Howsyth Court Condominium Corporation No. CCN Avenue SW Calgary, Alberta

Transcription

1 Entuitive Corporation Calgary + Toronto Howsyth Court Condominium Corporation No. CCN Avenue SW Calgary, Alberta Submitted By: Entuitive Corporation th Avenue SW, Suite 300 Calgary, AB, T2P 1B8 Phone: Website: www. August 5, 2014

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3 PAGE 1 Table of Contents TABLE OF CONTENTS METHODOLOGY AND APPROACH Report Format Project Team Limitations Terms of Reference Use of Reports Methodology Information Provided Services Delivered Headings and Nomenclature Input Variables Location and Work Descriptions Condition Codes Priority Codes Priority Classification Maintenance Codes Event Recommendations Determined Values Signatures General Site Profile Property Summary Site Summary Architectural and Structural Summary Mechanical Summary Electrical Summary Hazardous Materials Siteworks Hard Landscaping/Pavements Soft Landscaping Structure Building Site Building Envelope Walls Doors Windows Sealants Roofing Plumbing Systems Drainage Systems Domestic Water Systems Mechanical Systems Heating Systems Cooling Systems Ventilation Systems Conveyance Systems Electrical Systems... 22

4 PAGE Electrical Supply and Distribution Lighting Systems Auxiliary Systems Life Safety Systems Fire Detection Emergency Systems Common Area Finishes General Professional Fees EXPENDITURE ANALYSIS Estimates and Assumptions Cost Estimates Life Expectancies ENTUITIVE s Performance Indicator TM [PI] Expenditure Breakdown by Building System CONTRIBUTION AND CASH FLOW DATA SHEET Tables and Charts General... 33

5 PAGE 3 1 Methodology and Approach 1.1 Report Format 1.2 Project Team 1.3 Limitations This report is provided in four parts, namely: Part 1 Methodology & Approach. In this part, we outline our methodology for conducting this Reserve fund study, and describe the limitations on the use of this report. We also provide a glossary of the terms used throughout this report. Part 2 Physical Assessment. In this part, we describe our on-site observations. General information about the site is provided. Our general observations are followed by more detailed descriptions of the location, type and condition of each component within the major building systems. A general description of recommended capital repair or replacement work is also included for each component. Part 3 Expenditure Analysis. In this part, we analyze the timing and magnitude of the expenditures forecast for the property, including a cost breakdown by system. Part 4 Data Sheet. In this part, we provide the Reserve fund study Table that summarizes the results of the physical assessment and provides the basis for the expenditure analysis. This assignment was conducted under the overall responsibility of Michael Lembke. The Project Manager coordinating the work was Brian Shedden. Brian Shedden, BSSO of ENTUITIVE conducted the site assessment Terms of Reference This report provides a reserve fund study for the complex located at Avenue SW, Calgary, Alberta. The reserve fund study is intended to document the present condition of the existing property elements with respect to capital repairs, replacements and renovations over the next 25 years. These expenditures differ from normal on-going maintenance by scale and cost. The expenditures we are proposing over the next 25 years are intended primarily to maintain the building at the original design level. No major improvements are included. ENTUITIVE cautions that a reserve fund study is based upon a limited visual review of a sampling of each building system at the property. Hidden defects may exist that can result in significant variations from the estimates provided. The magnitude and timing of expenditures may also differ from those planned in this study due to market forces, labour shortages, fuel prices, and a variety of other factors. Therefore, we recommend that updates to the reserve fund study be performed to reflect the changes in building condition and the changes in repair and replacement costs that occur over time, every five years.

6 1.4 Use of Reports PAGE Methodology This report must be read in its entirety and the reported findings adopted as written. Omitting any part or section may be misleading, which could unintentionally cause confusion and misunderstandings. Neither ENTUITIVE nor its employees assume any responsibility for interpretation of the reports or extrapolations made from the reported contents. This reserve fund study is based on information provided to us and on a visual examination of the condition of a sampling of the various components and systems that are included in the capital expenditure plan. No detailed condition assessments or invasive investigations were made Information Provided The following were made available to us and used in the preparation of this report. Previous Studies and Technical Reports Current Contractor s Quotations for Repair or Budget of Upcoming Capital Repairs or s 1.6 Services Delivered In preparing this study we performed the following work: Conducted a site visit on January 8, Reviewed the information provided. Prepared a component inventory. Estimated current costs of major repair and replacement related to the component inventory. Calculated the Performance Indicators. 1.7 Headings and Nomenclature Input Variables Expenditure Inflation Rates: The calculated 5-year, 10-year, and long-term average rates of inflation used in calculating the future cost for repairs and replacements Location and Work Descriptions System/Component/ Item: A three-level numbering system describes the component inventory. The first level is System, the second level is Component, and the third level is Item. Location or Type, Condition, and Maintenance: Proposed Work Measure and Justification: Each item is described in simple terms for identification and general condition information. This is intended to provide information to further explain the rationale for the work. Each item includes a brief description of the work to indicate the type of work required and the rationale for the work. Where specific risks exist, they are noted in this section.

