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HomeMy WebLinkAboutRFP - 7259 RE-ROOFING AND INSULATING THE HISTORIC AVERY HOUSECity of ort Collins Financial Services Purchasing Division 215 N. Mason St. 2n" Floor Po Box 580 Fort Collins, CO 80522 970.221.6775 970.221.6707 /cgov. corn/purchasing REQUEST FOR PROPOSAL 7259 RE -ROOFING AND INSULATING THE HISTORIC AVERY HOUSE The City of Fort Collins is requesting proposals from qualified firms for re -roofing, insulating and air sealing of the historic Avery House located at 238 West Mountain Avenue. Written proposals, five (5) copies, will be received at the City of Fort Collins' Purchasing Division, 215 North Mason St., 2nd floor, Fort Collins, Colorado 80524. Proposals will be received before 3:00 p.m. (our clock), August 18, 2011 and referenced as Proposal No. 7259. If delivered, they are to be sent to 215 North Mason Street, 2nd Floor, Fort Collins, Colorado 80524. If mailed, the address is P.O. Box 580, Fort Collins. 80522-0580. A pre -proposal meeting will be held on August 8, 2011 at 10:00 a.m. at the Historic Avery House located at 238'West Mountain Avenue, Fort Collins. Questions concerning the scope of the project should be directed to Project Manager, Bruce Byrne at (970) 566-7035 or bbyrne0)fcgov.com. Questions regarding bid submittal or process should be directed to John Stephen, CPPO, LEED AP, Senior Buyer, at (970) 221-6777 or istephen (a)fcgov.com. A copy of the Proposal may be obtained as follows: Download the Proposal/Bid from the BuySpeed Webpage, www.fcqov.com/eprocurement The City of Fort Collins is subject to public information laws, which permit access to most records and documents. Proprietary information in your response must be clearly identified and will be protected to the extent legally permissible. Proposals may not be marked 'Proprietary' in their entirety. Information considered proprietary is limited to material treated as confidential in the normal conduct of business, trade secrets, discount information, and individual product or service pricing. Summary price information may not be designated as proprietary as such information may be carried forward into other public documents. All provisions of any contract resulting from this request for proposal will be public information. Sales Prohibited/Conflict of Interest: No officer, employee, or member of City Council, shall have a financial interest in the sale to the City of any real or personal property, equipment, material, supplies or services where such officer or employee exercises directly or indirectly any decision -making authority concerning such sale or any supervisory authority over the services to be rendered. This rule also applies to subcontracts with the City. Soliciting or accepting any gift, gratuity favor, entertainment, 7259 Re -Roofing and Insulating the Historic Avery House Pagel of 79 City Financial Services of Purchasing Division 215 N. Mason St. 2"dFloor F6rt Collins PO Box 580 Fort Collins, CO 80522 970.221.6775 P u rta sin g 970.221.6707 fcgov.com/Purchasing REQUEST FOR PROPOSAL 7259 RE -ROOFING AND INSULATING THE HISTORIC AVERY HOUSE The City of Fort Collins is requesting proposals from qualified firms for re -roofing, insulating and air sealing of the historic Avery House located at 238 West Mountain Avenue. Written proposals, five (5) copies, will be received at the City of Fort Collins' Purchasing Division, 215 North Mason St., 2nd floor, Fort Collins, Colorado 80524. Proposals will be received before 3:00 p.m. (our clock), August 18, 2011 and referenced as Proposal No. 7259. If delivered, they are to be sent to 215 North Mason Street, 2" Floor, Fort Collins, Colorado 80524. If mailed, the address is P.O. Box 580, Fort Collins, 80522-0580. A pre -proposal meeting will be held on August 8, 2011 at 10:00 a.m. at the Historic Avery House located at 238 West Mountain Avenue, Fort Collins. Questions concerning the scope of the project should be directed to Project Manager, Bruce Byrne at (970) 566-7035 or bbyrneCcDfcgov.com. Questions regarding bid submittal or process should be directed to John Stephen, CPPO, LEED AP, Senior Buyer, at (970) 221-6777 or istephen(a�fcgov.com. A copy of the Proposal may be obtained as follows: Download the Proposal/Bid from the BuySpeed Webpage, www.fcgov.com/eprocurement The City of Fort Collins is subject to public information laws, which permit access to most records and documents. Proprietary information in your response must be clearly identified and will be protected to the extent legally permissible. Proposals may not be marked 'Proprietary' in their entirety. Information considered proprietary is limited to material treated as confidential in the normal conduct of business, trade secrets, discount information, and individual product or service pricing. Summary price information may not be designated as proprietary as such information may be carried forward into other public documents. All provisions of any contract resulting from this request for proposal will be public information. Sales Prohibited/Conflict of Interest: No officer, employee, or member of City Council, shall have a financial interest in the sale to the City of any real or personal property, equipment, material, supplies or services where such officer or employee exercises directly or indirectly any decision -making authority concerning such sale or any supervisory authority over the services to be rendered. This rule also applies to subcontracts with the City. Soliciting or accepting any gift, gratuity favor, entertainment, 7259 Re -Roofing and Insulating the Historic Avery House Page 1 of 79 kickback or any items of monetary value from any person who has or is seeking to do business with the City of Fort Collins is prohibited. Collusive or sham proposals: Any proposal deemed to be collusive or a sham proposal will be rejected and reported to authorities as such. Your authorized signature of this proposal assures that such proposal is genuine and is not a collusive or sham proposal. The City of Fort Collins reserves the right to reject any and all proposals and to waive any irregularities or informalities. Sincerely, James B. O'Neill II, CPPO, FNIGP Director of Purchasing & Risk Management 7259 Re -Roofing and Insulating the Historic Avery House Page 2 of 79 REQUEST FOR PROPOSAL 7259 RE -ROOFING AND INSULATING THE HISTORIC AVERY HOUSE The City of Fort Collins is requesting proposals from service providers for re -roofing, insulating and air sealing of the historic Avery House located at 238 West Mountain Avenue. The successful firm/team will address all of the tasks in this request for proposal, possess the requisite skills necessary to complete the project on time, and be motivated to work with staff, to accomplish the goals and objectives associated with this project. Tasks to complete the project include, but are not limited to, those outlined in the attached preliminary Scope of Work. Please limit the total length of your proposal to a maximum of 30 pages (excluding covers and dividers). Background The Avery House was built in 1879. The original stone cottage was built of red sandstone from a local quarry and consisted of a basement, the present foyer and dining room on the first floor and three bedrooms on the second floor. There were at least three major additions to the house during the 1880's and 1890's. Plumbing was added after 1883, sewer lines in 1888, and electricity was added after 1887. The house was placed on the National Register of Historic Places in 1972 and was purchased by the City of Fort Collins in 1974. Previous repairs of the house have been funded by local, state, federal and private grants as well as the City of Fort Collins. The house serves as a museum showcasing life at the turn of the 20th century and is managed by Poudre Landmarks Foundation. Introduction The work is a combined project including re -roofing, insulating and air sealing the building as much as possible. Qualifications - The firm selected will demonstrate successful experience in working on historic architectural buildings, and in the completion of forms and reports required by the Colorado Historical Society. A resume shall be submitted for each general contractor key personnel and each sub contractor key personnel working on the project, and all key personnel must be identified in the proposal. All key personnel shall meet the Secretary of the Interior's professional qualifications for Historians or Architectural Historians, as identified in the Historic Preservation Fund Grants Manual, available online. The Project Manager shall assume ultimate responsibility for project deliverables and will be the primary contact for the project. No member, officer or employee of the City of Fort Collins, including members of the Landmark Preservation Commission, shall have any interests in the agreement or the proceeds thereof, except that such persons may provide technical consultative or oversight assistance in a voluntary capacity. 