Roberts Design Build Solutions
Life Safety & Capital Improvement · Rapid Project Delivery Under BuyFair

Your Buildings Have Critical Safety Needs.
Roberts DBS Gets Them Funded, Built, and Closed Out — Faster.

Every state has funding pathways for life safety and capital improvement projects. Roberts DBS knows the process in your state, manages the entire workflow, and delivers under our BuyFair cooperative contract — so your team can focus on what matters.

Start Your Project See Your State's Process
What Is LSAP?

Life Safety Funding Your District May Not Be Using

Illinois, Wisconsin, and Indiana each have dedicated funding pathways for critical building improvements. The mechanisms differ by state, but the opportunity is the same: dedicated money for safety projects that doesn't compete with your operating budget.

The Key Insight

Most school administrators know about Life Safety requirements. Fewer realize how powerful the funding mechanisms are:

  • Dedicated funding streams — every state has mechanisms that separate safety project money from operating budgets
  • Non-referendum options exist — Illinois allows Life Safety bonds without a public vote; other states have grant and trust fund pathways
  • Broad eligibility — mechanical, fire protection, roofing, electrical, plumbing, ADA, security, site work, and more all qualify
  • BuyFair accelerates procurement — our cooperative contract satisfies bid requirements and eliminates months of RFP process
  • Roberts handles everything — provide the necessary architectural/engineering services, provide real budgets, file the paperwork, and deliver the project

What Projects Qualify?

Mechanical & HVAC

Boiler replacement, cooling systems, ventilation upgrades, indoor air quality, building automation, controls

Fire Protection

Fire alarm & detection systems, sprinkler installation, fire-rated doors, fire dampers, emergency lighting, exit signage

Electrical Systems

Panel upgrades, emergency generators, arc flash remediation, emergency lighting, backup power systems

Plumbing & Water Systems

Domestic water system upgrades, backflow prevention, lead pipe remediation, storm drainage failures, sanitary systems

Roofing & Building Envelope

Roof replacement, waterproofing, window replacement, masonry restoration, structural deterioration, foundation issues

Environmental & Health

Asbestos abatement, lead paint remediation, mold remediation, radon mitigation, environmental cleanup

ADA Accessibility

Elevator installation, ramp construction, accessible restrooms, door hardware, egress improvements, code compliance

Security Systems

Secure vestibule construction, access control, security cameras, intrusion detection, critical incident infrastructure

Site & Infrastructure

Parking lot repairs (trip hazards, drainage, lighting), exterior lighting, sidewalks, underground utilities, site drainage

Structural & Egress

Stairway repairs, corridor widening, fire-rated enclosures, structural steel reinforcement, load-bearing wall repairs

If it affects the health, safety, or accessibility of your building occupants — it likely qualifies. Roberts DBS can self-perform, manage, or subcontract any scope under our cooperative contract.

Select Your State

Life Safety & Capital Improvement by State

Each state has its own process, funding mechanisms, and requirements. Select your state below to see how Roberts DBS helps you navigate the specific pathway.

Illinois Wisconsin Indiana Other States
Illinois

Illinois Health/Life Safety (HLS) Amendment Process

Governed by the Illinois Health/Life Safety Code (23 IAC Part 180), which incorporates applicable NFPA standards, and administered through Regional Offices of Education (ROEs). Roberts DBS guides you through every step.

1

We Partner with You from Day One

Roberts DBS meets with your administration and facility team to understand your concerns, priorities, and budget reality. We walk your buildings together, identify the most critical deficiencies, and develop a strategy tailored to your district — not a cookie-cutter proposal. You'll have a dedicated point of contact throughout the entire process.

Initial consultation
2

Provide the Required Architect/Engineering Resources for a Targeted Survey

Roberts DBS provides the licensed architect/engineer to perform a targeted Life Safety survey under the Illinois Health/Life Safety Code (23 IAC Part 180). The Roberts approach is not intended to replace your required 10 year survey — it's focused on developing an amendment, focused on the specific deficiencies that qualify for Life Safety funding, ensuring your amendment is positioned for ROE approval.

2–6 weeks
3

We Provide a Budget Backed by Industry Knowledge — Not an Estimate

Unlike consultants whose primary field may not be HVAC, Roberts provides an actual, real-world construction budget based on our self-performed labor rates and direct material pricing. You see the real number before any paperwork is filed — no surprises downstream. This is a budget your board can count on.

2–4 weeks
4

We Assist with Filing & Support Meetings

Roberts DBS helps prepare and file the Life Safety Amendment with the Regional Office of Education. We attend support meetings with your board, administration, and the ROE as needed — presenting the scope, budget, and timeline in clear terms that build confidence for approval.

