When inspectors examined Dallas City Hall in the fall of 2016, they found a missing skylight covered only with plywood, plastic sheeting and duct tape. It was just a sign of that increasing deterioration of the then 38-year-old building.
The roof, which was deemed to be in “poor” condition in a 2018 facility assessment report, had leaky skylights, standing water and missing materials. At the time, the repairs were part of a roughly $90 million estimate to address concerns about the entire building. But nearly a decade of deferred maintenance has driven up those costs, with the latest projections now topping $345 million as city officials weigh the future of the iconic IM Pei-designed structure on Marilla Street.
Despite the assessment, estimates for modernizing City Hall varied widely. Dallas officials estimated in 2018 that repairs could cost anywhere from nearly $19 million to nearly $93 million, mostly for electrical, fire protection and roofing upgrades. That tally is dwarfed by estimated repair costs, which currently total $152 million to $345 million, as city officials look for alternatives for the now 47-year-old City Hall.
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The assessment, conducted by infrastructure consulting firm AECOM, found major safety risks in Dallas City Hall's electrical system, which received the lowest possible rating: “failed.” The equipment was also old, corroded and poorly maintained. Protective covers were missing in some areas, exposing live electrical parts, and some transformers and electrical panels had wiring exposed. In addition, the manufacturer no longer produced some parts.
Seven years later, the system remains largely untreated and the building's need for repairs has only increased.
The 2018 report warned that cost estimates could vary by 25% to 50% because they were preliminary. Water damage or structural analyzes such as those in the underground car park, which are currently one of the building's main problems, are also not taken into account.
The 2018 report lists full replacement estimates, including $19.8 million for electrical system upgrades, $15 million for a new HVAC system, $14.5 million for elevators and elevators, and $13 million for floor and roof replacement. The 2018 report's rough estimates now pale in comparison to today's projections, which include up to more than $40 million for HVAC upgrades, up to more than $15 million for electrical repairs and upgrades, and up to $4 million for roof replacement.
A comparable condition assessment of City Hall or other city-owned buildings has not been conducted since then, city officials say The process for a new assessment is unlikely to begin until next year.
In early November, the City Council directed City Manager Kimberly Bizor Tolbert to evaluate real estate opportunities, including possible locations for a Dallas city government relocation, and report back to the City Council Finance Committee by February 2026, amid recent speculation about mounting repairs to the building.
The resolution also requires a third-party assessment of deferred maintenance costs for City Hall and a study of economic development opportunities for City Hall's downtown location.
Since 2017, the Dallas City Council has repeatedly ignored or cut funding for City Hall repairs through bond programs. Last year, a proposed $28 million in City Hall repairs was completely eliminated by a last-minute council change.
As part of Dallas' recent $5.2 billion budget, the City Council approved about $14.5 million for major system repairs to all city-owned buildings. It's unclear how much, if any, of those funds will go to City Hall.
Jack Ireland, the city's chief financial officer, told council members Nov. 12 that Dallas has about $10 million to $11 million in reserves that could be used for repairs to City Hall if needed.
Dallas City Hall underwent a four-day inspection in the fall of 2016. The report rated most parts of the building, including exterior and interior windows, walls, doors, plumbing, HVAC and fire suppression systems, as being in average condition.
Inspectors found several serious problems with the roof: leaking skylights above the main emergency stair towers, a missing skylight and standing water on large portions of the roof. Estimates were $1.35 million for a complete replacement and another $660,000 for new roofing and vents, the report said.
The building's emergency power systems, including emergency generators, were also outdated and unreliable. The report recommended a complete modernization of the uninterruptible power system that supports critical functions such as 911.
Many Dallas residents and officials fear that the search for alternatives to the aging City Hall could lead to its demolition. This concern comes as the Dallas Mavericks look for a new arena before their lease at American Airlines Center ends in 2031. Some have suggested the site of City Hall as a possible location, although the team has not confirmed any plans to relocate.
At recent meetings, residents overwhelmingly opposed the demolition. Many called for the building to be preserved, called for an independent review of the city's redevelopment proposals and accused the city of prioritizing developers' interests over preservation.
City leaders say the process is not a decision about demolishing, abandoning or saving the building, but rather a way to gather all the facts. They describe it as a fact-finding mission to help the city council make an informed decision about the building's future.
Earlier this year, the city's Heritage Commission began declaring City Hall a historic landmark, temporarily blocking major changes to the building, such as remodeling, for two years. B. demolition without the approval of the Commission. The final approval as to whether the town hall becomes a landmark of the city rests with the city council.