7259 Re -Roofing and Insulating the Historic Avery House Page 3 of 79 Project Proposals - Proposals should include the following information: a. Detailed description of the project methodology; b. List of major tasks required and specific personnel assigned to each task, including number of hours assigned for the various positions/tasks; C. Qualifications and experience of all personnel, to include resumes; d. Professional references; e. Description of three similar historic remodel work completed by the firm's principal staff, with a contact name and phone number for each project; Costs 1. Provide individual costs for re -roofing, gutters and per cubic foot of foam and dense pack insulation. All costs must include materials and labor. 2. Provide a not to exceed price for the complete job. Service Provider Selection Process & Project Schedule On time delivery is imperative for this project. Proposing teams must explain their approach and innovative delivery strategy to ensuring an efficient schedule. 1. Service Provider Selection Process Selection of qualified firms/teams August 26, 2011 Conduct Interviews Week of August 29, 2011 Select & Notify Service Provider Week of September 15, 2011 2. Project Schedule ♦ Service provider may start work after signing agreement and September 19, 2011 ♦ Work must be complete by October 31, 2011 Proposers should submit a detailed scope for this phase of the project, and include a project schedule that reflects work tasks and identifies critical milestone dates. City reserves the right to award on written proposals without interviewing. 7259 Re -Roofing and Insulating the Historic Avery House Page 4 of 79 Section 4.0: Scope of Work Contractor to provide: 1. All permits. 2. Documentation by photos of the complete project and subsequent removal of all existing roofing materials down to the structural roof deck and replacement of same with a new roofing assembly that is in compliance with the Secretary of the Interior's Standards for the Treatment of Historic Properties and in accordance with local building codes. 3. Delivery of two (2) complete sets of photographs, processed and labeled according to the Colorado Cultural Resource Survey Manual, in archival sleeves. Additionally, two (2) sets of CDs or DVDs containing all the photos taken, with the photo files in either a jpeg or of format, shall be provided to the City 4. Install a temporary 6' high chain link construction fence with fence screen in the yard around the perimeter of the building. Install gates for access where appropriate. The fence needs to be in place and maintained throughout the duration of the project. 5. Roofing system includes, but is not limited to, the installation of sawn, cedar shingles, appropriate underlayment(s), venting as necessary, a small section of flat roof single ply membrane, copper drain goods and repair of related roofing and architectural components required to provide a watertight, historically accurate and esthetically pleasing installation that replicates the roof originally installed on this structure. 6. Insulate and air seal upper level floors, walls, knee walls, cathedral rafters, and attic areas: 1) Remove roof planking as necessary where the roof sits on the stone wall of the gable ends to foam insulate the gap between sandstone exterior gable end walls and the interior lath and plaster. 2) Remove roof planking as necessary where the cathedral roof rafters sit on the dormer knee walls, or exterior walls of the turrets. Dense pack all exterior framed walls of wood framed square turret; foam gap between sandstone block and interior lath and plaster of knee walls supporting dormer rafters, and between sandstone block and lath and plaster of round turret walls. Some knee walls may require plywood backing in order to dense pack. Remove roof planks as necessary to access back sides of dormer knee walls. 3) Dense pack all cathedral rafters, including rafters of dormers and turrets: Air seal partition wall intersections with cathedral ceiling. Verify adequate loose fill insulation to at least R-38 in all sections of flat attic areas, including dormers. 4) Investigate, block and air seal from the attic: Upstairs bathroom vents; all chimney penetration/chases; interior wall top plates/ceiling height changes; all other attic bypasses; Seal and insulate attic ductwork. 7259 Re -Roofing and Insulating the Historic Avery House Page 5 of 79 5) Remove roof planking as necessary where the roof rafters connect to the 2nd floor joists bearing on the sandstone block. Block and foam air seal upper level floor cavities from the eaves and cathedral ceiling rafter spaces. 6) Foam used in the exterior shall be low expansion, closed cell, 2 part polyurethane foam. The foam shall be tested and listed as approved for this use. Submit foam Brand and ESR report to Kim DeVoe for approval prior to application. 7) Dense pack wall insulation using either cellulose or short fiber fiberglass. Bag count / ft2 is required. Care must be taken to install insulation at a density high enough to dense pack but avoiding damage to lath and plaster walls. 8) All cellulose shall use "borate only" grade fire retardant. DO NOT USE any grade of cellulose that uses ammonium sulfate as a fire retardant, which can cause corrosion in the walls. 9) Inspect all wall sections to be dense packed for weakness. 10)AII electrical boxes in walls that will be dense packed must have insulation removed from electrical boxes after insulating. 7. Insulate and air seal main floor walls 1) Use a specialty foam product or applicator to fill the space between the sandstone block and lath and plaster interior walls. 2) Block and air seal 2nd level floor joists from main floor walls below, and 2nd floor walls and cathedral rafter spaces above. To further understand the above scope of work, please review attached Home Performance Assessment Report and Thermal Images dated January 10, 2010. 7259 Re -Roofing and Insulating the Historic Avery House Page 6 of 79 REVIEW AND ASSESSMENT Professional firms will be evaluated on the following criteria. These criteria will be the basis for review of the written proposals and optional interview session. At discretion of the City, interviews of top rated firms may be held. The rating scale shall be from 1 to 5, with 1 being a poor rating, 3 being an average rating, and 5 being an outstanding rating. WEIGHTING FACTOR QUALIFICATION STANDARD Does the proposal show an understanding of 2.0 Scope of Proposal the project objective, methodology to be used and results that are desired from the project? Do the persons who will be working on the 2.0 Assigned project have the necessary skills? Are Personnel sufficient people of the requisite skills assigned to the project? Can the work be completed in the necessary time? Can the target start and completion dates be met? Are other qualified personnel 1.0 Availability available to assist in meeting the project schedule if required? Is the project team available to attend meetings as required by the Scope of Work? 1.0 Motivation Is the firm interested and are they capable of doing the work in the required time frame? Do the proposed cost and work hours compare Cost and favorably with the project Manager's estimate? 2.0 Are the work hours presented reasonable for Work Hours the effort required in each project task or phase? Does the firm have the support capabilities the 2.0 Firm Capability assigned personnel require? Has the firm done previous projects of this type and scope? 7259 Re -Roofing and Insulating the Historic Avery House Page 7 of 79 REFERENCE EVALUATION (TOP RATED FIRM) The project Manager will check references using the following criteria. The evaluation rankings will be labeled Satisfactory/Unsatisfactory. QUALIFICATION STANDARD Overall Performance Would you hire this Professional again? Did they show the skills required by this project? Timetable Was the original Scope of Work completed within the specified time? Were interim deadlines met in a timely manner? Was the Professional responsive to client needs; Completeness did the Professional anticipate problems? Were problems solved quickly and effectively? Budget Was the original Scope of Work completed within the project budget? a) If a study, did it meet the Scope of Work? b) If Professional administered a construction Job Knowledge contract, was the project functional upon completion and did it operate properly? Were problems corrected quickly and effectively? 7259 Re -Roofing and Insulating the Historic Avery House Page 8 of 79 SERVICES AGREEMENT THIS AGREEMENT made and entered into the day and year set forth below by and between THE CITY OF FORT COLLINS, COLORADO, a Municipal Corporation, hereinafter referred to as the "City" and , hereinafter referred to as "Service Provider". WITNESSETH In consideration of the mutual covenants and obligations herein expressed, it is agreed by and between the parties hereto as follows: 1. Scope of Services. The Service Provider agrees to provide services in accordance with the scope of services attached hereto as Exhibit "A", consisting of pages and incorporated herein by this reference. 