BUILDING WITH FAITH
Roof and Masonry Project FAQs
Why are we undertaking such a large project?
Water incursion has been a problem in the Sanctuary for years. And for years, we have tried to address it by replacing or patching sections of the roof, repairing flashing, repointing stones and mortar, adjusting gutters, even putting a tarp over the electrical system. Unfortunately, none of this has truly solved the problem. These projects have proved to be short-term fixes that temporarily stopped one leak or another, only for others to crop up. After an exhaustive investigation, our expert preservation technology engineer, Judith Selwyn, recommended that we replace the roof and address masonry issues affecting drainage in order to prevent ongoing deterioration of our stone walls and interior finishes.
What work did the experts recommend?
At Selwyn’s recommendation, we engaged Robert Olson & Associates (ROA), architects, to do a detailed evaluation of the existing condition of all our roofs and related masonry. ROA determined that the Nave, Choir, and Chancel roof; the Langdon Chapel roof; the Resting Chapel roof; and the Columbarium roof are all in need of complete replacement—in most cases because of their age, and in some cases because of improper installation and maintenance. In addition, the basement electrical room, a concrete structure under the southernmost Dean Road entrance, needs waterproofing to secure the electrical service to the building.
What is the scope of the project?
ROA has developed a full plan to accomplish the replacement of these roofs and related masonry. This includes replacing four separate roofs, each designed somewhat differently:
- Nave roof, which covers both the Nave, constructed in 1898, and the Chancel and Choir, added in 1925 (membrane roof)
- Langdon Chapel, constructed in 1908 with the Parish House (the chapel has a membrane roof; the Parish House roof is a still-serviceable slate roof)
- Resting Chapel, constructed in 1925 (membrane roof)
- Columbarium, constructed in 1925 (original copper roof)
- And repairs to the electrical room
What needs to be done?
In most cases, the roofs literally need to be raised by as much as 8 inches to meet current building code requirements for insulation and underlayment. This will require adjustment of the height of masonry at the perimeter of the roofs, to allow for appropriate flashing and securement and to ensure proper drainage throughout all these roof systems.
Who has been preparing for this work?
The Roof Committee (Alan McLellan, chair; Ethan Avery, Beth Bourgault, Kari Hannibal, and Bradley MacDonald) has been working with Preservation Technologies and with ROA since 2022. With the Vestry’s approval we have hired Scott Aquilina to work as Owner’s Project Manager (OPM). The Vestry approved an agreement with the highly experienced roofing contractor W. S. Aiken to serve as general contractor. Subcontracting of the masonry work is critical and will be done by an eminent masonry contractor.
Who is overseeing the ongoing construction on behalf of All Saints?
We have retained an experienced and committed Owner’s Project Manager (OPM), Scott Aquilina, who will serve as liaison between the General Contractor (Aiken) and All Saints project leaders (the Roof Committee) and the architect Robert Olson. The OPM monitors the work and invoicing processes. Generally, he will watch to see that the contractual obligations are fulfilled, including mitigation of hazardous materials, advanced scheduling of work activities, monitoring of construction personnel, and ensuring continued safe access for all programs and facility users during the project.
Who will be onsite during the construction period?
The contractor, W. S. Aiken, will have a project supervisor coordinating the work by its employees as well as the subcontractors in masonry and carpentry. Our Owner’s Project Manager, Scott Aquilina, will frequently be onsite. Our architect, Robert Olson, or members of his firm will be onsite regularly to ensure that the project is going as planned and specified. Members of the All Saints Roof Committee will regularly communicate with the OPM and attend weekly progress meetings to ensure that All Saints functions and the work flows as well as possible during the coming months, and that the parish is kept abreast of developments.
How long will it take?
The contract calls for work from April to December 2025.
How much will it cost? And how are we paying for it?
The total cost is roughly $3.1 million. The agreement with Aiken for the building envelope restoration is $2.5 million. Additional “soft” costs include fees for the architect, plans, site surveys, costs associated with the capital campaign, insurance, legal work, payment to the Owner’s Project Manager, and a contingency total approximately $600,000.
All Saints has obtained an $800,000.00 Community Preservation Act grant from the Town of Brookline, and a $15,000.00 Connor Grant. The remainder of the costs will be covered by our capital campaign, Building with Faith (for more information on the campaign or to contribute to it, please click here). The treasury team is monitoring all expenses and arranging for mechanisms to manage cash flow.
Where will the work be performed?
Primarily on the exterior of the Sanctuary. The waterproofing of the electrical room involves some interior work.
Will the project affect my use of the parish buildings?
All of our facilities will be open and available. You may be directed to use a different access door. Scaffolding and overhead protection will be set up outside along the major operation locations with debris netting. The entrances/exits will be determined depending on the location of the construction. Safe ingress and egress at all times is assured.
Will our community users, ministry partners, Corner Co-op, music groups, and others still be able to use the buildings?
Yes. Access will be secure and safe, with covered walkways as needed. It is Aiken’s intention to keep disruption to a minimum, and work will only occur on weekdays. Most groups should see little or no impact on their activities. Everyone involved is particularly mindful of the needs of the Corner Co-op and will work to ensure the nursery school can hold its usual programs with minimal interruption.
Will we be able to hold our worship services on Sunday and the Holy Week and Evensong Services in the Sanctuary?
Yes. Construction work will not be done on Sundays or during Holy Week services, and the interior will be cleaned before any uses.
What happens if we need a special service, like a funeral?
We will communicate with the contractor and coordinate any special services to take place at the church. Aiken will respect and accommodate any services scheduled at the last minute. There should be no disruption for evening and weekend services, even if not currently scheduled.
I drop off groceries for B-Safe on a weekday; will I still be able to do that?
Yes. Access to the Parish House will not be interrupted during the building’s regular business hours.
What are we going to do to protect the stained glass, furnishings, and organ?
Aiken will protect the stained glass windows using appropriate, industry-standard methods such as wood or plastic coverings. Aiken will also cover all furnishings and the organ when work is to be performed that may cause debris to fall inside the building. Communications among Stephan, Renato, the contractor, and our project manager have begun and will continue throughout the project to address any issues. All spaces will be cleaned and debris removed on a daily basis by Aiken.
With all of the construction equipment on the property, what will happen with the landscaping?
Aiken will repair any damaged landscaping to its original condition at the end of the construction activities. Some reworking of the landscaping may be needed, which would be an extra cost. Decisions about how to proceed with that will be determined at a later date.
What issues might arise during the project?
Our architect and his consulting engineers have made excellent preparation for this project. Core samples of the roof, for example, have informed them of what can stay and what needs to be replaced. Still, any project is unpredictable and the unexpected can always arise; we will add information here if anything substantially changes.
Whom should I contact with questions about the project?
Kari Hannibal can field your questions. You can send your queries to her.