NADINE INTERNATIONAL INC. Consulting Engineers Fire Protection & Building Code Engineers

Transcription

1 NADINE INTERNATIONAL INC. Consulting Engineers Fire Protection & Building Code Engineers BUILDING CONDITION ASSESSMENT Bird Mill Mews Building at 1 Manitoba Street, Bracebridge, Ontario RFP#2015-TOB-RFP-006 NADINE PROJECT # Prepared for: THE CORPORATION OF THE TOWN OF BRACEBRIDGE Prepared by: Ashar Khan, P.Eng. Nadine International Inc. December 08, 2015 W:\WP\B\Bracebridge, Town of\report\15-tob-bmmb-r1.docm 2570 Matheson Blvd. East, Suite 210, Mississauga, Ontario, Canada, L4W 4Z3 Telephone(905) Fax(905)

2 Consulting Engineers TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY INTRODUCTION ASSESSMENT SUMMARY FIVE (5) YEAR EXPENDITURE SUMMARY Five (5) Year Expenditure Chart Five (5) Year Expenditure Graph Five (5) Year Detailed Expenditure Table Thirty (30) YEAR EXPENDITURE SUMMARY Thirty (30) Year Expenditure Summary Part 1 (0 to 14 years) Thirty (30) Year Expenditure Summary Part 2 (15 to 30 years) Thirty (30) Year Expenditure Graph Thirty (30) Year Expenditure Detail Part 1 (0 to 9 years) Thirty (30) Year Expenditure Detail Part 2 (10 to 20 years) Thirty (30) Year Expenditure Detail Part 3 (21 to 29 years) DETAILED COMPONENT/EVENT ANALYSIS: A - SUBSTRUCTURE STANDARD WALL FOUNDATIONS - General - A Basement Walls - General - A Structural Columns/Beams - A B - SHELL Floor Construction - General - B Exterior Fire Escapes - B Roof Construction - General - B Exterior Walls - General - B Balconies - General - B Windows - Aluminum - B Glazed Doors & Entrances - General - B Exterior Doors - Wood - B Roof Coverings - General - B C - INTERIORS Wall Partitions - General - C Toilet Partitions - C Interior Doors - General - C Stair Construction - General - C Interior Wall Finishes - General - C Tile Wall Finish - C Floor Finishes - General - C RF - Vinyl Tile - C Carpet - General - C Flooring - Ceramic - C Flooring - Ceramic - C Ceiling Finishes - General - C

3 Consulting Engineers Ceiling - Gypsum Board Finish - C Ceiling - Suspended Acoustic - C D - SERVICES Plumbing Fixtures - General - D Domestic Water Distribution - General - D Sanitary Waste - General - D Sump Pumps - D Gas Distribution - D Furnaces - General - D Packaged Air Conditioning (PAC) Units - General - D Air Distribution Systems - General - D Exhaust Ventilation Distribution Systems - General - D Split System Air Conditioning - D Fire Protection Specialties - General - D Fire Extinguishers - D Other Fire Protection - General - D Electrical Service & Distribution - General - D Distribution Panels & Breakers - D Distribution Panels & Breakers - D Lighting And Branch Wiring - General - D Lighting & BW - Exit Lighting - D Fire Detection & Alarm Systems - General - D Emergency Light Systems - D G - BUILDING SITEWORK Pedestrian Paving - General - G Pedestrian Paving - Exterior Steps - G Pedestrian Paving - Concrete Pavers - G Fences & Gates - General - G Signage - G Landscaping - General - G Storm Water - Management Facilities - G Site Lightings - General - G CURRENT REPLACEMENT VALUE: RENEWAL NEEDS: Facility Condition Index (FCI): APPENDIX A Definitions...173

4 Consulting Engineers Page EXECUTIVE SUMMARY Nadine International Inc. performed a Building Condition Assessment (BCA) for Bird Mill Mews Building, which is located at 1 Manitoba Street, Bracebridge, Ontario, Canada in accordance with RFP#2015-TOB-RFP-006 and Nadine Project # The Report presents the results of the assessment of the building, thirty (30) year budget forecasts, Current Replacement Value (CRV) and the Facility Condition Index (FCI), using Uniformat classification, based on the site audits, drawings/documents review and interview with the property management staff. The majority of the building components of the ninety seven (97) years old Building are performing consistently with age; however capital expenditures are required for upgrades, repairs and replacement of building elements. The current Facility Condition Index (FCI) of the building is 10.99% which is poor as per industry standards; however the FCI will change to good condition in 2017 and 2018 provided that the renewal needs in this report are completed. The renewal needs for the next five (5) years is $213,480 and include: 1. Foundation repairs and roof construction repairs. 2. Exterior walls maintenance and exterior balconies refurbishment. 3. Gypsum wall board partitions repairs and carpet and ceramic tiles flooring replacement. 4. Repairs to avoid pipes freezing in the upper basement. 5. Gas fired furnace and packaged unit s replacement. 6. Provision/upgrade of the fire safety plan, fire alarm system upgrade and storm water study. Following is a summary of the budgets which will be required to keep the building in a good state of repair for the next thirty (30) years. UNIFORMAT CLASS Budgets Including Inflation (Year 1 to 5) Budgets Including Inflation (Year 6 to 30) A - SUBSTRUCTURE (Page 20-27) $50,000 $0 B - SHELL (Page 28-52) $41,965 $233, C - INTERIORS (Page 53-89) $26,890 $266, D - SERVICES (Page ) $83, $461, G - BUILDING SITEWORK (Page ) $11,000 $95, Five Year Sub-totals $213, $1,056, Total Year 1 to 30 $1,269, Please see Sections 4-9 of the Report for details on the expenditures and FCI analysis.

5 Consulting Engineers Page INTRODUCTION The Corporation of the Town of Bracebridge retained Nadine International Inc. to perform the Building Condition Assessment (BCA) for Bird Mill Mews Building, which is located at 1 Manitoba Street, Bracebridge, Ontario. The goal of the assessment is to determine the condition of the building elements and to provide information to gain an understanding of the thirty (30) year capital requirements, Current Replacement Value (CRV) and Facility Condition Index (FCI) analysis in order to continue to operate the building in a good state of repair. The building assessment is intended as an overview of the buildings based on document review, site inspection, nonintrusive tests and interview with the Building Staff. As part of the above project, the Architectural, Structural, Mechanical and Electrical Site Assessment of Bird Mill Mews Building which is located at 1 Manitoba Street, Bracebridge, Ontario was conducted on November 23, 2015 by Rayan Hadir from Nadine International Inc., with the Property Management Staff. The BCA included drawings/document review, site inspection, and interview with the Building Staff, analysis of the observed condition and development of Reports based on ASTM Uniformat II classification, which includes the following major categories: A Substructure B Shell C Interiors D Services G Site Work The detailed assessment of each applicable building element based on the above noted categories is detailed in section 6 of this Report. Sections 4 and 5 of this Report provide a summary of the capital expenditures within the first five (5) and thirty (30) years respectively. Sections 7 and 9 provide Current Replacement Value (CRV) and Facility Condition Index (FCI) details. Hyperlinks and Bookmarks are provided throughout the document for ease of navigation to various sections of the Report. The budget estimations were developed using R.S. Means which is industry standard, cost estimate, data and Nadine International Inc. cost data and experience with previous similar projects. The budget includes an inflation of two (2%) percent each year which is based on the past ten (10) year historic average. This Report presents a summary of the information obtained from building site visits, drawings, and information provided by the Building Management Personnel. The information is assumed to be accurate and correct. Please see Appendix A for definitions of common terms which are used in this Report.

6 Consulting Engineers Page ASSESSMENT SUMMARY The Bird Mill Mews building was built in 1918 to replace an earlier warehouse for the Bird Woolen Mill established in It has been completely renovated by the Town of Bracebridge to symbolize what has been and what can be. The counter top in the Chamber of Commerce office is locally quarried granite which served as an altar for the former Society of St. John the Evangelist (Cowley Fathers) Monastery in Bracebridge The Bird Mill Mews building which was constructed in 1918 consists of one (1) storey above grade with one (1) mezzanine level and two basement levels (upper and lower basements). The roof covering consists of asphalt shingles and the roof drainage consists of pre-finished gutters and downspouts. The exterior wall consists of stucco and concrete block walls. The building has wooden and steel structure balconies with wooden railings. The HVAC heating system consists of one (1) gas fired furnace and two (2) packaged units. The mechanical and electrical room which is located in the lower basement includes the sump pumps, gas fired furnace, packaged units, fire alarm system, splitter, distribution panels and disconnect switches. Building Address Building Type Height Building Construction Type Bird Mill Mews Building 1 Manitoba Street, Bracebridge, Ontario Offices and restaurant One (1) storey above grade with one mezzanine level and two (2) basements Reinforced concrete and wooden construction Year Construction 1918 Gross Floor Area (GFA) 952 sq.m. An overview summary is provided below with discussion of particular areas of concern requiring further investigation with further detailed assessment included in Section 6 of this Report.

7 Consulting Engineers Page 4 Architectural and Structural The building`s foundation was partially accessible in the lower basement mechanical and electrical room. The walls appeared to be in static condition, with no bulging, leaning or tilting, and there was no obvious indication of any structural distress, and the superstructure of the building appeared to be free of any major cracks, upheaval or uneven settlement; however active water and water signs were noted in the lower basement mechanical room and electrical room and in the upper basement storage kitchen area. Majority of the exposed perimeter walls of the basement in mechanical and electrical room and restaurant storage area appeared to be in static condition, without the presence of any bowing, bulging, or leaning. The majority of the floor slab was not accessible and covered with finishing materials, however; there were no obvious indications of deficiencies. The exterior walls of the building generally appeared in acceptable condition and performing consistently with age. There was no major bowing, leaning or bulging noted on the exterior wall system; however, discoloration was noted on most of the stucco exterior walls. The eave through was deteriorated on the East and West elevations and should be replaced as needed from the operating budget. The majority of the glazing units were replaced in the major renovation in The wood frame windows appeared in fair to poor condition and some localized displacement of interior and exterior glazing tape was noted. A puncture test was performed on the exposed caulking around the windows on the elevations, and the majority of the sealants/caulking were typically found to be in fair condition; dry and failed at most locations, with minor surface cracks developing due to age. As the windows age is approaching their expected service life, the frequency of failed units can be expected to increase. The windows replacement shall be performed in conjunction with exterior doors replacement and exterior main entrance door replacement. The roof was covered with a layer of snow at the time of inspection. As per the property management staff, the roof covering was replaced five (5) years ago and no issues were noted. The interiors are maintained on a cycle plan and as needed basis. Mechanical The actual age of the domestic water distribution system could not be determined on site, we estimated the age of the system to be around 35 years based on the current condition. As per the property management staff, the domestic water pipes above the drywall in the kitchen area of the restaurant experience freezing in winter. The actual age of the sanitary waste piping could not be determined on site, we estimated the age of the system to be around 30 years based on the current condition. The furnace appeared to be in stable condition with no major issues noted. The packaged heating and cooling units appeared to be in fair condition with no major issues reported. Replacement of the packaged units shall be performed in conjunction with the furnace replacement. The main duct system is assumed to be installed in 1993 during the major renovation, no major issues were reported. The split system was installed in 1993 and appeared to be in working condition with no major issues noted.

8 Consulting Engineers Page 5 Electrical The main splitter, distribution panels and disconnect switches appeared to be in reasonable working condition with no major issues reported by the property management staff. Replacement of the electrical equipment shall be performed in conjunction with the splitter replacement. Majority of the lighting appeared to be in working order with no major issues reported. The fire alarm system was installed in 1993 and its past its useful service life. The existing lite fire MS-4424B fire alarm panel is obsolete, which makes sourcing of parts difficult if any maintenance is required and therefore replacement of the fire alarm system is recommended. The last annual inspection report was performed on December, Periodic inspections, testing, and maintenance, shall be continued as per the requirements of the Ontario Fire Code, CAN/ULC S536 "Inspection and Testing of Fire Alarm Systems`, and CAN/ULC S524 "Installation of Fire Alarm System`. The majority of the emergency lighting power packs appeared to be in good condition. The replacement cycle of each battery in the power pack varies based on the findings of the annual inspections and is performed on an as needed basis from the operating budget; therefore, no capital budgets are recommended. Inspections, testing, and maintenance, shall be continued as per the requirements of Subsection of the National Fire Code. Site work During the site inspection, the interlock walkways and site stairs were covered with snow, and not visible; however, the walkways and site stairs were generally in acceptable condition. Minor repairs should be performed on the stairs and handrail from the operational budget. The concrete walkways were covered with snow at the time of inspection; however, no major deficiencies were reported or noted. Concrete walkways repairs shall be performed as needed from the operating budget. The chain link fence was observed to be in good physical condition without the presence of any major deficiencies. The posts were observed to be stable, and the fence properly aligned without the presence of leaning or physical damage. The age of the fence is not known and is assumed to be installed within the past ten (10) years. The signage was observed to be in good physical condition, with no deficiencies observed. During the site visual inspection. The landscaped area was covered with snow, and not visible; however, there were no deficiencies such as sinkholes or settlements observed. All maintenance cost should be covered under the building`s operation and maintenance budgets. As per the property management staff, the water went through the entrance door to the entrance of the building and new manhole is under construction. Typically storm water systems require inspection and maintenance every twenty-five (25) years. The exterior lighting appeared to be in acceptable condition with no major issues were noted.

