It is being managed under a state-approved AHERA plan. The asbestos insulation adds to the cost of plumbing and heating pipe and equipment repair. Before any repairs can be completed, the asbestos must be removed in a prescribed manner. This adds to the expense.

Accessibility:
Though many projects have been undertaken over the last few years, accessibility is severely limited. One major point is the configuration and width of the classroom doors. They do not meet code. The building would require major structural renovation work to correct the door openings. Other accessibility issues concern restrooms, auditorium access and ramps.

Summary:
The physical plant will definitely be an issue in any accreditation visit.
The heating system presents a failure factor that is high on the list of concerns.
Other utilities are on the brink of failure.
Full accessibility has not been achieved.
Energy conservation is not a real expectation.
None of the structure or support systems meet current codes.
None of the classroom spaces are conducive to current educational requirements.
The problems that exist in this 1954 building are beyond any comprehensive maintenance program.