Desktop Facilities Assessment

Transcription

1 Desktop Facilities Assessment Town of Gravenhurst 3-5 Pineridge Gate Gravenhurst, Ontario PP Z3 R.J. Burnside & Associates Limited 28 Wellington Street West Suite 30 Barrie ON L4N 8J6 CANADA January 20,

2 Town of Gravenhurst i Desktop Facilities Assessment January 20, 207 Distribution List of Hard PDF Organization Name Copies Yes Yes Town of Gravenhurst Record of Revisions Revision Date Description January 20, 207 Initial Submission to Town of Gravenhurst R.J. Burnside & Associates Limited Report Prepared By: Peter Mensinga Science Engineer PM:jh Report Reviewed By: Arunas Kalinauskas Manager Asset Management/GIS AK:jh R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

3 Town of Gravenhurst ii Desktop Facilities Assessment January 20, 207 Table of Contents.0 Introduction for Percent of Total Component Facility Index (FCI)... 6 Tables Table 2-: Typical Component Groups and Sub-Components... 2 Table 4-: s... 3 Table 0-: Facility Index (FCI) s... 6 Appendices Appendix A Facilities Spreadsheet R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

4 Town of Gravenhurst iii Desktop Facilities Assessment January 20, 207 Disclaimer Other than by the addressee, copying or distribution of this document, in whole or in part, is not permitted without the express written consent of R.J. Burnside & Associates Limited. In the preparation of the various instruments of service contained herein, R.J. Burnside & Associates Limited was required to use and rely upon various sources of information (including but not limited to: reports, data, drawings, observations) produced by parties other than R.J. Burnside & Associates Limited. For its part R.J. Burnside & Associates Limited has proceeded based on the belief that the third party/parties in question produced this documentation using accepted industry standards and best practices and that all information was therefore accurate, correct and free of errors at the time of consultation. As such, the comments, recommendations and materials presented in this instrument of service reflect our best judgment in light of the information available at the time of preparation. R.J. Burnside & Associates Limited, its employees, affiliates and subcontractors accept no liability for inaccuracies or errors in the instruments of service provided to the client, arising from deficiencies in the aforementioned third party materials and documents. R.J. Burnside & Associates Limited makes no warranties, either express or implied, of merchantability and fitness of the documents and other instruments of service for any purpose other than that specified by the contract. R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

5 Town of Gravenhurst Desktop Facilities Assessment January 20, Introduction In accordance with our proposal of July 2, 206, and signed Authorization to Proceed, dated August, 206, this summary report is to encapsulate the assumptions and methodology used by Burnside in preparing the facilities desktop assessment spreadsheet (Appendix A) which is used in developing the Facilities Asset Management Strategy within the Asset Management Plan for the Town of Gravenhurst. A total of 54 facilities were identified as requiring an opinion of remaining life and replacement cost. Of the 54 facilities, 4 were categorized as small facilities while 3 were categorized as large. The small facilities were those with an estimated 206 replacement cost below $300,000, as estimated in figures provided by the Town staff. For the purposes of capitalization, these facilities were evaluated using a whole asset approach, and did not include a breakdown of component costs. The large facilities were those with an estimated 206 replacement cost greater than $300,000, as estimated in figures provided by the Town staff with the exception of the Arch, Storage/guard, Ball Diamonds, and Dock and Walkways. For the purposes of capitalization, these facilities were evaluated using a component approach, which included a breakdown of component costs. The scope of work did not include a site visit to each facility, and drawings of the facilities were not available for review. As such, our opinion of replacement cost was based solely on background documentation and information provided by the Town. The following is a description of the procedure we used for assigning Component Description,,,, for,,, and Component to each facility or component thereof. 2.0 Large facilities were broken down into 8 component groups, similar to the breakdown of gross building costs presented in Hanscomb s Yardsticks for ing, 2007 and site works were included. A description of typical sub-components contained within each component group is listed in Table 2. below. Specific sub-components were included only if they were described in some form in the municipal records or information provided by the Town. Furnishings were not included for any of the facilities in this desktop facilities assessment. R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

6 Town of Gravenhurst 2 Desktop Facilities Assessment January 20, 207 Table 2-: Typical Component Groups and Sub-Components Component Group Typical Sub-Components Substructure Structure Exterior Enclosure Partitions and Doors Foundation Loadbearing Walls, Floor and Roof Framing, Insulation Exterior Cladding/Veneer, Roof, and Exterior Windows/Doors Interior Non-Loadbearing Walls and Doors Finishes Fittings and Equipment Mechanical Electrical Wall, Ceiling, and Floor Finishes Vertical Transportation, Appliances, Millwork, Washrooms, and Process Equipment (pumps, filters, blowers, etc.) Heating, Ventilating, and Air ing (HVAC), Plumbing, and Refrigeration Plants Service, Wiring, Lighting, Back-up Power, and Communications 3.0 The year of acquisition for a whole facility is considered to be the year the facility was constructed. Information on the year of construction of each facility was obtained from municipal records or confirmed through research of the history a facility where municipal records contained inadequate information. The year of acquisition for a group of components or individual component of a facility is considered to be the year of construction or most recent year of replacement. Information on the year of construction or replacement for components or groups of components of large facilities was obtained from municipal records, or assumed based upon the age of the facility, the average life expectancy of the component, and the assumed or Town staff provided condition rating. R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