7 1.7.3 Condition Codes Good: Fair: Poor: Critical: Priority Codes High: Medium: Low: PAGE 5 An item in good condition is functioning as intended. Normal deterioration is observed, consistent with the component s age and use. No unusual maintenance is likely to be required in the near future. An item in fair condition is functioning as intended. Normal deterioration and minor distress is observed. An item in poor condition is not functioning as intended. Significant deterioration and distress is observed. Maintenance or repair is likely required to restore functionality. Poor conditions may refer to localized conditions or may reflect the complete system. An item in poor condition is not functioning as intended; significant deterioration and major distress are observed, possibly coinciding with damage to the support structure (if applicable). This item may present a risk to people or materials and must be dealt with without delay. There is a high risk to people and or/further deterioration of materials and increased costs if this work is delayed. There is little risk to people should this work be delayed; however, delay of this work will lead to further deterioration and higher repair costs in the future. There is little risk to people or materials should this work be delayed Priority Classification Health & Life Safety: This category includes projects that must be implemented for the health and safety of residents and visitors. Conditions that adversely impact the health and safety of building occupants and visitors include, but are not limited to, indoor air quality, mould, asbestos, water, and environmental issues. Structural Deficiencies: Code Compliance: Imminent Breakdown: This category includes failing structural components that must be repaired/replaced. This category includes projects that are initiated to ensure that the building systems and components are in compliance with current codes and legislation. Failure to comply may result in fines or lawsuits. This category includes items that, if left unattended, will adversely affect customer program delivery due to the imminent breakdown of critical building systems and components. Projects in this category are initiated to ensure continuous operation of the facility without risk of interruption or evacuation. Proactive : This category includes for the replacement of the building systems and components at the end of their useful service lives Maintenance Codes Deferred Maintenance: The estimated useful life of the system or component has expired. There is evidence of wear and physical deterioration. These projects should have been com-

8 pleted previously. PAGE 6 Proactive : These items are proactively scheduled for replacement before or near the end of their normal life in order to maintain the overall integrity of the asset Event Recommendations Repair: A repair event is recommended when component deterioration is anticipated to be limited or isolated. Full replacement of the component or system should not be required. : A replacement event is recommended when component deterioration is expected to affect a complete system or when repair to a localized component of a system is not technically viable. When multiple instances of a system exist (for example, multiple windows at a property), a replacement allowance may only apply to one instance of the system if so indicated Determined Values Life Expectancy: The normal life of the building system, component or item prior to replacement, the period at which an allowance should be contributed, or the period of a major capital expenditure on an item that otherwise has a very long life expectancy. Age: Life Expectancy Adjustment: Remaining Life: Number of Phases: The current age of the building, system, component or item. In some cases, particularly older properties, it is obvious that a system, component or item is not original to the building. However, unless we have been provided with the installation date, we will assume an age based on the typical life expectancy and our determination of the remaining life. Either an increase or decrease in the remaining life of the existing building, system, component or item based on the condition observed at the time of review. The calculated remaining life including allowance for adjustments. The number of years over which a major capital repair or replacement is planned to be paid for from reserve. Period Between Phases: The number of years until the next phase. Current Cost: The estimated cost for work expressed in current dollars including allowances for GST and including engineering costs where applicable.

9 1.8 Signatures PAGE 7 The following ENTUITIVE staff prepared this report. We would be pleased to review this report in greater detail with you should it be deemed necessary. Entuitive Corp. Brian Shedden, BSSO Senior Building Envelope Specialist

10 PAGE 8 2 Reserve Fund Study 2.1 General 2.2 Site Profile The physical assessment of the building elements is conducted for the purpose of estimating the expenditures required for predictable major repairs and replacements over the next 20 years. In this way, it is possible to create a preliminary budget for future expenditures. While some observations made may include comments on required maintenance, this study is not a maintenance plan. Ongoing maintenance of all building components and systems is required and is generally considered to be a normal operating expense Property Summary Property Profile Asset Name Detail Howsyth Court Agency Name Condominium Corporation No. CCN Site Address Avenue SW City Calgary Province Alberta Country Canada Postal Code T2S 0L3 Construction Year c Building Floor Area (ft 2 ) 25,600 Floors Above Grade 3 Floors Below Grade 1 Site Assessment Date January 08, 2014

11 2.2.2 Site Summary The following work is anticipated over the next five years: PAGE 9 Site Work Over the Next Five Years System/Component/Item Year of Work Estimated Cost (at Time of Work) General Landscaping 2016 $1, Architectural and Structural Summary The following work is anticipated over the next five years: Architectural and Structural Work Over the Next Five Years System/Component/Item Year of Work Estimated Cost (at Time of Work) Flat Roofing 2015 $2, Storage Lockers 2015 $22, Suite Balcony Doors 2017 $28, Suite Balcony Storage Doors 2017 $6, Wall / Ceiling 2017 $5, Handrails & Guards 2018 $3, Stucco 2018 $50, Entrance Doors 2018 $5, Aluminum Windows 2018 $38, Window, Door and Wall Component Joint Sealants 2018 $7, Guard Rails 2018 $16, Balconies 2018 $35, Reserve Fund Study Update 2018 $5,800.00

12 2.2.4 Mechanical Summary The following work is anticipated over the next five years: PAGE 10 Mechanical Work Over the Next Five Years System/Component/Item Year of Work Estimated Cost (at Time of Work) Hydronic Heaters 2015 $2, Domestic Water Distribution System 2018 $12, Electrical Summary The following work is anticipated over the next five years: Electrical Work Over the Next Five Years System/Component/Item Year of Work Estimated Cost (at Time of Work) Exterior Lighting 2015 $4, Sprinkler System 2015 $7, Hazardous Materials No hazardous materials were brought to our attention during our visit. A complete register of the site and building components follows. 2.3 Siteworks Hard Landscaping/Pavements COURTYARD - UNIT PAVERS Priority Classification: Proactive Maintenance Code: Proactive Description: The ground floor courtyard and access feature paving stones. The stones appear to be in serviceable condition with no evidence of failure. Unit Pavers

13 PAGE 11 Regular maintenance and weed control is required PEDESTRIAN WALKS/PODIUM - CONCRETE Priority Classification: Proactive Maintenance Code: Proactive Description: The pedestrian walkway is located on the south podium section of the site and is formed of cast-in-place concrete. The area, though snow covered during review, appears to be in good condition. The traffic topping will require replacement periodically. An amount to replace the traffic topping is provided. Repairs to the concrete area will be covered under structures STAIRS - CONCRETE GARAGE RAMP Priority Classification: Proactive Maintenance Code: Proactive Description: There are four sets of cast in place concrete stairs at the site: The main access stairs to the courtyard, the two sets of stairs to the lower level as well as the set of stairs to access the south podium area. All areas appeared serviceable. An allowance is included to restore the stairs. Repairs are considered maintenance. Priority Classification: Proactive Maintenance Code: Proactive Description: The garage ramp that provides access to the below grade parking garage is not heated but does appear to be in serviceable condition. Podium Concrete Stairs An amount to restore the garage ramp is included. Garage Ramp

