Historic Structure Report for
Liberia City of Manassas, Virginia 31 January 2011
Prepared by Bryan Clark Green Susan Reed
Commonwealth Architects 101 Shockoe Slip, 3rd Floor Richmond, Virginia 23219
Table of Contents
Chapter I: Introduction Executive Summary Team Organization & Methodology Acknowledgements
Chapter II: Building History Design and Construction of Liberia Archaeology
Chapter III: Architectural Condition Assessment Interior Conditions Exterior Conditions
Chapter IV: Structural Condition Assessment (Robert Silman Associates)
Chapter V: Mechanical, Electrical, and Plumbing Condition Assessment (John Dunlap and Partners)
Chapter VI: Recommendations Architectural Recommendations Maintenance Recommendations Maintenance Checklist
Chapter VII: Cost Estimates (Akers Construction Group)
Chapter VIII: Bibliography
Appendix 1: Measured Drawings (C. Richard Bierce, produced 2006)
Addendum 1: Immediate Recommendations (8 February 2011)
Addendum 2: Wood Analysis Results (18 March 2011)
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Chapter I
Executive Summary On 27 November 2010, the City of Manassas, in conjunction with Historic Liberia, Inc., commissioned Commonwealth Architects to compile a historic structure report for Liberia. The dwelling was built in 1825 by William James Weir, who was married to the granddaughter of Robert “King” Carter. Liberia was, perhaps most significantly, the headquarters of Confederate and Union generals during the Battles of Manassas, and was visited by U.S. President Lincoln and C.S.A. President Davis. There is evidence that the brick kitchen, smokehouse and hyphen once attached to the northeast portion of Liberia House suffered damage during a battle and, as a result had, was demolished. Given the fact that much of the grounds were devastated, it is remarkable that the house emerged relatively unscathed. Over the years, several owners brought varied uses to the Liberia property, including a plantation, a dairy operation, a residence and now a historic house museum. Both the historic and visual evidence suggest that the house has changed little structurally and has remained largely untouched from the original construction period. The building, which is a Virginia Historic Landmark and listed on the National Register of Historic Places, is presently maintained by the Manassas Museum System.
When establishing a new benchmark for well‐informed future work, it is essential to distinguish original from merely old conditions whenever possible. During generation of this report, Commonwealth addressed this central need by utilizing three methodologies: investigation of extant documentary materials, clarification of the historical narrative and timeline, and assessment of present physical conditions. We investigated archival holdings and examined the property with an eye toward both cause and effect of natural aging and decay processes.
We commend the City of Manassas and Historic Liberia, Inc. for sponsoring this research and documentation effort. As architectural historians, we are honored to add our support to the City’s stewardship of Liberia.
Team Organization & Methodology The team for this historic structure report effort was lead by architectural historian Bryan Clark Green, PhD, and architectural designer Susan Reed. Collectively they surveyed the building to record present conditions and assess its current state, as well as performing documentary research in the collections of the City of Manassas and other repositories.
Investigation began in Manassas in December, 2010. Team members conducted a detailed survey of building fabric on all floors of the house as well as survey of exterior fabric. Access to the interior of the building was complete, and for that we are grateful. Access to the roof was limited, as erection of scaffolds or ladders for detailed examination of conditions above ground level was not possible. A structural analysis was performed by, Nicole Ferran, Associate, John Dumsick, Project Engineer, and Nathan Hicks, Engineer, all with Robert Silman Associates. A mechanical, electrical, and plumbing evaluation was performed by John Dunlap, mechanical
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 1.3 engineer, and Clyde Bragg, electrical engineer, of Dunlap and Partners. Cost estimates were provided by James Akers of Akers Construction Group, Inc.
The work of this HSR is, in large part, to pull together much of the fine research undertaken in the past on Liberia. These resources are cited within this report, but the most significant among them are: Archaeological Investigations at Liberia House – September 2007 Architectural Analysis and Historic Context of Liberia House – September 2007 Building Exterior and Structural Evaluation – March 2005 Liberia National Register Nomination – March 1980 Liberia Measured Drawings – August 2006 Interior & Exterior Paint Analysis – September 2008
Findings As a result of both the physical and documentary investigations we are confident that we have added to the City of Manassas’ already impressive knowledge about their building and its preservation. The City of Manassas and Liberia Restoration, Inc. have undertaken a sensible and responsible series of repairs, as described end of Chapter Two. These repairs have dealt with the most pressing issues facing the building (including replacing the roof, repointing the building, addressing moisture infiltration issues, adding a temporary ramp for handicap access), and this is reflected in the recommendations made in this report: there are relatively few issues calling for immediate attention, as most of these have recently addressed. The higher priority recommendations for this report include replacing the electrical panel, reinforcing the stairs between the second floor and the attic, monitoring one crack that is of concern, monitoring site drainage and making some slight corrections to the drainage repairs already initiated, and continuing to secure the fabric of the building by making necessary window repairs to secure the building envelope. Additional recommendations tend more toward long‐ range issues of aesthetics and interpretation, including plaster repairs and the restoration of historic finishes to the building, the restoration of the now‐missing front and rear porches, the interpretation of the now‐missing service wing, and the introduction of interpretive signage and continued efforts to make the house more accessible to those with mobility issues. The City of Manassas and Liberia Restoration, Inc. are to be commended for their stewardship of Liberia, particularly in this difficult economic climate. The care and concern they have shown have secured the fabric of the building, and continued curatorial concern will not doubt address the remaining exterior envelope issues, and turn to the restoration and interpretation of the interior. The repair actions of last few years have no doubt secured the fabric of the building, and it is on the secure foundation that continued work can build.
Acknowledgements Commonwealth Architects wishes to gratefully acknowledge the assistance of following institutions and individuals: Roxana Adams, Curator, The Manassas Museum System, City of Manassas Buildings and Grounds Division, Department of Public Works, City of Manassas
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Chapter 2: bring two wives who bore him 15 children. Although the mansion burned to the Design and Construction of Liberia ground in 1729, the brick foundations remain. A member of the House of The tract that of land that was eventually to Burgesses (leading to his appointment as include Liberia was originally part of a Acting Governor in 1726) “King” Carter Northern Neck land grant to the Carter also became a successful land agent, family. Built in 1825, Liberia House’s rich eventually acquiring approximately 330,000 history includes a significant Civil war acres in the Northern Neck. The property component, including a skirmish that would eventually contain the Liberia immediately preceding the Battle of Second House was known as the Lower Bull Run Manassas (1862). The house served as Tract, consisting of 8,989 acres spanning the Union and Confederate headquarters, as lower portion of Bull Run. Robert “King” well as a camp and field hospital for Carter is buried at historic Christ Church. soldiers. Carter’s second son, Robert Carter II, Historic Context – Liberia overdosed on opium around 1732, leaving his four‐year‐old son Robert III one of the Liberia House is located on a remnant of an richest individuals in the Colonies, although extensive tract of land, known as the he would not inherit the estate consisting of Northern Neck Proprietary, which at one 65,000 acres and 100 slaves until his 21st time stretched from the Chesapeake Bay birthday. Carter III managed to continue the westward to the distant headwaters of the family tradition of land acquisition, Potomac and Rappahannock Rivers. The obtaining (among others) the Lower Bull Northern Neck Proprietary was patented in Run tract purchased by his grandfather and 1649 by Britain’s Charles II. Three years renamed Cancer Plantation after the Zodiac later, John Carter, originally of London, sign. He failed, however, to inherit his would patent 1,300 acres of this original grandfather’s good reputation and was not property in what is now Lancaster County. elected to the House of Burgesses, although Called “Corotoman” after the tribe that he was appointed to the Governor’s Council originally occupied the area, it would be the in 1758 earning him the nickname first of many Carter family landholdings in “Councilor”. He would later leave the Colonial Virginia, and would eventually be Church of England to become a Baptist, expanded to many thousands of acres. further confounding his contemporaries by expressing views sympathetic to Carter’s younger son Robert (known as emancipation. Finally, in 1791, Carter III “King” for both his fortune and his hauteur) wrote a Deed of Manumission to guide the inherited over 7,000 acres of the Corotoman gradual emancipation of 500 of his family’s property upon the death of both his father slaves, prior to moving to Baltimore and and his older brother John. “King” Carter leaving his estate in the hands of his son, would eventually build a sizeable brick John Tasker Carter. mansion on the property, where he would
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 2.1 Carter III’s will carefully divided his lands himself remained a slave owner while among his several children and serving with the ACS, using slave labor to grandchildren, with the tract that would develop and support a successful contain the Liberia House deeded to his agricultural practice. He did gradually eldest daughter Priscilla. Raised in emancipate his slaves, stating in his Williamsburg and on her parent’s Northern personal papers that he had encouraged Neck plantation, Priscilla married Robert each one to relocate to Liberia (most Mitchell, Carter III’s clerk, around 1780. The apparently chose to remain in America). two built a home (Grove Mount) on a The use of the enam “Liberia” for his and dowry parcel in Richmond County, where Harriet’s property may have been a useful they would raise two children. Upon her advertisement for the ACS’s goal, father’s death in 1804, Priscilla inherited the regardless of the fact that the Weir family’s Lower Bull Run/Cancer Plantation tract, slaveholdings actually increased during the along with a responsibility to protect time Weir served with the Society. several freed slaves who would remain on the property. Robert Mitchell died in 1808, During the Weir family’s occupation, the leaving Priscilla in possession of all lands Liberia property included the Liberia House and properties. as well as a store, blacksmith shop and warehouse that supported Weir’s In 1822, Priscilla deeded 1,660 acres of the agricultural businesses. By the late 1830s the Lower Bull Run/Cancer tract to her family had increased to twelve (eight boys daughter, Harriet (Mitchell) Weir, and died and two girls), and the property had likely the following year. In or around 1825, expanded to include the many types of Harriet and her husband William J. Weir dependency and farm buildings that a completed construction of their new home, thriving plantation required. The Weirs raising their property taxes from $13.28 to specialized in grain, growing and then $75.59. They named both the home and the shipping it along the Potomac to the port of surrounding property Liberia. Alexandria. Liberia was also the location of the area’s first post office, with William The house and property received their Weir himself serving as Postmaster. names at approximately the same time as the colony of the same name, established on The 1840s brought misfortune to the family, the western coast of Africa as a sanctuary with the deaths of Harriet, their child Olivia for slaves from North America. Weir Ann, and Weir’s brother Robert. A year himself was a dues‐paying member of the following Harriet’s death, William married American Colonization Society, one of her cousin Louisa and took in his brother’s several organizations charged with funding three children. The family began operating the shipment of slaves to the Liberia Colony a school on the property at some point in as an alternative to legal emancipation. the 1840s (teaching reading, writing, Funds were obtained from members and, arithmetic, and “English grammar” as well later, through appropriations from the as geography, languages, and mathematics). Virginia assembly. Interestingly, Weir
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 2.2 In 1850 the Weirs deeded land on the treatment of his property, after seeing his Liberia tract to the Orange and Alexandria fruit trees cut down for firewood. Railroad to allow construction of a new rail line that would put the family in direct contact with the depot in Manassas. By that time William and Louisa owned additional land (as well as 50 slaves), and raised grain crops and several types of livestock. William operated grist and sawmills as well as a blacksmith shop on the property. Most of the children were grown and gone, but the plantation remained active and successful due to an abundance of slave Photo 2.01, Liberia ca. 1862. Courtesy of the Manassas labor. In the final census prior to the Civil Museum. War, the Weirs owned more slaves (over 80) than any other family in Prince William In early 1862 preparations for what would County. become the Battle of Second Manassas caused Confederate General Joseph E. As it divided the nation, so the Civil War Johnston to call for civilian evacuation. divided the Weir family. Several of Weir’s Leaving servants to watch the property, the sons joined the Confederate Army, though Weirs fled to Fluvanna County where they Weir professed his loyalty to the Union. The remained until 1867. Confederate troops Liberia property itself would serve as camp, had moved south to defend Richmond, and hospital, and headquarters for troops and the Union took control of Liberia for the use commanders from both Armies during the of General Irvin McDowell, who was soon duration of the War. thereafter severely injured in a fall from his
In an attempt to protect Manassas, earthworks and fortifications were constructed around the town. The largest fortification, Fort Beauregard, was built on the Liberia tract several hundred yards west of the house, and would serve as headquarters for Confederate forces before and during the Battle of First Manassas on July 21, 1861. Following his forces’ defeat of the Union Army, Confederate General P.G.T. Bearegard established his headquarters at Liberia, which served as a Photo 2.02, Manassas, Virginia. Camp of General Irvin McDowellʹs body guard. ʺLiberiaʺ William J. hospital for wounded officers. Weir is Weir House,” Timothy O’Sullivan, photographer. reported to have been locked in the Liberia ca. 1862. Library of Congress. (LC‐B811‐647A) guardhouse for complaining about the and (LC‐B811‐647B) are halves of a stereograph pair.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 2.3 the Liberia property during its multiple wartime occupations, claiming one to two hundred thousand dollars. The names of the slaves who were left to occupy the property ewhen th Weirs fled are unknown. Samuel and Nellie Naylor were, however, the only slaves left land in the Weirs’ wills, and may be two of the servants left behind. Samuel Naylor purchased his freedom and, in 1865, purchased 50 acres of the Liberia property from the Weirs. William Weir died in 1867, leaving the remainder of the Liberia tract to his son Walter. After Walter’s death in 1870, the property passed to his brother Photo 2.03, Manassas, Virginia. Detail of Camp of Robert. In 1888 the Liberia House and General Irvin McDowellʹs body guard. ʺLiberiaʺ property were sold out of the family to William J. Weir House,” Timothy O’Sullivan, photographer. Liberia ca. 1862. Library of Congress, Robert Portner. (LC‐B811‐647A) and (LC‐B811‐647B) are halves of a stereograph pair. horse. President Abraham Lincoln and Secretary of War Edwin Stanton traveled to Liberia to meet with McDowell during his recovery.
On August 27, 1862, Union and Confederate troops skirmished on the Liberia property in what became known as the Battle of the Bull Run Railroad Bridge (resulting in a Photo 2.04, Liberia ca. 1900. Courtesy of the Union defeat). The following day the Battle Manassas Museum. of Second Manassas began. Union troops under the command of General George Portner turned the property in a dairy farm, Taylor advanced upon Confederate troops known as Valaer Creamery (though he and entrenched from Liberia all the way to his wife never lived at Liberia). The Mayfield Fort. Taylor was eventually killed property remained a dairy for over 50 years, and his troops retreated to Bull Run, and with the house used as quarters for farm Union General Daniel Sickles set up managers and their families. headquarters at Liberia in order to guard the Orange and Alexandria Railroad.
William Weir would later request and receive compensation for damage done to
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Photo 2.05, Liberia ca. 1947, during the Breedlove’s Photo 2.07, Liberia ca. 1960, during the Breedlove’s ownership. Courtesy of the Manassas Museum. ownership. Historic American Building Survey.
In 1947, the Portners sold the property to I.J. and Hilda Breeden, who lived at the house but did not continue the dairying operation. The Breedens added a two‐story Greek Revival‐style porch to the house, and sold portions of the surrounding property to developers.
Photo 2.08, Liberia ca. 1960, during the Breedlove’s Photo 2.06, Liberia ca. 1960, during the Breedlove’s ownership. Historic American Building Survey. ownership. Historic American Building Survey.
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Photo 2.11, Liberia ca. 1990, during the Breedlove’s ownership. The Virginia Department of Historic Resources.
In 1986, the Breedens donated the house and the remaining acreage to the City of Manassas, which placed the property under a 49‐acre historic district overlay to protect it. The property is now under the management of the Manassas Museum System. Photo 2.09, Liberia ca. 1960, during the Breedlove’s ownership. Historic American Building Survey.
Recent Chronology for Liberia Restoration
In 2003 boxwoods were cleared from around the house. Lightning strikes damaged one chimney the following year, requiring the structure to be rebuilt.
In 2005 , the City of Manassas removed the modern porches and steps from the north, south, and east sides of the house. Temporary porches and steel security doors were installed on the north and south sides.
Photo 2.10, Liberia ca. 1973, during the Breedlove’s ownership. Courtesy of the Manassas Museum. 2006 In 2006 the City sponsored a professional archaeological investigation around the house’s foundation and front walkway. Soil was moved away from the foundation to address moisture infiltration into the basement. All exterior masonry was Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 2.6 repointed and repaired, including parapets and chimneys. Both chimneys were capped and a wheelchair ramp was installed.
The City proceeded with removal of mold resulting from a roof leak that damaged the second floor of the house, removed graffiti, and braced the first floor.
In 2007 the City restored exterior woodwork (including windows, doors, and frames), repaired wood windowsills and replaced stone windowsills. The roof was replaced and gutters and lighting rods were installed. The City completed an architectural analysis of the Liberia House.
In 2008 the City caused new basement windows to be designed and installed, and repaired the exterior basement steps on the east side of the house.
In 2009 exterior brick was whitewashed. Plumbing was removed from the second floor and pipes were capped. The original shutters were cleaned, and the City completed historic paint analyses for both interior and exterior finishes.
In 2010 the City cleared undergrowth southwest of the house.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 2.7 Archaeology Confederate Army, many properties in the area were also pressed into service. Among An archaeological survey of approximately other uses, the Liberia House served as a .65 acres of grounds around the Liberia field hospital following the July 21, 1861 House was completed in July and Battle of First Manassas, and likely served September 2006. The survey, performed by as headquarters for General P.G.T. professional archaeologists with the URS Beauregard. The Weirs and most of their Corporation, included the yards staff evacuated in February 1862. In spring immediately north and south of the of that year, the Union took Manassas and building, the presumed location of a General Irvin McDowell used the Liberia nineteenth century coach circle, and an area House as his headquarters, where he was surrounding known brick and flagstone visited by President Abraham Lincoln. The walkways. Both shovel testing and hand‐ property saw actual fighting during the excavated test units were utilized during August 28, 1862 Battle of Second Manassas the survey. (also known as the Battle of Bull Run), after which it became the temporary Archival and grey literature research prior headquarters of General Daniel E.. Sickles to the survey confirmed that the Liberia When the Weirs finally returned, the property, part of a much larger tract property was in chaos and Weir would originally patented by Robert “King” eventually record his estimate of wartime Carter, consisted of 1,660 acres when it was damages at between one and two hundred inherited by Harriet Bladen Mitchell and thousand dollars. The house was sold out of her husband William J. Weir in 1823. Their the family in 1888, and remained a dairy dwelling, the Liberia House, was completed farm until the house and a 49‐ acre curtilage at or shortly before 1825. Soon thereafter the were donated to the City of Manassas in house was joined by multiple dependencies, 1986. including a grist mill, granary, dairy, livestock and storage barns, and slave Although the Liberia House property is quarters for the 29 slaves owned by the recorded as archaeological site number Weir family. Given that the property’s name 44PW0507, at the time of the survey the references the American colony established only known archaeological site on the in Africa as a home for freed slaves, as well property was the site of the original Weir as Weir’s membership in the American family cemetery. In 1988 all interments Colonization Society which supported it, were removed and relocated to a new site the large number of slaves owned by Weir northeast of the house. is surprising. Southern Testing Area: Regardless, like all similar property owners Following the removal of a modern porch, in the South, Wier’s days as a slave owner the area beneath and around it was tested were numbered by the start of the Civil using four shovel test pits and two 3‐by‐3‐ War. With the nearby town of Manassas foot hand‐excavated test units. Survey serving as a center of activity for the resulted in the discovery of several features
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 2.8 (including stone and concrete footers and a Following completion of archaeological trench containing modern architectural testing, heavy equipment was brought in to refuse). A total of 419 artifacts, most of remove a modern concrete sidewalk. This which were architectural in nature, were activity exposed part of an earlier flagstone recovered during the survey. Although a walkway located at approximately the same few fragments of historic ceramics were depth as the brick feature. A small number identified, this portion of the investigation of historic and modern artifacts, including produced little in the way of new fragments of an iron cup, a stone marble, information about the construction or and a rubber hockey puck, were recovered occupation of the Liberia House. during investigation of this feature. A total of 1,620 artifacts, both historic and modern, Northern Testing Area: were recovered during this testing program, A total of 15 shovel test pits and four 3‐by‐ over half of which were architectural in 3‐foot test units were excavated just north of nature. the house where the modern sidewalk was located. These included several test pits Brick and Flagstone Testing: excavated adjacent to the existing modern Additional testing of the area containing the porch, which resulted in the recovery of a identified brick and stone walkway features significant number of artifacts and the involved an additional eight shovel test pits identification of a historic brick feature. The and one 3‐by‐3‐foot test unit as well as use remaining tests and test units were of soil probes. Testing confirmed that the excavated in an attempt to further delineate brick walkway feature extends and identify the feature itself. approximately 21 feet along the north wall The feature, which consists of brick laid in a of the Liberia House and averages four feet herringbone pattern dan likely represents a in width. The flagstone walkway feature decorative walkway, was located almost appears to begin approximately 12 feet from one foot beneath the ground surface the north wall of the house, extends another beneath three shallow layers of fill soil. The 24 feet, and averages 7 feet in width. feature appears to run east‐west, and had Excavation of a test unit over this feature been disturbed at some point by a trench identified a shallow layer of mixed late running north‐south across the feature. The nineteenth and twentieth century materials, intrusion resulted in missing bricks and indicating that the walkway was likely may be associated with installation of a constructed during the twentieth. 209 drain or utility pipe. Three in‐situ stones artifacts were recovered during testing of were identified at the western end of the this area, with over half represented by the walkway feature, beneath a thin layer of soil architectural materials group. containing large amounts of brick, shell mortar, and artifacts such as cut nails, Coach Circle Testing Area: window glass, and a Minie ball. This soil The final testing program took place in the layer may represent a shallow builder’s grassy yard south of the house, in an area trench associated with construction of the believed to have been the site of a brick and stone feature. nineteenth century coach circle. A series of
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 2.9 27 shovel test pits were placed in a shallow depression thought to represent the circle. Testing was inconclusive, but did result in the recovery of 73 artifacts, which assemblage was generally split between architectural and domestic items.
In general, archaeological investigation of the Liberia House property found that most of the area surrounding the house has been disturbed by modern construction and landscaping activities. Most artifact deposits were a mixture of historic and modern materials found within layers of fill or redeposited soils. It is important to note, however, that in spite of this disturbance the survey did identify several archaeological features. These include a brick and stone walkway, a flagstone walkway, and what appears to be an intact builder’s trench. The walkway features were found beneath mixed deposits of nineteenth and twentieth century artifacts, with the earlier materials associated with the earlier domestic occupation of the Liberia House. The trench, located adjacent to the brick and stone walkway, may be associated with construction of the walkway itself. This trench contains the only in‐situ historic artifacts identified during the survey, and may be a source of much important information. The archaeologists responsible for the survey recommend that these features be protected from further disturbance unless and until additional archaeological investigation may be performed in an attempt to better understand their origins and purposes.
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Exterior Description
North Elevation (Rear)
Photo 3.03, Liberia, North elevation, detail of cornice and parapet.
Cornice: There is a corbelled sawtooth brick cornice with whitewash.
Photo 3.01, Liberia, North elevation.
Chimney: Two brick interior end chimneys are present.
Photo 3.04, Liberia, North eelevation, detail of wall. Note vertical brick inserted into wall (center of image).
Wall: The wall is of brick laid in four‐course American bond, in good condition, with tinted mortar and Photo 3.02, Liberia, North elevation, detail of cornice and parapet. evidence of recent repointing. A few vitrified headers are present. The brick is whitewashed at Roof: the foundation level. Traces of a former porch are The gable roof is covered with sawn clear Western visible at the north door enclosure. Red Cedar shingles.
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Photo 3.05, Liberia, North elevation, first floor window. Photo 3.06, Liberia, North elevation, second floor window.
Windows: Windows are 6 over 6 with true divided lights, in good condition, ornamented by fluted trim. Shutter hangers are present, also in good condition. Sills and headers are whitewashed on most windows. Flat arches above the windows have raised inverted “V” mortar joints.
Cellar windows are new. The sills had been brownstone, but some are now concrete. The western most cellar window was at one point made into a door and has been filled in again.
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Photo 3.07, Liberia, North elevation, detail of entrance with Photo 3.08, Liberia, North elevation, detail of entrance with metal security door in place. metal security door opened.
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Doors: The entry door is a wood six‐panel door with a brass box lock. There is whitewashed brick arch over the door with beaded detailing similar on the inside casing. A metal handicap‐accessible ramp is located on this elevation leading to the entry door.
Photo 3.11, Liberia, North elevation, detail of ghosting of previous porch.
Porch: The porch is missing, although paint traces marking its location are visible on the wall.
Photo 3.09, Liberia, North elevation, door, detail of hardware.
Photo 3.12, Liberia, North elevation, detail of foundation.
Foundation: Photo 3.10, Liberia, North elevation, detail of fanlight over The foundation is of brick, whitewashed at the door. lower level.
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Photo 3.13, Liberia, North elevation, detail of foundation and downspout. Note biological growth on foundation wall, indicating moisture retention. Photo 3.15, Liberia, North elevation, detail of well.
Site: The site is in grass.
Photo 3.14, Liberia, North elevation, detail of handicap‐ accessible entry ramp.
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South Elevation (Primary)
Photo 3.19, Liberia, South elevation, detail of masonry wall.
Photo 3.17, Liberia, South elevation.
Chimney: Two brick interior end chimneys are present.
Photo 3.20, Liberia, South elevation, detail of masonry wall. Note spalling and loss of brick face.
Photo 3.18, Liberia, South elevation, detail of cornice and parapet.
Roof: The gable roof is covered with sawn clear Western Red Cedar shingles.
Cornice: There is a corbelled sawtooth brick cornice with whitewash.
Photo 3.21, Liberia, South elevation, detail of masonry wall. Note spalling and loss of brick face.
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Photo 3.22, Liberia, South elevation, detail of masonry wall. Note spalling and loss of brick face.
Wall: The wall is of brick laid in four‐course American bond, in good condition, with tinted mortar and evidence of recent repointing. A few vitrified headers are present. The brick has been whitewashed at the foundation level.
Photo 3.23, Liberia, South elevation, detail of first floor window.
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Photo 3.24, Liberia, South elevation, detail of second floor window. Photo 3.25, Liberia, South elevation, detail of entry. Note metal security door and temporary, pressure‐treated wood porch. Windows:
Windows are six over six with true divided lights, in good condition, ornamented with fluted trim. Shutter hangers are present, also in good condition. Sills and headers are whitewashed on most windows. Flat arches above the windows have raised inverted “V” mortar joints.
Cellar windows are new. The sills had been brownstone, but are now concrete. The previous windows in boiler room (eastern two cellar windows) had pie cooling ledges beneath the window sill. Beneath the porch is a filled‐in coal chute opening.
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Photo 3.28, Liberia, South elevation, detail of fanlight at entry.
Doors: A four‐panel entry door with a brass box lock is present. There is a whitewashed stepped brick relieving arch over the door with a fanlight beneath.
Photo 3.26, Liberia, South elevation, detail of pilaster flanking entry.
Photo 3.30, Liberia, South elevation, detail ghosting of previous porch.
Porch: The porch is missing, but paint traces marking its original location are visible on the wall. A temporary porch constructed of pressure‐treated wood is present.
Photo 3.27, Liberia, South elevation, detail of fanlight at entry.
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Photo 3.31, Liberia, South elevation, detail of foundation. Photo 3.34, Liberia, South elevation, detail of site to east of dwelling. Foundation: The foundation is of brick, whitewashed at the lower level.
Photo 3.35, Liberia, South elevation, detail of site to west of dwelling.
Photo 3.32, Liberia, South elevation, detail of temporary porch.
Photo 3.36, Liberia, South elevation, detail of site in front of dwelling. Note terracing to create approach to entry.
Photo 3.33, Liberia, South elevation, detail of downspout. Note Site: overflow at flexible drainage pipe, and the hole burrowed beneath by overflowing water. The site is in grass, with several mature trees present.
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East Elevation
Photo 3.38, Liberia, East elevation, detail of parapet.
Cornice: None.
Photo 3.37, Liberia, East elevation.
Chimney: One interior end chimney, constructed of brick with a simple two‐course brick cap. The initials “WI” are picked out in vitrified brick.
Photo 3.39, Liberia, East elevation, detail of masonry wall. Roof: The roof includes a parapet, with three courses of stretchers under the cap.
Photo 3.40, Liberia, East elevation, detail of masonry wall.
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Photo 3.41, Liberia, East elevation, detail of masonry wall.
Wall: The wall is of brick laid in four‐course American bond, in good condition, with tinted mortar and evidence of recent repointing. A few vitrified headers are present. The brick has been whitewashed at the foundation level.
Photo 3.42, Liberia, East elevation, detail of first floor window.
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Photo 3.44, Liberia, East elevation, detail of entrance to cellar.
Photo 3.43, Liberia, East elevation, detail of second floor window.
Windows: The windows are six over six with true divided lights, in good condition, ornamented by fluted trim. Shutter hangers are present, also in good condition. Most windows have whitewashed sills and headers. Two demilunes are present at the attic level (the left contains four lights and the right has been covered with a vent).
Photo 3.45, Liberia, East elevation, detail of cellar door.
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Photo 3.46, Liberia, East elevation, detail of first floor door. Photo 3.47, Liberia, East elevation, detail of first floor door frame.
Doors: The basement door is comprised of vertical boards (the left v‐notched and the right beaded). Knee walls are painted on top and sides, and the steps are brownstone. The first floor door from the kitchen is missing (or at least is not visible), but has thee‐panel sides and a two‐panel top. The brownstone stoop is partially whitewashed. Fluted trim surrounds, as with windows. The flat arch has raised inverted “V” mortar joints.
