BUILDING EVALUATION AND RESERVE FUND STUDY

Transcription

1 BUILDING EVALUATION AND RESERVE FUND STUDY ST. CLAIR CONDOMINIUM 1111 BERING DR. HOUSTON, TEXAS Prepared for: ST. CLAIR COUNCIL OF CO-OWNERS ATTN: BART HENSON 1111 BERING ST. HOUSTON, TX Prepared by: CRITERIUM FARRELL ENGINEERS 5629 FM 1960 ROAD WEST, SUITE 221 HOUSTON, TX (281) APRIL 27, 2004

2 TABLE OF CONTENTS 1.0 INTRODUCTION PURPOSE & SCOPE PURPOSE SCOPE SOURCES OF INFORMATION STANDARDS OF REFERENCE EXECUTIVE SUMMARY INTRODUCTION STRUCTURE ROOFING EXTERIOR FINISHES WINDOWS ELECTRICAL PLUMBING HEATING, VENTILATION, & AIR CONDITIONING ELEVATORS INTERIORS PARKING GARAGE SECURITY ENVIRONMENTAL DISABLED ACCESSIBILITY LIFE AND FIRE SAFETY SITE AND GROUNDS AMENITIES POOL/TENNIS COURTS/FITNESS CENTER/SPA DESCRIPTION STRUCTURE EXTERIOR SYSTEMS ROOFING SYSTEMS EXTERIOR FINISHES WINDOWS DOORS MECHANICAL SYSTEMS ELECTRICAL SYSTEMS PLUMBING SYSTEMS HVAC SYSTEMS VERTICAL TRANSPORTATION COMMON AREAS COMMON AREA FINISHES PARKING GARAGE SECURITY ENVIRONMENTAL AMERICANS WITH DISABILITIES ACT (ADA) LIFE AND FIRE SAFETY...21

3 12.0 SITE TOPOGRAPHY STORM DRAINAGE PAVING & CURBING SIDEWALKS & WALKWAYS LANDSCAPING & APPURTENANCES AMENITIES POOL/TENNIS COURTS/FITNESS CENTER LIMITATIONS CONCLUSION...26 APPENDIX A: SUMMARY OF SURVEY RESPONSES APPENDIX B: PHOTOGRAPHS APPENDIX C: RESERVE FUND ANALYSIS APPENDIX D: PROFESSIONAL QUALIFICATIONS

4 1.0 INTRODUCTION St. Clair Council of Co-Owners, through the Board of Directors, authorized Criterium-Farrell Engineers to conduct a Building and Reserve Fund Study of the St. Clair Condominium, located at 1111 Bering Dr. in Houston, Texas. Studies of this nature are important to ensure the Council has sufficient funds for long-term, periodic capital expenditure requirements. 2.0 PURPOSE & SCOPE Typically, an Association has two broad cash requirements: 1. The general operating funds and 2. The capital repair and replacement reserves. In this report, we will focus on those items falling under the capital repair and replacement reserve criteria. We have projected a capital repair and replacement reserve for twenty years. The Reserve Fund Analysis is included in Appendix C. This report is structured to analyze components of the complex for which the Council is responsible and to assess an expected useful life and remaining useful life to those components. The anticipated expense for the scheduled repair or replacement of the component is then analyzed in conjunction with the Council s current capital reserve funding program. Funding recommendations are made with the objective of limiting substantial cash excesses while minimizing financial burdens that can result from significant cash inadequacies. 2.1 Purpose This report is intended as a tool to determine reserve fund allocation requirements, manage future obligations and inform the Council of future financial needs in general. This report forecasts obligations for the Council twenty years into the future. It should be noted that events might occur that could have an effect on the useful life assumptions used in this study. Likewise, market fluctuations can have an impact on component or system replacement and repair costs. Therefore, a study such as this should be updated from time to time, usually on a three to five-year cycle, in order to reflect the association s most accurate needs and obligations. 2.2 Scope This study has been performed according to the scope as generally defined by The St. Clair Council of Owners and Criterium-Farrell Engineers. The findings and recommendations are based on interviews with management personnel and residents, a review of available documents and an investigation of the buildings and site. The investigation involved, in particular, the foundation (to the extent visible), roofs, exterior walls, paved areas, utilities (to the extent visible), common mechanical equipment, common areas (such as lobbies and hallways) and common amenities (such as the pool and tennis courts). While this study focuses only on the components for which the Council is responsible, information gained by reviewing unit interiors was relevant to the evaluation of common area elements. We inspected the interiors of eleven units Page 1

