Building Condition Assessment Report

Transcription

1 Asset Address Construction Year Size (Gross Floor Area) Asset Type Floors Above Ground Report Date Riverview Lands, 260 Lougheed Highway, Coquitlam, BC. V5C 4J ,505 Hospital, 4-8 Story with Face Brick with Concrete Block Backup / R/Conc. 5 May 203 Sq.Ft.

2 Executive Summary The Henry Esson Young Building contains 7,479 m2 of space with a five-storey mid-rise tower and attached twostorey annex. Constructed in 959, the main structure is concrete with both painted and brick-clad exterior treatments. The building is in good condition. It was not rated in the previous heritage evaluations. On Central Steam. This report assumes a continuation of the current use (or previous use if building is vacant) and does not include costs associated with a change of use of the building. Summary Results of Assessment: Costs Renewal Costs FCI $2,735, $6,89, % Definitions: Cost: The combined costs (construction only - soft costs are not included) to replace all the components in the building without demolition and rebuilding. This number is arrived at from RS Means and other sources then verified (validated) by the persons doing the building assessments. Renewal Cost: The combined costs (construction only - soft costs are not included) of all the identified renewal needs. Facility Condition Index (FCI): a ratio of renewal costs divided by replacement costs FCI Level Definitions: o : 0%-5% o Fair: 6%-0% o Poor: %-30% o Critical: greater than 30% 2

3 A0 Foundations Last Major Year 959. Cost $43,798 Footings and foundation's are reinforced concrete cast in place. North wall constructed into slope,back filled. Various locations indicate issues with perimeter drainage.. type Repair Cost $60,000 Year 204. Various areas indicate water ingress damage. Investigate extent of perimeter drainage and repair as required. A20 Basement Construction ti Last Major Year 959. Cost $336,52 Reinforced concrete slab on grade. Footings and foundations reinforced, cast in place. There are visual signs of water ingress. type. Repair Cost $50,000 Year 204. Investigate source & extent of leakage into basement. Repair as required. Possible perimeter drainage failure. 3

4 B0 Superstructure Last Major Year 959. Cost $2,492,446 Reinforced concrete cast in place. Mix of: - reinforced, cast in place walls, columns and floor slabs. - brick veneer walls. - glass block wall feature.. type Repair Cost $00,000 Year 204. Various areas require repairs. Repaior, seal brick veneer. Repair, seal and pait concrete exterior. B200 Exterior Walls Last Major Year 959. Cost $,705,909 Painted Concrete with brick veneer clad exterior. Mix of: - reinforced, cast in place walls. - brick veneer walls. - glass block wall feature. type Repair Cost $200,000 Year 204. Repairs to exterior walls. Note: No weep holes in brick veneer were observed at time of inspection. upgrade requirements. 4

5 B2020 Exterior Windows Fair Last Major Year 959. Cost $556,292 Original Aluminum frame single glazed. Ground floor storefront windows and glassed stairwell Windows are a mix of original slider, awning and fixed with some newer, however, all are single glazed. type Cost $556,292 Year 204. Replace windows. Windows are a mix of original with some newer, however, all are single glazed. Windows are in poor condition. B2030 Exterior Doors Fair Last Major Year 959. Cost $82,5 Front entry is storefront glass and metal. All other entry doors are metal. Doors are beyond life cycle. Condition is fair to poor. Glass doors with side lites are single glazed.. type Cost $5,000 Year 205. Replace exterior doors and frames. Doors are beyond life cycle. Condition is fair to poor. Glass doors with side lites are single glazed. 5

6 B30 Roofing Poor Last Major Year Cost $,289,696 Hi-rise roof has torch on modified bitumen roof. Lo-rise roofs are tar & gravel. Pavers over membrane at mezzanine/patio level. The roofs are in poor condition. Membrane is wrinkled and soft throughout. type. Cost $400,000 Year 204. Replace hi-rise SBS roofs. Assess lo-rise tar & gravel roofs. Re & re mezzanine roof with pavers. The hi-rise roof is in poor condition. Membrane is wrinkled and soft throughout. Install additional roof drains, and/or overflow scuppers. Age of lo-rise tar & gravel roofs to be confirmed C00 Partitions Last Major Year 959. Cost $97,76 Painted gypsum walls on steel and/or wood studs. Holes in walls at random locations to allow plumbing repairs to be undertaken. Ensure any/all compromised drywall are reinstated to ensure fire separations remain intact.. type Repair Cost $40,000 Year 205. Repair and paint damaged walls. Holes in walls at random locations to allow plumbing repairs to be undertaken. Ensure any/all compromised drywall are reinstated to ensure fire separations remain intact. Asbestos identified in various areas, guidelines must be followed. Ensure Asbestos inventory is updated. 6

