The Highland Lake Grange Hall Renovation Committee hired an engineering firm partially funded through the N.H. Preservation Alliance to do a structural evaluation of the Highland Lake Grange Hall.
The following recommendations for the main building structure were recommended:
• Reinforce rafter-to-rafter connections and rafter-to-ceiling joist connections with plywood gussets or similar
• Consider gutters and surface grade drainage improvements to keep bulk water away from the base of mortared stone foundation walls. Consider installing a poly barrier and stone drip edge to reduce splash back onto the building
• The first floor girder beam in the rear addition should be visually monitored for signs of distress such as sagging at mid-span, and crushing at support location. The beam appears to be performing adequately, however analysis indicated that it is undersized
• Confirm post-tensioning metal rods are tight at ends
• Confirm metal rods at the eaves are tight
• Confirm the condition of the sill beam along the 1850 foundation walls. Deteriorated portions of the sill should be replaced in kind
• Check for splitting along the notched first floor joists. Joists that have split should be sistering with new framing and re-supported with face-mount joist hangers
• Replace wood cribbing with concrete footings below newer first floor framing posts in crawlspace
• Confirm size and type of interior piers supporting first floor timber columns. Check for deterioration at the base of the timber columns. Columns that have deteriorated should be replaced with preservative treated timber. A moisture break between the timber and pier such as a standoff post base or membrane material should be utilized
• Repair and repoint cracks in the stone foundation walls
• Repair and stabilize the Cupola. The framing of the base of the Cupola requires strengthening. The existing framing is in poor condition and deteriorating. Replace previous existing railings
- To make 2nd floor usable:
o Option 1: Place a ridge beam or purlins at the roof with supporting posts on the first and second floors, under the main floor
o Option 2: Install new post-tensioned beams under the existing second floor girders. This option may prove to be more costly and complex however, no columns would be needed in open floor space
• Re-shingle roof
• Clapboard and paint the remaining 3 sides of the building.
The estimated repair costs are $84,000 for structural engineering and construction costs. Addition costs for shingles, clapboards and finishes to the first and second floor could reach another $50,000.
We need your help to keep this old historic building going for many years to come. Many organizations and families use this building and appreciate its character and charm. Together we can make the Grange Hall beautiful and strong again.
The report was funded, in part, by a grant from the New Hampshire Preservation Alliance, which receives support for its grants program from the N.H. Land and Community Heritage Investment Program (LCHIP).
Donations can be sent to ACC, Attn: Donna Thompson, PO Box 211, East Andover, NH 03231. Please note your check to ACC to be used for the Grange Hall.
Thank you, Grange Hall Renovation Committee