Consultant says Wellfleet facilities need about $1.2M a year; Select Board gains data for multi-year capital planning

Alpha Facility Solutions told the Wellfleet Select Board on July 21 that the town’s 15 assessed municipal buildings have a combined current replacement value of about $72 million and a weighted average facility condition index (FCI) of 7 in 2025, rising to 11 by 2030 if the town makes no additional capital investments. “We used $592 per square foot” in the CRV calculation and the assessment covers about 121,938 square feet of town inventory, consultant Ron Kromps said.

The presentation, which included an abbreviated Americans with Disabilities Act accessibility survey and an asset inventory imported into a computerized maintenance management system, listed hard-cost needs over a 21-year forecast at roughly $24 million and produced a simple average need of about $1.2 million per year. Kromps noted that industry benchmarks—about 2 percent of CRV—would indicate a similar annual target (about $1.4 million), and he warned the board that the FCA figures reflect hard costs only and do not include soft costs or contingencies.

Town Administrator Mister Garrino framed the report as a baseline for planning and budget prioritization. He told the board the assessment “gives a baseline and blueprint from which to plan forward progress,” and Jay Norton, public works director, said the inventory and linked preventive-maintenance schedules will help staff track repairs and avoid repeated failures.

Select board members pressed consultants on local market adjustments, pointing out that construction and contractor costs on the Outer Cape can be higher than regional averages. Kromps agreed to review area-specific pricing with DPW staff. He also recommended prioritizing projects either by building, system (for example, HVAC over floor finishes), or risk of failure and suggested the town use the FCA data to model five-year budget scenarios.

The board received the report and asked staff to return with options for prioritizing the most urgent needs and for integrating FCA outputs into the town’s capital planning process. The presentation and asset inventory are intended to feed Brightly (the town’s CMMS) so the town can tag repairs, record costs and avoid repeated briefs of the same failure over time.