5 The report contains the following: A description of the overall condition of building components and systems that are the Council s responsibility and conditions that may limit the expected useful life of the building and its components. Information about significant deficiencies, deferred maintenance items and material code violations based on a visual survey of the building and grounds and conversations with people who have knowledge about the facility. A reserve fund analysis including a component inventory, anticipated remaining component useful life, anticipated component repair or replacement costs, and forecasted fund levels as a result of those anticipated costs. (Appendix C) The statements in this report are opinions about the present condition of the condominium. They are based on visual evidence available during a diligent investigation of all reasonably accessible areas falling under the responsibility of the Council. No surface materials were removed, no destructive testing was performed and no furnishings were moved or relocated. This study is not an exhaustive technical evaluation. Such an evaluation would entail a significantly larger scope. For additional Limitations, see Section Sources of Information The inspection of the complex was conducted on October 22 and October 23, The Criterium-Farrell Engineers team included Pat Farrell, P.E., James P. Stump, P.E., Roberto Trevino, P.E. and Orkun Eron, EIT. The following people provided important information during the course of our study: Mr. Dave Weinhoffer, Association representative Mr. Bart Henson, Association treasurer Ms. Candi Lacy, Prime Site, Inc., property management Ms. Nancy Taghlebi, Prime Site, Inc., property management Dr. Stephen Tien, Geotech Engineers, Inc. Mr. Buck Taylor, Simplex Grinnell The following documents were reviewed: St. Clair Condominium plans, Solanji, Inc., dated The St. Clair Condominiums Plumbing Leaks/Foundation, Haag Engineering Co., dated March 19, Structural Inspection Report, Carnes Engineering, Inc., dated August 8, Final Report, Fisher-Smoucha Consulting, dated November 1, Proposal for Waterproofing at 1111 Bering Drive, American Restoration Inc., dated November 28, 2000 Miscellaneous invoices to the Association. Page 2

6 The Council recently conducted an owner survey in conjunction with this study. A copy of the survey and a tabulation of results are attached in Appendix A. Survey results have provided a guide in developing the study recommendations. 2.4 Standards of Reference The following definitions are used throughout the report: 3.0 EXECUTIVE SUMMARY Excellent: Component or system is in "as new" condition, requiring no rehabilitation and should perform in accordance with expected performance. Good: Component or system is sound and performing its function, although it may show signs of normal wear and tear. Some minor rehabilitation work may be required. Fair: Component or system falls into one or more of the following categories: a) Evidence of previous repairs not in compliance with commonly accepted practice, b) Workmanship not in compliance with commonly accepted standards, c) Component or system is obsolete, d) Component or system approaching end of expected performance. Repair or replacement is required to prevent further deterioration or to prolong expected life. Poor: Component or system has either failed or cannot be relied upon to continue performing its original function as a result of having exceeded its expected performance, excessive deferred maintenance or state of disrepair. Present condition could contribute to or cause the deterioration of other adjoining elements or systems. Repair or replacement is required. Adequate: A component or system is of a capacity that is defined as enough for what is required, sufficient, suitable and/or conforms to standard construction practices. All ratings are determined by comparison to other buildings of similar age and construction type. Further, some details of workmanship and materials will be examined more closely in higher quality buildings where such details typically become more relevant. Repair/Replacement Reserve: Non-annual/non-recurring maintenance items that will require significant expenditure over the life of the building. Included are items that will reach the end of their estimated useful life during the course of this projection or, will require attention during that time. 3.1 Introduction At the request of The St. Clair Council of Co-Owners, Criterium-Farrell Engineers conducted a comprehensive evaluation of the complex. The primary purpose of this evaluation was to determine the current condition of the various systems of the complex and to develop a plan that identified major capital improvements needed within the next twenty years to facilitate the Council s immediate and long-term budget planning. The Criterium-Farrell Engineers project team consisted of Pat Farrell, P.E., James P. Stump, P.E., Roberto Trevino, P.E. and Orkun Eron, EIT. Page 3

7 Throughout the course of our investigation, The St. Clair property management staff and Association committees provided a considerable amount of valuable information regarding the building and were instrumental in facilitating our work. To fully understand all of the information presented, the report should be read in its entirety. However, for the reader s convenience, a summary of the condition of the major systems of the complex is included here. A Reserve Fund Analysis is included in Appendix C. See the Table of Contents for the report location of each of the following sections. 3.2 Structure Building The structure of the building is generally in good condition. No evidence of major structural distress was noted; except the minor to moderate amount of cracks and distortion in the first floor slab. Based on our observations and the information we reviewed, it is our opinion that the primary cause of the slab movement is shrink/swell movement of the underlying soils. Some of the slab distress is also likely to be caused by a sub-slab plumbing leak. We recommend that this condition be further investigated and a repair plan developed. We also noted that some concrete balcony decks exhibited deterioration/spalling of the concrete with exposed rebar. We recommend that selected repair of the decks is done. In addition, American Restoration, Inc. provided a proposal to the Association in 2000 that recommends waterproofing the balcony decks. This would help prevent deterioration of the concrete. This work should be a part of the façade work discussed in Section 3.4. Recommendations Geotechnical investigation (Year 1) Repair first floor concrete slab (Year 3) 3.3 Roofing The roofing on the building is generally in fair condition. The canopy over the stair to the tennis courts is in poor condition and should be replaced. Recommendations Replace roofing (Year 7) Replace stair canopy (Years 1 & 11) 3.4 Exterior Finishes The exterior finish of the building is a combination of concrete with a painted stucco finish and metal stud walls and sheathing with a painted stucco finish. It is our understanding that some type of coating was recently applied. The finish is generally in fair to good condition. We noted areas where the stucco and underlying sheathing has deteriorated. Significant water leakage has occurred and is likely to be on-going. The American Restoration proposal recommends façade work including a waterproof coating. We generally concur with the scope of work they outline. The façade will require on-going maintenance. Page 4