9 Consulting Engineers Page FIVE (5) YEAR EXPENDITURE SUMMARY 4.1 Five (5) Year Expenditure Chart UNIFORMAT CLASS A - SUBSTRUCTURE (Page 20-27) $50,000 $0 $0 $0 $0 B - SHELL (Page 28-52) $41,965 $0 $0 $0 $0 C - INTERIORS (Page 53-89) $26,890 $0 $0 $0 $0 D - SERVICES (Page ) $57,888 $0 $0 $25, $0 E - EQUIPMENT & FURNISHINGS $0 $0 $0 $0 $0 F - SPECIAL CONSTRUCTION & DEMOLITION G - BUILDING SITEWORK (Page ) $0 $0 $0 $0 $0 $11,000 $0 $0 $0 $0 H - GENERAL REQUIREMENTS $0 $0 $0 $0 $0 YEARLY TOTAL $187,743 $0 $0 $25, $0 Total budget for next five (5) years $213,479.89

10 Consulting Engineers Page Five (5) Year Expenditure Graph A - SUBSTRUCTURE B - SHELL C - INTERIORS D - SERVICES E - EQUIPMENT AND FURNISHINGS F - SPECIAL CONSTRUCTION AND DEMOLITION G - BUILDING SITEWORK H - GENERAL REQUIREMENTS YEARLY TOTAL

11 Consulting Engineers Page Five (5) Year Detailed Expenditure Table UNIFORMAT RECOMMENDATION A - SUBSTRUCTURE A STANDARD WALL FOUNDATIONS - General B - SHELL B Roof Construction - General B Exterior Walls - General C - INTERIORS C Wall Partitions - General C Carpet - General C Flooring - Ceramic D - SERVICES D Domestic Water Distribution - General D Furnaces - General D Packaged Air Conditioning (PAC) Units - General D Fire Protection Specialities - General D Fire Detection & Alarm Systems - General Foundation study and repairs. For details, please see Pages Roof construction repairs. For details, please see Pages Exterior walls and balconies maintenance. For details, please see Pages Repair gypsum wall board partitions. For details, please see Pages Replace the carpet flooring. For details, please see Pages Replace the ceramic tile floor finishes. For details, please see Pages Repairs to avoid pipe freezing. For details, please see Pages $50,000 $0 $0 $0 $0 $5,000 $0 $0 $0 $0 $36,965 $0 $0 $0 $0 $5,000 $0 $0 $0 $0 $3,850 $0 $0 $0 $0 $18,040 $0 $0 $0 $0 $10,000 $0 $0 $0 $0 Replace the gas fired $0 $0 $0 $9, $0 furnace. For details, please see Pages Packaged unit s replacement. For details, please see Pages Fire Safety Plan. For details, please see Pages Fire alarm system upgrade. For details, please see Pages $0 $0 $0 $15, $6,000 $0 $0 $0 $0 $41,888 $0 $0 $0 $0 $0

12 NADINE INTERNATIONAL INC. Consulting Engineers UNIFORMAT RECOMMENDATION G - BUILDING SITEWORK G Storm Storm water study. For $11,000 $0 Water - Management details, please see Pages Facilities Annual budget for next five (5) years $187,743 $0 Total budget for next five (5) years Page $0 $0 $0 $0 $25,736.8 $0 9 $213, info@nadineintl.on.ca website:

13 Consulting Engineers Page Thirty (30) YEAR EXPENDITURE SUMMARY 5.1 Thirty (30) Year Expenditure Summary Part 1 (0 to 14 years) UNIFORMAT CLASS A - SUBSTRUCTURE (Page 20-27) $50,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B - SHELL (Page 28-52) $41,965 $0 $0 $0 $0 $0 $0 $0 $107, $0 $29, $0 $0 $0 $0 C - INTERIORS (Page 53-89) $26,890 $0 $0 $0 $0 $20, $0 $0 $13, $0 $0 $0 $6, $0 $0 D - SERVICES (Page ) $57,888 $0 $0 $25, $0 $0 $0 $0 $136, $4, $69, $0 $0 $0 $0 E - EQUIPMENT & FURNISHINGS F - SPECIAL CONSTRUCTION & DEMOLITION G - BUILDING SITEWORK (Page ) H - GENERAL REQUIREMENTS $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 $11,000 $0 $0 $0 $0 $8, $0 $0 $21, $0 $8, $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 YEARLY TOTAL $187,743 $0 $0 $25, $0 $29, $0 $0 $277, $4, $107, $0 $6, $0 $0

14 Consulting Engineers Page Thirty (30) Year Expenditure Summary Part 2 (15 to 30 years) UNIFORMAT CLASS A - SUBSTRUCTURE (Page 20-27) $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B - SHELL (Page 28-52) $0 $0 $0 $0 $0 $96, $0 $0 $0 $0 $0 $0 $0 $0 $0 C - INTERIORS (Page 53-89) $30, $0 $0 $0 $0 $0 $0 $0 $0 $9, $45, $0 $0 $140, $0 D - SERVICES (Page ) $0 $0 $81, $84, $0 $0 $0 $0 $0 $0 $15, $0 $0 $68, $0 E - EQUIPMENT & FURNISHINGS F - SPECIAL CONSTRUCTION & DEMOLITION G - BUILDING SITEWORK (Page ) H - GENERAL REQUIREMENTS $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 $0 $0 $13, $0 $0 $0 $0 $43, $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 YEARLY TOTAL $30, $0 $81, $84, $0 $110, $0 $0 $0 $9, $105, $0 $0 $209, $0

15 Consulting Engineers Page Thirty (30) Year Expenditure Graph Estimated Annual Expenditure Expenditure Year year

16 Consulting Engineers Page Thirty (30) Year Expenditure Detail Part 1 (0 to 9 years) UNIFORMAT CODE A $50,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $5,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $36,965 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $50, $0 B $0 $0 $0 $0 $0 $0 $0 $0 $30, $0 B $0 $0 $0 $0 $0 $0 $0 $0 $26, $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $5,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $13, $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $20, $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $3,850 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $18,040 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $27, $0 D $10,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $4, D $0 $0 $0 $9, $0 $0 $0 $0 $0 $0 D $0 $0 $0 $15, $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $24, $0 D $6,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $45, $0 D $0 $0 $0 $0 $0 $0 $0 $0 $7, $0 D $0 $0 $0 $0 $0 $0 $0 $0 $9, $0 D $0 $0 $0 $0 $0 $0 $0 $0 $23, $0 D $41,888 $0 $0 $0 $0 $0 $0 $0 $0 $0

17 Consulting Engineers Page 14 UNIFORMAT CODE G $0 $0 $0 $0 $0 $8, $0 $0 $0 $0 G $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 G $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 G ) $11,000 $0 $0 $0 $0 $0 $0 $0 $0 $0 G ) $0 $0 $0 $0 $0 $0 $0 $0 $21, $0 Annual Estimated Expenditure $187,743 $0 $0 $25, $0 $29, $0 $0 $277, $4,269.94

18 Consulting Engineers Page Thirty (30) Year Expenditure Detail Part 2 (10 to 20 years) UNIFORMAT CODE A $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $29, $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $96, C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $30, $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $6, $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $69, $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $84, $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $81, $0 $0 $0

19 NADINE INTERNATIONAL INC. Consulting Engineers UNIFORMAT CODE G $0 $0 $0 $0 $0 G $0 $0 $0 $0 G $8, $0 $0 G $0 $0 G $0 $0 Annual Estimated Expenditure $107,501.2 $ Page $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $13, $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 $6, $0 $0 $30, $0 $81, $84, $0 $110, info@nadineintl.on.ca website:

20 Consulting Engineers Page Thirty (30) Year Expenditure Detail Part 3 (21 to 29 years) UNIFORMAT CODE A $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 B $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $29, $0 C $0 $0 $0 $0 $0 $0 $0 $31, $0 C $0 $0 $0 $0 $45, $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $29, $0 C $0 $0 $0 $9, $0 $0 $0 $0 $0 C $0 $0 $0 $0 $0 $0 $0 $49, $0 C $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $26, $0 D $0 $0 $0 $0 $0 $0 $0 $42, $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $15, $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0 D $0 $0 $0 $0 $0 $0 $0 $0 $0

21 Consulting Engineers Page 18 UNIFORMAT CODE G $0 $0 $0 $0 $0 $0 $0 $0 $0 G $0 $0 $0 $0 $0 $0 $0 $0 $0 G $0 $0 $0 $0 $14, $0 $0 $0 $0 G $0 $0 $0 $0 $29, $0 $0 $0 $0 G $0 $0 $0 $0 $0 $0 $0 $0 $0 Annual Estimated Expenditure $0 $0 $0 $9, $105, $0 $0 $209, $0

22 Consulting Engineers Page DETAILED COMPONENT/EVENT ANALYSIS:

23 Consulting Engineers Page A - SUBSTRUCTURE

24 Consulting Engineers Page STANDARD WALL FOUNDATIONS - General - A Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-A Description: The Bird Mill Mews building which is located at 1 Manitoba Street, Bracebridge is a one (1) storey and mezzanine with upper and lower basement. As per the Renovations drawing number S1 dated March, 1993, the building foundation is constructed of concrete foundation walls and concrete foundation piers resting on the rocks. Observation: The site visit consisted of a visual review of readily accessible and exposed structural components in an attempt to identify any structural distress. The building`s foundation was partially accessible in the lower basement mechanical and electrical room. The walls appeared to be in static condition, no bulging, leaning or tilting, and there was no obvious indication of any structural distress, and the superstructure of the building appeared to be free of any major cracks, upheaval or uneven settlement; however active water and water signs were noted in the lower basement mechanical room and electrical room and in the upper basement storage kitchen area. Service Life: 50 Restoration Actual Age: 97 Total Quantity: 300 Unit: Square Meters Rate: $ Current Replace Value: $135,000 Component Condition: FAIR

25 Consulting Engineers Page STANDARD WALL FOUNDATIONS - General - A (Photographs) Rocks in the mechanical and electrical room File#: 15-TOB-BMMB-A _Rocksinthemechanicalandelectricalroom_09.jpg Active water in the upper basement File#: 15-TOB-BMMB-A _Activewaterintheupperbasement_11.jp g

26 Consulting Engineers Page 23 Event: 1 of 1 for - A STANDARD WALL FOUNDATIONS - General Nadine Equipment ID: 15-TOB-BMMB-A Event Type : Event Year : 2016 Event Cost : $50,000 Event Cost with inflation : $50,000 Data Origin :Information is collected during a site review Brief Description: Foundation study and repairs. Event Description: Foundations study and repairs at the end of service life. Event Justification & Strategy: Further investigation is required to identify the locations from where the water is coming into the lower and upper basements between the rocks and provision of a solution. A tentative budget is provided for potential repairs such as installation of a weeping tile system or drainage system in the basement to divert the water direction. Implication of Event Deferral: If the repairs are not performed, it may result in an excessive maintenance, flooding in the lower basement, deterioration of the foundation elements and it will affect the mechanical and electrical equipment s.

