# 2021 Capital Needs Assessment — Asset, Building, and Parcel Coverage

## What is loaded

The August 13, 2026 database checkpoint contains the Town of Wilbraham Capital Needs Assessment prepared by EBI Consulting, dated August 23, 2021. The study code is `WIL.CNA.2021`; its original ten-year analysis horizon was 2022–2031.

The controlled database layer contains:

- one professional-study record;
- 17 assessed-property records and 17 assessment snapshots;
- 17 assessed-property-to-managed-asset links;
- 18 assessed-property-to-parcel links;
- 27 assessed-property-to-building links;
- 438 recommendation staging records;
- 147 condition-observation staging records and 147 observation-to-recommendation links;
- 448 annual schedule-occurrence staging records;
- 68 reconciliation metrics, including 64 reconciled results and four exceptions;
- 252 source locators across two controlled source artifacts: 76 in the primary assessment artifact and 176 in its companion accessibility/appendix artifact; and
- 20 controlled facility-system types.

The distinction between **17 assessed properties** and **27 linked building identities** is important. Most assessment properties map to one building. The DPW property maps to five current building identities, Spec Pond maps to six, and the 2021 Country Club scope maps to two. Findings remain at the assessed-property level unless the source and database explicitly assign a row to a particular building.

## How the assessment is attached to the property portfolio

Each of the 17 assessment-property records has a reconciled link to one current managed-asset identity. The linked managed asset then supplies the current primary address and stable asset code. Separate controlled link tables identify the relevant parcel or parcels and building identity or identities.

This preserves several legitimate source-versus-current identity differences:

- The assessment reported the Little Red School House as 26 Springfield Street; the current managed-asset record uses 28 Springfield Street.
- The assessment reported the Public Library as 2 Crane Park Drive; the current managed-asset record uses 25 Crane Park Drive.
- The assessment reported Wilbraham Middle School as 466 Stony Hill Road; the parcel/asset layer preserves 492 Stony Hill Road as the assessor situs while the building record explains the 466 Stony Hill Road operational entrance.
- The assessment's Property 14 has no displayed property name and reports only Boston Road; the reconciled managed asset is the Spec Pond Recreation Site.
- The 2021 Country Club assessment excludes the later Senior Center asset on the shared property.

Neither address is silently overwritten. The reporting view displays the assessment wording beside the current controlled asset identity.

## Controlled portfolio-level amounts

The 17 source executive-summary snapshots mechanically sum to:

- critical repairs: **$1,318,312**;
- non-critical repairs: **$3,777,199**;
- source-reported total deferred maintenance: **$5,106,762**;
- ten-year capital needs, uninflated/present-value field: **$3,595,290**; and
- ten-year capital needs, source-inflated field: **$4,125,966**.

These measures answer different questions and are not added into one “total need.” In particular, deferred maintenance and ten-year capital needs can represent different timing and treatment of work. Adding them would risk duplication.

The critical-plus-non-critical sum is $5,095,511, which is $11,251 below the source-reported total deferred-maintenance sum. The difference is retained rather than forced to zero. It corresponds to source/extraction exceptions described below.

## Reconciliation and verification limits

Four of the 68 property/metric reconciliations are exceptions:

1. IT/Facilities Maintenance — critical repairs: $5,000 reported versus $10,000 extracted.
2. Memorial Elementary School — critical-repair detail could not be reliably reconstructed from the two-page source table.
3. Memorial Elementary School — non-critical-repair detail could not be reliably reconstructed from the two-page source table.
4. Little Red School House — critical repairs: $6,250 reported versus $12,500 extracted.

The executive-summary snapshot amounts are retained as the controlled high-level values. Every recommendation, condition-observation, and annual schedule row remains marked `REVIEW_REQUIRED`; those rows were reconstructed from fixed-width or rotated source tables and require the visual rechecks listed in the reviewed staging package before they are treated as production-grade line-item detail.

The annual schedule staging rows must not be summed as a substitute for the controlled executive-summary capital-needs totals. Their present extraction does not reproduce the portfolio snapshot total and remains part of the review queue.

## Point-in-time and decision-use boundaries

- The study describes conditions observed in July and August 2021. It is not a statement of current 2026 condition.
- A 2021 recommendation does not prove that the work remains outstanding. The database does not yet connect every item to later appropriations, purchase orders, contracts, invoices, inspections, completion records, or renewed condition assessments.
- A projected cost is not an approved budget, appropriation, bid, commitment, expenditure, current estimate, or funding source.
- Study inflation ends with the original 2022–2031 horizon. The report does not extend those projections or restate them in current dollars.
- “Critical,” “non-critical,” and “capital need” are source-study classifications, not present Town prioritization decisions.
- The assessment does not by itself determine whether an asset should be retained, reused, repaired, replaced, protected, leased, or sold. Those decisions also require current condition, utilization, service purpose, legal restrictions, alternatives, full lifecycle cost, funding, community value, and future-need evidence.
- A multi-building property finding is not assigned to an individual structure unless an explicit source-supported building crosswalk exists.

## Coverage gaps in the current managed-asset registry

Seventeen of the 22 curated asset identities have assessment links. Five do not:

- Crane Park and Gazebo Park are park/open-space assets rather than properties evaluated in this building-focused study.
- The Senior Center post-dates the 2021 study and was explicitly excluded from the Country Club assessment link.
- The Sewer Treatment Plant was not part of the 17-property assessment portfolio.
- 481 Main Street is an intentionally retained private reference asset, not Town property.

Absence from the 2021 assessment is not evidence of good condition, no capital need, or no public value.

## Preserved extracts

- `capital_assessment_control.csv` — exact row, link, amount, and QA controls.
- `capital_asset_assessment_summary.csv` — 17-row asset-linked executive-summary view.
- `capital_assessment_building_links.csv` — all 27 readable building relationships.
- `capital_assessment_parcel_links.csv` — all 18 readable parcel relationships.
- `research_professional_study.csv`, `capital_assessment_property.csv`, and `capital_assessment_snapshot.csv` — study, property, and snapshot facts.
- `capital_recommendation.csv`, `capital_condition_observation.csv`, `capital_condition_recommendation.csv`, and `capital_schedule_occurrence.csv` — full staging detail with verification status retained.
- `capital_reconciliation_result.csv` — all 68 QA results.
- `capital_source_locator.csv` and `capital_ref_facility_system_type.csv` — provenance and controlled system vocabulary.
- `CAPITAL-ASSESSMENT-REPORTING-QUERIES.sql` — current-schema read-only query examples.

Copyright © 2026 Sherie Schaefer. All rights reserved.