Organization of American States

General Secretariat
Secretariat for Administration and Finance
Office of General Services

OAS Real Property:

Existing Conditions and Structural
Survey Reports

OAS Real Property

The GS/OAS manages real property with an estimated market
value of $ 362.7 million

The Pink Palace - 16th Street and

Euclid Street, N.W.

The Administration Building, 19th

Street and Constitution Ave., N.W

The Main Building at 17th Street &

Constitution Ave, N.W.

The Art Museum of the Americas, 18th

Street and Virginia Ave., N.W.

The Casita - 18th and C Streets, N.W.

Official Residence - 2944 University

Terrace, N.W

General Secretariat Building, 1889 F Street,

N.W.

Residence Annex - 2908 University Terrace, N.W

OAS Real Property (Cont.)

The OAS real property consists of 9.3 acres (3.76

hectares) of prime DC land and 552,776 sq.ft. (51.354 m2)
of floor space.

Industry standards indicate that the OAS should invest $8

million annually in maintenance and repairs (4% of $200.2
million replacement value).

After years of chronic budget restrictions (in which the

minor maintenance and repairs budget averaged $2.3
million per year), the General Secretariat faces a potential
repair and upgrade bill of over $40.4 million.

OAS Real Property (Cont.)

*Construction value.
**Construction value plus land value.
3 sq. ft. (1 m2)

Existing Conditions and Structural Survey Reports

The General Secretariat commissioned three studies to:
Determine the existing structural and architectural
condition of GS/OAS real property;
Prioritize and maximize the use of our facilities budget;
Reduce risks and preserve real property value;
Define a long-term maintenance and capital investment
approach; and
Maximize the use of our exceedingly valuable patrimony.

Reports:
1.

Existing Conditions and Facilities Assessment Report

(prepared by John Milner & Associates, Jun-Oct. 2007):

Constitution Avenue complex:

2.

Main Building
Museum
Casita
Administration Building

Structural Condition Surveys (prepared by Cagley and

Associates)

Pink Palace (June 2007)

F Street Building garage (December 2007)

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Constitution Avenue Complex Assessment:

Because of their superior construction, all four buildings

along Constitution Avenue appear to be in good condition.

Nevertheless, they are deteriorating: age, environmental

factors, and evolving space use requirements have
resulted in the need for extensive rehabilitation and
upgrades of the buildings.

Some of these needs are urgent in order to preserve the

structural integrity of these historic properties and to assure
that they will continue to safely and effectively serve the
needs of the Organization for many more years.

Summary of Findings:

Water infiltration and drainage problems in the Main

Building, Museum and Administrative Building are severe:

Waste water, site storm drainage and water from the

roofs are designed to exit through an underground
drainage system. Much of the drainage is concealed
within the buildings.

All roof drainage, plumbing and site drainage systems

need to be tested and repaired or replaced. Modern
control equipment such as back flow preventers need
to be installed to protect the buildings from an overtaxed city storm drainage system.

Summary of Findings

(cont.)

Structural supports badly needs

repairs, particularly the structure
under the service drive along side
the Main Building and in the
underground mechanical and
equipment spaces adjacent to it,
are urgent.

Summary of Findings

(cont.)

All four buildings have roofrelated issues; they will only

get worse if not resolved in a
timely manner.

The exteriors, especially of the

Main Building, need major
attention: failing and open
exterior masonry joints must
be resealed. Sealant failure is
less advanced at the
Administration Building but it is
deteriorating.

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Summary of Findings

(cont.)

The mechanical, health, safety and

accessibility of these buildings are in
need of improvement:

Antiquated equipment accounts for

high and expensive energy
consumption.
Mechanical systems and equipment
are deficient or no longer functioning.
They fail to provide proper ventilation
in many parts of the Main and
Administration Buildings.
Control of humidity for the storage of
art work in the Museum and Casita is
non-existent, leaving this important
cultural investment in jeopardy.

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Summary of Findings

(cont.)

In emergency situations, all of these buildings

are deficient in exit lighting and signage, as
well as smoke and fire alarm systems.

Up-grades to existing systems must be made to

the three structures on the 17th Street block.

The Administration Building will require major

renovations in order to provide the recommended
exit ways for safe egress in the event of an
emergency.

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Summary of Findings

(Cont.)

Accessible system of walks and entrances as

well as restrooms, to allow all of these buildings
to meet the requirements of individuals with
disabilities are needed.

Appearance of the entire property should be upgraded:

The walls, terraces, walks, pool, fountain and vegetation

in the formal garden between the Main Building and the
Museum must be rehabilitated.

There are too many trees. Some are mature specimens

which need to be pruned and cared for; others are sickly
or volunteers which should be removed.

The whole of the OAS property along Constitution

Avenue lends itself to becoming the Park of the
Americas, with a system of lighting and high quality,
interpretive signage designed to tell the story of the
Organization and project a proper image of what the
OAS means to its Member States.