27 Consulting Engineers Page Basement Walls - General - A Nadine Equipment ID: 15-TOB-BMMB-A Description: The building is provided with two (2) basement levels (upper and lower basements), which includes mechanical and electrical room, restaurant and storage areas. The basement perimeter walls of the building are constructed of cast-in-place concrete. Observation: There were no obvious indications of any major concern. Majority of the exposed perimeter walls of the basement in mechanical and electrical room and restaurant storage area appeared to be in static condition, without the presence of any bowing, bulging, or leaning. The walls appeared to be dry and did not demonstrate any major water infiltration or moisture penetration on the accessible basement walls at the time of assessment. The basement walls repairs shall be performed as necessary from the operating budget. Service Life: 110 Actual Age: 97 Total Quantity: 309 Unit: Square Meters Rate: $ Current Replace Value: $139,050 Component Condition: FAIR

28 Consulting Engineers Page Basement Walls - General - A (Photographs) Cast in place concrete basement walls File#: 15-TOB-BMMB-A _Castinplaceconcretebasementwalls_47.jpg Basement walls File#: 15-TOB-BMMB-A _Basementwalls_40.jpg

29 NADINE INTERNATIONAL INC. Consulting Engineers Page Structural Columns/Beams - A Nadine Equipment ID: 15-TOB-BMMB-A Description: The building is provided with concrete columns which were exposed in the lower basement mechanical and electrical room. Observation: The site visit consisted of a visual review of readily accessible and exposed structural components in an attempt to identify any obvious indications of structural distress. There were no obvious indications of deficiencies, the concrete columns appeared to be in stable condition with no major issues noted. Service Life: 75 Actual Age: 97 Rate: $ Total Quantity: 952 Unit: Square Meters Current Replace Value: $190,400 Component Condition: FAIR info@nadineintl.on.ca website:

30 Consulting Engineers Page Structural Columns/Beams - A (Photographs) Exposed concrete column in the lower basement File#: 15-TOB-BMMB-A _Exposedconcretecolumninthelowerbasement_95.jpg

31 Consulting Engineers Page B - SHELL

32 Consulting Engineers Page Floor Construction - General - B Nadine Equipment ID: 15-TOB-BMMB-B Description: As per the Structural Floor Framing Plan Drawing S2 dated March, 1993, the building is provided with wooden floor construction. The wooden floor construction consists of wood beams and 3x6 wood deck. Observation: The site visit consisted of a visual review of readily accessible and exposed structural components in an attempt to identify any obvious indications of structural distress. The majority of the floor slab was not accessible and covered with finishing materials, however; there were no obvious indications of deficiencies, and the upper floor construction appeared to be in stable condition with no indications of or deflection. Service Life: 110 Actual Age: 97 Total Quantity: 952 Unit: Square Meters Rate: $ Current Replace Value: $238,000 Component Condition: FAIR

33 Consulting Engineers Page Floor Construction - General - B (Photographs) Wooden floor construction File#: 15-TOB-BMMB-B _Woodenfloorconstruction_12.jpg Wooden floor construction File#: 15-TOB-BMMB-B _Woodenfloorconstruction_32.jp g

34 Consulting Engineers Page Exterior Fire Escapes - B Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-B Description: The building is provided with exterior emergency fire escape consisting of wooden stair treads, steel and wooden platforms and wooden railings. Observation: The existing fire escape appeared to be in fair condition with no major issues noted. Service Life: 25 Actual Age: 22 Total Quantity: 1 Unit: LUMPSUM Rate: $20, Current Replace Value: $20,000 Component Condition: FAIR

35 Consulting Engineers Page Exterior Fire Escapes - B (Photographs) Exterior fire escape on the east elevation File#: 15-TOB-BMMB-B _Exteriorfireescapeontheeastelevation_23.jpg Wooden treads and railing File#: 15-TOB-BMMB-B _Woodentreadsandrailing_33.jp g

36 Consulting Engineers Page 33 Event: 1 of 1 for - B Exterior Fire Escapes Nadine Equipment ID: 15-TOB-BMMB-B Event Type : Event Year : 2026 Event Cost : $20,000 Event Cost with inflation : $29,605 Data Origin :Information is collected during a site review Brief Description: Exterior fire escape replacement. Event Description: Exterior fire escape replacement. Event Justification & Strategy: Replace the exterior fire escape at the end of service life. Implication of Event Deferral: If not replaced stair will be inaccessible and pose a safety hazard to the occupants.

37 Consulting Engineers Page Roof Construction - General - B Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-B Description: There was no access to the attic, however; as per the Structural Roof Framing Plan Drawing S5 dated March, 1993, the roof construction consists of wooden plywood supported by wooden trusses. Observation: The roof slab was not visible or accessible, however, there were no obvious indications of deficiencies. Based on the visual inspection, the roof construction appeared to be stable with no sagging or excessive deflection. However; evidence of water signs were noted on the roof slab finishes in the restaurant area. Service Life: 110 Actual Age: 97 Total Quantity: 300 Unit: Square Meters Rate: $ Current Replace Value: $75,000 Component Condition: FAIR

38 Consulting Engineers Page 35 Event: 1 of 1 for - B Roof Construction - General Nadine Equipment ID: 15-TOB-BMMB-B Event Type : Life Cycle Renewal Event Year : 2016 Event Cost : $5,000 Event Cost with inflation : $5,000 Data Origin :Information is collected during a site review Brief Description: Roof construction repairs. Event Description: Roof construction repairs at the end of service life. Event Justification & Strategy: A tentative budget is allocated for the repairs of the water leakage on the roof slab in the restaurant area. Implication of Event Deferral: If not repaired, it may result in excessive maintenance and deterioration of the finishes in the restaurant area.

39 Consulting Engineers Page Exterior Walls - General - B Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-B Description: The exterior walls generally consist of stucco finish exterior insulation finish system (EIFS). The building is also provided with concrete blocks on the bottom side of the exterior walls. Observation: The exterior walls of the building generally appeared in acceptable condition and performing consistently with age. There was no major bowing, leaning or bulging noted on the exterior wall system; however, discoloration was noted on most of the stucco exterior walls. The eave through was deteriorated on the East and West elevations and should be replaced as needed from the operating budget. Service Life: 50 Actual Age: 97 Total Quantity: 789 Unit: Square Meters Rate: $ Current Replace Value: $199,500 Component Condition: FAIR

40 Consulting Engineers Page Exterior Walls - General - B (Photographs) Overview of the exterior walls File#: 15-TOB-BMMB-B _Overviewoftheexteriorwalls_76.jpg Discoloration on the exterior walls File#: 15-TOB-BMMB-B _Discolorationontheexteriorwalls_65.jp g Discoloration on the exterior walls File#: 15-TOB-BMMB-B _Discolorationontheexteriorwalls_49.jpg Block exterior walls File#: 15-TOB-BMMB-B _Blockexteriorwalls_57.jpg

41 Consulting Engineers Page 38 Event: 1 of 1 for - B Exterior Walls - General Nadine Equipment ID: 15-TOB-BMMB-B Event Type : Life Cycle Renewal Event Year : 2016 Event Cost : $36,965 Event Cost with inflation : $36,965 Data Origin :Information is collected during a site review Brief Description: Exterior walls and balconies maintenance. Event Description: Exterior walls and balconies maintenance at the end of service life. Event Justification & Strategy: Exterior walls maintenance which includes painting of the stucco exterior walls, performing wall caulking as needed, identification and repair of any infiltration issues and refurbishment of the balconies at the end of service life. Implication of Event Deferral: The exterior cladding also acts as a barrier between the building interior and the outdoor climate, and should be kept in a good state of repair.

42 Consulting Engineers Page Balconies - General - B Nadine Equipment ID: 15-TOB-BMMB-B Description: The building is provided with exterior balconies on the west and south elevations. The balconies are constructed of steel beams and wooden flooring with wooden handrails. Observation: The exterior balconies appeared to be in stable condition; however the steel is corroded and peeling paint finish were noted. Refurbishment of the exterior balconies is included in the exterior wall - general uniformat. Service Life: 25 Actual Age: 22 Total Quantity: 88 Unit: METERS Rate: $ Current Replace Value: $35,200 Component Condition: FAIR

43 Consulting Engineers Page Balconies - General - B (Photographs) Overview of the exterior balcony File#: 15-TOB-BMMB-B _Overviewoftheexteriorbalcony_75.jpg Wooden and steel construction File#: 15-TOB-BMMB-B _Woodenandsteelconstruction_80.jp g Corroded steel File#: 15-TOB-BMMB-B _Corrodedsteel_24.jpg Wooden handrails File#: 15-TOB-BMMB-B _Woodenhandrails_24.jpg

44 Consulting Engineers Page Windows - Aluminum - B Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-B Description: The building is provided with wooden frame windows. Observation: The majority of the glazing units were replaced in the major renovation in The wood frame windows appeared in fair to poor condition and some localized displacement of interior and exterior glazing tape was noted. A puncture test was performed on the exposed caulking around the windows on the elevations, and the majority of the sealants/caulking were typically found to be in fair condition; dry and failed at most locations, with minor surface cracks developing due to age. As the windows age is approaching their expected service life, the frequency of failed units can be expected to increase. The windows replacement shall be performed in conjunction with exterior doors replacement and exterior main entrance door replacement. Efficiency and optimization recommendation: Windows and glazed exterior doors influence both the lighting and the HVAC requirements of a building. Windows affect the amount of available natural light, whereas the window assembly material and installation can affect the amount of energy transmitted, infiltration and air leaks through the window, door, or skylight. Some of the technological and energy improvement advances in window include: multiple glazing, the use of two (2) or more panes of glass or other films for insulation. Multi-pane windows can be further improved by filling the space between the panes with a low-conductivity gas, such as argon, and low-emissivity (low-e) coatings, which reduce the flow of infrared energy from the building to the environment resulting in a comfortable indoor environment and reduced energy costs. Typically the incremental energy upgrade payback period ranges between 2 to 6 years. Efficiency and optimization recommendation: Air leaks result in building energy loss by increasing the heating and cooling load of buildings. A proactive program of caulking, sealing and weather-stripping reduces infiltration of hot air inside during the warmer months or letting in drafts during the cooler season. In addition to energy savings caulking also contributes by avoiding deterioration and maintaining the integrity of the building envelope. The payback from caulking varies due to various factors; however in general terms the payback period is less than seven (7) years. Service Life: 30 Actual Age: 22 Total Quantity: 48 Unit: Square Meters Rate: $ Current Replace Value: $33,600 Component Condition: POOR

45 NADINE INTERNATIONAL INC. Consulting Engineers Page 42 This page is intentionally left blank. website:

46 Consulting Engineers Page Windows - Aluminum - B (Photographs) Overview of the wooden frame windows File#: 15-TOB-BMMB-B _Overviewofthewoodenframewindows_48.jpg 1993 windows File#: 15-TOB-BMMB-B _1993windows_31.jpg Displacement of the rubber gasket File#: 15-TOB-BMMB-B _Displacementoftherubbergasket_59.jpg Deteriorated caulking around the window File#: 15-TOB-BMMB-B _Deterioratedcaulkingaroundthewindow_02.jp g

47 Consulting Engineers Page 44 Event: 1 of 1 for - B Windows - Aluminum Nadine Equipment ID: 15-TOB-BMMB-B Event Type : Life Cycle Renewal Event Year : 2024 Event Cost : $36,960 Event Cost with inflation : $50,582 Data Origin :Information is collected during a site review Brief Description: Replace the wood windows. Event Description: Replace the wood frame windows at the end of service life. Event Justification & Strategy: As the windows age is approaching their expected service life, the frequency of failed units can be expected to increase. Implication of Event Deferral: If not replaced, the windows will likely require more frequent replacement, and generate more leaks which could damage building interiors and have reduced thermal performance.

48 Consulting Engineers Page Glazed Doors & Entrances - General - B Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-B Description: The building is provided with one (1) glazed main entrance door. The door is constructed of wood frame with insulated glass units. Observation: The main entrance door is free of any major deficiencies, and the door frames are stable with no distortion or movement. The glass is intact and all accessories such as hinges, locks, handles or closers appeared to be in stable condition. Hardware varies in condition from fair to excellent based upon when it was installed. The main entrance exterior door replacement shall be performed in conjunction with the windows replacement and exterior doors replacement. Efficiency and optimization recommendation: Windows and glazed exterior doors influence both the lighting and the HVAC requirements of a building. Windows affect the amount of available natural light, whereas the window assembly material and installation can affect the amount of energy transmitted, infiltration and air leaks through the window, door, or skylight. Some of the technological and energy improvement advances in window include: multiple glazing, the use of two (2) or more panes of glass or other films for insulation. Multi-pane windows can be further improved by filling the space between the panes with a low-conductivity gas, such as argon, and low-emissivity (low-e) coatings, which reduce the flow of infrared energy from the building to the environment resulting in a comfortable indoor environment and reduced energy costs. Typically the incremental energy upgrade payback period ranges between 2 to 6 years. Service Life: 30 Actual Age: 22 Total Quantity: 1 Unit: Each Rate: $20, Current Replace Value: $20,000 Component Condition: FAIR

49 Consulting Engineers Page Glazed Doors & Entrances - General - B (Photographs) Overview of the main entrance door File#: 15-TOB-BMMB-B _Overviewofthemainentrancedoor_68.jpg

50 Consulting Engineers Page 47 Event: 1 of 1 for - B Glazed Doors & Entrances - General Nadine Equipment ID: 15-TOB-BMMB-B Event Type : Event Year : 2024 Event Cost : $22,000 Event Cost with inflation : $30,109 Data Origin :Information is collected during a site review Brief Description: Replace the glazed entrance door. Event Description: Replace the glazed entrance door at the end of service life. Event Justification & Strategy: Replace the glazed entrance door at the end of service life in conjunction with windows and exterior door replacement. Implication of Event Deferral: The doors should be kept in a state of good repair otherwise there is a risk of air and water infiltration, as well as security of the building.

