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PERSONAL AND CONFIDENTIAL
Mr. Gary Yakes
Attorney-at-Law
141 N. Sawyer Street
Oshkosh, WI 54901
Tom and Antoinette Brinkman
BRINKMAN ASSOCIATES
P.O. Box 1265
Oshkosh, WI 54902-1265
Dear Gary, Tom and Antoinette:
The enclosed drawing ofthe Frontenac window placements, numbering systems and the
narrative attached describe window units reviewed by our:firm and a method of repair.
The first five or six apartment window units were specifically reviewed operationally,
functionally, and for stability and are specifically listed by number relating to the drawing
enclosed. The remainder of the units were reviewed in a p:1ore general fashion as a pattern
developed in the first six units which showed most of the windows need all of the
descriptive repairs accomplished. It will become very apparent to the carpenter working
on this project that each unit has specific needs but in general the repair procedures are
alike from window to window.
During the course of repairs, should a specific window unit be questionable or need
additional review, we will then review with the carpenter the method of repair and/or total
replacement on an individual basis.
Please contact me if you have concerns or questions about the enclosed report.
James Larson
Architect
JL/ddp/yakes
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PERSONAL AND CONFIDENTIAL
WINDOW REPAIR NOTES
A. Replace broken glass.
B. Re-glaze existing glass to frame; clean all existing glazing compound from juncture
of glass to frame; make certain that all glazing points are secure; install glazing per
manufacturer's recommendations and thoroughly clean glass. NOTE: Ifwood
needs to be primed prior to glazing because of poor condition or porosity, do so in
warm condition~ within apartment units or off premise.
C. Adjust, realign, tighten sash so that meeting rails align and locking devices
function. This may mean lengthening screws of locking devices and/or
repositioning locking devices depending on condition of wood and sash.
D. Install window weights and/or tracks and clips so that sash functions easily and
tightly within frame. Minimize play while keeping operation smooth.
E. There is wood repair needed at sash areas and areas that exhibit rotting shall be
patched, sanded, primed, and repainted taking care not to prime and paint areas
where sash rides unless necessary.
F. Thoroughly scrape and clean all glass.
G. Window exhibits deterioration, replace sash and reinstall; prime and paint 2 coats.
H. Make certain that meeting rails meet and lock func~ions properly. Secure sash
stops and/or replace if rotten - prime and paint.
1. All lower screens shall be attached and screening in sound repair; replace and/or
repair as necessary. Make attachment and placement of screen in frame tight with
no voids at perimeter of screen frame to window frame meeting rail, side jamb and
sill.
brinkman
. .
PERSONAL AND CONFIDENTIAL
FRONTENAC APARTMENTS
Apartment 309D
Window 2Al: B.
D.
E.
F.
H.
Window2A2: B.
D.
F.
Window2A3: B.
A.
F.
Window2A4: B.
F.
1.
Window 2A5: A.
B.
F..
H.
1.
Window 2A6: B.
Window 2A 7: B.
F.
1.
H.
Window 2A8: E.
F.
Upper only.
Screens
Tighten Hardware
Upper only.
Window has no screen - install screen.
Upper only.
Upper only.
Upper only. Make certain that stops are secure at lower window
unit.
Screen does not fit tightly even though it has been re-screened.
Upper only.
Upper only.
Upper only. (Install clips so upper window stays in place; remove
temporary blocking.)
F.
G.
Lower bar oflower sash needs replacement.
Upper only.
Lower slash, bottom rail is slightly rotted. Should be able to patch.
Window 2A9: E.
F.
1.
Window 210: F.
1.
Window 2A11: F.
1.
Window 2A12: F.
E.
1.
Window 2A13: B.
F.
Window 2A14: B.
C.
F.
H.
1.
Window 2A15: B.
C.
E.
F.
H.
I.
PERSONAL AND CONFIDENTIAL
Lower left hand corner is slightly rotted.
Lower right hand-comer
Lower corners of screen need repair.
Upper only.
Upper only.
Upper only.
Lower slash, lower rail.
(NOTE: These windows have been substantially worked on and repaired since my last
visit approximately three weeks ago including operation, window weights, sash cords,
etc.)
APARTMENT 309C:
Window 2B 1: B.
C
F.
D.
E.
I.
Top and bottom.
Bottom rail only.
No screens
Window 2B2: B.
C.
D.
E.
F.
1.
Window 2B3: B.
C.
D.
E.
F.
H.
1.
Window 2B4: A.
B.
C.
D.
F.
1.
Window 2B5: B.
C.
D.
F.
E.
1.
Window2B6: A.
B.
E.
C.
D.
E.
F.
1.
Window 2B7: B.
C.
F.
I.
PERSONAL AND CONFIDENTIAL
Top and bottom.
Lower rail and sash.
No screens
No screens
Lower
Lower sash, bottom rail.
Lower.
Bottom sash, bottom rail.
PERSONAL AND CONFIDENTIAL
Window 2B9: B.
C.
D.
E.
F.
1.
Window weight, one side.
Lower right hand corner
Window 2BIO: B.
C.
D.
E.
F.
1.
Lower sash, bottom rail.
Window 2Bll: B.
C.
D.
E.
F.
1.
Window 2B12: B.
C.
D.
E.
Bottom sash, bottom rail. Exterior sill is in need of
replacement on this particular unit.
F.
1.
Window 2B13: B.
e.
D.
E.
F.
1.
Window 2B14: B.