2. The Work Schedule. [Optional] The services to be performed pursuant to this Agreement shall be performed in accordance with the Work Schedule attached hereto as Exhibit "B", consisting of ( ) pages, and incorporated herein by this reference. 3. Time of Commencement and Completion of Services. The services to be performed pursuant to this Agreement shall be initiated within ( ) days following execution of this Agreement. Services shall be completed no later than . Time is of the essence. Any extensions of the time limit set forth above must be agreed upon in a writing signed by the parties. 4. Contract Period. [Option 1] This Agreement shall commence upon the date of execution shown on the signature page of this Agreement and shall continue in full force and effect for one (1) year, unless sooner terminated as herein provided. In addition, at the option of the City, the Agreement may be extended for an additional period of one (1) year at the rates provided with written notice to the Professional mailed no later than ninety (90) days prior to contract end. 4. Contract Period. [Option 2] This Agreement shall commence , 200 , and shall continue in full force and effect until , 200 , unless sooner terminated as 7259 Re -Roofing and Insulating the Historic Avery House Page 9 of 79 herein provided. In addition, at the option of the City, the Agreement may be extended for additional one year periods not to exceed ( ) additional one year periods. Renewals and pricing changes shall be negotiated by and agreed to by both parties. The Denver Boulder Greeley CPIU published by the Colorado State Planning and Budget Office will be used as a guide. Written notice of renewal shall be provided to the Service Provider and mailed no later than ninety (90) days prior to contract end. 5. Delay. If either party is prevented in whole or in part from performing its obligations by unforeseeable causes beyond its reasonable control and without its fault or negligence, then the party so prevented shall be excused from whatever performance is prevented by such cause. To the extent that the performance is actually prevented, the Service Provider must provide written notice to the City of such condition within fifteen (15) days from the onset of such condition. [Early Termination clause here as an option 6. Early Termination by City/Notice. Notwithstanding the time periods contained herein, the City may terminate this Agreement at any time without cause by providing written notice of termination to the Service Provider. Such notice shall be delivered at least fifteen (15) days prior to the termination date contained in said notice unless otherwise agreed in writing by the parties. All notices provided under this Agreement shall be effective when mailed, postage prepaid and sent to the following addresses: City: Copy to: Service Provider: City of Fort Collins City of Fort Collins Attn: Purchasing Attn: PO Box 580 PO Box 580 Fort Collins, CO 80522 Fort Collins, CO 80522 In the event of early termination by the City, the Service Provider shall be paid for services rendered to the date of termination, subject only to the satisfactory performance of the Service Provider's obligations under this Agreement. Such payment shall be the Service Provider's sole right and remedy for such termination. 7259 Re -Roofing and Insulating the Historic Avery House Page 10 of 79 7. Contract Sum. The City shall pay the Service provider for the performance of this Contract, subject to additions and deletions provided herein, per the attached Exhibit "A", consisting of pages, and incorporated herein by this reference. 8. City Representative. The City will designate, prior to commencement of the work, its representative who shall make, within the scope of his or her authority, all necessary and proper decisions with reference to the services provided under this agreement. All requests concerning this agreement shall be directed to the City Representative. 9. Independent Service provider. The services to be performed by Service Provider are those of an independent service provider and not of an employee of the City of Fort Collins. The City shall not be responsible for withholding any portion of Service Provider's compensation hereunder for the payment of FICA, Workmen's Compensation or other taxes or benefits or for any other purpose. 10. Personal Services. It is understood that the City enters into the Agreement based on the special abilities of the Service Provider and that this Agreement shall be considered as an agreement for personal services. Accordingly, the Service Provider shall neither assign any responsibilities nor delegate any duties arising under the Agreement without the prior written consent of the City. 11. Acceptance Not Waiver. The City's approval or acceptance of, or payment for any of the services shall not be construed to operate as a waiver of any rights or benefits provided to the City under this Agreement or cause of action arising out of performance of this Agreement. 12. Warranty. a. Service Provider warrants that all work performed hereunder shall be performed with the highest degree of competence and care in accordance with accepted standards for work of a similar nature. 7259 Re -Roofing and Insulating the Historic Avery House Page 11 of 79 b. Unless otherwise provided in the Agreement, all materials and equipment incorporated into any work shall be new and, where not specified, of the most suitable grade of their respective kinds for their intended use, and all workmanship shall be acceptable to City. C. Service Provider warrants all equipment, materials, labor and other work, provided under this Agreement, except City -furnished materials, equipment and labor, against defects and nonconformances in design, materials and workmanship/workwomanship for a period beginning with the start of the work and ending twelve (12) months from and after final acceptance under the Agreement, regardless whether the same were furnished or performed by Service Provider or by any of its subcontractors of any tier. Upon receipt of written notice from City of any such defect or nonconformances, the affected item or part thereof shall be redesigned, repaired or replaced by Service Provider in a manner and at a time acceptable to City. 13. Default. Each and every term and condition hereof shall be deemed to be a material element of this Agreement. In the event either party should fail or refuse to perform according to the terms of this agreement, such party may be declared in default thereof. 14. Remedies. In the event a party has been declared in default, such defaulting party shall be allowed a period of ten (10) days within which to cure said default. In the event the default remains uncorrected, the party declaring default may elect to (a) terminate the Agreement and seek damages; (b) treat the Agreement as continuing and require specific performance; or (c) avail himself of any other remedy at law or equity. If the non -defaulting party commences legal or equitable actions against the defaulting party, the defaulting party shall be liable to the non -defaulting party for the non -defaulting party's reasonable attorney fees and costs incurred because of the default. 15. Binding Effect. This writing, together with the exhibits hereto, constitutes the entire agreement between the parties and shall be binding upon said parties, their officers, 7259 Re -Roofing and Insulating the Historic Avery House Page 12 of 79 employees, agents and assigns and shall inure to the benefit of the respective survivors, heirs, personal representatives, successors and assigns of said parties. 16. Indemnity/Insurance. a. The Service Provider agrees to indemnify and save harmless the City, its officers, agents and employees against and from any and all actions, suits, claims, demands or liability of any character whatsoever brought or asserted for injuries to or death of any person or persons, or damages to property arising out of, result from or occurring in connection with the performance of any service hereunder. b. The Service Provider shall take all necessary precautions in performing the work hereunder to prevent injury to persons and property. c. Without limiting any of the Service Provider's obligations hereunder, the Service Provider shall provide and maintain insurance coverage naming the City as an additional insured under this Agreement of the type and with the limits specified within Exhibit B, consisting of one (1) page, attached hereto and incorporated herein by this reference. The Service Provider before commencing services hereunder, shall deliver to the City's Director of Purchasing and Risk Management, P. O. Box 580 Fort Collins, Colorado 80522 one copy of a certificate evidencing the insurance coverage required from an insurance company acceptable to the City. 17. Entire Agreement. This Agreement, along with all Exhibits and other documents incorporated herein, shall constitute the entire Agreement of the parties. Covenants or representations not contained in this Agreement shall not be binding on the parties. 