51 Consulting Engineers Page Exterior Doors - Wood - B Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-B Description: The building is provided with approximately seven (7) painted wooden exterior doors. Observation: The doors appeared to be in fair to poor condition and functional, with faded paint and minor deterioration noted near the bottom and on the corner of the doors. The hinges and frames appeared to be in serviceable condition. A puncture test was performed on the exposed caulking around the exterior doors on the elevations, and the majority of the sealants/caulking were typically found to be in fair condition; dry and failed at most locations, with minor surface cracks developing due to age. The exterior doors replacement shall be performed in conjunction with exterior windows and exterior main entrance door replacement. Efficiency and optimization recommendation: Exterior doors construction, material and installation practices can affect the amount of energy transmitted through the door, as well as the amount of air leakage around the door assembly. Some of the technological and energy efficiency advances in doors include: multiple glazing, the use of double entry door with vestibule, or insulated doors which result in a more comfortable indoor environment and reduced energy costs. Typically the incremental energy upgrade payback period will ranges between 2 to 6 years. Service Life: 30 Actual Age: 22 Total Quantity: 7 Unit: Each Rate: $2, Current Replace Value: $17,500 Component Condition: FAIR

52 Consulting Engineers Page Exterior Doors - Wood - B (Photographs) Overview of the exterior door File#: 15-TOB-BMMB-B _Overviewoftheexteriordooor_06.jpg Holes in the corner of the door File#: 15-TOB-BMMB-B _Wholesinthecornerofthedoor_50.jp g Deteriorated caulking around the door File#: 15-TOB-BMMB-B _Deterioratedcaulkingaroundthedoor_70.jpg

53 Consulting Engineers Page 50 Event: 1 of 1 for - B Exterior Doors - Wood Nadine Equipment ID: 15-TOB-BMMB-B Event Type : Event Year : 2024 Event Cost : $19,250 Event Cost with inflation : $26,345 Data Origin :Information is collected during a site review Brief Description: Replace the exterior doors. Event Description: Replace the exterior doors at the end of service life. Event Justification & Strategy: Replace the exterior doors at the end of service life in conjunction with windows and main entrance door replacement. Implication of Event Deferral: The doors should be kept in a state of good repair otherwise there is a risk of air and water infiltration, as well as security of the building.

54 Consulting Engineers Page Roof Coverings - General - B Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-B Description: The roof covering of the building is provided with asphalt roof shingles. Observation: The roof was covered with a layer of snow at the time of inspection. As per the property management staff, the roof covering was replaced five (5) years ago and no issues were noted. Efficiency and optimization recommendation: Adequate insulation of the roof helps improve the energy efficiency of buildings by reducing the heating and cooling loads. For example a typical roof insulation upgrade to 3" Polyisocyanurate (PIR) rigid insulation with an R-value of 18.5, is estimated to reduce the demand for peak cooling by 10 to 15 percent. Light-colored roofing materials not only reduce cooling-energy consumption by 25 to 65 percent during the summer, they also extend roof life. Living or green roofs which are planted with grass and other vegetation are becoming more common in Canada. Typically the incremental energy upgrade payback period will range between 3 to 7 years. Service Life: 25 Actual Age: 5 Total Quantity: 330 Unit: Square Meters Rate: $80.00 Current Replace Value: $44,000 Component Condition: FAIR

55 Consulting Engineers Page 52 Event: 1 of 1 for - B Roof Coverings - General Nadine Equipment ID: 15-TOB-BMMB-B Event Type : Life Cycle Renewal Event Year : 2036 Event Cost : $44,000 Event Cost with inflation : $96,409 Data Origin :Information is collected during a site review Brief Description: Roof covering replacement. Event Description: Replace the roof covering at the end of service life. Event Justification & Strategy: Service life replacement of the roof cover. Remove the existing roof and replace with a new asphalt shingles roof cover. Implication of Event Deferral: If not replaced, the roof cover will likely develop leaks which will damage interior finishes, structure and mechanical equipment enclosed within the building.

56 Consulting Engineers Page C - INTERIORS

57 Consulting Engineers Page Wall Partitions - General - C Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with gypsum board partitions throughout the building. The gypsum wall partitions are painted, with exception of the washrooms, where ceramic wall tile is provided. Observation: The gypsum board partitions ranged from fair to good condition in different areas of the building. Peeling paint and other damages were observed. Repair/repaint of damaged gypsum board is recommended. Service Life: 40 Actual Age: 107 Total Quantity: 386 Unit: Square Meters Rate: $ Current Replace Value: $50,180 Component Condition: FAIR

58 Consulting Engineers Page Wall Partitions - General - C (Photographs) Damaged and peeling paint on the G.W.B. File#: 15-TOB-BMMB-C _DamagedandpeelingpaintontheGWB_90.jpg Gypsum wall board File#: 15-TOB-BMMB-C _Gypsumwallboard_90.jpg

59 Consulting Engineers Page 56 Event: 1 of 1 for - C Wall Partitions - General Nadine Equipment ID: 15-TOB-BMMB-C Event Type : Event Year : 2016 Event Cost : $5,000 Event Cost with inflation : $5,000 Data Origin :Information is collected during a site review Brief Description: Repair gypsum wall board partitions. Event Description: Repair/repaint the damaged gypsum board where needed. Event Justification & Strategy: Repairs of the gypsum board partitions is recommended in order to maintain the walls in a good aesthetic condition. Implication of Event Deferral: Deferral of this event may result in further deterioration of the component and reduced aesthetic appeal.

60 Consulting Engineers Page Toilet Partitions - C Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-C Description: The washrooms are provided with floor and wall mounted metal partitions to separate stalls. Observation: The washroom partitions were found to be stable, clean and generally free of any major damages. Only some minor deficiencies such as scratches or dents were noted. Service Life: 20 Actual Age: 22 Total Quantity: 6 Unit: Each Rate: $1, Current Replace Value: $9,000 Component Condition: FAIR

61 Consulting Engineers Page Toilet Partitions - C (Photographs) Washroom partitions File#: 15-TOB-BMMB-C _Washroompartitions_38.jpg

62 Consulting Engineers Page 59 Event: 1 of 1 for - C Toilet Partitions Nadine Equipment ID: 15-TOB-BMMB-C Event Type : Event Year : 2024 Event Cost : $9,900 Event Cost with inflation : $13,549 Data Origin :Information is collected during a site review Brief Description: Replace toilet partitions. Event Description: Remove and replace toilet partitions. Event Justification & Strategy: The metal toilet partitions will reach the end of their useful service life and will require replacement. Implication of Event Deferral: Deferral of this event may result in further deterioration of the component and reduced aesthetic appeal.

63 Consulting Engineers Page Interior Doors - General - C Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with approximately six (6) interior doors. Observation: The interior doors were observed to be in stable condition and functional with only minor surface scratches were observed. Current repairs such as repainting shall be performed on an as needed basis from the operating and maintenance budget. Service Life: 50 Actual Age: 22 Total Quantity: 6 Unit: Each Rate: $1, Current Replace Value: $9,600 Component Condition: FAIR

64 Consulting Engineers Page Interior Doors - General - C (Photographs) Typical interior door File#: 15-TOB-BMMB-C _Typicalinteriordoor_31.jpg

65 Consulting Engineers Page 62 Event: 1 of 1 for - C Interior Doors - General Nadine Equipment ID: 15-TOB-BMMB-C Event Type : Event Year : 2044 Event Cost : $10,560 Event Cost with inflation : $31,666 Data Origin :Information is collected during a site review Brief Description: Interior doors replacement. Event Description: Life cycle renewal of interior doors at the end of useful service life. Event Justification & Strategy: Replace the interior doors at the end of useful service life. Implication of Event Deferral: If the interior doors are not replaced at the end of useful service life, it may result in excessive maintenance and poor aesthetics.

66 Consulting Engineers Page Stair Construction - General - C Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with two (2) set of stairs, two (2) of them are leading from the main floor to the mezzanine floor and one (1) of them is leading from the main floor to the upper basement. The stairs are constructed of wood structure and covered with carpet and vinyl. The stairs are enclosed in the building with gypsum board wall construction. The stairwells are provided with wall mounted metal handrails and railing from the other side of the stairs. Observation: The interior stairs were generally observed to be in stable physical condition. Is not deemed feasible to replace the entire staircase, and no budgets are recommended for the structure of the stairwells. The top finish should be maintained in conjunction with other concrete floor refinishing. Service Life: 110 Actual Age: 107 Total Quantity: 6 Unit: LUMPSUM Rate: $5, Current Replace Value: $30,000 Component Condition: FAIR

67 Consulting Engineers Page Stair Construction - General - C (Photographs) Interior stairs File#: 15-TOB-BMMB-C _Interiorstairs_72.jpg Interior stairs File#: 15-TOB-BMMB-C _Interiorstairs_21.jpg

68 Consulting Engineers Page Interior Wall Finishes - General - C Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-C Description: The interior walls of the building are provided with a paint finish. Observation: The application dates of paint finish on the interior walls varies throughout the building; however, the majority was observed to be in acceptable condition. A ten (10) year cycle budget is recommended in order to repaint required areas and maintain a good aesthetic appeal throughout the building. Service Life: 10 Actual Age: 22 Total Quantity: 386 Unit: Square Meters Rate: $40.00 Current Replace Value: $15,440 Component Condition: FAIR

69 Consulting Engineers Page Interior Wall Finishes - General - C (Photographs) Painted interior wall finishes File#: 15-TOB-BMMB-C _Paintedinteriorwallfinishes_14.jpg Painted interior wall finishes File#: 15-TOB-BMMB-C _Paintedinteriorwallfinishes_55.jp g

70 Consulting Engineers Page 67 Event: 1 of 1 for - C Interior Wall Finishes - General Nadine Equipment ID: 15-TOB-BMMB-C Event Type : Event Year : 2021 Event Cost : $16,984 Event Cost with inflation : $20,664 Data Origin :Information is collected during a site review Brief Description: Repainting of interiors. Event Description: Repainting of interior wall finishes as needed. Event Justification & Strategy: Regular painting every ten (10) years allows for the replacement of areas of paint on a continuous basis and allow for repainting events to be performed on an as-needed basis around the building. Implication of Event Deferral: Deferral of this event may result in further deterioration and reduced aesthetic appeal and occupant satisfaction.

71 Consulting Engineers Page Tile Wall Finish - C Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-C Description: The washrooms of the building are provided with ceramic wall tiles. Observation: The ceramic wall tiles were generally observed to be in stable condition with no major issues were noted. Service Life: 50 Actual Age: 22 Total Quantity: 45 Unit: Square Meters Rate: $ Current Replace Value: $9,000 Component Condition: FAIR

72 Consulting Engineers Page Tile Wall Finish - C (Photographs) Ceramic wall tiles in the washrooms area File#: 15-TOB-BMMB-C _Ceramicwalltilesinthewashroomsarea_57.jpg

73 Consulting Engineers Page 70 Event: 1 of 1 for - C Tile Wall Finish Nadine Equipment ID: 15-TOB-BMMB-C Event Type : Event Year : 2044 Event Cost : $9,900 Event Cost with inflation : $29,687 Data Origin :Information is collected during a site review Brief Description: Replace the tile wall finish. Event Description: Replace the tile wall finish. Event Justification & Strategy: Replace the tile wall finish at the end of useful service life. Implication of Event Deferral: If not replaced at the end of service life it will result in reducing the aesthetic appeal and occupant satisfaction.

