David M. Hart
Enterprises
104 Federal Street
Salem, Massachusetts 01970
978.744.8202
davidatsalem@comcast.net
fax: 978.740.0085
October 23, 2006
First Congregational Church
Nantucket, MA
Report of existing conditions, analysis and recommendations for repair, restoration and conservation of 1834 church building.
Attachments supplementing this report:
1. Chronology of Building from church records
2. Graphic report of existing conditions, analysis, and recommendation
3. Estimate of Probable Cost of Construction
Scope of Services.
On October 19, 2006 the author visited the church for the purpose of inspecting the exterior and interior of
the building, concentrating on the exterior, especially the east faade and
associated tower elements. A written report would be developed detailing the
existing conditions, deficiencies, and corrective measures necessary to restore
the church to proper conditions. The report would be illustrated and contain
line item estimates of probable cost to restore the finishes and systems.
Overview. The building was reportedly erected in 1834 as a wooden framed building with steeple. It was reportedly enlarged a few years later into its configuration today; that is, a building 62 feet wide by 110 feet with an approximately 122 foot high steeple. The steeple was removed in the mid 19th century and replaced with a replica in 1968. Reports and records indicate that the building has undergone maintenance and minor changes since its present configuration was achieved in 1841-1842.
Existing conditions. The east end of the church appears to be in reasonable condition and its paint appears to be holding up reasonably well given that records indicate it was last painted in 1995-1996. Some peeling and deterioration of paint is visible, especially at the upper levels (slide 4). Suspicions were, however, that there was considerable moisture in within the building fabric that was contributing to deterioration throughout the east end facades. The faade was examined from the ground and a short ladder, and also from windows at the upper area observation deck. Measurements were taken with a hand held Protimeter moisture meter. The meter measures the amount of moisture in wood as a percentage of saturation, and has a scale of:
0 – 14 % - green – safe to paint.
14 – 17% - borderline green – warning of approach to not safe to paint.
17 – 20% - borderline red - upper limit of safe painting.
20 – 28% - red – not safe to paint.
28%+ - saturation.
Industrial standards dictate that any levels of moisture at 20% saturation or above over prolonged periods of time may result in dry rot and also tend to attract insects such as carpenter ants and termites. Sustained saturation levels of 25% and higher are considered to be conducive to fungal attack and will promote dry rot in most wood species.
Indeed, the deterioration at the east end follows the moisture meter readings in a classic fashion. The readings at the base of the tower (slide 10 and slide 14 - 15) were in many cases off the chart – 28%+, and the wooden elements, seemingly sound to the eye, were in face rotted and punky (slides 11 – 12). Where the readings were below 20%, the wood was mostly sound (slide 14).
Readings at the upper level (observation deck) at the exterior were in the 14% range, and the exterior wooden elements appeared to be sound.
The interior framing and interior surface of the framing elements was examined as well (slide 17). The framing elements and interior surfaces of the exterior sheathing were in the range of 12 – 20 %, with one instance of 22%. The framing elements and interior surfaces of the exterior sheathing appeared to be sound, with no signs of deterioration. The moisture saturation level appears to be right at the upper limit of safety. The framing and sheathing elements probably have been subjected to these moisture levels over the years with minimal effects at the upper levels. However, that framing elements at grade level and associated with the first floor framing were not examined as they are not readily accessible. They should be examined at a future date, as the saturation levels found near grade level indicate potential problems with the lower portions of the building.
Major items to be addressed in a repair/restoration/conservation campaign. Slides 20 through 25 graphically illustrate the items that should be attended to over the short term, to bring the building back to sound condition.
In general, the upper areas (slide 6) upper tower should be tightened up with carpentry repairs, and properly prepared for painting and repainted. The spire itself is showing signs of deterioration of the metal exterior covering, and should be repaired and repainted.
The lower tower needs similar work in terms of carpentry repairs and preparation and repainting.
The lower faade needs additional work in that many elements have to be replaced as they are simply rotted out and deteriorated. Wooden elements have to be replaced and flashings properly reinstalled to prevent water from penetrating the faade where it remains trapped, fostering rot conditions.
There is evidence of ordinary bright steel fasteners used all over the building. These are rusting, causing streaks of rust on the exterior, as well as causing loosening of wooden elements they are securing to the frame. All bright steel fasteners should be removed and replaced non-corrosive fasteners, preferably stainless steel.
Windows except for the newer units at the observation deck level are deteriorated and need conservation in terms of reglazing.
The large shutters should be removed, conserved and reinstalled.
The louvers at the upper tower levels should be conserved in place.
Costing of work. An estimate of probable construction cost is attached. Assumptions for the development of the estimate are:
The work will be accomplished in two phases over two construction seasons.
The work will specified through drawings and construction specifications developed by an architect who has experience with historical projects, especially churches.
The work will be bid out to a group of select responsible bidders who also have had experience with historical projects, especially churches.
The successful bidder will be off island and therefore the estimates reflect the additional cost that probably will be associated with these conditions
The work will be 100% staged.
The estimate summary is:
Cost of construction: (Rounded numbers)
|
2007 Work |
|
|
Carpentry and windows |
151,000 |
|
Painting |
112,000 |
|
Staging |
54,000 |
|
Allowance for unforeseen and hidden conditions |
29,000 |
|
Subtotal |
346,000 |
|
A&E fees |
48,000 |
|
Total project |
394,000 |
|
|
|
|
|
|
|
2008 Work |
|
|
Carpentry and windows |
166,000 |
|
Painting |
47,000 |
|
Staging |
97,000 |
|
Allowance for unforeseen and hidden conditions |
28,000 |
|
Subtotal |
338,000 |
|
A&E fees |
29,000 |
|
Total project |
397,000 |
|
|
|
|
Total 2007 and 2008 Work |
|
|
Carpentry and windows |
317,000 |
|
Painting |
159,000 |
|
Staging |
151,000 |
|
Allowance for unforeseen and hidden conditions |
57,000 |
|
Subtotal |
684,000 |
|
A&E fees |
77,000 |
|
Total project |
761,000 |
|
|
|
See detailed estimate for line items