| Ward Hall Condition Report- Prepared by
the Kentucky Heritage Council |
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# |
Type of Work |
Location |
Description |
Importance |
Estimated Cost |
Explanation
of Cost |
| 21 |
HVAC |
Interior |
Electrical wiring to the furnaces is not safe. The furnaces need to be hard wired. Complete new HVAC is needed. |
1) critical |
$212,500.00 |
Utility costs are broken down at $25 sq.ft. for HVAC, $15 sq.
ft. for Electrical and $10 sq.ft. for plumbing. |
| 4&5 |
Metal Work |
Capitals |
Column and pilaster capitals around the entire house should be
repaired with missing pieces fabricated to match existing capitals and
attached properly so that they do not fall. |
1) critical |
$35,000.00 |
If the capitals are not repaired but only attached firmly to the
building, the cost would be around $2000. |
| 64&65 |
Moisture Issues |
East Center Room Second Floor |
Middle
bedroom window to the left of the fireplace shows a great deal of moisture
damage. This relates to the moisture
problems below this (item # 49). The
window in this location needs a great deal of repair. It appears that water is coming in through
the masonry probably due to gutter or soffit leakage. |
1) critical |
$0.00 |
Cost associated with this reflected in window and exterior
soffit and roof repairs. |
| 81 |
Roof and Gutters |
Portico |
Both gutters on the front portico are holding water. Refer to item # 1 regarding the need for
downspouts. These should both be
addressed with this repair. |
1) critical |
$0.00 |
See Item # 1 for estimated costs. |
| 1&2 |
Roof and Gutters |
Portico |
The
gutters on the portico have no downspouts.
These need to be added to direct water to the ground and away from the
building. |
1) critical |
$30,000.00 |
Cost for all gutter and downspout work. |
| 15&16 |
Roof and Gutters |
Rear Façade |
The
southeastern downspout does not have a piece that leads away from the
building. This should be installed,
like the other downspouts, and ultimately directed into the downspouts that
are built in. |
1) critical |
$0.00 |
See items 1 & 2 for cost |
| 14 |
Woodwork |
Soffits |
The soffits
all round the building are deteriorating, where water is leaking through. The
deteriorated wood should be repaired or replaced with a durable species to
match original design. This should
not be done until the gutters and downspouts are repaired and the leaking
stopped. |
1) critical |
$30,000.00 |
Includes all soffit and entablature repair work. |
| 29 & 30 |
Electrical |
Cellar Breaker Box |
There is a
mix of old and new wiring throughout the house. All new electric should be included. |
2) important |
$127,500.00 |
Utility costs are broken down at $25 sq.ft. for HVAC, $15 sq.
ft. for Electrical and $10 sq.ft. for plumbing. |
| 17 |
Masonry |
Chimneys and General Re-pointing |
The Chimneys on the east façade are deteriorated and need re-pointing. Most of the mortar on the building is in
good shape and should only be re-pointed where needed with a mortar to match
the existing in recipe, color and tooling. |
2) important |
$50,000.00 |
Number taken from "Preliminary Restoration Estimate"
February 4, 2004. Includes all
exterior masonry work and spot repointing. |
| 19 |
Masonry |
Front Porch |
There is a bow on the northwest face of the front porch. This is likely from water migrating down
through the quarry tile surface.
Freeze and thaw cycles are likely pushing on the foundation stones
causing the bow. The quarry tile
should be removed, drainage added and a new surface put on the porch that
forces water to flow off instead of through the floor. |
2) important |
$35,000.00 |
Cost for items 18 & 19. |
| 40-42 |
Masonry |
Cellar |
There
are 2 fireplaces in the cellar that are still exposed but these appear to
have been converted to coal boxes at some point. Both of these need to be rebuild along with their chimneys. All the chimneys will need to be rebuild
and lined if they are to be used.
There is a 3rd larger fireplace in the southeast room that is entirely
closed but appears to be larger and had a very large and deep hearth making
is seem plausible that it was used for cooking. |
2) important |
$5,000.00 |
The important part of this is the rebuilding of the fireboxes in
the cellar and removal of the debris.
The rebuilding of the flues is not included in this figure. |
| 3 |
Moisture Issues |
Portico Foundation |
Remove the bushes from around the front porch to allow moisture
to evaporate from foundation. |
2) important |
$2,000.00 |
|
| 49 |
Moisture Issues |
Southeast room first floor |
There is evidence of a great deal of moisture and some mold
growth in the plaster from the floor to ceiling, probably due to the
downspout not going all the way to the ground and splashing the wall outside
this area. It does not feel damp
currently. |
2) important |
$0.00 |
Included with interior plaster work total, items 50 through 55. |
| 56-58 |
Moisture Issues |
First Floor east window |
The left window in the center parlor needs to be fixed and
closed, as do many windows. In this
same area above the window moisture has damaged the plaster work. It is unclear where the damage is coming
from but it could be related to the open top sash or migrating from above. |
2) important |
$0.00 |
Cost included in items 33 through 39. |
| 20 |
Paint |
Exterior |
All exterior paint is in poor condition, both on brick and
wood. All painted surfaces should be
prepared and painted. Accommodation
should be made for the appropriate removal of lead paint. Any repairs needed should be made before
painting. |
2) important |
$20,000.00 |
For all exterior preparation and painting after repairs are
made. |
| 73 |
Plumbing |
Bathroom |
Plumbing through out the house needs to be replaced. |
2) important |
$85,000.00 |
Utility costs are broken down at $25 sq.ft. for HVAC, $15 sq.