8 As noted above in Section 3.2, some balcony decks are in need of repair and waterproofing would reduce deterioration of the concrete. As part of this work, the balcony railings should be refurbished. Recommendations Repair and Refurbish façade (Years 1 & 8) Maintain façade (Year 17) 3.5 Windows The windows are thermopane fixed units. Due to their exposure, they are particularly vulnerable to leakage. It is our understanding that water leakage has occurred at the windows. We noted water staining, in particular, at the top floor sunroom units. The association should initiate a multi-year glazing replacement program that includes proper sealing of the windows. Recommendations Window glass replacement program (Yearly) Replace sunroom glazing (Years 1 & 2) 3.6 Doors The exterior doors are generally in good condition. The sliding doors at the balconies will require periodic maintenance and glazing replacement. Recommendations Sliding door maintenance (Yearly from Year 5) 3.7 Electrical The electrical system is generally in good condition. The Association should anticipate some replacement of the major electrical components within the twenty year study period. The building is vulnerable to lightning strikes and a power conditioning and protection system would minimize the risk of major damage to the electrical system. Recommendations Typical upgrade of transformers, switchgear, etc. (Year 17) Install power conditioning and protection system (Year 1) 3.7 Plumbing Based on their expected useful life, the hot water boiler heat exchangers, the hot water storage tanks and the water conditioners will require replacement over the course of the study period. The domestic water storage tank is original and we recommend relining the tank. There is a water filtration system associated with the storage tank that should be evaluated. Based on previous inspections, the sub-slab plumbing lines are likely to be damaged. The Association anticipates the need for sub-slab sewer line repair work. It is our understanding that a repair plan is being developed. Page 5

9 Recommendations Replace hot water boiler heat exchangers (Year 15) Replace hot water storage tanks (Year 20) Replace water-conditioning system (Year 13) Reline domestic water storage tank (Year 1) Review domestic water supply filtration (Year 1) Repair sub-slab sewer lines (Year 1) 3.8 Heating, Ventilation, & Air Conditioning The heating boilers are relatively new, but at the time of our site visits they were not operating properly. It is our understanding that the Association has subsequently had the boilers repaired. The life expectancy of such boilers is about twenty to twenty-five years. We have, therefore, included funds in the reserve analysis to allow for a major repair or replacement of the boilers within the twenty-year study period. Common area heat pumps will require replacement due to normal aging. The cooling tower is original to the construction of the building. It is currently in satisfactory condition, but the Association should anticipate replacement of the tower within the study period. In addition, based on the current operation of the tower circulation pump, the Association should anticipate replacing it within the next few years. Common area ventilation is provided by an air handler located on the roof. At the time of our site visits, it required control adjustment, which we understand has been done. Based on age, a program to replace the local exhaust fans should be initiated. This is typical of this type of building. Recommendations Repair/replace heat boilers (Year 20) Replace cooling tower circulation pump (Year 4) Replace common area heat pumps (Year 15) Replace cooling tower (Year16) Replace exhaust fans (Yearly, starting in Year 3) 3.9 Elevators The elevators are generally in good operating condition. It is our understanding that a life safety upgrade is required. The control system should be upgraded within the study period. The cab interiors are in good condition. They will require refurbishing on a regular basis. Recommendations Upgrade control system (Year 15) Life safety upgrade (Year 2) Upgrade cab interiors (Years10 & 20) Interiors Common area finishes are often repaired and replaced as part of a condominium s regular maintenance program rather than as part of its capital needs. However, some common area finish work is included in the reserve fund study due to scope and cost. Page 6

10 The finishes are generally in good condition and appear to be well maintained. The owners commented in the surveys that the corridors needed refurbishing. Recommendations Replace common area carpet (Years 2,3 & 4 10 year schedule) Wall covering/ceiling tile/wood trim renovation (Years 2,3 & 4 10 year schedule) Upgrade kitchen and common area furniture (Years 6 & 16) 3.11 Parking Garage The structure of the parking garage is generally in good condition. No evidence of structural distress was noted. We observed some worn areas of the deck. Two strategies for maintaining the deck are yearly repair or application of a deck coating on a regular schedule. At the request of the Association, we have included yearly maintenance in the reserve fund analysis. The drainage of the garage could be improved. The lighting in the garage is minimal and the fixtures are in fair condition. The metal canopy on the second level will require periodic maintenance. The entry card reader/access gate system is operating satisfactorily, but is in fair condition and replacement should be anticipated within the next few years. The owners survey responses indicated a desire to improve the appearance of the garage. We agree that painting would improve the aesthetic appearance. Recommendations Paint garage interior (Years 3, 8, 13, & 18) Upgrade garage lighting (Year 3) Maintain surface (Yearly) Refurbish drain system (Year 1) Refurbish metal canopy (Years 5 & 15) Upgrade card reader system (Year 7) Replace entry gates (Year 1) 3.12 Security The level of security of the building appears adequate. A night site walk revealed that the site lighting is minimal is some locations. Adding some site lighting would improve the safety and security of the site. Recommendations Add site lighting (Year 3) 3.13 Environmental The age of the building presents the possibility of the presence of lead in water. Recommendations Test water for lead (Year 1) Page 7

