BUILDING ENVELOPE CONDITION

SURVEY REPORT

Melrose Memorial Hall

590 Main Street
Melrose, MA

November 18, 2019

RBA Project No. 2019025

Prepared by:

55 Sixth Road, Suite 6

Woburn, MA 01801
tel: 781-273-1537
fax: 781-273-1695
Building Evelope Condition Survey Report
Table of Contents
Melrose Memorial Hall
Melrose, MA

TABLE OF CONTENTS

Building Envelope Condition Survey Report ..................................... 4 pages

Photo Sheets…………………………………………………….................. 12 pages

Construction Cost Estimate………………………………………………… 1 page

Russo Barr Associates, Inc.

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 Russo Barr Associates, Inc.
55 Sixth Road, Suite 6
Woburn, MA 01801
781-273-1537 tel
781-273-1695 fax

November 18, 2019

Denise M. Gaffey, Director and City Planner

Office of Planning and Community Development
City of Melrose
562 Main Street
Melrose, MA 02176

Re: Building Envelope Condition Survey Project

Melrose Memorial Hall
590 Main Street
Melrose, MA

Dear Mrs. Gaffey:

As requested, a review of the building envelope conditions has been conducted at the Melrose
Memorial Hall in Melrose, MA during the months of April through July 2019. The intent of this
report is to provide an overview of existing building conditions, and the impact of those conditions,
and to outline repair options and the resulting construction cost estimates. The information
contained below has been obtained from site visits, review of available drawings, and site
observations.

Overview
Melrose Memorial Hall is a 2-story wood, steel and masonry framed building with primarily granite
block exterior and smaller areas of brick masonry. The building is located in Melrose,
Massachusetts, built circa 1912 with an addition in the rear of the building built circa 1925 of wood
and steel frame with mainly brick masonry exterior walls. Architectural and structural drawings
were available for us to review. The building is built on a former swamp area, and is built with
masonry bearing walls over concrete caisson piles extending down to a depth in the soil with a
higher bearing capacity. Floor structure is mainly framed with wood 2x10 and 2x12 joists with
bridging and some major steel beams. The roof structure is a combination of steel trusses and
wood roof beams and rafters. The roof currently has an EPDM membrane that is towards the end
of its life and recommended for full replacement.

Investigation
The investigation for this report consisted primarily of a review of the available existing
architectural and structural drawings, with a physical review of the existing conditions on site that
was limited to observations of exposed conditions, both the exterior and interior areas, including
a limited amount of exposed structure. Documents reviewed are as follows:
1912 Original Plans produced by George F. Newton; Architect dated January 8, 1912 includes
twenty (20) sheets. The sheets include structural plans, electrical plans, and elevations showing
the facade.
1925 Addition Plans produced by George F Newton; Architect includes three (3) sheets. Showing
framing for the addition in the rear of the building.

Architectural/Engineering Building Envelope Specialists

Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

1995 The Preliminary Schematic Design of Improvements for Renovation and Restoration
prepared by Platt Anderson Freeman Associated Architects in association with McGinley Hart &
Associates dated May 3, 1995.
1998 Roof Project record drawings produced by Jean Carroon Architects, dated December 6,
1998 includes six (6) sheets covering demolition of existing roof and replacement with details.
1999 Façade and Window Restoration Bathroom Buildout and Miscellaneous Repairs produced
by Jean Carroon Architects, dated November 18, 1999.

Interior Observations
Building Envelope conditions were reviewed for the entire building, but the G.A.R. hall, the
kitchen, and the auditorium were reviewed with a particular focus on recent, ongoing building
envelope problems.
The G.A.R. hall is a large room that is used frequently, with a high ceiling and large windows. The
interior walls are composed of various wallcoverings on plastered walls with wood trim at half
height, the wallcoverings on the three exterior walls has delaminated in many areas. The ceiling
in this room shows cracks in various locations.
The kitchen, which is located next to the G.A.R. hall, has an acoustical tile “drop” ceiling and many
of the ceiling tiles are stained and missing. The walls in the kitchen are plastered and show small
cracks in the corners.
The auditorium is a large room with a high ceiling and clerestory windows, with various levels of
decorative plaster trim. The auditorium’s building envelope problems seem to originate from the
clerestory windows, mostly as plaster cracks, deteriorated plaster trim, and peeling paint at
window locations.

