Condition Report Summary
A condition survey of the church and rectory buildings of OLPH was undertaken in March 2003 by Larkin Architect Inc. Included in the survey is a detailed report by Brumar Engineering on the church building's mechanical system.
While a number of the issues raised in the report are considered discretionary, the report notes that improvements to elements concerning life safety should be made a priority.
Concerning the building's exterior, several of the items noted are comparatively minor in nature and are typical of ongoing maintenance required of any older building. These would include such items as replacement of cracked roof tiles, repair of broken glass, minor repairs of masonry, painting of exterior handrails and refinishing of wood doors. Among the more costly exterior items is the replacement of the original rectory windows with more energy efficient units.
Within the church building, the report recommends repainting throughout, including the basement. It suggests refitting the nave lighting fixtures with a warmer light source. General lighting of the narthex, circulation areas and meeting rooms also requires improvement. Circulation fans in the nave are far too small to be effective. Carpet located in parts of the basement should be removed. Underlying terrazzo could be buffed or linoleum could be placed over terrazzo.
The mechanical system is discussed in detail. The heating piping and radiators are original and are now well beyond their life expectancy. Consideration should be given to replacement in a phased program. A thorough check for boiler "carry-over" should be completed and any findings should be addressed. A knowledgeable control individual should review the boiler system on a regular basis. The unused air conditioning unit in the parish hall ceiling could be re-commissioned. Small capacity water heaters and mechanical ventilation could be added to the washrooms. The rectory washroom fixtures should be replaced.
With respect to the rectory, the report notes that its layout is outdated and, in some instances does not meet current code standards. It suggests that revisions to the layout should be considered to better serve the staff and parish. Lighting within the rectory is generally considered substandard. Finally, the report suggests that the exterior doors of the rectory are problematic with respect to security. The existing opaque glass should be replaced with a clear, sealed, double panel glass unit to allow visual supervision of visitors. Secondary entrances should also be altered for reasons of security.