74 Consulting Engineers Page Floor Finishes - General - C Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with hardwood floor finishes in the main floor. Observation: The hardwood floor finishes appeared to be in stable condition with no major issues noted. No budget is recommended at this time due to condition of the component. Service Life: 30 Actual Age: 22 Total Quantity: 63 Unit: Square Meters Rate: $ Current Replace Value: $6,300 Component Condition: GOOD

75 Consulting Engineers Page Floor Finishes - General - C (Photographs) Hardwood floor finishes File#: 15-TOB-BMMB-C _Hardwoodfloorfinishes_18.jpg

76 Consulting Engineers Page RF - Vinyl Tile - C Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with vinyl floor tiles in the stairs and common areas. Observation: The vinyl floor tiles appeared to be in stable with no major issues were noted. Replacement of the vinyl tile floor finishes shall be performed from the operating and maintenance budget. Service Life: 20 Actual Age: 22 Total Quantity: 35 Unit: Square Meters Rate: $70.00 Current Replace Value: $2,450 Component Condition: FAIR

77 Consulting Engineers Page RF - Vinyl Tile - C (Photographs) Vinyl floor tiles on the stairs File#: 15-TOB-BMMB-C _Vinylfloortilesonthestairs_14.jpg

78 Consulting Engineers Page Carpet - General - C Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with carpet floor finishes in the mezzanine floor level. Observation: The carpet appeared to be in poor condition with some stains and require replacement. The carpet should be replaced every twelve (12) years. Service Life: 12 Actual Age: 22 Total Quantity: 50 Unit: Square Meters Rate: $70.00 Current Replace Value: $3,500 Component Condition: POOR

79 Consulting Engineers Page Carpet - General - C (Photographs) Stains on the carpet floor finishes File#: 15-TOB-BMMB-C _Stainsonthecarpetfloorfinishes_54.jpg Carpet floor finishes File#: 15-TOB-BMMB-C _Carpetfloorfinishes_40.jpg

80 Consulting Engineers Page 77 Event: 1 of 1 for - C Carpet - General Nadine Equipment ID: 15-TOB-BMMB-C Event Type : Event Year : 2016 Event Cost : $3,850 Event Cost with inflation : $3,850 Data Origin :Information is collected during a site review Brief Description: Replace the carpet flooring. Event Description: Remove and replace the carpet flooring on a twelve (12) year cycle plan. Event Justification & Strategy: The carpet flooring should be replaced every twelve (12) years. Implication of Event Deferral: Deferral of this event may result in further deterioration of the component and reduced aesthetic appeal.

81 NADINE INTERNATIONAL INC. Consulting Engineers Page Flooring - Ceramic - C Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with ceramic floor finishes in the washrooms, entrance and corridors. Observation: The ceramic floor tiles appeared to be in stable condition with no major issues were noted. The replacement of the ceramic floor finishes shall be performed in conjunction with the ceramic tile wall finishes. Service Life: 50 Actual Age: 22 Rate: $ Total Quantity: 75 Unit: Square Meters Current Replace Value: $15,000 Component Condition: FAIR info@nadineintl.on.ca website:

82 Consulting Engineers Page Flooring - Ceramic - C (Photographs) Entrance ceramic floor finishes File#: 15-TOB-BMMB-C _Entranceceramicfloorfinishes_52.jpg Washroom ceramic floor finishes File#: 15-TOB-BMMB-C _Washroomceramicfloorfinishes_01.jp g

83 NADINE INTERNATIONAL INC. Consulting Engineers Page 80 Event: 1 of 1 for - C Flooring - Ceramic Nadine Equipment ID: 15-TOB-BMMB-C Event Type : Event Year : 2044 Event Cost : $16,500 Event Cost with inflation : $49,479 Data Origin :Information is collected during a site review Brief Description: Replace the tile floor finishes. Event Description: Replace the tile floor finishes. Event Justification & Strategy: Replace the tile floor finishes at the end of service life. Implication of Event Deferral: If not replaced at the end of service life it will result in reducing the aesthetic appeal and occupant satisfaction. info@nadineintl.on.ca website:

84 NADINE INTERNATIONAL INC. Consulting Engineers Page Flooring - Ceramic - C Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with ceramic tile floor finishes located in the restaurant area. Observation: The ceramic tile floor finishes located in the restaurant area appeared to be in poor condition. Service Life: 50 Actual Age: 97 Rate: $ Total Quantity: 82 Unit: Square Meters Current Replace Value: $16,400 Component Condition: POOR info@nadineintl.on.ca website:

85 Consulting Engineers Page Flooring - Ceramic - C (Photographs) Ceramic tile floor finishes in poor condition File#: 15-TOB-BMMB-C _Ceramictilefloorfinishesinpoorcondition_51.jpg Ceramic floor tiles in the restaurant File#: 15-TOB-BMMB-C _Ceramicfloortilesintherestaurant_84.jp g

86 NADINE INTERNATIONAL INC. Consulting Engineers Page 83 Event: 1 of 1 for - C Flooring - Ceramic Nadine Equipment ID: 15-TOB-BMMB-C Event Type : Event Year : 2016 Event Cost : $18,040 Event Cost with inflation : $18,040 Data Origin :Information is collected during a site review Brief Description: Replace the ceramic tile floor finishes. Event Description: Replace the ceramic tile floor finishes in the restaurant area. Event Justification & Strategy: The ceramic tile floor finishes appeared to be in poor condition and require replacement. Implication of Event Deferral: If not replaced at the end of service life it will result in reducing the aesthetic appeal and occupant satisfaction. info@nadineintl.on.ca website:

87 NADINE INTERNATIONAL INC. Consulting Engineers Page Ceiling Finishes - General - C Nadine Equipment ID: 15-TOB-BMMB-C Description: It is assumed that the restaurant area in the upper basement is provided with decorative fabric ceiling. Observation: The ceiling finishes appeared to be in stable condition with no major issues were noted. No budget is provided at this time due to the current condition of the component. Service Life: 50 Actual Age: 22 Rate: $60.00 Total Quantity: 68 Unit: Square Meters Current Replace Value: $4,080 Component Condition: GOOD info@nadineintl.on.ca website:

88 Consulting Engineers Page Ceiling Finishes - General - C (Photographs) Overview of the decorative fabric ceiling File#: 15-TOB-BMMB-C _Overviewofthedecorativefabricceiling_24.jpg Decorative fabric ceiling File#: 15-TOB-BMMB-C _Decorativefabricceiling_39.jp g

89 NADINE INTERNATIONAL INC. Consulting Engineers Page Ceiling - Gypsum Board Finish - C Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with gypsum board ceilings in the lower basement, washrooms and common areas. Observation: The gypsum board ceilings were generally observed to be in stable condition, with no major deficiencies. Some deteriorations of the gypsum wall board ceiling were noted in the restaurant area, and repair work shall be performed on an as needed basis from the operation and maintenance budget. Service Life: 40 Actual Age: 97 Rate: $ Total Quantity: 161 Unit: Square Meters Current Replace Value: $20,930 Component Condition: FAIR info@nadineintl.on.ca website:

90 Consulting Engineers Page Ceiling - Gypsum Board Finish - C (Photographs) Deteriorated gypsum board ceiling File#: 15-TOB-BMMB-C _Deterioratedgypsumboardceiling_61.j pg Deteriorated gypsum board ceiling in kitchen area File#: 15-TOB-BMMB-C _Deterioratedgypsumboardceilinginkitchenarea_50.j pg Gypsum wall board ceiling finishes in the washroom area File#: 15-TOB-BMMB-C _Gypsumwallboardceilingfinishesinthewashroomarea_06.jpg

91 NADINE INTERNATIONAL INC. Consulting Engineers Page Ceiling - Suspended Acoustic - C Nadine Equipment ID: 15-TOB-BMMB-C Description: The building is provided with suspended acoustic ceiling in the entrance, mezzanine floor level and common areas. Observation: The suspended acoustic ceiling panels appeared to be in stable condition with no major issues were noted. Individual ceiling tile replacement is performed on an as needed basis from the operating budget. Broken or stained tiles should be replaced from the operating and maintenance budget. No budget is provided for future replacement. Service Life: 25 Actual Age: 22 Rate: $70.00 Total Quantity: 110 Unit: Square Meters Current Replace Value: $7,700 Component Condition: FAIR info@nadineintl.on.ca website:

92 Consulting Engineers Page Ceiling - Suspended Acoustic - C (Photographs) Suspended acoustic ceiling in the entrance and mezzanine level File#: 15-TOB-BMMB-C _Suspendedacousticceilingintheentranceandmezzaninelevel_ 98.jpg Suspended acoustic ceiling File#: 15-TOB-BMMB- C _Suspendedacousticceiling_85.jpg

93 NADINE INTERNATIONAL INC. Consulting Engineers Page D - SERVICES info@nadineintl.on.ca website:

94 Consulting Engineers Page Plumbing Fixtures - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The washrooms are provided with six (6) vitreous china floor-mounted water closets, two (2) vitreous china wall-hung urinals and four (4) wall hung lavatories. Observation: The plumbing fixtures appeared to be in stable condition with no major issues were reported or noted. Efficiency and optimization recommendation: Toilets are the main source of water use, accounting for nearly 30 percent of the average water consumption of a building. Older, inefficient toilets use as much as 6 gallons per flush. By replacing old, inefficient toilets with Water Sense labeled models, the water used for toilets can be reduced by 20 to 60 percent. Many municipalities across Canada have subsidized toilet replacement programs in an attempt to increase the market penetration of water efficient toilets and reduce overall water consumption. Typical energy efficient toilet replacement results in a payback of 5 to 9 years. Service Life: 30 Actual Age: 22 Total Quantity: 12 Unit: Each Rate: $1, Current Replace Value: $18,000 Component Condition: FAIR

95 Consulting Engineers Page Plumbing Fixtures - General - D (Photographs) Typical lavatory File#: 15-TOB-BMMB-D _Typicallavatory_40.jpg Urinals File#: 15-TOB-BMMB-D _Urinals_31.jpg Water closet File#: 15-TOB-BMMB-D _Watercloset_13.jpg

96 NADINE INTERNATIONAL INC. Consulting Engineers Page 93 Event: 1 of 1 for - D Plumbing Fixtures - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Event Year : 2024 Event Cost : $19,800 Event Cost with inflation : $27,098 Cycle Renewal Data Origin :Information is collected during a site review Brief Description: Plumbing fixtures replacement. Event Description: Replace the plumbing fixtures including the water closets, urinals and lavatories. Event Justification & Strategy: Replacement of the water closets, urinals and lavatories will be required due to end of useful service life. Implication of Event Deferral: If the plumbing fixtures are not replaced at the end of useful service life, it might increase the risk of low water pressure, excessive water usage, slow drains, water leakage and other risks related to specific elements of the plumbing fixtures. info@nadineintl.on.ca website:

97 Consulting Engineers Page Domestic Water Distribution - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The domestic cold water system for the building is supplied by an incoming underground water main and consists of a water meter, system piping, valves and accessories. The water meter is located in the upper basement. The domestic hot water supply system consists of hot water heater, system piping, pump, valves, and accessories. The hot water heater is located above the ceiling finishes in the women`s washroom. Observation: The actual age of the domestic water distribution system could not be determined on site, we estimated the age of the system to be around 35 years based on the current condition. The domestic water distribution system appeared to be in fair condition. As per the property management staff, the domestic water pipes above the drywall in the kitchen area of the restaurant experience freezing in winter. Efficiency and optimization recommendation: Energy Star qualified water heaters use at least five (5) percent less energy than conventional models. The energy efficiency performance for water heaters is measured by the Energy Factor (EF). The higher the EF, the more efficient the water heater. The payback from energy star qualified water heaters is typically less than five (5) years. Service Life: 45 Actual Age: 35 Total Quantity: 952 Unit: LUMPSUM Rate: $30.00 Current Replace Value: $28,560 Component Condition: FAIR

98 Consulting Engineers Page Domestic Water Distribution - General - D (Photographs) Insulated domestic water distribution piping File#: 15-TOB-BMMB-D _Insulateddomesticwaterdistributionpiping_57.jpg Drywall cut File#: 15-TOB-BMMB-D _Drywallcut_18.jpg

99 Consulting Engineers Page 96 Event: 1 of 1 for - D Domestic Water Distribution - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Cycle Renewal Event Year : 2016 Event Cost : $10,000 Event Cost with inflation : $10,000 Data Origin :Information is collected during a site review Brief Description: Repairs to avoid pipe freezing. Event Description: Repairs to avoid pipe freezing in the basement. Event Justification & Strategy: Investigation and repairs are recommended to avoid pipe freezing. The scope of work includes removing of drywall where piping is located, provision of adequate insulation and identification and repair of any infiltration or heating adequacy issues. Implication of Event Deferral: Deferral of this event may result in excessive maintenance and increase of the freezing pipes in the upper basement during winter time.