ft. for Electrical and $10 sq.ft. for plumbing. |
| 8 |
Roof and Gutters |
Rear Porch |
The
gutters on the portico have no downspouts.
These need to be added to direct water to the ground and away from the
building. |
2) important |
$0.00 |
See items 1 & 2 for cost |
| 82 |
Roof and Gutters |
Roof |
Generally the roof appears in good condition and does not appear
to need replacement but only repair.
Most of the repair needed is in the gutters and downspouts. |
2) important |
$0.00 |
See Item # 1 for estimated costs. |
| 6 |
Windows |
Upstairs |
Front façade the upper window needs to be put back in position
(it has fallen and supported by a board) and closed |
2) important |
$8,000.00 |
Cost covers repair of all upper story windows with an estimated
cost of $800 per window. |
| 47 |
Windows |
First Floor |
General
condition of windows includes some deterioration of the bottom rails which
need repair or may need replacement. |
2) important |
$10,900.00 |
Cost covers repair of all first floor windows with an estimated
cost of $800 per side window and $1500 per triple windows front and rear plus
$1000 each for front and rear door and $500 for side door. |
| 48 |
Windows |
First Floor |
Glass pane missing from the front western sidelight. |
2) important |
$0.00 |
Included in window repair number 47. |
| 66 |
Windows |
Second Floor |
Several windows on the second floor are slightly open from the
top. This will be taken care of with
window repair. If they can be closed
temporarily this should be done. |
2) important |
$0.00 |
Cost reflected in window repair item # 6. |
| 67 |
Windows |
Second Floor |
The window in the front eastern bedroom appears to have the top
and bottom sashes reversed. As well,
the glazing is facing inside on the bottom half. This needs to be addressed with repair of the windows. |
2) important |
$0.00 |
Cost reflected in window repair item # 6. |
| 22 |
Wood Structure |
Cellar |
Area under the first floor bathroom in the area at the bottom of
cellar stairs the floor joists are deteriorated from leaking water. |
2) important |
$2,000.00 |
|
| 25 |
Wood Structure |
First floor joists |
Area under the first floor bathroom in the area at the bottom of
cellar stairs the floor joists are deteriorated from leaking water. |
2) important |
$0.00 |
See item #26 for costs. |
| 26 |
Wood Structure |
First floor joists |
The western 8-10 first floor joists are all deteriorated and
have been repaired with material too light to carry the loads. These are not as severely deteriorated as
the corner joist. |
2) important |
$2,500.00 |
Includes repair of all
joists in this area at front wall. |
| 7 |
Woodwork |
West Façade |
The lower portion of the frieze has a synthetic material that is
warping. This should be replaced with
a durable wood species to match the original design. |
2) important |
$0.00 |
See items
11 through 14 for cost. |
| 9&10 |
Woodwork |
Rear Porch |
The lower portion of the frieze has a synthetic material that is
warping. This should be replaced with
a durable wood species to match the original design. |
2) important |
$1,500.00 |
|
| 68-71 |
Interior Finishes |
Second Floor |
The paint deterioration on the second floor is more significant
than the first. This may indicate
more moisture problems upstairs from open windows and natural flow of
air. The paint coats seem much
thinner on the second floor and it appears that the woodwork was not painted
originally. The west rear bedroom has
much more significant paint failure.
There is some plaster damage above the fireplace. |
3) repair when possible |
$35,000.00 |
Plaster and paint restoration for the hall @ $10,000, bedrooms
@$5,000 per room. This work is for
repair and re-paint. Any stripping
back to original wood trim and/or decorative painting no longer in evidence
would cost more. |
| 18 |
Masonry |
Front Porch |
The front porch stone foundation had several issues. The east end has settled. There is
delaminating in several areas of the stone.
