To the editor:

As a construction consultant and 20 year veteran in the demolition and building rehabilitation industry, this one is a “no brainer.”  

Words like “corrosion, mold, asbestos, ponding water, flashing and waterproofing issues” are echoed in the RIDE assessment reports carefully written by other design and construction professionals. These types of deficiencies become obstacles to creating a healthy indoor environment, an issue trending in building biology.  When a building has reached old age, it is often water infiltration, mold and corrosion issues that put it into the “end of service life” category. Repairs to correct these issues are often more costly than demolition and starting over with a new building.

The building envelope needs to be solid. Foundation cracks, failed roof assemblies, deteriorated flashings and weatherproofing at exterior walls and windows make for a leaky building. There isn’t enough money to pour into the best maintenance and repair plans when, (for example) the upgraded heating and air conditioning system is fighting moisture infiltration from all four sides. When wall cavities, interior furnishings and ceiling systems are already showing signs of mold, remediation is more expensive. When the roof, exterior walls and windows are leaking, maintaining a healthy indoor climate becomes a losing battle.

Asbestos makes ongoing repairs more difficult and costly. Take any part of the Barrington Middle School building where asbestos has been used in the construction materials (such as the roof), and the unforeseen cost of repairs will skyrocket. Upgrading plumbing systems, fire protection, electrical or HVAC systems become more challenging due to the presence of asbestos containing materials. Regardless of asbestos and other hazardous materials encountered during renovation work, “band-aids” are almost always more expensive than new building construction cost scenarios.  

Imagine a water service pipe snaking its way through the walls and above the ceilings of the school building. A pinhole corrosion failure starts to leak within a wall. Eventually an emergency response cleanup of water damage ensues. As the pipes get older, the process of corrosion continues and even more pipe fittings are leaking — and waiting to leak. At a certain point, the rate of corrosion related failures becomes a nightmare for facility management. “Band-aids” will not help, need to start over...

Two of the “Top 10 Misconceptions” compiled by the (NDA) National Demolition Association are that demolition is both expensive and wasteful. In fact, commercial demolition work generally costs less than 2 percent of the replacement cost of the building, and a new Barrington Middle School project is no exception.  Demolition contractors have been salvaging building elements and recycling materials long before it was the “ecological thing to do.” How “Green” is demolition? Starting fresh with a new middle school will recycle our most precious resource — our land — for re-use.

There is a difference between neglect and old age. Some buildings can be repaired, and the existing middle school is not worth it. The building envelope is old, sick and at “end of service life,” period.  

Approving the bond and building a new middle school will stop the bleeding. “A lot of repairs and upgrades” is a suggestion that throws good money behind bad. The bonus for me will be that all the planning and assessments put forth by qualified building professionals won’t be wasted.  

Sam Parish

Barrington

Mr. Parish is a building envelope engineer.