Top 3 Challenges Historic Courthouse Renovations Can't Afford to Ignore
August 26, 2019 | Andrew Shipman and Louise Brodnitz
Historic courthouse renovation projects carry a variety of unknowns that make these projects incredibly complex. However, adding to that complexity are the unique security concerns and sensitive deadlines that must be met. Of course, these challenges are amplified in projects where court remains in session. While appropriate construction management and attention to timeline is always important, these projects demand extra attention in three specific areas.
1. Occupancy during construction comes with potential security issues.
Historic and modern courthouses alike are often occupied buildings, and preservation must accommodate the need to minimize disruption to occupants, such as by working at night to limit the impact of noise, or to relocate them during renovation. As one judge commented at the onset of a construction project, “In the courthouse, people’s lives are on the line.” A judge who can’t hear what a person is saying because of construction noise is truly unable to perform his or her job.
In addition, security is a necessity during construction. In some cases, an escort may be required to accompany trades onsite. Working with a contractor or consultant accustomed to the security needs of courthouse projects adds an element of security/trust for the owner.
2. Sensitive timelines can be easily delayed by historic structures.
Historic projects often have concealed conditions. Designs must respond to existing conditions, some of which lay hidden behind walls. In these instances, the best protection is to test early.
Project teams can start with non-destructive testing, such as ultrasonic, radiography, water flow, or building history research. If necessary, construction managers may need to proceed to minimally destructive testing before deploying destructive testing methods such as such as paint analysis, material properties testing or exposing underlying conditions. Dealing with the results of these tests may take time, so project teams need investigate as thoroughly as possible early in the planning process.
3. Regulatory requirements can add time to federal renovations.
Federal courthouse renovations must meet the National Historic Preservation Act, Section 106. This adds time to a project schedule. The act requires allowing time for interested parties to provide feedback on the design concept and agree on a compromise that addresses that input.
In addition, many historic structures contain hazardous materials such as asbestos-containing materials, lead-based paint or guano from birds or bats. These materials must be dealt with responsibly and in strict accordance with the prevailing health and safety regulations.
Working with an experienced and responsible construction manager who can guide the transition from construction to owner operations after the point of substantial completion becomes particularly crucial. Be sure to choose a team with a proven history of easing this transition for owners, so that even the toughest challenges can be tackled with confidence.
About the Authors
Andrew Shipman, CCM, LEED AP, has served as the Senior Project Manager for 3 of AFG’s projects with the U.S. General Services Administration (GSA) that have received Project of the Year Awards from the Construction Management Association of America (CMAA). Andrew has over 30 years of experience including for courthouse projects nationwide, and holds an MBA from the University of Maryland, College Park.
Louise Brodnitz, AIA AICP, is a Historic Preservation specialist and Architect with over 35 years of experience in the field. Louise has served for 4 years on the Advisory Council on Historic Preservation in Washington, DC, and is currently AFG’s Senior Historic Preservationist Architect on the $500M GSA Department of Homeland Security (DHS) Consolidation at St. Elizabeths Campus program.