100 NADINE INTERNATIONAL INC. Consulting Engineers Page Sanitary Waste - General - D Number of Events included: 2 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with a sanitary system consisting of a network of sanitary piping, floor drains, auxiliary drains and roof vents. The underground sanitary waste main for the building connects to the municipality sanitary waste main. Observation: The actual age of the sanitary waste piping could not be determined on site, we estimated the age of the system to be around 30 years based on the current condition. The sanitary waste piping appeared to be in fair condition, with no major issues such as major leaks noted or reported. Typically sanitary systems require inspection and maintenance every twenty-five (25) years, to identify pipe deterioration, blockages due to sludge accumulation or tree roots, etc. Service Life: 40 Actual Age: 30 Rate: $45.00 Total Quantity: 952 Unit: Square Meters Current Replace Value: $42,840 Component Condition: FAIR info@nadineintl.on.ca website:

101 Consulting Engineers Page Sanitary Waste - General - D (Photographs) Sanitary system in the lower basement File#: 15-TOB-BMMB-D _Sanitarysysteminthelowerbasement_24.jpg Sanitary piping File#: 15-TOB-BMMB-D _Sanitarypiping_12.jpg

102 NADINE INTERNATIONAL INC. Consulting Engineers Page 99 Event: 1 of 2 for - D Sanitary Waste - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Event Year : 2026 Event Cost : $47,124 Event Cost with inflation : $69,755 Cycle Renewal Data Origin :Information is collected during a site review Brief Description: Sanitary waste piping upgrade for the site. Event Description: Repair the sanitary waste system as necessary at the end of useful service life. Event Justification & Strategy: Repairs of the sanitary waste will be required due to end of useful service life. Typically sanitary systems require inspection and maintenance every twenty-five (25) years, to identify pipe deterioration, blockages due to sludge accumulation or tree roots, etc. A tentative budget for sanitary system repairs is included in this event. The repairs shall be performed based on additional investigations such as pipe cut sample tests and video investigation. The scope and implementation timeframe of this event should be adjusted based on the investigations. The remaining life is increased because no major issues were reported regarding the sanitary systems. Implication of Event Deferral: If the sanitary waste is not repaired at the end of useful service life, it may result in excessive maintenance, deterioration and blockages. info@nadineintl.on.ca website:

103 NADINE INTERNATIONAL INC. Consulting Engineers Page 100 Event: 2 of 2 for - D Sanitary Waste - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : NCRE-S Event Year : 2025 Event Cost : $3,000 Event Cost with inflation : $4,270 Data Origin :Information is collected during a site review Brief Description: Sanitary waste investigation. Event Description: Sanitary system investigations to determine current condition and renewal needs. Event Justification & Strategy: Conduct additional investigations such as camera inspection and pipe cut sample tests to identify repairs and scope of upgrades. Implication of Event Deferral: If the additional investigations of the sanitary system are not performed, the renewal needs for the system will not be identified and may result in excessive maintenance due to end of life cycle. info@nadineintl.on.ca website:

104 NADINE INTERNATIONAL INC. Consulting Engineers Page Sump Pumps - D Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with two (2) sump pumps (Pump #1 and pump #2) which are located in the lower basement mechanical and electrical room. # Site Designation Make Type Model# Serial# Qty Location 1 Pump #1 1 Lower basement 2 Pump #2 1 Lower basement Area Served Capacity Power Supply Observation: The actual age of the sump pumps could not be determined on site, we estimated the age to be around 15 years based on the current condition. The replacement of the two (2) sumps shall be performed in conjunction with sanitary waste piping upgrades from the operation and maintenance budget. Service Life: 25 Actual Age: 30 Rate: $1, Total Quantity: 2 Unit: Each Current Replace Value: $3,000 Component Condition: FAIR info@nadineintl.on.ca website:

105 Consulting Engineers Page Sump Pumps - D (Photographs) Sump pumps controller File#: 15-TOB-BMMB-D _Sumppumpscontroller_52.jpg

106 NADINE INTERNATIONAL INC. Consulting Engineers Page Gas Distribution - D Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with natural gas which services the HVAC and kitchen equipment. Gas is metered on a meter installed on the east side of the building. Observation: Some of the exposed gas meter and piping were visually inspected, and did not demonstrate any major issues. No budget is included for the gas meter and piping as the repairs are performed as needed from the operating budget. Service Life: 40 Actual Age: 22 Rate: $0.00 Total Quantity: Unit: Square Meters Current Replace Value: $0 Component Condition: FAIR info@nadineintl.on.ca website:

107 Consulting Engineers Page Gas Distribution - D (Photographs) Gas meter File#: 15-TOB-BMMB-D _Gasmeter_36.jpg

108 Consulting Engineers Page Furnaces - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with one (1) gas fired furnace which is located in the lower basement mechanical and electrical room. The furnace is provided with a humidifier. # Site Designation Make Type Model# Serial# Qty Location Area Served Capacity Power Supply 1 Furnace Lennox Gas fired C/UA036SA E88S Lower basement 100,000 BTU Observation: The furnace appeared to be in stable condition with no major issues were noted. Efficiency and optimization recommendation: Gas or propane furnaces must have an annual fuel utilization efficiency (AFUE) rating of 95 or higher to qualify for the ENERGY STAR mark. A midefficiency furnace is 80%efficient, a high-efficiency furnace is 90%, and a very high-efficiency furnace 95% or greater. Condensing furnaces have an extra heat exchanger that extracts heat from the exhaust gases and pumps that additional heat into the home. Typical payback from an Energy Star qualified furnace is three (3) to five (5) years. Service Life: 25 Actual Age: 22 Total Quantity: 1 Unit: Each Rate: $8, Current Replace Value: $8,000 Component Condition: FAIR

109 Consulting Engineers Page Furnaces - General - D (Photographs) Gas fired furnace File#: 15-TOB-BMMB-D _Gasfiredfurnace_44.jpg Humidifier File#: 15-TOB-BMMB-D _Humidifier_16.jpg

110 NADINE INTERNATIONAL INC. Consulting Engineers Page 107 Event: 1 of 1 for - D Furnaces - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Event Year : 2019 Event Cost : $8,800 Event Cost with inflation : $9,899 Data Origin :Information is collected during a site review Brief Description: Replace the gas fired furnace. Event Description: Replace the gas fired furnace. Event Justification & Strategy: Replace the gas fired furnace at the end of service life. Implication of Event Deferral: If not replaced at the end of service life, it may result in an excessive maintenance. info@nadineintl.on.ca website:

111 NADINE INTERNATIONAL INC. Consulting Engineers Page Packaged Air Conditioning (PAC) Units - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with two (2) packaged heating and cooling units which are located in the lower basement mechanical and electrical room. The packaged units are equipped with heating coil, cooling coil and fans. The equipment uses refrigerant R-22, which is under a phase-out schedule and is a controlled substance under the Canadian Environmental Protection Act, 1999, and its Ozone-depleting Substances Regulations, 1998, because of their ozone-depleting potential. The annual allowable amount of R-22 is reduced to 90% by January 1, 2015 and 99.5% by January 1, The refrigerant will be no longer permitted to be imported or manufactured after January 1, The details and specifications of the unit are as follows: # Site Designation Make Type Model# 1 Packaged unit CES.Inc Natural PHFC-16N09201A Serial# Qty Location EGCP Lower basement Area Served Capacity Power Supply 80,000 BTUs Observation: The packaged heating and cooling units appeared to be in fair condition with no major issues reported. Replacement of the packaged units shall be performed in conjunction with the furnace replacement. Service Life: 25 Actual Age: 22 Rate: $6, Total Quantity: 2 Unit: Each Current Replace Value: $12,800 Component Condition: FAIR info@nadineintl.on.ca website:

112 Consulting Engineers Page Packaged Air Conditioning (PAC) Units - General - D (Photographs) Packaged air conditioning unit File#: 15-TOB-BMMB-D _Packagedairconditioningunit_57.jpg Packaged air conditioning unit File#: 15-TOB-BMMB-D _Packagedairconditioningunit_90.jp g

113 Consulting Engineers Page 110 Event: 1 of 1 for - D Packaged Air Conditioning (PAC) Units - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Cycle Renewal Event Year : 2019 Event Cost : $14,080 Event Cost with inflation : $15,838 Data Origin :Information is collected during a site review Brief Description: Packaged unit s replacement. Event Description: Replace the packaged units at the end of service life. Event Justification & Strategy: Replace the packaged units at the end of service life in conjunction with the furnace replacement. Implication of Event Deferral: If the packaged units is not replaced, it may result in excessive maintenance, increase risk of failure, and disruption to site operations and also higher energy consumption resulting in higher operating costs.

114 NADINE INTERNATIONAL INC. Consulting Engineers Page Air Distribution Systems - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with a duct work system and ceiling diffusers. The ductwork from packaged units is distributed throughout the building. Observation: The main duct system is assumed to be installed in 1993 during the major renovation, no major issues were reported. Service Life: 40 Actual Age: 22 Rate: $40.00 Total Quantity: 952 Unit: Square Meters Current Replace Value: $38,080 Component Condition: FAIR info@nadineintl.on.ca website:

115 Consulting Engineers Page Air Distribution Systems - General - D (Photographs) Duct system File#: 15-TOB-BMMB-D _Ductsystem_65.jpg Duct system File#: 15-TOB-BMMB-D _Ductsystem_61.jpg

116 NADINE INTERNATIONAL INC. Consulting Engineers Page 113 Event: 1 of 1 for - D Air Distribution Systems - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Event Year : 2034 Event Cost : $41,888 Event Cost with inflation : $84,857 Cycle Renewal Data Origin :Information is collected during a site review Brief Description: Upgrade the duct work system. Event Description: Upgrade the duct work system at the end of useful service life. Event Justification & Strategy: The duct work system was in fair condition with no major issues were noted or reported. Implication of Event Deferral: If the upgrades of the duct work system is not performed, there will be a risk of excessive maintenance or breakdowns due to the age of the system. info@nadineintl.on.ca website:

117 Consulting Engineers Page Exhaust Ventilation Distribution Systems - General - D Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with washroom exhaust fans located in each washroom. # Site Designation Make Type Model# Serial# Qty Location Area Served Capacity Power Supply 1 Exhaust fan 2 Washrooms Observation: The ventilation fans appeared to be in good physical condition however, there was no major issues reported. Exhaust fans replacement shall be performed from the operating budget. Efficiency and optimization recommendation: Energy Star qualified ventilating fans use, on average, 65 percent less energy than standard models. Because of better blade design, they move more air with less noise and their high performance motors last longer. Variable-speed drives (VSDs), can be used with to adjust fan speeds according to operating requirements at different times of the day. In addition Heat recovery ventilators (HRVs) and energy recovery ventilators (ERVs) have balanced exhaust and supply fans that meet all ventilation needs without creating drafts and air-pressure imbalances. HRVs can feature efficiencies as high as 85 to 95 percent, with payback in roughly four (4) to five (5) years. Service Life: 20 Actual Age: 22 Total Quantity: 2 Unit: Each Rate: $ Current Replace Value: $1,000 Component Condition: GOOD

118 Consulting Engineers Page Exhaust Ventilation Distribution Systems - General - D (Photographs) Washroom exhaust fan File#: 15-TOB-BMMB-D _Washroomexhaustfan_04.jpg

119 Consulting Engineers Page Split System Air Conditioning - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with two (2) split air conditioning system. The units are located on the east elevation of the building. # Site Designation Make Type Model# Serial# Qty Location Area Served Capacity Power Supply 1 A/C unit TZAB-360-2A W East elevation 3 Tons Observation: The split system was installed in 1993 and appeared to be in working condition with no major issues were noted. Efficiency and optimization recommendation: Energy Star qualified split air conditioning systems are about eight (8) percent more efficient than standard models. The energy efficiency of this product is measured by a Seasonal Energy Efficiency Ratio (SEER) and an Energy Efficiency Ratio (EER). Energy star air-conditioners have a minimum 14.5 SEER value and a minimum 12 EER value with paybacks from four (4) to seven (7) years. Service Life: 30 Actual Age: 22 Total Quantity: 2 Unit: Each Rate: $8, Current Replace Value: $16,000 Component Condition: FAIR