11 3.14 Disabled Accessibility There are provisions for accessibility for the disabled at the complex, and it is apparent that the St. Clair management is sensitive to the possible needs of disabled persons. Based on our understanding of the use of the facilities, the Americans with Disabilities Act (ADA) does not currently apply to the complex. However, for the convenience of residents and guests, we recommend that some upgrade of ADA accessibility be implemented. Recommendations Provide additional ADA spaces and signage (Year 2) 3.15 Life and Fire Safety The building appears to generally conform to fire and life safety codes. Based on its age, the fire pump will likely require replacement within the study period. It is our understanding that some work to other components of the fire protection system, specifically upgrade of the jockey pump, controls and dampers, has been recommended to the Association. We have included this work in the reserve analysis. The Association should anticipate an upgrade to the fire alarm system to ensure it conforms to current code at some time within the study period. Recommendations Upgrade fire alarm system (Year11) Upgrade jockey pump, controls, dampers (Year 1) Replace fire pump (Year 19) 3.16 Site and Grounds The site and grounds are well maintained and are generally in good condition. It is our understanding that the Association has had a video scan of the storm drain system that indicated damage to some piping and the need for some repairs within the next few years. The concrete drive, including the parking garage ramp, parking, sidewalk, and curbing areas will require repairs due to cracks, spall, and settlement observed. The chain link and aluminum fencing sections vary in condition from good to fair, periodical maintenance/refinishing is expected over the 20-year evaluation period. The site light fixtures will likely require upgrade within the next ten years. The landscaping appeared to be well maintained. There are two control boxes for the lawn irrigation systems, one of which was reportedly recently replaced. The property sign is displayed at the entrance of the property, facing Bering Drive. It was in good to fair condition, and we anticipate replacement in our 20-year evaluation period. Page 8

12 Recommendations Repair concrete drive and walkways (Years 1 & 11) Repair storm drain system (Year 7) Refinish the aluminum fencing sections (Year 3 and every 8 years afterwards) Replace the site lighting fixtures (Years 10 & 20) Replace irrigation control boxes (Older box in year 2, recently replaced one in year 12) Upgrade irrigation system equipment (Year 6) Replace the property signage (Year 10) 3.17 Amenities Pool/Tennis Courts/Fitness Center/Spa The pool is in good condition. The pool deck, pool surface and the pool equipment will require periodic replacement. The tennis courts are adequate. It is our understanding that the drainage of the courts does not adequately handle some rain events. The owner survey indicated some interest in renovating and upgrading the fitness center. The Association should come to a consensus on this issue and develop a plan. The reserve fund analysis includes a general upgrade. The spa equipment will need replacement within the next ten years. Recommendations Replace pool equipment (Years 5 & 15) Resurface pool (Years 9 & 19) Resurface pool deck (Year 12) Replace pool furniture (Years 6 & 16) Resurface tennis courts (Years 6 & 16) Clean and repair tennis court drain system (Years 1 & 16) General upgrade of fitness (Years 2 & 12) Upgrade spa equipment (Year 8) 4.0 DESCRIPTION St. Clair Condominium consists of a fourteen-story building with seventythree residential units built in 1980/81. There is a two-level parking garage. The roof of the garage has two tennis courts. The site is described by the Harris County Tax Assessors records as acres. The site is bounded on the west by Bering Drive. 5.0 STRUCTURE The building has a reinforced concrete frame consisting of cast-in-place (c.i.p.) foundation, concrete columns, support beams and joists, and floor slabs. The concrete strength is specified as 3,000-psi for all concrete components in the building. The exteriors of the building consist of glass & aluminum wall systems, exposed concrete walls (for the shear walls), and stud walls covered with stucco panels. Page 9

13 The c.i.p. concrete framing members that were visible are in good condition. The concrete columns, where visible, are in good condition. The concrete floor slabs, support beams and joists, where visible, are also in good condition. No significant evidence of structural distress was noted. We noted cracks and distortion that varied in extent from minor to moderate in the first floor slab of the building. We have reviewed two engineering reports provided to us, The St. Clair Condominiums Plumbing Leaks/Foundation, Haag Engineering Co., dated March 19, 2003, and Structural Inspection Report, Carnes Engineering, Inc., dated August 8, Both reports provide valuable information to the Association. In addition, we have talked with Stephen Tien at Geotech Engineers, Inc., who is evaluating the sub-slab condition for the Association. We concur with the Haag report, that is, we observed no indication of foundation movement or distress and the distortion and cracking of the first floor concrete slab was likely caused principally by the shrink/swell movement of the highly expansive soils beneath the slab. This soil movement may continue and given the character of the existing construction of the slab, the best strategy to address this condition will address minimizing the effect of the soil movement on the slab and any floor coverings. Haag suggests using an isolation membrane beneath the flooring. We agree that this may be the most effective approach to reducing the cracking and distortion of the flooring. The Association should anticipate the need for floor leveling and crack repair. The Carnes report suggests that there has been a plumbing leak beneath the slab. Stephen Tien indicated that, based on their review of the information provided them and their inspection of the slab, it is their opinion that the cast iron sewer piping is likely to be damaged and the resultant water leakage could be contributing to the slab cracking and distortion. They, therefore, have prepared a proposal for the Association to further investigate the existing conditions and develop recommendations for repair. The scope of repair and, therefore, the capital reserve that the Association should allow is dependent on the results of further investigation and cannot be accurately determined at this time. We have included a line item in the Reserve Fund Analysis that should be viewed as a place marker. The Association should anticipate reviewing this line item when further information has been presented. Recommendations Geotechnical investigation (Year 1) Repair first floor concrete slab (Year 3) Page 10