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Summary of Findings

(Cont.)

With the centennial of its dedication coming

up in 2010, the Main Building deserves to
have a thorough rehabilitation of its historic
interiors and its many high-quality sculptural
and artistic appointments. This is an
extraordinary complex of buildings at a very
prestigious site, in one of the most visited
locations in the world.

The beautiful Patio fountain should be

completely restored, so that its original
playing water jets and lights can once
again animate this central space.

Finishes and historic light fixtures should

be cleaned and renewed.

Exterior sculptures and light fixtures

should be repaired, cleaned and
conserved.
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Pink Palace Structural Condition Survey

Summary of Findings:

The building needs major maintenance and

repairs.

Fortunately, the building shows no obvious

signs of structural distress or imminent failure,
with the exception of the concrete balcony
cantilevered off its east side.

Nevertheless, there are indications of serious

deterioration of the exterior faade and wide
spread water infiltration. Based on the extent of
water damage noted, the consultant anticipates
that removal of the architectural finishes will
reveal extreme water damage of the structure,
especially within the original wood-framed
portion of the facility.

With continued exposure to moisture, the

integrity of the structure could eventually
degrade to a point where even more significant
structural repairs will be required.
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Pink Palace Structural Condition Survey

Summary of Findings (Cont.):

There are several steel stairs and balcony

elements showing signs of failure.

Drainage dumped on the parking slab is

starting to impact the quality of the concrete.

Interior: Numerous locations show the

presence of moisture or water. Moisture and
water may be attributed to leaking plumbing
systems, mechanical system condensate, or
moisture from the exterior of the building.

The grand staircase shows several cracks that

may be attributed to the age of the structure
and normal settlement of the wood framing.

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F Street Building (GSB) Garage Structure Condition Survey

Summary of Findings:

Damaged and delaminated areas of concrete.

Corroded reinforcement bars.
Garage was not part of the 1999-2002 remodeling
project.

Requirements:
Repair 8,250 sq. ft. (766.45 m2) of slab surface.
Repair 750 sq. ft. (69.68 m2) of slab soffit.
Install 400 linear ft. (121.92m) of new reinforced bar.
Miscellaneous electrical work.

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Budget Estimates by Building

Existing Conditions Report

Main Building
Site Construction (pool, sidewalks, trees, parking)

Museum of the Americas

La Casita

Administration Building
Budget Required

$18.4 million
$ 2.2
$ 3.2
$ 0.6
$13.6
$38.1

Structural Survey

Pink Palace

General Secretariat Building Garage

Budget Required

$ 1.8 million
$ 0.6
$ 2.4

TOTAL ESTIMATED BUDGET REQUIRED

FOR REPAIRS AND UPGRADES:

$40.5 million
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Estimated Structural and Architectural Repair Costs of the

GS/OAS Properties

Existing Conditions Report

Amount

% Replacement

(in millions)

cost

Main Building $

20,645

43%

Museum of the Americas

3,240

136%

La Casita

602

72%

Administration Building

13,577

40%

Subtotal

38,064

Pink Palace*

1,760

GSB garage

600

Structural Survey Conditions

Total $

40,424

16%
0.01%
20%

*This Amount includes $500,000 for mechanical replacements.

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Budget Estimates by Phase for the Constitution Avenue

Complex
PHASE I*

A. - $ 2.7 million

This phase includes the most critical work

to the Main Bldg. and site to solve flooding
and moisture intrusions. Also included is a
site survey, the redesign of the C Street
parking lot and the installation of handicap
walks and ramps to the Main Building.

B. - $8.7 million

All exterior masonry work, installation of a

new loading elevator shaft and elevator,
restoration of the patio fountain along with
its structural support, plumbing and lighting
systems.

* Sequence based on remodeling consultant suggested phasing. Actual sequence will be

determined based on a Real Property Strategy under consideration and financial resources
availability.

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Budget Estimates by Phase for the Constitution Avenue

Complex (Cont.)

C. - $7.4 million

All roofing and roof drainage system repairs

to the Main Building, as well as a complete
overhaul of the electrical system and major
up-grades to the heating/ventilation and air
conditioning systems.

D. - $1.6 million

Repair and up-grade of existing restrooms.

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Budget Estimates by Phase for the Constitution Avenue

Complex (Cont.)

PHASE II - $13.6 million

All of the work identified in the report at the
Administration Building and its immediate site.

PHASE III - $4.1 million

Work identified in the report at the Museum and La
Casita, as well as the remaining site work on this
block.

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Next Steps:

Develop a Real Property Strategy and Investment Plan

to maximize the potential of our historic properties.

Implement Existing Conditions repairs/upgrades within

the framework of the Real Property Strategy and
Investment Plan .

Determine financing sources

CP19578E
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