Vegetation should be removed before this is addressed. |
3) repair when possible |
$0.00 |
|
| 75-80 |
Masonry |
Roof |
All the chimneys above the roof line need some repointing. The east side center chimney is in the
worst condition. On the rear parapet
some of the stone is delaminating. It
appears to have been repaired but needs to be done in a more permanent way. |
3) repair when possible |
$0.00 |
Included in repointing cost item # 17. |
| 46 |
Plaster |
Cellar |
All the chimneys above the roof line need some repointing. The east side center chimney is in the
worst condition. On the rear parapet
some of the stone is delaminating. It
appears to have been repaired but needs to be done in a more permanent way. |
3) repair when possible |
$25,000.00 |
Repair of plaster in cellar. |
| 33-39 |
Windows |
Cellar |
Center eastern room in cellar has furnace vent through it. All cellar windows need repair and some
may need replacement. Other pictures show general conditions in the cellar. |
3) repair when possible |
$5,300.00 |
Cost covers repair of all cellar windows with an estimated cost
of $600 per side window and $1000 per triple windows front and rear plus
$1000 for rear door and $500 for side door. |
| 31 |
Wood Structure |
Cellar floor |
Front center room has wood floor with deteriorated structure
below. |
3) repair when possible |
$1,500.00 |
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| 32 |
Wood Structure |
First floor joists |
Like the west front floor joists the east front first floor
joists have some deterioration. This
is not as extreme as the west side but some have been poorly repaired. Repairs need to be done at some point. |
3) repair when possible |
$2,500.00 |
Includes repair of all joists in this area at front wall. |
| 62 |
Interior Finishes |
Upstairs Hall |
Same issue as items 59-61 where mold has formed on paper patches
to the plaster. Final repairs should
be made with plaster methods rather than drywall methods to avoid use of
paper. |
4) cosmetic |
$0.00 |
Cost included in items 50 through 55 |
| 50-55 |
Interior Finishes |
First Floor |
These photographs of the fist floor show not significant
problems with these rooms. All work
needed is cosmetic. Note: the wall
that divided the front hall has been removed and did not do any significant
damage being removed |
4) cosmetic |
$70,000.00 |
Plaster and paint restoration for the hall @ $20,000, parlors
and dining room @ $15,000 per room, library and rear right room @$5,000 per
room and stair @ $10,000 full height. |
| 59-61 |
Interior Finishes |
Stair |
There is some moisture damage on the wall, unclear where it is
coming from, but this is cosmetic. It
appears that mold has formed on paper patches to the plaster. This may result from the moisture or
absorbing qualities of the paper.
Final repairs should be made with plaster methods rather than drywall
methods to avoid use of paper. |
4) cosmetic |
$0.00 |
Cost reflected in items 33 through 39. |
| 27&28 |
Masonry |
Northwest cellar window |
Steel has been added where wood was originally. Probably related to water damage at this
whole corner of the foundation. Steel
is in good shape and the arched brick supporting the hearth above is in
place. |
4) cosmetic |
$0.00 |
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| 45 |
Misc. |
Servant bells |
The box at the rear of the cellar hallway in the upper corner of
the ceiling has a mechanism that looks like a circular stair that held a
series of wires connected to various rooms as pulls for bells in the
cellar. This system can be seen in
other parts of the house, particularly in the southwest room on the second
floor. |
4) cosmetic |
$0.00 |
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| 63 |
Misc. |
Upstairs Hall |
Servant call bell wires are evident in the upstairs hall. Note reference in item #45 to this in the
cellar, directly below this location. |
4) cosmetic |
$0.00 |
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| 72 |
Misc. |
Second Floor |
The thickness of the window trim on the front and back of the
second floor is significantly greater indicating that the walls of the second
floor are one brick thinner than the first floor |
4) cosmetic |
$0.00 |
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| 43&44 |
Windows |
Cellar |
Three part window in the southeast room and the southwest room
have lintels that have settled. This
does not look like a severe structural issue but should be investigated
before repair of the windows is attempted. |
4) cosmetic |
$0.00 |
See items 33-39 for costs associated with window repair. |
| 23&24 |
Wood Structure |
Interior |
Three part window in the southeast room and the southwest room
have lintels that have settled. This
does not look like a severe structural issue but should be investigated
before repair of the windows is attempted. |
4) cosmetic |
$0.00 |
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Sub-Total
Cost |
$796,200.00 |
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| Additional
Items Not Included in Inspection |
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| NA |
Misc. |
Fence |
Four board
fence and gate at entrance (5,00 feet) |
additional |
$33,000.00 |
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| NA |
Misc. |
Security |
Security system (burglary, fire with rate of rise sensors,
motion detectors and one outdoor siren) |
additional |
$6,500.00 |
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| NA |
Misc. |
Paving |
Paved two lane drive to house with bridge over stream, grading
and parking for 50 cars. |
additional |
$100,000.00 |
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Sub-Total
Cost |
$139,500.00 |
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| Acquisition |
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| NA |
Misc. |
Acquisition |
Ward Hall
Acquisition Cost |
additional |
$957,000.00 |
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Sub-Total
Cost |
$957,000.00 |
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| Administration
Costs |
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| NA |
Misc. |
Admin. |
Administration
of Grant. (15%) |
additional |
$283,905.00 |
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Total Cost |
$2,176,605.00 |
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