SCHOOL CHOICE: BUILD NEW OR NOT

Building Operating Management, Mar 2005 by Larimer, Jeffrey, Greim, Clif

Many older schools are in need of upgrades, but determining WHETHER TO RENOVATE OR BUILD NEW requires a close look at three critical issues

Although federal legislation has focused attention on upgrading curricula, teacher qualifications and testing standards, school districts continue to fall behind on modernizing schools. A National Education Association study in 2000 estimated the cost to repair and modernize America's schools was more than $300 billion. Many school districts are hard-pressed to fund needed upgrades, so they postpone major changes as long as possible. However, rapid changes in technology, new government mandated programs and unsafe conditions are making delay increasingly detrimental.

Three factors generally trigger a decision to take a serious look at an aging school: health and safety deficiencies, outdated or poorly operating building systems, and program changes.

Before a school district embarks on a major renovation project, it must determine whether it is better to replace the existing facility with a new school. Maine mandates such a study before it allocates monies. Some states also are beginning to offer financial incentives for reusing older buildings that are salvageable. While sometimes the cost of replacing outdated systems, upgrading life and safety deficiencies, and accommodating program expansions within existing K-12 schools far exceeds the cost of building a new facility, there may be good reasons for to renovate an older building rather than build a new one.

QUESTION OF CHARACTER

Generally, schools built in the 1950s or earlier have impressive architectural character and often are fixtures in their neighborhoods. They are structurally sound and can accommodate new systems. In addition, there is often strong sentiment to keep them in some form.

Newer schools built in the 1960s and 70s generally lack architectural character, are not energy-efficient and are constructed of cheaper materials. These get torn down more often or become hand-me-down conversions from high schools to junior highs or from junior highs to elementary schools.

For schools built in the 1980s, the dilemma is not so much whether to replace or renovate but how to add to the structure in an economical and aesthetically pleasing manner.

Another important reason why older buildings are renovated is because there is no new land available to move the school or the available land is prohibitively expensive.

A final factor is whether a renovation can be undertaken while a school is in use. If the goal is to continue to occupy the building, developing a phased construction schedule, which separates construction from occupied areas, is critical.

It is impossible to generalize. Community needs and sentiment, facility deficiencies and economics all play roles. Renovating can simply be the right thing to do, make the most economical sense or provide a school district with the right space given available funds. One thing is certain: Renovating older schools is challenging.

HEALTH AND SAFETY UPGRADES

The news is rife with stories about unsafe and unhealthy schools that are unexpectedly closed because of mold contamination, indoor air quality problems or other unsafe conditions. Safety and health problems leave little room for procrastination. The immediate problem can be diagnosed and fixed, but the situation triggers a serious review of all systems.

A major cause of many indoor air quality problems relates to poorly ventilated spaces. Older schools often were designed without ventilation systems; with the exception of some unit ventilators, open windows served that function. Even the ventilation provided in more recent schools does not always meet codes for outdoor air.

Other health- and safety-related issues that can trigger major upgrades include electrical systems that are inadequate and unsafe, lack of sprinkler systems, asbestos in flooring and pipe insulation, inadequate fire alarm and emergency systems, poorly designed access measures to meet ADA requirements, and inadequate or nonexistent security systems.

Often, the cost of bringing an older school building up to presentday safety, health and access codes can be considerable, adding 10 to 20 percent or more to a budget. Even so, if the basic structure of a building is sound and has not been substantially modified, renovating the building and replacing systems may very well turn out to be the more economical solution.

If updating spaces to accommodate newer or different uses results in significant reconfiguration of walls, however, then the cost may increase dramatically. Again, the type of construction and the materials used will also affect the cost of a renovation. Load-bearing concrete or masonry walls will be more costly to modify than walls of stud construction. Removing load-bearing walls to reconfigure program space may now involve reinforcing the structure, adding columns and beams, and underpinning foundations, which add significant cost.

SYSTEM UPGRADES

Most mechanical systems with regular maintenance have an average life of 20 to 30 years. Upgrading them is a prudent but expensive step. However, upgraded systems can provide economic benefits. Today's mechanical systems come with sophisticated controls, are more dependable and are highly energy-efficient. Individual spaces can be controlled with sensors that can lower temperatures and ventilation rates when a room is unoccupied. The impact of the sun can be modeled and a control system designed to accommodate the increased or decreased amount of solar heat.