The building is a collection of an original building and additions over the years. The main building is two floors above ground and one floor partly below grade with single story additions to the south. Though additions and modifications have been undertaken over the years, main character defining elements remain in good condition. In general, the structure is in serviceable condition, the exterior brick is in need of repair and cleaning and most windows and doors are in need of major rehabilitation. While the roof surface is in serviceable condition, the parapet is in need of repair.
A. Site
Drainage
The site was inspected shortly after a rain.
On the north (entry) side of the building, downspouts to each side of the entry, which appear to have been connected to subsurface conductors at one time, have become disconnected near the ground and now drain onto the site. To the right of the entry, the downspout drains into a depression in the landscape and sidewalk, creating standing water during a rain. The downspout to the left of the entry drains onto the sidewalk creating a slipping hazard.
To the west, near the "Boys" entry vestibule, standing water indicates poor drainage. A swale between the basketball court and the building drains to the south.
On the south side, downspouts drain onto the sidewalk creating a slipping hazard. While there appears to be adequate grading for drainage away from the building in this area, rainwater reportedly enters the basement by way of the covered ramp. The single inlet at the base of the ramp is inadequate for keeping runoff out of the basement.
The garden to the east absorbs rain and appears to drain adequately. Standing water was noted at the base of the ramp at the "Girls" entry vestibule indicating poor drainage.
The window a/c units drain condensation onto sidewalks creating a constant damp situation fostering plant growth, damaging building material and creating a slipping hazard.
Sidewalks
The sidewalk to the north (entry) side is severely cracked and heaved. There are several other places around the building where the sidewalk has heaved, cracked and sunk, causing an accessibility problem.
B. Structural
Foundation/Frame
The main building structure is cast in place concrete columns, beams and slab. Furring made much of the structure inaccessible for inspection but what could be inspected is in serviceable condition requiring little if any repair. The foundation below grade was not accessible for inspection.
C. Building Envelope
General
The exterior walls of the original building are brick veneer over concrete structure with plastered concrete on the interior. The exterior tan faced brick weathering surface is capped with glazed terra cotta window sills, entry signage and cornice band, capping the parapet and pediments. The terra cotta cornice and window sills have been replaced with cast concrete in several locations around the building, indicating the existing building was constructed with red mortar banding, red panel reveals and red accent diamonds accentuate selected parts of the façade. A vitreous, solid "paver" type brick makes up a base course plinth all around the main building. The face brick, laid with exceptionally thin mortar joints, is in fair condition with repair required where movement and moisture have caused cracks in the mortar. Most of the mortar in the relatively thin joints appears to be in serviceable condition, however the entire building should be cleaned and condition of the joints re evaluated. Refer to the general notes regarding the exterior wall.
Discoloration due to mold, weathering and constant damp conditions from window air-conditioning units was noted in several locations. This condition, together with bulging parts of the wall, plant growth, some efflorescence and cracks near the parapet indicate possible hidden damage due to moisture infiltration. Two of the arched parapet walls or pediments, located over the building entrances, are damaged and must be rebuilt. Some cracking of the brick at the window heads due to rusting steel lintels was noted. Most of the steel lintels on the north and east side of the main building are severely rusted and must be replaced. During the investigation phase, a section of the brick veneer was removed to expose the wall construction. The brick is solid, is extremely hard with little porosity and is laid in various patterns. Some of the courses are made of cut brick, about one-half the depth of the normal brick. The hard surface did not allow for surface adhesion of the mortar. The solid brick construction did not allow the mortar to mechanically entrap the holes, commonly seen with today's brick. Over time, the mortar deteriorated and the bricks now have no adhesion to one another. Only one row of brick ties were installed originally, located approximately six inches above the steel lintels. The ties are now rusted and no longer exist. The deteriorated mortar joints in the wall and the mortar joints between the window sill masonry units, allow rain water to leak into the wall cavity, exacerbating the problems of deterioration. In the past, the mortar joint between the steel lintel and the brick was sealed with calking. This prohibited the accumulated water and moisture behind the brick from escaping to the exterior of the building. The water migrated down, inside the wall, to the wood window heads. The wood windows have rotted and deteriorated. The lintels have rusted, causing the brick to push upward passing the stress on to the weakened brick joints and onto the woodwindow frame and trim sections. Without brick ties to restrain the brick, the brick wall shows numerous bulges outward. The window frames show buckling inward and outward.