18. Law/Severability. The laws of the State of Colorado shall govern the construction interpretation, execution and enforcement of this Agreement. In the event any provision of this Agreement shall be held invalid or unenforceable by any court of competent jurisdiction, such holding shall not invalidate or render unenforceable any other provision of this Agreement. 7259 Re -Roofing and Insulating the Historic Avery House Page 13 of 79 19. Prohibition Against Employing Illegal Aliens. Pursuant to Section 8-17.5-101, C.R.S., et. seq., Service Provider represents and agrees that: a. As of the date of this Agreement: 1. Service Provider does not knowingly employ or contract with an illegal alien who will perform work under this Agreement; and 2. Service Provider will participate in either the e-Verify program created in Public Law 208, 104th Congress, as amended, and expanded in Public Law 156, 108th Congress, as amended, administered by the United States Department of Homeland Security (the "e-Verify Program") or the Department Program (the "Department Program"), an employment verification program established pursuant to Section 8-17.5-102(5)(c) C.R.S. in order to confirm the employment eligibility of all newly hired employees to perform work under this Agreement. b. Service Provider shall not knowingly employ or contract with an illegal alien to perform work under this Agreement or knowingly enter into a contract with a subcontractor that knowingly employs or contracts with an illegal alien to perform work under this Agreement. c. Service Provider is prohibited from using the e-Verify Program or Department Program procedures to undertake pre -employment screening of job applicants while this Agreement is being performed. d. If Service Provider obtains actual knowledge that a subcontractor performing work under this Agreement knowingly employs or contracts with an illegal alien, Service Provider shall: 1. Notify such subcontractor and the City within three days that Service Provider has actual knowledge that the subcontractor is employing or contracting with an illegal alien; and 2. Terminate the subcontract with the subcontractor if within three days of 7259 Re -Roofing and Insulating the Historic Avery House Page 14 of 79 receiving the notice required pursuant to this section the subcontractor does not cease employing or contracting with the illegal alien; except that Service Provider shall not terminate the contract with the subcontractor if during such three days the subcontractor provides information to establish that the subcontractor has not knowingly employed or contracted with an illegal alien. e. Service Provider shall comply with any reasonable request by the Colorado Department of Labor and Employment (the "Department") made in the course of an investigation that the Department undertakes or is undertaking pursuant to the authority established in Subsection 8-17.5-102 (5), C.R.S. f. If Service Provider violates any provision of this Agreement pertaining to the duties imposed by Subsection 8-17.5-102, C.R.S. the City may terminate this Agreement. If this Agreement is so terminated, Service Provider shall be liable for actual and consequential damages to the City arising out of Service Provider's violation of Subsection 8-17.5-102, C.R.S. g. The City will notify the Office of the Secretary of State if Service Provider violates this provision of this Agreement and the City terminates the Agreement for such breach. 20. Special Provisions. [Optional] Special provisions or conditions relating to the services to be performed pursuant to this Agreement are set forth in Exhibit " ", consisting of ( ) pages, attached hereto and incorporated herein by this reference. 7259 Re -Roofing and Insulating the Historic Avery House Page 15 of 79 ATTEST: City Clerk APPROVED AS TO FORM: Assistant City Attorney CITY OF FORT COLLINS, COLORADO a municipal corporation By: James B. O'Neill II, CPPO, FNIGP Director of Purchasing and Risk Management Date: PRINT NAME CORPORATE PRESIDENT OR VICE PRESIDENT Date: ATTEST: (Corporate Seal) CORPORATE SECRETARY 7259 Re -Roofing and Insulating the Historic Avery House Page 16 of 79 EXHIBIT " " INSURANCE REQUIREMENTS 1. The Service Provider will provide, from insurance companies acceptable to the City, the insurance coverage designated hereinafter and pay all costs. Before commencing work under this bid, the Service Provider shall furnish the City with certificates of insurance showing the type, amount, class of operations covered, effective dates and date of expiration of policies, and containing substantially the following statement: "The insurance evidenced by this Certificate will not be cancelled or materially altered, except after ten (10) days written notice has been received by the City of Fort Collins." In case of the breach of any provision of the Insurance Requirements, the City, at its option, may take out and maintain, at the expense of the Service Provider, such insurance as the City may deem proper and may deduct the cost of such insurance from any monies which may be due or become due the Service Provider under this Agreement. The City, its officers, agents and employees shall be named as additional insureds on the Service Provider's general liability and automobile liability insurance policies for any claims arising out of work performed under this Agreement. 2. Insurance coverages shall be as follows: A. Workers' Compensation & Employer's Liability. The Service Provider shall maintain during the life of this Agreement for all of the Service Provider's employees engaged in work performed under this agreement: Workers' Compensation insurance with statutory limits as required by Colorado law. 2. Employer's Liability insurance with limits of $100,000 per accident, $500,000 disease aggregate, and $100,000 disease each employee. B. Commercial General & Vehicle Liability. The Service Provider shall maintain during the life of this Agreement such commercial general liability and automobile liability insurance as will provide coverage for damage claims of personal injury, including accidental death, as well as for claims for property damage, which may arise directly or indirectly from the performance of work under this Agreement. Coverage for property damage shall be on a "broad form" basis. The amount of insurance for each coverage, Commercial General and Vehicle, shall not be less than $500,000 combined single limits for bodily injury and property damage. In the event any work is performed by a subcontractor, the Service Provider shall be responsible for any liability directly or indirectly arising out of the work performed under this Agreement by a subcontractor, which liability is not covered by the subcontractor's insurance. 7259 Re -Roofing and Insulating the Historic Avery House Page 17 of 79 Home Performance Assessment Report 328 W. Mountain Ave Fort Collins, CO 80521 Prepared by: JKG Consulting, Inc. (970) 226-1359 1 13P1' This report is intended for the use of the current homeowner., Images and content Copyright © 2010 JKG Consulting, Inc. All Rights Reserved. 7259 Re -Roofing and Insulating the Historic Avery House Page 18 of 79 Home Performance Assessment Report For the Avery House 328 W. Mountain Ave Fort Collins, CO 80521 Overview: JKG Consulting, Inc conducted a Home Performance Assessment on January 21, 2010. The original house was constructed from local sandstone in 1879. It includes two stories, a basement and crawl space. Several additions to the home were completed by the original owner. The home is now on the national historic register and is a museum. Tours are given to the public on Sundays and Wednesdays. Most of the time the house is unoccupied. The owner is interested in installing air conditioning for the main level and replacing the roof, windows and door weather stripping. This document contains key findings by category and then recommendations. Key Findings: The following categories of testing and analysis were completed in this assessment of this home. • Utility Bill Analysis • Utility Consumption History • Building Shell • Combustion Appliance Zones • Water Heater • Heating System • Duct System • Cooling System • Electric Audit, Appliances and Lighting • Building Durability, Moisture and Indoor Air Quality • Thermal Imaging The results listed represent the highlights of specific areas and not an exhaustive list of all the results collected. In some cases additional testing may be recommended to provide further insight into the cause and recommended resolution of a problem. Also refer to the Thermography Report for thermal imaging details. Prepared by JKG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 19 of 79 Page 2 Utility Bill Analysis: The electricity usage in this home is high considering that it is