Fixing troubled buildings
Fulton County’s declining investment in building projects has contributed to a maintenance backlog. But the county has begun to increase spending to fix its troubled buildings.
Fulton County general fund capital expenditures
2005 $19,161,000
2006 $11,483,000
2007 $12,704,000
2008 $1,000,000
2009 $9,288,000
2010 $6,841,000
2011 $7,797,000
2012 $4,982,000
2013 $3,534,000
2014 $7,532,000
2015 $20,380,000
2016 $20,380,000
SOURCE: Fulton County Manager’s Office
For years, some of Fulton County government’s most prominent public buildings have been leaky, moldy messes.
Heating and cooling systems have failed, forcing the temporary closure of libraries and other facilities. Problems have accelerated in recent months as hot weather has taken a toll on aging air conditioners.
County Manager Dick Anderson believes Fulton will have to spend $50 million to $60 million over the next few years to complete a lengthy “to do” list. But when it’s done, he said, he hopes to convert eyesores and embarrassments into facilities the public can be proud of, improving customer service in the process.
“We’ve had more than enough failures to damage our brand, cause citizens to question our commitment to service or just the basics of maintaining public facilities,” Anderson said in an interview last week.
Some of the county’s building problems have been years in the making. As recently as 2005, Fulton spent $19 million from its general fund annually on building projects. But capital spending plunged in subsequent years, bottoming out at a paltry $1 million in 2008 and rebounding to only $7.5 million last year.
For a county with more than 200 facilities – ranging from mammoth courthouses to small communication towers – that didn’t go very far.
Much of the work is “out of sight, out of mind” — replacing or repairing HVAC units, elevators and other mechanical systems that get little notice until they don’t work. But some of the money was spent on small but highly visible projects, like a new food market at the Fulton County Government Center downtown. Last week, the privately operated “micro market” opened, replacing a cafeteria that was shuttered in 2012 when the health department pointed to roaches and other problems there.
The grand opening of the market — which sells sandwiches, salads and other quick meals and snacks — drew dozens of employees.
“I just want to say, finally, we can have lunch right here in the building,” County Commissioner Liz Hausmann told the crowd, drawing healthy applause.
The shrinking investment in buildings largely coincided with the Great Recession, which took a toll on property tax revenue. At the same time, the county stashed away more cash for a rainy day, with general fund reserves doubling since 2008 to about $130 million this year.
The result has been a maintenance backlog. The most recent assessment found a backlog that will cost more than $50 million, but Anderson said that amount has grown.
The consequences have been evident. Last year, The Atlanta Journal-Constitution reported the Fulton County Government Center – its main administrative building – has been plagued by leaks, mold and rodents. The newspaper also reported that emergency repairs at various county facilities have cost taxpayers hundreds of thousands of dollars.
So far this year, the county has received more than 700 complaints about heating and air conditioning problems.
Many of those were not outright failures. But air conditioning failures forced the temporary closure of some facilities this summer, including a health clinic in College Park and the Northeast/Spruill Oaks Library in Johns Creek. Anderson views such closures as a failure of customer service.
This year, Fulton boosted capital spending to $20.4 million and plans to spend the same next year.
The county now is seeking a private firm to assess 113 of its most significant facilities. The assessment will determine how much work needs to be done and prioritize the work. Reports are expected early next year.
Anderson wants to use reserve funds to pay for most of the work. The county also may sell some facilities and use the proceeds to improve those that remain.
The work underway is making a difference. At the Government Center complex alone, the work has included waterproofing ($3.8 million), modernizing seven elevators ($1.2 million) and new fire alarms ($1.2 million).
The county also will use private fundraising to rehab the Government Center’s outdoor fountain, which has long been in disrepair.
Ultimately, Fulton officials hope the Government Center – long derided as an emblem of wasteful government spending – may one day exemplify the kind of customer-friendly government they're trying to create.
“This is an asset to downtown, this building, and we’ve got to make it shine again,” Hausmann said.
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