2–6 weeks
5

Bonds Issued — No Referendum Required

With an approved amendment, your district issues Life Safety Bonds by board resolution alone — no referendum is required. These funds exist outside your normal operating budget and don't compete with instructional spending. Roberts helps coordinate with your bond counsel to keep the timeline on track.

  • Issue Life Safety Bonds without referendum (105 ILCS 5/17-2.11d)
  • Levy a Life Safety Tax outside PTELL caps (105 ILCS 5/17-2.11)
  • Access the Health/Life Safety Fund — separate from Ed Fund and O&M
60–90 days for bonds
6

Work Performed — On Time and On Budget

Roberts DBS delivers the complete project under our BuyFair cooperative contract. Our craftsmen self-perform mechanical installations while a dedicated Roberts project manager procures and manages all other necessary trades. The fixed-price proposal means no change orders, no budget overruns, and no surprises. We commission through both seasonal changeovers to ensure year-round performance.

Summer construction window
7

Certification Provided — Funds Released

Upon completion, Roberts provides all required documentation: as-built drawings, commissioning reports, warranty information, and compliance certification. The deficiency is marked as corrected in the Life Safety record, the ROE signs off, and bond funds are released. Project complete — from first meeting to final certification, Roberts was by your side.

2–4 weeks

Key Illinois Statutes & Codes

23 IAC Part 180

Illinois Health/Life Safety Code for Public Schools — the governing code for life safety surveys and amendments. Incorporates NFPA 101, NFPA 72, NFPA 13, and other national standards with Illinois-specific modifications.

105 ILCS 5/17-2.11

Life Safety Tax Levy — authorizes a dedicated property tax for fire prevention, safety, energy conservation, and ADA accessibility. Exempt from PTELL tax caps. Rate limits apply per district type.

105 ILCS 5/17-2.11d

Life Safety Bonds — board resolution authorizes bonds for approved life safety work. No voter referendum required, though a 30-day taxpayer petition right exists. Bonds limited to approved project costs.

30 ILCS 525/

Governmental Joint Purchasing Act — authorizes school districts to purchase through competitively solicited cooperative contracts (like BuyFair), satisfying Illinois competitive bidding requirements.

Wisconsin

Wisconsin Capital Improvement & Life Safety Process

Wisconsin's approach differs from Illinois — there is no equivalent to Illinois's non-referendum Life Safety bonds. However, multiple funding pathways exist, including a powerful energy performance contracting exemption that allows significant capital work without voter referendum.

How Roberts DBS Helps in Wisconsin

We Assess Your Facilities & Identify the Right Funding Path

Wisconsin has several funding mechanisms, each with different requirements. Roberts DBS evaluates your buildings, identifies qualifying deficiencies, and recommends the most efficient path — whether that's energy performance contracting, BCPL loans, Fund 46 reserves, or referendum support.

Energy Performance Contracting — No Referendum Required

Under § 67.04(5)(b) and § 121.91(4)(o), districts can issue non-referendum bonds for projects that demonstrate verifiable energy savings over the project's useful life. This is the most powerful non-referendum tool for mechanical and building envelope projects. Roberts provides the engineering analysis and energy modeling to qualify your project.

Fund 46 — Capital Improvement Trust

Under § 120.10(10m), districts can set aside surplus operating funds into a dedicated capital trust for future projects. Deposits are committed by board resolution and cannot be swept back into operating budgets. Best suited for planned improvements and smaller capital needs.

BCPL Loans — Low-Interest State Financing

The Board of Commissioners of Public Lands offers favorable-rate loans to school districts for capital projects, including emergency repairs. No referendum required — these are borrowing instruments approved by the board. A strong option for urgent needs that exceed operating budget capacity.

Referendum Support & Board Presentation

For large capital projects that require voter approval, Roberts provides professional cost estimates, scope documentation, and presentation support to help your administration and board build a compelling case. We make the technical scope understandable for voters and stakeholders.

Funding Sources Summary
  • Energy performance contracts — non-referendum bonds for projects with verifiable energy savings
  • BCPL loans — low-interest state loans, no referendum required
  • Fund 46 — capital trust reserves set aside by board resolution
  • Operating funds — maintenance and repair within revenue limits
  • Referendum — for major capital projects exceeding other mechanisms
  • WI DOJ Safety Grants — for security-specific improvements (§ 165.28)

Key Wisconsin Statutes

§ 67.04(5)(b) / § 121.91(4)(o)

Energy performance contracting — authorizes non-referendum bonds for projects with guaranteed energy savings.

§ 120.10(10m)

Fund 46 capital improvement trust — allows districts to reserve operating funds for capital projects.

§ 66.0301

Intergovernmental cooperation — authorizes cooperative purchasing, enabling BuyFair contracts for Wisconsin districts.