C.
D.
E. Bottom sash, bottom rail.
F.
I.
Window 2B 15: B.
C.
D.
E.
F.
H.
1.
PERSONAL AND CONFIDENTIAL
Lower right hand corner.
Reposition latching device.
Apartment 132B (G NORTH)
Window 1 G 10: B.
C.
D.
E.
F.
I.
H.
Window IG 18: A.
B.
C.
D.
E.
F.
1.
Window IG 17: B.
C.
D.
E.
Window 1G 16: B.
F.
1.
Upper only.
Lower left hand corner, lower sash.
Lower left hand corner. Note: thi~ unit has a locking
device which only opens this sash ~pproximately
6 inches up. Make certain this meets state code for
ventilation requirements.
F.
1.
PERSONAL AND CONFIDENTIAL
Window IG 15: B.
C.
D.
E.
F.
1.
Window IG14: B.
C. Add locking devices.
D.
F.
1.
Window 1G13: B.
C.
E. Lower sash.
F.
I.
Window IF 1: B.
C.
D.
E. Lower left.
F.
1. Screen fit.
Window IF2: B.
C.
D.
F.
1.
Window IF3: D.
F.
1.
This is a good example of a tight secure window as it is under
the front canopy and has not shown signs of deterioration.
Window IF5: B.
D.
F.
I.
. .
PERSONAL AND CONFIDENTIAL
Window IF6: B.
D.
F.
Window IF7: D.
F.
Window IF8: B.
D.
F.
Window IF9: B.
C.
D.
F.
Window IF4: It's currently painted shut. Make operational.
B.
F.
Window IFI0: B.
D.
F.
1.
One side only.
Window IFll: B.
D.
F.
One only.
Window IF12: B.
C.
D.
E.
F.
Bottom rail, lower sash.
(NOTE: On all exterior sills, determine whether they should be wrapped or replaced,
sealed, primed and finish coat. Will be done as weather permits.)
(NOTE: Window units in corridor to courtyard, all of which are in similar condition,
some with broken glass, some that need to be glazed must also be restored. These would
be less ofa priority than the living units, but must be accomplished also.)
2brink
. ,'" to-
PERSONAL AND CONFIDENTIAL
The above units and their respective windows were personally inspected with deficiencies
and suggested remedies outlined as above. The remainder 9funits were reviewed
extensively from the exterior and they show similar deficiencies on all units. Those
window units not specifically cited above exhibit parts, if not all of the above, descriptive
repair notes so that they fit tightly and operate efficiently and smoothly. All remaining
units shall be reviewed by the carpenter in charge and repairs made as necessary utilizing
the above referenced repair notes.
At the interior courtyard window units, there are some in need of glass repair, but mostly
they are in need of re-fitting so that the sash locks operate and the meeting rails align.
Most have window weights but it would be advisable to r~pair the ropes or chains during
the procedure of repairing the remaining windows. All windows need to be thoroughly
cleaned and reglazed.
4brink
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PERSONAL AND CONFIDENTIAL
WASHINGTON APARTMENTS
WINDOW REPAIR NOTES:
1. All of the windows except for those facing Washington Avenue have been fitted
with aluminum storms and screens which also shall be reglazed, tracks aligned,
screens replaced and fixed as necessary, and made.operational for energy efficiency
reasons.)
2. There may need to be a calculation accomplished for the front living room space to
determine which picture units need screens. In the past and for many years there
have not been openable windows at the front wall facing Washington.)
3. On several ofthe upper sash which have true divided lites, the wood that creates
the true divided lites/mullions and muntin have deteriorated and will need to be
replaced and/or new upper sash installed that does not have the true divided lites.
Since this building is not historic in nature, this should be allowed; however, if
there is consideration to put this building on the Register they should be replaced
with true divided lites. This only occurs in a couple of units. Many windows and
the uppers may have previously been replaced with non-divided window glass.
4. It is probably advisable to caulk and seal from alurllnum frame to wood on all
aluminum frame areas which would tighten up from an energy standpoint the entire
building.
5brink
A ~
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PERSONAL AND CONFIDENTIAL
WINDOW REPAIR NOTES
A. Replace broken glass.
B. Re-glaze existing glass to frame; clean all existing glazing compound from juncture
of glass to frame; make certain that all glazing points are secure; install glazing per
manufacturer's recommendations and thoroughly clean glass. NOTE: Ifwood
needs to be primed prior to glazing because of poor condition or porosity, do so in
warm conditions within apartment units or off premise.
C. Adjust, realign, tighten sash so that meeting rails align and locking devices
function. This may mean lengthening screws of locking devices and/or
repositioning locking devices depending on condition of wood and sash.
D. Install window weights and/or tracks and clips so that sash functions easily and
tightly within frame. Minimize play while keeping operation smooth.
E. There is wood repair needed at sash areas and areas that exhibit rotting shall be
patched, sanded, primed, and repainted taking care not to prime and paint areas
where sash rides unless necessary.
F. Thoroughly scrape and clean all glass.
G. Window exhibits deterioration, replace sash and reinstall; prime and paint 2 coats.
H. Make certain that meeting rails meet and lock functions properly. Secure sash
stops and/or replace if rotten - prime and paint.
1. All lower screens shall be attached and screening in sound repair; replace and/or
repair as necessary. Make attachment and placement of screen in frame tight with
no voids at perimeter of screen frame to window.frame meeting rail, side jamb and
sill.
brinkman