14 6.0 EXTERIOR SYSTEMS 6.1 Roofing Systems The roofing on the building is modified bitumen that appears to be quite old, but which the Association believes to be five to six years old (see photo 1, Appendix B). There are roof surfaces associated with the penthouse balconies. These appear from the main roof to be membrane roofing (see photos 2 & 3). There is an internal drain system (see photo 1) and perimeter scuppers (see photo 4). There is a lightning rod system around the perimeter of the roof. There is a small roofing area over the walkway to the garage (see photo 5). And there is a roofing area over the main entry (see photo 6). We did not access these roofs, but the roofing appears to be a built up roof (BUR). The modified bitumen roofing is generally in fair condition. We noted crazing and cracking of the surface. The roofing has been patched in several locations. We noted that there are patches around the perimeter of the roof (see photo 7). These appear to have been locations of anchors that have been removed. The flashing at some of the penetrations, such as exhaust fans, has been patched with asphalt sealant (see photo 8). The flashing at the base of the stair tower has been redone and the perimeter metal edge cap is relatively new. We did not view the roofing over the stair tower. It is our understanding from the plans that it is elastomeric roofing. It should be inspected and replaced in conjunction with the main roof. The BUR roofing over the walkway and the main entry should also be addressed in conjunction with the main roof. While roofing of this type has a life expectancy of twenty to twenty-five years, the current condition of roofing indicates that the Council should anticipate replacing the roofing within the next few years. There is a canvas canopy at the stairs to the tennis courts that is in poor condition. This should be replaced. Recommendations Replace roofing (Year 5) Replaces stair canopy (Year 1) Page 11

15 6.2 Exterior Finishes The exterior finish of the building is a combination of concrete with a painted stucco finish or steel studs and sheathing with a painted stucco finish. There are concrete balconies at all units. The balconies have a precast concrete guard and steel tube railing. In general, the façade of the building is in fair to good condition. We are aware that some water penetration has occurred. And we noted areas where the stucco has bulged and the sheathing has warped due to water intrusion (see photo 9). Most of these areas are adjacent to windows and water intrusion is typically most likely at such façade penetrations. The American Restoration, Inc proposal recommends the application of an elastomeric waterproof coating over all vertical surfaces. It is our understanding that some type of coating was recently applied to the building. The type of coating is unknown to us. This coating is not providing a waterproof barrier at the damaged areas and is not providing a seal around the façade penetrations. We, therefore, recommend that the damaged areas be repaired, including application of an elastomeric waterproof coating and resealing penetrations. Sealing of the penetrations, particularly the windows, is, however, the most important component of a façade repair strategy. We recommend that this work be done within the next one to two years. A major façade refurbishing should be anticipated within the next several years. This work should include resealing of penetrations and a complete waterproof coating. Following the major repair, periodic maintenance will be necessary. This work will include spot repairs, resealing, and painting. The balcony decks are generally in fair to good condition. We noted some spall and exposed steel reinforcement (see photo 10). In addition, American Restoration proposed a waterproof coating at the decks. Application of a coating would protect and reduce the weathering of the concrete surface. This work should be done as part of the façade restoration work. Periodic maintenance of the deck, the guard and the railings should be anticipated. This work will include some concrete repair, painting, deck recoating, and resealing of the slider doorsills. We recommend that this work be incorporated into the regular annual maintenance program. We have included a complete façade maintenance project in the reserve fund analysis in Year 17. Recommendations Repair & refurbish façade (Years 1 & 8) Maintain façade (Year 17) 6.3 Windows The windows are thermopane fixed units. There are sunrooms at the top floor units. Page 12