7 Town of Gravenhurst 3 Desktop Facilities Assessment January 20, A rating system consisting of five categories is presented in Table 4. below, and was utilized in order to provide a general description of the condition of each facility or component thereof as compared with the average life expectancy of that facility or component. Table 4-: s Very Good Good Fair Poor Very Poor Percent of 8 to 00% 6 to 80% 4 to 60% 2 to 40% 0 to 20% ratings for individual components or groups of components of larger facilities were provided by the Town, or assumed based on age and average life expectancy where no rating was provided. In cases where no information was provided by the Town and the assumed age of the component would exceed the average life expectancy for that component, no condition rating was assigned (these items are demarked with an asterisk (*) under ). 5.0 The average life expectancy of whole facilities or components thereof represents our professional opinion on the length of time that the building, group of components, or individual component can be expected to serve its intended purpose before requiring major renovation, repair, or replacement. The average life expectancy for facilities as a whole was estimated as follows: a) For large buildings and heated small buildings: 75 years for combustible structures (i.e. wood frame); and 00 years for non-combustible structures (i.e. steel, concrete, masonry). b) For unheated small buildings: 35 years for combustible structures; and 50 years for non-combustible structures. c) For all other facilities (non-buildings): 20 years for Playgrounds, Parking Lots, Picnic Shelter, Skateboard Park, Entrance Sign and Arch 50 years for Tennis Courts, Basketball Courts etc. R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

8 Town of Gravenhurst 4 Desktop Facilities Assessment January 20, 207 The average life expectancy of individual components and group of components was based on: d) Our professional opinion based on past experience with performance of similar components subject to similar use (in cases where a component was relatively new). e) Average life expectancy as estimated in the CMHC Research Report entitled Service of Multi-Unit Residential Elements and Equipment. 6.0 for The condition rating of a component affects the calculation of the of that component in the following ways: a) If a condition rating for the component was not provided by the Town (i.e. condition rating is assumed or left unassigned) the was adjusted by 0 years. b) If a condition rating for the component was provided by the Town that is better or worse than the condition rating that would be anticipated based upon the age and average life expectancy for that component, the remaining life was adjusted to reflect the provided by the Town. c) If a condition rating for the component was provided by the Town that is similar to what would be anticipated based upon the age and average life expectancy for that component, the remaining life was adjusted by 0 years. 7.0 The (in years) of a facility or component was calculated as follows: = L AVG Age + A CR where L AVG = Age = 205 A CR = for R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

9 Town of Gravenhurst 5 Desktop Facilities Assessment January 20, Percent of Total The percentage of the total building cost attributed to each of the 8 typical component groups is based on the average percentages provided in Hanscomb s Yardsticks for ing, The percentages differ based on the type of facility (For example, a Fire Department and Art Gallery will have different distributions of gross building costs). 9.0 Component a) The building replacement cost for small facilities was determined based on the 206 replacement cost shown in the municipal records provided by the Town. b) The Opinion of for Total (Not Including Demolition) for large facilities was provided to us by the Town in the Questionnaire submitted by Rob Funston on October 3, 206. c) The replacement cost for each of the eight typical component groups was determined as a percentage of the total building replacement cost. d) The replacement cost for individual components was determined based on average costs provided in RS Means Facilities Construction Data, 206 and estimated quantities of that item. e) Where an individual component was broken out of a typical component group, the item All other components was also included within that group (For example, information may only have been provided for the roof of a building, and therefore the Exterior Enclosure group would include the roof and All other components ). This item is reflective of the theoretical difference between the replacement cost of the entire component group and the cost of replacing individual components within that group. f) The opinion of cost for complete demolition of a large building was estimated based on $0.50 per square foot. The opinion of cost for demolition of small facilities has been included as a total value for all small facilities. R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

10 Town of Gravenhurst 6 Desktop Facilities Assessment January 20, Facility Index (FCI) The Facility Index or FCI is rating between 0 and that assists in comparing the relative condition of a group of facilities. The rating is calculated as the quotient of all repair and replacement costs within the next 0 years for a facility divided by the current replacement value of the facility: Facility Index (FCI) = C 0 / T where C 0 = Total Repair s Anticipated in the next 0 years T = Opinion of for Total (Not Including Demolition) Table0. below summarizes the FCI of all facilities included within this scope of work. Table 0-: Facility Index (FCI) s Facility FCI Total Repair s Anticipated in the next 0 years Fire Hall 2, Morrison 0.44 $86,000 Public Works Garage 0.32 $408,000 Fire Hall 3, Ryde 0.25 $0,000 Senior s Club 0.2 $240,000 Terrance Haight Carnegie Art Centre 0.2 $0,000 Heritage Centre 0.8 $947,000 Opera House 0.5 $658,000 Fire Hall Headquarters 0.4 $596,000 Salt Dome 0. $37,000 The Station 0.08 $8,000 Centennial Aquatic Centre 0.05 $,09,000 Library 0.05 $93,000 Municipal Office 0.02 $04,000 Total $4,652,000 R.J. Burnside & Associates Limited Desktop Facilities Assessment 7020.docx

