Oblique aerial from the southeast (computer-generated). Click a label to jump to what we found there.
The short version
Copeland Commons’ brick and cast-stone walls are in fair condition overall. Four things sit at the top of the list: a bowed, cracked parapet corner with loose brick above the southwest walk, water reaching third-floor offices on the north side, a cracked glass unit in the stair tower, and a blocked roof drain that ponds after every rain. Most of the rest is the planned upkeep of a building this age: sealant, joints, flashings, and a roof membrane near the end of its life. We have grouped the work into five bid packages phased by season, with the disruptive work scheduled for when campus is least occupied.
Brick & cast-stone wallsGrouped aluminum windowsGlass entry atriumCurtain wall stair towerLow-slope membrane roof
Scope: building envelope only. Site and civil work, mechanical, electrical, and plumbing systems, and the structure are excluded.
Condition by elevation
Where each system stands
GoodFairPoorUrgentNot applicable
What we don’t know yet
- The source of the north office leaks. Open glazing joints and failed perimeter sealant are both candidates; water testing will separate them ().
- How far the parapet damage runs. One opening at the southwest corner found no through-wall flashing; two more openings will show whether the rest of the parapet was built the same way ().
- The basement. Dampness was reported by facilities staff, but we have not been to the basement ().
- The full extent of wet insulation. The infrared survey found one wet area; a second survey after the repairs will confirm it is dry ().
What happens next
- Sidewalk shed at the southwest corner, protection below the cracked tower glass, and the roof drain cleared (this month).
- Facilities reviews the five packages and the seasonal phasing on the Capital Plan view.
- CopelandBEC water-tests the north office windows and prepares bid documents for Packages A and B.