16 The window units are typical for this type of application. Because most of the windows are nearly flush with the exterior plane of the building, they are particularly vulnerable to leakage due to wind-driven rain. It is our understanding that water leakage had occurred at many of the windows and all the windows were resealed. The owner surveys reported very few comments regarding the windows. The extent of current leakage is unknown to us. A concern has been expressed that the resealing was done incorrectly and sealed weep holes in the window frames. Curtainwall window units often have some combination of weep holes and sill cover drain holes. Many units are designed to allow glazing replacement to be done from either the interior or the exterior. The original installation intent for the windows at St. Clair is unknown to us. All the windows have been sealed on the exterior at both the frame to wall and the glass to frame locations (see photo 11). No weep or drain locations were readily apparent. The Association should anticipate initiating a yearly program of replacing the glass panels. We recommend that when the glass is replaced all old sealant is removed and, assuming the construction of the frame allows, the panels glazed from the interior to allow easier future replacement. Resealing of the exterior of the windows at the frame to wall location will still be necessary on a periodic basis as part of the façade maintenance program. The top floor sunroom glazing is particularly vulnerable to leakage. For example, we noted water staining at the top of the glazing in Unit This condition is likely to exist elsewhere. The sealant at the glass panels will require vigilant maintenance and should be replaced as part of the façade maintenance program. As with the windows, the sunroom glazing will require periodic replacement. Recommendations Window glass replacement (Yearly) Replace sunroom glazing (Years 1 & 2) 6.4 Doors The exterior doors at the complex consist of the storefront main entry, various types of single leaf access doors, and the sliding doors at the unit balconies. The access doors are generally in good condition and with regular maintenance should serve well. Periodic replacement should be part of the regular maintenance program. The main entry doors are generally in good condition. The exterior set has no weatherstripping between the panels (see photo 12). This door should be fully weatherstripped to ensure energy efficiency. Page 13

17 The sliding doors at the unit balconies are in good condition. Because they are set back in the balconies they are not as vulnerable as the windows, but as with the windows, periodic replacement of the glazing and resealing/weatherstripping should be anticipated. In addition, periodic repair of the hardware and operating components should be anticipated. Recommendations Sliding door maintenance (Yearly, starting in Year 5) 7.0 MECHANICAL SYSTEMS 7.1 Electrical Systems Underground high voltage wiring coming into the project is transformed to 480/277-volt, 3-phase, 4-wire service for building service and 240/120-volt single phase 3-wire for individual unit service. Power enters the building from a main transformer located in a fenced enclosure southwest of the building (see photo 13). The main electric entrance equipment is located in the south mechanical room. There is an emergency generator located off the south loading dock. It is a 300-kilowatt diesel fuel generator (see photos 14 & 15). The electrical service to the project has an expected useful life of 50+ years. Therefore, the Council need not expect a major expenditure for this electrical distribution equipment in the immediate future. Some typical upgrade of the switchgear, transformers and panels should be expected within the study period. The building has a lightning rod system, but does not have a power conditioning or a UL-Listed lighting protection system. We recommend that such a system is installed and certified periodically. The system will prevent damage to both the main electrical system and the fire alarm system resulting from a lightning strike. The height of the building and the weather conditions in Houston make the building vulnerable to lightning strikes. A strike could destroy or seriously damage the electrical and/or fire alarm equipment necessitating a significant replacement of this equipment. The emergency generator is in good condition. The generator was not tested at the time of our inspection, but it is our understanding that the unit is test run on a regular basis. Recommendations Upgrade transformers, switchgear, etc. (Year 17) Install power conditioning and protection system (Year 1) 7.2 Plumbing Systems The building is served by municipal water and sewer systems. The 1980 plans indicate that there is an 8 water main to the building from Bering Drive and that there is an 8 sanitary sewer and an 8 storm drain to the building from Bering Drive. Page 14

18 We did not view any of the plumbing system components within the buildings with the exception of the equipment in the mechanical rooms. There is a large domestic water surge tank located in the south mechanical room with two associated booster pumps (see photo 16). There are water filters attached to the side of the tank. Two Raypak gas-fired hot water boilers with two stainless steel storage tanks, located in the left rear mechanical room, supply domestic hot water (see photo 17). There is a Mueller water-conditioning system located in the left rear mechanical room (see photo 18). The sanitary sewer lines are cast iron. The water supply lines are copper. The hot water heaters and storage tanks are relatively new (2002) and are currently in good condition. The expected useful life of the boilers is twentyfive years. The boilers should be able to serve adequately with periodic repairs and maintenance for the study period. The heat exchangers within the boilers have an expected useful life of about fifteen years. Therefore, the Council should anticipate replacing these within fifteen years. The expected useful life of the hot water storage tanks is about fifteen to twenty years. They may need replacement within the study period. The water conditioning system is in good condition. The expected useful life of the water conditioning tanks is about fifteen years. They will need replacement within the next ten to fifteen years. The domestic water surge tank is original to the building. We inspected the interior from a hatch at the top of the tank. Some sediment was visible, but otherwise the interior of the tank appears to be in good condition. Based on the age of the tank and our understanding that it has not been previously relined, we recommend that the tank is relined within the next couple of years. The operation of the water filters associated with the water surge tank was not readily apparent. They appear to be too small to effectively filter the water supply to or from the tank. We recommend that a mechanical contractor familiar with this type of system review the existing setup and provide a recommendation. As discussed in Section 5.0, the Carnes Engineering report and preliminary review by Geotech Engineers, Inc. suggests that, at least a partial cause of the first floor concrete slab distortion was one or more sub-slab plumbing leaks. A video scan indicated some possible problems with the lines. We recommend further investigation of the condition and repair of the sub-slab sewer lines. Page 15