14 RETAINING WALL Priority Classification: Proactive Maintenance Code: Proactive PAGE 12 Description: The cast in place concrete retaining wall which forms the entrance to the garage is in serviceable condition. An amount to restore the garage ramp is included Soft Landscaping GENERAL LANDSCAPING Priority Classification: Proactive Maintenance Code: Proactive Description: Landscaping of the property consists of sod, various shrubs, deciduous and coniferous trees. An allowance is provided for landscaping that is periodically required and falls beyond the scope of routine maintenance (such as removal of dead / diseased trees and grading) FENCING Priority Classification: Proactive Maintenance Code: Proactive Description: A pressure treated wood fence surrounds the podium area on the south side and also acts as the balcony railing for the ground floor units on the south side. A cost is provided for the replacement of the fencing when it reaches the end of its useful service life. Fencing 2.4 Structure Building SUBSTRUCTURES Substructure

15 Priority Classification: Proactive Maintenance Code: Proactive PAGE 13 Description: The substructure consists of cast in place concrete foundations and columns supporting the superstructure above. The parking garage occupies the below grade area within the substructure. The concrete parking garage roof which also serves as the base for the occupied spaces above on the first floor, including the patio and courtyard areas. This concrete is post tensioned and there is evidence of previous post-tension condition surveys. Periodic surveys and tests on the strands are required to ensure structural integrity. An allowance is recommended for general repairs to the substructure including repair / replacement of locally deteriorated portions of the foundation walls, ceiling and waterproofing membrane SUPERSTRUCTURES Priority Classification: Proactive Maintenance Code: Proactive Description: The property is of standard wood-framed construction. Typically wood framing members are protected from the elements and are not likely to require major repair over the expected life-cycle of a building. Failures in other systems (i.e. cladding elements, sealants, flashings, etc.) can however adversely affect the concealed structural members on occasion. Superstructure An allowance is provided for repairs to structural systems that may be required as the superstructure continues to age Site MECHANICAL/ELECTRICAL SUB-GRADE SERVICES Priority Classification: Proactive Maintenance Code: Proactive Description: Transformers, cabling, sanitary and storm sewer services are generally all concealed and protected. However, periodically access to these items is required and will fall within the responsibility of the corporation. Sub-Grade Services An allowance is provided to access these concealed items from time to time.

16 HANDRAILS & GUARDS Current Condition: Fair Priority Classification: Proactive Maintenance Code: Proactive PAGE 14 Description: Metal railings are present at the stairs. All appear to be in serviceable condition. An allowance is provided to replace the metal handrails / guards at the end of their useful service life. Handrails 2.5 Building Envelope Walls MASONRY Priority Classification: Proactive Maintenance Code: Proactive Description: The masonry walls comprise approx. 20% of the building envelope finish on the exterior (street-side) of the building. The masonry is generally in good condition with no evidence of damage or cracking. Masonry STUCCO An allowance is included to repair the masonry at the end of its useful service life. Current Condition: Fair Priority Code: Medium Priority Classification: Proactive Maintenance Code: Proactive Description: Stucco is utilized as the cladding material on the majority of the exterior walls of the building. The heavy texture of the stucco finish coat may present freeze thaw problems, but the soffit overhang appears to have protected it Stucco

17 PAGE 15 thus far. Several areas on the north and west elevations show signs of extended water ingress which may compromise both the exterior finish and the interior wood structure. An allowance is included to restore approximately 30% the stucco at the end of its useful service life MANSARD ROOF Doors Priority Classification: Proactive Maintenance Code: Proactive Description: While described as a "Mansard Roof" this area of the third floor is actually an exterior wall assembly. Formed of terracotta tiles, the mansard roof is generally in good condition with only a few cracked tiles. Mansard Roof An allowance is provided to replace the mansard tiles at the end of their useful service life ENTRANCE DOORS Current Condition: Fair Priority Classification: Proactive Maintenance Code: Proactive Description: The front entrance of the site features two hinged aluminum doors with glazing. The doors appear to be in serviceable condition. An allowance is included to replace the doors at the end of their useful service lives. Entrance Doors SERVICE DOORS - METAL Priority Classification: Proactive Maintenance Code: Proactive Description: There are metal service doors throughout the site, but primarily on the lower level. Generally the doors are in serviceable condition. An allowance is included to replace the metal service door systems including frames and hardware at the end of their useful service lives.

18 SECTIONAL DOORS Priority Classification: Proactive Maintenance Code: Proactive PAGE 16 Description: There is one sectional door at the garage entrance. The door is in good condition and the operator appears to be relatively new. An allowance is included to replace the Sectional door systems including frames and hardware at the end of their useful service lives. Sectional Door SUITE ENTRY DOORS Priority Classification: Proactive Maintenance Code: Proactive Description: The suite entry doors are generally solid core hardboard doors with an embossed finish. One unit accessed previously was noted to have a 1-3/8" thick door. Standard thickness is 1-5/8". The doors appear to be in serviceable condition. An allowance is included to replace the Suite entry door systems including frames and hardware at the end of their useful service lives SUITE BALCONY DOORS Current Condition: Fair Priority Code: Medium Priority Classification: Proactive Maintenance Code: Proactive Description: The suite balcony patio doors are double panel aluminum framed doors. These doors are noted to be nearing the end of their useful service life. Suite Entry Door An allowance is included to replace Balcony Door the suite balcony door systems including frames and hardware at the end of their useful service lives.