open for tours for six hours per week and otherwise mostly unoccupied. Natural gas usage is high as compared with other homes. The only working plumbing in the house is in the main level bathroom. The water usage reflects exterior water use to maintain landscaping. The utility bill analysis findings are included in the table and graphs below. Measure: Value Typical Normalized Heating Energy (Wh/ft2/yr/HDD) 3.5 0.7 to 2.3 Normalized Total Energy kWh/ft2/ r 28.2 8.6 to 22.8 Estimated Average Usage Natural Gas (watt*) Heating 10,532 1,200 to 5,104 Electricity (watt*) Air conditioning 107 104 to 854 Other electric 1,713 254 to 1,988 Electrical Base Load 926 Measured January 21, 2010 FC Residents Using Less Electricity 86% FC Residents Using More Electricity 14% * Energy used is reported as average power. To obtain kWh/yr take average power (watt) x 24 x 365 / 1000. To obtain therms/yr take average power (watt) x 24 x 365 / 100,000 x 3.413. Total Average Power Consumption vs Floor Area 14,000 12,000 ♦ Typical 10,000 ■ Your Home 8,000 M 3 6,000 _ 4,000 • • • • 2,000 0 1,000 2,000 3,000 4,000 5,000 6,000 Floor Area (ft^2) Heating Average Power Consumption 12,000 vs Floor Area 10,000 ♦Typical ■ Your Home 8,000 3 6,000 4,000 2,000 41, i • 0i 1,000 2,000 3,000 4,000 5,000 6,000 Floor Area (ftA2) Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 20 of 79 Page 3 Utility Consumption History: 0 M 0 a E LA C 0 U L 2,500 2,000 1,500 1,000 500 0 800 700 600 500 400 300 200 100 0 80,000 70,000 60,000 50,000 40,000 30,000 20,000 10,000 0 Electricity Consumption History O O O 00 O O W W O O O m 01 O Oi m m Ol m p� O O Ol O O O O O O O O p O O O O O O O O O O O O O O O O O O O p O O O O O O O O O O O O O O O O N N N N N N N N N N N N N N N N N N N ry N N N N -0 f6 Q M a -S w Q U U C f6 G. fT6 Q. U U C LL a a(A 0 z0 0; LL a a to 0 z0 0 Natural Gas Consumption History W W W W 00 00 00 pp 00 00 00 Q1 01 � 01 Q1 Ol 01 61 � 01 Q1 O1 O O O O O O O O O O O O O O O O O O O O p O O O O ry N N N N N N ry N N ry N N N N N N N N ry N N N N -CM Q. m c 5 ao o U c v c �Lo Q c ao a U c c LL a g a N 0 z 0; LL a g a H 0 z 0 Water Consumption History W 00 00 00 W 00 00 pp 00 00 p0 O M Q1 O O O M M M 61 M M O O O O O O O O O O O O O O O O O O O O O N N N N N N N N N N N N N N N ry N N N N N N N N CM Q M c oa Q U o � c cM a M c oa Q U o 4 c LL C a a V) 0 z 0 LL c a a V) 0 z 0 Prepared by JKG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 21 of 79 Page 4 Building Shell: Fenestration, insulation and infiltration were evaluated during this assessment. Key measurements and observations for the building shell are included below. Building Shell - Description: The structure of the home is sandstone block wall with steep cathedral ceilings. The sandstone foundation wall is exposed in the basement. The main level and portions of the upper level walls are sandstone block finished with lath and plaster. Many of the upper level walls are steep cathedral ceilings with dormers and have knee wall attics at the base. The Tower Bedroom and portions of the Sewing room have frame walls. Multiple additions have created multiple ceiling heights. There is a single roof vent and multiple holes from the attic to outside. There are three chimneys in the house. Two are used as furnace flues and one is decorative at this time. Building Shell Findings - Fenestration: A visual inspection of the exterior of the home found several large trees provide shading for the home. The windows are single pane. The exterior doors are uninsulated. In some cases they fit poorly and the weather stripping needs repair. Fenestration: Visual inspection Reference Single pane wood, approximately U=1.0, many latches are broken or don't work, several Windows wasp nests between screens and panes U = 0.35 or less (IECC 2006, 2005 FC Blinds are left 6" from sill to lessen Residential Code) condensation issues Basement: all but one are at grade level Skylights Decorative window in upper level bathroom, U = 0.60 or less (IECC 2006, 2005 FC assume single pane Residential Code) Front door: Wood with screen U = 0.35 or less with foam core (IECC Back door: Wood, 1/2 lite 2006, 2005 FC Residential Code) Exterior Doors Office door: Wood, 1/4 lite with screen Best practice: doors with foam core Door to upper porch: Wood, /2 lite and thermal break Basement: Wood, closes poorly Exterior Shading Several large deciduous trees on the south and west of home Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 22 of 79 Page 5 Building Shell Findings - Insulation: Insulation was evaluated in the ceiling, walls, basement, crawl space and around the duct work. Most of the attic was insulated. Ductwork trunks in the attic were mostly covered with unfaced fiberglass batt insulation. The branch runs are insulated flex duct. The inspected portion of the supply trunk has duct liner. The remainder of the house is uninsulated. This includes the upper level cathedral ceilings and walls, main level walls and above and below grade basement and crawl space walls. Insulation: Assessment Reference Measurements Original attic: loose fill fiberglass, varied, estimated 9" approximately R-25, no blocking at edge, some has fallen into steep cathedral ceiling and knee wall attic areas, some small cellulose patches, R-38 or greater (IECC 2006, 2005 Ceilings hatch does not seal FC Residential Code) North attic: some buried rock wool, loose fill fiberglass estimated 12" approximately R-33, varies with ceiling heights Sewing room addition: no insulation Sandstone block with lath and plaster interior, no insulation, the tower has frame R-19 or greater (IECC 2006, 2005 Walls walls, the turret has significant cracks FC Residential Code) possibly caused by poor drainage and settling Trunks mostly covered with unfaced R-13 fiberglass batt R-8 or greater (IECC 2006) in Attic Ductwork Branch runs are insulated flex duct unconditioned space Duct liner in inspected portion of supply trunk, approximately R-3 Unfinished: R-0 with 90+ AFUE Foundation Walls Sandstone, no insulation furnace or R-10 continuous or R-13 — Basement in stud cavities (2005 FC Residential Code) Foundation Walls Sandstone no insulation R-19 continuous (IECC 2006, 2005 — Crawl Space FC Residential Code Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 23 of 79 Page 6 Building Shell Findings - Infiltration: The pressure boundary is split almost evenly between the exterior sandstone wall and the exterior roof deck versus the interior ceilings and wall plaster. A blower door test was completed to assess air leakage. The blower door test indicates significant air leakage, which can be addressed. Air Leakage: Assessment Reference Measurements Blower Door CFM50 (temperature adjusted) 10,360 Blower Door ACH50 17.2 5.0 or less (2005 FC Residential Code Blower Door ACHnat (estimated) 1.07 Many new homes 0.15 to 0.25 Estimated Leakage Area EgLA (in A2) 1,052 Recommended Ventilation Rate (cfm) 0.0 Calculated per ASHRAE Standard 62.2-2003 The main infiltration paths are the outside connected to the attic, connected to the cathedral ceilings, connected to upper level walls and knee wall attics, connected to the upper level floor space and main level walls behind the lath and finally connected to the basement. There are also chases around the chimneys. Diagnostics also reveal two concentrated areas of air leakage, which can provide significant reductions. A 9% reduction is possible by sealing the upper level bathroom from the attic. An additional 8% reduction is possible by installing a sealed combustion furnace, removing the combustion air duct and sealing the upper level mechanical room from the attic. Estimated Infiltration Distribution ■ 2% Attic ductwork ■ 8% Upper level bathroom ❑9% Upper level mechnical room ❑ 56% Other upper and main level ■ 25% Basement Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 24 of 79 Page 7 The findings in the table below indicate that from a pressure perspective the attic is halfway between inside and outside. (There appears to be one roof vent plus visible holes through the east side of the Tower Bedroom attic to the outside.) Assessment Pressure Diagnostics: Measurements Reference Areas Expected to be Outside o Connected to Outside (/o) Attic 49% 96% or more Sewing Room West Knee Wall 23% 96% or more Girl's Bedroom Hidden Closet Knee Wall Adjacent to porch attic and chimney chase 48% 96% or more The following areas are expected to be inside. The results indicate that a significant amount of outside air is moving between the main level ceiling and upper level floor and in at least one interior partition wall. Pressure Diagnostics: Areas Expected to be Inside Assessment Measurements Reference Connected to Outside Edgar's Room Floor 30% 4% or less Edgar's Bathroom Floor 18% 4% or less Edgar's Bathroom Interior Wall Adjacent to chimney chase 63% 4% or less Tower Bathroom Floor 9% 4% or less Girl's Bedroom Floor 22% 4% or less Girl's Bedroom Hidden Closet Floor 47% 4% or less The northeast corner of office appears to have an