Exterior Observations
The existing windows located throughout the building are wood framed with single pane glass,
and function as double/single hung windows, fixed windows, or various hinged awning type
windows. The majority of the windows are original to the building, with some replacement during
previous restoration projects. The original windows are in poor condition. Most no longer operate
(in part due to the installation of air conditioning equipment in the recent past) and lack the sealant
to prevent water infiltration. The original and replacement windows are exhibiting paint that is
peeling and there are areas of exposed wood grain, which is expanding and deteriorating.
The main entrance doors, at the side of the building facing the fire station (South Elevation), were
replaced during a previous project. These doors are in relatively good condition. The remainder
of the exterior doors located throughout the building are in poor condition. The doors no longer
operate without considerable force, and lack the needed sealant to prevent water infiltration. The
set of doors on the North side of the building is used as the emergency egress for the auditorium,
and these doors are in considerable disrepair. The bottom of several doors have been repaired,
as the doors were separating, and the doors have become wedged into the openings.
The existing roof is a fully adhered EPDM roof, with various lead coated copper flashings. The
roof system is in poor condition and is recommended for replacement. There are areas where
the roof appears to be soft, indicating water infiltration, and seams and EPDM flashings are failing.
Soldered seams of the copper flashings have opened in many areas, allowing water to enter the
system. The gutters associated with these roofs are a thinner gauge copper, and are experiencing
failures with many pinhole cracks leading to leaks from the gutter. The water in the leak locations

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

is running down the face of the building, deteriorating the masonry and wood in those particular
areas.
The exterior walls are comprised of large areas of granite stone masonry, with brick masonry
utilized at the rear addition area of the building. The granite masonry joints are cracked and/or
separating in many locations and in need of repointing. The granite masonry has many cornices
(with flat or near flat ledges) that allow water to be directed to the deteriorated mortar joints, adding
to the water infiltration into the building.
The front entrance exterior steps consist of large granite slabs and blocks. It appears that the
entire stairway has settled and may not have an adequate foundation. This has been noted in
previous reports, and it appears that the condition has worsened since the last report.

Building Code Review

The first edition of the Massachusetts State Building Code was not enacted until January 1, 1975.
Therefore, there was no official building code in effect when this building was constructed in 1912
and added to in 1925. There have been no additions after that date to the building. A series of
restoration projects occurred in the late 1990’s and involved building code upgrades to comply
with the Building Code at that time.
If there are any significant renovations or additions performed at the building, the Massachusetts
State Building Code current at the time of the renovations (current code is the 9th Edition) must
be followed, and many of the existing conditions will be required to be brought into conformance
with that code. This will also include full compliance with the applicable MAAB codes.

Building Envelope Concerns

There have been leaks and damage to the interior in many areas including the G.A.R. hall,
kitchen, and auditorium; this appears to be due to a combination of poor roofing and associated
flashings, gutters, windows, and masonry.
The windows and doors appear to be more than 30 years old, except for the main entrance doors,
which have been previously replaced. None of the windows function properly, and some have
been fastened shut. The upper clerestory windows along the auditorium are hung from hinges at
the top of the window which at one time may have been used for ventilation. The windows no
longer lock shut which is allowing water to infiltrate. All windows should be restored and properly
waterproofed and sealed.
Except for the main entrance doors, the doors should be restored, and/or replaced, depending on
the particular set of doors. The north facing, emergency egress doors are in the worst condition,
and in need of immediate repair/replacement.
Masonry joints on the façade are cracking in many areas and the building needs to be repointed.
This will improve water tightness of the building. Other masonry items include the chimney, it is
in poor condition. The flue line of the chimney has rusted and is crumbling beyond repair. If the
chimney is not in use, it should be sealed to reduce water from entering the building.
The granite steps at the front entrance have had some major settling making it unsafe to enter
the building from this way. The settling has created gaps between the steps which is allowing
water to infiltrate under the system leading to further movement. The front entrance steps should
be removed, with the granite labeled for reinstallation, new foundations should be poured, and
the granite reinstalled.
The copper gutters located around the perimeter of the roofs have many pinholes and breaks
through the copper. The downspouts were observed to be detached from the gutter in a few
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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

