Last year I attended the Illinois Library Association Conference (ILA). One of the programs I attended was "Understanding Life Cycle Cost, Capital Reserves and Implications of Sustainable Construction on Your Building Budget." Exciting, you say. Well, no, it wasn't really exciting, but it was very applicable and very helpful.
I was hired ten years ago to run the Sycamore Public Library. My background includes a Bachelors Degree in Art, a Masters in Library Science, and three years experience running and owning a cell phone business with my husband. I have never taken a class on capitol planning or dealing with building problems. I am a home owner so understand the need to replace the roof and maintain household equipment, but doing that for a 27,000 square foot facility that is paid for by public property tax dollars is a different story.
We are at a juncture. The library addition is now 15 years old. You may realize from your own house that this is the time when things start to break and repair bills creep up to the point that the cost to replace the offending broken piece of equipment is about the same or just a little more than the cost of the repair.
Over the next six years, the library will need to replace 6 air handling units; each costs about $10,000 to replace and carpeting on the second floor that will cost us over $80,000 because we have to move all of the shelving and furniture which is no easy feat. I knew when the time came to complete these projects that they would be big ticket items, but when I started were distant thoughts that could be dealt with later. I also knew that I did not want to have to cut the regular operating line items to pay for emergency repairs, so exciting program title aside, I attended the ILA program.
In addition to capital planning, the presenters talked about building issues stemming from poor construction. I suspected, but really didn't want to know, that when the addition was built some of the work was not up to par. Sadly, even a poorly built building doesn't show its problems until several years have passed. Sometimes just enough years that the work is no longer under warranty. You may recall that just over a year ago, we had a window replaced on the second floor. This window had leaked for about 4 years. We had the window re-caulked twice, we had window panes replaced, seals replaced, and each time we would get a big rain, water came in through the window. With the help of an architect, we came up with a modification and replaced the window. While Swedberg and Associates was taking out the old window, they discovered that it had not been installed properly. We asked for some compensation from the general contractor who worked on the project, but they denied culpability. We could have started a legal fight, but time and money were not on our side. So we let it go.
The Board agreed that we needed to check the whole building for problems and to create a long range capital plan for replacement of air handling units, carpet, and roofing. Last December, we hired Sharp Architects to help us through this project. Lisa Sharp brought in roofing specialists, window people, and EFIS specialists.
(EFIS -- Exterior Insulation Finishing Systems) It was not pretty, but boy was it thorough. You can read the report on our
website. The roof report was a little less scary, at least for the short term.
The roof report is also available.
After the water stopped coming in through the bay window that was replaced, we started getting water in through the clerestory windows above the reference desk. This year's spring and summer rains have really highlighted the problem. Thankfully we kept all of the old towels and plastic drop cloths. We have moved furniture to keep it safe and Sharp Architects is completing architectural drawings for the window repairs.
At the August board meeting, the board selected Swedberg and Associates to act as construction manager for our window remediation project and our upcoming remodeling project. (Watch for a post about that.) The architectural drawings for the window repair project should be completed by September 1st and we hope to have new windows and the associated repairs complete by late fall.
The estimated costs for repairing the clerestory windows and the window bays on the south side of the building is $90,000. How are we going to pay for this? First, we will use funds received from DeKalb County as part of our agreement to house the County Law Collection for 10 years and the rest will come from our capital reserve account.
Over the next six years, we will use our reserves to make repairs and replace AC units and roofing. Then we should be settled for a little while so that we can build up the capital reserve fund for the next major building projects.
This has been my year for learning about building structure and repair. It is daunting, sometimes scary, and really quite exciting to know that we have a holistic picture of what needs to be done and how we are going to make it happen.
Clear skies ahead. And if not clear we have a plan to deal with problems that may arise.