120 Consulting Engineers Page Split System Air Conditioning - D (Photographs) Outdoor condenser unit File#: 15-TOB-BMMB-D _Outdoorcondenserunit_47.jpg

121 NADINE INTERNATIONAL INC. Consulting Engineers Page 118 Event: 1 of 1 for - D Split System Air Conditioning Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Event Year : 2024 Event Cost : $17,600 Event Cost with inflation : $24,087 Data Origin :Information is collected during a site review Brief Description: Split air conditioning system replacement. Event Description: Replace two (2) split air conditioning system including the condenser, expansion valve and evaporating units at the end of service life. Event Justification & Strategy: The split air conditioning system`s physical condition deteriorates at the end of service life. A budget for the split air conditioning replacement is included in this event. Implication of Event Deferral: Failure to replace the split air-conditioning units at the end of service life poses a risk to the level of service and reliability, resulting in problems in the ventilation system and excessive maintenance costs. info@nadineintl.on.ca website:

122 NADINE INTERNATIONAL INC. Consulting Engineers Page Fire Protection Specialties - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: Fire stopping is provided in order to maintain the integrity of fire separations. Observation: Although a detailed fire stopping audit was not part of the scope, the fire stopping was inspected in random locations during the site walk through and we did not notice any missing or inadequate fire stopping. Service Life: 25 Actual Age: 97 Rate: $5, Total Quantity: 1 Unit: LUMPSUM Current Replace Value: $5,000 Component Condition: FAIR info@nadineintl.on.ca website:

123 NADINE INTERNATIONAL INC. Consulting Engineers Page 120 Event: 1 of 1 for - D Fire Protection Specialities - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : NCRE-S Event Year : 2016 Event Cost : $6,000 Event Cost with inflation : $6,000 Data Origin :Information is collected during a site review Brief Description: Fire Safety Plan. Event Description: Fire Safety Plan. Event Justification & Strategy: The fire safety plan was not available for review at time of inspection. Update the fire safety plan. Implication of Event Deferral: The fire safety plan update is required in order to maintain the fire and life safety information current and up to date. info@nadineintl.on.ca website:

124 Consulting Engineers Page Fire Extinguishers - D Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with eleven (11) fire extinguishers. The fire extinguishers are strategically located throughout the building. Observation: The fire extinguishers appeared to be in good physical condition with no major issues reported and were inspected on December 8, The replacement or re-charging of the fire extinguishers is typically performed on an as needed basis, based on the findings of the fire code, and require annual and monthly inspections. The replacement cycle of each fire extinguisher varies, based on the findings from the periodic inspection; therefore, replacement or maintenance is typically performed from the operating budget on an as needed basis, and capital budget for replacing fire extinguishers in not included in the BCA report. Inspections, testing, maintenance and replacement of fire extinguishers shall be continued as per the requirements of the Ontario Fire Code, NFPA 10, and all applicable Bylaws from the operating budget. Service Life: 30 Actual Age: 22 Total Quantity: 11 Unit: Each Rate: $ Current Replace Value: $3,300 Component Condition: GOOD

125 Consulting Engineers Page Fire Extinguishers - D (Photographs) Typical fire extinguisher File#: 15-TOB-BMMB-D _Typicalfireextinguisher_71.jpg

126 NADINE INTERNATIONAL INC. Consulting Engineers Page Other Fire Protection - General - D Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with one (1) Protex make wet chemical, kitchen hood suppression system with one (1) cylinder. # Site Designation Make 1 Cylinder Protex Type Model# L3500 Serial# Qty Location 1 Kitchen Area Served Capacity Power Supply Observation: The kitchen hood suppression exposed system components appeared to be in fair condition. The kitchen equipment`s are not included in the report and therefore no budget is recommended at this time. Service Life: 30 Actual Age: 22 Rate: $10, Total Quantity: 1 Unit: LUMPSUM Current Replace Value: $10,000 Component Condition: FAIR info@nadineintl.on.ca website:

127 Consulting Engineers Page Other Fire Protection - General - D (Photographs) Cylinder File#: 15-TOB-BMMB-D _Cylinder_15.jpg

128 NADINE INTERNATIONAL INC. Consulting Engineers Page Electrical Service & Distribution - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with one (1) main mechanical and electrical room in the lower basement. The main service of the building is fed by incoming feeders from municipality Hydro connected to an 800A, 120/240V 3W service entrance switch main splitter. The splitter feeds four (4) disconnect switches and four (4) distribution panels. # Site Designation Make Type Model# Serial# 1 Splitter Qty Location 1 Lower basement Area Served Capacity Power Supply 800 Amps 120/240V Observation: The main splitter was most likely installed in The splitter appeared to be in reasonable working condition with no major issues reported by the property management staff. Replacement of the splitter shall be performed in conjunction with the distribution panels and disconnect switches replacement. Service Life: 30 Actual Age: 22 Rate: $30, Total Quantity: 1 Unit: LUMPSUM Current Replace Value: $30,000 Component Condition: FAIR info@nadineintl.on.ca website:

129 Consulting Engineers Page Electrical Service & Distribution - General - D (Photographs) Main splitter File#: 15-TOB-BMMB-D _Mainsplitter_38.jpg

130 NADINE INTERNATIONAL INC. Consulting Engineers Page 127 Event: 1 of 1 for - D Electrical Service & Distribution - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Event Year : 2024 Event Cost : $33,000 Event Cost with inflation : $45,163 Cycle Renewal Data Origin :Information is collected during a site review Brief Description: Distribution splitter replacement. Event Description: Replace the distribution splitter at the end of their useful service life. Event Justification & Strategy: The distribution splitter is most likely installed in 1993 and require replacement at the end of service life. Implication of Event Deferral: If the distribution splitter is not replaced at the end of their service life, it may result in excessive maintenance, equipment failure and disruption to site operations. info@nadineintl.on.ca website:

131 Consulting Engineers Page Distribution Panels & Breakers - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided four (4) distribution panels. The following is the available listing and specifications of the distribution panels as per site inspection and drawings: # Site Designation Make Type Model# Serial# Qty Location Area Served Capacity Power Supply 1 House panel A Lower basement 200 Amps 120/240V 2 Tenant panel B Square D Lower basement 200 Amps 120/240 3 Tenant panel C 200 Amps 120/240 4 Heating Pad panel H Observation: The distribution panels were most likely installed in The distribution panels appeared to be in reasonable working condition with no major issues reported by the property management staff. Replacement of the distribution panels shall be performed in conjunction with the splitter and disconnect switches replacement. Service Life: 30 Actual Age: 22 Total Quantity: 4 Unit: Each Rate: $1, Current Replace Value: $6,000 Component Condition: FAIR

132 Consulting Engineers Page Distribution Panels & Breakers - D (Photographs) Distribution panel A File#: 15-TOB-BMMB-D _DistributionpanelA_23.jpg Distribution panel D File#: 15-TOB-BMMB-D _DistributionpanelD_89.jpg

133 Consulting Engineers Page 130 Event: 1 of 1 for - D Distribution Panels & Breakers Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Cycle Renewal Event Year : 2024 Event Cost : $6,680 Event Cost with inflation : $7, Data Origin :Information is collected during a site review Brief Description: Distribution panels replacement. Event Description: Replace the distribution panels at the end of useful service life. Event Justification & Strategy: Panels require end of useful service life mandated replacement or upgrades. Implication of Event Deferral: If the distribution panels are not replaced, it may result in excessive maintenance.

134 Consulting Engineers Page Distribution Panels & Breakers - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with four (4) disconnect switches. The following is the available listing and specifications of the disconnect switches as per site inspection and drawings: # Site Designation Make Type Model# Serial# Qty Location Area Served Capacity Power Supply 1 Disconnect switches Amps 2 Disconnect switches Amps Observation: The disconnect switches were most likely installed in The disconnect switches appeared to be in reasonable working condition with no major issues reported by the property management staff. Replacement of the disconnect switches shall be performed in conjunction with the splitter and distribution panels replacement. Service Life: 30 Actual Age: 22 Total Quantity: 4 Unit: Each Rate: $1, Current Replace Value: $6,000 Component Condition: FAIR

135 Consulting Engineers Page Distribution Panels & Breakers - D (Photographs) Typical disconnect switch File#: 15-TOB-BMMB-D _Typicaldisconnetswitch_11.jpg

136 NADINE INTERNATIONAL INC. Consulting Engineers Page 133 Event: 1 of 1 for - D Distribution Panels & Breakers Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Cycle Renewal Event Year : 2024 Event Cost : $6,600 Event Cost with inflation : $9,033 Data Origin :Information is collected during a site review Brief Description: Disconnect switches replacement. Event Description: Replace the disconnect switches at the end of useful service life. Event Justification & Strategy: A tentative budget is provided for disconnect switches end of service life replacement. Implication of Event Deferral: If the disconnect switches are not replaced, it may result in excessive maintenance. info@nadineintl.on.ca website:

137 Consulting Engineers Page Lighting And Branch Wiring - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The interior lighting of the building consists of combination of T8 fluorescent lamps and incandescent bulbs. Observation: Majority of the lighting appeared to be in working order with no major issues reported. Efficiency and optimization recommendation: Light Emitting Diode (LED) technology is rapidly developing for use commercially in interior lighting applications and provides reduced energy, maintenance costs, and longer lamp life and are environmental friendly because they are mercury free. The LED upgrades also qualify for energy rebates from the local power authorities and provide a payback of 3 to 5 years. The LED upgrades can be incorporated as part of the routine fixture maintenance program where existing lighting can be replaced with LED`s or completed as a single project. Service Life: 30 Actual Age: 22 Total Quantity: 1 Unit: LUMPSUM Rate: $15, Current Replace Value: $15,300 Component Condition: GOOD

138 Consulting Engineers Page Lighting And Branch Wiring - General - D (Photographs) Typical fluorescent lamp File#: 15-TOB-BMMB-D _Typicalfluorescentlamp_47.jpg Typical incandescent bulb File#: 15-TOB-BMMB-D _Typicalincandescentbulb_48.jp g

139 Consulting Engineers Page 136 Event: 1 of 1 for - D Lighting And Branch Wiring - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Cycle Renewal Event Year : 2024 Event Cost : $16,830 Data Origin :Information is collected during a site review Event Cost with inflation : $23,033 Brief Description: Interior lighting replacement and upgrade at the end of useful service life. Event Description: Upgrade the interior lighting at the end of useful service life. Event Justification & Strategy: Upgrade the interior lighting to Light Emitting Diode (LED) or energy efficient lighting. LED technology is rapidly developing for use commercially in interior lighting applications and provides reduced energy, maintenance costs, and longer lamp life and are environmental friendly because they are mercury free. Implication of Event Deferral: If the energy efficiency lighting upgrades are not performed, the energy savings from the project will not be realized resulting in higher operating costs.

