Condition Report Gives Mount Zion a D Plus (and a Smiley Face)
A lot of work is needed to ready this 90-year-old structure for its next century of service
by David Cohea
In mid January, Live Oak Collective contracted Greg Trotter of Commercial Building Consultants LLC to perform a property condition assessment on Mount Zion Primitive Baptist Church. Thanks to Rachel Myers for sourcing him.
A resident of Orlando, Greg has worked in historic commercial and residential structures in New England, New York, Chicago, Kansas City and other locations in the country.
Greg made his inspection on Feb. 3. When I got there for our 2 p.m. appointment, he had already been there for an hour “hugging the building,” looking closely under and around and inside the church and taking pictures. Wayne Hetzel was also there, unlocking the building for Greg and providing condition pictures he already taken. Rachel Myers and David McClintock were also present.
Greg completed his inspection with a climb up into the steeple, and we could see through the entrance to the steeple the bell way up at the top — still there, just minus a rope to ring it.
Afterward in the sanctuary, Greg offered some preliminary thoughts. The building has a number of issues but is definitely salvageable. Work should be done on it soon as in its current condition it is highly vulnerable to wind damage. He didn’t think the building could be moved again, not without taking it completely apart and reassembling at its next location. He suggested we roll out the repairs in order of necessity and to take proper precautions with insurance, smoke alarms, and a security system. We should also get a good property estimate and make sure the restoration budget doesn’t exceed 150% of its value.
Greg’s enthusiasm for the restoration project was obvious. A preservationist at heart, he was clearly fond of the old church and said he would be available to advise as we went along.
The official report from Commercial building Consultants LLC arrived a week later. In his cover letter, Greg said his assessment was performed in accordance with the American Society for Testing and Materials (ASTM) E 2018–15: Baseline Property Condition Assessment Process.
These were his general findings:
· The property offers no pavement or access road to the church and that trees would need to be cleared for parking as well as a DOT-compliant aproned entrance off “old” US-441.
· The foundation of block piers carrying wood beams below the building has limited crawl space access. There is termite damage, primarily to the perimeter beams which will need replacing.
· Access to the attic is through a scuttle hole up into the belfry. Roof framing is wood rafters with wood plank decking. There is no insulation in the attic and wood decay from roof leaks and termites were noticeable at the framing of the attic space and belfry.
· The exterior walls have bulges and indications of wood decay and failed fasteners with the wall framing. The walls need to be opened and framing issues addressed.
· The roof covering of 5-V galvanized is more than 40 years old and at the end of its expected life. Active leaks need to be addressed by a roof repair specialist and rain gutters should be installed to direct storm runoff away from the building.r
· The onsite well is not functional and needs to be repaired. Septic may be too close to the well (it must be at least 50’ away, septic drainfields 150’ away).
· Bathroom fixtures are dated and the piping should be replaced.
· Masonry in the addition is cracked, indicating a structural defect.
· Interior finishes are worn and the general condition of the flooring was not known due to carpet on the floor.
· The building has adequate electrical to the church but issues included lack of external lighting, no GFCI protected receptacles on the exterior, open wire splices in the attic, grounding not to code at the main panel and rewiring needed for the power to the well pump.
· Lack of proper air conditioning or heat in the building. Copper tubing for the a/c had been torn out by thieves, and the wood-burning stove in the sanctuary is a huge fire hazard, not to mention the cause of water damage and termites where its stovepipe runs out the western wall.
His conclusion:
The Subject Property was observed in an overall poor and declining condition. Inadequate maintenance of the Subject Property to maintain systems with no capital improvements reported in the last ten plus years. The building is structurally compromised and is at risk to fail/collapse (from) wind and rain forces with a significant tropical storm event. Time is of the essence to stabilize the building.
The report goes on to specify immediate needs in detail, addressing structurally compromised framing, masonry, the roof, plumbing, electrical, wood decay and HVAC.
Repairs most immediately needed include the following:
· Jack the floor framing and replace decayed perimeter beams.
· Address all decayed wall stud conditions.
· Replace damaged ladder rungs in the bell tower.
· Install framing sufficient to support the weight and action of the church bell (or replace it with a smaller bell more suitable for the current framing).