11 Appendix A Appendix A Facilities Spreadsheet

12 Terrance Haight Carniege Art Centre Muskoka Rd S for Component (205 $) /Repair & Comments. Substructure Repair Allowance 923 Good $ 20,000 Repair Allowance..2 All other Components 923 Good $ 3,000.2 Structure Repair Allowance 923 Good $ 5,000 Repair Allowance.2.2 All other Components 923 Good $ 68,000.3 Exterior Enclosure 2.4 Wood Frame Windows, Single.3. Glazed 975 Poor $, Aluminum Frame Windows, Double Glazed 203 Very Good $, Brick Veneer 203 Good $ 32,000 Repair Allowance.3.4 Flat Roof - Built up Membrane 203 Good $ 8, Sloped Roof - Asphalt Shingle 975 Fair $ 3, All other Components 2000 Fair 20 7 $ 29,000.4 Partitions and Doors 2002 Good $ 27,000.5 Finishes Gypsum Wall board 203 Good $ 3,000 Repainting.5.2 All other components 203 Good $,000.6 Fittings & Equipment 2003 Very Good $ 37,000 Elevator reported to be in good condition.7 Mechanical Gas Fired Furnaces with heat pumps 2008 Fair $, Ductless A/C Units 203 Good $ 5, Repair Allowance 923 * $ 8,000 Periodic repair allowance.7.4 All other Components 2005 Fair $ 64,000.8 Electrical Interior Lighting 203 Good $, Fire Detection System 203 Good $ 7,000 System upgrade/device replacement.8.3 Repair Allowance 923 * $ 8,000 Periodic repair allowance.8.4 All other Components 990 Good $ 29, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 2008 Fair $ 9,000 Asphalt pavement replacement 2.2 Site Services 2.2. Domestic Water 99 Fair $ 2,500 Periodic repair allowance Sanitary Sewer 99 Fair $ 2,500 Periodic repair allowance Storm Sewer 99 Fair 0 26 $ 2,500 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 00 = Assumption Estimated or Reported Square Footage: 3004 Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $ 55,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 53,000 Opinion of for Total (Not Including Demolition): $ 530,505 Opinion of for Complete Demolition: $ 2,000 Subtotal s 2. above (Not Included in Total ): $ 26,500 Opinion of for Complete Demolition and of Facility $ 543,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 0,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Private Museum" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

13 Fire Hall #2, Morrison Kilworth Rd for Component (205 $) /Repair & Comments. Substructure Repair Allowance 953 Good $ 8,000 Repair Allowance..2 All other Components 953 Good $ 25,000.2 Structure.2.2. Repair Allowance 953 Good $ 8,000 Repair Allowance.2.2 All other Components 953 Good $ 4,000.3 Exterior Enclosure 7.6 Wood Frame Windows,.3. Double Glazed 953 Fair $ 0, Aluminum Siding 99 Fair $ 38, Metal Roofing 99 Good $ 42, All other Components 99 * $ 8,000.4 Partitions and Doors 953 Fair $ 32,000 Renovation Allowance.5 Finishes Gypsum Wall board 200 Fair $,000 Repainting.5.2 Painted Concrete Block 200 Fair $ 5,000 Repainting.5.3 Vinyl Flooring 200 Fair $ 7, All other components 200 Fair $ 24,000.6 Fittings & Equipment 99 Good $ 29,000.7 Mechanical Propane Furnace 2003 Fair $ 8, Baseboard Heaters 2003 Fair $ 2, Ductless A/C 204 Good $ 3, Repair Allowance 953 * $ 5,000 Periodic repair allowance.7.5 All other Components 953 * $ 7,000.8 Electrical.5.8. Interior Lighting 972 Fair $ 5, Fire Detection System 2000 Fair $ 8,000 System upgrade/device replacement.8.3 8kW Generator 2008 Good $ 3,000 Replacment.8.4 Repair Allowance 953 * $ 5,000 Periodic repair allowance.8.5 All other Components 953 * $ 0, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 2003 Fair $ 4,000 Asphalt pavement replacement 2.2 Site Services 2.2. Well 99 Good $ 2,500 Periodic repair allowance Septic 99 Good $ 2,500 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: 3828 Unit Rate ($/SF) for Total : $ 5.43 Subtotal s. Through.8 above (90 ): $ 48,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 44,000 Opinion of for Total (Not Including Demolition): $ 44,867 Opinion of for Complete Demolition: $ 5,000 Subtotal s 2. above (Not Included in Total ): $ 9,000 Opinion of for Complete Demolition and of Facility $ 457,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 86,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Fire Station" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