19 Recommendations Sub-slab sewer line repair (Year 1) Replace hot water boiler heat exchangers (Year 15) Replace hot water storage tanks (Year 20) Replace water-conditioning system (Year 13) Reline domestic water storage tank (Year 1) Review domestic water supply filtration (Year 1) 7.3 HVAC Systems The building is heated and cooled by a heat pump system. Heated water is provided by three Teledyne gas-fired boilers located in the cooling tower enclosure in the garage (see photo 19). There are two circulation pumps associated with the boilers (see photo 20). Heat is provided to each unit by heat pumps that are the responsibility of the individual owners. The common area spaces are heated by a combination of heat pumps (see photo 21) and the common area air handler located on the roof. Cooled air is provided by the heat pumps that use the circulating water as a heat sink and discharges heat from the cooling tower in the garage. Ventilation is provided by the rooftop air handler and by exhaust fans. It is our understanding that the heat boilers are relatively new, but they were not operating properly at the time of our site visits. It is our understanding that the Association has subsequently had the boilers repaired. The life expectancy of such boilers is about twenty to twenty-five years. We have, therefore, included funds in the reserve analysis to allow for a major repair or replacement of the boilers within the twenty-year study period. Also, one of the circulating pumps was not in operation at the time of our inspection. Therefore, the remaining pump was running continuously. The pumps are designed to provide redundancy and to cycle to avoid premature failure. It is our understanding that the Association has had the pumps repaired and they are now in operation. The life expectancy of the heat pumps is about fifteen years. Therefore, a replacement program of the common area heat pumps should be initiated within the study period. The cooling tower is original to the construction of the building. The life expectancy of a cooling tower is about twenty-five years. The tower is in good condition. Scale and corrosion inhibitors are in use, which help extend the life of the tower. Based on its age, the Association should anticipate replacing the tower within the twenty-year study period. Based on its current operation, the cooling tower circulation pump will likely need replacement within the next few years. Page 16

20 The ventilation air handler is in good condition. It has an expected useful life of about twenty years. Therefore, replacement should not be required within the study period. At the time of our site visits, there was a control problem that we understand has subsequently been corrected. The roof mounted exhaust fans are generally in good condition. This type of fan has a life expectancy of fifteen to twenty years. The Association should anticipate a regular replacement program, which we have included in the reserve fund analysis beginning in Year 3. Recommendations Repair/replace heat boilers (Year 20) Replace cooling tower circulation pump (Year 4) Replace common area heat pumps (Year 15) Replace cooling tower (Year16) Replace exhaust fans (Yearly, starting in Year 3) 7.4 Vertical Transportation The building is served by two centrally located Otis passenger elevators. The elevator equipment room is on the 14 th floor. The elevators are in good condition. It is our understanding that code upgrades are required to be completed by August We have, therefore, included a line item for this work in the reserve fund analysis. The Association should anticipate upgrading the control system within the twenty-year study period. The cab interiors are generally in good condition. The Association should anticipate refurbishing the interiors on a regular basis, dependant on the level of use. Recommendations Upgrade control system (Year 15) Life Safety Upgrade (Year1) Upgrade cab interiors (Year 10) 8.0 COMMON AREAS 8.1 Common Area Finishes Interior common areas consist of the lobbies, corridors, stairwells, recreational facilities, mechanical rooms, storage areas for common and individual unit needs, staff work and break areas. The corridor finishes generally include wallpaper, carpeting, wood trim and ceiling tile. The first floor common rooms contain furniture and appliances, as well. Common area finishes are often repaired and replaced as part of a condominium s regular maintenance program rather than as part of its capital needs. However, some common area finish work is included in the reserve fund study due to scope and cost. Page 17

21 The finishes are generally in good condition and appear to be well maintained. The owners commented in the surveys that the corridors needed refurbishing. We recommend that a replacement program begin in Year 2. We have assumed that the corridor finishes will need to be refurbished on a ten-year schedule. The Association should also anticipate replacing the common area furniture and appliances within the next few years. Recommendations Replace common area carpet (Years 2,3 & 4 10 year schedule) Wall covering/ceiling tile/wood trim renovation (Years 2,3 & 4 10 year schedule) Upgrade kitchen and common area furniture (Years 6 & 16) 8.2 Parking Garage There is a two-story parking garage, approximately 30,500 square feet. There is a card access entry with access gates (see photos 22 & 23). There is a concrete entry ramp. The structure of the parking garage consists of structural concrete slabs with steel and concrete columns. The first level deck is a concrete slab-on-grade. The second level and tennis court decks are concrete T-panel waffle decks. There is an internal drain system from the tennis court deck (see photo 24). The lower decks are pitched to a perimeter drain swale (see photo 25). The structure of the garage is in good condition. We noted no significant distress. We did note some efflorescence on the concrete deck indicating water penetration (see photo 26). Water penetration can lead to deterioration of the reinforcing steel within the concrete slab and can cause deterioration of the concrete. We also observed some worn areas of the deck. The entry ramp is generally in good condition, but is in need of some isolated repairs. Two strategies for maintaining the deck and ramp are yearly repair or application of a deck coating on a regular schedule. At the request of the Association, we have included yearly maintenance in the reserve fund analysis. We walked through the garage area at night and found that the light level is minimal. In addition, some owners indicated in the surveys that they would request improving the lighting in the garage. We have, therefore, included a line item in the reserve fund analysis to upgrade the garage lighting. Page 18