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Photo 3.48, Liberia, East elevation, detail of ghosting of former addition.
Porch: There is no porch. Paint traces on the wall indicate that an addition was once present in this location.
Foundation: The foundation is of brick, whitewashed at the lower level.
Photo 3.50, Liberia, East elevation, family cemetery.
Site: The site is in grass. A water spigot and oil tank are located in the south corner.
A small family cemetery with several stone Photo 3.49, Liberia, East elevation, family cemetery. markers, surrounded by a metal paling fence, is found in this location.
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West Elevation
Photo 3.52, Liberia, West elevation, Parapet detail.
Roof: The roof includes a parapet, with three courses of stretchers under the cap.
Cornice: None.
Photo 3.51, Liberia, West elevation.
Chimney: One interior brick chimney with a simple two‐ course brick cap. Photo 3.53, Liberia, West elevation, detail of brick wall.
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Photo 3.54, Liberia, West elevation, detail of brick units. Note decorative glazed units.
Photo 3.55, Liberia, West elevation, note repointing, Photo 3.56, Liberia, West elevation, first floor window.
Wall: The wall is of brick laid in four‐course American bond, in good condition, with tinted mortar and evidence of recent repointing. A few vitrified headers are present. The brick is whitewashed at the foundation level.
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Shutter hangers are present, also in good condition. Most windows have whitewashed sills and .Two demilunes are present at the attic level (the left has been covered with a vent, and the right contains four lights).
Doors: None.
Porch: None.
Photo 3.59, Liberia, West elevation, foundation.
Photo 3.57, Liberia, West elevation, second floor window. Foundation: The foundation is of brick, whitewashed at the lower level
Photo 3.58, Liberia, West elevation, demilunes in attic.
Windows: Windows are six over six with true divided lights, in good condition, ornamented with fluted trim.
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Photo 3.60, Liberia, West elevation, note brick in mouth of Photo 3.61, Liberia, West elevation, site has been cleared for drainage tubing, which can serve to block the flow of water upcoming activities. and, in the event of large amounts of rainfall, can cause it to either overflow the downspout at the connection, delivering Site: water into the cellar, or force it up the downspout and possibly into the walls through gaps in individual sections of the The site is a mixture of grass and bare earth, with downspout. several mature trees.
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Chapter 3.2: Architectural Condition Assessment
Interior Description
Cellar
Cellar, South Room (Room 001)
Figure 3.63, Liberia, Cellar, Room 001, view of whitewashed first floor joists and underside of floorboards, from cellar..
Ceiling: The ceiling is of open joists with traces of whitewash.
Figure 3.63, Liberia, Cellar, Room 001, whitewashed brick on wall.
Walls: Figure 3.61, Liberia, Cellar, Room 001, general view. The walls are of whitewashed brick. Some mortar loss is evident.
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Figure 3.65, Liberia, Cellar, Room 001, view of interior window (infilled with CMU).
Figure 3.66, Liberia, Cellar, Room 001, view of exterior Figure 3.67, Liberia, Cellar, Room 001,board and batten door. window, with bracing in place.
Windows: Two windows, hinged at the top to swing inward are located along the east wall. Original brownstone sills have been replaced with concrete. One concrete masonry unit‐infilled window opening is present on the west interior wall.
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Heating/Cooling: None, but a flue hole is present beneath the chimney bracing.
Figure 3.68, Liberia, Cellar, Room 001, view bottom of door frame, showing rot from persistant moisture.
Doors:
One single‐wide vertical board wood door is Figure 3.69, Liberia, Cellar, Room 001, general view of bracing located on the west interior wall. in room.
Floors: Other: The floors are of concrete. Bracing has been installed under the first floor framing. Mantelpiece/Casework: None.
Lighting: Incandescent bulbs.
Plumbing: None.
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Cellar, Center Hall (Room 002)
Figure 3.70, Liberia, Cellar, Room 002, general view. Note that the exterior shutters have been removed and are stored in this area. Figure 3.72, Liberia, Cellar, Room 002, view of whitewashed brick walls.
Walls: The walls are of whitewashed brick. Some mortar loss is evident.
Figure 3.71, Liberia, Cellar, Room 002, general view of first floor joists and underside of floor boards, visible from this room. Note also the cut made and repaired in this area of the floor. The floorboards in the hall above do not show corresponding cuts, indicating that they have been repaired or replaced in entirety. This cut was likely made either for 1) the construction of a stair that was later removed (not likely), or 2) the installation of heavy equipment, such as a boiler, that was Figure 3.73, Liberia, Cellar, Room 002, view bricked‐in window later removed. opening beneath front door..
Ceiling: Windows: The ceiling is of open joists with traces of There is one brick‐ infilled coal bin in the center of whitewash. the east wall, under front porch. Shutters for the upper story windows are stored in the cellar.
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Doors: Plumbing: None. A hot water heater is present.
Heating/Cooling: None.
Other: Ceiling joists in front of the front door have been cut dand fille in.
Figure 3.74, Liberia, Cellar, Room 002, view of floor. Note that concrete is poured over original materials; the portion of the room adjacent to the exterior wall at the front of the dwelling was not covered with concrete.
Floors: The floors are of concrete, except for a small portion near the exterior wall on the south side of the dwelling.
Mantelpiece/Casework: None.
Lighting: Incandescent bulb.
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Cellar, North Room (Boiler Room, 003) Ceiling: The ceiling is of open joists with traces of whitewash. Lath marks can be seen on ceiling joists, but lath was mid‐century and whitewash was observed already above the plaster ceiling when it was taken down, according to one of the workmen on site.
Figure 3.75, Liberia, Cellar, Room 003, general view.
Figure 3.77, Liberia, Cellar, Room 003, view of whitewashed brick walls. Note general mortar loss.
Walls: The walls are of whitewashed brick. Some mortar loss and traces of old plaster are evident.
Figure 3.76, Liberia, Cellar, Room 003, view of whitewash on floor joists for first floor, and underside of floor decking.
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Figure 3.78, Liberia, Cellar, Room 003, view of interior window opening with board‐and‐batten shutter in place.
Figure 3.80, Liberia, Cellar, Room 003, view of board‐and‐ batten door to the room.
Floors:
Figure 3.79, Liberia, Cellar, Room 003, view of exterior window Floors are of concrete. with cribbing in place. Mantelpiece/Casework: Windows: None. Two windows, hinged at the top to swing inward, are located along the east wall. The original Lighting: brownstone sills have been replaced with concrete. Incandescent bulbs. These windows were once taller in order to accommodate pie cooling shelves. Plumbing: None other than that related to the boiler. One window opening (without glass) is present on the west interior wall. Heating/Cooling: None. A boiler serves the upper floors. A flue hole Doors: is present under the chimney stack. One single‐wide vertical board wood door is present on the west interior wall.
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Cellar, West Hall (Stair, Room 004)
Figure 3.81, Liberia, Cellar, Room 004, general view.
Figure 3.83, Liberia, Cellar, Room 004, view of whitewashed brick walls. Note mortar loss, and rough join of the two wall planes.
Walls: The walls are of whitewashed brick. Some mortar loss is evident. Plaster board from a mid‐century Figure 3.82, Liberia, Cellar, Room 004, view of whitewash on renovation is present on the walls at the top of the first floor joists and underside of floor decking. stairs.
Ceiling: The ceiling is comprised of open joists showing traces of whitewash.
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Figure 3.85, Liberia, Cellar, Room 004, view of window to exterior.
Figure 3.87, Liberia, Cellar, Room 004, view double door to exterior. Note that the two leaves do not match.
Figure 3.86, Liberia, Cellar, Room 004, view of interior window Doors: and vertically‐hung board‐and‐batten shutter. Three doors are present.
To exterior: a double‐door to the outside is along Windows: the east wall. Note that the two leaves do not Four windows are present. The windows are new match. reproductions, hinged at top to swing inward along To north and south rooms: single‐wide vertical the west wall. The window at the south end of the board wood door, opens into each of the north and wall shows a concrete masonry unit infill where it south rooms along the east interior wall. was turned into a door and then filled back in. Sills Top of the stairs: a vertical board door as described were originally brownstone but have been replaced in the first floor stair hall. with concrete (the brownstone had deteriorated when the grade covered it). Window at former Cellar bathroom shows a window in a filled‐in door opening, but it was originally a window where a door was cut in. Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.29
Mantelpiece/Casework: A simple staircase is present.
Lighting: Bare incandescent bulbs.
Figure 3.88, Liberia, Cellar, Room 004, view of floor. Note that concrete has been removed to expos paving stones beneath.
Floors: Floors are of concrete. Paving stones can be seen underneath the concrete near the double door.
Figure 3.90, Liberia, Cellar, Room 004, view of area that previously contained a bathroom (a later addition), which has recently been removed.
Plumbing: None. A bathroom originally located in the south corner has been removed.
Heating/Cooling: None. Figure 3.89, Liberia, Cellar, Room 004, view of stairs to first floor. Other: Smoke detector at top of the stairs. Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.30
First Floor
First Floor, Stair Hall (Room 105)
Figure 3.92, Liberia, First Floor, Room 105, general view.
Figure 3.91, Liberia, First Floor, Room 105, general view. Ceiling: The plaster ceiling is in good condition.
Figure 3.93, Liberia, First Floor, Room 105, detail of chair rail.
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Figure 3.94, Liberia, First Floor, Room 105, detail of base molding.
Figure 3.95, Liberia, First Floor, Room 105, detail of base Figure 3.96, Liberia, First Floor, Room 105, detail of hall arch. molding. Note missing piece of moulding in vicinity of radiator at north end of hall. Walls:
Walls are of plaster, with wallpaper above a chair rail. In most of this room, the chair rail is three inches tall and in three parts: a bullnose cap, with a raised inverted “V” in the center and a small bead at the bottom. Near the door to the office opposite the staircase, the chair rail is simplified. Baseboards are 9 inches in height and are multi‐ part with punched circles as a defining feature. No crown moulding is present. The plaster is cracking in some areas and the wallpaper is peeling. Plaster board is present on the walls at the top of the stairs.
Windows: One window with interior recessed panels is present, located at the stairs. The window is six
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.32 over six with true divided lights. Interior trim is a stepped flat trim ca. 4 ¾ inches wide.
Figure 3.98, Liberia, First Floor, Room 105, detail of north door Figure 3.97, Liberia, First Floor, Room 105, view of north door. surround.
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Office door: four raised panels. The trim is similar, but not identical to, that found in the parlor door and window trim. Cellar door: 4 vertical boards with beaded edge, varying in width from 5 ½ to 9 inches.
Figure 3.100, Liberia, First Floor, Room 105, view of floor near door to cellar.
Floors: 3 ½ ‐ 5 ¼ inch tongue‐and‐groove wood flooring, in fair condition. The direction of the floor boards changes at the door to the Cellar.
Figure 3.99, Liberia, First Floor, Room 105, view of door to cellar.
Doors: Four doors are present in this room. Entry (rear) door: six‐panel with a brass box lock. The door trim is fluted, with a double inverted “V” similar to that seen on the chair rail and with bull’s eye corner blocks. Plinth blocks are flat. There is an arch over the entry door with beaded detailing similar to the beaded detailing in the archway to the Center Hall. There is a 2 to 3‐inch step down at the threshold. Parlor door: recessed panels line the opening. Door trim is similar to window trim, but is approximately 5 ¾ inches wide. The plinth blocks are curved.
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Figure 3.103, Liberia, First Floor, Room 105, detail of stair stringer detail.
Mantelpiece/Casework: The staircase has square balusters and a turned double‐tapered newel post. Stairs have wood treads. The newel and railing are unpainted, while the risers and balusters are painted. The handrail is round in profile. The stringer ends are ornamented with a scroll design. The side of the staircase has six recessed panels.
Lighting: None.
Figure 3.101, Liberia, First Floor, Room 105, view of stair rail at first floor landing. Plumbing: None.
Heating/Cooling: Radiator.
Figure 3.102, Liberia, First Floor, Room 105, detail of stair rail at first floor landing.
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Figure 3.104, Liberia, First Floor, Room 105, view to left of north exterior door. Note the presence of switchplate, panic bar, alarm box, and extensive cracking in the vicinity of this hardware. . Other: Hard‐wired smoke detector, fire alarm and security system.
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First Floor, Office (Room 106) Floors: Floors are of 4 ½ – 8 inch variable‐width tongue‐ and‐groove boards.
Mantelpiece/Casework: None.
Lighting: None.
Plumbing: None.
Heating/Cooling: Radiator.
Other: Hard‐wired smoke detector.
Figure 3.105, Liberia, First Floor, Room 106, general view.
Ceiling: The ceiling is of plaster in good condition.
Walls: The walls are of plaster covered by wallpaper
Windows: One window is present, with a wood sill and small profile apron, and ca. 4 ¾‐inch stepped flat trim.
Doors: One door is present, with four raised panels, a box lock, and ca. 4 ½‐inch stepped flat trim.
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First Floor, Center Hall (Room 102)
Figure 3.108, Liberia, First Floor, Room 102, view of water‐ damaged plaster ceiling beneath former second floor bathroom (adjacent to south exterior door).
Figure 3.106, Liberia, First Floor, Room 102, general view to south.
Figure 3.109, Liberia, First Floor, Room 102, view of water‐ damaged plaster ceiling beneath former second floor bathroom (adjacent to south exterior door).
Ceiling:
Figure 3.107, Liberia, First Floor, Room 102, general view to The ceiling is of plaster, with damage at the front north. door resulting from a water leak originating in the bathroom above (the bathroom has since been removed).
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Figure 3.110, Liberia, First Floor, Room 102, view of baseboard. Note horizontal crack through baseboard.
Walls: The walls are of plaster, with wallpaper above a chair rail. The wallpaper is tearing. The chair rail is 3 inches in width as in the Stair Hall. Baseboards are 9 inches in height as in the Stair Hall. No crown moulding is present.
Windows: None.
Figure 3.111, Liberia, First Floor, Room 102, view of south exterior door.
Doors: Three doors are present. Entry door: four‐panel entry door with a brass box lock and fluted trim (with double inverted “V” similar to that on the chair rail) and bull’s eye corner blocks. The plinth blocks are flat. There is an arch over the entry door with beaded detailing similar to the beaded detailing in the archway to the Stair Hall. There is a 2‐3 inch step down at the threshold. Parlor door: six‐panel, same trim as front and back doors. Dining room door: six‐panel, same trim as front and back doors. Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.39
Floors: Heating/Cooling: Floors are of 3 ½ – 6‐inch variable‐width tongue‐ Radiator. and‐groove boards. Other: Hard‐wired smoke detector.
Figure 3.112, Liberia, First Floor, Room 102, detail of hall arch.
Mantelpiece/Casework: One archway with ornamental woodwork, including beaded and rope detailing punctuated by a series of bulbous shapes.
Lighting: One five‐arm chandelier.
Plumbing: None.
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First Floor, Parlor (Room Ceiling: 101) The ceiling is of plaster.
Walls: The walls are of plaster. A picture rail replaces the chair rail found in the previous rooms. Baseboards are the same as those found in the Center Hall and Stair Hall.
Windows: Four windows are present (six over six, true divided lights). Window trim is the same as the door trim.
Figure 3.113, Liberia, First Floor, Room 101, general view.
Figure 3.115, Liberia, First Floor, Room 101, detail of door to hall.
Figure 3.114, Liberia, First Floor, Room 101, detail of window casing.
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Figure 3.117, Liberia, First Floor, Room 101, mantelpiece.
Figure 3.116, Liberia, First Floor, Room 101, detail of door casing.
Doors: Two six‐panel doors with box locks.
Floors: Floors are of 3 ½ ‐ 6‐inch tongue‐and‐groove boards in good condition.
Figure 3.118, Liberia, First Floor, Room 101, detail of mantelpiece.
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Figure 3.120, Liberia, First Floor, Room 101, detail of mantelpiece. Note that the mantelpiece has been pulled forward approximately six inches so that ductwork could be inserted behind it, and then re‐attached. The ductwork is no Figure 3.119, Liberia, First Floor, Room 101, detail of longer in use. mantelpiece.
Mantelpiece/Casework: The fireplace has a brick surround and hearth, and the firebox is parged inside. The wood mantelpiece has two fluted, slender, paired columns with ball bases, simplified capitals, bull’s eye plinth blocks, a bracketed entablature with flat panel, corner carvings, and punched face detail on the shelf and moldings. The mantel is pulled out 6 ¾ inches to accommodate vents in the sides, and an extension has been added on the mantel shelf.
Lighting: None.
Plumbing: None.
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Heating/Cooling: Two radiators.
Other: Hard‐wired smoke detector.
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First Floor, Dining Room (Room 103)
Figure 3.121, Liberia, First Floor, Room 103, general view.
Ceiling: The ceiling is of plaster.
Walls: The walls are of plaster, with wallpaper above a chair rail. The chair rail is 3 inches tall with a concave curve. Baseboards are 9 inches in height, and do not match those in the Center Hall and Stair Hall.
Windows: Figure 3.122, Liberia, First Floor, Room 103, door to kitchen. Four windows are present (six over six, true divided lights), with recessed angled panels lining the openings. Two panels are located below the windows.
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Floors: Floors are of 3‐5‐inch tongue‐and‐groove boards with repaired sections visible.
Figure 3.125, Liberia, First Floor, Room 103, mantelpiece.
Figure 3.123, Liberia, First Floor, Room 103, door to hall.
Doors: Two six‐panel doors with 7‐inch trim and flat plinth blocks.
Figure 3.126, Liberia, First Floor, Room 103, detail of Figure 3.124, Liberia, First Floor, Room 103, view of floor. mantelpiece.
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Mantelpiece/Casework: The mantelpiece has deeply grooved projecting moldings under the shelf, columns with entasis, plinth blocks with round circles cut out, a recessed panel at the top, projecting entablature block ends, and a brick surround and hearth, and is flat against the wall.
Lighting: One eight‐arm chandelier.
Plumbing: None.
Heating/Cooling: Two radiators.
Other: Hard‐wired smoke detector.
Figure 3.127, Liberia, First Floor, Room 103, detail of mantelpiece.
Figure 3.128, Liberia, First Floor, Room 103, detail of mantelpiece.
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First Floor, Kitchen (Room 104)
Figure 3.130, Liberia, First Floor, Room 104, general view.
Figure 3.129, Liberia, First Floor, Room 104, general view.
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Figure 3.131, Liberia, First Floor, Room 104, view of narrow Figure 3.132, Liberia, First Floor, Room 104, view of temporary closet door between kitchen and dining room. door to exterior (in location of former service wing, no longer extant).
Ceiling: The ceiling is of plaster in fair condition.
Walls: The walls are of plaster in poor condition.
Windows: Two windows are present (six over six, wood sill, with 5 ¾‐inch trim).
Doors: Three doors are present.
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Entry from Dining Room: six panels with recessed panel opening, box lock, porcelain knob, 5 ¾‐inch trim. Entry from exterior: covered with plywood and not visible. Pantry: narrow three‐panel pantry door with box lock.
Figure 3.133, Liberia, First Floor, Room 104. Note wood floor in dining room and linoleum in kitchen, the linoleum floor covining the orignal wood floors in the kitchen.
Floors: Floors are covered in “brick” pattern sheet linoleum. There is a 2‐3 inch step up from the Figure 3.134, Liberia, First Floor, Room 104, general view. Dining Room. Note 1950s Colonial Revival cabinetry.
Mantelpiece/Casework: The room contains pine cabinets and a laminate countertop.
Lighting: One pendant lamp.
Plumbing: One sink.
Heating/Cooling: One radiator.
Other: Hard‐wired smoke detector.
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Second Floor
Second Floor, Hall (Room 202)
Figure 3.136, Liberia, Second Floor, Room 202, view of stairs to attic. This section of the stairs exhibits movement, and requires strengthening.
Figure 3.135, Liberia, Second Floor, Room 202, general view.
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Figure 3.138, Liberia, Second Floor, Room 202, detail of baseboard and casing of hall arch.
Walls: The walls are of plaster with wallpaper, which is peeling and in poor condition. Baseboards with an ogee cap are 7 inches in height in the main room. At the stair and wrapping around the wall it is 6 ¾ inches in height and has a quarter‐round cap. No crown moulding is present.
Windows: Two windows are present, with recessed panel Figure 3.137, Liberia, Second Floor, Room 202, general view. casings and 4 ¾‐inch trim matching doors. At the far end of the image is the location of the former bathroom, which has been removed, but the space not yet Doors: repaired. Six doors are present. Ceiling: To bedrooms: four doors with six raised panels The ceiling is of plaster. and recessed paneled openings, with 4 ¾‐inch trim that matches that of the windows. Plinth blocks are curved like the ones at the dining room door (first floor stair hall). Bathroom door: the trim is slightly different and there are no plinth blocks. Door to attic: four vertical beaded boards, varying in width from 5 ½ to 9 inches.
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Mantelpiece/Casework: The staircase continues from the first floor, and the stairs slope notably up to the attic.
Lighting: One three‐arm chandelier.
Plumbing: None.
Heating/Cooling: There are two wall vents near ceiling, and one ceiling vent near top of stairs. Figure 3.139, Liberia, Second Floor, Room 202, view or floor.
Other: Floors: Two hard‐wired smoke detectors and a fire alarm. Floors are of 6 to 7‐inch tongue‐and‐groove boards with areas of termite damage, wide gaps, and face nails. Floors are in fair condition.
Figure 3.140, Liberia, Second Floor, Room 202, detail of stair rail. Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.53
Second Floor, Bathroom (Room 205) Doors: One six‐panel door in good condition (off its hinges at the time of inspection).
Figure 3.142, Liberia, Second Floor, Room 205, view of floor.
Figure 3.141, Liberia, Second Floor, Room 205, general view.
Ceiling: The ceiling is of plaster in fair condition.
Walls: The walls are in the process of being demolished. Figure 3.143, Liberia, Second Floor, Room 205, view of floor. Plaster, some tile, and wallpaper were observed. Baseboards at the right of the wall are visible and Floors: appear to matches those in the hallway. No crown Floors are in the process of being demolished, but moulding is present. Lath can be seen above the appear to be of tongue‐and‐groove boards. door, but plaster board is visible below. Brick walls are on the sides and exterior walls. Mantelpiece/Casework: None. Windows: One window is present (six over six, in good Lighting: condition). None present (but one central wire is visible in the ceiling).
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Plumbing: None.
Heating/Cooling: One radiator.
Other: None.
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Second Floor, Bedroom One (Room 203)
Figure 3.145, Liberia, Second Floor, Room 203, view of window. Figure 3.144, Liberia, Second Floor, Room 203, general view. Windows: Ceiling: Three windows with interior panels and 5 ¾‐inch The ceiling is of plaster in good condition. trim.
Walls: The walls are of plaster under wallpaper, in fair condition. Baseboards have an ogee top. No crown moulding is present.
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Figure 3.146, Liberia, Second Floor, Room 203, view of door to hall.
Figure 3.147, Liberia, Second Floor, Room 203, view of closet doors.
Doors: Two doors present. Entry door: six raised panels, no box lock, interior panels and 6‐inch trim. Door to small closet: modern, six panels.
Floors: Floors are of 5 ½ to 8‐inch tongue‐and‐groove boards in fair condition.
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Figure 3.148, Liberia, Second Floor, Room 203, view of mantelpiece.
Mantelpiece/Casework: The mantelpiece is similar to that found in Room 201.
Lighting: None.
Plumbing: None.
Heating/Cooling: One radiator and one wall vent.
Other: One hard‐wired smoke detector.
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Second Floor, Bedroom Two (Room 201)
Figure 3.150, Liberia, Second Floor, Room 201, view of walls.
Walls: Figure 3.149, Liberia, Second Floor, Room 201, general view. Walls are of plaster under peeling wallpaper. No Note disused portable humidification equipment. crown moulding is present. Baseboards are approximately 6 ¾ inches in height, with an ogee Ceiling: and quarter‐round shoe moulding). Ceilings are of plaster in poor condition.
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Figure 3.151, Liberia, Second Floor, Room 201, view of Figure 3.152, Liberia, Second Floor, Room 201, detail of window. window casing.
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Figure 3.153, Liberia, Second Floor, Room 201, detail of Figure 3.154, Liberia, Second Floor, Room 201, door to hall. window casing. Doors: Windows: Two doors are present. Three windows are present (see exterior notes) ca. Entry door: six panels with box lock and curved 6” window trim. plinths. Walk‐in closet: six panels, newer.
Floors: Floors are of 4 ¼ to 8‐inch variable‐width tongue‐ and‐groove boards.
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Mantelpiece/Casework: The fireplace has pilasters like those in the front Center Hall, with a brick face and hearth, and firebrick backing.
Lighting: None.
Plumbing: None.
Figure 3.155, Liberia, Second Floor, Room 201, view of mantelpiece.
Figure 3.156, Liberia, Second Floor, Room 201, detail of mantelpiece.
Figure 3.158, Liberia, Second Floor, Room 201, view of closet.
Heating/Cooling: One vent in the wall over the closet.
Other: One hard‐wired smoke detector.
Figure 3.157, Liberia, Second Floor, Room 201, detail of mantelpiece.
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Second Floor, Bedroom Two Walk‐in Closet (Room 206)
Figure 3.160, Liberia, Second Floor, Room 206, view of window in closet.
Figure 3.159, Liberia, Second Floor, Room 206, view of closet. Ceiling: The ceiling is of plaster.
Walls: The walls are predominantly of plaster, but a new closet dividing wall is of wood.
Windows: One window is present (see exterior) with 4 ½” trim
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Plumbing: None.
Heating/Cooling: None.
Other: One hard‐wired smoke detector.
Figure 3.161, Liberia, Second Floor, Room 206, detail of closet door casing between bedroom and closet, and smaller door casing within closet.
Figure 3.162, Liberia, Second Floor, Room 206, view of base moulding.
Doors: One door with 5 ¾ to 6‐inch trim, a box lock, and cased interior panels.
Floors: Floors are of tongue‐and‐groove boards.
Mantelpiece/Casework: A cedar ceiling is present in the closet.
Lighting: None.
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Second Floor, Bedroom Three (Room 204)
Figure 3.164, Liberia, Second Floor, Room 204, detail of exterior wall. Note water damage.
Figure 3.165, Liberia, Second Floor, Room 204, detail of wall and base moulding. Note water damage.
Walls: Figure 3.163, Liberia, Second Floor, Room 204, general view. The walls are of plaster with evidence of severe
water damage, including some spalling. The walls Ceiling: are in poor condition. Baseboards are 5 ¾ inches The ceiling is of plaster, with evidence of water tall with a simple beaded cap and quarter round damage. It is in fair condition. shoe mould.
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Figure 3.166, Liberia, Second Floor, Room 204, view of Figure 3.167, Liberia, Second Floor, Room 204, detail of window. Note water damage around window. window. Note water damage around window.
Windows: There are two windows in this room (see exterior description); they are cased by 5 ¾” trim.
Doors: Two doors are present. Entry: six raised panels, box lock, 6‐inch trim. Closet: six raised panels, box lock, 5 ¾‐inch trim.
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Figure 3.168, Liberia, Second Floor, Room 204, view of floor.
Floors: Floors are of 5 ½ to 8‐inch tongue‐and‐groove boards with patches and areas of damage, in fair condition.
Mantelpiece/Casework: None.
Lighting: None.
Plumbing: None.
Heating/Cooling: One radiator and one wall vent over the closet.
Other: One hard‐wired smoke detector.
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Attic (Room 301) Walls: The walls are of plaster at the stairs. Both the ceiling and walls are the underside of the gable roof’s sheathing. Wooden framing has pegged collar ties.
Figure 3.169, Liberia, Attic, Room 301, general view.
Figure 3.171, Liberia, Attic, Room 301, view of demilune window in gable end of attic.
Figure 3.170, Liberia, Attic, Room 301,. Note old water damage on sheathing boards and rafters.
Ceiling: The ceiling exhibits water damage on the underside of the sheathing. Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.68
Figure 3.172, Liberia, Attic, Room 301, view of demilune Figure 3.173, Liberia, Attic, Room 301, view of door to attic. window in gable end of attic. Note extensive water damage to masonry opening.
Windows: Four demilunes, two containing four lights each and two covered with vents.
Figure 3.174, Liberia, Attic, Room 301, detail of hardware on door to attic.
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Figure 3.175, Liberia, Attic, Room 301, detail of graffitti on door to attic.
Doors: One vertical beaded‐board door, with four boards varying in width from 1 to 9 inches.
Floors: Floors are of loosely‐laid boards,
Mantelpiece/Casework: Figure 3.176, Liberia, Attic, Room 301, view stairs from attic to None. roof.
Lighting: Other: Incandescent bulbs. A wooden ladder/stair to the roof hatch is present but loose. The chimneys are off‐center and the Plumbing: bricks are stepped to bring them to center prior to None. exiting the roof.
Heating/Cooling: None, but a vent is present at the top of the stair wall.
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Chapter 4: Structural Condition Assessment (Robert Silman Associates)
INTRODUCTION Robert Silman Associates (RSA) has been retained by Commonwealth Architects (CA) to provide structural engineering services for an historic structure report of Liberia House. The existing structure sits on a heavily wooded parcel of land in the City of Manassas in Prince William County, Figure 4.01: Site Map of Manassas, Virginia. Liberia Virginia, approximately one mile from the House Highlighted in Blue (maps.google.com). historic downtown. The house is situated on 12 acres of undeveloped land surrounded by Liberia House is a two‐story brick masonry Portner Avenue to the west, Breeden Avenue building with a full basement and an to the north, Mathis Avenue to the east and a unconditioned attic space (Figure 4.02). housing development to the south (Figure Based on property tax records it is believed 4.01). that the house was built in 1825 by William Weir, whose wife was the granddaughter of Robert “King” Carter. The existing structure was constructed with both exterior and interior load‐bearing brick masonry walls, with the exception of a few interior wood‐ framed partition walls. The floors and roofs are constructed with wood and timber framing. Along the east and west elevations masonry parapet walls with corbeled shoulders meet the gable ends ofe th roof.