infiltration or a water issue and should be investigated. Prepared by JKG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 25 of 79 Page 8 Combustion Appliance Zones: Measurements are taken in the combustion appliance zone to determine if an unsafe condition exists. Both furnaces are induced draft models and passed worst case depressurization and spillage tests. Upper Level Furnace: Assessment Measurements Reference Ambient CO (ppm) 0 25 or less (Building Performance Institute) Baseline Pressure a -2.0 Worst Case Depressurization a -2.0 -15 or greater (Building Performance Institute) Combustion Air Duct Diameter (inch) 12 Carbon Monoxide Detectors None Spillage Worst Case seconds 0 60 or less (Building Performance Institute Outside Temperature (IF) 42 Draft Pressure Worst Case a -6.1 -1.7 or less(Building Performance Institute Basement Furnace: Assessment Measurements Reference Ambient CO (ppm) 0 25 or less(Building Performance Institute Baseline Pressure a -2.2 Worst Case Depressurization a -2.5 -15 or greater(Building Performance Institute Combustion Air Duct Diameter (inch) None Carbon Monoxide Detectors None Spillage Worst Case (seconds) 0 60 or less (Building Performance Institute Outside Temperature °F 42 Draft Pressure Worst Case a -18.4 -1.7 or less(Building Performance Institute Water Heater Findings: There is a small electric water heater located in the basement. Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 26 of 79 Page 9 Heating System Findings: The home is heated with two induced draft natural gas furnaces. Both have bypass humidifiers installed. The one located in the upper mechanical room serves the upper level. The other is located in the basement and serves the main level and basement of the home. The time on both thermostats appears to be off due to daylight savings time. Upper Level Furnace: There are multiple issues with this furnace. • The airflow is low for this size of furnace. The high limit switch shut down the burners every 4.5 minutes during testing. The temperature rise is high and the external static pressure is at the upper limit of the manufacturer specification. • The carbon monoxide level in the flue is high. • The burners are dirty. • The stack temperature was low. There is corrosion in the flue pipe, which has left particles in the inducer fan. • There was a gas leak in the furnace cabinet before the gas valve (see Appendix A). Upper Level Furnace: Assessment Reference Measurements Input Btu/Hr 94,853 100,000 (Manufacturer specification at sea level) 88,000 Estimate at altitude Temperature Rise (IF) 86 35-65 (Manufacturer specification) External Static Pressure (pa) 122 125 or less (Manufacturer specification) Carbon Monoxide (ppm) 179 25 or less (Building Performance Institute) Stack Temperature °F 323 325-450 Combustion Efficiency (%) 82.9 Oxygen (%) 6.5 4%-9% Blower Off Temperature (IF) 85 System Flow (scfm) 811 Filter Observations 16x25x1 Humidifier Observations Set to medium and 40% RH Located in the upper hallway, display time is off one hour 8:00 — 70°F Thermostat Observations 10:00 — 70OF 17:00 — 71OF 22:00 — 70OF Gas leak: see Appendix A Other Observations Burners were dirty There is corrosion in flue pipe and particles in the inducer fan Cycling on limit switches Prepared by JKG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 27 of 79 Page 10 Basement Furnace: There are multiple issues with this furnace. • External static pressure is above the manufacturer specification. The main problem appears to be two restrictions in series: the narrow return plenum that runs underneath the foundation wall and a high -efficiency filter that is restrictive. • The carbon monoxide level in the flue is elevated. • The burners are dirty. • Four gas leaks were found (see Appendix A). Basement Furnace: Assessment Reference Measurements Input Btu/Hr 111,987 115,000 (Manufacturer specification at sea level) 101,200 Manufacturerspecification at altitude Temperature Rise (OF) 55 and 74* 30-60 (Manufacturer specification) External Static Pressure (IWC) 186 125 or less (Manufacturer specification) Carbon Monoxide (ppm) 45 25 or less (Building Performance Institute) Stack Temperature (IF) 329 325-450 Combustion Efficiency (%) 82.6 Oxygen (%) 6.6 4%-9% Blower Off Temperature (IF) System Flow (scfm) 1,160 Air Handler (watt) 1,296 Filter Observations 14x25x2 Dirty Pressure Drop Across Filter (pa) 133 51 (Manufacturer specification stock filter) Humidifier Observations Control set to off. This unit may be controlled from a remote location. Located in the dinning room, display time is off one hour 6:00 — 71°F Thermostat Observations 8:00 — 71°F 16:00 — 71OF 22:00 — 70OF Multiple gas leaks: see Appendix A Other Observations Burners were dirty Sections of the flue pipe appear to have been replaced *Two methods were used to determine temperature rise. There appears to be a discrepancy in the results. Cooling System Findings: The home has one air conditioning unit installed. It provides cooling to the upper level. The condenser appears to be a custom unit and is installed in the basement (condensers are typically installed outdoors). This system moves heat from the upper level to the basement. Due to cold outside temperatures, the air conditioner was not tested. Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 28 of 79 Page 11 Duct System Findings: The home has two air handlers with one zone each. The air handler in the upper mechanical room serves the upper level. Trunk lines in the attic are mostly covered with R-13 unfaced fiberglass batt insulation. Branch runs are insulated flex duct. The boots and transitions are not sealed. A duct liner is installed in the supply plenum. This may reduce noise and provide some insulation (R-3). The upper level ductwork and furnace are mismatched. The ductwork size needs to be increased or the furnace size needs to be decreased. Duct leakage to outside incurs an energy penalty and can lead to air quality issues. Unconditioned air (cold and dry in the winter) is pulled into the house and conditioned air (heated and humidified in the winter) is exhausted outside. Measure: Assessment Measurements System Flow (icfm) 889 Duct Leakage to Outside (@25 Pa) Upper level duct leakage to outside (cfm) 113 Upper level duct leakage to outside as a fraction of flow 13% The air handler located in the basement serves the main level and basement. There is one central return. The high -efficiency filter is restrictive and a narrow return plenum that runs underneath the foundation wall may also be restricted. Electrical Audit Findings: About half of the electric usage in this home can be attributed to a 926 watt base load. This base load was measured with the following on standby: the security system, two furnaces and a telephone answering machine. These items may not add up the measured value so this should be further evaluated. (There may be electric resistance heat on some pipes in the basement.) The wiring in much of the house appears to have been updated, but there still may be knob and tube wiring in the upper level walls. Electric Appliance Findings: There are no modern appliances in the home other than a telephone, security system and furnaces. Lighting Findings: The home has antique fixtures with incandescent bulbs. Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 29 of 79 Page 12 Building Durability, Moisture and Indoor Air Quality Findings: There is evidence of condensation on some windows and on the ceiling in main level bathroom. The northeast corner of office may have an infiltration or a water issue that should be investigated. A relative humidity level of 30-35% in winter and 50-55% in summer has been recommended to the owner. The humidifiers were not maintaining the desired level during the assessment. To maintain a 35% relative humidity level on January 22, the house would require approximately 19 gallons of water per day. (At winter design conditions, it would require approximately 68 gallons of water each day). Adding this amount of water could have adverse impacts on the building structure as moisture in escaping air will condense inside walls and ceilings under conditions that are likely. Reducing infiltration will reduce the amount of water required to maintain the desired level of humidity. Repairing the pressure boundary at the right points will reduce the amount of condensation inside the walls and ceiling. Adding humidity to this structure should be carefully evaluated. Outdoor Indoor Measurement 12 hr Relative Date average Temperature Dew Point Humidity Dew Point (OF) (OF) (OF) ( %) January 22, 2010 26.9 68.0 25.7 19.8% January 24, 2010 10.9 68.2 22.1 17.3% Thermal Imaging Findings (see Thermography Report for details): A separate Thermography Report is attached. Thermal images were taken of the house as found. A second set of thermal images was taken with a blower door depressurizing the house. Some annotations have been included and the images have been sequenced to walk through the home once. Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 30 of 79 Page 13 Recommendations: The following list provides prioritized and interconnected options for improvements to this home. For Building Durability 1. Investigate northeast corner of the office for infiltration or water issues. 2. Exterior moisture management: a. Ensure that the slope of the grade is sufficient to drain water away from foundation. b. Replace the Tower Bedroom downspout (it has rusted through) and inspect other downspouts for similar issues. Extend downspouts away from the foundation and under walkways on the east side of the house. 3. Follow Path 1. 2 or 3 Path 1 Path 2 Path 3 • Do nothing to the walls • Do nothing to the walls Repair the walls based on • Add little or no humidity to • Provide feedback for the prioritized and structure humidity set point based interconnected • Continue to heat the on newly installed recommendations with structure to promote humidity and moisture options below drying of any small sensors distributed moisture issues • One set of sensors installed in the sandstone walls on the wood surface closest to the sandstone • The other set of sensors monitoring the roof planking For Electric Use: 1. Audit electric standby loads in the home and switch or disconnect as appropriate. For Natural Gas Use: 1. Insulate and air seal sandstone block walls: a. Remove approximately 2 to 3 feet of roof planking where the roof sits on the stone wall b. Repair/upgrade the remaining wall wiring c. Use a specialty foam product or applicator to fill the space between the sandstone block and the lath 2. Insulate and air seal upper level floors, walls and ceiling: a. There are two options for insulating and air sealing the upper level floors, walls and ceiling: Option 1 — Typical Approach: i. Remove approximately 2 to 3 feet of roof planking where the roof sits on the stone wa (if not already removed) ii. Repair/upgrade the remaining wall wiring iii. Block and air seal upper level floor cavities from the eaves and cathedral ceiling iv. Air seal partition wall intersections with cathedral ceiling V. Install baffles as appropriate vi. Insulate knee wall and cathedral now or later from the attic with loose fill fiberglass Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 31 of 79 Page 14 vii. Reinstall the roof planking viii. Investigate, block and air seal from the attic: (1) Upstairs bathroom vents (2) Three chimney penetration/chases (3) Interior wall top plates/ceiling height changes (4) Other attic bypasses ix. Seal attic ductwork X. Insulate knee wall and cathedral ceilings from the attic if not completed above xi. Insulate dormer ceilings and repair attic insulation as appropriate xii. Air seal and insulate sewing room ceiling as appropriate Option 2 — Conditioned Attic Approach: i. Install 2" to 4" of hardboard foam, sheathing and roofing over the existing roof planks ii. Integrate flashings into the pressure boundary iii. Redesign/rebuild dormer fagade to integrate with the increased roof thickness iv. Block, seal and insulate dormer walls and ceilings as appropriate v. Air seal and insulate gable ends b. Create pressure boundary and insulate the Tower Bedroom and Bathroom framed exterior walls as appropriate c. Create pressure boundary and insulate dormer walls and ceilings as appropriate 3. Insulate basement and crawl space walls. Install soil gas membrane in crawl space. 4. Upgrade windows and doors: a. Repair south window in basement that does not close b. Repair and weather strip door to basement c. Adjust and weather strip remaining windows and doors as appropriate i. Consider air leakage around the window frame to plaster intersections d. Consider upgrading single pane windows and uninsulated doors 5. Heating System: a. Upper Level Furnace: Option 1 — Continue Use of Existing Furnace: i. Recommend a thorough inspection, cleaning, adjustment of the existing furnace (1) Clean/adjust the furnace to reduce carbon monoxide concentrations (2) The cause of the low stack temperature should be remedied (3) The flue may need to be replaced Option 2 — Furnace Replacement: i. Install a high -efficiency, sealed combustion model and eliminate the open combustion air pipe ii. Post building shell improvement heating load, humidification load and duct system size should be evaluated when choosing the furnace size Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 32 of 79 Page 15 b. Basement Furnace: Option 1 — Continue Use of Existing Furnace: i. Recommend a thorough inspection, cleaning, adjustment of the existing furnace (1) Clean/adjust the furnace to reduce carbon monoxide concentrations (2) Address return system duct restrictions Option 2 — Furnace Replacement: ii. Install a high -efficiency, sealed combustion model iii. Post building shell improvement heating load, humidification load and duct system size and restrictions should be evaluated when choosing the furnace size 6. Cooling needs on the main level should be reevaluated after the building shell improvements are completed. Prepared by XG Consulting, Inc. Copyright 2010 All Rights Reserved 7259 Re -Roofing and Insulating the Historic Avery House Page 33 of 79 Page 16 APPENDIX A — Natural Gas Leaks Five natural gas leaks were found during the assessment. Pictures have been provided to assist with locating and repairing them. Upper furnace: before gas valve Basement: union past tee to upstairs Basement: union in drop before the furnace Prepared by JKG Consulting, Inc. Copyright 2010 All Rights Reserved Basement: furnace room, reducer coupling `0 Basement: tee before the furnace Page 17 7259 Re -Roofing and Insulating the Historic Avery House Page 34 of 79 Therms - rt 328 W. Mountain Ave Fort Collins,, CO 80521 Prepared by: JKG Consulting, Inc (970) 226-1359 IIPI This report is intended for the use of the current homeowner. Images and content Copyright © 2010 JKG Consulting, Inc. All Rights Reserved. HOME PERFORMANCE /! Ih ENERGYSTAR 7259 Re -Roofing and Insulating the Historic Avery House Page 35 of 79 1/22/2010 9:03:18 AN 1/22/2010 9:03:38 AN 42.0 OF 40 35 30 25 20 16.0 1/22/2010 9:03:14 AN 42.0 OF 40 35 30 25 20 16.0 1/22/2010 9:03:34 AN 328 W Mountain Ave Page 2 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 36 of 79 or 1/22/2010 9:04:58 AN 1/22/2010 9:04:18 AN 42.0 OF 40 35 30 25 20 16.3 1/22/2010 9:04:54 AN 42.0 °F 40 35 30 25 20 16.0 1/22/2010 9:04:14 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 3 of 45 Page 37 of 79 1/22/2010 9:07:08 AN 1/22/2010 9:06:28 AN 42.0 OF 40 35 30 25 20 16.0 1/22/2010 9:07:00 AN 42.0 OF 40 35 30 25 20 16.0 1/22/2010 9:06:22 AN 328 W Mountain Ave Page 4 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 38 of 79 1/22/2010 9:05:58 AN 1/22/2010 8:59:28 AN 42.1 °F '40 35 30 25 20 16.0 1/22/2010 9:05:50 AN 42.3 OF n140 35 30 25 20 16.2 1/22/2010 8:59:24 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 5 of 45 Page 39 of 79 1/22/2010 9:00:08 AN 1/22/2010 9:08:28 AN 42.0 OF 40 35 30 25 20 16.0 1/22/2010 9:00:02 AN 42.0 °F 40 35 30 25 1.20 16.0 1/22/2010 9:08:24 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 6 of 45 Page 40 of 79 1/22/2010 9:00:48 AN 1/22/2010 9:08:58 AN 42.0 OF 40 35 30 25 20 16.0 1/22/2010 9:00:42 AN 42.0 OF 40 35 30 25 20 16.0 1/22/2010 9:08:48 AN 328 W Mountain Ave Page 7 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 41 of 79 1/22/2010 9:01:38 AN 1/22/2010 9:09:18 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House 42.0 OF 1 140 35 30 25 20 16.0 1/22/2010 9:01:34 AN 42.0 °F 40 35 30 25 20 16.0 1/22/2010 9:09:10 AN Page 8 of 45 Page 42 of 79 1/22/2010 9:02:38 AN L 1/22/2010 9:10:18 AN 328 W Moun tain Ave 7259 Re -Roofing and Insulating the Historic Avery House 42.0 OF 40 35 30 25 1.20 16.0 1/22/2010 9:02:34 AN 42.0 OF 40 35 .30 25 20 16.0 1/22/2010 9:09:34 AN Page 9 of 45 Page 43 of 79 42.0 °F 40 35 30 25 20 16.0 1 /22/2010 9:09:40 AN 1 /22/2010 9:10:08 AN 42.0 OF 40 35 30 25 20 16.0 1 /22/2010 9:09:52 AN 1/22/2010 9:09:58 AN 328 W Mountain Ave Page 10 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 44 of 79 1/22/2010 9:10:38 AN 1 /21 /2010 9:26:30 AN 42.0 OF 40 35 30 25 20 16.0 1 /22/2010 9:10:34 AN 70.1 OF r-i r 7 0 65 60 55.1 1 /21 /2010 9:26:24 AN 328 W Mountain Ave Page 11 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 45 of 79 ULF. �e it tit 1/21/2010 11:47:32 AN 1/21/2010 9:27:30 AN 70.1 OF =r 70 65 60 55.0 1/21/2010 11:47:28 AN Blower Door: ON Uninsulated stone walls. Also outside air is being pulled through the kneewall attic into the floor system above 70.0 OF =r 70 55 1/21/2010 9:26:56 AN .65 .60 0 328 W Moa n tain Ave Page 12 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 46 of 79 1/21/2010 9:27:20 AN 1/21/2010 9:31:10 AN 70.0 OF =r 70 65 60 55.0 1/21/2010 9:27:04 AN 70.0 OF =r 70 65 60 55.0 1/21/2010 9:31:02 AN 328 W Mountain Ave Page 13 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 47 of 79 1 /21 /2010 11:48:02 AN 1/21/2010 9:31:20 AN 70.1 OF =r 70 65 60 55.0 1 /21 /2010 11:47:50 AN Blower Door: ON Outside air is being pulled