22 The drainage of the two parking levels appears to be adequate. The owner surveys indicated that some ponding of rainwater occurs. And drainage of the tennis courts needs improvement. The drainage of the tennis court level is discussed in Section We recommend that a general repair of the garage drain system be done. There is a steel framed metal canopy on the second level (see photo 27). It is generally in good condition, but will require periodic maintenance, such as tightening screws and repainting. We observed the operation of the entry card reader and access gates and they operate satisfactorily. The gates are in fair condition and replacement should be expected soon. The card reader system should be modernized within the next several years. There was some dissatisfaction with the entry system expressed in the owner s surveys. The Association may wish to consider modernizing the entire system. The owner s surveys also indicated the desire for improving the appearance of the interior of the garage. We agree that some painting would improve the aesthetic appearance and brightness of the garage and have included it in the reserve fund analysis. As is typical with all parking garages, the space striping will require periodic repainting. Recommendations Paint garage interior (Years 3, 8, 13, & 18) Upgrade garage lighting (Year 3) Maintain deck surface (Yearly) Refurbish drain system (Year 1) Refurbish metal canopy (Years 5 & 15) Upgrade card reader system (Year 7) Replace entry gates (Year 1) 8.3 Security There is a concierge desk at the front entry. The building has a card reader, controlled access front entry and card access on other exterior doors. There is a camera surveillance system installed on the premises that is monitored at the concierge desk and consists of nine cameras. The level of security at the building appears adequate. We are unaware of any recent security incidents in the building. Visitors to the property, such as vendors and contractors, are required to sign in at the concierge desk. Our night walk around the property revealed that the site lighting is minimal in some locations, particularly in the front parking area. We recommend that some additional site lighting is installed. Page 19

23 Some owners commented in the survey that the concierge desk should be staffed 24 hours. Recommendations 9.0 ENVIRONMENTAL Add site lighting (Year3) While some references to hazardous materials may be made, our report is not a complete investigation for toxic wastes in the building or adjacent soils, hazardous materials, or public records affecting this property. Such an investigation would be much more costly and is beyond the scope of this study. This building was constructed in The fuel for the emergency generator is stored in an Armco 287-gallon underground storage tank (UST) with corrosion protection located beneath the adjacent drive (see photo 28). We recommend that the Association ensure that the tank complies with all applicable UST requirements. Based on the age of the building the water supply piping may have been joined with solder that contained lead. As a precaution, we recommend that selected water tests for lead be done. The cost of such testing is relatively minimal and we suggest funding this testing as part of the regular operating budget. Recommendations Test water for lead. (Year 1) AMERICANS WITH DISABILITIES ACT (ADA) During the course of our site inspections, we reviewed the complex for ADA issues that might impact the Council s reserve fund. The ADA requires accessibility to all places of public accommodation within a private residence such as The St. Clair. Based on our understanding of the use of the common areas, there are no places of public accommodation at The St. Clair. However, should the use of common areas such as the pool, tennis courts, fitness center, or conference room ever be open to public use, ADA accessibility would need to be provided. There is ADA accessible components at the property, including ADA parking spaces and an ADA accessible main entrance. For the convenience of residents and their guests, we recommend that the Council maintain some level of ADA accessibility to the buildings. The following are some simple steps that could be taken that would improve the accessibility of the complex. There is limited ADA signage in the parking and entry areas. We recommend that additional signage be installed to direct disabled persons to accessible parking spaces and to the accessible entrance. Page 20

24 The corridors and elevators are generally accessible. Some ADA upgrades could be made, such as upgrade of signage and the installation of levered door hardware in common areas. Recommendations Provide additional ADA spaces and signage (Year 1) 11.0 LIFE AND FIRE SAFETY The buildings have a fire detection/life safety system that consists of smoke detectors, pull stations, and emergency exit signs. Fire extinguishing is by a fire pump and standpipe system that charges fire hoses located throughout the building. There are fire hose cabinets with fire extinguishers on each floor. There are fire department Y-connections at the exterior of the building. And there are fireman telephone jacks at the elevator and at the entries. The fire alarm system has control panels throughout the building, including at the concierge desk. The fire alarm system was not tested as part of our study. However, the system appears to be adequate for the building and we are unaware of any difficulties. The Association should anticipate upgrading the fire alarm system some time during the study period. This is typical of most systems, as equipment and technology improves. It is our understanding that the main feed to the standpipe system was recently replaced. The fire pump is in good condition. According to information at the pump, it is tested annually and was last serviced in March The expected useful life of the fire pump is about twenty years, therefore, it is likely that the pump will need to be replaced within the study period. Current fire safety code requires that new buildings like the St. Clair have some level of fire sprinkler protection. Although the code does not require sprinklers in existing buildings, it does require other fire protection features. The extent to which the City of Houston considers the St. Clair to be code compliant can only be determined by a fire safety inspection by the City Building Inspection Department. To avoid possible liability issues, we recommend that such an inspection be done. The Association may want to consider an upgrade to the fire protection system. It is our understanding that some work to other components of the fire protection system, specifically upgrade of the jockey pump, controls and dampers, has been recommended to the Association. We have included this work in the reserve analysis. Page 21