locations and also joints in the downspouts were observed to have failed. Failure of gutters and
downspouts can lead to deterioration of the masonry walls and water infiltration of the building.
The gutters and downspouts need repair.
The roof has surpassed its useful life and is recommended for replacement. Most roof penetration
flashings are in poor condition. The welds of the solder joint flashings are failing and separating.
There are areas on walls above the rooflines where there has been separation of wall, causing
failed flashing. This particularly happens where a masonry wall meets a wood framed wall. Slices
in the roof membrane were observed. The roof is recommended for replacement and repair of
associated items pertaining to the roof; the roof system will be brought up to code during
replacement.

Historic Implications
It should be noted that this building is listed on the National Register of Historic Places, and thus
is subject to the Secretary of the Interior’s Guidelines for repair or restoration of historic buildings.
All of the above stated repairs can be done to meet those standards, and the design process
should include the appropriate local, state and federal agencies.

Costs and Construction Phasing

We have developed preliminary construction cost estimates for the repair of the façade and roof,
based on the details developed as described above. For conditions that were not specifically
studied at the time of this report, we assumed they would be similar in cost to one or the other of
the conditions studied.
Our estimated costs for each item of the building were tabulated in the cost estimate in the
appendix. Total estimated cost, if the entire building were repaired in one construction contract,
is $1,800,000. The project could be broken down into several projects, with a prioritized approach.
The above costs do not include costs for further engineering investigation, design and project
coordination. These costs will be dependent upon the phasing of the project and amount of
additional investigation undertaken, and can be discussed further, if desired.

Further Investigation
In order to perform final design of any repairs, and to further refine construction cost estimates,
further field investigation would be required.
Further investigations would include test cuts through the roof at various locations to determine
and/or verify roof system at various conditions, and to obtain at least an estimate on what needs
to be replaced or just reroofed on top. Measurement of the roof dimensions and window
dimensions will be taken in an effort to better estimate the cost.

When you have and the opportunity to review this report we recommend that a meeting be held
to discuss the recommendations, approach alternatives to the design and construction, and the
schedule moving forward.

Sincerely,

Andrew N. Barr, P.E. David J. Sacco, E.I.T.

Principal Assistant Project Engineer

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 01

Location:
Melrose Memorial
Hall

Description:
Aerial view of
Melrose Memorial
Hall.

Photo No. 02

Location:
Melrose Memorial
Hall

Description:
Front entrance of
the building.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 03

Location:
Melrose Memorial
Hall

Description:
Side elevation of
building (similar to
other side).

Photo No. 04

Location:
Melrose Memorial
Hall

Description:
Rear elevation of
building.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 05

Location:
Melrose Memorial
Hall

Description:
Typical roof area.

Photo No. 06

Location:
Melrose Memorial
Hall

Description:
Roof area showing
line of windows that
are not sealed tight.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 07

Location:
Melrose Memorial
Hall

Description:
Photo showing the
windows that are
sealed covered with
black plastic to
block sunlight from
the show that was
scheduled.

Photo No. 08

Location:
Melrose Memorial
Hall

Description:
Close up of window
trim in need of
paint.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 09

Location:
Melrose Memorial
Hall

Description:
Top of chimney in
need of repairs to
flue

Photo No. 10

Location:
Melrose Memorial
Hall

Description:
Openings present
in façade where
masonry meets
wood trim.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 11

Location:
Melrose Memorial
Hall

Description:
Solder joints in
copper flashing
separating.