While the glazed terra cotta cornice appears to be in good condition, all pieces require re-pointing and cleaning. Some of the pieces must be replaced or patched. As with any glazed terra cotta installation, all terra cotta detailing must be inspected more closely to determine the condition of the supporting devices concealed behind the wall. The parapet and pediments must be re-built due to severe leaning and failure of the mortar joints.
Main Building, North (entry) Side
Masonry
Typical masonry conditions include, discoloration due to mold, weathering and efflorescence, cracks at rusted steel lintel bearing points, minor miscellaneous cracked joints and brickwork, damaged joints at the terra cotta cornice band.
At the bay to the immediate right of the entry portico the window a/c units have severely damaged the wood windows and discolored the masonry wall. A downspout from the main roof drains onto the ground next to the building and with no positive drainage away from the building, this area floods during a rain.
A persistent water source below the entry stair has caused severe damage to the surrounding brick and adjacent steel gates. While the steel gates are in fair but rusted condition, the steel gate frame and lintels are severely deteriorated and causing damage to the surrounding masonry. Inside, at the underside of the stair, the concrete is spalled from exposed, rusted steel reinforcement, probably due to the constant damp conditions there. Under the entry porch, on both sides of the porch supporting wall, there appears to be an old opening that has been filled with plaster stucco and a small window. We were not able to inspect behind that wall.
The steel lintel across the main entry opening has rusted and cracked the masonry at each end. The brickwork under the porch is in good condition however there has been some insensitive brick patching. The entry porch soffit is in good condition and the wood doors show the beginning signs of rot.
The glazed terra cotta band in the entry portico is cracked in some places and all joints need to be pointed. Deteriorated joints and salts on the surface of the masonry at the entry parapet indicate excess moisture seeping through the brick, perhaps due to leakage in the parapet cap joints. The flow of water off of the entry roof may be inhibited by a crushed downspout.
On the second floor, extensive staining obscures decorative masonry detailing.
Mold on the terra cotta cornice, plant growth above, and cracks in the parapet indicate moisture damage high on the wall. Terra cotta and brick at the openings for the roof scuppers is cracked on both sides.
Brickwork, on the two projecting bays on either side of the entry portico, is in good condition; except at the ends of the steel lintel. Where the lintel forms a panel design reveal, rusting has caused cracking of the brick.
Windows
The steel lintels above the window openings on this side of the building have rusted and damaged the masonry at each end. The wood windows on the first and second floors are in poor condition, especially those with a window mounted air conditioner. The leading edge of the terra cotta windowsills show minor damage while the wood sills probably need to be replaced.
Other
On the ground to the left side of the entry, an abandoned sub-surface drainpipe was noted.
The collector at the downspout on the left side of the entry has a panel that appears in danger of falling off.
The granite cornerstone is pitted, shows signs of vandalism and the clarity of the lettering has faded.
Main Building, East Side
Masonry
In general, the typical condition of the masonry described above for the north façade is the same here at the east façade. Part of the brick wall between the first and second floors is severely bowed out indicating probable moisture problems. In several locations, bricks appear to be pushed out from the wall and may pose a hazard of falling.
Persistent moisture problems are evident at the "Girls" entry portico where plant growth and extensive mold around the north door was noted. The joint between the concrete stair and the brick wall at this location is open indicating extensive movement. The stair to the south is cracked and reinforcing bar exposed. Discoloration, efflorescence and mold on the brick were noted near the ground level indicating a possible moisture source under the entry portico landing. The wood awning above each doorway is severely rotted at its attachment to the brick wall.
On the east side of the "Girls" entry vestibule there appears to be an arched brick opening that has been filled in. A recent roof has been installed above this portico and the old scuppers filled in.
To the south of the "Girls" entry vestibule the parapet appears to have more damaged masonry than the rest of this side of the building.