140 NADINE INTERNATIONAL INC. Consulting Engineers Page Lighting & BW - Exit Lighting - D Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with exit signs at the required exits. Observation: The exit lighting was observed to be in working order with no major issues reported. Service Life: 30 Actual Age: 22 Rate: $ Total Quantity: 10 Unit: Each Current Replace Value: $3,500 Component Condition: GOOD info@nadineintl.on.ca website:

141 Consulting Engineers Page Lighting & BW - Exit Lighting - D (Photographs) Typical exit sign File#: 15-TOB-BMMB-D _Typicalexitsign_14.jpg

142 NADINE INTERNATIONAL INC. Consulting Engineers Page Fire Detection & Alarm Systems - General - D Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-D Description: The building is provided with a single stage Fire lite fire alarm system. The main control panel is located in the lower basement mechanical and electrical room. The fire alarm system consists of manual pull stations, smoke detectors, bells, and sprinkler flow switches. Observation: The fire alarm system was installed in 1993 and its past its useful service life. The lite fire MS-4424B fire alarm panel is obsolete, which makes sourcing of parts difficult if any maintenance is required and therefore replacement of the fire alarm system is recommended. The latest annual inspection report was performed on December, Periodic inspections, testing, and maintenance, shall be continued as per the requirements of the Ontario Fire Code, CAN/ULC S536 "Inspection and Testing of Fire Alarm Systems`, and CAN/ULC S524 "Installation of Fire Alarm System`. Service Life: 17 Actual Age: 22 Rate: $40.00 Total Quantity: 952 Unit: Square Meters Current Replace Value: $38,080 Component Condition: FAIR info@nadineintl.on.ca website:

143 Consulting Engineers Page Fire Detection & Alarm Systems - General - D (Photographs) Fire alarm panel File#: 15-TOB-BMMB-D _Firealarmpanel_41.jpg Fire alarm components File#: 15-TOB-BMMB-D _Firealarmcomponents_61.jpg

144 NADINE INTERNATIONAL INC. Consulting Engineers Page 141 Event: 1 of 1 for - D Fire Detection & Alarm Systems - General Nadine Equipment ID: 15-TOB-BMMB-D Event Type : Life Event Year : 2016 Event Cost : $41,888 Event Cost with inflation : $41,888 Cycle Renewal Data Origin :Information is collected during a site review Brief Description: Fire alarm system upgrade. Event Description: Fire alarm system upgrade. Event Justification & Strategy: Upgrade of the fire alarm system is required as it is past its useful service and the existing lite fire MS4424B fire alarm panel is obsolete, which will cause difficulty in sourcing parts during maintenance. The scope of upgrade will typically include replacement of fire alarm panel, devices and wiring as per the current code requirements. Implication of Event Deferral: The fire alarm system is part of the building's life safety system and will pose a risk to life safety in the building if not replaced at the end of its useful service life. info@nadineintl.on.ca website:

145 Consulting Engineers Page Emergency Light Systems - D Nadine Equipment ID: 15-TOB-BMMB-D Description: The emergency lighting for the building is provided by single/double head lights and battery power packs throughout the building. Observation: The majority of the emergency lighting power packs appeared to be in good condition. The replacement cycle of each battery in the power pack varies based on the findings of the annual inspections and is performed on an as needed basis from the operating budget; therefore, no capital budgets are recommended. Inspections, testing, and maintenance, shall be continued as per the requirements of Subsection 2.7 of the National Fire Code. Efficiency and optimization recommendation: Exit signs offer the opportunity for significant savings. Light-emitting diode (LED), electroluminescent, photo luminescent and light-rope exit signs have approximate payback periods of less than two years. Service Life: 25 Actual Age: 22 Total Quantity: Unit: Each Rate: $ Current Replace Value: $0 Component Condition: GOOD

146 Consulting Engineers Page Emergency Light Systems - D (Photographs) Typical emergency lighting File#: 15-TOB-BMMB-D _Typicalemergencylighting_21.jpg

147 NADINE INTERNATIONAL INC. Consulting Engineers Page G - BUILDING SITEWORK info@nadineintl.on.ca website:

148 NADINE INTERNATIONAL INC. Consulting Engineers Page Pedestrian Paving - General - G Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-G Description: The site is provided with interlocking brick walkways at the North elevation (front of the building). Observation: During the site inspection, the interlock walkways were covered with snow; however, the walkways were generally in acceptable condition. No broken or missing brick were noted. Service Life: 25 Actual Age: 22 Rate: $90.00 Total Quantity: 70 Unit: Square Meters Current Replace Value: $6,300 Component Condition: FAIR info@nadineintl.on.ca website:

149 Consulting Engineers Page Pedestrian Paving - General - G (Photographs) Brick interlock paving File#: 15-TOB-BMMB-G _Brickinterlockpaving_59.jpg

150 NADINE INTERNATIONAL INC. Consulting Engineers Page 147 Event: 1 of 1 for - G Pedestrian Paving - General Nadine Equipment ID: 15-TOB-BMMB-G Event Type : Event Year : 2021 Event Cost : $6,930 Event Cost with inflation : $8,431 Data Origin :Information is collected during a site review Brief Description: Replace the interlock pavers. Event Description: Service life replacement of the interlock pavers. Event Justification & Strategy: Expected service life replacement of the interlock pavers. Implication of Event Deferral: If not repaved, the interlock paving will continue to degrade and will likely develop uneven surfaces as well as missing and broken pavers. Deteriorated pedestrian walkways could lead to the development of trip hazards. info@nadineintl.on.ca website:

151 NADINE INTERNATIONAL INC. Consulting Engineers Page Pedestrian Paving - Exterior Steps - G Nadine Equipment ID: 15-TOB-BMMB-G Description: The site is provided with three (3) set of cast-in-place concrete stairs at the East, North and West elevations. The stairs which is located at the North elevation is outfitted with one (1) floor mounted, steel handrails running up the centre of the stairs and the two (2) other set of stairs which are located at the East and West elevations are outfitted with one (1) floor mounted, steel handrails running up the side of the stairs. Observation: During the visual site inspection, the site stairs were covered with snow, and not visible; however, the stairs were generally in serviceable condition and demonstrate normal deterioration and minor distress. Minor repairs should be performed on the stairs and handrail from the operational budget. Service Life: 50 Actual Age: 97 Rate: $30, Total Quantity: 1 Unit: LUMPSUM Current Replace Value: $30,000 Component Condition: GOOD info@nadineintl.on.ca website:

152 Consulting Engineers Page Pedestrian Paving - Exterior Steps - G (Photographs) North elevation stairs File#: 15-TOB-BMMB-G _Northelevationstairs_10.jpg East elevation stairs File#: 15-TOB-BMMB-G _Eastelevationstairs_81.jpg West elevation stairs File#: 15-TOB-BMMB-G _Westelevationstairs_51.jpg

153 NADINE INTERNATIONAL INC. Consulting Engineers Page Pedestrian Paving - Concrete Pavers - G Nadine Equipment ID: 15-TOB-BMMB-G Description: The site is provided with concrete walkway on the East and West elevations. Observation: The concrete walkways were covered with snow at the time of inspection; however, no major deficiencies were reported or noted. Concrete walkways repairs shall be performed as needed from the operating budget. Service Life: 25 Actual Age: 97 Rate: $ Total Quantity: 17 Unit: Square Meters Current Replace Value: $2,210 Component Condition: FAIR info@nadineintl.on.ca website:

154 Consulting Engineers Page Pedestrian Paving - Concrete Pavers - G (Photographs) Concrete walkways File#: 15-TOB-BMMB-G _Concretewalkways_02.jpg

155 NADINE INTERNATIONAL INC. Consulting Engineers Page Fences & Gates - General - G Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-G Description: A chain link fence is provided at the East and West elevations side of the building. Observation: The chain link fence was observed to be in good physical condition without the presence of any major deficiencies. The posts were observed to be stable, and the fence properly aligned without the presence of leaning or physical damage. The age of the fence is not known and is assumed to be installed within the past ten (10) years. Service Life: 30 Actual Age: 10 Rate: $ Total Quantity: 35 Unit: Current Replace Value: $5,740 Component Condition: GOOD info@nadineintl.on.ca website:

156 Consulting Engineers Page Fences & Gates - General - G (Photographs) Chain link fence File#: 15-TOB-BMMB-G _Chainlinkfence_99.jpg

157 NADINE INTERNATIONAL INC. Consulting Engineers Page 154 Event: 1 of 1 for - G Fences & Gates - General Nadine Equipment ID: 15-TOB-BMMB-G Event Type : Event Year : 2036 Event Cost : $6,314 Event Cost with inflation : $13,835 Data Origin :Information is collected during a site review Brief Description: Life cycle renewal of the chain link fence. Event Description: Life cycle renewal of the chain link fence. Event Justification & Strategy: Life cycle renewal of the chain link fence due to end of useful service life. Implication of Event Deferral: If the chain link fence is not renewed at the end of service life it may result in excessive maintenance. info@nadineintl.on.ca website:

158 NADINE INTERNATIONAL INC. Consulting Engineers Page Signage - G Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-G Description: The building is provided with a signage which is located at the North West sides of the building. Observation: The signage was observed to be in good physical condition, with no deficiencies observed. Service Life: 15 Actual Age: 5 Rate: $5, Total Quantity: 1 Unit: Each Current Replace Value: $5,000 Component Condition: GOOD info@nadineintl.on.ca website:

159 Consulting Engineers Page Signage - G (Photographs) Exterior signage File#: 15-TOB-BMMB-G _Exteriorsignage_06.jpg

160 NADINE INTERNATIONAL INC. Consulting Engineers Page 157 Event: 1 of 1 for - G Signage Nadine Equipment ID: 15-TOB-BMMB-G Event Type : Event Year : 2026 Event Cost : $5,500 Event Cost with inflation : $8,141 Data Origin :Information is collected during a site review Brief Description: Signage replacement. Event Description: Replace the signage. Event Justification & Strategy: Replace the signage at the end of service life. Implication of Event Deferral: If not replace at the end of service life, the signage will continue to deteriorate. info@nadineintl.on.ca website:

161 NADINE INTERNATIONAL INC. Consulting Engineers Page Landscaping - General - G Nadine Equipment ID: 15-TOB-BMMB-G Description: The site is provided with mature trees at the North elevation of the building. Observation: During the site visual inspection. The landscaped area was covered with snow, and not visible; however, there were no deficiencies such as sinkholes or settlements observed. All maintenance cost should be covered under the building`s operation and maintenance budgets. Service Life: 30 Actual Age: 22 Rate: $20.00 Total Quantity: 95 Unit: Square Meters Current Replace Value: $1,900 Component Condition: GOOD info@nadineintl.on.ca website:

162 NADINE INTERNATIONAL INC. Consulting Engineers Page Landscaping - General - G (Photographs) Landscaped area File#: 15-TOB-BMMB-G _Landscapedarea_74.jpg info@nadineintl.on.ca website:

163 NADINE INTERNATIONAL INC. Consulting Engineers Page Storm Water - Management Facilities - G Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-G Description: The storm water system for the building consists of roof drains, rainwater leaders, catch basins, and manholes. The underground storm water main for the building connects to the municipality storm water main. The site is provided with hard landscaping elements of concrete and interlock pavement, which are generally sloped away from the building, towards catch basins and drains. Observation: As per the property management staff, the water went through the entrance door to the entrance of the building and new manhole is under construction. Typically storm water systems require inspection and maintenance every twenty-five (25) years. Service Life: 25 Actual Age: 22 Rate: $ Total Quantity: 20 Unit: METERS Current Replace Value: $10,000 Component Condition: FAIR info@nadineintl.on.ca website:

164 Consulting Engineers Page Storm Water - Management Facilities - G (Photographs) Storm water system File#: 15-TOB-BMMB-G _Stormwatersystem_13.jpg New manhole location File#: 15-TOB-BMMB-G _Newmanholelocation_80.jpg

165 NADINE INTERNATIONAL INC. Consulting Engineers Page 162 Event: 1 of 1 for - G Storm Water - Management Facilities Nadine Equipment ID: 15-TOB-BMMB-G Event Type : Event Year : 2016 Event Cost : $11,000 Event Cost with inflation : $11,000 Data Origin :Information is collected during a site review Brief Description: Storm water study. Event Description: Rain water and storm water system investigations to determine current condition and renewal needs. Event Justification & Strategy: Conduct additional investigation such as camera inspection and pipe cut sample test to identify repairs and scope of upgrades. The scope of work also includes grading, surface drainage and diversion issues also. Implication of Event Deferral: If the additional investigations of the storm and rain water system are not performed, the renewal needs for the system will not be identified and may result in excessive maintenance due to end of life cycle. info@nadineintl.on.ca website:

166 Consulting Engineers Page Site Lightings - General - G Number of Events included: 1 Nadine Equipment ID: 15-TOB-BMMB-G Description: The site is provided with wall mounted exterior lighting around the building. Observation: The exterior lighting appeared to be in acceptable condition with no major issues were noted. Efficiency and optimization recommendation: Light emitting Diode (LED) technology for exterior lighting applications has rapidly developed and retrofit kits which use existing exterior lighting poles and fixtures are now commercially available. Light Emitting Diode (LED) technology provides reduced energy, maintenance costs, and longer lamp life and are environmental friendly because they are mercury free. The LED upgrades also qualify for energy rebates from the local power authorities and provide a payback of 3 to 5 years. An audit of the exterior lighting will be required in order to determine the feasibility, existing fixture use, upgrade cost and pay-back. Service Life: 30 Actual Age: 22 Total Quantity: 14 Unit: Each Rate: $1, Current Replace Value: $14,000 Component Condition: FAIR

167 Consulting Engineers Page Site Lightings - General - G (Photographs) Wall mounted exterior lighting File#: 15-TOB-BMMB-G _Wallmountedexteriorlighting_49.jpg Wall mounted exterior lighting File#: 15-TOB-BMMB-G _Wallmountedexteriorlighting_55.jp g