Photo No. 12

Location:
Melrose Memorial
Hall

Description:
Pipe penetrations
are improperly
installed and are
letting water to
enter.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 13

Location:
Melrose Memorial
Hall

Description:
Holes found in
EPDM membrane,
allowing water to
enter.

Photo No. 14

Location:
Melrose Memorial
Hall

Description:
Masonry ledge not
properly flashing
and has been
patched before with
a mastic.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 15

Location:
Melrose Memorial
Hall

Description:
Copper gutters not
properly pitched for
drainage.

Photo No. 16

Location:
Melrose Memorial
Hall

Description:
Downspout
unattached from
leader off gutter.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 17

Location:
Melrose Memorial
Hall

Description:
Multiple holes
observed in gutters.

Photo No. 18

Location:
Melrose Memorial
Hall

Description:
Ladder to high roof
not fastened to
structural framing,
loose.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 19

Location:
Melrose Memorial
Hall

Description:
Front entry steps
have settled and
are not level.

Photo No. 20

Location:
Melrose Memorial
Hall

Description:
Side entry platform
and steps have
opened and needs
repair or to be
rebuilt.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 21

Location:
Melrose Memorial
Hall

Description:
Front function room
where wallpaper is
peeling off the wall
due to moisture
entering.

Photo No. 22

Location:
Melrose Memorial
Hall

Description:
Auditorium room
where deteriorating
in drywall

This may be due to

poor window
conditions.

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Building Envelope Condition Survey Project
Memorial Hall
590 Main Street
Melrose, MA

Photo No. 23

Location:
Melrose Memorial
Hall

Description:
In auditorium
peeling paint on
wood trim.

Photo No. 24

Location:
Melrose Memorial
Hall

Description:
Damaged to
decorative trim.

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 RBA
RUSSO BARR ASSOCIATES, INC.
55 Sixth Road, Suite 6, Woburn, Massachusetts 01801 tel 781.273.1537 fax 781.273.1695 e-mail Info@russobarr.com
BUILDING ENVELOPE CONDITION SURVEY CONSTRUCTION COST ESTIMATE
Project: Condition Survey Sheet
Melrose Memorial Hall 1 of 1
590 Main Street
Melrose, Massachusetts
RBA Project No. 2019025
Date
11/18/2019
Project Number: 2019025
Materials & Labor
Description Qty Units Unit Cost Total

Building Envelope Condition Survey Construction Cost Estimate

CSI DIVISION

1 General Requirments
Permits, Bonds & Insurance 2% $24,161
General Conditions 10% $120,803
Mobilization 9% $108,722
Overhead & Profit 15% $181,204
Division 1 Sub Total $434,889

4 Masonry
045500 - Masonry Restoration Repoint 100% all masonry 18,000 SF $15.00 $270,000
Remove and replace all above roofline wall flashing 400 LF $125.00 $50,000
Install new flue line in chimney or seal if not in use 1 LS $5,000.00 $5,000
Repair Front Entry Stairs, reset granite steps and walls 1 LS $50,000.00 $50,000
Division 4 Sub Total $375,000

7 Thermal and Moisture Protection

075500 - Roofing and Flashing Remove & Replace Roof System (entire roof) 18,000 SF $30.00 $540,000
Copper Gutter and Downspouts 100 LF $50.00 $5,000
Install Pipe Boot Flashing 1 EA $25.00 $25
Division 7 Sub Total $545,025

8 Openings
081130 - Doors Restore Doors 10 EA $3,000.00 $30,000
085000 - Windows Restore Windows 86 EA $3,000.00 $258,000
Division 8 Sub Total $288,000

SubTotal $1,642,914
Design Contingency (10%) $164,291
Estimated Construction Cost Total $1,807,205

TOTAL DESIGN DEVELOPMENT ESTIMATED CONSTRUCTION COST $1,807,205

Note: The above estimated costs are for construction only, and do not include costs for further engineering, design and project management.