Figure 4.02: Main Façade (South Elevation) of Liberia House. Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.1
some evidence that the brick kitchen, smokehouse and hyphen once attached to A great deal of the historic fabric is still in the northeast portion of Liberia House place in the structure as evidenced by the suffered damage during a battle and as a mortise and tenon joinery that is consistent result had to eventually be torn down. with an 1825 construction date (Figure 4.03). However, given the fact that much of the Much of the material used in construction grounds were devastated, the house was likely local, if not from the site itself. The survived relatively unscathed. remains of a brick kiln, which appears was the source of the masonry, can still be seen in the woods to the north of the house (Figure 4.04).
Figure 4.05: View of Liberia (South Elevation) ca. 1861. Note the Kitchen and Smokehouse to the right of the main structure with the hyphen connecting (Manassas Museum Collections).
Figure 4.03: Mortise & tenon joinery with hardwood peg at the first floor framing. Over the years, several owners brought varied uses to the Liberia property. From a plantation, to a dairy operation, to a residence and now a historic house museum; numerous outbuildings were needed and constructed in order to support the varied uses of the property. While a majority of these outbuildings have since been demolished, the main house has remained remarkably well preserved (Figure 4.06). Outside of several different porches and the loss the brick kitchen/smokehouse, the Figure 4.04: Remains of a Brick Kiln to the North of the Liberia House has remained relatively House. unaltered. Both the historic and visual evidence suggest that the house has changed The Civil War played an important role in very little structurally and has remained the history of the structure. Liberia served as largely untouched from the original a headquarters for both Union and construction period. The building, which is a Confederate generals (Figure 4.05). There is Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.2
Virginia Historic Landmark, is presently framing, attic framing and roof maintained by the Manassas Museum framing. System. 4. A report that contains our visual observations, analysis, photo documentation and recommendations.
REVIEW OF AVAILABLE DOCUMENTATION Per RSA’s agreement for structural engineering services, several documents were provided by the City of Manassas for review. The available documentation included: Figure 4.06: Southeast view of Liberia ca. 1933. Note Archaeological Investigations at Liberia the buildings behind the main structure to support the dairy operation (HABS). House – September 2007 Architectural Analysis and Historic SCOPE OF WORK Context of Liberia House – September To develop an understanding of the existing 2007 conditions, construction, structural systems Building Exterior and Structural and to assist in the development of a Evaluation – March 2005 recommended repair strategy, RSA Liberia National Register Nomination – performed the following services: March 1980 1. A site investigation on 12.08.2010. Liberia Measured Drawings – August a. An exterior survey of the 2006 building to document cracks Interior & Exterior Paint Analysis – or other visible conditions September 2008 that could be signs of These documents provided critical structural distress and/or background information, past observations, movement. a structural analysis of the framing and b. An interior survey of the recommendations for future repair work. building to document the Looking specifically at the Building Exterior condition, layout and size of and Structural Evaluation, the Structural framing members. Repair Group (SRG) made several 2. A review of the available observations at both the exterior and interior documentation provided by the City of the structure. At the building façade SRG of Manassas. noted the presence of loose mortar joints, 3. A structural analysis to determine the spalled bricks and several cracks that they allowable load carrying capacities of attributed to water infiltration. At the the first floor framing, second floor interior of Liberia, SRG pointed out a distressed staircase between the second floor
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.3 and attic (Figure 4.07), severely deflecting the load‐carrying capacity calculated by wood lintels at the basement, wood RSA’s analysis is somewhat greater than deterioration due to insects/rot and a crack at what was reported by SRG. The disparity in a second floor bedroom that may have been the assumed capacities is likely the result of the result of a Civil War cannon ball impact. differences in the observed spacing of members as well as the assumed wood species/grade.
STRUCTURAL CONDITIONS INVESTIGATION The survey of Liberia House conducted by RSA, included visual observations of the exterior and interior of the structure. The exterior investigation documented the masonry façade, while the interior investigation included documentation of Figure 4.07: Spalling brick on the East elevation. Note both the wood framing and masonry walls. the new repointing. In certain locations, especially at the first and
second floor levels, the in‐place finishes As a part of the study SRG also performed a restricted access to and evaluation of structural analysis and reported the live structural elements (for additional load‐carrying capacity of the floor framing information see the attached SSK‐1 for the as: existing floor framing conditions noted by 141 psf for 7’‐4” spans RSA). 127 psf for 10’‐0” spans
28 psf for 17’‐6” spans Exterior Façade At the roof SRG did not report the capacity The exterior of Liberia House consists of 4 of the framing, beyond stating that the wythe, 18” thick, brick masonry load bearing structure complied with the IBC walls. On the main façade, or east elevation requirements for a load combination of the house, the lower 48” of the exposed incorporating the self‐weight of the roof wall is laid in Common bond while the (dead load), snow loads and wind loads. upper portion is laid in the more decorative
Flemish bond. The other three exterior Through the site investigation RSA was able elevations were laid entirely in Common to verify several of the observations which bond with headers at every five courses. were reported by SRG. It should be noted Vitrified bricks or clinkers are scattered that since the March 2005 report a repointing across these three elevations for aesthetic job has been completed. While the repointing purposes, but do not appear on the main has curtailed the moisture infiltration facade (Figure 4.08). between mortar joints, it has also masked some of the evidence of cracks in the building façade. It should also be noted that
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Figure 4.08: A header course showing two vitrified bricks/clinkers.
It should be noted that looking at both the east and west elevations the distribution of clinkers does not appear to be entirely random. Looking at the east elevation there are well over 60 clinkers at the first floor level, approximately 20 at the second floor level and outside of sthe initial on the Figure 4.09: East elevation showing the different distribution of clinkers at the First and Second Floor chimney only a couple at the attic level level. (Figure 4.09). On the west elevation the difference is even more pronounced, as over 100 clinkers appear at the first and second floor levels, but none appear at the attic level (Figure 4.10). While RSA cannot definitively state the reasoning behind this layout it could provide evidence for different periods of construction, even if these periods were only separated by a matter of months or at most a few years. At the same time the layout may simply have been a design decision or evidence of a dwindling supply of clinkers as the building went up. Figure 4.10: West elevation showing the distribution of clinkers.
In general, the brick masonry appears to be in good shape especially considering its age. Many of the isolated areas of distress appear to be due to moisture infiltration as opposed to foundation settlement. At each façade Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.5 there were instances of cracked brick faces or the report are no longer visible. If the cracks spalling in response to the freeze‐thaw do not reappear in the future, it is evidence expansion of the masonry and or use of a that the movement associated with the crack stiff repointing mortar such as a Portland‐ occurred in the past and is not ongoing. cement based mortar (Figure 4.11) whose The few cracks which were visible from the mechanical properties exceed those of the exterior were concentrated in the lower soft brick masonry. Constant exposure to southeast corner (Figure 4.13) of the house moisture has also led to the delamination of and around openings (Figure 4.14). Even several of the whitewashed, brownstone these cracks were relatively small, on the window sills (Figure 4.12). order of 1/16”, and since finishes were in place on the interior it is unknown if the cracks extend all the way through the wall. The cracks around openings could be related to the concentration of loads in the piers and thus the differential settlement of the wall, or more likely due to the deflection of the lintels above the windows. Additionally the vertical cracks below windows can be attributed to water‐infiltration combined with freeze‐thaw at the sills or variations in the wall construction. At Liberia the walls below the windows are typically thinner in Figure 4.11: Cracked brick face. cross section than the load‐bearing piers. Hence at these areas cracks could develop due to differences in relative stiffness.
Crack
Figure 4.12: Delaminating window sill.
An earlier structural assessment had also listed moisture infiltration as a contributing factor to loose, soft and largely washed out Figure 4.13: Step crack at the base of the southeast corner of Liberia. mortar joints, however since that report the walls have been completely repointed. As a result, many of the step cracks spoken of in
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Crack
Figure 4.15: Missing keystone at flat arch. Figure 4.14: Step crack above basement window lintel.
Some of the most severe distress on the entire façade can be seen in the flat arch lintels and specifically the lintels above the basement windows on the south elevation. Missing keystones (Figure X4.15), spalled bricks and brick loss at the compression edge of the flat arch (Figure 4.16) have potentially compromised the integrity of several lintels. At the worst cases the lintels, which only span 3’‐6”, had measured deflections of up to 1/4”. Figure 4.16: Brick loss at the compression edge of the flat arch. During the site visit localized areas of open vertical mortar joints were observed on both the north and south elevations (Figure 4.17). At each elevation there were approximately ten open joints on the foundation walls below the central doors, presumably due to limited access during repointing operations. The exposed mortar joints, especially those Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.7 near grade, can accumulate moisture and have partially addressed the moisture issue through freeze‐thaw action accelerate the with flexible plastic diverters directing the deterioration of the surrounding mortar and water away from the north and south bricks. While the paint at the foundation elevations, however these diverters only walls is currently providing some protection form part of the solution. from moisture infiltration there are areas where the brick is already visible at the open joint.
Open Mortar Joint
Open Mortar Joint Figure 4.18: Downspout at the Southeast corner of Liberia.
Figure 4.17: Open vertical mortar joints At the northeast corner of the Liberia Plantation House, cheek walls rise up from a The issue of moisture infiltration at the basement door (Figure 4.19) and extend foundation walls is further compounded by approximately six feet from the facade. This the grade at the north and south elevations. corner is the same area where the brick While the ground on the east and west kitchen, smokehouse and hyphen used to elevations have been properly graded to adjoin with the main structure, however slope away from the structure, this is not the there is no visible evidence showing how the case at the north and south elevations. The hyphen originally tied in with the house. A ground is nearly a foot lower on these row of brick headers below sandstone form elevations, forming a visible depression in the steps which span between the two cheek the soil. While this depression has always walls (Figure 4.20). The cheek walls which existed to some extent in order to abut up the main house are not toothed in. accommodate the basement windows, Moisture infiltration at the cheek walls has photographic evidence from the 19th and led to efflorescence at the top course of the early 20th century suggests that the wall and in the brick steps. depression was not always as pronounced. The depressions form an area where water naturally tends to accumulate and if left uncorrected could lead to deterioration at the foundation walls on these elevations. Downspouts at each corner of the house Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.8
addition, looking at the south elevation, the footprint of where the porch rested on the ground can be seen as a strip of compacted soil and two stone foundations are fixed in the ground and exposed about a foot above the soil. On the north elevation, ferrous anchors were evident at several locations, shallowly embedded into brick faces. Some of the anchors, which were likely used to support one of the past porches, are popping out in response to moisture. The moisture Figure 4.19: Cheek walls leading down to the basement causes the anchors to rust and separate from on the East elevation. the brick face, taking off some of the masonry along with it (Figure 4.22).
Figure 4.21: Roof shadow of the recently demolished porch on the South elevation.
Figure 4.20: Brick headers with efflorescence below sandstone steps.
There is still significant evidence on both the north and south elevations of the recently demolished porch structures. The shadow of the porch’s roof and floor framing are clearly visible on both facades (Figure 4.21). In
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Figure 4.22: Anchor embedded into the brick face (Left). An anchor that had popped out in response to rust (Right).
Overall, the exterior survey showed the brick masonry walls to be in fair to good condition. The investigation led RSA to believe that approximately 75 bricks will need to be replaced, largely as a result of spalling. Over half of these bricks (~40) are on the main façade while far fewer will need to be replaced on the north (~15), east (~15) Figure 4.23: Rafters visible from inside the attic. and west (~5) elevations.
Attic The roof framing system at Liberia consists of wood rafters spaced at 23” on‐center with a roof pitch of approximately 9:12. The rafters, which appear to be of largely historic material, are ”4‐1/2 deep and vary between 2”‐4” in width (Figure 4.23). Previous documentation suggests these members are of the chestnut wood species, however this has not been confirmed as a part of this study. The rafters join at the ridge with tFigure 4.24: Wooden dowels connecting the collar tie pegged lap joints and no ridge beam or with the rafters. blocking. 5A‐1/2” 2”x collar tie spanning 6’‐ 0” is lapped into the rafters about 6’‐6” The rafters which run in the north‐south above the attic floor. 1” thick, random width direction are notched at their ends and bear boards form the roof diaphragm. The lapped on a 1”x6” thrust block (Figure 4.25). The rafter connections at both the roof peak and thrust block rests on top of the attic floor the collar tie utilize 3/4” diameter wood framing, composed of 3”x8” joists @ 23” on‐ dowels (Figure 4.24). The rafters appear to be center The attic joists on the north end of the fabricated using a mixture of techniques building span approximately 7’‐4” between including pit sawing and hand‐hewing. the exterior masonry wall and the 12” thick, interior masonry corridor wall, while the attic joists on the south end of the building span approximately 17’‐6”. Much of the floor framing was visible, since many of the 1” thick floor boards had been pulled up at the north and south ends of the attic.
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Figure 4.25: Roof framing connection at the exterior Figure 4.26: Attic joists spliced together over the bearing walls. Note the thrust block in red, the rafter in interior corridor wall. blue and the attic floor joist in yellow. rafters have stains consistent with roof leaks, Above the interior corridor wall the joists are a closer inspection did not reveal any with spliced together with a continuous board serious deterioration issues. The masonry that runs through 1” deep notches in the top around openings at the attic level had of the attic joists (Figure 4.26). At the exterior substantial brick loss (Figure 4.27). Over the bearing walls the joists are notched down to years little attention has been paid to the 4” in depth to engage a 1” thick wood sill maintenance of this masonry, which is plate. Where the interior corridor wall is essentially exposed to the elements almost as discontinuous at the central hall our survey much as the exterior façade. A quick survey revealed that the attic joists rest on an wood of the masonry revealed approximately 125 beam, which at a minimum was 9” wide x 8” bricks will need to be replaced at the attic deep and spans about 9’‐10”. A plaster level due to excessive spalling and brick loss. ceiling is hung on the underside of the attic joists, while loose‐fill insulation fills the area between joists.
Previous moisture infiltration at the attic level is evident in both the masonry wall and the wood framing. Although some of the
Figure 4.27: Brick loss around an attic vent on the East elevation.
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The chimneys at both the east and west elevations jog towards the north at the attic level and are centered on the ridge line at the apex. This allows the fireplaces to exhibit symmetry in the rooms and the chimney stack to still rise from the center of the roof ridge. Since the chimneys are interior to the gabled end wall, this modification is not evident from the exterior. From a structural Vertical Crack perspective the shift in the chimney introduces P‐Δ effects into the masonry as the weight of the chimney at the attic level is seen below as an axial load with a large eccentricity. The result is additional stress at the ends of the chimney, which at least partially explains some of the observed cracks and distress. Overall, the bricks which compose the chimney are in poor condition with many spalling and showing substantial loss of material. Several vertical cracks run Figure 4.29: Vertical crack along the edge of the the height of the chimney within the attic chimney on the East elevation. space. From the exterior the masonry appears to bulge out at the attic level. This Second Floor condition along the gabled end walls may The existing Second Floor stairwell that represent a response to wind load since the provides attic access appears to be exhibiting chimney is not braced by the attic and or vertical displacement at the intermediate roof framing diaphragms. landing. RSA noted a maximum displacement of 2” over the 3’‐0” stair width. This displacement has resulted in a rotation of structural elements and the pulling away of architectural finishes from the masonry walls. A ½” gap was noted between the wall and the stringer (Figure 4.30). Unfortunately the framing of the landing was not exposed. For the given span of the 2”x9” stringer, it would appear that they are moderately undersized; however deflection appears to be minimal. Therefore, it appears that the vertical displacement associated with the Figure 4.28: Chimney at the West elevation as seen landing may be the result of limited bracing from the attic. at the stringers, poor mechanical connections
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.12 and/or a potentially undersized header at the landing. RSA recommends further investigation including a localized probe package to detail the existing landing framing and provide repair details, as needed.
Figure 4.31: Eroded plaster and exposed masonry wall due to moisture infiltration.
Figure 4.30: Rotation of structural elements at the stairwell, causing a ½” gap.
Moderate to severe plaster deterioration was Shear Crack noted on the northern wall of Room 204 (See attached SSK‐1 for room identification). Along this wall it appears that moisture intrusion has led to distress. In several areas, Figure 4.32: Crack at the second floor of the interior multiple layers of the plaster have eroded masonry wall, through the closet. and left portions of the load‐bearing brick masonry wall visible (Figure 4.31). It is not The existing second floor framing is known if the moisture intrusion is still active comprised of two distinct floor joist sizes, even after the previously conducted roof and each supporting 1” floor boards above and a masonry repairs. Along the south wall of plaster ceiling on wood lath below. Along Room 204, a diagonal shear crack is visible. the southern half of the structure, 3”x11” This crack rises from the eastern gabled end joists are spaced at 16” on‐center, while the wall and through the closet. The crack rises a northern half of the structure is comprised of total of 6 feet and spans a distance of 5 feet 3”x9‐1/2” joists at 16” on‐center (Figure 4.33). (Figure 4.32). The crack is echoed in Room Neither bridging nor blocking was observed 104 at the first floor level, at an area where in either system. portions of the masonry wall have been removed and the subsequently replaced with The two southern rooms (Rooms 201 & 203) wood stud framed walls to provide a butler have the 3”x11” joists spanning in the north‐ pantry. Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.13 south direction from the exterior to the interior masonry bearing walls. However, at the bath and central hall the framing spans in the east‐west direction between interior masonry bearing walls. This was noted based on the exposed floor framing in the bathroom. The 3”x9‐1/2” northern bay’s framing spans in the north‐south direction and typically bears on the exterior and interior masonry walls. The exception was where the northern bay met the central hall and the framing appears to be supported by Figure 4.34: Floor framing at the bathroom with the a flush‐framed floor beam, similar to what formwork for the setting bed. was noted at the attic. At each bearing end, the joists were notched along their top, compression face to permit plumbing lines to service the tub at the east end of the bath and the toilet at the west end of the bath. Typically, these notches were ~2” deep x 4” long and placed ~1’‐0” from the joist bearing (Figure 4.35). It appears that the size and location of the notches is within permissible notching standards of the International Building Code and National Design Specification for Wood Construction. Additional notches were also observed on
Figure 4.33: Nail patterns reveal the spacing and the bottom, tension face at the bearing end of orientation of the otherwise hidden floor framing. the joistse to engag the 1” thick wood sill plate embedded within the corridor masonry Due to the floor removal at the second floor walls (Figure 4.35). At the bath localized bath, RSA was able to survey the deterioration of the wood framing was construction and bearing conditions of the evident, likely as a result of prolonged existing framing. Per our observations, the exposure to moisture, because of poor existing joists at the bath have been tapered plumbing connections. along their top face to incorporate a tile floor with a 2‐1/2” deep cementitious setting bed. The formwork of the setting bed remains intact and is constructed of 1” floor boards which span between the joists and are supported by 1‐3/4” x 3‐1/2” wood ledgers fastened to the sides of the joists with nails (Figure 4.34). Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.14
clearance/air space around the pocketed joists (Figure 4.36). Packing masonry tightly around joists, while providing restraint against rotation, does not permit proper ventilation around the joist and may promote moisture infiltration and eventually deterioration into the wood.
Figure 4.35: Typical notch and bearing condition at the bathroom floor joists.
The wood sill plate observed is somewhat unique based on its location within the structure. In general, the continuous sill plate is utilized to minimize the effect of moisture transport within a masonry wall system due to capillary action and limit water‐based Figure 4.36: First floor joists pocketed into the masonry deterioration within the wood framing wall. members. The sill plate also helps in leveling the floor during the initial construction and The presence of nail holes along the bottom distributes the joist reactions more face of the joists indicates that plaster effectively to the masonry wall below. In ceilings may have been previously removed historic structures sill plates are typically throughout the basement. On the other found in exterior wall applications or at top hand, the presence of whitewash/paint at the of masonry walls at the roof level, however underside of the framing may provide in this case the sill plate was observed at the evidence for a historically exposed condition. interior corridor walls. Without a ceiling to obscure the first floor First Floor framing, RSA was able to thoroughly review The first floor is framed in a similar manner the existing framing conditions. to the second floor, although the joist The first floor framing appears to have been spacing and sizes vary slightly. The constructed of hand‐hewn timbers. The mark southern bay framing consists of 3”x10” pattern on the members denotes the use of a members spaced at 18” on‐center, while the broad axe and adze. This technique appears northern bay has 2”‐1/2 x 9‐1/2” members to coincide with the use of mortise and tenon spaced at 20” on‐center. No blocking or connections. Around each of the two bridging was noted within the framing existing chimney hearths, mortised trimmers systems. The floor framing supports 1” floor and tenoned headers were used. Although boards and is pocketed into the masonry covered with ceiling boards, the chimney walls. RSA noted limited (1/8” maximum) hearths are most likely constructed of brick Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.15 arches spanning between the face of the reduction matches the thickness of the chimney and the wood trimmer beyond. The embedded sill plate upon which the joists original brick masonry flat arches serving to rest. The tapering provides reduced levels of support the masonry chimney opening have stress as compared to the rectangular end been reinforced with steel lintels throughout notching seen at the second floor and attic the first and second floor levels, whereas a levels. The tapering also enables the segmental brick masonry arch remains basement windows to be placed as high as undisturbed at the basement level below the possible in relation to the first floor level. western fireplace (Figure 4.37). At the Significant deflection was observed at the eastern fireplace a flat arch opening remains floor joists and at the 8‐1/2” x 3” timber at the basement level as opposed to the lintels supporting the joists over the window segmental arch. openings (Figure 4.38). Several joists have been modified to incorporate bearing extensions (splices) above the timber lintels. The deflection of lintels above wall penetrations and the use of short extensions to provide additional bearing for the joists are likely due to previous moisture infiltration, wood deterioration and rot.
Figure 4.38: Deflection at a timber lintel above a window opening in the basement. Figure 4.37: Segmental brick arch supporting western fireplace at the basement level. Localized areas of termite infestation were noted, although the conditions do not appear One interesting structural condition at the to be active. Within the basement space, the first floor framing is the reduction of the joist framing below Rooms 101 and 103 has been depth by tapering the bottom face towards temporarily shored with wood stud walls the joist bearings. RSA noted that the 10” (Figure 4.39). Per our correspondence with members were reduced to 9” at their bearing site staff these supports were added to level ends over a distance of 8’‐10”. This 1” depth the significantly deflected floor above and Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.16 shore localized joists which were exhibiting internal rot and voids. It was explained that the framing was leveled over a period of one year with the use of wood shims that were gradually inserted at the top plate of the wood stud wall and driven below the joists.
Figure 4.40: Framing modification at central hall.
Basement The existing basement space is accessed via the wood‐framed stair along the northern bay. This stair framing is similar in size to the second floor stair leading to the attic.
Figure 4.39: Temporary shoring of floor joists with stud Limited deflection and displacement were walls at the Basement. observed in the stairs, presumably due to the use of properly sized headers and trimmers The floor framing below Room 102 has been within the first floor framing. Throughout previously altered to incorporate a 3’ wide x the basement the brick masonry walls are 5’ long floor penetration. The floor joists laid in a common bond fashion with headers were cut and new 2” x 6” headers and 2” x at every five courses. Localized areas of the 4” infill framing joists were incorporated brick masonry exhibit painted/lime washed with minimal nailing (Figure 4.40). This surfaces and previous repointing efforts. framing modification reduces the capacity of As mentioned previously, a shear crack is the central hall and should be repaired to visible at each floor level at the intersection either match the original configuration or of the east‐west spanning interior load‐ reinforced to adequately provide a framed bearing masonry wall and the eastern gabled opening for basement access. wall. Although no stepped cracks were noted in the basement space at this location, RSA did note a vertical crack at the wall penetration used for basement access. At this location, there was a ½” gap and limited toothing of masonry at the intersecting walls. It appears that the door penetration has locally removed and cut masonry elements to permit the door to open and close properly since the door hinge is embedded
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.17 in the masonry. Looking at the mortar joints above and below the hinges, it does not appear that the movement is active; however, RSA does recommend installation of Avongard‐type crack monitors to monitor the condition.
Additional localized areas of masonry deterioration were noted, including improper mechanical penetrations and poor infilling of masonry voids. Currently these do not represent a structural concern, but if Figure 4.41: Cementitious topping (right) over stone interpretation of these spaces is desired, it pavers (left) at the basement floor. would be recommended to remove these patches and reconstruct the areas to match the original configuration.
In addition to localized masonry distress, the existing floor of the basement is exhibiting areas of distress, most notably within the northern bay. In this area it appears that a 1” to 1‐1/2” cementitious topping has been applied to the original stone pavers (Figure 4.41). RSA noted areas of material loss and cracking in both the topping and stone pavers. There were also areas of heaving and vertical displacement in the stone pavers. It appears that with the impervious cementitious topping applied, the breathability of the stone masonry pavers was minimized and that moisture retained below may have caused heaving of the pavers due to freeze/thaw cycles. Currently some of these exposed panels represent a tripping hazard. If this area is to remain accessible, RSA recommends temporarily covering these areas with plywood until repairs can be developed.
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STRUCTURAL ANALYSIS instance to 20 psf for the sloped roof snow load. Design Criteria The occupancy of the current structure is The code mandated minimum roof live load defined as a house museum. Per the current is 20 psf; however, the code also permits a building code the live load requirements for reduction of this value based on the tributary historic house museums are not clearly areas of structural members and the roof defined as they are with new construction, slope. The minimum roof live load can therefore the engineer must make a therefore be reduced to 16 psf. Overall, in the judgment of the current loading case of Liberia the snow load of 20 psf will requirements. Live load is the allowable govern over the roof live load. moveable loading which can be placed upon a floor and is generally determined by Method of Analysis occupancy type. It is distinguished from The procedure for developing the allowable dead load, which is the self‐weight of the load capacity of each individual member is a building materials. two part process. First, the system is evaluated based on strength, utilizing the Since the site limits the size of tour groups it bending and shear design values for a wood is reasonable to assign a minimum live load species and grade, as provided by the of 50 pounds per square foot (psf) to the National Design Specification for Wood public areas of Liberia, while corridors and Construction. The lower of the two governs. egress paths should have a live load capacity After this, a second set of calculations are of 100 psf. The attic space is currently conducted to review the deflection uninhabited and not used for requirements. This is required due to the storage/mechanical systems, so it is sensitive nature of the architectural finishes, permissible to use a minimum live load of 10 such as the plaster ceilings suspended below. psf for this space. However, if light storage is In this analysis the live load deflections were requested, then an allowable live load of 20 limited to 1/360th the member length to psf would be recommended. minimize damage to historic finishes. In Table 4.1 the live load capacity based on Above the floor and the attic framing, the bending, shear and deflection will all be roof is evaluated for both snow loads and the provided; however the lesser of the three minimum roof live load required by the capacities has been bolded and will govern. International Building Code (IBC). The greater of the two loads governs the gravity Calculated Live Load Capacity analysis and design. Using the IBC the The calculated allowable live load capacities minimum ground snow load can be taken as of the structure were determined assuming 25 psf, however after accounting for the roof the design values for Southern Yellow Pine slope, expected temperature and exposure (SYP), due to its wide spread use in various the ground snow load can be reduced in this historic structures throughout the region. In addition, a lumber grade of No. 1 was
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.19 assumed due to the presence of limited knots Table X.1 – Calculated Live Load Capacities and minimal slope of grain, the two most Bending Shear Deflecti System significant factors associated with timber (psf) (psf) on (psf) grading. The estimated live load capacities of Attic each floor system are detailed below: Truss 39 64 21 (Room 301) Attic Beam 34 43 64 (East‐ West) 2nd Floor (Room 100 100 68 201) 2nd Floor2 >100 >100 >100 (Room 202) 2nd Floor2,3 81 100 100 (Room 205) 1st Floor (Room 100 100 68 101) 1st Floor4 (Room >100 >100 >100 102) 1st Floor3 (Room 91 100 100 105) Baseme nt Lintels 65 55 ‐ (Rm. 101 & 103) 1 Analysis assumes non‐deteriorated condition. 2 Floor capacities assuming similar member size as First Floor Framing
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3 Floor beam supporting flush framed joists Though the existing attic has residual governing. capacity to support light storage as the 4 Analysis of typical conditions, does not capacity is based on deflection criteria rather include area of insufficient framing at floor than strength, RSA recommends that if the penetration. space is utilized for light storage the objects be placed along the corridor walls below, to Typically, the deflection requirement minimize excessive deflections in the historic governed. It should be noted that the public plaster ceilings. areas on the first floors are largely within the advised minimum live load requirements Liberia’s roof system was also analyzed for and the lintels were found to govern the gravity loads (Figure 4.42). The truss capacity at 55 psf. At Room 105 the flush behavior places the rafters and the collar framed beams govern the design rather than brace into compression, while the attic joists the floor joists. In this area bending governed are placed into tension to restrain the with a value of 91 psf. This conservative horizontal thrust of the rafters. See Figure estimated value is near the 100 psf 4.43 for the anticipated deflections. Per our requirement for corridors and appears to be review, the roof trusses have the capacity to sufficient for the use given the occupancy support the minimum roof live load of 20 and limited size of tour groups. psf.