19 SUITE BALCONY STORAGE DOORS Current Condition: Fair Priority Code: Medium Priority Classification: Proactive Maintenance Code: Proactive PAGE Windows Description: Several suites have a small storage area off of the balcony which has a wood door. These doors are only protected by the elements by the overhang above. An allowance is included to replace the suite balcony door systems including frames and hardware at the end of their useful service lives ALUMINUM WINDOWS Current Condition: Poor Priority Code: Medium Priority Classification: Proactive Maintenance Code: Proactive Description: The existing aluminum windows are predominantly horizontal sliders constructed of single sash interior and exterior lites. Many of the units are reported and viewed to bind in their operation and a build-up of moisture between the panes and on the metal Windows frames indicates a failure in the seals, a lack of foam insulation around their perimeters and the absence of a thermal break between the outer frame and inner frame. An allowance is carried to replace original window assemblies with new windows Sealants WINDOW, DOOR AND WALL COMPONENT JOINT SEALANTS Current Condition: Poor Priority Code: High Priority Classification: Proactive Maintenance Code: Proactive Description: The performance of windows, doors and construction joints are incumbent on their sealants. Sealants have generally not been installed. Sealants An allowance is included to install sealants during the window retrofit.

20 2.5.5 Roofing PAGE FLAT ROOFING Priority Classification: Proactive Maintenance Code: Proactive Description: The roof, while mostly snow covered at the time of review, appears to be a two-ply SBS membrane roof installed over insulation. There is no evidence of failure in the roof system and parapet covers, which serve to protect the membrane as it upturns are in serviceable condition. We noted the ab- Flat Roofing sence of sealants at the exhaust vent penetrations. These items should be installed ASAP to prevent water ingress. An allowance is provided to carry out sealing of the exhaust vent penetrations CHIMNEYS Priority Classification: Proactive Maintenance Code: Proactive Description: As each unit possesses a fireplace, a chimney system provides the exhaust to the exterior. The boxes which house the chimneys at the roof level have recently been overclad in metal, flashed and sealed. These areas all appear to be serviceable. An allowance is provided to carry out sealing of the exhaust vent penetrations. Chimneys SOFFIT AND FASCIA Priority Classification: Proactive Maintenance Code: Proactive Description: There are metal soffits which connect the mansard roof to the wall assembly, as well as beneath each of the above grade balconies. Generally, the soffits and fascia are in serviceable condition, with minor areas of impact dam- Soffit and Fascia

21 age. PAGE 19 An allowance is included to repair / replace damaged or deteriorated soffits and fascia. 2.6 Plumbing Systems Drainage Systems PUMPS (SUMP) Priority Classification: Proactive Maintenance Code: Proactive Description: There is a simple sump system in the parking garage, at the northeast corner of the building. It is assumed to be functioning. An allowance is carried to replace sump pump. Sump Pump AREA DRAINS Priority Classification: Proactive Maintenance Code: Proactive Description: Due to snow cover, we may not have been able to locate all of the area drains. There is a drain in the courtyard and drains in the garage. These items require cleaning periodically, but rarely replacement. An allowance is provided to service the drains. Area Drain

22 2.6.2 Domestic Water Systems PAGE DOMESTIC HOT WATER HEATERS Priority Classification: Proactive Maintenance Code: Proactive Description: There is a single AO Smith domestic hot water heater located in the basement mechanical room. While a second unit may be advisable, for redundancy, the unit appears to be in good order. An allowance is provided to replace the unit at the end of its useful service life. Domestic Hot Water DOMESTIC WATER DISTRIBUTION SYSTEM Priority Classification: Proactive Maintenance Code: Proactive Description: The type and condition of the concealed domestic water distribution system was generally not reviewed. Type 'K' copper piping is typical for buildings of this construction. No problems were brought to our attention at the time of the review. An allowance is carried to repair / replace damaged or deteriorated components of the domestic water distribution systems. 2.7 Mechanical Systems Heating Systems NATURAL GAS BOILERS Priority Classification: Proactive Maintenance Code: Proactive Description: There are two Saturn Series gas fired boilers which provide the buildings hydronic heaters with heat. The units appear to be in good condition at this time. An allowance is included to replace Boilers

23 the boilers at the end of their useful service life. PAGE HYDRONIC HEATERS Cooling Systems Priority Classification: Proactive Maintenance Code: Proactive Description: The stairwells, corridors, garage and units are serviced by hydronic heaters which draw their heat from the boilers. No issues have been reported, although the garage heaters appear aged. An allowance is included to replace the garage heaters in the near term AIR CONDITIONING Priority Classification: Proactive Maintenance Code: Proactive Description: The building does not incorporate a central cooling plant. N/A Ventilation Systems MAKE-UP AIR AND FILTRATION SYSTEMS Priority Classification: Proactive Maintenance Code: Proactive Description: There are three air-handling units. One is located on the roof-top; a second is located in the parking area while the third is located in the mechanical room. These units serve to both pressurize air and condition it. The units are aging but appear to be in operational condition. Make-Up Air An allowance is provided to replace exhaust fans. Repair / replacement of grilles is to be conducted as an operating expense.

24 2.7.4 Conveyance Systems PAGE ELEVATOR CONTROLS Current Condition: Critical Priority Code: High Priority Classification: Proactive Maintenance Code: Proactive Description: The existing elevator was damaged during the flood of 2013 and is inoperable. It is reported that this will be replaced in An allowance is included to replace the elevator. Regular maintenance is required from the operating budget. Elevator Controls ELEVATOR - CAB REFURBISHMENT Priority Classification: Proactive Maintenance Code: Proactive Description: The elevator cab and doors are subject to wear and tear. Their current condition is unknown as the elevator is not operational. An allowance is included to replace the cab finishes. 2.8 Electrical Systems Electrical Supply and Distribution PANEL BOARDS AND SUB-CIRCUITS Priority Classification: Proactive Maintenance Code: Proactive Description: The electrical distribution system in the Mechanical Room provide power to the building. The panels appear to be recent and in serviceable condition. Panels eventually require replacement. An allowance is provided to upgrade the electrical systems at the end of their expected useful service life. Electrical Distribution