14 Fire Hall #3, Ryde for Component (205 $) /Repair & Comments. Substructure Repair Allowance 974 Good $ 8,000 Repair Allowance..2 All other Components 974 Good $ 25,000.2 Structure.2.2. Repair Allowance 974 Good $ 8,000 Repair Allowance.2.2 All other Components 974 Good $ 4,000.3 Exterior Enclosure 7.6 Windows: Steel Frame, Single.3. Glazed 994 Poor $ 0, Windows: Wood Frame, Double Glazed 994 Fair $ 0, Steel Cladding 994 Good $ 9, Built Up Roof Assembly 996 Good $ 2, All other Components 994 * $ 8,000.4 Partitions and Doors 994 * $ 32,000.5 Finishes Gypsum Wall board 200 Fair $,000 Repainting.5.2 Painted Concrete Block 200 Fair $ 2,000 Repainting.5.3 Vinyl Flooring 200 Fair $ 7, All other components 200 Fair $ 27,000.6 Fittings & Equipment 994 * $ 29,000.7 Mechanical Propane Furnace 994 Fair $ 8, Baseboard Heaters 994 Fair $ 2, Repair Allowance 974 * $ 5,000 Periodic repair allowance.7.4 All other Components 99 Good $ 74,000.8 Electrical.5.8. Interior Lighting 994 Fair $ 7, Fire Detection System 2000 Fair $ 8,000 System upgrade/device replacement.8.3 8kW Generator 2008 Fair $ 3,000 Replacment.8.4 Repair Allowance 974 * $ 5,000 Periodic repair allowance.8.5 All other Components 974 Good $ 8, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 2003 Fair $ 9,000 Asphalt pavement replacement 2.2 Site Services 2.2. Well 974 Good $ 2,500 Periodic repair allowance Septic 974 Good $ 7,500 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: 770 Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $ 398,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 44,000 Opinion of for Total (Not Including Demolition): $ 44,867 Opinion of for Complete Demolition: $ 7,000 Subtotal s 2. above (Not Included in Total ): $ 29,000 Opinion of for Complete Demolition and of Facility $ 449,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 0,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Fire Station" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

15 Fire Hall HQ - 90 Harvie St for Component (205 $) /Repair & Comments. Substructure Repair Allowance 969 Good $ 25,000 Repair Allowance..2 All other Components 969 Good $ 323,000.2 Structure.2.2. Repair Allowance 969 Good $ 25,000 Repair Allowance.2.2 All other Components 969 Good $ 502,000.3 Exterior Enclosure 7.6 Wood Frame Windows,.3. Double Glazed 994 Fair $ 0, Brick Veneer 998 Good $ 6,000 Repair Allowance.3.3 Hardboard Siding 998 Good $ 25, Inverted Flat Roof Membrane 206 Very Good $ 22, Sloped, Asphalt Shingle 202 Very Good $ 3,000 No other significant buildng envelope repairs expected within All other Components 998 Fair $ 642,000 years.4 Partitions and Doors 998 Good $ 343,000 No significant renovations expected within 0 years.5 Finishes Gypsum Wall board 2005 Poor $ 6,000 Repainting.5.2 Painted Concrete Block 2005 Poor $ 4,000 Repainting.5.3 Interior Finishes Allowance 99 Fair $ 20,000 Allowance.5.4 All other components 99 Fair $ 350,000 Renovation Allowance.6 Fittings & Equipment 99 Good $ 30,000.7 Mechanical Radiant Tube Heaters 2008 Good/Fair $ 6, Roof Top Forced Air 2008 Good/Fair $ 9, Repair Allowance 969 * $ 25,000 Periodic repair allowance.7.4 All other Components 969 Good $ 895,000 Repair allowance.8 Electrical.5.8. Interior Lighting 969 / 992 Fair $ 53, Fire Detection System 993 Fair $ 27,000 System upgrade/device replacement kW Generator 200 Good $ 42, Repair Allowance 969 * $ 25,000 Periodic repair allowance.8.5 All other Components 969 Good $ 49, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 2003 Fair $ 93,000 Asphalt pavement replacement 2.2 Site Services 2.2. Domestic Water 99 Good $ 0,000 Periodic repair allowance Sanitary Sewer 99 Good $ 0,000 Periodic repair allowance Storm Sewer 99 Good $ 0,000 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: 4500 Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $ 4,257,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 470,000 Opinion of for Total (Not Including Demolition): $ 4,702,533 Opinion of for Complete Demolition: $ 58,000 Subtotal s 2. above (Not Included in Total ): $ 23,000 Opinion of for Complete Demolition and of Facility $ 4,76,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 596,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Fire Station" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