The second floor capacities were calculated to be 68 psf for the interpreted rooms and 81 psf for areas of circulation. These values fall in an acceptable range for residential occupancy. Figure 4.42: Roof Truss Geometry with imposed The calculated live load capacities at both the gravity loads (dead & snow). Note the collar brace near the peak. first floor and second floor (50 psf min.) roughly translate into one 200 pound individual per 4 ft2. Based on the smallest room in the house this would limit the size of tour groups to approximately 20 individuals. It is not recommended that tour groups go up to the attic level as capacity and access is limited. It should be noted that Figure 4.43: Truss Deflection under loading in Figure this tour group size is based solely on the 4.42. The deflection is exaggerated for clarity. structural capacity of the floors, this number could be further limited by egress If mechanical/electrical/plumbing systems or requirements (see governing codes). insulating materials are to be incorporated within the attic area, RSA recommends that a structural review of these proposed upgrades be conducted. Lateral and uplift Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 4.21 analysis were not performed on the roof structure, as they were outside the scope of work. However, this could be a topic for a future investigation by a licensed structural engineer familiar with historic structures and timber framing.
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PRIORITIZED REPAIR Priority 1 RECOMMENDATIONS Where floor boards have been removed at the attic level, replace in Based upon the RSA field investigation, the kind to provide continuity in the overall condition of the existing structural diaphragm and minimize the falling system appears sound, exhibiting limited hazard. deterioration and minor structural distress. Conduct masonry repairs of the There were, however, a few structural chimneys at the attic level. Repairs deficiencies that will be highlighted in this shall include stitching masonry along section. In order to address the structural the vertical cracks, deep repointing deficiencies at Liberia, prioritized and localized replacement of cracked recommendations will be presented to create bricks. a phased rehabilitation plan that can be Conduct structural investigation of initiated as funds become available. The four the attic stairwell to include localized priority levels are broken down as follows: probes to document the existing framing conditions and develop a Priority 1 indicates that the condition repair strategy, if necessary. requires immediate attention because it is Second floor bathroom framing causing active deterioration and threatens repair. Treat exposed timbers with a the integrity of the structure or poses a wood preservative such as “Bora‐ health and safety risk. care”. After treatment, provide new plywood subfloor sheathing screwed Priority 2 refers to a condition that should be to the top of joists, as a temporary addressed within a year, but only after the repair to minimize the falling hazard. first priority needs have been met. After room use has been identified, provide finished floor per architect. Priority 3 refers to a low priority issue that RSA recommends conducting does not threaten the integrity of the historic samples for wood species building. Usually it pertains to an aesthetic identification through‐out the various problem which should be scheduled as time wood‐framed areas, including roof, and budget permit. attic, second floor and first floors. Providing wood samples to the US Priority 4 refers to materials, features or Forest Service or a wood scientist for systems that require routine inspection or wood species identification will show signs of early deterioration and may enable further refinement of an require action in the next ten years. estimated live load capacity of the structure and as a result possibly identify modifications to framed areas and materials to be utilized if replacement members are required. See attached sketch SSK‐2 for
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additional information of the In addition to wood sampling and proposed wood sampling program. identification noted in Priority 1, RSA Remove existing insufficient headers recommends resistance drilling of and framing that were used to infill selected members along their span to the floor penetration at the first floor document the potential presence of corridor. Replace with properly internal voids and/or deterioration designed framing to match existing which would reduce the capacity of in kind. The wood species should be the first floor rooms. Resistance determined for design. Prior to drilling in combination with wood removal, the first floor framing shall grading would permit the be temporarily shored and protected. preservation and repair of the Install a minimum of three historically exposed first floor Avongard‐type crack monitors to framing members. check the activeness of the movement Repair timber lintels at the basement along the interior masonry wall at its level, which are exhibiting significant intersection with the eastern gabled deflection. end wall. RSA recommends installing Point up open mortar joints at the these monitors at the second floor, base of the north and south first floor and basement levels and elevations. recording the conditions at a monthly Repair the flat arch lintels above the interval. If active movement is basement windows, as needed. present, then a structural engineer or Priority 3 architect should be contacted to The bricks on the north elevation investigate and develop repair with anchors embedded into the face strategies, as required. should be removed and replaced in Install temporary plywood paneling kind. over basement floor areas exhibiting Address the site drainage issues, material loss at the stone pavers and specifically at the north and south topping slab to minimize the tripping elevations. Grading should be done hazard until final repairs can be to establish a minimum 5% slope developed. away from the foundation walls for Priority 2 the first 10 feet. If water continues to Remove, salvage and replace bricks accumulate near the foundations or showing signs of significant grading cannot be completed, deterioration including those with consideration should be given for cracked faces or spalling. Every effort installing a French drain. should be made to match the historic Priority 4 bricks in composition, color and Previously repointed sections of the texture. During the replacement of exterior brick masonry walls should the bricks an appropriate mortar be monitored for signs of new should also be used. cracking which would indicate
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ongoing movement in the wall and/or settlement of the foundations. Similarly, existing cracks should be monitored to ensure the condition does not worsen. If the attic and or roof areas are to be modified to incorporate MEP services and/or insulation, RSA recommends that a structural engineer review these proposed modifications. The engineer who should have preservation experience should report on what the implications would be for the existing structure. Similarly, RSA recommends performing an uplift and lateral analysis of the roof system.
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RECOMMENDATIONS PRIORITIZED Priority 1 indicates that the condition requires immediate attention because it is causing active deterioration and threatens the integrity of the structure, or that poses a health and safety risk. Priority 2 refers to a condition that should be addressed within a year, but only after the first priority needs have been met. Priority 3 refers to a low priority issue that does not threaten the integrity of the historic building. Usually it pertains to an aesthetic problem which should be scheduled as time and budget permit. Priority 4 refers to materials, features or systems that require routine inspection or show signs of early deterioration and may require action in the next ten years.
Recommendation Priority
Reinstall attic floor boards (structural) 1
Conduct masonry repairs at attic level chimneys (structural) 1
Conduct structural investigation with probes at attic stairwell (structural) 1
Second Floor Bathroom framing repairs (structural) 1
Wood species identification (structural) 1
Remove and repair existing framing at First Floor Corridor (structural) 1
Install Avongard crack monitors at int. masonry walls & record measurements 1 monthly (structural) Install floor protection at basement areas (structural) 1
Remove, salvage and replace bricks with cracked and spalled faces (structural) 2
Structural investigation & resistance drilling/wood grading of first floor joists 2 (structural) Repair timber lintels (structural) 2
Repoint exterior masonry joints at base of south and north elevations 2 (structural) Repair flat arch brick lintels at exterior (structural) 2
Remove existing embedded anchors in masonry and patch/repair (structural) 3
Address site drainage issues (structural) 3
Monitor exterior walls for new cracking and deterioration since previous 4 repointing (structural) Perform structural review of proposed MEP & Arch modifications to 4 floors/attic/roof (structural)
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ATTACHMENT 1 – EXISTING FLOOR FRAMING (SSK‐1)
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ATTACHMENT 2 – WOOD SAMPLING PROGRAM (SSK‐2)
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Chapter 5: Mechanical, Electrical, and Plumbing Evaluation (Dunlap & Partners)
Dunlap & Partners has been tasked by Commonwealth Architects to evaluate the existing mechanical, electrical, and plumbing (MEP) systems serving The Liberia Museum in Manassas, Virginia. This analysis will provide an overview of the existing MEP systems serving the building, a general assessment of their condition, and a recommendation on systems suitable for the facility’s proposed renovation and use.
Our analysis only covers the MEP systems within the building. The estimates do not cover the costs of any work outside of the building that may be required to upgrade building services. Site lighting is not considered as part of this analysis.
Executive Summary The MEP systems installed in the building are basic residential quality. The HVAC concept, with forced air distributed from ceiling diffusers is suited to this application. The system performance can be improved on the second with additional installed tonnage. The north wall moisture problems will continue to require individual space de‐humidifiers. An additional operating enhancement to the HVAC systems would be bi‐polar ionization units on the air system to control contaminants without damaging artifacts. Conditioned display cases should be considered for valuable artifacts.
Electrically, with only minor mechanical additions, branch circuits for new equipment will be required. Any large mechanical will require an investigation of a potential upgrade to the existing service. The existing main service panel should be replaced due to water damage and missing parts.
The building includes fire alarm and security systems and a lightning protection system on the roof.
The facility electrical needs can be met with the existing service in the absence of major HVAC equipment additions or the addition of other major electrical loads.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 5.1 ANALYSIS AND RECOMMENDATIONS
Existing Conditions
Mechanical The building is heated with hydronic radiators located under windows on the first and second floor. Hot water is provided by a cast iron boiler located in the basement. The boiler was installed in December of 2010. It is an 85% efficient boiler at full fire with an output rating of 104 MBH. This results in a whole house heating capacity of 29 BTU/S.F. In a structure of this age and construction type this capacity is marginal. The effective heating capacity for the first and second floor is closer to 40 BTU/S.F. (a reasonable heating target for this building). The difference in the heating capacity is due to the fact that there is no heating designed for the basement. Basement heat is provided by heat loss from the uninsulated piping which runs in the basement.
Figure 5.01, Liberia, hot water boiler in basement
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Figure 5.02, Liberia, boiler nameplate
The heating thermostat is located in Room 103 on the first floor.
We are told that the second floor was air conditioned with an air handling unit located in the attic. That system has been removed, but the thermostat that controlled it is still on the wall in the stairwell leading to the attic. There are two portable air conditioning units currently stored in Room 201. These units are used, we are told, in second floor spaces during warm weather.
There is a natural ventilation system for the second floor. Grilles in the sidewall and ceiling in the second floor are connected to the attic which is ventilated. We were not able to discern the effectiveness of the ventilation system, but the fact that the second floor requires portable units is a good indication that the ventilation system is only marginally effective.
Figure 5.03, Liberia, ventilation grille in ceiling of attic stair
Plumbing
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.3 The domestic water service enters the building on the basement wall. The only functioning fixture is the sink in the first floor kitchen. The second floor bathroom fixtures have been demolished.
The electric domestic water heater is located in the basement. It is a 65 gallon, 4.5 KW unit installed in eth mid‐1990’s. It appears to be in good condition. The domestic hot water piping is not insulated.
Figure 5.04, Liberia, domestic water heater
Electrical The building has a120/240 Volt, single phase 150 amp main panel located in the basement. The mechanical equipment, lighting, and electrical outlets are served from this panel board. Most of the existing receptacles in the facility are of the old non‐grounding type and should be upgraded.
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Figure 5.05, Liberia, main panel
Figure 5.06, Liberia, main panel information
Figure 5.07, Liberia, fire alarm and security panels
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.5 Evaluation of Existing Systems The existing boiler is new. It is a moderately efficient boiler by today’s standards. The hydronic radiators are reported to be in serviceable condition. Seasonal start‐up probably requires bleeding air from the system at the upper level radiators.
Ventilation is by operable window on the first floor and an attic ventilation system on the second floor.
There is no permanent mechanical cooling
The water heater is approximately 15 years old. It appears to be in serviceable condition and the staff reported no issues with it. Since there is very little hot water requirement for the building, the heater may be in very good operating condition. Normal expected service life of a tank type heater is 15 years.
The electrical system seems to be adequate for the existing equipment and is in fairly good condition. The actual demand load on the existing panels must be verified with Dominion Power but we do not anticipate a need to upgrade the service.
Recommendations
HVAC The basement should be provided with a dedicated heating unit with a packaged thermostat. This could be a 20 MBH heating and ventilation unit served by hot water from the existing boiler or an electric unit heater. The heater should be installed in close proximity to the incoming domestic water service on the wall. See picture below.
Figure 5.08, Liberia, domestic water service in basement
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.6 Opinion of probable cost of Hydronic Unit Heater ...... $3,000.00
The boiler is new and appears to have many years of service life. We do not know the possibility of routing natural gas to eth project site, but if that is a possibility, the boiler should be converted to dual fuel capability. It could then burn the most currently economical of the two fuels.
Opinion of probable cost of Dual Fuel Burner ...... $3,000.00
The First Floor is not currently mechanically cooled. If artifacts are to be displayed we recommend that the first floor be conditioned via a ducted air system. Ductwork would be routed in the basement with floor grilles punched through the slab into the first floor. Air handling unit would be located in the basement and would include a direct expansion cooling coil and a hot water heating coil. The outdoor condensing unit would be located at grade in close proximity to the existing oil tank. All ductwork would be insulated. One central return duct would be located low in the wall or floor in the corner of Room 103 near the current thermostat location. Approximate unit size would be 2 tons.
Opinion of probable cost of 2 Ton A/C Unit ...... $17,750.00
The second floor is not currently mechanically cooled. If artifacts are to be displayed we recommend that the second floor be conditioned via a ducted air system. Ductwork would be routed in the attic with ceiling or sidewall diffusers in many of the same locations as the grilles for the natural ventilation system. Air handling unit would be located in the attic and would include a direct expansion cooling coil and a hot water heating coil. The outdoor condensing unit would be located at grade in close proximity to the existing oil tank. All ductwork would be insulated. One central return duct would be located in the ceiling in Room 202. If the doors to Rooms 201, 203 and 204 are anticipated to be closed, returns will also be located in the ceilings of those rooms and ducted to a common return plenum at the air handling unit. The thermostat location should be near the central return in Room 202. Approximate unit size would be 2.5 tons.
Opinion of probable cost of 2.5 Ton A/C Unit ...... $19,950.00
The installed HVAC units described above for the first and second floor may be changed to geothermal heat pumps. The boiler could be retained as an emergency heat source for the condensing loop. This system configuration would require approximately (3) 400’ vertical wells with a closed loop plastic pipe condensing system connecting the wells with the indoor air handling units. The air handling systems would be identical to those described above. Small in‐ line pumps would circulate water through the condensing loop. The benefits of this approach are an estimated 30% operating cost savings and the fact that there are no outdoor condensing units to see or maintain. The cost below is in addition to the HVAC unit costs given above.
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.7 Opinion of probable cost of Geothermal Loop System ...... $30,000.00
The thermostats for the HVAC units need not be programmable. The temperature setting for these systems should be constant with only the seasonal setpoint requiring adjustment.
Figure 5.09, Liberia, oil tank behind building
The setpoint on the thermostats should not be adjusted for time of day. A summer setpoint of 74 and a winter setpoint of 68 will enhance the ability of the systems to control relative humidity in the 30% to 60% range. Local use of portable de‐humidifiers and humidifiers (to maintain a minimum level of space relative humidity in winter) may be required given the nature of the building construction, i.e. little insulation and no vapor barrier. Outdoor air is via infiltration and should remain that way.
We recommend the installation of bi‐polar ionization units on the HVAC indoor units to control contaminants. Bi‐polar ionization units will enhance air filtration without damaging artifacts.
Opinion of probable cost of bi‐polar ionization units...... $8,000.00
Given the age and construction of the building, attempting to control relative humidity year around with the HVAC systems is futile. The lack of a vapor barrier in the building skin makes winter humidification impractical. If the facility has artifacts that warrant a controlled environment year around we recommend that those items be maintained in a display case with a separate environmental control system. The humidity level in the case will be controlled with desiccants that will require periodic change out. The cost of the display case can vary between $6,000 and $15,000 depending upon the construction style and finish desired.
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.8 Opinion of probable cost of a controlled environment display case . . . . $9,000.00
The basement presents a challenge in terms of environmental control. The ability to control the basement environment in the summer with a dedicated HVAC system will be an expensive proposition. Because there is little air conditioning load in those spaces most of the time, the HVAC unit would necessarily have to be equipped with reheating capability. While this is technically possible, the operating cost will be high and the fact that winter humidification is not practical would negate the benefits provided by a stable year around operating humidity range. We recommend that a more practical approach in this application is the use of fixed position de‐humidification units similar to those currently employed in the upper floors with the improved operating characteristic of permanently piping the condensate discharge to drain to the landscaping or to waste.
Opinion of probable cost of de‐humidifiers and piping the condensate. $7,500.00
The renovated bathroom on the second floor should include a low flow water closet and lavatory.
Opinion of probable cost of Lavatory and Water Closet ...... $1,500.00
When the domestic water heater fails, it can be replaced with a 40 gallon tank unit or a 6 gallon point‐of‐use unit in the kitchen and the bathroom.
Opinion of probable cost of 40 Gallon Tank Type Water Heater ...... $1,500.00
Opinion of probable cost of 6 Gallon Point‐of‐Use Water Heaters . . . . . $1,500.00
Finally, the installation of a wet pipe sprinkler system should be investigated. Given the fact that much of the piping would be installed in an unconditioned attic and basement, a wet pipe system may not be practical. A dry system with pre‐action heads is a better choice in our opinion. Without doing a design layout to determine the number of heads and how the piping would be routed, we can only provide an order of magnitude estimate for the cost of a sprinkler system.
Opinion of probable cost of dry sprinkler system ...... $50,000.00
Electrical With no additional loads added to the existing system we believe that the facility electrical needs can be met with the present service and minor modifications to be determined as the renovations are clarified. It is recommended that the main panel be replaced due to its present condition. Increasing the service capacity to 200 amperes would probably allow for some additional HVAC equipment.
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.9
With a better definition of the path of egress we would anticipate a need for additional wall pack fixtures to satisfy egress lighting requirements.
Estimated Electrical system budget cost: $25,000.00
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.10
RECOMMENDATIONS PRIORITIZED The recommendations in this section are divided into four categories:
Priority 1 indicates that the condition requires immediate attention because it is causing active deterioration and threatens the integrity of the structure or that it poses a health and safety risk.
Priority 2 refers to a condition that should be addressed within a year, but only after the first priority needs have been met.
Priority 3 refers to a low priority issue that does not threaten the integrity of the historic building. Usually it pertains to an aesthetic problem which should be scheduled as time and budget permit.
Priority 4 refers to materials, features or systems that require routine inspection or show signs of early deterioration and may require action in the next ten years.
Recommendation Priority It is recommended that the main panel be replaced due to its present condition. 1 Increasing the service capacity to 200 amperes would probably allow for some additional HVAC equipment. (MEP) Estimated Electrical system budget cost: $25,000.00 The basement should be provided with a dedicated heating unit with a 2 packaged thermostat. (MEP) Opinion of probable cost of Hydronic Unit Heater $3,000.00 The First Floor is not currently mechanically cooled. If artifacts are to be 2 displayed we recommend that the first floor be conditioned via a ducted air system. Ductwork would be routed in the basement with floor grilles punched through the slab into the first floor. (MEP) Opinion of probable cost of 2 Ton A/C Unit $17,750.00 The Second Floor is not currently mechanically cooled. If artifacts are to be 2 displayed we recommend that the first floor be conditioned via a ducted air system. Ductwork would be routed in the basement with floor grilles punched through the slab into the first floor. (MEP) Opinion of probable cost of 2.5 Ton A/C Unit $19,950.00 We recommend the installation of bi‐polar ionization units on the HVAC 2 indoor units to control contaminants. Bi‐polar ionization units will enhance air filtration without damaging artifacts. (MEP) Opinion of probable cost of bi‐polar ionization units $8,000.00
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.11 The basement presents a challenge in terms of environmental control. We 2 recommend that a more practical approach in this application is the use of fixed position de‐humidification units similar to those currently employed in the upper floors with the improved operating characteristic of permanently piping the condensate discharge to drain to the landscaping or to waste. (MEP) Opinion of probable cost of de‐humidifiers and piping the condensate $7,500.00 Bathroom should include a low flow water closet and lavatory. (MEP) 2 Opinion of probable cost of Lavatory and Water Closet $1,500.00 Finally, the installation of a dry pipe sprinkler system should be investigated. 2 (MEP) Opinion of probable cost of dry sprinkler system $50,000.00 The boiler is new and appears to have many years of service life. We do not 2 know the possibility of routing natural gas to the project site, but if that is a possibility, the boiler should be converted to dual fuel capability. (MEP) Opinion of probable cost of Dual Fuel Burner $3,000.00 The installed HVAC units described above for the first and second floor may 3 be changed to geothermal heat pumps. The boiler could be retained as an emergency heat source for the condensing loop. (MEP) Opinion of probable cost of Geothermal Loop System $30,000.00 The lack of a vapor barrier in the building skin makes winter humidification 3 impractical. If the facility has artifacts that warrant a controlled environment year around we recommend that those items be maintained in a display case with a separate environmental control system. The humidity level in the case will be controlled with desiccants that will require periodic change out. (MEP) Opinion of probable cost of a controlled environment display case $9,000.00 When the domestic water heater fails, it can be replaced with a 40 gallon tank 3 unit or a 6 gallon point‐of‐use unit in the kitchen and the bathroom. (MEP) Opinion of probable cost of 40 Gallon Tank Type Water Heater $1,500.00 / Opinion of probable cost of 6 Gallon Point‐of‐Use Water Heaters $1,500.00
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 3.12 Chapter 6: to specific rehabilitation projects in a Maintenance Recommendations and reasonable manner, taking into consideration Architectural Recommendations economic and technical feasibility.
The project encompassing the property now The Standards are: known as Liberia was envisioned as one to 1. A property shall be used for its historic fully record the building in its current purpose or be placed in a new use that condition and to make recommendations requires minimal change to the defining based on observations on‐site. The historic characteristics of the building and its site and structure was surveyed, using historic environment. documents and on‐site field verification. 2. The historic character of a property shall The exterior and interior were fully be retained and preserved. The removal of recorded through photographic historic materials or alteration of features documentation, and the building was fully and spaces that characterize a property shall recorded through the use of exterior and be avoided. interior survey forms. 3. Each property shall be recognized as a physical record of its time, place, and use. Overall, the Liberia stands in good Changes that create a false sense of historical condition. The quality and care of its initial development, such as adding conjectural construction has resulted in a building that features or architectural elements from other has withstood years of hard use as a buildings, shall not be undertaken. residence and, most recently, as a house 4. Most properties change over time; those museum. changes that have acquired historic significance in their own right shall be Liberia is listed on the Virginia Landmarks retained and preserved. Register and the National Register for 5. Distinctive features, finishes, and Historic Places. Given this, it is important construction techniques or examples of that any work undertaken on Liberia – be it craftsmanship that characterize a property maintenance, repair, or further rehabilitation shall be preserved. and/or restoration, follow the Secretary of 6. Deteriorated historic features shall be the Interior’s Standards for Rehabilitation. repaired rather than replaced. Where the severity of deterioration requires The Secretary of the Interior’s Standards replacement of a distinctive feature, the new The Secretary of the Interior’s Standards feature shall match the old in design, color, (Department of Interior Regulations, 36 CFR texture, and other visual qualities and, 67) pertain to historic buildings of all where possible, materials. Replacement of materials, construction types, sizes, and missing features shall be substantiated by occupancy and encompass the exterior and documentary, physical, or pictorial evidence. the interior, related landscape features and 7. Chemical or physical treatments, such as the building’s site and environment as well sandblasting, that cause damage to historic as attached, adjacent, or related new materials shall not be used. e Th surface construction. The Standards are to be applied cleaning of structures, if appropriate, shall
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.1 be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.2 A. Specific Rehabilitation General Exterior Recommendations Every effort should be made to retain historic building fabric, which provides Architectural Recommendations evidence of early conditions and changes, and to treat it as gently as possible. (Priority The recommendations in this section are 1) divided into four categories: When making decisions about finishes, Priority 1 indicates that the always consult the comprehensive paint condition requires immediate and finish analysis for the mansion’s attention because it is causing active interior and exterior surfaces. (Priority 3) deterioration and threatens the integrity of the structure or that it Maintain New Wood Shingle Roof poses a health and safety risk. Verify that unused chimneys are capped and that caps are performing properly to Priority 2 refers to a condition that prevent unwanted moisture from entering should be addressed within a year, chimneystacks. Repair as necessary. Use but only after the first priority needs low‐profile vented caps where caps are not have been met. present. (Priority 2)
Priority 3 refers to a low priority Add and maintain snow guards along issue that does not threaten the perimeter of roof. (Priority 2) integrity of the historic building. Usually it pertains to an aesthetic Gutters and Downspouts problem which should be scheduled Apply gutter top screening, or install as time and budget permit. lightweight outdoor polyether filter foam designed to completely cover gutter top, to Priority 4 refers to materials, prevent leaves from collecting in gutter. features or systems that require (Priority 2) routine inspection or show signs of early deterioration and may require Install black polyether filter foam action in the next ten years. specifically designed to fit six‐inch diameter half‐round gutter (Suggested product: A checklist for regular inspection and GutterStuff ) using bead of clear silicone maintenance and inspection follows this sealant on eave side of gutter as chapter. 1 recommended by foam manufacturer. (Priority 2) 1 The accompanying checklist is based upon the excellent “Preservation Maintenance: A Universal Manual for Developing Conservation Maintenance Plans,” prepared by Humphries April 2006. Their report and the checklists they Poli Architects, P.C. of Denver, Colorado, for the developed are excellent and should serve as City of Steamboat Springs, Colorado, and issued models for their type. Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.3 Install thermostatic vents behind the demi‐ Repair Masonry Chimneys and Walls lunette windows in the attic may also Remove unnecessary, unused conduit and provide appropriate attic ventilation. equipment from exterior walls and repair (Priority 3) masonry walls as necessary. Also, remove abandoned plastic masonry anchor near the From inside the attic (the north elevation, right‐hand side of the back door (right). near the stairs), pin‐point daylight can be (Priority 2) seen at cornice level; the source should be identified and repaired. (Priority 3) The flat arches of Liberia were all recently white‐washed, except for two of the flat The roof hatch should be secured in a more arches on the North elevation. Whitewash appropriate fashion, with a gasket‐lined these two flat arches, as per the other flat rim, and an appropriate latch and handle arches on the building, unless there is a (currently, it is secured only with bailing compelling reason to leave them alone. wire). (Priority 3) (Priority 3)
Repair Eaves, Cornice Monitor old concrete patches on the west As needed, clean brick cornice of dirt and elevation. If they require removal, see mold. (Priority 3) section on masonry removal, below. (Priority 3) As needed, scrape and paint eaves and cornice. Replace rotted wood in kind when Repair Windows necessary. See below for wood Clean all existing wood windows with rehabilitation procedures. (Priority 3) fungicide designed to kill black mold. As necessary, scrape and paint the Repair Windows building’s double hung wood windows, As needed, scrape and paint the building’s including sash, trim, and sills. Avoid double hung wood windows, including defacement of wood profiles. Re‐hang sash, trim, and sills. Avoid defacement of weights as necessary. Replace rotted wood wood profiles. Re‐hang weights as in kind when necessary. Replace any necessary. Replace rotted wood in kind cracked, broken, or missing glazing. when necessary. Remove all deteriorated Remove all deteriorated glazing compound glazing compound and install new glazing and install new glazing compound. Refer compound. Refer below for wood to wood rehabilitation procedures below. rehabilitation procedures. (Priority 3) (Priority 3)
Repair and restore exterior wood shutters Check windows and hardware for (currently stored in cellar) using operability. Repair or replace sash cords reproduction builder’s hardware. Fabricate and pulls as required. Provide new sash new replacement shutters, if required, of weights as necessary. (Priority 3) high quality hardwood to match existing. (Priority 3)
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.4 Provide historically compatible locking and Verify weather‐tightness at exterior doors lifting hardware on interior. Remove and check door hardware for functionality inappropriate modern locks. (Priority 3) and oil hinges. Retain all historic hardware, including locks. (Priority 3) Add interior storm windows designed to absorb the maximum amount of ultraviolet A hatch cover should be designed for the light. The storms should be removable or exterior cellar access that prevents the entry include sliding panels, so that sashes can be of water, but can be removed to provide opened in good weather. (Priority 2) access to the cellar when necessary for maintenance purposes. (Priority 2) If not installing r interio storms with UV glazing, consider applying UV film to Foundation existing glazing. Consider solar shading The foundation does not require repair. options such as MechoShade Systems or period window coverings to protect Guard Against Harmful Insects interiors from excessive UV damage. Continue the regular program of soil (Priority 3) poisoning to eliminate the danger of termite infestation. Recognizing that some would Exterior Doors prefer less toxic means of termite control The historic doors are to be retained and than ground poisoning, there are safer repaired, and the metal security doors “non‐repellant” liquids that are less toxic should be removed. The finishes are to be than the older repellent types, and this restored, and historic hardware is to be option is worthy of investigation. However, restored and augmented with historically given the fact that the building has seen appropriate hardware where elements are termite damage in the past, the efficacy of missing. (Priority 3) the treatment should be carefully evaluated by a pest control professional. In addition, The missing door on the east elevation (to inspect the attic quarterly for hornet nests the present kitchen) should be fabricated and monthly, during warm months, survey and installed. (Priority 3) the exterior for mud dauber nests and wasp nests. (Priority 2) As necessary, clean, scrape, and paint wood doors and trim. Consolidate and fill Site Drainage missing or damaged areas. Replace rotted There are currently no foundation plantings wood in kind when necessary. Carefully around the perimeter of building; this clean wood with light sanding before practice should be continued. (If plantings priming and painting. Where wood trim is are desired, they should be kept at least 24” already scraped, ensure that surfaces are away from building.) While there does not free of any chemical residue before priming appear to be ponding against the building, and painting. Avoid any defacement of should negative drainage be detected, re‐ wood profiles. (Priority 3) grade soils as appropriate to achieve
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.5 positive drainage away from the building. of the site as particularly significant. (Priority 4) (Priority 3)
Inspect all downspout outflow points Excavate site: When funding permits, around the perimeter of the house to verify continue to archaeologically locate, as per at that water is directed an adequate the recommendations in the previous distance from the building’s foundations. archaeological investigations, and excavate Inspect the drainage lines that lead away evidence of lost dependencies, agricultural from the house, verifying operative plots, working and ornamental landscape condition and free flow of runoff water. features. (Priority 4) (Priority 4) Draw up a Landscape Master Plan: The Take appropriate actions to protect on‐site plan should illustrate accessible paths. It archaeological resources. Before any should address parking issues and the ground disturbance, contractor should maintenance of existing and newly‐ coordinate all site work with all appropriate uncovered landscape and site features. The review authorities. (Priority 4) plan should include a topographical survey of the site and record the property metes Consider installing sump pump in cellar if and bounds. Every chance should be taken moisture issues are not adequately resolved. to enlarge the number of historic and ethnic Hard wire sump pump to building wiring themes that the cultural landscape and be system. Connect sump pump ejection pipe used to teach. The plan may propose the with existing storm water management reconstruction of pleasure or kitchen piping. (Priority 3) gardens or even suggest some larger demonstration agriculture plots. It should Implement a maintenance program to also seek chances for making places of service/inspect the storm and sanitary lines rental value to groups and gatherings. for blockages with focus on the effect of (Priority 4) seasonal debris. (Priority 4) Following the results of the recommended Interpret the Historic Landscape historic landscape study, re‐install historic Liberia provided a living as well as a home walkways, and use these to interpret the to its occupants. The larger story of the site, as well as connect to parking. (Priority property as told by the landscape will 4) enhance the importance of the dwelling and dependencies by showing them to be at the Reorganize and renovate parking area and center of a larger but local social and existing, non‐historic brick garage. It is commercial community. Landscape recommended later that the garage be interpretation can likewise make the Liberia considered for the location of a handicap‐ grounds even more inviting and interesting accessible restroom. (Priority 4) as a setting for private gatherings, since it may prompt the designation of some parts
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.6 The steps to the (unused) cellar door collect When designing a permanent rear porch, leaves, and have no drainage. A drain the existing temporary metal handicap should be installed at the base of these ramp should be removed, and a steps, and the area regularly cleaned of historically‐compatible and visually leaves and other debris. (Priority 3) unobtrusive ramp designed to allow for handicap access to the building. If a ramp is The no longer extant service additions to not feasible, the installation of a lift should the house are an important part of the be investigated. (Priority 3) history of the building, yet reconstruction is not likely, for a number of reasons. In lieu The historic threshold at the rear door is not of reconstruction, consider designing ADA compliant (it is too tall). To correct interpretive gardens or architectural this, install removable wedge at the rear footprint that will indicate the locations of door (the primary visitor access point to the the various buildings that were once part of building). (Priority 3) this series of additions, and using interpretive signage and photographs, use Design a side porch for outside the kitchen this to interpret the now‐missing service door, and a historically‐compatible door to additions. (Priority 4) fit this opening. Historically, this is the point of connection of a series of additions Install period appropriate lighting (both site to the buildings, which have long been and security) that provides both safe access removed, and will likely not be to the building and security after hours. reconstructed. However, at present, the (Priority 2) opening is simply sealed and boarded. The reconstruction of a door for this opening, Provide site signage: Provide Braille‐ and a simply porch would help for this side augmented signage to describe the newly‐ of the building to read better, and this porch uncovered historic landscape and patterns could connect to the proposed interpretive of its occupation. (Priority 3) garden used to mark the footprint of the previous additions to this side of the Front and Rear Porch Restoration building. (Priority 3) At front and rear porches, restore missing porches to conform with historic evidence, Interior – General both physical and photographic, taking care Every effort should be made to retain to observe slope of decking to insure that historic building fabric, which provides water does not pond on deck. If ponding is evidence of early conditions and changes, detected, augment slope of deck to drain and to treat it as gently as possible. (Priority water and replace floorboards with suitable 1) square‐edged, tongue‐in‐groove floorboards of Eppe wood or another Follow the existing comprehensive paint exterior grade wood. (Priority 3) and finish analysis for the mansion’s interior and exterior surfaces. (Priority 1)