25 POWER DISTRIBUTION Priority Classification: Proactive Maintenance Code: Proactive PAGE 23 Description: The type and condition of the electric distribution system was generally not reviewed. Copper wiring is typical for buildings of this construction. Each unit includes its own breaker panel. Wiring and breakers eventually requires replacement. Breaker Panel An allowance is provided to replace the electrical wiring at the end of its expected useful service life Lighting Systems INTERIOR LIGHTING Current Condition: Fair Priority Classification: Proactive Maintenance Code: Proactive Description: The building is illuminated with a variety of incandescent and fluorescent fixtures. Fixtures vary in condition throughout. Sampled light fixtures worked well. Interior Lighting An allowance is provided to replace interior light fixtures on an as-needed basis. It is assumed that wiring will be re-used EXTERIOR LIGHTING Current Condition: Fair Priority Classification: Proactive Maintenance Code: Proactive Description: There are a variety of lighting types and fixtures on the exterior of the building as well as the balcony areas. Some damaged units were noted. An allowance is provided to replace the exterior lights at the end of their useful service lives. of light bulbs should be conducted as part of routine maintenance.

26 2.8.3 Auxiliary Systems PAGE ENTRY PHONE Priority Classification: Proactive Maintenance Code: Proactive Description: The building is equipped with an entry phone system. The systems appear to be operational at this time. An allowance is included to replace the system. Entry Phone 2.9 Life Safety Systems Fire Detection ANNUNCIATOR PANEL Priority Classification: Proactive Maintenance Code: Proactive Description: The annunciator, provided by Notifier, is located at the front entrance and mechanical room. The device was turned on and showed no problems. An allowance is included to replace the annunciator. Annunciator Panel DETECTION DEVICES Priority Classification: Health & Life Safety Maintenance Code: Proactive Description: There are no common area fire detection devices. It is assumed that each suite possesses interconnected smoke and or heat detectors. The garage does include CO detectors. An allowance is included to replace the detection devices. Detection Device

27 SIGNAL DEVICES Priority Classification: Proactive Maintenance Code: Proactive PAGE 25 Description: Red fire horns with strobes are located on each floor of the building. Pull stations are installed near egress / exit doors. An allowance is included to replace the signal devices. Fire Alarm Pull Station FIRE EXTINGUISHERS Priority Classification: Proactive Maintenance Code: Proactive Description: Fire extinguishers were noted throughout the building. Extinguishers should be tested / replaced regularly. An allowance is included to replace the fire extinguishers Emergency Systems EMERGENCY EXIT FIXTURES (BATTERY / LIGHTS) Priority Classification: Proactive Maintenance Code: Proactive Fire Extinguisher Description: There are emergency exits signs throughout the building as well as emergency lights and battery packs. Signs are installed along egress routes. A replacement allowance is provided. Emergency Lighting

28 SPRINKLER SYSTEM Current Condition: Poor Priority Code: High Priority Classification: Health & Life Safety Maintenance Code: Proactive Description: The parking garage was noted to be serviced by a sprinkler system. The system appears original to the site and includes corrosion to the piping and aged sprinkler heads. A log book was not located on site. We recommend testing and replacement of aged sprinkler heads. PAGE 26 Sprinkler System A replacement allowance for sprinkler heads is provided Common Area Finishes General TRAFFIC TOPPING ON CONCRETE Current Condition: Fair Priority Classification: Proactive Maintenance Code: Proactive Description: Both the main entrance stairs and the podium deck area on the south side of the building are finished with an unknown traffic topping product. These materials are meant to provide a degree of both waterproofing and slip resistance. While snow obscured much of the view, the areas appear to be in serviceable condition. Traffic Topping An allowance is included to replace the traffic topping FLOORING (CERAMIC) Priority Classification: Proactive Maintenance Code: Proactive Description: Portions of the ground floor foyer are finished in ceramic tile. Tiled floors are in good condition. Ceramic

29 PAGE 27 An allowance is included to replace the ceramic floor finishes FLOORING (CARPET) Priority Classification: Proactive Maintenance Code: Proactive Description: The corridors and the stairwells are finished with carpet. The carpet is in reasonable condition. An allowance is included to replace the carpet floor finishes FLOORING (VINYL TILE) Priority Classification: Proactive Maintenance Code: Proactive Carpet Description: The corridors and service rooms in the basement level are finished with vinyl tile. The tile is in good condition. An allowance is included to replace the vinyl tile floor finishes. Vinyl Tile WALL / CEILING Current Condition: Fair Priority Classification: Proactive Maintenance Code: Proactive Description: Walls and ceilings in the corridors and stairwells are all generally paint finish. Normal wear and tear is evident. An allowance is included to replace / repair areas of locally damaged walls and paint finishes on an as-needed basis. Finishes GUARD RAILS Current Condition: Fair Guard Rails

30 Priority Classification: Proactive Maintenance Code: Proactive PAGE 28 Description: There are aluminum guard rails at all balconies above the ground floor, as well as railings within the stairwells and at access points on the exterior at grade. An allowance is included to replace railings BALCONIES Current Condition: Poor Priority Code: Medium Priority Classification: Proactive Maintenance Code: Proactive Description: There are balconies for each suite above the ground floor. Issues with the negative slope of the balconies and the lack of flashings at the stucco connections may result in moisture damage in various areas. The balconies will require corrections to prevent water ingress. The vinyl membrane is also at the end of its useful service life. Balconies An allowance is included to re-slope the balconies STORAGE LOCKERS Current Condition: Poor Priority Code: Medium Priority Classification: Proactive Maintenance Code: Proactive Description: The Board advises that storage lockers are planned for installation to the lower level Professional Fees A cost is provided to install the storage lockers UPDATE Description: The reserve fund must be updated every 5 years. An allowance is provided to conduct the Reserve Fund Study