16 Heritage Centre Steamship Bay Rd for Component (205 $) /Repair & Comments. Substructure 2006 Good $ 77,000.2 Structure 2006 Good $ 99,000.3 Exterior Enclosure Aluminum Frame, Double Glazed 2006 Good $ 83, Hardboard Siding 2006 Good $ 205, Sloped, Asphalt Shingle 206 Very Good $ 342, All other Components 2006 Fair $ 249,000.4 Partitions and Doors 2006 Good $ 65,000 Elevator reported to be in good condition.5 Finishes Gypsum Wall board 2006 Good $ 4,000 Repainting.5.2 All other components 2006 Fair $ 573,000.6 Fittings & Equipment 2006 Good $ 348,000 Elevator reported to be in good condition.7 Mechanical Hydronic System 2006 Good $ 86, Air handlers 2006 Good $ 72, Condenser 2006 Good $ 23, Repair Allowance 2006 * $ 25,000 Periodic repair allowance.7.5 All other Components 2006 Good $,027,000.8 Electrical Interior Lighting 2006 Fair $ 82, Fire Detection System 2006 Good $ 22,000 System upgrade/device replacement.8.3 Repair Allowance 2006 * $ 25,000 Periodic repair allowance.8.4 All other Components 2006 Good $ 573, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 2006 Fair $ 333,000 Asphalt pavement replacement 2.2 Site Services 2.2. Domestic Water 2006 Good $ 5,000 Periodic repair allowance Sanitary Sewer 2007 Good $ 5,000 Periodic repair allowance Storm Sewer 2006 Good $ 5,000 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $ 5,309,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 590,000 Opinion of for Total (Not Including Demolition): $ 5,899,809 Opinion of for Complete Demolition: $ 98,000 Subtotal s 2. above (Not Included in Total ): $ 378,000 Opinion of for Complete Demolition and of Facility $ 5,998,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 947,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Public Administration " utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

17 Gravenhurst Library - 80 Sharpe St for Component (205 $) /Repair & Comments. Substructure 2000 Very Good $ 58,000.2 Structure 2000 Very Good $ 269,000.3 Exterior Enclosure Aluminum Frame, Double Glazed 2000 Very Good $ 42, Brick Veneer 2000 Very Good $ 27, Sloped Roof - Asphalt Shingle 206 Very Good $ 29, All other Components 2000 Good 20 7 $ 50,000.4 Partitions and Doors 2000 Good $ 02,000.5 Finishes Gypsum Wall board 2000 Good $ 3,000 Repainting.5.2 Suspended Acoustic Tile 2000 Good $ 49, Ceramic Flooring 2000 Good $ 46, Carpet 2000 Good $ 9, All other components 2000 Good $ 25,000.6 Fittings & Equipment 2000 Good $ 235,000 Elevator reported to be in good condition.7 Mechanical Gas-Fired Furnaces 2000 Good 20 7 $ 98, Air-to-Air Condensers 2000 Good 20 7 $ 69, Air Handler 200 Good $ 5, Repair Allowance 2000 * $ 8,000 Periodic repair allowance.7.5 All other Components 2000 Good $ 30,000.8 Electrical Interior Lighting 203 Very Good $ 59, Fire Protection 2000 Very Good $ 5,000 System upgrade/device replacement.8.3 Repair Allowance 2000 * $ 8,000 Periodic repair allowance.8.4 All other Components 2000 Good $ 78, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 2000 Good $ 8,000 Asphalt pavement replacement 2..2 Concrete Pavers 2000 Good $ 2,000 Releveling 2.2 Site Services 2.2. Domestic Water 2000 Good $ 2,500 Periodic repair allowance Sanitary Sewer 2000 Good $ 2,500 Periodic repair allowance Storm Sewer 2000 Good $ 2,500 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: 8000 Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $,734,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 62,000 Opinion of for Total (Not Including Demolition): $,620,620 Opinion of for Complete Demolition: $ 32,000 Subtotal s 2. above (Not Included in Total ): $ 7,500 Opinion of for Complete Demolition and of Facility $,653,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 93,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Performing Arts Centre" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

18 Municipal Office - 5 Pineridge for Component (205 $) /Repair & Comments. Substructure 200 Good $ 23,000.2 Structure 200 Good $ 688,000.3 Exterior Enclosure Aluminum Frame Windows, Double Glazed 200 Good $ 429, Brick Cladding 200 Good $ 0, Metal Roofing 202 Good $ 390, Flat Roofing 200 Good $ 20, All other Components 200 Good $ 68,000.4 Partitions and Doors 200 Good $ 5,000.5 Finishes Gypsum Wall board 20 Good $ 54,000 Repainting.5.2 Suspended Acoustic Tile 20 Good $ 56, Ceramic Tile 20 Good $ 87, Carpet 20 Good $ 97, All other components 200 Good $ 43,000.6 Fittings & Equipment 200 Good $ 24,000.7 Mechanical Hydronic System 200 Good $, Air handlers 200 Good $ 6, Chiller 200 Good $, Repair Allowance 200 * $ 25,000 Periodic repair allowance.7.5 All other Components 200 Good $ 77,000.8 Electrical Interior Lighting 200 Good $ 8, Fire Protection 200 Good $ 22, Generator 200 Good $ 45, Repair Allowance 200 * $ 25,000 Periodic repair allowance.8.5 All other Components 200 Good $ 37, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 200 Very Good $ 429,000 Asphalt pavement replacement 2.2 Site Services 2.2. Domestic Water 200 Good $ 0,000 Periodic repair allowance Sanitary Sewer 200 Good $ 0,000 Periodic repair allowance Storm Sewer 200 Good $ 0,000 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: Unit Rate ($/SF) for Total : $ 27.9 Subtotal s. Through.8 above (90 ): $ 4,48,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 409,000 Opinion of for Total (Not Including Demolition): $ 4,093,200 Opinion of for Complete Demolition: $ 28,000 Subtotal s 2. above (Not Included in Total ): $ 459,000 Opinion of for Complete Demolition and of Facility $ 4,22,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 04,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Public Admin " utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