Just to the south of the vestibule a vertical cold joint and different brick color indicate an addition to the original part of the building. In this same area, the terra cotta cornice becomes "cast stone" material. Around the remainder of the building, the cornice band course is alternately terra cotta and "cast stone" of the same profile.
Windows
Most of the steel lintels are rusted and should be replaced. All of the windows are in poor condition, especially the ground floor windows, some of which are warped, water damaged and may need to be replaced.
One window on this side of the building has been filled in with brick and the steel lintel left in place, cracking the mortar.
Constant moisture and vibration from several window a/c units on this side of the building has caused extensive damage to the wood windows.
Other
A metal "fire escape slide" from the second floor is rusted and does not meet current life safety codes.
HISD WING
This one story building features brick on a raised foundation, with no decorative detailing, closely matching in color the brick on the original building. The masonry on this building is in good condition with only typical discoloration up high on the wall and minor damage to the cast stone sill. Minor cracking in the masonry at the bearing points of the window head lintels was noted. Some of the attic ventilation openings have been sealed over preventing adequate airflow around the joists. Tenants in this part of the building described frequent roof leaks.
South side
On the south side, the window air conditioning units have damaged the cast concrete sills, discolored the masonry and create a slipping hazard on the sidewalk below. Downspouts drain onto the sidewalk exacerbating the slipping hazard.
To the west of the brick building is an attached addition with plaster stucco finish that appears to be in good condition. There are three window air conditioning units in high, square windows, one of which appears to be functioning. All but one of the window openings in this addition is in good condition, with cracked head and sill at the other window.
The sidewalk along this side of the building is in poor condition and fouled from the constant damp from the window air conditioning unit condensation.
Main Building - South Side
East bay upper level
The cornice is alternately terra cotta and cast concrete indicating repairs have been attempted. The parapet above is cracked in several places, some of which translate further down the building to the window below. Some of the lintels above the windows frames are warped and movement within the masonry has cracked the adjacent brickwork. There appears to have been movement, which caused mortar joints to open. Past repairs have proven ineffective.
Middle bay at basement entry
A crack in the masonry that translates from a ventilation opening up to the parapet has been crudely patched in several places and a major leak reported directly below this area. The opening in the masonry at the downspout collector is also damaged.
The typical rusted window lentil with the associated masonry bearing cracking was noted as well as the poor condition of the wood window.
A large steel beam near the ground between the brick and the wood structure below appears to be in serviceable condition with no cracking at the masonry noted.
West bay
The garbage dumpster is located here and, electrical service enters the building at this bay.
The masonry at this bay is in the best condition of that seen so far. A decorative center panel recess is cracking at the upper left hand corner, up through the cast concrete cornice to the parapet. Pieces of the cornice have broken off near the downspout collector. A piece of the foundation at the corner is broken off just below the red brick base.
Main Building - West Side
"Boys" entry vestibule
The central arched opening, like on the "Girls" entrance, has been filled in with masonry and the roof replaced, plugging the old parapet overflow scuppers. The terra cotta signage is in good condition but movement in the red brick stem wall forming the stair baluster on the south side poor quality brick repair was noted in the area. The door head and jambs are rotted in places and like the "Girls" entry portico on the opposite side of the building; the wood canopy is showing signs of rot.
The windows on the northwest corner, facing the park are in poor condition with several windowpanes broken out. The masonry walls, lintels and parapet are in better condition than the north and east sides of the building.
Middle section
The cold joint that runs vertically the full height of the building has cracked and been repaired at the red brick base. The brick on either side of this joint is distinctively different in color.
There is a rusted metal fire escape slide from the upper floor to grade attached to this side of the building. At this location, the cornice material changes from cast concrete back to glazed terra cotta.
Southwest corner
The typical wood windows and masonry building elements, red brick base, terra cotta and cast concrete cornice, red tile accent, are in far better condition than that on the opposite side of the building. Concrete at the entry stair at the first bay from the south is damaged with minor cracking at the brickwork. Joints in the cornice need pointing but the parapet is in good condition at this location.
While most wood windowsills are rotten, the other parts of the windows are in fair to poor condition requiring typical rehabilitation. Only very little damage from rusted window head lintels was noted. In the center of this side of the building, window a/c units have severely damaged the wood windows.