§ 165.28

DOJ School Safety Grants — funds security-related building improvements (not general construction).

What Qualifies in Wisconsin?

Emergency Repairs

Boiler failures, roof collapses, plumbing emergencies, electrical hazards, structural failures requiring immediate action

Mechanical & HVAC

Heating, cooling, ventilation, indoor air quality, building automation, controls upgrades

Fire Protection & Electrical

Fire alarm systems, sprinklers, emergency generators, panel upgrades, emergency lighting, exit signage

Plumbing & Water Systems

Domestic water, backflow prevention, lead pipe remediation, storm drainage, sanitary system repairs

Safety & Security

Secure vestibules, access control, security cameras, critical incident mapping, intrusion detection

Roofing & Envelope

Roof replacement, waterproofing, window replacement, masonry restoration, building envelope failures

Site & Infrastructure

Parking lot repairs, exterior lighting, sidewalks, site drainage, underground utilities

Energy & Code Compliance

Energy conservation measures, building code compliance, ADA accessibility, egress improvements

Environmental

Asbestos abatement, lead paint, mold remediation, radon mitigation, environmental cleanup

Grant-Driven Projects

Projects aligned with Wisconsin DOJ safety grants, DPI funding, or newly awarded state-specific grants

Same full-scope capability. Roberts DBS self-performs, manages, and subcontracts any trade needed to complete your capital improvement project under our BuyFair cooperative contract.

Key Advantage: Wisconsin's capital improvement framework, combined with BuyFair cooperative procurement, allows districts to move from identified need to active construction without the delays of traditional bidding — critical when equipment fails mid-year.

Indiana

Indiana Capital Projects & Life Safety Process

Indiana's approach is unique — building safety is regulated by the Division of Fire Prevention and Building Safety (DFPBS, under Dept. of Homeland Security), not the Department of Education. Multiple non-referendum funding paths exist, but most are subject to Indiana's distinctive remonstrance process.

How Roberts DBS Helps in Indiana

We Identify & Document the Safety Deficiency

Roberts DBS evaluates your facilities and works with licensed professionals to document conditions that justify emergency declarations, Capital Projects Fund expenditures, or energy performance contracts. We help you build the case that gets board approval and withstands scrutiny.

Emergency / Unsafe Building Declaration (IC 20-26-7)

When a building condition endangers health or safety, the school board can declare it unsafe by resolution — supported by engineer reports or fire marshal findings. This triggers emergency bond authority without referendum. Roberts provides the professional assessments and real construction budgets to support the declaration.

Capital Projects Fund (IC 20-40-8)

The primary vehicle for ongoing capital improvements. Funded through a controlled property tax rate approved by the board and set by the DLGF. No referendum required, but subject to Indiana's remonstrance process — taxpayers have 30 days to petition after board approval (IC 6-1.1-20). If no petition succeeds, the project proceeds.

Guaranteed Energy Savings Contracts (IC 36-1-12.5)

A powerful tool: school corporations can contract for energy conservation improvements where the guaranteed savings pay for the project over its useful life (up to 20 years). No referendum or remonstrance required because the improvements are funded by utility savings, not new taxes. Roberts provides engineering analysis to qualify your project.

DFPBS Design Release (IC 22-12-1-28)

School construction projects above the current statutory threshold require a Design Release from DFPBS before work begins. Roberts manages the plan submission, review coordination, and final inspection process so your team doesn't have to navigate state bureaucracy.

Funding Sources Summary
  • Emergency bonds — no referendum for unsafe conditions (IC 20-26-7 / IC 20-48-1)
  • Capital Projects Fund — board-approved, subject to remonstrance (IC 20-40-8)
  • Guaranteed Energy Savings — no referendum, paid from savings (IC 36-1-12.5)
  • Building Corporation — lease-back arrangements, subject to remonstrance post-2017 (IC 20-47-2 & 3)
  • Common School Fund loans — low-interest state loans (IC 20-49-2)
  • Rainy Day Fund — board-designated emergency reserves (IC 20-40-18)
  • Referendum — for major new construction (IC 20-46-1)

Key Indiana Statutes

IC 20-26-7

Unsafe building declarations — board authority to act on emergency safety conditions without referendum.

IC 20-40-8

Capital Projects Fund — controlled tax levy for repairs, equipment, and maintenance. Subject to remonstrance.

IC 36-1-12.5

Guaranteed Energy Savings Contracts — capital improvements financed by verified utility savings. No referendum.

IC 5-22-17

Cooperative purchasing — authorizes school corporations to purchase through competitively bid cooperative contracts like BuyFair.

What Qualifies in Indiana?

