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Snow removal and treatment of walkways/exterior stairs

Seasonal clearing of flat roof system

Pest and rodent control

Interior painting

Emergency/non-emergency maintenance response — tenants, renters event holders
Building envelope maintenance — broken windows, plug holes, graffiti removal, etc.

Management

Capital Improvement projects

Budgeting

Showing theater and building to prospective tenants, theater renters, event holders
Scheduling the theater — seasonal calendar booking process and other
Collection and deposit of rental fees — tenants, theater, events
Environmental, Health and Safety walk-throughs

Building inspections

Chair tenant meetings

Manage agreements — lease, rental

Collection and approval of insurance - tenants, theater, events
Investigation and resolution of complaints

Building access control — badges, keys

Balance Sheets

FY2019, FY2020 and the estimated FY2021 reflect financial loss regardless of COVID constraints.

Completed Projects

2010
$20,000 - The 20 ton air handler that serves the main theater failed and was replaced.

2013
$10,000 — Main theater entrance doors were replaced with automatic sliders.

2018
$6,000 — Compressor that serves the main theater failed and was replaced.
$90,437 — Artist space fit-up led by Economic Development.

2020

$325,000 - Fire suppression system and fire alarm panel upgrades were completed in June. This project
consisted of adding a fire sprinkler system to the 1972 addition and modernizing the dated fire alarm panel.

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Future Projects
2021
$500,000 budget — A roof replacement funding request was presented and approved by the Capital

Improvement Committee in January of 2019 and again for additional funding in 2020. A bid scope has been
drafted and will be incorporated into a RFP for a spring of 2021 roof replacement project.

Property Conditions Report

The property conditions report was completed in January of 2020 and includes current conditions,
recommendations, observations and a detailed overview of the property.

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CITY OF NASHUA BUILDING: 14 COURT ST. DATE: 9/30/20
14 Court St. Theater Tenant Meeting
Name Title Present/Absent
Ross Dugas Risk Management Present
Diane Veino Risk Management Present
Jay Hunnewell Building Manager Present
Keith Weirich Peacock Players Present
Amy Deroche Hunt Bldg/Arts Administrator | Present
Amy Mackay Nashua Theatre Guild Present
Rebin Ali Symphony NH Present
UPDATES/ANNOUNCEMENTS

TOPIC NOTES

Zoom We will now be meeting via zoom for foreseeable future.

COVID Signage

COVID signage will be posted throughout the building on all
floors, please adhere to guidelines.

Fire Sprinkler and
Alarm System

Project Completed.

Loading Dock Loading dock has been cleaned and looks great!
OLD BUSINESS
TOPIC NOTES

Loading Dock Entry
Door

Building maintenance to install parking bumper once weather
permits. (Springtime)

House Lights
Peacock Players

House lighting has been replaced. Complete

NEW BUSINESS

TOPIC

NOTES

Voting

City Clerk will be occupying main floor and lobby for absentee
ballot processing. Social distancing guidelines and sanitary
practices will be in place.

Next Meeting: January TBD

14 Court Street
FY19 Expenses and Revenues

EXPENSES
Labor
Building Manager - 2 hrs admin/maint per week @ 30.87 $3,210.00
Maintenance Specialist - 9 hrs scheduled per week @ 18.40 $11,821.00 $15,031.00
Contractual
Bain Pest Control $1,576.00
Repairs Heating $3,058.00 $4,634.00
Utilities
Electricity $37,877.00
Water $3,633.00
Heating, Propane & Natural Gas $12,882.00 $54,392.00
Janitorial
Janitorial Supplies $1,170.00 $1,170.00
Maintenance
General Building and Grounds $8,857.00 $8,857.00
$84,084.00
REVENUES
Monthly Rental
3 Tenants @ 250.00 (Peacock, Symphony, Vocal) $9,250.00
Artists @ 125.00 $750.00 $10,000.00
Event Rental
1 wk @ 1,500.00 and daily @ 300.00 $32,100.00 $32,100.00

42,100.00
-$41,984.00
NOTE: Does not include snow removal or emergency

maintenance

14 Court Street
FY20 Expenses and Revenues

EXPENSES

Labor

Building Manager - 2 hrs admin/maint per week @ 32.63
Maintenance Specialist - 9 hrs scheduled per week @ 18.77
Maintenance Specialist - 6 hrs scheduled per week @ 16.97
Contractual

Bain Pest Control

Repairs Heating

Utilities

Electricity

Water

Heating, Propane & Natural Gas

Janitorial

Janitorial Supplies

Maintenance

General Building and Grounds

REVENUES

Monthly Rental

3 Tenants @ 250.00 (Peacock, Symphony, Vocal} *
Artists @ 125.00 **

Theater Guild @ 125.00 ***

Event Rental

1 wk @ 1,500.00 and daily @ 300.00

NOTE: Estimates do not include snow removal or
emergency maintenance

*8 months of rental
**8 months of rental
**10 months of rental

$3,393.52
$8,784.36
$5,294.64 $17,472.52

$984.00
$2,961.27 $3,945.27

$38,432.39
$4,024.50

$12,222.57 $54,679.46
$1,757.01 $1,757.01

$4,418.10 $4,418.40
$82,272.36

-$50,922.36

$6,000.00
$4,000.00
$1,250.00

$20,100.00

$11,250.00

$20,100.00
$31,350.00

14 Court Street

FY21 Expenses and Revenues
PROJECTED as of 01.25.2021

EXPENSES

Labor

Building Manager - 2 hrs admin/maint per week @ 32.63
Maintenance Specialist - 9 hrs scheduled per week @ 18.77
Maintenance Specialist - 6 hrs scheduled per week @ 16.97
Contractual