· Investigate cracks in the blockwork on the west wall.
· Reframe the steeple with treated lumber and make the steeple cap watertight.
· Evaluate and repair the water pump as water will be needed for the use of workers and be used as backup fire protection. It should be tested to verify its potable for drinking water.
· Locate septic tank and field and verify they are far enough way from the well. The tank should be pumped and purged to test the field for function. Establish load capacity for future use and obtain a sewer easement if needed to prevent future conflicts.
· Add rain gutters to protect the walls and direct storm water away from the building.
· Create a Final Renovation plan for the building including ADA compliance upgrades (the current ramp needs to be replaced).
Trotter had suggestions for the individual or team overseeing this work. Someone needs to be the Project Manager with responsibility for managing all work done on the property. All keys to the building should be accountable. A fire/smoke alarm should be installed, monitored by a third party and tied to the fire department. More portable fire extinguishers should be installed, both inside and out. The roof should be monitored for leaks when its raining. A webcam should be installed to monitor inside and out, and signage posted on the property that the building is being monitored. Proper insurance needs to be in place.
How much will all of this cost? Greg provided this estimate, based on Commercial Building Consultants’ experience in similar projects:
- $25,000 Site work to add parking
- $48,000 Frame/Foundation repairs by general contractor
- $25,000 Exterior wood siding and trim
- $6,000 Electrical defects/add external lighting
- $15,000 Masonry demolition and repair
- $15,000 Plumbing/well repair, re-piping & septic
- $11,000 Exterior paint
- $7,000 Roof repair (new roof $12,000)
- $4,000 Attic Ventilation
Total: $156,000. An additional $20,000 contingency was recommended for addressing unforeseen conditions.
After all this, there are other elements of historic restoration which will need to be addressed. Trotter estimated $20,000 to replace historic windows and the front door. The walls inside were dry-walled around 2000, and it may be preferable to return to the original wainscoting. If the building is restored as a church, historic pews will need to be sourced. Heat and air conditioning will be needed.
The additional historic elements remain to be decided, based on whether work will proceed on applying for National Historic Register status.
After all this, there are other elements of historic restoration which will need to be addressed. Trotter estimated $20,000 to replace historic windows and the front door. The walls inside were dry-walled around 2000, and it may be preferable to return to the original wainscoting. If the building is restored as a church, historic pews will need to be sourced.
The additional historic elements remain to be decided, based on whether work will proceed on applying for National Historic Register status. Annelise Kouns-Warbourton, a Fruitland Park-based historic preservation consultant who has taken an interest in obtaining that recognition for Mount Zion, put it this way in an e-mail:
You want to maintain as much original integrity as possible… With little documentation, it’s just trying to do the best possible with what you have. Anything original or old enough to pass will need some attention to care and maintenance, ensuring its intact and properly cared for (ie: windows, sills, floors, ceiling, wood siding, etc.).
Assessing the damage of some of the exterior wood siding and deciding whether it’s best to replace or fix, depending on age and authenticity will be important. I’m not sure how exact in age the wood is and if any of it has been replaced already, but the damage being worse in some spots over others and almost past the point of salvage seems like replacing may be unavoidable. However, the places where it seems minimally damaged could be addressed with proper epoxies, sealants and protection to avoid further excessive damage.
Mount Zion is one of the few surviving examples of a history going back 150 years. The building which will go forward should attest to that, so historic preservation is important. It will take additional assessment by a contractor with expertise in historic preservation to determine the nature and cost of these preservation concerns.
All told, Mount Zion’s complete restoration may run in the neighborhood of $250 — $300 thousand.
So what’s next? A non-profit entity being formed to take ownership of the building, address the remaining decisions about historic restoration, come up with a final restoration plan, make recommendations for Mount Zion’s future use and oversee a renovation project which may take several years to complete.
Oh, and yes: And then we’ll have to pay for all this. A job with such a significant price tag will require a corker of a fundraising plan.
But at least we know now that the little old church can be saved …
David Cohea is director of Live Oak Collective, a Mount Dora based preservation fundraising group, and project leader for Save Mount Zion.
