Fairhope, Alabama
fairhopetimes@att.net
ROOF LEAKS
At the last work session, building official Eric Cortinas told the city council that the roof on the seven year old library building has 7-12 active leaks.
Cortinas said that the roof had always leaked and although the roof's warranty expired after two years (2009), "you need to have a roof without leaks for there to be a warranty in place ... we never had that."
"You can't say the warranty's expired when there never was a completed project to begin with ... never had two years without roof leaks ... we're making that case very strongly with the builder and architect ... ."
The city has also filed a complaint with the roofing contractor and a claim with the maker of the waterproof membrane, but it all had been referred to their "claims contractor"-- an independent sheet metal contractor.
Cortinas: "We intend to continue, if necessary legally ... to have it corrected."
"Contractors are saying ... it wasn't installed correctly ... ."
(The roofing system has 3 layers: asphalt shingles, metal and wood.)
A/C SYSTEM STILL FAILING TOO
Cortinas also reported continuing problems with the air conditioning system that have existed "since the building opened in 2007." He said he had been meeting with original general and other contractors who designed and installed the system and called it "a very large, very complicated system ... with computerized controls."
Cortinas: "Its always too hot ... or too cold."
He said he had looked back through the installation paperwork and found that a "full commissioning" was never done after it was installed 7 years ago.
Cortinas: "A full check ... to see if the system is ready to go ... that was never done ... they just fired it up and left ... . Six units and over fifty other components need to be checked individually."
As a first step, Cortinas is proposing to hire someone (cost $7,000) to do the commissioning -- to see what repairs may be needed. The job should take two technicians about a week.
Unfortunately, the five year warranty on that system has expired as well.
Cortinas: "Its ridiculous for a building of that age to have these issues ... we're fighting that battle."
He plans to start with the A/C repairs and then continue on to the roof issues.
SLIPPERY TILES CAUSING FALLS?
Cortinas said there have been 3 claims against the city in the past 5 years for falls on wet slate tiles at the main entrance -- even after non-skid treatments are applied every 5 years or so.
Cortinas: "Have to consider consequences of a severe fall ... my recommendation is ... the slate needs to go ... and replace it with different material."
He suggested the Library Board could be consulted about installing engraved brick pavers there instead -- because it would be a "better surface to walk on than just concrete."
Mayor Kant: "It's easy to get a lawsuit ... if someone falls and really gets hurt ... talk to the Library Board and Friends of the Library ... see if they want to do a fundraiser ... sell bricks ... memorials ... with names on them ... as other places in town."
ROOF LEAKS
At the last work session, building official Eric Cortinas told the city council that the roof on the seven year old library building has 7-12 active leaks.
Cortinas said that the roof had always leaked and although the roof's warranty expired after two years (2009), "you need to have a roof without leaks for there to be a warranty in place ... we never had that."
"You can't say the warranty's expired when there never was a completed project to begin with ... never had two years without roof leaks ... we're making that case very strongly with the builder and architect ... ."
The city has also filed a complaint with the roofing contractor and a claim with the maker of the waterproof membrane, but it all had been referred to their "claims contractor"-- an independent sheet metal contractor.Cortinas: "We intend to continue, if necessary legally ... to have it corrected."
"Contractors are saying ... it wasn't installed correctly ... ."
(The roofing system has 3 layers: asphalt shingles, metal and wood.)
A/C SYSTEM STILL FAILING TOO
Cortinas also reported continuing problems with the air conditioning system that have existed "since the building opened in 2007." He said he had been meeting with original general and other contractors who designed and installed the system and called it "a very large, very complicated system ... with computerized controls."
Cortinas: "Its always too hot ... or too cold."
He said he had looked back through the installation paperwork and found that a "full commissioning" was never done after it was installed 7 years ago.
Cortinas: "A full check ... to see if the system is ready to go ... that was never done ... they just fired it up and left ... . Six units and over fifty other components need to be checked individually."
As a first step, Cortinas is proposing to hire someone (cost $7,000) to do the commissioning -- to see what repairs may be needed. The job should take two technicians about a week.
Unfortunately, the five year warranty on that system has expired as well.
Cortinas: "Its ridiculous for a building of that age to have these issues ... we're fighting that battle."
He plans to start with the A/C repairs and then continue on to the roof issues.
SLIPPERY TILES CAUSING FALLS?
Cortinas said there have been 3 claims against the city in the past 5 years for falls on wet slate tiles at the main entrance -- even after non-skid treatments are applied every 5 years or so.Cortinas: "Have to consider consequences of a severe fall ... my recommendation is ... the slate needs to go ... and replace it with different material."
He suggested the Library Board could be consulted about installing engraved brick pavers there instead -- because it would be a "better surface to walk on than just concrete."
Mayor Kant: "It's easy to get a lawsuit ... if someone falls and really gets hurt ... talk to the Library Board and Friends of the Library ... see if they want to do a fundraiser ... sell bricks ... memorials ... with names on them ... as other places in town."
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