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.7 Interior – Cellar Interior – First Floor Remove debris, both in the form of stored First Floor Ceilings items and environmental debris. (Priority 2) As necessary, repair plaster ceilings, paying particular attention to areas of known water Ensure that no water is directed into cellar damage, such as beneath the former second from gutter, downspouts, or site. (Priority floor bathroom. Check for loose plaster and 2) cut out patches with plaster that has lost its key. Prime and patch as required. (Priority Provide adequate cellar ventilation to 3) prevent moisture infiltration. (Priority 2) First Floor Walls Consider installing sump pump into cellar As necessary, repair plaster walls. Anchor and hard wire to building wiring system. any loose plaster and cut out patches with Connect sump pump ejection pipe with plaster that has lost its key. Prime and existing storm water management piping. patch as required. (Priority 3) (Priority 3) Carefully monitor crack in kitchen wall. Provide adequate utility lighting. (Priority Apply crack monitors and record data, to 2) help determine if this is an active or inactive crack. (Priority 1) Cellar walls should be thoroughly dried out after repairing water issue, then repointed As required, clean, scrape and paint historic with appropriate mortar and whitewashed. wood moldings including chair rails, Traces of surviving historic plaster should picture rails, cornices, trim, wainscoting and be preserved in place. (Priority 2) bases. Replace rotted wood in kind as necessary. (Priority 2) Apply whitewash to cellar ceilings in areas where it has been lost. (Priority 4) Repaint or re‐paper walls with historically appropriate paint or wallpaper, following The existing concrete floor should be recommendations made in finish analysis. removed to expose the original stone (Priority 3) paving beneath, in the areas in which the stone survives. (Priority 4) Repair the damaged trim at front hallway in the vicinity of the radiators. (Priority 3) Repair / patch concrete cellar floor in area where former bathroom was removed. The existing mantelpieces should be Even if the floor is ultimately to be returned retained, but the first floor mantelpiece that to its original stone condition, at the very was pushed forward for the installation of least temporary patching will make the area diffusers, should be returned to their safer. (Priority 3) original configuration. In addition, the fireplaces should be finished by the addition of appropriate firebacks, log rests
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.8 (or a screen), the hearths should be painted, Add interior storm windows designed to and the surrounding brick faces should be absorb the maximum amount of ultraviolet parged and painted. (Priority 4) light. The storms should be removable or include sliding panels, so that sashes can be Install modern, discreet, low profile switch opened in good weather. (Priority 2) plates and outlet covers. Or, if desired, install reproduction switch plates and outlet If interior storms not installed, apply UV covers to highlight the character during the film to glazing, especially in exhibit areas. first electrification of the house. (Priority 3) Consider solar shading options such as MechoShade Systems or period window Install discreet general signage for building coverings to protect interiors from excessive information, exit, and orientation. (Priority UV damage. (Priority 3) 3) First Floor Doors The kitchen should be updated as necessary The historic door units are to be retained so that it can more properly function as a and repaired, as necessary. If the finishes catering kitchen. (Priority 3) are to be restored, and historic hardware is to be restored and augmented with First Floor Windows historically appropriate hardware where As necessary, scrape and paint the elements are missing. (Priority 3) building’s double hung wood windows, including sash, trim, and sills. Avoid If and when repairs become necessary, defacement of wood profiles. Replace clean, scrape, and paint wood doors and rotted wood in kind when necessary. trim. Consolidate and fill missing or Remove all deteriorated glazing compound damaged areas. Replace rotted wood in and install new glazing compound. kind when necessary. Carefully clean wood Carefully clean wood trim with light with light sanding before priming and sanding before priming and painting. painting. Where wood trim is already Where wood trim is already scraped, ensure scraped, ensure that surfaces are free of any that surfaces are free of any chemical chemical residue before priming and residue before priming and painting. Refer painting. Avoid any defacement of wood to general procedures for wood repair profiles. (Priority 3) below. (Priority 3) First Floor Floors Check windows and hardware for Avoid refinishing floors in historic areas. operability. Repair or replace sash cords Clean, lightly sand only as necessary, and and pulls as required. Provide new sash oil floorboards instead. Areas of termite weights as necessary. (Priority 2) damage and/or splintering edges should be carefully repaired. (Priority 3) Provide historically compatible locking and lifting hardware. (Priority 3) When removing built‐up finishes retain small sampling areas in inconspicuous
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.9 locations so that future investigators will Repaint or re‐paper walls with historically have adequate remnant evidence for study appropriate paint or wallpaper, following as research methodologies change. (Priority recommendations made in finish analysis. 4) (Priority 3)
The existing vinyl kitchen floor should be As required, clean, scrape and paint historic returned to wood tongue‐and‐groove, to wood moldings including chair rails, match that in the rest of the first floor. picture rails, cornices, trim, wainscoting and (Priority 3) bases. Replace rotted wood in kind as necessary. (Priority 2) The existing, non‐functioning radiators should be removed, and all abandoned The existing mantelpieces should be ductwork and vents, including parlor retained. In addition, the fireplaces should mantle modifications, should be removed. be finished by the addition of appropriate After removal, the floors and ceilings firebacks, log rests (or a screen), the hearths should be patched appropriately. (Priority should be painted, and the surrounding 3) brick faces should be parged and painted. (Priority 3) First Floor Lighting Install discrete, recessed ceiling fixtures or Install modern, discreet, low profile switch historically appropriate wall sconces. If plates and outlet covers. (Priority 3) desired, especially in exhibit areas, surface‐ mounted track lighting can be installed. Install discreet general signage for building (Priority 2) information, exit, and orientation. (Priority 3) Where possible, employ task lighting to minimize damage to the historic interior. Check, and if necessary, secure handrails at (Priority 2) main upper stair hall to walls. Repair plaster as necessary. Handrails in the main Interior – Second Floor hall should be allowed to remain in their current condition. Consider augmenting Second Floor Ceilings handrails with subtle supplementary As necessary, repair plaster ceilings. Check handrails in both stairwells to address code for loose plaster and cut out patches with concerns in the least intrusive manner plaster that has lost its key. Prime and possible. (Priority 2) patch as required. (Priority 2) Remove closets in Bedrooms 1 and 2. Second Floor Walls Remove closet divider in the walk‐in closet As necessary, repair plaster walls. Anchor off of Bedroom 2 (repair floor as needed). any loose plaster and cut out patches with Repair plaster, trim, dan floors as required. plaster that has lost its key. Prime and (Priority 3) patch as required. (Priority 2)
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.10 Second Floor Windows appropriate hardware where elements are As necessary, scrape and paint the missing. (Priority 1) building’s double hung wood windows, including sash, trim, and sills. Avoid Rehang the bathroom door, which has been defacement of wood profiles. Replace removed to facilitate the removal of the rotted wood in kind when necessary. bathroom fixtures and floor. (Priority 1) Remove all deteriorated glazing compound and install new glazing compound. As necessary, clean, scrape, and paint wood Carefully clean wood trim with light doors and trim. Avoid defacement of wood sanding before priming and painting. profiles. Consolidate and fill missing or Where wood trim is already scraped, ensure damaged areas. Replace rotted wood in that surfaces are free of any chemical kind when necessary. Carefully clean wood residue before priming and painting. with light sanding before priming and (Priority 3) painting. Where wood trim is already scraped, ensure that surfaces are free of any Check windows and hardware for chemical residue before priming and operability. Repair or replace sash cords painting. (Priority 3) and pulls as required. Provide new sash weights as necessary. (Priority 2) Second Floor Floors Avoid refinishing floors in historic areas. Provide historically compatible locking and Clean, lightly sand only as necessary, and lifting hardware. Remove inappropriate oil floorboards instead. Areas of termite modern locks, but provide appropriate damage and/or splintering edges should be locking hardware. (Priority 2) carefully repaired. (Priority 3)
Add interior storm windows designed to Return or replace with compatible absorb the maximum amount of ultraviolet floorboards the damaged bathroom light. The storms should be removable or floorboards removed when the bathroom include sliding panels, so that sashes can be fixtures were removed. (Priority 1) opened in good weather. (Priority 2) The existing, non‐functioning radiators Consider applying UV film to glazing. should be removed, and all abandoned Consider solar shading options such as ductwork and vents, including parlor MechoShade Systems or period window mantle modifications, should be removed, coverings to protect interiors from excessive and the holes created by the removal should UV damage. (Priority 3) be carefully and appropriately patched. (Priority 3) Second Floor Doors The historic door units are to be retained Second Floor Lighting and repaired. The finishes are to be Install historically appropriate wall sconces. restored, and historic hardware is to be Where possible, employ task lighting to restored and augmented with historically
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.11 minimize damage to the historic interior. (Priority 3)
Accessibility for the Disabled Accessibility for the disable is an ethical imperative that will also enlarge the visitor pool for Liberia. One of the most difficult decisions will involve the bathroom. The decision has been made to remove the most recent bathroom facilities (which existed on the second floor only). Returning a bathroom to this location is not advisable, as it will not be handicapped‐accessible. It might be advisable to construct a bathroom in another location on the site, such as converting part of the current (non‐historic) garage into a bathroom facility that is accessible to all. (Priority 3)
Make site handicap accessible: This work can be accomplished using permeable paving methods so that no new storm runoff is generated. (Priority 3)
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.12 chisel may be used to carefully remove B. Rehabilitation Procedures inappropriate or deteriorated mortar.
Masonry Historic mortar that is sound, exhibits no cracks, and remains appropriately adhered General masonry repairs to the brick – that is historic mortar that has Masonry in that exists in a deteriorated not failed and is still functioning properly, condition can introduce moisture, insects, should be left in place. and vegetation to the wall system and to the interior of the building. In order to correct Areas of deteriorated mortar joints can be these deficiencies, general masonry repair addressed through the careful removal of and repointing is required where inappropriate mortar, as noted above. deterioration occurs. Any new brick should Mortar should be removed to a depth two‐ match the historic brick in color, texture, and‐a‐half times the width of the mortar and proportion. New mortar should match joint, so that the joint may be sufficiently the historic mortar in color and texture, and anchored. The finished joint should match should be should be lime‐based and in character the strike of the joint around it. appropriate to the structural needs of the building. Open Mortar Joints: These areas are identifiable as deeply recessed mortar joints Areas of Portland cement repair or parging between masonry units (bricks, stones, etc), should be carefully removed by hand. Due as well as by significantly cracked, broken, to the delicate nature of the historic or missing masonry and noticeable brickwork, the use of power tools should biological growth. The condition is usually generally be avoided. Areas where caused by water infiltration, which Portland cement has been applied to the accelerates the deterioration of the joint and surface of the brick should be removed by the materials surrounding it. Raised mortar hand only; no power tools should be used joints are more susceptible to failure than in these locations, due to the likelihood of flush joints due to their projecting profiles. damaging the brick. Grinding wheels Buildings naturally lose mortar as they age. should never be used to grind out the Unlike the masonry units it surrounds, mortar: they damage the corners of the mortar itself is designed to be both brick, and when used to grind out vertical sacrificial and repairable. Inappropriate joints, the inevitable result is cutting into repairs, however, can cause more problems the bricks above and below. A grinder with than they solve. Historic lime‐based mortars a thin, diamond‐edged blade may be used are breathable, flexible and adapt to to make a relieving cut through the changing loads and weather conditions. Use horizontal joints, and the remainder of the of extremely hard Portland cements and mortar chiseled out by hand. This may not cement‐based mortars for repointing and be done on vertical joints, because of the other repairs, however, creates a new joint likelihood of cutting into the bricks above that is stronger but less flexible and and below. Alternatively, a pneumatic air adaptable than the original joints. The new
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.13 mortar joints cannot respond to the natural replaced rather than repaired. Spalls in shifts and settlements of masonry walls, stone masonry may be fixed using a resulting in damage to the masonry units “dutchman” repair. This technique may themselves. They are also impervious, consist of applying a cement patch to the causing moisture to enter and damage the damaged area, which works best on small masonry units rather than transferring areas and should be performed by a skilled easily through the joints. mason. Large areas respond better to use of a new stone patch or replacement. All Recommendations: Rake out existing repairs and replacements should match the deteriorated mortar by hand to a depth of type, color, size, shape, and other two and one‐half times the width of the characteristics of the existing masonry. existing joint or until sound mortar is reached. Replacement mortar should be Flaking, Scaling, Crumbling: Flaking and consistent with the materials removed in scaling are identified as the loss of small, type, color, texture and profile. Do not thin pieces of the outer surface of masonry attempt to remove inappropriate materials units. These conditions are usually caused until they have weathered or cracked by water infiltration and freeze/thaw naturally, as removal of sound Portland‐ stresses. Crumbling is defined as the based cements often necessitates uses of disintegration or dissolution of masonry power tools and can result in damage to the material, and may indicate a generalized surrounding masonry units. weakness in the masonry itself. Application of chemicals or salts can exacerbate these Spalls: Identifiable as the loss of flakes or conditions. chunks of masonry. Spalling is the result of stresses placed upon the masonry, whether Recommendations: Dutchman repair or through natural causes such as repeated replacement of the damaged masonry unit freeze/thaw and corrosion of ferrous metal when necessary. Otherwise alter site supports, or through mechanical stresses conditions to drain or channel water away caused by inappropriate repointing or from the masonry, repoint open or excessive loading. Spalling resulting from damaged joints, and avoid the use of de‐ inappropriate repointing is usually confined icing salts and other chemicals. to the edges of the masonry units, while spalling resulting from other forces may Cracking: Masonry cracking results from affect the entire unit. stress, whether mechanical, environmental, or otherwise. Stressors include uneven Recommendations: In general, efforts to loading or foundation settling, address spalled brick should be confined to inappropriate mortars, oxide jacking, addressing failures in the surrounding thermally‐induced expansion and mortars. Spalling on the horizontal surfaces contraction, and freeze/thaw cycles of belt courses, copings and water tables, resulting from water infiltration. however, should be addressed to prevent water infiltration. Spalled brick should be
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.14 Recommendations: Treatment depends on the embarking on any cleaning program. Avoid size of the crack and whether it is abrasives. determined to be active or passive (active cracks expand, contract, deepen and move; Plaster Repair passive cracks do not change). Small passive cracks may be left alone. Large Plaster Deterioration: Plaster, while it is passive cracks should be filled with mortar not part of the structural system, is an or grout that matches the existing mortar in integral part of the building system. Not color and is weaker than the existing mortar only are traditional plaster systems a to allow for expansion. Severe cracks may defining feature of historic character, be addressed with epoxy and stainless steel plasters give mass to a building with pins (epoxied joints should be skim‐coated qualities that at once has fire resistance, with mortar to camouflage and protect the reduces sounds transmission and provides epoxy repair). All damaged joints should be thermal stability against the daily hand‐raked prior to repair. fluctuation of exterior temperatures.
Soiling: Masonry may be stained or soiled Identifying Problems: by several elements. Rainwater runoff can Plaster deterioration maybe a result of lead to staining, as can gutter leaks. Water several factors: infiltration can cause staining and Structural movement efflorescence. Oxidization of ferrous metal Poor workmanship objects can cause orange staining, and Improper curing copper oxidization can lead to greenish Poor quality or incompatible streaks. Biological growth such as mosses, materials lichens and mildews can stain masonry as Moisture well as trap water and dirt. Pollution, backsplashed soil, bird droppings, and The causes of structural movement and other environmental elements can also sources of moisture need to be identified result in dirty masonry. and rectified before overall plaster restoration is begun. Excessive structural Recommendations: Start with the gentlest movement may be caused by foundation or methods, patch‐testing specific materials framings issues and will need to be and preparations in an inconspicuous area addressed to stabilize the building. before using them. Use of a professional Seasonal structural movement occurs with masonry conservator is recommended. the swing of temperatures and humidity Begin with a low‐pressure water wash and from one season to the next. This type of mild detergent, reserving more aggressive structural movement can be compounded methods for spot‐cleaning stubborn stains. by lack of conditioning of the building. Do not proceed with cleaning if Water infiltration into walls and ceilings temperatures may fall below 40 degrees from leaking roofs, walls or windows need Fahrenheit, and complete all planned to be traced and corrected before a repointing and masonry repairs prior to campaign of plaster repair can be started.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.15 Identifying Plaster Systems: Replacement materials will vary depending Lime plaster on the original plaster materials and lathing A three‐coat system consists of a scratch (or substrate. Considering traditional lime rough) coat, a brown coat and finish coat. plaster, large patches, repairs and The scratch and brown coats are roughly 3/8 replacement of a traditional lime system can inch thick each, consisting of lime putty, be made with the same original system of sand and animal hair as a fibrous binder. lime putty, sand and fiber (animal hair) The finish coat is typically 1/8 inch thick scratch and brown coats, and finish plaster, consisting of higher proportions of lime, with or without fine white sand as needed finer sand and no binders. Traditional lime to matche th original finish. plasters are less susceptible to moisture than gypsum plasters and were often An alternate base coat system of premixed applied directly to masonry with or without gypsum and sand plaster could be used the use of lath or furring. Lime plaster was with a final coat of lime putty and gauging used up through the early 1900s. plaster finish coats. Additionally, metal lath could be used alone or over existing wood Gypsum plaster lath for added strength and making the A similar three‐coat system using gypsum patch easily identifiable as a repair or plaster was in use by 1900. Gypsum plaster replacement of the original system. is a faster setting plaster and was often used Gypsum plaster base coats do not require without a fibrous binder. the use of fibers in the mix particularly if installed over metal lath. If gypsum base Plaster is applied to a system of lath, coats are installed over existing wood lath, creating “keys” that hold the plaster coats in proper wetting of the wood lath must be place. The oldest systems used either dhan ‐ observed, and a liquid bonding agent is riven (split) wood lath or machine‐sawn recommended. wood lath. Different types of metal lath came into use in the United States toward Options for replacement systems of large the end of the 1800s. “Rock Lath” or areas of large areas or entire walls or various types of sheet lathing systems come ceilings range from complete removal of into use during the second quarter of the plaster and replacement with a replication 20th century. of the original system, replacement with a modern gypsum and lime system, or Patching Materials and Plaster installation of veneer plaster over a plaster Replacement Materials: base board system. While there are many types of patching materials used for cracks and small repairs, Careful consideration must be made to “high gauge” lime putty (50 percent lime replacement plaster systems for entire walls and 50 percent gauging plaster) should be or ceilings, particularly when replacing used with traditional lime plasters. plaster of one system with another. Differing depths of lath, base coat and finish coat systems between an original plaster
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.16 system and any new plaster system may lath or sound scratch or brown coat. Inspect expose edges or voids behind existing trim wood lath for rot damage. Remove any and will be visible at any existing opening. damaged wood back to an area in sound condition. Patch or replace large areas as Replacement of a three‐coat plaster system recommended in the following with a veneer plaster and base board system recommendations. may also present a challenge in that the framing or lath installed for traditional Loose Plaster: three‐coat systems were not necessarily Identifying loose plaster can be done plumb, level and true. Any variation in visually as obvious areas of plaster that framing and lath was taken up by varying have lost its keys to its lath will often the thickness of base and finish coats as present as a bulge in a wall or ceiling. required to make the final finish true. Loose plaster can be better assessed by feel. Installation of a board base for veneer Testing for movement at suspected areas, plaster systems require furring of the along cracks and around areas of missing existing framing and lath to provide a true plaster is done by hand by pressing gently surface that will not telegraph underlying at those areas. Movement of the plaster in variation in framing to the finished surface. and out of the plane of the wall indicates the plaster needs to be reattached to the For these reasons, a close approximation of lath. the original plaster system is frequently best for large scale replacement. Recommendations: Reattachment can be made with the use of plaster washers, Plaster Deterioration from Water Damage: sometimes called plaster buttons, or Water damage is often identified by adhesive systems. With the use plaster staining of plaster surfaces. Paint and washers, areas of loose plaster, and on each wallpaper will also exhibit staining from side of large cracks, perforated metal discs wet plaster. Moisture damage can also be known as plaster washers and flat head noted with bubbling or delamination of screws are used to pull the plaster back wallpaper or painted surfaces, or plaster against the lath and secure it against further than has become soft and powdery damage. This is successful if the keys efflorescence. Problems with plaster holding plaster to the lath, or other debris, subjected to prolonged moisture frequently has not fallen in between the plaster and the occur with the lath, particularly wood lath. lath. This problem is very common with Wood lath that has been consistently moist ceilings. The washers are then skim coated may be rotted and lathing nails may rust to with a patching material. the point of failure. Some disadvantages exist with using plaster Recommendations: Identify and repair the washers. Overdriving a screw can source of water causing damage. Loose and overtighten the washer either cracking or plaster softened down to the lath should be crumbling the plaster causing further removed to an area of sound adherence to damage, or the washer is forced into a
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.17 concave cup‐shape, splaying away from the either side of the crack stabilized and wall, making skim coating over the washer attached back to the lath using one of difficult. Skim coating over many plaster attachment methods described in this washers will produce a wall or ceiling plane report. The crack must be raked out using a with a lumpy looking surface, often sharp triangular tool, such as a punch‐style requiring the entire surface to be skim can opener, and the crack undercut in an coated. inverted “V” configuration (the wider part towards the lath”, thus creating a space for Reattachment with adhesive systems – the patch to key to the existing plaster. reattaching loose areas of plaster and Loose plaster and debris should be first reinforcing plaster along either side of large vacuumed gently out of the raked out crack cracks can be achieved with an adhesive and a soft fine brush used to further clean system. A small hole is drilled through the out any debris from the crack. An face of the plaster at the location of the application of a liquid bonding agent may wood lath, or sometimes in the case of be used prior to fill the crack with patching ceiling repair, though the back of the wood material The crack is then can be filled, lath from the back side. An acrylic adhesive being sure the patching material is keyed in injected into the hole and the plaster is well into the full depth and width of the pulled tight to the lath by a large flexible crack. Several passes may be required. A plastic washer which is removed after the final fine skim coat should is lastly applied adhesive cures. Alternately plaster is held over the entire length of the crack and in place while the adhesive cures with feathered out as needed. sheets of plywood and two‐by‐four supports. Adhesive systems have some Small “hairline” Cracks: advantage in that the adhesive is flexible, Hairline cracks on the surface of the plaster can cause less overall physical damage to are generally not a concern if the base coats plaster, and the small recessed holes where are intact and in good condition. adhesive is injected require less build up of patching material for skim‐coating the Recommendations: Inspect plaster for any repair, leaving a smoother final surface. possible underlying problems such as water damage or plaster coat delamination. Use a Large Cracks: thin coat of patching material to fill in fine Large cracks are typically the result of cracks. significant structural movement and seasonal movement due to changes of Delaminated Coats: temperature and humidity. Delamination between coats of plaster may be cause by a physical trauma to the plaster, Recommendations: Large cracks should be incompatible base coat or finish coat inspected for loose plaster. Underlying materials, or improper preparation of causes of cracking should be investigated wooden lath, base coats or curing of any and addressed before repairs are made. coats during the plastering process. Large cracks should have the plaster on
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.18 Recommendations: Inspect plaster for area of Recommendations: Inspect and correct delamination and correct any underlying underlying causes for building problems causing damage. Reapply base deterioration prior to installation of a new coats or finish coat using following proper plaster system. A three‐coat plaster wetting and an application of a liquid replacement system should be installed to bonding agent to assure proper bonding of replace large areas of missing or the new coats of material. The best results deteriorated plaster. Existing wood lath is will come from matching the patching to be left in place and expanded metal lath materials with that of the original plaster. attached over the original lath. Areas of missing lath may require furring out to Small areas of missing plaster: bring new metal lath to the same plane as Small holes in plaster may occur as a result the existing lath. Proper wetting of wood of localized trauma, such as a door knob lath is required and a liquid bonding agent constantly hitting a wall. Areas of loose should also be used to ensure proper plaster may also begin to deteriorate and bonding of large areas of new plaster to the fall if water damage and cracks are not existing lath. addressed in time to cause further failure of the entire plaster system. A veneer plaster over plaster base board Recommendations: Inspect and correct any system may be considered for ceiling underlying causes of damage. Provide replacement if the final depth of the new doors, cabinets, hatches or other moving system will not adversely affect existing building parts that may come in inadvertent openings, fixtures or trim. Existing framing contact with plaster with proper stops or and lath must be inspected for plumb, level bumpers. Small holes, up to 4 or 5 inches and true to verify if furring is required for across may be patched simply with installation of plaster boards. applications of base coats and finish plaster, properly wetting the latch, with or without Wood Shingle Roofing the use of a bonding agent. Holes over 6 Wood shingles roofs can last up to sixty inched across should have expanded metal years, though fifteen to thirty years is a lath attached over the original lath. A more realistic expectation for a well‐ liquid bonding agent should also be used to designed, properly installed wood shingle ensure proper bonding of large areas of new roof constructed of good quality materials. plaster to the existing lath. Wood shingles can begin to deteriorate Large areas of missing plaster: from a variety of factors, including the Large areas of missing plaster, ranging from thinness of the shingle, durability of the half of a wall or ceiling or an entire room, is species of wood selected, exposure to the a result of severe damage from any of the sun, presence of lichens or moss, ventilation sources previously mentioned or wholesale levels under the shingle or in the roof, removal of a plaster system in order to overhanging limbs, the original installation repair causes of building deterioration. method, and the history of maintenance.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.19 If the shingles cannot adequately dry Repair by Removing Individual Units: between rains, and if moss and lichens are If only a few shingles are missing or allowed to grow, and if debris are not damaged. For limited replacement, the old removes from the roof, moisture will be shingle is removed and a new shingle can trapped in the shingles deterioration will be inserted and held in place with a thin accelerate. Moisture trapped under the metal tab. This reduces the disturbance to shingles, condensation, or poorly‐ventilated the sound shingles above. In areas where attics will also accelerate deterioration. several shingles have been cracked, a piece of metal flashing inserted under the shingle Poor installation methods also contribute to can stop moisture temporarily. early failure of wood shingle roofing. These practices include improper coverage and Mastics or sealants must not be used for spacing of shingles, use of staples to hold shingle repairs as it makes future repairs shingles, inadequate ventilation, use of more difficult and can lead to accelerated heavy building felts as an underlayment, deterioration of metal flashings and other improper application of surface coatings roofing components is observed. causing stress in the wood surfaces, and the use of improper flashing. Replacement of Deteriorated Roofs: If over 20% of the shingles on any one The roof should be keep clean of tree trash. surface appear eroded, cracked, cupped, or Regularly inspect roof for broken, cracked, split, or if there is persistent moisture and missing shingles. Visual inspection damage in the attic, replacement should be should occur at least twice a year, possibly considered. in conjunction with regularly scheduled roof gutter inspection. Inspection should Important considerations when replacing a also be made after significant storm events, wood shingle roof are the original wood or when the spot absence of tiles is noted. type of the shingle (species), the size of the Damaged shingles should be replaced shingle (length, width, butt thickness, and immediately. taper), exposure length and nailing pattern, type of fabrication (sawn, hand‐split, Physical access on the roof should be dressed, ),etc. type of substrate. limited. If access to the roof top is required, ladders hooked over the roof ridge should Removal of all shingles is required for be used to distribute the weight of workers. reroofing. Removal should be done in Workers should also wear soft soled shoes sections with waterproof tarpaulins when accessing the roof. temporarily installed as not to expose the entire building to the weather. All roofing inspections and work should be Approximately one roofing square per day performed by a qualified roofer experienced is a reasonable average pace of work for in repair and installation of wood shingle replacement. Replace or repair structural roofs. framing, sheathing, flashings,
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.20 underlayment, gutters and downspouts, or visual pattern . matches) Treatments and other roofing components as needed. materials to avoid include highly textured wood surfaces and irregular butts (unless Shingles can be treated to obtain a fire‐ documented), standardized details retardant rating, to add a fungicide, to (prefabricated hips, ridges, and panels, revitalize the wood with a penetrating stain, unless documented), and inappropriately and to give color. Similarly, they may be sized or sourced shingles. pressure‐treated for added durability. Local code may require the use of fire‐ Repair/Replacement Guideline: retardant shingles. Methods to obtain rated 1. Consider the age and condition of shingles (generally class B or C) include the roof versus the expected life of having treated salts pressure‐impregnated the specific species employed for into the wood cells after the shingles have wood shingles. The older a roof been cut – this is considered to be the most becomes, the more maintenance will effective and longest‐lasting treatment. be required and the frequency of Another method, which must be maintenance will increase. periodically renewed, is to apply chemicals 2. Calculate the number of damaged to the surface of the shingles. If treated and missing shingles. If less than 20 shingles must be trimmed at the site, it is percent of the shingles are missing important to check with the manufacturers or damaged, and the roof is in good to make sure that fire‐retardant qualities condition overall, repair may be will not be lost. more feasible than replacement. 3. Review roof for leaks. Leaks may be According the National Park Service coming from damaged or missing Preservation Brief 19, “The Repair and tile, but also damaged or Replacement of Historic Wooden Shingle deteriorated flashing, underlayment, Roofs,” the highest propriety in or gutters. Replacement of flashing, replacement shingles should be the best underlayment and sheathing may quality wood with a similar surface texture, involve large areas of repair or total matching size and shape (thickness, width, replacement. and length), matching the historic 4. If many shingles are sliding out of installation pattern (exposure, overlap, etc.), position the cause may be from the and matching any historic decorative failure of fasteners. If shingles are in features. Areas of acceptable difference good condition, tile should be include species of wood, method of salvaged for reinstallation using fabrication of shingle (if visual appearance copper or stainless steel fasteners. matches), use of fire retardants or Other roofing component repairs preservative treatments (if visual impact is should be considered at this time. minimal), use of modern flashing (if 5. If one slope of roof exhibits more sensitively installed), use of small sleepers damage or deterioration than others, for ventilation (if the visual impact is one roof slope may be replaced at a minimal), and the method of nailing (if the time. This may allow the cost of
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.21 roof replacement to be spread out. exposure to sunlight. It begins with a Attention must be paid to change in wood color due to decomposition coordination of flashings and of lignin (the material that holds individual marrying the intersection of new wood cells together). Absorption and the work to existing roofing. release of moisture result in swelling and shrinking. This in turn leads to formation of Wood Shingle Roof Maintenance cracks, checking, cupping and warping. The Wood shingle roofs must be kept clean and end grain is more susceptible to water regularly inspected for damage to shingles, damage than the other surfaces. All surfaces flashing, sheathing, and gutters. Soft‐soled are vulnerable to mildew and fungal rubber shoes should be worn if walking on growth when damp. the roof, which should be minimized. To access a simple ridge roof, a ladder can be Recommendations: Address water sources hooked over the roof ridge to distribute the (repair gutters, aim downspouts away from weight of the person making the inspection. the building, eliminate splashback, etc). The roof must be kept free of debris. Slightly deteriorated wood may be Sweeping off leaves and branches should be consolidated and/or patched with epoxies. a regular part of maintenance, as is Small areas of advanced deterioration may trimming of overhanging branches. The be repaired with a dutchman. Severe removal of moss and lichens is essential. deterioration may be addressed by Removal may require scraping, and the replacement with a wood or synthetic residue removed with a diluted bleach replica. Rotted elements should be removed solution, though caution must be used for or shaved back to sound wood, and surrounding plants and trees. Power replacements should match the original washing, while =often used, can propel a lot wood as closely as possible. of water under the shingles, and the high pressure can crack or otherwise damage Repair by Wood Component Replacement: shingles. The volume of water may also Custom fabricate new wood components to leach out applied coating. replace missing members or members deteriorated beyond repair. Either replace If the roof has been treated with a fungicide, the entire wood component or splice a new stain, or revitalizing oil, it will need to be re‐ wood member into an existing member. coated every few years (usually 5).4 ‐ It is also recommended that, when a new Cut out deteriorated or damaged sections of shingle roof is installed, that a supply of wood components and replace them by extra shingles be purchased, to allow for splicing replacement wood components into future repairs. existing remaining wood members. Anchor new wood components by nailing and with Wood adhesive.
