In the 1970s the US Congress outlawed the use of asbestos and paint containing lead. However, they let construction companies use up the available stockpiles but no further manufacturing was permitted. This means that any building built since about 1980 is free of asbestos and lead paint. Buildings built before then are almost guaranteed to have both.

Asbestos is an excellent fire retardant. You’ll find it as insulation around pipes, in ceilings (but typically not ceiling tiles), and in floor tiles (all 9X9 tiles have asbestos; 12X12 were invented to replace the asbestos tiles). Lead was put in paint because it helps paint adhere better and it was used everywhere until it was banned.

Asbestos content usually is 2%-5% of the insulation, tile, and ceiling. Asbestos is only harmful if inhaled regularly over a period of several years. The fibers stick together in the lungs and eventually shorten a person’s life. Leaded paint is harmful if ingested because lead causes brain damage. The law does not require either asbestos or lead paint to be removed. They can be left in place and/or covered over.

Asbestos recommendation: I suggest churches have a survey to learn where they have asbestos. The testing is fast and fairly inexpensive. Then I suggest a multi-year plan to eventually remove all asbestos from the building. This means the guys in “spacesuits” will come in for a few days and that part of the building is off-limits.

• Replace pipe insulation first so that pipes can be replaced as needed
• Second replace all ceilings with asbestos because gravity makes ceilings fall and so you can access the areas above the ceilings to place wires or HVAC equipment
• Next remove all floor tiles. Many places cover over the tile but I suggest completely removing the tiles.
• Finally, remove any remaining asbestos.

Removing all asbestos means you no longer have that headache to deal with in your buildings. It will help all future building renovation and maintenance and make them cheaper and faster. Asbestos abatement isn’t cheap but if done piecemeal over several years, a church can get rid of this problem.

Lead Paint recommendation: lead paint is most commonly found in two places – walls and windows.

• It is impossible to remove paint from walls without removing the walls themselves and that is cost-prohibitive. The only solution there is to paint the walls every 3-10 years with fresh paint. That not only covers over the lead paint but it gives your building a continually fresh look.
• For windows I suggest replacing them completely. Getting new energy-efficient windows to replace your old windows will help your utility expenses. The new windows will eventually pay for themselves and eliminate flaking paint chips which could be ingested by children.

Be proactive about your building maintenance. Take steps now so that you will have more options in future years.

Lead On!

Steve

This is not a post about what kind of roofs you should or should not have. It is a post about what I learned over the years about slate roofs. Always consult your architect about what kind of roof is appropriate for your structures and what the pros and cons are regarding the various types of roofs.

Slate roofs are beautiful. They stand out in a community full of flat, asphalt, and metal roofs. But they come with a pretty steep price: they are far more expensive to purchase initially, to install, and to maintain than other roofs. Slate pieces will turn lose and slide off the roof shattering on the ground below or causing serious harm to anyone unfortunate enough to be under a falling piece. Many roofing companies don’t work on slate roofs and the ones that do require special equipment since slate roofs can be very slippery when wet.

On the plus side, slate roofs last forever. Well, almost – they have a lifespan of about 100 years which is four to five times longer than asphalt roofs. They really enhance the appearance of a building, and snow melts off them quickly. Also, when they leak, it is often because of a missing piece which makes it easy to find the source of the problem. In general, they have fewer maintenance issues throughout their lifespan.

If you do have a slate roof now, look at the individual pieces. If you see a U-shaped discoloration on the pieces, that is the beginning of deterioration of the tile. It’s impossible to say how much longer that piece will “live” before it breaks off. What you can plan for is to replace your roof if it is over 80 years old – begin NOW to set aside funds each year to replace the roof as it nears the 100 year mark. Creating and funding the “Roof Replacement Fund” today will help the church manage a large financial expense in a few years.

In summary: slate roofs are great for looks and pretty easy on the maintenance budget, but they are expensive to install/replace and finding a company to do the maintenance can be problematic. If you are planning new construction, talk with your architect about what is best for you congregation. Then talk with the church to see if they are willing today to pay for the extra expense realizing it may save on maintenance expenses over the life of the roof.

Lead On!

Steve

Stained glass windows were the original Bible texts for millions of illiterate people in Europe. By “reading” the windows they learned the stories of Jesus’ life and miracles. Stained glass windows are usually very beautiful and expensive to make since the reds and blues require using gold and silver to make. Stained glass windows require little maintenance but when they do need maintenance, it is very expensive.

Glass is a liquid – it flows, albeit extremely slowly. If you look at glass windows that are over 50 years old, you’ll notice that the bottom part is thicker than the top. The same is true with stained glass. That means that windows that are a century or even centuries old are brittle at the top and quite thick at the bottom.

Stained glass pieces are held in place by a metal, usually lead. Over time lead deteriorates and needs to be replaced – about once every hundred years or so. The window is removed carefully and then the lead is removed and replaced. If there is any broken glass, the pieces are joined by lead. Every effort is made to keep the original pieces. Then the window is put back in place.

Sometimes the weight of the windows causes them to bend and buckle in place. Often, iron bars are installed stretching from one edge to the other and are anchored in the stone or masonry in which the window sits. The idea is that the iron bar will take some of the weight instead of the window handling it all. Inserting iron bars is tricky but necessary.

Churches with stained glass windows should have a fund for their maintenance. I recommend setting aside $1,000 or more a year from the maintenance budget into a restricted fund so that over the decades this fund will grow. Then, when the money is needed after 100 or 120 years, the church has funds ready to be used for the windows and they won’t be strapped financially. Then, they can maintain not just the artwork that graced their buildings, but continue to educate pre-literate children and adults with the stories of Jesus.

Lead On!

Steve

Almost 20 years ago, Isabel McCormack told me that when I renovated the bathrooms near her Sunday School Class that I must put in only handicap height toilets even though they cost more. I thought about it and did what she said – Isabel always made rational suggestions and she wielded a lot of influence in the church.

Over the years I’ve come to agree even more with Isabel. The marketing term is “comfort-height” toilets and they are

• about 3 inches taller than the older toilets
• easier to stand up from, especially for seniors
• easier to sit on because you don’t feel like you’re about to hit the floor
• available in models which don’t clog which saves on plumbing expenses

Since Isabel spoke with me, I’ve renovated several dozen bathrooms and installed close to 100 toilets. Every single one has been a comfort-height toilet. Even when I redid the bathrooms in my own home, I used these toilets (since I’m getting older, too!).  One downside – I’ve been told that people who are closer to 5 feet tall than 6 feet have their legs dangling when they sit down. While that may not be as comfortable, it is not a deal-breaker in moving to these toilets.

For final and full disclosure, I only use the elongated toilets, too. That is easier for men to use. One last comment – I’ve noticed architects specifying elongated, comfort-height toilets in all work I’ve been a part of for the past several years.

Yes, this is a weird post but it does fall under the heading of “other stuff” in church administration!

Lead On!

Steve