19 The Opera House Muskoka Rd S for Component (205 $) /Repair & Comments. Substructure Repair Allowance 90 Good $ 50,000 Repair Allowance..2 All other Components 90 Good $ 7,000.2 Structure Repair Allowance 90 Good $ 50,000 Repair Allowance.2.2 All other Components 90 Good $ 722,000.3 Exterior Enclosure 5.3 Wood Frame Single Glazed, with.3. storm windows 975 Fair $ 06, Brick Veneer 206 Fair/Good $ 65,000 Repair Allowance.3.3 Flat Roof - Built up Membrane 202 Very Good $ 49, Sloped Roof - Metal 204 Very Good $ 98, All other Components 2000 Good 20 7 $ 394,000.4 Partitions and Doors 2000 Good $ 293,000.5 Finishes Gypsum Wall board 995 Fair/Poor 0 2 $ 47,000 Repainting.5.2 Suspended Acoustic Tile 995 Fair/Poor $ 42, Vinyl Tile 995 Fair/Poor $ 7, Hardwood 995 Fair/Poor $ 93, All other components 995 Fair/Poor 20 2 $ 7,000.6 Fittings & Equipment 995 Good $ 674,000 Elevator reported to be in good condition.7 Mechanical Boilers 206 Very Good $ 72, Air handlers 2006 Very Good $ 43, Chiller 2004 Very Good $ 33, Repair Allowance 90 * $ 25,000 Periodic repair allowance.7.5 All other Components 995 Good $ 687,000.8 Electrical Interior Lighting 995 Fair $ 5, Fire Protection 203 Good $ 53,000 System upgrade/device replacement.8.3 Repair Allowance 90 * $ 25,000 Periodic repair allowance.8.4 All other Components 990 Good $ 33, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 998 Fair $ 9,000 Asphalt pavement replacement 2..2 Concrete Pavers 998 Fair $ 5,000 Releveling 2.2 Site Services 2.2. Domestic Water 99 Fair $ 0,000 Periodic repair allowance Sanitary Sewer 99 Fair $ 0,000 Periodic repair allowance Storm Sewer 99 Fair $ 0,000 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 00 = Assumption Estimated or Reported Square Footage: 3869 Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $ 4,262,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 465,000 Opinion of for Total (Not Including Demolition): $ 4,650,37 Opinion of for Complete Demolition: $ 55,000 Subtotal s 2. above (Not Included in Total ): $ 64,000 Opinion of for Complete Demolition and of Facility $ 4,705,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 658,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Performing Arts Centre" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

20 Public Works Crawford Rd for Component (205 $) /Repair & Comments. Substructure Repair Allowance 965 Fair $ 20,000 Repair Allowance..2 All other Components 965 Fair $ 23,000.2 Structure Repair Allowance 965 Fair $ 5,000 Repair Allowance.2.2 All other Components 965 Fair $ 278,000.3 Exterior Enclosure Aluminum, Single Glazed 980 Poor $ 3, Wood Frame, Single Glazed 980 Poor $ 3, Concrete Block 965 Fair/Poor 50 2 $ 43,000 Localized repairs and repainting.3.4 Vinyl Siding 979 Fair/Poor 30 8 $ 24,000 Replacment.3.5 BUR - Office/Garage 204 Good $ 84, BUR - Remainder 965 Poor $ 68, All other Components 994 Fair $ 38,000.4 Partitions and Doors 994 Good $ 4,000.5 Finishes Gypsum Wall board 204 Fair $ 4,000 Repainting.5.2 Painted Concrete Block 965 Fair $ 8,000 Repainting.5.3 Vinyl Flooring 204 Fair $ 37, Concrete Flooring 965 Fair $ 23,000 Repairs.5.5 All other components 204 Fair $ 5,000.6 Fittings & Equipment 99 Fair $ 69,000.7 Mechanical Oil Fired Furnaces 965 Fair $ 23,000 Replace with gas fired furnaces.7.2 Propane Unit Heaters 2005 Fair $ 7, Repair Allowance 965 * $ 0,000 Periodic repair allowance.7.4 All other Components 99 Good $ 49,000.8 Electrical Interior Lighting 979 Fair $ 55, Fire Detection System 979 Fair $ 23,000 System upgrade/device replacement.8.3 Repair Allowance 965 * $ 0,000 Periodic repair allowance.8.4 All other Components 99 Good $ 0, Site Elements Asphalt Pavement 2.. Gravel Yard 204 Fair $ 30,000 Regrading 2.2 Site Services 2.2. Treated Roof Drainage System 965 N/A $ 2,500 Periodic repair allowance Septic 965 Fair $ 7,500 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: 4874 Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $,293,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 40,000 Opinion of for Total (Not Including Demolition): $,402,333 Opinion of for Complete Demolition: $ 59,000 Subtotal s 2. above (Not Included in Total ): $ 40,000 Opinion of for Complete Demolition and of Facility $,46,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 408,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Industrial(Vehicle Maintenance)" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