Wood deterioration, unpainted surface: Install new replacement wood members Deterioration begins within two months of with concealed stainless steel fasteners. Fill
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.22 nail holes and touch up the finish to match smooth and flush, matching the contour of surrounding wood finish. Replacement the existing wood member. Clean spilled wood components should be adjusted to compound from adjacent materials prevailing conditions at installation areas immediately. before installing. Patch wood members that have been Repair by Removing Individual Units: damaged and exhibit depressions, holes, or Where entire units (columns, windows, similar voids, and that have limited rotted cornices, etc.) require restoration, or decayed wood. Remove rotted or completely remove the unit(s) and restore decayed wood down to sound wood. off‐site. Repair the entire unit by patching Treat wood members with wood or repairing members as specified for wood pretreatment prior to application of member patching. patching compound, according to repair and patching material manufacturerʹs Repair by Pretreatment and Patching written instructions. Caulk any open Compound: seams, especially where horizontal and Clean wood surfaces prior to consolidation vertical wood members meet. treatment and patching. If rotted or soft wood remains, remove down to sound Wood Patching Materials wood according to patching manufacturerʹs Wood Pretreatment: There are ready‐to‐use written instructions. products designed for hardening and sealing soft fibers of wood materials that Apply wood pretreatment to soft wood have deteriorated due to weathering and fibers to remain, complying with exposure and that are designed specifically manufacturerʹs written instructions. Coat to enhance the bond of wood patching surfaces with consolidation treatment by compound to existing wood. These brushing, applying multiple coats until the products include Liquidwood, by Abatron, wood is saturated. Allow treatment to Inc.; Primatrate, by Advanced Repair harden before filling voids with patching Technology; and Liquid TIMBR, by Wood compound. Care Systems.
Mix only as much patching compound as Wood Patching Compound: A 2‐part can be applied at one time according to epoxy‐resin wood compound with a 10‐ to manufacturerʹs written instructions. 15‐minute cure at 70 degrees Fahrenheit, in knife grade formulation and recommended Apply patching compound to fill by manufacturer for type of wood repair depressions, nicks, cracks, and other voids indicated. The compound shall be designed created by removed or missing wood. for filling damaged wood materials that Apply the compound in layers as have deteriorated due to weathering and recommended in writing by the exposure. The compound shall be capable manufacturer until the void is completely of filling deep holes and capable of filled. Sand the patching compound spreading to feather edge. These products
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.23 include Liquidwood, by Abatron, Inc.; columns, entablature, soffits, and eaves of Primatrate with Flex‐Tec HV, by Advanced mildew, algae, moss, plant material, loose Repair Technology; West System, by paint, grease, dirt, and other debris. Use a Gougeon Brothers, Inc.; bristle brush and mildewcide to kill and Quickwood, by Polymeric Systems Inc. mildew. After cleaning, rinse thoroughly with fresh water. Allow the area to dry Wood deterioration, painted surfaces: Like before patching, repairing, or painting. the previously mentioned stucco, paint is designed as a sacrificial layer that protects Deteriorated Paint woodwork from natural weathering and Severely deteriorated paint, including associated deterioration. When properly extensive cracked and loose paint film, is applied, paint has a lifespan of up to eight characterized by considerable cracking, years. When inappropriately applied, or checking, blistering, erosion, loss of when it has reached the end of its functional adhesion, and severe chalking or mildew. life, paint will peel, crack, flake and alligator. These fissures allow moisture to Removal of Deteriorated Paint penetrate and support biological growth, Recommendations: Remove the old paint film and contribute to the deterioration of the down to bare wood (or plaster) substrate by surface beneath. using hand‐tool removal, scraping and sanding, chemical removal, or a Recommendations: In general, remove paint combination of all three methods. until a sound layer is reached. Clean and sand the surface of the sound coat before The selection of the surface‐preparation applying a fresh coat. For paint layers that tools and methods should be determined by are deeply cracked or in situations where the particular site conditions. Do not use bare wood is exposed, old paint should be power tools, including sanders, grinders, stripped using the gentlest method possible. and power brushing tools. A heat plate The resulting surface should be carefully (flameless) may be used. cleaned and primed before repainting. Paint should be appropriate to the structure in Surface Preparation both type and color, and should allow the General: Use the gentlest appropriate structure to breathe. If complete paint method necessary to clean the surface in removal is necessary, it is recommended question. Wash surfaces by hand using that a small section of original paint be clean rags, sponges, water, and detergent. allowed nto remai in an inconspicuous site to provide a record of the original paint Hand‐Tool Cleaning: Use wet sanding and type and color (also known as a “witness”). wet scraping methods only. Lightly mist the substrate before sanding or scraping. General preparation of surfaces for Acceptable hand‐tools include scrapers, painting wire brushes, sandpaper, steel wool, Recommendations: Protect adjacent materials nonmetallic pads, and dusters. from damage. Clean existing wood
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.24 Solvent Cleaning: Solvent cleaning may be responsibility of the painting restoration used to remove oil, grease, smoke, tar, and specialist. Use of power paint removal tools asphalt from painted or unpainted surfaces is prohibited. Acceptable toolsr fo manual before preparation work begins. In paint removal include scrapers, wire addition, if necessary, spot‐solvent cleaning brushes, sandpaper, and steel wool. Dental may be employed just prior to the tools may be used to remove paint from commencement of paint application, intricate detail work. provided enough time is allowed for complete evaporation. Clean solvent and Painting: clean rags shall be used for the final wash to General: Apply paints to produce surface ensure that all foreign materials have been films without cloudiness, spotting, holidays, removed. Dispose of used rags and solvent laps, brush marks, runs, sags, ropiness, or carefully and in accordance with local other surface imperfections. Cut‐in sharp disposal laws. lines and color breaks. Use natural bristle brushes for the primer coat, intermediate Paint Removal Methods coat, and top coat applications. Use of Removal Methods, General: Where cleaning mechanical paint application apparatus methods have been attempted and further (sprayer) is not recommended. removal of the paint is required because of incompatible or unsatisfactory surfaces for The use of an oil‐based primer is repainting, use the paint removal methods recommended, together with an oil‐based specified below. Completely remove paint intermediate coat and top coat for best film from those items indicated or specified adhesion to the historic wood surfaces. For to have existing paint completely removed. exterior trim or exterior woodwork, the top coat is to be gloss or semi‐gloss. Follow Chemical Removal: Chemical removal manufacturer’s recommendations systems may be employed to remove parts addressing proper application or complete coatings of paint. Spread the temperatures, exterior humidity levels, and removers over the surface from which length of duration of proper temperature coatings are to be removed. Remove the for recommended drying times. Do not softened paint with a scraper (broad knife) prime or paint if rain is forecast within 72 or similar tool that the painting restoration hours. If rain is forecast, take precautions to specialist may select. Repeat the procedure protect exposed wood surfaces, in order to until all paint and residue are removed as prevent water saturation. directed by manufacturerʹs written instructions. Rinse and neutralize as Protect adjacent surfaces and materials required by remover manufacturer. Allow against damage from paint application. enough time to elapse to permit the surface Correct damage to adjacent materials and to dry before proceeding with refinishing. surfaces by cleaning, repairing, replacing, and refinishing, as approved by the Mechanical Removal: Use and selection of architect, and leave in an undamaged mechanical removal equipment shall be the condition.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.25 At the completion of the project, touch up such as around windows as a buffer and restore any damaged or defaced between incompatible materials. Most painted surfaces. modern sealants, however, consist of slow‐ or semi‐drying synthetic mastics that have an effective lifespan of seven to ten years. Windows Failing sealants develop crazing, or a fine network of cracks, across their surfaces, Window deterioration: The double‐hung allowing water infiltration and causing the windows typical of historic structures are sealant to further deteriorate. Inappropriate prone to broken glass, loose or missing installation can exacerbate this condition. glazing putty, broken sash cords, and inoperable sashes. Sills and lower sashes are Recommendations: Where appropriate, old susceptible to damage from pooling water, sealant should be removed and replaced which can cause swelling, rot, and loosened with newer, high‐movement sealants. This joints. requires proper joint preparation and design, keeping in mind the range of Recommendations: Replace deteriorated potential masonry movement (based on its glazing by removing all failed putty with a coefficient of thermal expansion as well as scraper or gentle stripper (use of heat guns, the range of temperatures expected). etc. may result in broken glass). Prime bare Movement should not exceed twenty‐five wood with an oil‐based primer and use percent in compression or extension. Joint back bedding putty on all vertical surfaces. sealants change in shape, not volume, with Insert the glass and secure it with glazing compression and extension, requiring a pins, then apply a beveled bead of glazing careful selection of width‐to‐depth ratios of putty. Allow the putty to dry for several the installed sealant to ensure that the days before priming and painting it. Broken existing joint is matched with the sash cords may be replaced by removing appropriate sealant. the affected sash, installing a new sash cord and attaching the sash weight. Removal of Metals excess paint may also assist in restoring sash movement. Rotten wood should be Iron deterioration: Iron oxidization results addressed as recommended in the previous in rust, a porous film that attracts and discussions of deteriorated plain and retains moisture. The process of oxidization painted wood surfaces. Loosened joints continues until the metal is completely may be addressed by dismantling the joint, destroyed. Of the ferrous materials found in cleaning the members, and reassembling most buildings, wrought iron tends to rust with a wood dowel and waterproof glue. most quickly but is more resistant to severe corrosion than cast iron. Galvanized iron Sealants (iron with a zinc coating) is highly resistant to corrosion, even when the zinc coating is Sealant deterioration: Sealants (caulking) compromised. may be useful in some historic applications,
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.26 Recommendations: Maintain any painted surfaces (paint protects the iron). Minor paint failure may be addressed by cleaning, priming and repainting. Severe deterioration may require paint removal and rust remediation prior to recoating.
Site
Site issues: Proper landscaping, appropriate drainage, and the use of traffic sealants should be addressed in any maintenance plan.
Drainage: Grade surrounding soils to encourage water to drain away from foundations. This will assist in controlling water infiltration and rising damp.
Traffic sealant: Typically installed at the interface of building foundations and adjacent sidewalks, the sealant closes this joint and prevents water infiltration.
Landscaping Landscaping: Ensure that trees and ornamental plantings are kept eighteen to twenty‐four inches away from building foundations. This will assist in keeping the area near the building dry, rendering it less likely that insects and biological growths will take hold. Maintain landscape plants by pruning dead branches, removing branches that overhang roofs, and preventing overgrowth. Remove ivies and other climbing plants from the structure by shearing at the base and allowing the plant to die rather than pulling the live plant from the building.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2010 Page 6.27 Summarized and Prioritized Recommendations
Priority 1 indicates that the condition requires immediate attention because it is causing active deterioration and threatens the integrity of the structure, or that poses a health and safety risk.
Priority 2 refers to a condition that should be addressed within a year, but only after the first priority needs have been met.
Priority 3 refers to a low priority issue that does not threaten the integrity of the historic building. Usually it pertains to an aesthetic problem which should be scheduled as time and budget permit.
Priority 4 refers to materials, features or systems that require routine inspection or show signs of early deterioration and may require action in the next ten years.
Recommendation Priority (1, 2, 3, or 4) Priority 1 Every effort should be made to retain historic 1 building fabric, which provides evidence of early conditions and changes, and to treat it as gently as possible (architectural ‐‐ general) Every effort should be made to retain historic 1 building fabric, which provides evidence of early conditions and changes, and to treat it as gently as possible (architectural ‐‐ general interior) Follow the existing comprehensive paint and 1 finish analysis for the building’s interior and exterior surfaces (architectural ‐‐ general interior) Carefully apply and monitor a crack gauge to 1 crack in kitchen wall. (architectural – first and second floors) Return or replace with compatible floorboards the 1 damaged bathroom floorboards removed when the bathroom fixtures were removed. (architectural – first and second floors) Reinstall attic floor boards (structural) 1 Conduct masonry repairs at attic level chimneys 1 (structural) Conduct structural investigation with probes at 1 attic stairwell (structural) Second Floor Bathroom framing repairs 1 Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.28
Recommendation Priority (1, 2, 3, or 4) (structural) Wood species identification (structural) 1 Remove and repair existing framing at First Floor 1 Corridor (structural) Install Avongard crack monitors at int. masonry 1 walls & record measurements monthly (structural) Install floor protection at basement areas 1 (structural) It is recommended that the main panel be 1 replaced due to its present condition. Increasing the service capacity to 200 amperes would probably allow for some additional HVAC equipment. (MEP) Estimated Electrical system budget cost: $25,000.00
Priority 2 Verify that unused chimneys are capped 2 (architectural ‐‐ roof) Add and maintain snow guards (architectural ‐‐ 2 roof) Install black polyether filter foam specifically 2 designed to fit the new gutters (architectural ‐‐ roof) Install gutter top screening (architectural ‐‐ roof) 2 Install thermostatic vents behind demi‐lunette 2 windows (architectural ‐‐ roof) Identify and seal gaps in cornice visible in attic 2 (architectural ‐‐ roof) Secure roof hatch (architectural ‐‐ roof) 2
Remove unnecessary, unused conduit and 2 equipment from exterior walls (architectural ‐‐ exterior walls) Continue a regular program of soil poisoning to 2 eliminate the danger of termite infestation, as well as general insect control (architectural ‐‐ insect prevention)
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.29
Recommendation Priority (1, 2, 3, or 4) Remove debris, both in terms of stored items and 2 environmental debris, from the cellar (architectural – interior, cellar) Ensure that no water is directed into cellar from 2 gutter, downspout, or site (architectural – interior, cellar) Provide adequate cellar ventilation to prevent 2 moisture infiltration (architectural – interior, cellar) Provide adequate utility lighting (architectural – 2 interior, cellar) Repoint cellar walls with appropriate mortar 2 (architectural – interior, cellar) Check windows and hardware for operability. 2 Repair or replace sash cords and pulls as required. Provide new sash weights as necessary (architectural ‐‐ first and second floors) Add interior storm windows designed to absorb 2 the maximum amount of ultraviolet light (architectural ‐‐ first and second floors) Install discrete, recessed ceiling fixtures or 2 historically appropriate wall sconces (architectural ‐‐ first and second floors) Check, and if necessary, secure handrails at main 2 upper stair hall to walls. Repair plaster as necessary. Handrails in the main hall should be allowed to remain in their current condition. Consider augmenting handrails with subtle supplementary handrails in both stairwells to address code concerns in the least intrusive manner possible (architectural ‐‐ first and second floor) Remove, salvage and replace bricks with cracked 2 and spalled faces (structural) Structural investigation & resistance 2 drilling/wood grading of first floor joists (structural) Repair timber lintels (structural) 2 Repoint exterior masonry joints at base of south 2 and north elevations (structural) Repair flat arch brick lintels at exterior (structural) 2 Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.30
Recommendation Priority (1, 2, 3, or 4) The First Floor is not currently mechanically 2 cooled. If artifacts are to be displayed we recommend that the first floor be conditioned via a ducted air system. Ductwork would be routed in the basement with floor grilles punched through the slab into the first floor. (MEP) Opinion of probable cost of 2 Ton A/C Unit $17,750.00 The Second Floor is not currently mechanically 2 cooled. If artifacts are to be displayed we recommend that the first floor be conditioned via a ducted air system. Ductwork would be routed in the basement with floor grilles punched through the slab into the first floor. (MEP) Opinion of probable cost of 2.5 Ton A/C Unit $19,950.00 We recommend the installation of bi‐polar 2 ionization units on the HVAC indoor units to control contaminants. Bi‐polar ionization units will enhance air filtration without damaging artifacts. (MEP) Opinion of probable cost of bi‐polar ionization units $8,000.00 The basement presents a challenge in terms of 2 environmental control. We recommend that a more practical approach in this application is the use of fixed position de‐humidification units similar to those currently employed in the upper floors with the improved operating characteristic of permanently piping the condensate discharge to draine to th landscaping or to waste. (MEP) Opinion of probable cost of de‐humidifiers and piping the condensate $7,500.00 Bathroom should include a low flow water closet 2 and lavatory. (MEP) Opinion of probable cost of Lavatory and Water Closet $1,500.00 Finally, the installation of a dry pipe sprinkler 2 system should be investigated. (MEP) Opinion of probable cost of dry sprinkler system Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.31
Recommendation Priority (1, 2, 3, or 4) $50,000.00 The basement should be provided with a 2 dedicated heating unit with a packaged thermostat. (MEP) Opinion of probable cost of Hydronic Unit Heater $3,000.00
Priority 3 When making decisions about exterior finishes, 3 always consult the comprehensive paint and finish analysis. (architectural ‐‐ general exterior) When making decisions about interior finishes, 3 always consult the comprehensive paint and finish analysis. (architectural ‐‐ general interior) As needed, clean brick cornice of dirt and mold 3 (architectural ‐‐ cornice and eaves) As needed, scrape and paint eaves and cornice 3 (architectural ‐‐ cornice and eaves) As needed, scrape and paint the building’s double 3 hung wood windows, including sash, trim, and sills (architectural ‐‐ windows) Repair and restore exterior wood shutters using 3 reproduction builder’s hardware (architectural ‐‐ windows) Whitewash the two exterior flat arches that did 3 not receive whitewash (architectural – exterior walls) Monitor old patches on south elevation and 3 remove if necessary (architectural – exterior walls) Clean all existing wood windows with fungicide 3 designed to kill black mold. As necessary, scrape and paint the building’s double hung wood windows, including sash, trim, and sills (architectural ‐‐ windows) Check windows and hardware for operability; 3 repair or replace sash cords and pulls as required. Provide new sash weights as necessary (architectural ‐‐ windows) Provide historically compatible locking and lifting 3
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.32
Recommendation Priority (1, 2, 3, or 4) hardware on interior (architectural ‐‐ windows) Add interior storm windows designed to absorb 3 the maximum amount of ultraviolet light. (architectural ‐‐ windows) If not installing interior storms with UV glazing, 3 consider applying UV film to existing glazing (architectural ‐‐ windows) The historic doors are to be retained and repaired. 3 The finishes are to be restored, and historic hardware is to be restored and augmented with historically appropriate hardware where elements are missing. (architectural ‐‐ exterior doors) As necessary, clean, scrape, and paint wood doors 3 and trim (architectural ‐‐ exterior doors) Verify weather‐tightness at exterior doors and 3 check door hardware for functionality and oil hinges (architectural ‐‐ exterior doors) If moisture issues persist in cellar, consider 3 installing sump pump (architectural – site drainage) Install drain at bottom of steps to cellar 3 (architectural – site drainage) Reconstruct missing front and rear porches 3 (architectural – porch restoration) Incorporate permanent handicap access – either a 3 ramp incorporated into the reconstructed rear porch, or a lift at the rear porch – into the porch restoration (architectural – porch restoration) Add movable wedge to rear door to allow for 3 better wheelchair access to house (architectural – porch restoration) Construct small side porch and reconstruct 3 missing side door (architectural – porch restoration) As necessary, repair plaster ceilings. Check for 3 loose plaster and cut out patches with plaster that has lost its key. Prime and patch as required (architectural – first and second floors) As necessary, repair plaster walls. Anchor any 3 loose plaster and cut out patches with that has lost its key. Prime and patch as required (architectural – first and second floors) Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.33
Recommendation Priority (1, 2, 3, or 4) Repair / patch concrete cellar floor in area where 3 former bathroom was removed (architectural – interior, cellar) As necessary, repair plaster ceilings, paying 3 particular attention to areas of known water damage, such as beneath the former second floor bathroom. Anchor any loose plaster and cut out patches with that has lost its key. Prime and patch as required (architectural – first and second floors) Carefully paint or re‐paper walls with historically 3 appropriate paint or wallpaper, following recommendations in finish analysis. (architectural – first and second floors) Repair damage trim in front hallway in vicinity of 3 radiators. (architectural – first and second floors) Furnish mantelpieces with firebacks, log rests 3 and/or screens, parge and paint brick surrounds. The vents installed in the rear first floor Parlor mantelpiece should be removed, and that mantelpiece should be returned to its original position. (architectural – first and second floors) Install modern, discreet, low profile switch plates 3 and outlet covers. Or, if desired, install reproduction switch plates and outlet covers to highlight the character during the first electrification of the house (architectural ‐‐ first and second floors) Install discreet general signage for building 3 information, exit, and orientation (architectural ‐‐ first and second floors) Update kitchen as necessary to allow to more 3 properly function as a catering kitchen. (architectural ‐‐ first and second floors) As necessary, scrape and paint the building’s 3 double hung wood windows, including sash, trim, and sills (architectural ‐‐ first and second floors) Provide historically compatible locking and lifting 3 hardware (architectural ‐‐ first and second floors) If interior storms not installed, apply UV film to 3 Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.34
Recommendation Priority (1, 2, 3, or 4) glazing, especially in exhibit areas (architectural ‐‐ (first and second floors) The historic door units are to be retained and 3 repaired, as necessary (architectural ‐‐ first and second floors) If and when repairs become necessary, clean, 3 scrape, and paint wood doors and trim (architectural ‐‐ first and second floors) Avoid refinishing floors. Repair areas of splitting 3 and termite damage. Clean, lightly sand only as necessary, and oil floorboards instead (architectural ‐‐ first and second floors) The existing non‐historic kitchen floor should be 3 returned to wood tongue‐and‐groove to match the rest of the first floor. (architectural ‐‐ first and second floors) Remove non‐functioning radiators and ductwork. 3 (architectural ‐‐ first and second floors) When possible, employ task lighting to minimize 3 damage to this historic interior (architectural ‐‐ first and second floors) The stairs from the attic to the roof should be 3 reinforced. (architectural ‐‐ first and second floors) Remove closets in Bedrooms 1 and 2. 3 Remove closet divider in the walk‐in closet off of Bedroom 2 (repair floor as needed) (architectural ‐‐ first and second floors) Work to make house as handicap‐accessible as 3 possible (first and second floors) Work to make site as handicap‐accessible as 3 possible (first and second floors) Remove existing embedded anchors in masonry 3 and patch/repair (structural) Address site drainage issues (structural) 3 The boiler is new and appears to have many years 3 of service life. We do not know the possibility of routing natural gas to the project site, but if that is a possibility, the boiler should be converted to dual fuel capability. (MEP) Opinion of probable cost of Dual Fuel Burner Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.35
Recommendation Priority (1, 2, 3, or 4) $3,000.00 The installed HVAC units described above for the 3 first and second floor may be changed to geothermal heat pumps. The boiler could be retained as an emergency heat source for the condensing loop. (MEP) Opinion of probable cost of Geothermal Loop System $30,000.00
The lack of a vapor barrier in the building skin 3 makes winter humidification impractical. If the facility has artifacts that warrant a controlled environment year around we recommend that those items be maintained in a display case with a separate environmental control system. The humidity level in the case will be controlled with desiccants that will require periodic change out. (MEP) Opinion of probable cost of a controlled environment display case $9,000.00
When the domestic water heater fails, it can be 3 replaced with a 40 gallon tank unit or a 6 gallon point‐of‐use unit in the kitchen and the bathroom. (MEP) Opinion of probable cost of 40 Gallon Tank Type Water Heater $1,500.00 / Opinion of probable cost of 6 Gallon Point‐of‐Use Water Heaters $1,500.00
Priority 4 There are presently no foundation plantings – this 4 practice should be continued. Monitor drainage near building, and if a negative drainage situation develops, re‐grade to achieve positive drainage. (architectural ‐‐ site drainage) Inspect all downspout outflow points around the 4 perimeter of the house to verify at that water is directed an adequate distance from the building’s foundations (architectural ‐‐ site drainage) Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.36
Recommendation Priority (1, 2, 3, or 4) Protect archaeological resources. Before any 4 ground disturbance, contractor should coordinate site work with all appropriate review authorities. (architectural ‐‐ site drainage) Implement a maintenance program to 4 service/inspect the storm and sanitary lines for blockages with focus on the effect of seasonal debris (architectural ‐‐ site drainage) When funding permits, continue the program to 4 archaeologically locate and excavate evidence of lost dependencies, agricultural plots, industrial and ornamental landscape features (interpret the historic landscape) Interpret the site architectural – (interpret the historic 4 landscape) Create historic landscape master plan (architectural 4 – interpret the historic landscape) Following the future historic landscape master 4 plan, re‐install historic walkways and paths, as well as install new walkways to connect with parking areas (architectural – interpret the historic landscape) Create gardens to interpret footprint of building 4 service addition that is no longer extant (architectural – interpret the historic landscape) Apply whitewash to cellar ceilings in areas where 4 it has been lost (architectural – interior, cellar) Remove existing concrete floor to expose original 4 stone paving, in the areas where the stone survives (architectural – interior, cellar) When removing built‐up finishes retain small 4 sampling areas in inconspicuous locations so that future investigators will have adequate remnant evidence for study as research methodologies change (architectural ‐‐ first and second floors) Monitor exterior walls for new cracking and 4 deterioration since previous repointing (structural) Perform structural review of proposed MEP & 4 Arch modifications to floors/attic/roof (structural)
