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Contractor finds hidden structural damage on courthouse annex roof; commissioners approve change orders
Summary
Contractor briefed commissioners on unforeseen structural problems discovered during roof work on the courthouse annex, and the board approved change orders from contingency to shore up roof bays after a structural engineer recommended sistering 2x12s and adding OSB under new roofing.
During removal of existing roofing panels at the courthouse annex, a contractor reported on an unexpected structural defect that exposed the felt underlayment and showed slats giving way in bays wider than recommended. The board reviewed proposed change orders and contingency usage and approved change orders to address the issue.
Why it matters: The contractor told the board that when crews removed panels they observed slats and felt paper deterioration; a structural engineer recommended strengthening bays larger than 5 feet by sistering 2x12s and installing half-inch OSB to create a stable substrate before installing the chosen roof covering. The work is labor-intensive and will draw on the renovation contingency, reducing remaining contingency available for other unforeseen items.
Travis, the River City representative, described the recommended fix in detail and said the change order reflects pass-through costs while the work is completed out of contingency without markup. He explained the structural engineer’s recommendations and that additional change orders for the south and east elevations are likely once scaffolding is set and those areas are inspected.
Commissioners asked about contingency levels (originally $150,000) and whether to increase contingency to avoid contractor markup on additional work; staff agreed to return with cost updates and a contingency plan. The board approved the immediate change orders to address the structural issue so work can continue and to prevent further deterioration.
Quotable: "When I looked up at the roof hatch I noticed that some of these slats had given way and I could see the felt paper underneath," Travis said, explaining why the structural engineer was engaged.
What’s next: Staff will report back with the structural engineer’s billing, updated contingency status and any further recommended change orders for remaining elevations. The board set a follow-up on the next agenda to consider contingency adjustments and additional approvals if needed.