31 PAGE 29 3 Expenditure Analysis 3.1 Estimates and Assumptions Cost Estimates The cost estimates included in this study represent 100 percent of the cost for the repair or replacement unless specifically noted otherwise. The costs are based on a brief review of the property, our past experience, information from contractors, and published cost data. We believe the cost assessments given to be reasonable; however, more detailed investigation and analysis of the individual work items should be conducted closer to the time of replacement to more accurately match the costs with the scope of the work required. Costs may vary from the estimates provided for a number of reasons, including but not limited to, concealed conditions that may affect the design of the repair and advanced deterioration of the surrounding elements that could not have been predicated at the time of the reserve fund study. Market forces, labour shortages, fuel prices, etc. can all affect future price estimates Life Expectancies For the purposes of this report, the Current Cost for a particular building element should be interpreted as the amount of money allocated for repair or replacement of that element within its Life Expectancy. Depending on the item, the Life Expectancy can be: 1. The service life of the building system, component or item prior to replacement; or 2. The frequency at which major repairs are required. There are many published sources of standard Life Expectancies for the components included in this condition assessment. For a given component, each source may provide a slightly different life expectancy. The result is that any item typically has a range of standard life expectancies. We base the Life Expectancy we use in our condition assessment on our observations at the site. Our Life Expectancies are predicated on the assumption that regular repairs and maintenance are conducted in accordance with good property management practice. Depending on the building item, it is expected that failure, and thus repair/replacement, may not occur all at once; therefore, the repair/replacement (and the associated cost) may be phased over several years, with expenditures occurring consecutively or at regular intervals. The Current Cost is equal to the sum of all phases associated with one cycle of work. 3.2 ENTUITIVE s Performance Indicator TM [PI] ENTUITIVE s Performance Indicator TM (PI) is a representation of the condition of the complex determined by considering the present worth proportion of work required in any 5 years of the study against the total cost for work over those same 5 years and the following 20 years. This measure differs from a Facility Performance Indicator (FPI) calculation, which is discussed later. Unlike the FPI, the Performance Indicator is calculated annually throughout the study period. A PI of 90% represents a building that has no unusual repair needs. PI values less than 90% represent a building with greater repair needs and PI values greater than 90% represent a building

32 PAGE 30 with lower repair needs. Achieving a relatively constant PI balances expenditures over time and allows for more consistent building condition and budgeting across time. The current PI is 94%. The PI for the next 25 years is represented in the following graph: 100% Balanced 90% Avenue SW Performance Indicator Over 25 Years 95% 90% 85% 80% 75% Fiscal Year Ending Performance Indicator As expenses are predicted to occur, the PI oscillates between peaks and valleys. Peaks represent periods when expenditures are expected to be low (i.e., the building would require minimal capital expenditures within the next three years). Valleys represent periods when significant capital expenditures are expected, possibly representing a strain on the agency s financial resources. Although the PI presented above is not constant over time, we endeavour to minimize large variations in the PI over the study period by adjusting the scheduling and phasing of all future expenditures. 3.3 Expenditure Breakdown by Building System The breakdown of anticipated costs, by major building system, is as follows: Expenditure Distribution By Major Building System System 10 Year Total 25 Year Total Siteworks $ 21,600 $ 113,100 Structure $ 3,500 $ 82,200 Building Envelope $ 150,800 $ 413,600 Plumbing Systems $ 16,800 $ 75,700 Mechanical Systems $ 8,500 $ 68,600 Electrical Systems $ 9,100 $ 18,500 Life Safety Systems $ 30,300 $ 62,700 Common Area Finishes $ 107,800 $ 199,400 Total $ 348,400 $ 1,033,800 The 10 year and 25 year distributions of expenditures, by System, are illustrated in the following pie charts:

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34 PAGE 32 4 Contribution and Cash Flow The anticipated cash flow for next 25 years is as follows : 25 Year Cash Flow - Condominium Corporation No. CCN Minimum Reserve Fund Balance (Duration of 25-year study) $ 7,872 Funding Inflation Rate 2.49% Assumed Rate of Interest Earned on the Reserve Fund (GIC Bank of Canada Rates) 3-Year 1.86% 6-Year 2.42% Long Term 3.96% Recommended Escalation Rate 3-Year 11.00% 6-Year 7.00% Long Term 6.00% Fiscal Year Opening Balance Recommended Annual Contribution Contribu tion per unit Estimated Inflation Adjusted Expenditures Other Contribution (e.g. special assessment, loan) The recommended contribution for each unit for the next 3 years is as follows : Estimated Interest Earned Closing Balance Jan-14 / Dec-14 $ 139,023 $ 20,325 $ 924 $ - $ 2,805 $ 162,153 Jan-15 / Dec-15 $ 162,153 $ 22,561 $ 1,025 $ 37,700 $ 2,906 $ 149,920 Jan-16 / Dec-16 $ 149,920 $ 25,042 $ 1,138 $ 1,100 $ 3,044 $ 176,906 Jan-17 / Dec-17 $ 176,906 $ 27,797 $ 1,264 $ 40,000 $ 3,211 $ 167,914 Jan-18 / Dec-18 $ 167,914 $ 29,743 $ 1,352 $ 176,100 $ 1,781 $ 23,338 Jan-19 / Dec-19 $ 23,338 $ 31,825 $ 1,447 $ 30,300 $ 453 $ 25,316 Jan-20 / Dec-20 $ 25,316 $ 34,053 $ 1,548 $ 6,000 $ 740 $ 54,108 Jan-21 / Dec-21 $ 54,108 $ 36,096 $ 1,641 $ 3,600 $ 1,323 $ 87,927 Jan-22 / Dec-22 $ 87,927 $ 38,262 $ 1,739 $ 6,500 $ 1,952 $ 121,640 Jan-23 / Dec-23 $ 121,640 $ 40,557 $ 1,844 $ 47,100 $ 2,225 $ 117,323 Jan-24 / Dec-24 $ 117,323 $ 42,991 $ 1,954 $ 92,100 $ 1,744 $ 69,957 Jan-25 / Dec-25 $ 69,957 $ 45,570 $ 2,071 $ 14,900 $ 1,604 $ 102,231 Jan-26 / Dec-26 $ 102,231 $ 48,304 $ 2,196 $ 14,900 $ 2,236 $ 137,871 Jan-27 / Dec-27 $ 137,871 $ 51,203 $ 2,327 $ 65,000 $ 2,462 $ 126,536 Jan-28 / Dec-28 $ 126,536 $ 54,275 $ 2,467 $ 34,200 $ 2,568 $ 149,178 Jan-29 / Dec-29 $ 149,178 $ 57,531 $ 2,615 $ 200,300 $ 1,463 $ 7,872 Jan-30 / Dec-30 $ 7,872 $ 60,983 $ 2,772 $ 31,100 $ 429 $ 38,184 Jan-31 / Dec-31 $ 38,184 $ 64,642 $ 2,938 $ 15,200 $ 1,183 $ 88,809 Jan-32 / Dec-32 $ 88,809 $ 68,521 $ 3,115 $ 24,700 $ 2,082 $ 134,711 Jan-33 / Dec-33 $ 134,711 $ 72,632 $ 3,301 $ 46,900 $ 2,774 $ 163,217 Jan-34 / Dec-34 $ 163,217 $ 76,990 $ 3,500 $ 8,500 $ 3,712 $ 235,419 Jan-35 / Dec-35 $ 235,419 $ 81,609 $ 3,710 $ 46,400 $ 4,757 $ 275,385 Jan-36 / Dec-36 $ 275,385 $ 86,506 $ 3,932 $ 35,000 $ 5,661 $ 332,552 Jan-37 / Dec-37 $ 332,552 $ 91,696 $ 4,168 $ 43,400 $ 6,706 $ 387,554 Jan-38 / Dec-38 $ 387,554 $ 97,198 $ 4,418 $ 12,800 $ 8,079 $ 480,032 Fiscal Year Increase over Previous Period Average Contribution per Unit $ $ $ $ Jan-14 / Dec-14 $ Jan-15 / Dec-15 $ , Jan-16 / Dec-16 $ , Jan-17 / Dec-17 $ ,263.50