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page 6.37
Maintenance Checklist
ITEM TASK W M Q SA A ST SAT. UNSAT. SITE 1 Brick and stone walkways Look for uneven surfaces, ponding, growth from joints X 2 Gravel walkways Inspect for erosion, uneven surfaces, ponding X X 3 Asphalt paving, including parking Inspect for lifting, undulating, or broken surfaces X 4 Trees Trim and fertilize XX 5 Shrubs Trim and fertilize X 6 Lawns and groundcover Fertilize, water, mow, edge X 7 Site lighting Visually inspect, replace lamps X 8 Handrails Examine connections, finishes X 9 Fences ‐ wood Look for deteriorated, broken posts and rails X 10 Perimeter Drainage Ensure water is directed away from building X
W ‐ Weekly, M ‐ Monthly, Q ‐ Quarterly, SA ‐ Semi‐Annually, A ‐ Annual, ST ‐ after a Storm SAT ‐ Satisfactory, UNSAT ‐ Unsatisfactory
Liberia City of Manassas and Liberia Restoration, Inc. Historic Structures Report Maintenance Checklist Maintenance Checklist
ITEM TASK W M Q SA A ST SAT. UNSAT. FOUNDATION 1 Stone foundation walls Examine for moisture stains, cracks, spalling X 2 Brick foundation walls Check for moisture damage, spalling, efflorescence X 3 Stone piers Examine for moisture stains, cracks, spalling 4 Brick piers Check for moisture damage, spalling, efflorescence X 5 Concrete footings Look for stress cracks and other damage X X 6 Slab on grade Inspect for cracks, chips, uneven surfaces X 7 Wildlife/Pest Inspection Check for nests, holes, animal droppings, material decay XX
3.3 BUILDING STRUCTURE SYSTEM 1 Brick bearing walls Check for cracks, missing mortar, straight and true walls X 2 Wood framed exterior bearing walls Check overall alignment for deflection, cracking, decay X 3 Wood framed interior bearing walls Visually inspect paint for water damage, cracks, bulging X 4 Wood roof framing system Check overall alignment for deflection, cracking, decay X 5 Wood roof sheathing Look for water damage, decay, fastener failure X 6 Wood ceiling framing system Check overall alignment for deflection, cracking, decay X 7 Wood floor framing system Check overall alignment for deflection, cracking, decay X 8 Wood floor sheathing Look for water damage, decay, fastener failure X 9 Wood beams Inspect for rotting wood, faulty connections, deflection X 10 Steel columns (basement) Examine for signs of rust, inspect fixings X 11 Concrete slab (basement) Inspect for cracks, chips, uneven surfaces X
W ‐ Weekly, M ‐ Monthly, Q ‐ Quarterly, SA ‐ Semi‐Annually, A ‐ Annual, ST ‐ after a Storm SAT ‐ Satisfactory, UNSAT ‐ Unsatisfactory
Liberia City of Manassas and Liberia Restoration, Inc. Historic Structures Report Maintenance Checklist Maintenance Checklist
ITEM TASK W M Q SA A ST SAT. UNSAT. BUILDING ENVELOPE ‐ EXTERIOR WALLS 1 Wood clapboard siding and trim (rear) Inspect wood for decay, moisture damage, insects XX 2 Brick masonry Look for surface salts, failing mortar, damaged bricks X 3 Wood eaves, fascia and cornice Check for flaking paint, rotting wood, secure connections XX 4 Exterior paint Visually inspect for flaking, blistering, weathering Re‐paint every 5 yea X
BUILDING ENVELOPE ‐ ROOFING 1 Wood shingle or shake roofing Look for missing, damaged, or slipped shingles XX 2 Metal flashing Check for loose, raised fixings; raised cappings XX 3 Gutters Look for debris, corrosion, holes, faulty connections X winter X X 4 Downspouts Check for clogs, leaks, proper distance of discharge from bldg XX 5 Splash blocks Ensure proper installation and function XX 6 Brick chimney Inspect for structural stability, capping X 7 Attic vents Make sure unobstructed and adequate for space/climate X
W ‐ Weekly, M ‐ Monthly, Q ‐ Quarterly, SA ‐ Semi‐Annually, A ‐ Annual, ST ‐ after a Storm SAT ‐ Satisfactory, UNSAT ‐ Unsatisfactory
Liberia City of Manassas and Liberia Restoration, Inc. Historic Structures Report Maintenance Checklist Maintenance Checklist
ITEM TASK W M Q SA A ST SAT. UNSAT. WINDOWS AND DOORS 1 Wood windows Check for water seepage, cracked panes, rotted sash & cords X 2 Wood window sills Look for water seepage, flaking paint, decayed wood X 3 Brick window sills Look for water seepage, damaged bricks X 4 Wood doors, frames and hardware Inspect for damaged jambs, moldings, operational hardware X 5 Storm screens/windows Examine fit and connection to frame, damaged screens/glass XX
W ‐ Weekly, M ‐ Monthly, Q ‐ Quarterly, SA ‐ Semi‐Annually, A ‐ Annual, ST ‐ after a Storm SAT ‐ Satisfactory, UNSAT ‐ Unsatisfactory
Liberia City of Manassas and Liberia Restoration, Inc. Historic Structures Report Maintenance Checklist Maintenance Checklist
ITEM TASK W M Q SA A ST SAT. UNSAT. INTERIOR FINISHES 1 Plaster ceilings, including decorative work Visually inspect for cracks, chips, water stains X 2 Plaster walls, including decorative work Visually inspect for cracks, chips, water stains X 3 Wall paper Inspect for water stains, proper adhesion, other damage X 4 Gypsum board ceilings (if present from restorVisually inspect for water stains, flaking paint, other damage X 5 Gypsum board walls (if present from restorat Visually inspect for water stains, flaking paint, other damage X 6 Wood wainscots Check for water damage, decay, cracking X 7 Wood panels Check for water damage, decay, cracking X 8 Wood trim Examine for damaged, missing molding, secure connection X 9 Wood flooring Oil; visually inspect for warping, excessive wear, damage X 10 Concrete flooring (basement) Look for cracks, chipped or broken pieces, stains X 11 Window coverings Check for damage, secure connections, excessive wear/dirt X 12 Wood stairs and railings Examine alignment, look for excessive wear, deterioration X 13 Wood casework Check for rotting, decaying wood, operational hardware X 14 Interior paint and/or clear finishes Look for flaking, dirt, water stains or blistering Re‐paint every 5 yea X 15 Interior glazing Check for cracked or broken glass X 16 Tile flooring Clean, check / fill grout, seal X
W ‐ Weekly, M ‐ Monthly, Q ‐ Quarterly, SA ‐ Semi‐Annually, A ‐ Annual, ST ‐ after a Storm SAT ‐ Satisfactory, UNSAT ‐ Unsatisfactory
Liberia City of Manassas and Liberia Restoration, Inc. Historic Structures Report Maintenance Checklist Maintenance Checklist
ITEM TASK W M Q SA A ST SAT. UNSAT. ARCHITECTURAL FEATURES 1 Wood ornament (porches) Inspect for secure connection, dirt, damage, decay XX 2 Exterior stoop, stairs and landings Look for level surfaces, alignment, dirt, damage, discoloration X 3 Porches and balconies Look for level surfaces, alignment, dirt, damage X 4 Fireplaces Inspect damper, flue for operability/cleanliness XX
MECHANICAL SYSTEMS 1 Water heaters Look for leaks, drain to reduce sediment build‐up X 2 Furnace Check temperature setting, safety mechanisms, change filter XX 3 Metal ductwork Inspect for holes, loose connections X 4 Registers Examine for dirt, flaking paint, connections X 5 Air handling units Keep clear of debris/exhaust; ensure regular inspection X 6 Exhaust fans Ensure working order, keep vent clear of dirt and debris X 7 Plumbing waste and vent piping and fittings Visually inspect for leaks, corrosion, damage X 8 Plumbing supply piping and fittings Visually inspect for leaks, corrosion, damage X 9 Plumbing fixtures Inspect for drips, leaks, ease of operation X 10 Sump pump Clean; check water discharge X‐ Spring X X 11 Kitchen equipment / disposal Inspect for drips, leaks, ease of operation X 12 Utilities (water, heating, sewer, etc.) Ensure regular inspection by a qualified professional X
W ‐ Weekly, M ‐ Monthly, Q ‐ Quarterly, SA ‐ Semi‐Annually, A ‐ Annual, ST ‐ after a Storm SAT ‐ Satisfactory, UNSAT ‐ Unsatisfactory
Liberia City of Manassas and Liberia Restoration, Inc. Historic Structures Report Maintenance Checklist Maintenance Checklist
ITEM TASK W M Q SA A ST SAT. UNSAT. ELECTRICAL SYSTEMS 1 Electrical service entrance Keep free of obstructions, dirt X 4 Interior incandescent or fluorscent light fixturCheck bulbs, fittings, wall connections X 6 Exterior light fixtures Visually inspect, replace lamps X 7 Electrical outlets Inspect for damage, secure plate connection X 8 Communications systems Ensure proper operation X
LIFE/SAFETY 1 Fire extinguishers Test proper operation X 2 Fire alarm system Test proper operation X 3 Smoke detection systems Test proper operation X 6 Panic hardware Check operation and compliance with existing codes X 8 Lead paint Prevent flaking, excessive dust, exposure to children As Appropriate 12 Snow stops Inspect for damage, loose connections X‐Winter X 14 Security lock system Ensure regular inspection by a qualified professional X 15 Security alarm system Ensure regular inspection by a qualified professional X
W ‐ Weekly, M ‐ Monthly, Q ‐ Quarterly, SA ‐ Semi‐Annually, A ‐ Annual, ST ‐ after a Storm SAT ‐ Satisfactory, UNSAT ‐ Unsatisfactory
Liberia City of Manassas and Liberia Restoration, Inc. Historic Structures Report Maintenance Checklist Chapter 7: Cost Estimates (Akers Construction Group)
Summarized and Prioritized Recommendations
Priority 1 indicates that the condition requires immediate attention because it is causing active deterioration and threatens the integrity of the structure, or that poses a health and safety risk.
Priority 2 refers to a condition that should be addressed within a year, but only after the first priority needs have been met.
Priority 3 refers to a low priority issue that does not threaten the inttegrity of the historic building. Usually it pertains to an aesthetic problem which should be scheduled as time and budget permit.
Priority 4 refers to materials, features or systems that require routine inspection or show signs of early deterioration and may require action in the next ten years.
Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Priority 1 Every effort should be made to retain historic 1 No cost building fabric, which provides evidence of associated as early conditions and changes, and to treat it this is a as gently as possible (architectural ‐‐ general) Buildinng maintenance function. Every effort should be made to retain historic 1 No cost building fabric, which provides evidence of associated as early conditions and changes, and to treat it this is a as gently as possible (architectural ‐‐ general Buildinng interior) maintenance function. Follow the existing comprehensive paint and 1 No cost finish analysis for the building’s interior and associated as exterior surfaces (architectural ‐‐ general this is a interior) Buildinng maintenance function.
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.1 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Carefully apply and monitor a crack gauge to 1 Monitor application crack in kitchen wall. (architectural – first and and qtrly $3,800.00 second floors) inspections for 2‐ years Return or replace with compatible 1 floorboards the damaged bathroom floorboards removed when the bathroom $1,000.00 fixtures were removed. (architectural – first and second floors) Reinstall attic floor boards (structural) 1 assumed 25% of $2,400.00 attic space Conduct masonry repairs at attic level 1 $10,000.00 chimneys (structural) Conduct structural investigation with probes 1 $5,000.00 at attic stairwell (structural) Second Floor Bathroom framing repairs 1 $1,550.00 (structural) Wood species identification (structural) 1 $2,000.00 Remove and repair existing framing at First 1 assumed affected Floor Corridor (structural) area of $4,500.00 approximately 260 sf Install Avongard crack monitors at int. 1 masonry walls & record measurements $3,000.00 Assumes 20 to 25 monthly (structural) locations Install floor protection at basement areas 1 $3,700.00 (structural) It is recommended that the main panel be 1 replaced due to its present condition. Increasing the service capacity to 200 amperes would probably allow for some $25,000.00 additional HVAC equipment. (MEP) Estimated Electrical system budget cost: $25,000.00
Priority 2
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.2 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Verify that unused chimneys are capped 2 $1,400.00 (architectural ‐‐ roof) Add and maintain snow guards (architectural 2 assumes a surface $1,500.00 ‐‐ roof) area of 1500 sf Install black polyether filter foam specifically 2 designed to fit the new gutters (architectural ‐‐ $1,700.00 roof) Install gutter top screening (architectural ‐‐ 2 $700.00 roof) Install thermostatic vents behind demi‐ 2 $1,000.00 lunette windows (architectural ‐‐ roof) Identify and seal gaps in cornice visible in 2 $1,500.00 attic (architectural ‐‐ roof) Secure roof hatch (architectural ‐‐ roof) 2 $600.00
Remove unnecessary, unused conduit and 2 equipment from exterior walls (architectural ‐‐ $1,000.00 exterior walls) Initiate and/or continue a regular program of 2 soil poisoning to eliminate the danger of assumes a $1,600.00 termite infestation, as well as general insect application plan for control (architectural ‐‐ insect prevention) a two year period Install appropriate lighting (site and security) 2 to provide safe access and security $15,000.00 (architectural – interpret historic landscape) Remove debris, both in terms of stored items 2 and environmental debris, from the cellar $2,500.00 (architectural – interior, cellar) Ensure that no water is directed into cellar 2 assumes new from gutter, downspout, or site (architectural $12,000.00 downspouts and – interior, cellar) site grading Provide adequate cellar ventilation to 2 prevent moisture infiltration (architectural – $1,800.00 interior, cellar) Provide adequate utility lighting (architectural 2 $3,700.00 – interior, cellar)
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.3 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Repoint cellar walls with appropriate mortar 2 $3,700.00 (architectural – interior, cellar) Check windows and hardware for 2 operability. Repair or replace sash cords and pulls as required. Provide new sash weights $4,500.00 as necessary (architectural ‐‐ first and second floors) Add interior storm windows designed to 2 absorb the maximum amount of ultraviolet $9,000.00 light (architectural ‐‐ first and second floors) Install discrete, recessed ceiling fixtures or 2 historically appropriate wall sconces $5,000.00 (architectural ‐‐ first and second floors) Check, and if necessary, secure handrails at 2 main upper stair hall to walls. Repair plaster as necessary. Handrails in the main hall should be allowed to remain in their current condition. Consider augmenting handrails $7,000.00 with subtle supplementary handrails in both stairwells to address code concerns in the least intrusive manner possible (architectural ‐ ‐ first and second floor) Remove, salvage and replace bricks with 2 assumes 25% of cracked and spalled faces (structural) $12,600.00 surface area affected Structural investigation & resistance 2 drilling/wood grading of first floor joists $5,000.00 (structural) Repair timber lintels (structural) 2 $6,500.00 Repoint exterior masonry joints at base of 2 assumes 25% of south and north elevations (structural) $3,300.00 surface area affected Repair flat arch brick lintels at exterior 2 $2,000.00 (structural)
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.4 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) The First Floor is not currently mechanically 2 cooled. If artifacts are to be displayed we recommend that the first floor be conditioned via a ducted air system. Ductwork would be routed in the basement with floor grilles $20,000.00 punched through the slab into the first floor. (MEP) Opinion of probable cost of 2 Ton A/C Unit assumed 2 ton A/C $17,750.00 unit The Second Floor is not currently 2 mechanically cooled. If artifacts are to be displayed we recommend that the first floor be conditioned via a ducted air system. assumed 2 ton A/C Ductwork would be routed in the basement $20,000.00 unit with floor grilles punched through the slab into the first floor. (MEP) Opinion of probable cost of 2.5 Ton A/C Unit $19,950.00 We recommend the installation of bi‐polar 2 ionization units on the HVAC indoor units to control contaminants. Bi‐polar ionization units will enhance air filtration without $8,000.00 damaging artifacts. (MEP) Opinion of probable cost of bi‐polar ionization units $8,000.00 The basement presents a challenge in terms 2 of environmental control. We recommend that a more practical approach in this application is the use of fixed position de‐ humidification units similar to those currently employed in the upper floors with de‐humidifiers and $7,500.00 the improved operating characteristic of piping the condensate permanently piping the condensate discharge to drain to the landscaping or to waste. (MEP) Opinion of probable cost of de‐humidifiers and piping the condensate $7,500.00
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.5 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Bathroom should include a low flow water 2 closet and lavatory. (MEP) $1,500.00 Opinion of probable cost of Lavatory and Water Closet $1,500.00 Finally, the installation of a dry pipe 2 sprinkler system should be investigated. (MEP) $50,000.00 Opinion of probable cost of dry sprinkler system $50,000.00 The basement should be provided with a 2 dedicated heating unit with a packaged thermostat. (MEP) $3,000.00 Opinion of probable cost of Hydronic Unit Heater $3,000.00
Priority 3 When making decisions about exterior 3 No cost finishes, always consult the comprehensive associated as paint and finish analysis. (architectural ‐‐ this is a general exterior) Building maintennance function. When making decisions about interior 3 No cost finishes, always consult the comprehensive associated as paint and finish analysis. (architectural ‐‐ this is a general interior) Building maintennance function. As needed, clean brick cornice of dirt and 3 $750.00 mold (architectural ‐‐ cornice and eaves) As needed, scrape and paint eaves and 3 $3,000.00 cornice (architectural ‐‐ cornice and eaves) As needed, scrape and paint the building’s 3 double hung wood windows, including sash, $7,200.00 trim, and sills (architectural ‐‐ windows)
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.6 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Repair and restore exterior wood shutters 3 using reproduction builder’s hardware $5,000.00 (architectural ‐‐ windows) Whitewash the two exterior flat arches that 3 did not receive whitewash (architectural – $250.00 exterior walls) Monitor old patches on south elevation and 3 remove if necessary (architectural – exterior $1,500.00 walls) Clean all existing wood windows with 3 fungicide designed to kill black mold. As necessary, scrape and paint the building’s $7,800.00 double hung wood windows, including sash, trim, and sills (architectural ‐‐ windows) Check windows and hardware for 3 operability; repair or replace sash cords and $4,500.00 pulls as required. Provide new sash weights as necessary (architectural ‐‐ windows) Provide historically compatible locking and 3 lifting hardware on interior (architectural ‐‐ $3,600.00 windows) Add interior storm windows designed to 3 absorb the maximum amount of ultraviolet $9,000.00 light. (architectural ‐‐ windows) If not installing interior storms with UV 3 glazing, consider applying UV film to $3,600.00 existing glazing (architectural ‐‐ windows) The historic doors are to be retained and 3 repaired. The finishes are to be restored, and historic hardware is to be restored and $3,000.00 augmented with historically appropriate hardware where elements are missing. (architectural ‐‐ exterior doors) As necessary, clean, scrape, and paint wood 3 $1,100.00 doors and trim (architectural ‐‐ exterior doors) Verify weather‐tightness at exterior doors 3 assumes and check door hardware for functionality $700.00 replacement of and oil hinges (architectural ‐‐ exterior doors) weather seals
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.7 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) If moisture issues persist in cellar, consider 3 installing sump pump (architectural – site $1,700.00 drainage) Install drain at bottom of steps to cellar 3 $2,500.00 (architectural – site drainage) Reconstruct missing front and rear porches 3 $29,000.00 (architectural – porch restoration) assumed 290 gsf Incorporate permanent handicap access – 3 either a ramp incorporated into the reconstructed rear porch, or a lift at the rear $10,000.00 porch – into the porch restoration (architectural – porch restoration) Add movable wedge to rear door to allow for 3 better wheelchair access to house $500.00 (architectural – porch restoration) assumed aluminum Construct small side porch and reconstruct 3 missing side door (architectural – porch $5,000.00 restoration) assumed 100gsf As necessary, repair plaster ceilings. Check 3 for loose plaster and cut out patches with plaster that has lost its key. Prime and patch $5,000.00 as required (architectural – first and second assumed 25% of floors) surface area As necessary, repair plaster walls. Anchor 3 any loose plaster and cut out patches with $7,000.00 that has lost its key. Prime and patch as assumed 45% of required (architectural – first and second floors) surface area Repair / patch concrete cellar floor in area 3 where former bathroom was removed $2,500.00 (architectural – interior, cellar) assumed 100gsf As necessary, repair plaster ceilings, paying 3 particular attention to areas of known water damage, such as beneath the former second floor bathroom. Anchor any loose plaster $5,000.00 and cut out patches with that has lost its key. Prime and patch as required assumed 25% of (architectural – first and second floors) surface area
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.8 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Carefully paint or re‐paper walls with 3 historically appropriate paint or wallpaper, $4,500.00 following recommendations in finish assumed 45% of analysis. (architectural – first and second floors) surface area Repair damage trim in front hallway in 3 vicinity of radiators. (architectural – first and $500.00 second floors) Furnish mantelpieces with firebacks, log rests 3 and/or screens, parge and paint brick surrounds. The vents installed in the rear first floor Parlor mantelpiece should be $5,000.00 removed, and that mantelpiece should be returned to its original position. (architectural – first and second floors) Install modern, discreet, low profile switch 3 plates and outlet covers. Or, if desired, install reproduction switch plates and outlet $1,500.00 covers to highlight the character during the first electrification of the house (architectural ‐ ‐ first and second floors) Install discreet general signage for building 3 information, exit, and orientation $2,500.00 (architectural ‐‐ first and second floors) Update kitchen as necessary to allow to more 3 properly function as a catering kitchen. $25,000.00 (architectural ‐‐ first and second floors) As necessary, scrape and paint the building’s 3 double hung wood windows, including sash, $7,200.00 trim, and sills (architectural ‐‐ first and second floors) Provide historically compatible locking and 3 lifting hardware (architectural ‐‐ first and $3,600.00 second floors) If interior storms not installed, apply UV film 3 to glazing, especially in exhibit areas $9,000.00 (architectural ‐‐ (first and second floors) The historic door units are to be retained and 3 repaired, as necessary (architectural ‐‐ first and $5,000.00 assumes all doors second floors) will need repaired Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.9 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) If and when repairs become necessary, clean, 3 scrape, and paint wood doors and trim $3,500.00 assumes all doors (architectural ‐‐ first and second floors) will need repaired Avoid refinishing floors. Repair areas of 3 splitting and termite damage. Clean, lightly assumes 25% of $9,000.00 sand only as necessary, and oil floorboards surface area instead (architectural ‐‐ first and second floors) requiring repair The existing non‐historic kitchen floor should 3 be returned to wood tongue‐and‐groove to $1,500.00 match the rest of the first floor. (architectural ‐ ‐ first and second floors) assumes 200 gsf Remove non‐functioning radiators and 3 ductwork. (architectural ‐‐ first and second $3,700.00 floors) When possible, employ task lighting to 3 minimize damage to this historic interior $5,000.00 (architectural ‐‐ first and second floors) assumes 2900 gsf The stairs from the attic to the roof should be 3 reinforced. (architectural ‐‐ first and second $1,500.00 floors) Remove closets in Bedrooms 1 and 2. $2,500.00
Remove closet divider in the walk‐in closet 3 off of Bedroom 2 (repair floor as needed) $1,500.00 (architectural ‐‐ first and second floors) Work to make house as handicap‐accessible 3 $5,000.00 as possible (first and second floors) Work to make site as handicap‐accessible as 3 $10,000.00 possible (first and second floors) Remove existing embedded anchors in 3 $2,500.00 masonry and patch/repair (structural) Address site drainage issues (structural) 3 $10,000.00
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.10 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) The boiler is new and appears to have many 3 years of service life. We do not know the possibility of routing natural gas to the project site, but if that is a possibility, the $3,000.00 boiler should be converted to dual fuel capability. (MEP) Opinion of probable cost of Dual Fuel Burner $3,000.00 The installed HVAC units described above 3 for the first and second floor may be changed to geothermal heat pumps. The boiler could be retained as an emergency heat source for $30,000.00 the condensing loop. (MEP) Opinion of probable cost of Geothermal Loop System $30,000.00 The lack of a vapor barrier in the building 3 skin makes winter humidification impractical. If the facility has artifacts that warrant a controlled environment year around we recommend that those items be maintained in a display case with a separate $9,000.00 environmental control system. The humidity level in the case will be controlled with desiccants that will require periodic change out. (MEP) Opinion of probable cost of a controlled environment display case $9,000.00 When the domestic water heater fails, it can 3 be replaced with a 40 gallon tank unit or a 6 gallon point‐of‐use unit in the kitchen and the bathroom. (MEP) $1,500 / 40 Gallon / 6 Gallon Opinion of probable cost of 40 Gallon Tank $1,500 Type Water Heater $1,500.00 / Opinion of probable cost of 6 Gallon Point‐of‐ Use Water Heaters $1,500.00
Priority 4
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.11 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) There are presently no foundation plantings 4 – this practice should be continued. Monitor drainage near building, and if a negative $12,000.00 drainage situation develops, re‐grade to assumes the achieve positive drainage. (architectural ‐‐ site requirement for drainage) regarding Inspect all downspout outflow points around 4 the perimeter of the house to verify at that water is directed an adequate distance from $600.00 assumes extension the building’s foundations (architectural ‐‐ site of Downspouts no drainage) grading Protect archaeological resources. Before any 4 ground disturbance, contractor should coordinate site work with all appropriate $5,000.00 review authorities. (architectural ‐‐ site allowance for drainage) fencing and bracing Implement a maintenance program to 4 per annum service/inspect the storm and sanitary lines $1,500.00 allowance for for blockages with focus on the effect of seasonal debris (architectural ‐‐ site drainage) inspection When funding permits, continue the program 4 to archaeologically locate and excavate This is an allowance evidence of lost dependencies, agricultural $25,000.00 and is dependant plots, industrial and ornamental landscape on duration and features (interpret the historic landscape) findings Interpret the site architectural – (interpret the 4 $15,000.00 historic landscape) Create historic landscape master plan 4 $25,000.00 (architectural – interpret the historic landscape) Following the future historic landscape 4 allowance assumes master plan, re‐install historic walkways and brick pathways and paths, as well as install new walkways to does not connect with parking areas (architectural – incorporate a interpret the historic landscape) $50,000.00 budget for haardscapes that may be incorporated in a master plan. Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.12 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Create gardens to interpret footprint of 4 building service addition that is no longer $10,000.00 extant (architectural – interpret the historic landscape) Apply whitewash to cellar ceilings in areas 4 where it has been lost (architectural – interior, $2,600.00 cellar) assumes 1450gsf Remove existing concrete floor to expose 4 original stone paving, in the areas where the $5,000.00 assumes 25% of stone survives (architectural – interior, cellar) surface area When removing built‐up finishes retain small 4 sampling areas in inconspicuous locations so that future investigators will have adequate $2,500.00 remnant evidence for study as research methodologies change (architectural ‐‐ first includes labeling and second floors) and framing Monitor exterior walls for new cracking and 4 Monitor application deterioration since previous repointing and qtrly $3,800.00 (structural) inspections for 2‐ years Perform structural review of proposed MEP 4 & Arch modifications to floors/attic/roof $5,000.00 (structural)
* Pricing assumes each item to be contracted independently ‐ there is the potential for a cost savings if items are combined and contracted in bundled by trades. Pricing is an opinion of cost and does not include any escalation costs it is assumed that this work would be contracted within the next 6 to 12 months.
Liberia City of Manassas and Liberia Restoration, Inc Citty of Manassas, Virginia Historic Structures Report 2011 Page 7.13
Chapter VIII: Collections and Library, Manassas, Bibliography Virginia.
African Repository and Colonial Journal Cain, Charlotte, Prince William Reliquary: 40.2 (1835): 352. Reel 49, 641‐644. The Descendants of Samuel and Nellie Microfilm American Periodical Series Naylor. October, Vol. I, No.4, 2002. 1800‐1850 Reel 642. Alderman Library, University of Virginia, Charlottesville. Cain, Charlotte, Timeline of the Weir Family, 2002. Document on file at the ʺSale of Hartford,ʺ Alexandria Manassas Museum Collections and [Virginia] Gazette, August 1 0, 1843. Library, Manassas, Virginia.