D. Roof
Main building
The roof of the main building is gravel ballasted coal tar pitch over a sloped concrete deck. While the roof surface is in serviceable condition, the parapet and base flashing, consisting of an asbestos fibered emulsion, is in poor condition. Roof penetrations appear to be in good condition and no "bubbling' or other typical defects were noted on the surface of the roof.
Most of the decorative arched parapets are leaning inward with the parapet over the west "Boys" entry portico severely damaged at its connection with the roof. Other damage to the parapet was noted in different locations including the cracked masonry at the decorative niches. Improper sealing may be contributing to the parapet damage.
The opening of the old brick chimney is not protected from the elements but otherwise in serviceable condition.
Some of the downspouts and collectors are clogged with debris and most are leaking. The downspout on the south side of the building near the entry at the junction of the HISD wing and the main building is leaking and contributing to a severe water leak in that area. The brick scuppers at the downspouts are cracked and are in need of repair.
HISD wing
The roof over the one story "HISD" wing is gravel ballasted coal tar pitch over a wood structure. Severe water leaks have been reported in the offices of this building. While the overall surface appears to be in serviceable condition one area shows evidence of having been repeatedly patched, indicating a persistent water leak. The parapet and base flashing is an asbestos fibered emulsion and in need of repair. Some attic ventilation openings in the wall have been sealed and some are open to the elements, contributing to the water leaks problem. Metal collectors, downspouts and their connections are in poor condition.
E. Interiors
General
The floors are cast concrete and in fair condition, covered in some locations with VCT or carpeting, with minor shrinkage cracking noted in some locations. The original walls are stucco on clay tile. The ceilings are stucco plaster suspended furring and lath with wood trim and are in fair condition. Modern acoustical tile lay-in ceilings and gypsum wallboard partition walls have been installed in some spaces. All original hallway doors have been replaced with modern doors to comply with life safety code.
Original arches and wood trim remain and are in good condition in the circulation areas.
Many of the artifacts of the public school days remain such as school bells, lockers and radiators that tell the history of the building.
A "central core" contains a large brick chimney with flanking janitor's closets. The closets contain raised tile floors with plumbing fixtures in worn condition. A roof access is located on the third floor, east side closet.
First Floor
The central part of the first floor, partially below grade, has no surface finishes and contains exposed mechanical, electrical and plumbing equipment. The floors are cast concrete of various levels and appear to be in serviceable condition with the exception of an area near the south loading area where the main building meets the HISD wing. At this location, the floor has cracked at a building joint and heaved out of level. The walls of the central area are of various unfinished masonry materials and in serviceable condition. The ceilings of the same area are open cast concrete construction in serviceable condition. The flanking offices have plaster walls and ceilings with either carpet or VCT on the floors in worn condition.
Second Floor
The second floor, or main entry floor, retains much of the original surface finishes. The entry foyer, main hallway, auditorium and kitchen concrete floor is covered with one foot square VCT in worn condition. The floors in the offices flanking the entry foyer are covered with worn carpeting. The ceilings in these offices are acoustic tile lay in with some dropped ceilings blocking windows. There are also modern stud walls installed in the office areas. Finishes in spaces flanking the auditorium are similar.
The entry foyer features decorative pilasters with craftsman details preceding an arched opening to the hallway. The hallways plaster walls, ceilings with wood trim, and arched openings at each end are in serviceable condition.
The main stage in the auditorium is a raised wood strip platform with a decorative plaster feature applied to the proscenium, all in serviceable condition. Another more recently constructed raised painted plywood platform is directly in front of the stage in the orchestra area.
Third floor
The walls, ceilings and miscellaneous furrings are plaster on metal lathe and in serviceable condition. The walls in most spaces retain the painted wood base, wainscot and top band. The floors are of exposed concrete and in serviceable condition.
Two matching stairs with decorative painted metal balusters and concrete treads exit east and west in the north or "original" part of the building. Two stairs of similar construction exit the building to the south and all are in serviceable condition.
HISD Wing
The concrete slab is covered with VCT and the walls and ceilings are painted drywall. The ceiling in one office is severely damaged by water leaks.
Elevator
There is no elevator in the building.
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