Architect and Contractor Propose $28,574 Change Order after Asbestos Found in Demarest High School Roof Drains

Zachary Koenig, senior construction administrator at Di Cara Rubino Architects, wrote in a letter dated Aug. 1, 2024, that asbestos-containing insulation was discovered in existing roof drains during the demolition phase of the roof replacement at Northern Valley Regional High School (Demarest).

Koenig said the design team, the contractor and the roofing manufacturer revised the drain and insulation layout so the new roofing system could be installed “without the need for any asbestos abatement or extensive demolition.” The letter recommended that $28,574 be drawn from the project allowance to cover the net cost of the change; the project allowance total listed in the documents is $90,000, leaving a remaining balance of $61,426 if the change is accepted.

In a separate document titled Proposed Change Order #01, David Traxler, project manager for contractor Northeast Roof Maintenance, described the scope of additional work required by the revised design. The proposal lists work to build two separation walls, install new flashing and coping, add scuppers, conductor heads and leaders at three locations, redesign tapered insulation layouts (including additional asphalt and extended fascia), install a flood coat of coal tar pitch and gravel on a low-slope roof to maintain warranty, install liquid-applied flashings where needed, and install 10 retrofit drains. Materials are listed at $31,924 and labor (43 man-days at $1,050 per man-day) at $45,150, for additional work totaling $77,074.

The change order documents also record credits: $42,300 attributed to the plumbing subcontractor and an additional $6,200 credit for plumbing-related work, for total credits of $48,500. After credits, the final tally on the change order is $28,574.

A plumbing estimate from Peter Hywel Plumbing & Heating, Inc. details the subcontractor’s scope: replacing 10 existing roof drains and installing six new drains, new piping and pipe insulation, drain cleaning, protection of the gym floor, man-lift access, and removal/repair of plaster or concrete as required. That estimate lists a subtotal of $42,300 and specifies exclusions, including permit fees, sales tax, asbestos abatement and other items not shown on plumbing drawings.

None of the documents in this record show formal acceptance of the proposed change order or a recorded approval by the Northern Valley Regional Board of Education or its business administrator. The correspondence and proposals state the revised approach would avoid asbestos abatement and, according to the architect’s letter, would “negate any delay to the installation of the roof.”

Next steps reflected in the paperwork would be formal district authorization of Change Order #01 and any contractor or subcontractor acceptance required to finalize the adjustment to the contract sum. The submitted documents include an acceptance line on the plumbing estimate but no signature or acceptance date appears in the provided pages.