Bagby, George. The Old Virginia Confederate Veteran: Mrs. J.K. Gentleman and Other Sketches. Charles MʹWhorterʹs personal account of fleeing Scribnerʹs Sons: New York, 1910. the City of Manassas before the Battle of First Manassas. November‐ December, Ball, Spencer. Correspondence between Nos. 11‐12, 1921. On file at the Ruth E. Spencer Ball of ʹOatlandsʹ and George Lloyd Information Center (RELIC), Bull Carter regarding sale of Old Ordinary Run Library, Manassas, Virginia. tract of land to Robert Mitchell. 1804. From the Carter Papers at the Library of Crounse, L.L., The Army Correspondent. Virginia, Richmond, Virginia. Harpers New Monthly Magazine 27 (161): 628, 1863. Berkeley, Edmund (transcriber and editor). Diary, Correspondence, and Papers of Dixson, Joan, National Intelligencer Robert ʺKingʺ Carter of Virginia, 1701‐ Abstracts 1824‐1826. Heritage Books, Inc., 1732. University of Virginia Library Westminster, Maryland, 1997. Electronic Text Center, Charlottesville, Virginia, 2007. Electronic document, Ewell, Alice Maude, A Virginia Science of http://etext.virginia.edu/users/berkeley, Life in Old Prince William. J.P. Bell, accessed July 27, 2006. Lynchburg, Virginia, 1931.
Browne, Eichman, Dalgliesh, Gilpin, & Fairfax Herald, August 3, 1888, p 2. Paxton, P.C., Ben Lomond Manor House Document on file at the Manassas Museum Historic Structure Report. Prepared for Collections and Library, Manassas, the Prince William County Park Authority, Virginia, 1888. Manassas, Virginia by Browne, Eichman, Dalgliesh, Gilpin, & Paxton, P.C., Faul, August, Map and Profile of the Charlottesville, Virginia, 1993. Document Orange and Alexandria Rail Road with its on file at the Manassas Museum Warrenton Branch and a Portion of the
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Manasses [sic] Gap Rail Road, to Show its Manassas. Simon and Schuster, New Point of Connection. Library of Congress York, 1993 . Geography and Map Division, Map Collections Page, Washington, D.C., 1854. Herzog, Melinda, Summary Report: Battle Electronic document, of the Manassas Railroad Bridge, n.d.. On http://hdl.loc.gov/loc.gmd/g3881 file with the City of Manassas Museum p.rr005080, accessed April 2007. Collections and Library, Manassas, Virginia. Fithian, Phillip Vickers, Journal and Letters of Phillip Vickers Fithian 1773‐ Hoffman, J. Paul, A Map of Fairfax County, 1774: A Plantation Tutor of the Old and Parts of Loudoun and Prince William Dominion. 3rd edition. Charlottesville, Counties, Va., and the District of Virginia, 1957. Columbia. copied by J. Paul Hoffmann, Topʹl. Office, A.N.Va.; approved 1864. Foundation for Historic Christ Church, Robert King Carter of Corotoman (1663‐ Howell Brown, 1st Lt. Engs. Troops, in 1732). Irvington, Virginia, 2006. chg. Topl. Dept. A.N.V. March 29th 1864. Electronic document, http://www.christchurch1735.org/history/ Keller, Dennis, Manassas Park, 1979. City robert_carter.html, accessed January 2011. of Manassas Museum Collections and Library, Manassas, Virginia. Hanson, Joseph Mill, Bull Run Remembers, 1953. Document on file at the Krowl, Michelle A. (compiler), Southern Manassas Museum Collections and Claim #21726. Northern Virginia Library, Manassas, Virginia. Genealogy 2(3), 1997. On file at the Manassas Museum Collections and Harris, Scott H. and Harvey, Douglas K., Library, Manassas, Virginia. A Short History of Liberia, Manassas, Virginia, n.d. On file at the Manassas Levy, Andrew, The First Emancipator. Museum Collections and Library, Random House, New York, 2005. Manassas, Virginia. Library of Congress (LOC), American Harrison, Fairfax, Landmarks of Old Colonization Society Collection, Maps of Prince William. Reprint. Gateway Press, Liberia 1830‐1870. Library of Congress Inc., Baltimore, Maryland, 1987. Originally Geography and Map Division, Map published 1924. Collections Page. Washington, D.C., 1998. Electronic document, Hennessy, John J., Return to Bull Run: The http://www.memory.loc.gov/ammem/gm Campaign and Battle of Second dhtml/libhtml/libhome.html, accessed January 2011.
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the District of Columbia: Containing a The African‐American Mosaic: A Library Copious Collection of Geographical, of Congress Resource Guide for the Study Statistical, Political, Commercial, of Black History and Culture. Library of Religious, Moral and Miscellaneous Congress Geography and Map Division, Information. J. Martin, Charlottesville, Map Collections Page. Washington, D.C., Virginia, 1835. 2005. Electronic document, http://www.loc.gov/exhibits/african/afam0 McAlester, Virginia and Lee McAlester, A 02.html, accessed January 2011. Field Guide to American Houses. Alfred A. Knopf, Inc., New York, 2002. HABS Collection of Architectural Drawings. Library of Congress Geography and Map Division, Map McNaught, Diane, Ben Lomond Manor Collections Page. Washington, D.C. House. Frank Harrellʹs History Pages, Electronic document, 2002. Electronic document, http://memory.Ioc.gov/ammem/collections http://www.nps‐ /habs_haer/, accessed December 2010. vip.net/history/BenLomond/index.htm, accessed January 2011. Library of Virginia, Virginia Historical Inventory. Richmond, Virginia, 2006. Meadows, G.L., Ogle Family of Maryland Electronic database, and Allied Families, 1999. Electronic http://www.lva.lib.va.us, accessed January document, 2011. http://www.oglefamilyofmarylandandalli edfamilies.com/, accessed January2011. Little, Barbara J., Excavations at a Family Cemetery in Northern Virginia. Paper Naisawald, L. VanLoan, Stonewallʹs presented at the 23rd annual meeting of Manassas Return. Americaʹs Civil War the Society for Historical Archaeology, Magazine, November 2002. Tucson, Arizona, 1990. Northern Neck of Virginia Historical Manassas Democrat, ʺEdgar V. Weir Dies Magazine, Published annually by the After Long Illness,ʺ Thursday December 7, Northern Neck of Virginia Historical 1911 col. I, pl., Manassas, Virginia. Society, Volume 13, Montross, Westmoreland County, Virginia, Manassas Journal, ʺA Family Relic,ʺ December 1983. Document on file at the February 21, 1913, p. 4. Virginia Historical Manassas Museum Collections and Society, Richmond, Virginia, 1913. Library, Manassas, Virginia.
Martin, Joseph, A New and Comprehensive Gazetteer of Virginia, and
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 8.3
Peters, Joan, Registration of Free Negroes, http://learning.loc.gov/cgibin/query/S?amm n.d.. On file at the RELIC, Bull Run em/gmd:@OR(@field(TITLE+@od1(Plan+of+t Library, Manassas, Virginia. he+First+Battle+of+Bull+Run,+Virginia++Jul y+21st+1861+))+@field(ALTTITLE+@od1(Pla Prince William County, Prince William n+of+the+First+Battle+of+Bull+Run,+Virgini County‐GIS County Mapper. Prince a++July+21st+1861+))), William County Office of Information http://www.gettyimages.com/detail/91243 Technology, Prince William, Virginia, 881/Hulton‐Archive and 2007. http://www.gettyimages.com/detail/91243 706/Hulton‐Archive, accessed January Prince William County Historical 2011. Commission, Prince William: A Past to Preserve. Prince William County, Turner, Ronald Ray, Prince William Virginia, 1982. County Business Licenses 1806‐1899, 1998. On file at the RELIC, Bull Run Library, Robinson, D., Ben Lomond Historic Site Manassas, Virginia. Management Plan, Prince William County. Prepared for Prince William Prince William County, VA Newspaper County Department of Public Works by Transcripts 1784‐1860, 1998. On file at the Shaffer, Wilson, Sarver & Gray, P.C., RELIC, Bull Run Library, Manassas, Reston, Virginia, 2003. Virginia.
Roth, Leland, A Concise History of Tyler, Lyon Gardiner, Encyclopedia of American Architecture. Westview Press, Virginia Biography Volume IV, LLD page Boulder, Colorado, 1979. 536‐537, n.d.. On file at the RELIC, Bull Run Library, Manassas, Virginia. Scheel, Eugene M., Crossroads and Corners‐ A Tour of the Villages, Towns United States War Department, The War and Post Offices of Prince William County, of the Rebellion: A Compilation of the VA Past and Present. Historic Prince Official Records of the Union and William, Inc., Prince William, Virginia, Confederate Armies, Series I, Volume II. 1996. Documents dating to 1861. U.S. Government Printing Office, Washington, Sneden, Robert Knox, 1862 Map of the 1st D.C., 1880 . Documents on file at the City and 2nd Bull Run Battles. Official map of Manassas Museum Collections and from the Topographical Bureau, Library, Manassas. Washington, D.C. Library of Congress Geography and Map Division, Map The War of the Rebellion: A Compilation Collections Page. Washington, D.C., 1865 . of the Official Records of the Union and Electronic document, Confederate Armies, Series I, Volume V
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 8.4
[S#5], March 7‐11, 1862, Union advance to Originally published 1941. The Bethlehem Centreville and Manassas, Va. No. 8. Club, Manassas, Virginia, 1988. Report of Col. James K. Simpson, Fourth New Jersey Infantry. U.S. Government Printing Office, Washington, D.C., 1881. COUNTY RECORDS Documents on file at the City of Manassas Museum Collections and Library, Fluvanna County: Manassas. Fluvanna County Courthouse, Palmyra, Virginia Herald, Article. Publication date‐ Virginia (FCC) Wed Oct. 8, 1817. Document on file at the Deed Book (DB) 19, p. 342, Deed of Trust Manassas Museum Collections and from William Weir to D J Hartsook for 640 Library, Manassas, Virginia. acres from A.D. Mosby.
Article. Publication date‐ August 26, Deed Book 19, p. 342, Between William J. 1929. Document on file at the Manassas Weir and his wife, Louisa Weir, December Museum 1862. Collections and Library, Manassas, Virginia. Personal Property Tax Books (PPTB) 1860‐ 1863, microfilm Roll 509, Library of Virginia Historical Society, ʺRobert Carter Virginia, Richmond, Virginia. III of Nomini Hall, 1753.ʺ Virginiaʹs Colonial Dynasties. Richmond, Virginia, Will Book (WB) O, p. 325, Will of William 2006. Electronic document, J. Weir, September 1864. http://www.vahistorical.org/dynasties/rob ertcarter.htm, accessed, January 2011. Prince William County:
Wells, Jacob, Map of Relative Positions of Prince William County Clerk of the Circuit Forces at Sunset, August 27, 1862 [2nd Court, Manassas Virginia (PWCC) Manassas Campaign]. Library of Congress Deed Book (DB) 2, page 294‐298 October Geography and Map Division, Map 26, 1807 between Priscilla Mitchell and Collections Page. Washington, D.C., 1886. Robert Carter III Electronic document, http://hdl.loc.gov/loc.gmd/g3884m.cw0579 Deed Book 8, October 1822, p. 494‐495, 000, accessed January 2011. between Priscilla Mitchell to Robert Tasker Work Projects Administration (WPA), Mitchell. Prince William: The Story of Its People and Its Places. Expanded edition, Deed Book 21, August 22, 1850, p. 123, William Weir to the O&A Railroad
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 8.5
Company. Deed Book 26, November 20, Tax. 1865 p. 244 ʺWeir and others to Samuel and Nellie Prince William County, Virginia Court Naylor‐ 12 Y2 acres for the love and Minute Book 1843‐1846. affection they hold for their faithful servant.ʺ Probate Records, I 808. On file in the City of Manassas Museum Collections and Deed Book 26, August 1867, p. 483‐489. Library, Manassas. Liberia tract divided amongst heirs. Will Book (WB) 10, 1822‐1846, pp. 17‐18. Deed Book 26, p. 624‐625, December 13, Will of Priscilla Mitchell, May 5, 1823. 1867 between Walter Weir to Charles Will Book P, p. 195. Estate of Robert Campbell and John McPherson, a portion Weir, October 13, 1842. of the Liberia Tract containing 436 acres. Spotsylvania County: Deed Book 26, p. 625‐626 between Edgar Weir and Charles Campbell and John Spotsylvania County Clerk of the Circuit McPherson, January 25, 1868; $6,000 for Court, Spotsylvania, Virginia (SCC) 458 acres of the Liberia tract. Marriage Record of William Weir and Harriet Bladen, 1817. Deed Book 39, page 406‐408 April 30, 1890 between E. Meridith. Mrs. Joan Dixon, FEDERAL RECORDS Julia Weir and Robert Portner, $10,000, 375 acres except family burying ground, Amnesty Papers 1865‐1867, Group I ʺLiberia Farm.ʺ Pardon Applications submitted by persons from the South. NARA Microfilm Deed Book 125, 1947 p. 487, Robert Portner M I 003, Roll 70, Virginia (Tr‐Wh), Heirs to I J and Hilda Breeden. Inventory Documents on‐file at the City of Manassas and Appraisal of the Estate of William Museum Collections and Library. Weir, 1870.
Land Causes Book (LC) 2, 1805‐1816, Indenture between Robert Carter and daughter Priscilla Carter, I 798.
Land Tax Books (LTB) I 782‐1861.
Personal Property Tax Books (PPTB), I 8 I 8‐ I 831, William J. Weirʹs Personal Property
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 8.6
1850 U.S. Census, Agricultural Schedule, Prince William County, Postmaster Record of Appointment Roll Virginia, T‐1132 Roll No. 3. Library of 134, 1832‐1971, Virginia. Virginia, Richmond.
Compiled Service Records of Confederate 1850 U.S. Census, Manufacturing General and Staff Officers and Non Schedule, Prince William County, Regimental Enlisted Men, NARA Virginia, T‐1132, p. 130. Library of microfilm, M331, Roll 262. Documents on Virginia, Richmond. file at the City of Manassas Museum Collections and Library, Manassas. 1850 U.S. Census, Slave Schedule and
Principal Slave Owners, Princeh William Compiled Service Records of Confederate County, Virginia, Appendix D, p. 8. Soldiers Who Served from Virginia, 49th Library of Virginia, Richmond. Infantry. 1860 U.S. Census, Prince William NARA microfilm M324 Roll 921 (Sn‐Y), County Virginia. Library of Virginia, Service Record of Robert C. Weir. Richmond. Documents on file at the City of Manassas Museum Collections and Library, 1860 U.S. Census, Agricultural Manassas. Schedule, Prince William County, Virginia, T‐1132, Roll 2, p. 519. Library of Compiled Service Records of Confederate Virginia, Richmond. Soldiers Who Served from Virginia. 1861, M346 1860 U.S. Census, Manufacturing Roll I 086. Documents on file at the City of Schedule, Prince William County, Manassas Museum Collections and Virginia, T‐1132 Roll8, p. 328. Library of Library, Manassas. Virginia, Richmond.
Census: 1860 U.S. Census, Slave Schedule, Prince William County, Virginia. United States Federal Census (U.S. Maryland State Census) Archives, Annapolis.
1830 U.S. Census, Prince William County Virginia. Library of Virginia, Richmond.
1850 U.S. Census, Prince William County Virginia. Library of Virginia, Richmond.
Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 8.7
Appendix 1: Measured Drawings of Liberia Produced by C. Richard Bierce, August 2006
Drawing 1: Liberia, Cellar, C. Richard Bierce, August 2006
Liberia City of Manassas and Liberia Restoration, Inc. Citty of Manassas, Virginia Historic Structures Report 2011 Appendix 1.1
Drawing 2: Liberia, First Floor, C. Richard Bierce, August 2006
Liberia City of Manassas and Liberia Restoration, Inc. Citty of Manassas, Virginia Historic Structures Report 2011 Appendix 1.2
Drawing 3: Liberia, Second Floor, C. Richard Bierce, August 2006
Liberia City of Manassas and Liberia Restoration, Inc. Citty of Manassas, Virginia Historic Structures Report 2011 Appendix 1.3
Drawing 4: Liberia, Attic, C. Richard Bierce, August 2006
Liberia City of Manassas and Liberia Restoration, Inc. Citty of Manassas, Virginia Historic Structures Report 2011 Appendix 1.4
Drawing 5: Liberia, South Elevation (proposed restoration), C. Richard Bierce, August 2006
Liberia City of Manassas and Liberia Restoration, Inc. Citty of Manassas, Virginia Historic Structures Report 2011 Appendix 1.5
Drawing 6: Liberia, South Elevation (proposed restoration), C. Richard Bierce, August 2006
Liberia City of Manassas and Liberia Restoration, Inc. Citty of Manassas, Virginia Historic Structures Report 2011 Appendix 1.6
Drawing 7: Liberia, East Elevation (proposed restoration), C. Richard Bierce, Auguust 2006
Liberia City of Manassas and Liberia Restoration, Inc. Citty of Manassas, Virginia Historic Structures Report 2011 Appendix 1.7
Drawing 8: Liberia, West Elevation (proposed restoration), C. Richard Bierce, August 2006
Liberia City of Manassas and Liberia Restoration, Inc. Citty of Manassas, Virginia Historic Structures Report 2011 Appendix 1.8 Addendum 1: Immediate Recommendations (Commonwealth Architects, Robert Silman Associates, Dunlap and Partners, and Akers Construction Group) 8 February 2011
At the request of Roxana Adams, the project team has produced a list of items that, in our opinion, should be addressed before Liberia is opened to the public in June 2011. We have made our best effort to consider our previous recommendations – both immediate and long- term needs – and parse this into a list of more immediate concerns. In the absence of a budget from the owner for the work, we are providing these immediate recommendations, along with a summary of the relevant portions of the cost estimate, so that Historic Liberia Inc. and the City of Manassas may balance needs with budget, and take appropriate action.
The recommendations for a June opening are summarized below, with a table to follow that includes cost.
Architectural and Structural While it is recommended that all Priority 1 recommendations should be fully completed prior to officially opening to the public, we recognize that both money and time are in short supply. If funding and time are issues, and the museum is willing to limit access to the attic (including the attic stairwell), and the cellar, the museum may be able to delay some of the Priority 1 work until after the tour season concludes.
Minimally, the attic and attic stairwell should be closed to all personnel, and the cellar should be closed to all tour groups. At minimum, from an architectural, structural and MEP perspective, the museum should conduct the following repairs:
Second Floor Bathroom Framing Repairs (Second Floor Room 205) Close off access to visitors to Cellar and former second floor bathroom (Second Floor Room 205), and close off access to all personnel to attic stairs and Attic. Provide temporary shoring for First Floor Hall in Cellar Room 002 Install crack monitors at interior masonry walls and make monthly recordings for engineer to review (First Floor Room 104, Second Floor Room 204) Place a movable wheelchair edge at main door (First Floor Room 105) Replace main electrical panel in Cellar Provide ADA-compliant restrooms, preferably in non-historic garage building, or, lacking that, provide temporary facilities for visitors for the summer
While not as essential as the repair described above, the museum should also consider the following repairs. If not undertaken by June 2011, they should be considered as high priorities for the next round of work. The second tier of repairs are: Remove and repair existing first floor corridor framing (Cellar Room 002)
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page: Addendum 1: 1 Plaster and ceiling repairs (First Floor Room 105, adjacent to south door, and beneath former second floor bathroom, Second Floor Room 205) Repair / replace missing base moldings (First Floor Room 105) Install First and Second Floor air conditioning.
These repairs will be described below.
The second floor bathroom currently has had its floor boards removed, leaving the second floor joists exposed. There is an opportunity of falling thru plaster ceiling to the first floor below. The current use of “caution” tape does not provide sufficient restraint. Minimally, plywood sheathing shall be temporarily nailed to the top of the joists as a means to prevent the fall hazard and the door should be placed back on its hinges and secured. For the final repair the recommended repairs will be fairly minor, including localized reinforcement of the existing joists with solid sawn sisters where excessive notching has been previously performed and reinstallation of the original floor boards (if salvaged) or with new tongue and groove floor boards set on plywood sheathing which are to be glued and screwed to the joists. The joist ends should be treated with a wood preservative such as Boracare to prevent additional deterioration due to moisture and insects.
Three important actions that can be accomplished quickly, with only a modest expenditure of funds, would be to install crack monitors at interior masonry walls of First Floor Room 104, and Second Floor Room 204, and make monthly recordings for engineer to review. This is a precautionary measure intended to determine if the crack indicates new, active movement, or if it represents movement that has long ceased. In order to better allow visitors in wheelchairs to negotiate the transition from the ramp into the building, we recommend the procurement or construction of a movable wheelchair edge at main door (First Floor Room 105). This could be kept out-of-the way when not needed, and moved into place when called upon. Finally (to reinforce the recommendation above), access should be restricted to the cellar, second floor bathroom, attic stairs, and attic. This should be done in a clear and secure manner, in order to prevent visitors from entering those spaces inadvertently or otherwise. In addition, staff should be made clearly aware of these restrictions, and should be clear about these restrictions with visitors. It should be relatively easy to restrict access to the cellar, attic stairs and attic, but, as described above, in lieu of repair, more secure measures should be taken to prevent access to the second floor bathroom, as there is the real threat of someone falling through that floor.
As for the first floor framing, a localized repair is required in the main hall (Cellar Room 002), especially since it is within the corridor immediately adjacent to the southern entry. In this area the original joists have been cut and headed off with very small members and limited connections to the newly formed trimmers. While the structural engineers believe that these trimmers probably have sufficient capacity for this added concentrated load (due to their short span) and relatively small size of the floor opening it would be good to confirm with a simple
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page: Addendum 1: 2 analysis. Temporary bracing, as provided in other cellar locations, may be considered as a temporary solution for the June 2011 opening, with the more involved repair to follow later.
The repair will require temporary support of the existing framing during construction. This repair can be accomplished in one of two ways: 1) remove and replace the non-original header with a new member of sufficient section and connections to support the gravity loads (dead + live) and sister the existing trimmers (if necessary), 2) remove the headers and crippled joists (those that have been cut to create opening) and replace with new joists of salvaged material to match existing, or 3) the floor could be temporarily shored since this approach is currently used throughout the basement spaces and the basement is off limits to groups.
The first method will probably be quicker and cheaper, and since there is no ceiling, it will clearly present itself as a later modification while the second method will recreate the original configuration with historic timbers and could be more expensive. Both repairs are acceptable by Secretary of the Interior’s Standards for Rehabilitation. The structural engineers prefer the second, more permanent repair. If the second course is followed, this repair would use the information gained from the USDA wood species analysis (in progress) for proper selection of replacement timbers. Repair option three could be undertaken immediately, and either option one or two undertaken after the tour season closes.
Minor (non-structural) architectural repairs that are recommended before opening to the public include plaster and ceiling repairs (First Floor Room 105, adjacent to south door, and beneath former second floor bathroom, Second Floor Room 205), as the areas are unsightly, and some plaster is falling from both ceilings and walls. In an ideal scenario, the repairs could be finished with appropriate pain and plaster; however, given time and budget restraints it might be best to simply repair the areas with historically-appropriate plaster, finish it when budget and time allow, and interpret the area as a work in progress. Similarly, it would be good to repair / replace missing base moldings in the Center Hall (First Floor Room 105), as a large area is open adjacent to the entry door. Finally, some basic, even temporary, interpretive signage would greatly help visitors to understand both the site and the building. These could be generated from information and images already at hand, and could be replaced by more sophisticated, permanent signage at a later date.
The most pressing MEP need is the updating the main electrical panel, which should be undertaken before opening to the public. If the building is to be opened in the summer, and large attendance is expected, it is recommended, but not required, that both first and second floor air conditioning be installed. In addition, it is strongly recommended that bathrooms be provided. The existing non-historic brick garage presents an excellent opportunity to introduce ADA compliant restrooms in a manner that does not impact the historic house. At a minimum, ADA complaint portable toilets and hand-washing stations should be provided, if it is not possible to install a restroom in the garage.
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page: Addendum 1: 3 Summarized and Prioritized Recommendations for June 2011 Opening
Priority 1 indicates that the condition requires immediate attention because it is causing active deterioration and threatens the integrity of the structure, or that poses a health and safety risk.
Priority 2 refers to a condition that should be addressed within a year, but only after the first priority needs have been met.
Priority 3 refers to a low priority issue that does not threaten the integrity of the historic building. Usually it pertains to an aesthetic problem which should be scheduled as time and budget permit.
Priority 4 refers to materials, features or systems that require routine inspection or show signs of early deterioration and may require action in the next ten years.
Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Priority 1 Carefully apply and monitor a crack gauge to 1 Monitor application crack in kitchen wall. (architectural – first and and qtrly $3,800.00 second floors) inspections for 2- years Return or replace with compatible 1 floorboards the damaged bathroom floorboards removed when the bathroom $1,000.00 fixtures were removed. (architectural – first and second floors) Reinstall attic floor boards (structural) 1 assumed 25% of $2,400.00 attic space Conduct masonry repairs at attic level 1 $10,000.00 chimneys (structural) Conduct structural investigation with probes 1 $5,000.00 at attic stairwell (structural) Second Floor Bathroom framing repairs 1 $1,550.00 (structural) Wood species identification (structural) 1 $2,000.00
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page: Addendum 1: 4 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Remove and repair existing framing at First 1 assumed affected Floor Corridor (structural) area of $4,500.00 approximately 260 sf It is recommended that the main panel be 1 replaced due to its present condition. Increasing the service capacity to 200 amperes would probably allow for some $25,000.00 additional HVAC equipment. (MEP) Estimated Electrical system budget cost: $25,000.00
Priority 2 The First Floor is not currently mechanically 2 cooled. If artifacts are to be displayed we recommend that the first floor be conditioned via a ducted air system. Ductwork would be routed in the basement with floor grilles $20,000.00 punched through the slab into the first floor. (MEP) Opinion of probable cost of 2 Ton A/C Unit assumed 2 ton A/C $17,750.00 unit The Second Floor is not currently 2 mechanically cooled. If artifacts are to be displayed we recommend that the first floor be conditioned via a ducted air system. assumed 2 ton A/C Ductwork would be routed in the basement $20,000.00 unit with floor grilles punched through the slab into the first floor. (MEP) Opinion of probable cost of 2.5 Ton A/C Unit $19,950.00 Bathroom should include a low flow water 2 closet and lavatory. (MEP) $1,500.00 Opinion of probable cost of Lavatory and Water Closet $1,500.00
Priority 3
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page: Addendum 1: 5 Recommendation Priority (1, 2, 3, Cost Estimate Notes or 4) Add movable wedge to rear door to allow for 3 better wheelchair access to house $500.00 (architectural – porch restoration) assumed aluminum As necessary, repair plaster ceilings. Check 3 for loose plaster and cut out patches with plaster that has lost its key. Prime and patch $5,000.00 as required (architectural – first and second assumed 25% of floors) surface area As necessary, repair plaster walls. Anchor 3 any loose plaster and cut out patches with $7,000.00 that has lost its key. Prime and patch as assumed 45% of required (architectural – first and second floors) surface area As necessary, repair plaster ceilings, paying 3 particular attention to areas of known water damage, such as beneath the former second floor bathroom. Anchor any loose plaster $5,000.00 and cut out patches with that has lost its key. Prime and patch as required assumed 25% of (architectural – first and second floors) surface area Carefully paint or re-paper walls with 3 historically appropriate paint or wallpaper, $4,500.00 following recommendations in finish assumed 45% of analysis. (architectural – first and second floors) surface area Repair damage trim in front hallway in 3 vicinity of radiators. (architectural – first and $500.00 second floors) Install discreet general signage for building 3 information, exit, and orientation $2,500.00 (architectural -- first and second floors)
Priority 4
* Pricing assumes each item to be contracted independently - there is the potential for a cost savings if items are combined and contracted in bundled by trades. Pricing is an opinion of cost and does not include any escalation costs it is assumed that this work would be contracted within the next 6 to 12 months.
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page: Addendum 1: 6 Addendum 2: Wood Analysis Results (Center for Wood Anatomy Research, USDA; Commonwealth Architects; Robert Silman Associates,) 18 March 2011
At the request of Robert Silman Associates, Roxanna Adams agreed to request that City of Manassas staff take five wood samples from the framing locations of Liberia as specified in Chapter Four of this HSR. These wood samples were submitted to the Center for Wood Anatomy Research of the USDA Forest Service, Forest Products Laboratory, to perform wood species identification.
The Center for Wood Anatomy Research replied on February 14, 2011, with a brief note. The submittals were reviewed by wood scientists and all five samples were identified as being of a species within the White Oak group.
Per the National Design Specification for Wood Construction, wood framing members of White Oak generally have lower design values (bending and modulus of elasticity) than Southern Yellow Pine, the wood species assumed by RSA during the cursory structural investigation portion of the HSR. After a review of the previous structural report performed by Structural Repair Group in 2003, where a wood species of White Oak was assumed for their load capacity analysis, RSA is in general agreement with the previous load capacity analysis of the first floor system in a non-deteriorated condition.
While the specified load capacities of the shorter spans (7’-4” and 10’-0”, respectively) are in excess of 100 pounds per square foot (psf) in addition to the existing dead load of 12 psf, and surpass the required live load capacities of the International Building Code for the given occupancy; the specified capacity of the longer spans (17’-6”) of 28 psf in addition to existing dead load of 12 psf is insufficient for the 40 psf required for residential spaces.
Thus, RSA recommends that the existing shoring remain in the basement spaces beneath Room Nos. 101 and 103 until additional structural investigation and wood testing, including resistance drilling and grading (as recommended previously in the HSR) can confirm the state of framing deterioration, grade of wood members and supplemental reinforcement designed and installed. At the second floor bedrooms (Room Nos. 201 and 202) which have similar framing conditions and dead loads as the first floor long-span framed areas of Room Nos. 101 and 103, the 28 psf live load corresponds closely to the 30 psf minimum live load required for residential sleeping rooms. Thus maintaining the 20 person maximum tour group size previously recommended within the HSR remains within the capacity of these framed areas.
Liberia City of Manassas and Liberia Restoration, Inc City of Manassas, Virginia Historic Structures Report 2011 Page: Addendum 2: 1