21 Salt Dome Crawford for Component (205 $). Substructure 2004 Good $ 42,000.2 Structure 2004 Good $ 32,000.3 Exterior Enclosure Concrete 2004 Good $ 68,000 Repair.3.2 Vinyl Roof 2004 Good $ 37, All other Components 2004 Good $ 44,000.4 Partitions and Doors 2004 Good $ 23,000.5 Electrical Lighting 204 Good $ 25, All other Components 2004 Good $ 2,000 2 Site Elements (Site Shared With Public Works ) /Repair & Comments = Client Information Opinion of Total Useful (Years): 50 = Assumption Estimated or Reported Square Footage: 6800 Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $ 373,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 43,000 Opinion of for Total (Not Including Demolition): $ 43,284 Opinion of for Complete Demolition: $ 27,000 Subtotal s 2. above (Not Included in Total ): $ - Opinion of for Complete Demolition and of Facility $ 458,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 37,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "warehouse" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

22 Gravenhurst Senior's Club First Street North for Component (205 $) /Repair & Comments. Substructure 99 Good $ 95,000.2 Structure 99 Good $ 233,000.3 Exterior Enclosure Vinyl Frame Windows, Double Glazed 99 Good $ 0, Hardboard Siding 99 Fair $ 38, Hardboard Siding - addition 2002 Fair $ 24, Metal Roofing 99 Fair $ 42, Metal Roofing - addition 2002 Fair $ 86, All other Components 99 Fair $ 2,000.4 Partitions and Doors 2002 Good $ 69,000 Elevator reported to be in good condition.5 Finishes Gypsum Wall board 2002 Good $ 6,000 Repainting.5.2 All other components 2002 Good $ 79,000.6 Fittings & Equipment 99 Good $ 7,000.7 Mechanical Heating 2003 Good $ 24,000 of 3 gas furnaces and heat pumps.7.2 Cooling 2004 Good $ 83, All other Components 99 Good $ 223,000.8 Electrical Interior Lighting 203 Very Good $ 39, Fire Detection System 99 Fair $ 20,000 System upgrade/device replacement.8.3 All other Components 99 Good $ 8, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 2003 Fair $ 45,000 Asphalt pavement replacement 2.2 Site Services 2.2. Domestic Water 99 Fair $ 2,500 Periodic repair allowance Sanitary Sewer 99 Fair $ 2,500 Periodic repair allowance Storm Sewer 99 Fair $ 2,500 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: 0500 Unit Rate ($/SF) for Total : $ 5.8 Subtotal s. Through.8 above (90 ): $,9,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 22,000 Opinion of for Total (Not Including Demolition): $,26,000 Opinion of for Complete Demolition: $ 42,000 Subtotal s 2. above (Not Included in Total ): $ 52,500 Opinion of for Complete Demolition and of Facility $,258,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 240,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Recreation Centre" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.

