LOUDOUN MANSION, PHILADELPHIA, PA

S. Harris & Co. is working with the City of Philadelphia Capital Program Office, the Fairmount Park Commission and the Fairmount Park Historic Preservation Trust to renovate Loudoun Mansion.  In an amended project scope, the firm was called upon to address four main issues: water prevention and management; non-decorative interior finishes; services and facilities improvements; and construction administration.

BUILDING DESCRIPTION

The original portion of the three-story structure was built at the turn of the 19th century.  The house was situated atop a hill on Germantown Avenue so its owner, a Philadelphia merchant, could watch for his ships coming into port.  Since it construction, there have been several additions to the original Federal-style house.  In the early 1990s, the house was struck by lightning and suffered significant damage due to the resulting fire.  An exterior renovation was completed following the fire.

PHYSICAL CONDITIONS ASSESSMENT

The S. Harris & Co. team conducted a comprehensive assessment of the interior conditions of Loudoun Mansion.  Evidence of a significant leak was apparent and determined to be a result of inadequate roof design and drainage.  The leak caused damage to plaster and some timber rot in the affected area.  Inadequate drainage also resulted in some water infiltration in the basement of the building.  Damage was assessed in each room, ranging from plaster loss to paint failure to missing elements.  Evidence of water infiltration was also present at the dormer windows in the storage area in an addition to the structure, which underwent some repairs after the fire. 

A repair matrix was developed and keyed to floor plans of the building, identifying and describing each issue related to non-decorative interior finishes requiring attention.  The assessment included flat plaster, wood trim, and wood flooring.  Apart from the areas affected by water infiltration, the interior finishes were found to be in fair condition.

Many wall surfaces suffer from paint failure, plaster loss and cracking.  Much of the wood trim also demonstrates paint failure or, in some cases, the paint has been deliberately removed.  In some areas, wood trim is cracking or detaching from other areas of wood trim or the surface to which it was originally secured.  The wooden flooring was determined to be in good condition, with the floor in the Dining Room identified as the original flooring.

The front porch flooring of Loudoun Mansion is significantly rotted.  Examination of the porch flooring determined the use of non-treated wood, which was damaged by exposure to the elements.  The front porch at Loudoun currently is a replacement porch, installed after the fire in the early 1990s.

RECOMMENDATIONS

The first priority in the scope of work for the renovation of Loudoun Mansion is to address the areas prone to water infiltration in order to avoid damage to the interior finishes in the future.  To accomplish this, S. Harris & Co. has redesigned the problem area of the roof and called for the redistribution of water runoff.  As shown in the photos below, the current roof design funnels much of the water draining off the north side of the building into a single downspout. 

                                                                      Existing Roof Design                                   Redesigned Roof

This "trough" creates a volume of water too high for one downspout, therefore water runs down the exterior walls of the building, wicking into the building and causing damage.  Some water is also thrown beyond the downspout, reaching the ground at a point where it is not properly channeled into the storm water system and seeping into the basement.  The new roof design will fill this "trough" area and redirect approximately 70% of the water currently forced to the single downspout to others already located around the roof. 

Other measures will be taken to reduce the amount of water infiltration, including installing boots at the bottom of the downspouts to ensure the drained water will be directed to the existing storm water system.  The downspout that is currently processing the water discharged from the "trough" area will be reconfigured to better handle the water that will continue to drain to that area.  Finally, the windows in the storage area will be repaired to stop leaks and the damaged material surrounding these windows will be replaced.

In order to address all of the necessary interior repairs, S. Harris & Co. prepared a step-by-step procedure for each condition.  All plaster walls and non-decorative ceilings will be repaired in the areas identified by floor plans and the repair matrix.  Once repairs are complete, the surface with be sanded, prepared and painted, according to specifications.  Some surfaces will also require a plaster skim coat for finishing.  All wood trim and doors will be sanded, repaired as required and painted according to specifications.  The existing coating on those wood floors that are finished will be removed either by using a chemical remover or sanding, as specified per room.  Any gaps in floorboards will be filled and the floors will be refinished according to specifications.

The existing flooring of the front porch will be removed and replaced with a more appropriate material.  The new flooring will then be finished as specified.

CONCLUSION

Addressing and managing water penetration will reduce the risk of damaging the renovated interiors.  The detailed repair schedule and drawings will assist in preparing all surfaces for finishing.  Necessary repairs will be completed on all floors as specified.  The degree of finishing varies by floor, depending on the proposed use.  Project documents are ready for bidding purposes.

--S. Harris & Co. Comprehensive Project List--