across ceiling 70.0 °F =r 70 65 60 55.0 1 /21 /2010 9:31:20 AN 328 W Mountain Ave Page 14 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 48 of 79 I 1 /21 /2010 9:32:50 AN 1/21/2010 11:48:22 AN Blower Door: ON 70.0 OF =r 70 65 60 55.0 1 /21 /2010 9:32:44 AN 70.1 OF =r 70 65 60 55.0 1 /21 /2010 11:48:08 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 15 of 45 Page 49 of 79 1/21/2010 9:34:50 AN 1/21/2010 11:49:02 AN Telephone room Blower Door: ON 70.0 OF II70 65 60 55.1 1/21/2010 9:34:46 AN 70,1 °F =1 70 65 60 55.0 1/21/2010 11:48:46 AN 328 W Mountain Ave Page 16 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 50 of 79 1/21/2010 11:49:42 AN 1/21/2010 9:36:10 AN 70.1 OF 70 65 60 55 53.0 1/21/2010 11:49:26 AN Main level bathroom closet Blower Door: ON Indications of moisture condensing on the ceiling 70.1 OF 70 65 60 55 53.1 1/21/2010 9:35:54 AN Office Thermal bypass in corner The porch and back entry are on the other side of this wall 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 17 of 45 Page 51 of 79 1/21/2010 11:51:02 AN 1 /21 /2010 9:36:50 AN 70.1 OF =r 70 65 60 55 53.0 1 /21 /2010 11:50:00 AN Office Blower Door: ON Thermal bypass in corner The porch and back entry are on the other side of this wall 70,1 OF r-i r 70 65 60 55 53.1 1 /21 /2010 9:36:44 AN Office This corner is cold. The east wall is colder than the south wall. This needs investigation. This could be a thermal bypass or it could be a water leak into the wall from above. 328 W Mountain Ave Page 18 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 52 of 79 1 /21 /2010 11:50:52 AN 711 1 /21 /2010 11:50:42 AN 70.1 OF 70 65 60 55 53.0 Office Blower Door: ON 1 /21 /2010 11:50:24 AN 70.1 OF 70 65 60 55 53.0 1 /21 /2010 11:50:38 AN Blower Door: ON Some air leakage around windows and window frames 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 19 of 45 Page 53 of 79 1/21/2010 12:00:08 PN 1/21/2010 9:39:10 AN 70.1 OF r-i r 7 0 65 60 55.1 1/21/2010 11:59:46 AN Blower Door: ON Old gravity furnace duct used as flue chase 75.1 OF 75 70 65 60 58.0 1/21/2010 9:38:58 AN Children's room Uninsulated cathedral ceiling connected to kneewall attic above porch 328 W Mountain Ave Page 20 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 54 of 79 R 1 /21 /2010 9:39:50 AN 1 /21 /2010 9:40:30 AN 75.1 OF =r 75 70 65 60 58.0 1 /21 /2010 9:39:44 AN 75.1 OF =r 75 70 65 60 58.0 1 /21 /2010 9:40:18 AN Girl's room Uninsulated cathedral ceiling connected to kneewall attic 328 W Mountain Ave Page 21 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 55 of 79 1/21/2010 12:37:50 PIV Steep cathedral ceiling is uninsulated 1/21/2010 12:03:48 PV Matching Image Not Available Blower Door: ON 1 /1 /100 75.0 °F 75 70 65 60 58.0 1/21/2010 12:03:42 PK/ 328 W Mountain Ave Page 22 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 56 of 79 1 /21 /2010 12:27:46 PN The HVAC trunk is mostly covered with unfaced fiberglass insulation. 1/21/2010 10:58:22 AN Matching Image Not Available Blower Door: ON Attic hatch from Girl's room 1 /1 /100 75.0 °F 70 65 60 58.0 1/21/2010 10:58:02 AN 328 W Mountain Ave Page 23 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 57 of 79 1/21/2010 10:59:22 AN 1/21/2010 11:37:02 AN Sewing room Blower Door: ON Ceiling patch air leak Blower Door: ON 75.0 OF 70 65 60 58.0 1/21/2010 10:59:16 AN 75.0 °F 70 65 60 56.1 1/21/2010 11:36:58 AN 328 W Mountain Ave Page 24 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 58 of 79 1 /21 /2010 9:43:50 AN 1 /21 /2010 9:44:40 AN Sewing room Raised ceiling is uninsulated 75.1 OF 75 70 65 60 58.0 1 /21 /2010 9:43:36 AN 75.1 OF 75 70 65 60 58.0 1/21/2010 9:44:30 AN 328 W Mountain Ave Page 25 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 59 of 79 01 1/21/2010 11:00:12 AN 1/21/2010 9:46:10 AN Blower Door: ON 0 Edgar's room 75.0 OF 70 65 60 58.0 1/21/2010 11:00:00 AN 75.1 OF =r 75 70 65 60 58.0 1/21/2010 9:45:36 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 26 of 45 Page 60 of 79 1 /21 /2010 9:46:00 AN 1 /21 /2010 9:48:50 AN 1/21/2010 9:45:46 AN �m & 1 /21 /2010 9:48:44 AN 75.1 OF 75 70 65 60 58.0 75.1 °F 75 70 65 60 58.0 328 W Mountain Ave Page 27 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 61 of 79 r L-4 1 /21 /2010 12:04:58 PIV 1 /21 /2010 9:49:10 AN Blower Door: ON 75.1 OF =r 75 70 65 60 58.0 1/21/2010 12:04:44 PN 75.5 OF I —I F 75 70 65 60 58.2 1 /21 /2010 9:49:04 AN 328 W Mountain Ave Page 28 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 62 of 79 1/21/2010 12:01:28 PN 1/21/2010 9A9:30 AN Blower Door: ON Duct leakage in the attic Upper level bathroom 75.1 OF 75 70 65 60 58,3' 1/21/2010 12:01:14 PIV 75.1 OF 75 70 65 60 58.0 1/21/2010 9:49:28 AN 328 W Mountain Ave Page 29 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 63 of 79 1 /21 /2010 10:48:14 AN 1/21/2010 2:24:40 PN The summer vents are open to the attic 75.0 OF 70 65 60 58.1 1 /21 /2010 10:48:04 AN Blower Door: ON The summer vents are open to the attic Matching Image Not Available 1 /1 /100 328 W Mountain Ave Page 30 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 64 of 79 From the attic looking into the bathroom A 1 /21 /2010 2:24:00 PN 1 /21 /2010 9:51:50 AN Matching Image Not Available Tower bathroom 1 /1 /100 76.0 °F 11175 70 65 60.X 1 /21 /2010 9:51:38 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 31 of 45 Page 65 of 79 1/21/2010 11:41:22 AN JNUI 1/21/2010 9:52:30 AN 75.0 OF 70 65 60 58.0 1/21/2010 11:41:12 AN Tower bathroom Blower Door: ON Outside air is being pulled through the floor and into the room under the tub 76.0 °F 75 70 65 60.1 1/21/2010 9:52:00 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 32 of 45 Page 66 of 79 1/21/2010 9:52:20 AN 1/21/2010 9:53:30 AN 76.0 OF 75 70 .65 60.1 1/21/2010 9:52:12 AN 76.0 OF 75 7Q 65 60.X 1/21/2010 9:53:22 AN 328 W Mountain Ave Page 33 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 67 of 79 �.�. - tom: fv ■ 1 /21 /2010 9:54:30 AN 1 /21 /2010 9:54:50 AN 6. _ - Avery room 76.0 °F 11175 70 65 60.1 1 /21 /2010 9:54:18 AN 76.0 °F 1 I1 75 70 65 60.0 1/21/2010 9:54:48 AN 328 W Mountain Ave Page 34 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 68 of 79 M 1/21/2010 9:57M AN 1/21/2010 9:58:20 AN 76.0 OF 11175 70 65 60.0 1/21/2010 9:56:48 AN 76.0 OF 11175 70 65 60.0 1/21/2010 9:58:08 AN 328 W Mountain Ave Page 35 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 69 of 79 1 /21 /2010 9:59:40 AN 1 /21 /2010 11:53:58 AN Basement Blower Door: ON 59.0 OF 55 50 45 40.0 1 /21 /2010 9:59:36 AN 59.1 °F 55 50 45 40.0 1 /21 /2010 11:53:50 AN 328 W Mountain Ave Page 36 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 70 of 79 _ 1/21/2010 11:54:18 AN 1/21/2010 10:00:30 AN Blower Door: ON 59.1 OF 55 50 45 40.0 1/21/2010 11:54:14 AN 59.0 °F 55 50 45 4 0.. X 1/21/2010 10:00:20 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 37 of 45 Page 71 of 79 NNW 1 /21 /2010 10:00:40 AN ■:I 1 /21 /2010 11:54:38 AN Blower Door: ON 59.0 OF 55 50 45 40.1 1 /21 /2010 10:00:34 AN 59.1 °F 55 50 45 40.0 1 /21 /2010 11:54:30 AN 328 W Mountain Ave Page 38 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 72 of 79 1/21/2010 10:03:30 AN 1/21/2010 10:01:50 AN 69.0 OF 60 50 40.0 1/21/2010 10:03:04 AN The furnace room in the basement is the warmest room in the house. 11 1/21/2010 10:01:36 AN Below the entry. The ductwork is the return air for the main level furnace. 59.1 OF 55 50 1.45 40.0 328 W Mountain Ave Page 39 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 73 of 79 1/21/2010 11:55:28 AN 1/21/2010 10:02:40 AN Blower Door: ON This window is not completely closed 59.0 OF 55 50 45 40.0 1/21/2010 11:55:10 AN 59.1 OF 55 50 45 40.0 1/21/2010 10:01:58 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 40 of 45 Page 74 of 79 1/21/2010 10:02:30 AN 1/21/2010 10:02:50 AN 1� mb 1/21/2010 10:02:10 AN 59.1 OF 55 50 45 40.0 59.1 °F m 55 i' 50 45 40.0 1/21/2010 10:02:46 AN 328 W Mountain Ave 7259 Re -Roofing and Insulating the Historic Avery House Page 41 of 45 Page 75 of 79 I 1/21/2010 11:56:28 AN 1/21/2010 10:01:10 AN 1 /21 /2010 11:55:46 AN Blower Door: ON 59.0 OF 55 50 45 40.0 69.1 °F 60 50 40.X 1/21/2010 10:01:10 AN The furnace room in the basement is the warmest room in the house. 328 W Mountain Ave Page 42 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 76 of 79 f , ---..A--i 1/21/2010 10:03:20 AN 1/21/2010 11:56:08 AN Blower Door: ON 1/21/2010 10:03:08 AN 1/21/2010 11:55:56 AN 69.0 OF 60 50 40.0 69.0 OF 60 50 4 0.. X 328 W Mountain Ave Page 43 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 77 of 79 4 � 1 /21 /2010 11:56:18 AN AC ,' A N 1 /21 /2010 11:57:58 AN 59.1 °F 55 50 45 40.1 1 /21 /2010 11:56:16 AN Blower Door: ON The warm furnace room is to the left Blower Door: ON i� 59.0 °F nl 40 1 /21 /2010 11:57:14 AN 55 .50 .45 0 328 W Mountain Ave Page 44 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 78 of 79 1/21/2010 11:57:48 AN Blower Door: ON 59.0 OF 55 50 45 40.0 1 /21 /2010 11:57:46 AN 328 W Mountain Ave Page 45 of 45 7259 Re -Roofing and Insulating the Historic Avery House Page 79 of 79