23 Small Facilities for (205 $). Communication Towers Communication Tower, 90 Harvie 2008 Good $ 57,85.2 Communication Tower Ryde, 622 Barkway 2008 Good $ 56,95.3 Comunication Tower Morrison, 030 Kilworthy 2008 Good $ 56, Muskoka Wharf - 86 Bay St Lions Pavilion 993 Fair $ 85, Sports Fieldhouse 2006 Good $ 205, Water Playground 2006 Fair $ 68, Sports Fields and Parking Lot 2006 Fair $ 273,852 ** 2.5 Docks and Walkways 2006 * $ 60, Muskoka Wharf Steamship Bay Rd Marina Gas Kiosk 2006 Good $ 32, Generator 2006 Fair $ 32, Muskoka Wharf James St W Wharf Storage 200 Good $ 92, GLRP Brock St Washroom/Concession Stand 97 * $ 48,7 5.2 Storage/Workshop 97 * $ 29, Tennis Courts 97 Poor $ 63, Ball Daimonds 97 Poor $ 327, Docks 200 * $ 87, Playground Equipment 200 Poor $ 39, Barge- Performance Stage 959 * $ 80,700 *** 5.8 Stoarge/guard 200 * $ 337, Kinsman Park Muskoka Rd S Playground Equipment 997 Poor $ 43, Picnic Shelter 20 * $ 4, Bear Fountain 997 * $ 73, Franklin Park - 65 Kilworthy Rd Dock and Structure 200 * $ 59, Block Washroom 200 * $ 3, Bass Lake Park - 05 FR5 Block Washroom $ 3, Ungerman Gateway Park - 88 Wagner St Picnic Shelter 200 * $ 3, POW Fish Tank 945 * $ 3, Look Out Park George St Playground Equipment 2002 Poor $ 29,263. Muskoka Beack Park - 4 Muskoka Beach Rd Block Washrooms 20 * $ 92,607.2 Parking Lot 20 * $ 54, Muskoka Bay Park DR 69 Washrooms/Janitorial Room 2003 * $ 70,7 2.2 Ball Diamond with Lights 98 Poor $ 65, Tennis Courts 987 Poor $ 72, Playground/Picnic Shelter 2003 Poor $ 45, Parks Storage Industrial Dr Storage 995 * $ 5, Youth Skateboard Park - 00 Centennial Dr Skateboard Park 202 Good $ 75, Public Works Storage Garage Kilworthy Rd Storage Garage 990 * $, Cemetary - 20 Lofty Pines Dr Work 980 * $ 48,7 6.2 Mortuary Chapel 980 * $ 9, Gravenhurst Entrance Sign - Highway N Entrance Sign * $ 46, Gravenhurst Arch - Muskoka Rd S Arch 2009 Fair $ 327,789 = Client Information Opinion of Total Useful (Years): varies = Assumption Subtotal s -4 above (90 ): $ 4,065,26 Opinion of for Engineering Fees, Permits etc. (0 ): $ 45,68 = Need Client Info Opinion of for Total Small s (Not Including Demolition): $ 4,56,807 Opinion of for Complete Demolition: $ 64,000 = Update cell after receiving client info Opinion of for Complete Demolition and of Small s $ 4,68,000 Total Repair s Anticipated in the next 0 years: Facility Index (FCI): $,7, replacement costs provided by the Town of - of all facilities is either based on age and average life expectancy or estimated remaining service life provided by the Town. On-site condition assessment was not conducted as it was beyond our scope of services. - On-site condition assessment was not conducted as it was beyond our scope of services.

24 The Station - 50 Second St for Component (205 $) /Repair & Comments. Substructure Repair Allowance 99 Poor $ 50,000 Major Repair Allowance..2 All other Components 99 Poor $ 2,000.2 Structure Repair Allowance 99 Good $ 5,000 Repair Allowance.2.2 All other Components 99 Good $ 96,000.3 Exterior Enclosure 44.3 Wood Frame Windows, Single.3. Glazed, with storm windows 99 Fair $ 32, Brick Veneer 2005 Fair $ 36,000 Repair Allowance.3.3 Wood Siding 990 Fair $ 35, Asphalt Roofing 2005 Good $ 35, All other Components 2000 Fair 20 7 $ 334,000.4 Partitions and Doors 2004 Good $ 27,000 Allowance for periodic renovations.5 Finishes Gypsum Wall board 2004 Fair $ 3,000 Repainting.5.2 All other components 2002 Good $ 3,000.6 Fittings & Equipment 99 Good $ -.7 Mechanical Gas Fired Furnaces with heat pumps 2005 Fair 5 7 $ 23, Baseboard Heaters 2005 Fair 5 7 $ 2, Window A/C units 2005 Fair 5 7 $ 2, Repair Allowance 99 * $ 0,000 Periodic repair allowance.7.5 All other Components 99 Fair $ 02,000.8 Electrical Interior Lighting 994 Fair $ 2, Fire Alarm 995 Fair $,000 System upgrade/device replacement.8.3 Repair Allowance 99 * $ 8,000 Periodic repair allowance.8.4 All other Components 99 Good $, Site Elements Asphalt Pavement 2.. Asphalt Parking Lot 2008 Fair $ 7,000 Asphalt pavement replacement 2..2 Concrete Walkways 2003 Fair $ 3, Site Services 2.2. Domestic Water 99 Fair $ 7,500 Periodic repair allowance Sanitary Sewer 99 Fair $ 7,500 Periodic repair allowance Storm Sewer 99 Fair $ 7,500 Periodic repair allowance = Client Information Opinion of Total Useful (Years): 75 = Assumption Estimated or Reported Square Footage: buildings Unit Rate ($/SF) for Total : $ Subtotal s. Through.8 above (90 ): $ 977,000 Opinion of for Engineering Fees, Permits etc. (0 ): $ 06,000 Opinion of for Total (Not Including Demolition): $,064,979 Opinion of for Complete Demolition: $ 22,000 Subtotal s 2. above (Not Included in Total ): $ 42,500 Opinion of for Complete Demolition and of Facility $,087,000 (Furnishings, Site Work and Taxes NOT Included): Total Repair s Anticipated in the next 0 years: $ 8,000 Facility Index (FCI): Main building is of combustible construction, and heated. - Percentages for building breakdown for "Commercial Retail Unit" utilised from Yardsticks. - of all components is based on age and average life expectancy. On-site condition assessment was not conducted as it was beyond our scope of services.