Emergency Safety Repairs

Board declares unsafe condition under IC 20-26-7 — bonds issued without referendum for immediate remediation

Mechanical & HVAC

Heating, cooling, ventilation, boiler replacement, building automation, controls upgrades

Fire Protection & Electrical

Fire alarm systems, sprinklers, emergency generators, panel upgrades, emergency lighting

Plumbing & Water Systems

Domestic water, backflow prevention, lead pipe remediation, storm drainage, sanitary systems

Roofing & Envelope

Roof replacement, waterproofing, window replacement, masonry restoration, structural issues

ADA & Code Compliance

Accessibility improvements, egress deficiencies, building code violations, elevator installation

Environmental

Asbestos abatement, lead paint, mold remediation, radon mitigation, environmental cleanup

Security & Site Work

Secure vestibules, access control, parking lots, exterior lighting, site drainage, sidewalks

Energy Savings Projects

Guaranteed Energy Savings Contracts (IC 36-1-12.5) allow upgrades paid from utility savings — no upfront capital needed

Structural & Egress

Stairway repairs, corridor improvements, fire-rated enclosures, structural reinforcement, load-bearing repairs

Roberts DBS navigates Indiana's DFPBS design release process, coordinates with your bond counsel, and delivers the complete project under our BuyFair cooperative contract.

Expanding Coverage

Additional States — Coming Soon

Roberts DBS is expanding our state-specific life safety and capital improvement guidance. If your state isn't listed above, contact us — our BuyFair cooperative contract is available to public agencies nationwide, and we can help navigate your state's specific requirements.

Your State Here

Every state has funding pathways for life safety and capital improvements. BuyFair's cooperative contract is competitively solicited and available to 90,000+ public agencies across all 50 states. Roberts DBS can help you identify the right funding mechanism and procurement pathway.

What We Provide Regardless of State
  • Third-party architect coordination for surveys and design
  • Real construction budgets based on actual costs
  • Filing assistance and board meeting support
  • BuyFair cooperative procurement (satisfies competitive bid requirements)
  • Design-build delivery with self-performed mechanical and managed trades
  • Certification and closeout documentation

Don't see your state? Call us. We'll research your state's specific life safety and capital improvement process and put together a plan tailored to your district.

Contact Roberts DBS →
The Roberts Rapid LSAP

We Handle Everything — You Focus on Your Students

From providing architectural resources to releasing the final funds, Roberts DBS is your single partner through the entire Life Safety process. Here's how we compare to doing it the traditional way.

Traditional Approach

Survey & Amendment 10–16 weeks
Funding Authorization 8–12 weeks
Bid Document Prep 4–8 weeks
Advertise & Bid 3–4 weeks
Board Award 2–4 weeks
Contract Execution 2–4 weeks
Design (Sequential) 8–12 weeks
Construction Project-dependent
Total Pre-Construction: 37–60 weeks

Roberts Rapid LSAP

Roberts partners with your team Day 1
Architect/engineering resources for targeted survey 2–6 weeks
Budget backed by industry knowledge — not an estimate 2–4 weeks
We assist with filing & meetings 2–6 weeks
Bonds issued (no referendum) 60–90 days
Work performed on time & on budget Summer window
Certification & funds released 2–4 weeks
Total Pre-Construction: 16–26 weeks
Up to 34 weeks saved

Why Districts Choose the Roberts Rapid LSAP

1

We Do the Heavy Lifting

We provide the architectural/engineering resources, provide the real budget, help file the paperwork, attend your board meetings, and manage every trade on the job. Your team stays focused on education while we handle the project.

2

No-Surprise Pricing

Our budget is based on actual self-performed labor rates and direct material costs — not consultant estimates that double at bid time. The number we give you is the number you pay. Fixed price. No change orders.

3

Funding That Already Exists

Life Safety bonds require no referendum. The tax levy sits outside your normal budget caps. The money is there — we help you access it, use it efficiently, and certify completion so funds are released.

Ready to Start Your Life Safety Project?

Whether you need a 10-year survey, have an existing amendment, or are facing an emergency life safety situation — Roberts DBS can help. Our Rapid LSAP process gets critical improvements completed in a single summer.

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Who Can Use This

Eligible Agencies & Districts

K-12 School Districts

Public school districts in Illinois and Wisconsin with life safety deficiencies identified in building surveys

Community Colleges

Higher education facilities with ventilation, fire protection, or accessibility deficiencies

Park Districts

Recreation centers, fieldhouses, and indoor facilities requiring life safety upgrades

Municipal Buildings

Village halls, police stations, fire stations, libraries, and community centers

County & State Facilities

Courthouses, public health facilities, and government office buildings

Houses of Worship & Non-Profits

Churches, community organizations, and non-profit facilities eligible through BuyFair cooperative