35 PAGE 33 5 Data Sheet 5.1 Tables and Charts General The tables that follow this part of the report summarize the condition and give costs and recommendations for the work. The schedule for the work is based on the remaining life of the element in question and includes the impact of the current condition. For the purposes of this study, we have not considered the detailed planning and sequencing that should be established at the time that the work is to be done. The tables are calculated over a 25-year period starting at RFS Start Year, the start year.

36 Entuitive Corporation 1 of 3 Corporation No Incorporated / Constructed on Howsyth Court 22 Suites / Bedrooms Current Cost per Unit $ 43,100 Fiscal Start Jan 2014 Jan 2015 Jan 2016 Jan 2017 Jan 2018 Jan 2019 Jan 2020 Jan 2021 Jan 2022 Jan 2023 Jan 2024 Jan 2025 Jan 2026 Jan 2027 Jan 2028 Jan 2029 Jan 2030 Jan 2031 Jan 2032 Jan 2033 Jan 2034 Jan 2035 Jan 2036 Jan 2037 Jan 2038 Annual Forecasted Expenditures $0 $37,700 $1,100 $40,000 $176,100 $30,300 $6,000 $3,600 $6,500 $47,100 $92,100 $14,900 $14,900 $65,000 $34,200 $200,300 $31,100 $15,200 $24,700 $46,900 $8,500 $46,400 $35,000 $43,400 $12,800 Dec 31, 2014 RSF Start Year (Fiscal Year End) - Assumed Aggregate Expenditures from Start Date $0 $37,700 $38,800 $78,800 $254,900 $285,200 $291,200 $294,800 $301,300 $348,400 $440,500 $455,400 $470,300 $535,300 $569,500 $769,800 $800,900 $816,100 $840,800 $887,700 $896,200 $942,600 $977,600 $1,021,000 $1,033, %, 4.4%, 4.1% Expenditure Inflation Rate (Construction Price Index) Fiscal End Dec 2014 Dec 2015 Dec 2016 Dec 2017 Dec 2018 Dec 2019 Dec 2020 Dec 2021 Dec 2022 Dec 2023 Dec 2024 Dec 2025 Dec 2026 Dec 2027 Dec 2028 Dec 2029 Dec 2030 Dec 2031 Dec 2032 Dec 2033 Dec 2034 Dec 2035 Dec 2036 Dec 2037 Dec 2038 System / Component / Item Location or Type, Condition, and Maintenance Proposed Work Measure and Justification 1 Siteworks 1.1 Hard Landscaping/Pavements Courtyard - Unit $8,000 Good Low Proactive Proactive Regular maintenance and weed control is $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $11,300 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Pavers required Pedestrian Walks/Podium - Concrete The ground floor courtyard and access feature paving stones. The stones appear to be in serviceable condition with no evidence of failure. The pedestrian walkway is located on the south podium section of the site and is formed of cast-inplace concrete. The area, though snow covered during review, appears to be in good condition. The traffic topping will require replacement periodically Stairs - Concrete There are four sets of cast in place concrete stairs at the site: The main access stairs to the courtyard, the two sets of stairs to the lower level as well as the set of stairs to access the south podium area. All areas appeared serviceable Garage Ramp The garage ramp that provides access to the below grade parking garage is not heated but does appear to be in serviceable condition Retaining Wall The cast in place concrete retaining wall which forms the entrance to the garage is in serviceable condition. 1.2 Soft Landscaping General Landscaping Reserve Fund Base Table Landscaping of the property consists of sod, various shrubs, deciduous and coniferous trees Fencing A pressure treated wood fence surrounds the podium area on the south side and also acts as the balcony railing for the ground floor units on the south side. 2 Structure 2.1 Building Substructures The substructure consists of cast in place concrete foundations and columns supporting the superstructure above. The parking garage occupies the below grade area within the substructure. The concrete parking garage roof which also serves as the base for the occupied spaces above on the first floor, including the patio and courtyard areas. This concrete is post tensioned and there is evidence of previous post-tension condition surveys. Periodic surveys and tests on the strands are required to ensure structural integrity Superstructures The property is of standard wood-framed construction. Typically wood framing members are protected from the elements and are not likely to require major repair over the expected life-cycle of a building. Failures in other systems (i.e. cladding elements, sealants, flashings, etc.) can however adversely affect the concealed structural members 2.2 Site Mechanical/Electric Transformers, cabling, sanitary and storm sewer al sub-grade services are generally all concealed and protected. services However, periodically access to these items is required and will fall within the responsibility of the corporation Handrails & Guards Metal railings are present at the stairs. All appear to be in serviceable condition. Life Expectancy (years) Age (years) Life Expectancy Adjustment (years) Remaining Life (years) Number of Phases Period Between Phases (years) Current Cost $16,000 Good Low Proactive $10,000 Good Low Proactive $12,000 Good Low Proactive $12,000 Good Low Proactive $5,000 Good Low Proactive $7,000 Good Low Proactive $50,000 Good Low Proactive $20,000 Good Low Proactive $30,000 Good Low Proactive $3,000 Fair Low Proactive Condition Code Priority Code Maintenance Code Priority Classification Proactive An amount to replace the traffic topping is provided. Repairs to the concrete area will be covered under structures. Proactive An allowance is included to restore the stairs. Repairs are considered maintenance. $0 $0 $0 $0 $19,200 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $15,500 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Proactive An amount to restore the garage ramp is