Bain Pest Control

Repairs Heating

Utilities

Electricity *

Water *

Heating, Propane & Natural Gas

Janitorial

Janitorial Supplies *

Maintenance

General Building and Grounds

REVENUES

Monthly Rental

3 Tenants @ 250.00 (Peacock, Symphony, Vocal)
Artists @ 125.00

Theater Guild @ 125.00

Event Rental

1 wk @ 1,500.00 and daily @ 300.00

*Limited use and trending down due to COVID

NOTE: Estimates do not include snow removal or
emergency maintenance
(March 2020 - August 2020) Court Street was
closed to the above teneants due to the pandemic
(March 2020 - Present) Court Street remains
closed for performances

$3,393.52
$8,784.36
$5,294.64 $17,472.52

$1,200.00
$8,000.00 $9,200.00

$30,000.00
$4,800.00

$13,000.00 $47,800.00
$1,000.00 $1,000.00

$8,000.00 $8,000.00
83,472.52

-$65,472.52

$7,500.00
$10,250.00
$250.00

$0.00

$18,000.00

$0.00
$18,000.00

Inspection Date:

January 2020

Prepared For:

Jennifer Deshaies; Risk Manager
Prepared By:

Ross Dugas; Loss Control/ADA Specialist

Property Condition Report

Court Street Theater — Nashua, NH 03060
14 Court Street

Report Overview
THE BUILDING IN PERSPECTIVE

This building assessment is not to be used alone. The attached report is intended to be read in its entirety.
Definitions of the terms used in the Report Overview to describe average or overall conditions include the
following: Excellent — In “like new” condition and/or high quality materials used. Geed —no remedial work is
recommended; Fair — system is aging and/or minor remedial work is recommended; and Peer — replacement
or major remedial work is recommended.

immediate | Short Term

Item Excellent |Good| Fair Poor Action Needs ee

SITE IMPROVEMENTS

Storm Drain S NM
RR

Sidewalks RR

Utilities NM
RR

Site & NM
RAL EMS AND BUILDING

Foundations NM

Structural Floors NM

NM

Windows & Frames RR

Exterior Doors & Frames NM

& RR

Roof NM
PLUMBING SYSTEMS

HVAC RR

Electrical NM

ot
eaters

VERTICAL TRANSPORTATION CONVEYING SYSTEMS

Elevators/ Escalators

Fire $8
Alarm

Area Finishes
Interior Doors & Frames

*Action: NM = Normal Maintenance, IR = Immediate Repair/Replacement, RR = Replacement Reserves, NA = Not Applicable

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CONVENTIONS USED IN THIS REPORT

The following conventions have been used in this report.

> Major Concern: a system or component which is considered significantly deficient or is unsafe.
Significant deficiencies need to be corrected and, except for some safety items, are likely to involve
significant expense.

> Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

>» Repair: denotes a system or component which is missing or which needs corrective action to assure
proper and reliable function.

>» Improve: denotes improvements which are recommended but not required.

> Monitor: denotes a system or component needing further investigation and/or monitoring in order to
determine if repairs are necessary.

> Deferred Cost: denotes items that have reached or are reaching their normal life expectancy or show
indications that they may require repair or replacement anytime during the next five (5) years.

THE SCOPE OF THE INSPECTION

Purpose

The purpose of this building assessment is to provide an observation and report on the physical condition and
maintenance of the property. This report addresses items believed to be significant for the continued
operation of this facility in its current usage and occupancy.

Scope

The scope of these operations was to assess the general physical condition and maintenance status of the
property and to recommend repair and operation and/or to be restored to a good condition consistent with
comparable properties of similar age.

Immediate Repair Needs are those repairs that are beyond the scope of regular maintenance that should be
performed within one year of the date of the report. Short-term needs are those items needing repair or
replacement to remedy physical deficiencies, such as deferred maintenance, that are beyond the scope of
regular maintenance that should be undertaken on a priority basis within one to two years.

General Description

Completed in 1971, the Court Street Theater is composed of the original 1870 Central Firehouse and an
international-style architectural addition facing the Library Courtyard on Court Street. This space originally housed
the Nashua Arts and Science Center, and through the years has served various performing theatrical and dance
companies, visual artists, sculptors, Symphony NH and arts organizations. Total size for 14 Court Street is 31,778
sq. ft.

Building is currently in the beginning of a renovation which will include a new fire alarm panel, additional
sprinkler coverage, LED lighting and ceiling tiles within designated areas of the building.

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Ingress and Egress

There is no tenant parking available for 14 Court Street. Public parking is available in the library parking lot,
Church St and Court St. Parking is currently allowed for one to two automobiles on a small strip of sidewalk
along Court St. although not officially designated as a spot to park by the City of Nashua.

Interviews of Associated Persons in the Course of the Inspection

Jay Hunnewell; Building Manager

Utilities Provided

Electrical — Eversource
Natural Gas — Liberty Utilities
City Water — Pennichuck
Sewer — Municipal

Structure

DESCRIPTION OF STRUCTURE

Foundation: CIP Concrete/Mortared Stone

Columns: Steel Beam

Floor Structure: Wood Frame/Concrete Slab/Concrete/Steel Deck
Wall Structure: Wood Stud/Plaster/Gypsum Wall Board/Metal Stud
Roof Structure: Wood Frame/Steel Frame

STRUCTURE OBSERVATIONS

General Comments

Original building is wood framed with extensive floor reinforcements at the ground floor level. The
second floor is suspended from heavy timber roof trusses. The newer part of the building is a steel
framed superstructure over a CIP concrete framed lower level.

Recommendations/Observations

Foundation

Monitor: Minor settlement cracks were observed in the foundation walls. This implies that
some structural movement of the building has occurred. Cracks of this type should be watched
for any sign of additional movement.

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