included. $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $23,200 $0 $0 $0 Proactive An amount to restore the garage ramp is included. $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $23,200 $0 $0 $0 Proactive An allowance is provided for landscaping that is periodically required and falls beyond the scope of routine maintenance (such as removal of dead / diseased trees and grading). Proactive An coast is provided for the replacement of the fencing when it reaches the end of its useful service life. Proactive An allowance is recommended for general repairs to the substructure including repair / replacement of locally deteriorated portions of the foundation walls, ceiling and waterproofing membrane. Proactive An allowance is provided for repairs to structural systems that may be required as the superstructure continues to age. Proactive An allowance is provided to access these concealed items from time to time. Proactive An allowance is provided to replace the metal handrails / guards at the end of their useful service life. Decade 1 $0 $0 $1,100 $0 $0 $0 $0 $1,300 $0 $0 $0 $0 $1,500 $0 $0 $0 $0 $1,800 $0 $1,900 $0 $0 $0 $0 $2,200 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $10,900 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $15,100 $0 $0 $0 $0 $0 $0 $0 $0 $0 $20,600 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $6,100 $0 $0 $0 $0 $7,100 $0 $0 $0 $0 $8,300 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $9,100 $0 $0 $0 $0 $0 $0 $0 $0 $0 $12,400 $0 $0 $0 $0 $0 $3,500 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Decade 2 Decade 3 3 Building Envelope 3.1 Walls Masonry The masonry walls comprise approx. 20% of the building envelope finish on the exterior (street-side) of the building. The masonry is generally in good condition with no evidence of damage or cracking $18,000 Good Low Proactive Proactive An allowance is included to repair the masonry at the end of its useful service life. $0 $0 $0 $0 $0 $0 $0 $0 $0 $6,200 $0 $0 $0 $0 $0 $0 $0 $0 $0 $8,500 $0 $0 $0 $ Stucco Stucco is utilized as the cladding material on the majority of the exterior walls of the building. The heavy texture of the stucco finish coat may present freeze thaw problems, but the soffit overhang appears to have protected it thus far. Several areas on the north and west elevations show signs of extended water ingress which may compromise both the exterior finish and the interior wood structure $44,000 Fair Medium Proactive Proactive An allowance is included to restore approximately 30% the stucco at the end of its useful service life. $0 $0 $0 $50,900 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $ Mansard Roof While described as a "Mansard Roof" this area of the third floor is actually an exterior wall assembly. Formed of terracotta tiles, the mansard roof is generally in good condition with only a few cracked tiles. 3.2 Doors Entrance Doors The front entrance of the site features two hinged aluminum doors with glazing. The doors appear to be in serviceable condition Service Doors - Metal There are metal service doors throughout the site, but primarily on the lower level. Generally the doors are in serviceable condition Sectional Doors There is one sectional door at the garage entrance. The door is in good condition and the operator appears to be relatively new Suite Entry Doors The suite entry doors are generally solid core hardboard doors with an embossed finish. One unit accessed previously was noted to have a 1-3/8" thick door. Standard thickness is 1-5/8". The doors appear to be in serviceable condition Suite Balcony Doors The suite balcony patio doors are double panel aluminum framed doors. These doors are noted to be nearing the end of their useful service life $22,000 Good Low Proactive $5,000 Fair Low Proactive $9,000 Good Low Proactive $3,000 Good Low Proactive $14,000 Good Low Proactive $27,000 Fair Medium Proactive Proactive An allowance is provided to replace the mansard tiles at the end of their useful service life. Proactive An allowance is included to replace the doors at the end of their useful service lives. Proactive An allowance is included to replace the metal service door systems including frames and hardware at the end of their useful service lives. Proactive An allowance is included to replace the Sectional door systems including frames and hardware at the end of their useful service lives. Proactive An allowance is included to replace the Suite entry door systems including frames and hardware at the end of their useful service lives. Proactive An allowance is included to replace the suite balcony door systems including frames and hardware at the end of their useful service lives. $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $33,100 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $5,800 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $12,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $4,800 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $19,200 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $28,500 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $ Suite Balcony Storage Doors 3.3 Windows Several suites have a small storage area off of the balcony which has a wood door. These doors are only protected by the elements by the overhang above $6,000 Fair Medium Proactive Proactive An allowance is included to replace the suite balcony door systems including frames and hardware at the end of their useful service lives. $0 $0 $0 $6,400 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Copyright 2013 Howsyth Court - Draft 2 RFS Base Tables.xls 8/5/2014