7 C020 Interior Doors Last Major Year 959. Cost $700,000 Interior doors are a mixture of wood and metal. Fire doors solid core wood. Repair as required. Frames do not have a rating tag. Doors have magnetic locks appear to be tied in to the fire alarm system. type Cost $0,000 Year 203. Replace interior doors.. Fire doors solid core wood. Frames do not have a rating tag. Doors have magnetic locks appear to be tied in to the fire alarm system. Doors should be equipped with panic hardware and ensure all closers are operational and in good order. Vestibule glazing by elevators at each floor, west end to be removed due to contravention of fire code for means of egress. C030 Fittings Poor Last Major Year 959. Cost $07,877 Blinds on all ground windows, cabinets and shelving. Era of millwork varies. Repair and/or replace as required. type Cost $60,000 Year Replace fittings.. Fittings would require upgrades based on occupancy needs. 7

8 C20 Stairs Last Major Year 959. Cost $46,520 Annex has a centre stairwell and midrise has one main stairwell. Overall good condition.. type Repair Cost $5,000 Year 208. Repairs to stairs including railings and treads. Exterior metal stairs require inspection, repairs, prime and paint. Metal stairs require review assessment under recommended BECA. C300 Wall Finishes Last Major Year 959. Cost $80, Painted walls. Theatres have some sound treatment (acoustic wall panels). Washrooms have ceramic tile. Holes in walls at random locations to allow plumbing repairs to be undertaken. type Cost $20,000 Year 204. Repair and repaint walls. Repair Holes in walls at random locations to allow plumbing repairs to be undertaken. Ensure any/all compromised drywall are reinstated to ensure fire separations remain intact. Asbestos identified in various areas, guidelines must be followed. Ensure Asbestos inventory is updated. 8

9 C3020 Floor Finishes Last Major Year 970. Cost $768,826 Terrazzo and linoleum. Carpet in the theatres and ceramic tiles in areas such as washrooms. Flooring conditions range good, fair, poor. type Cost $50,000 Year 204. Replace flooring. Resilient floors range good, fair, poor. Re & re as required. Carpet condition range good, fair, poor. Re &re as required. Asbestos identified in various areas, guidelines must be followed. Ensure Asbestos inventory is updated. C3030 Ceiling Finishes Fair Last Major Year 959. Cost $734,209 Texture on concrete. Texture on drops. Ceiling conditions range fair to poor. type. Cost $00,000 Year 204. Repair and repaint ceilings. Re & re t-bar (code compliance) with acoustic panels as required. Asbestos identified in various areas, guidelines must be followed. Ensure Asbestos inventory is updated. 9

10 D00 Elevators & Lifts Last Major Year 959. Cost $76,58 Elevator in the tower building. Original Otis elevator. Inspections completed routinely. Overall assessment required.. type Repair Cost $76,480 Year 204. Repairs to elevator cab finishes and motors Recommend Consultants assessment to determine compliance with Safety Branch. D200 Plumbing Fixtures Last Major Year 959. Cost $,498,205 Common area bathrooms, janitorial sinks, emergency stations and drinking fountains. Mostly original units. Era, finishes and types vary. type. Cost $00,000 Year 204. Replace common area bathroom fixtures, janitorial sinks and emergency stations (eyewash) Update fixtures with water efficient type units. Recommend Mechanical Consultant assessment to define scope of work and order of magnitude for multiple buildings on site to achieve economies of scale. 0

11 D2020 Domestic Water Distribution Last Major Year 959. Cost $675,440 domestic water supply to each service area with flexible connections to each fixture. (Glass piping for biomedical system, NOT confirmed). 6 inch main supply with 3 inch supply for hot water with copper risers to each floor. /2 inch copper supply to each fixture with flexible and non-flexible connections to each fixture. type Repair Cost $60,000 Year 204. Domestic water distribution. Repair areas as required.. Recommend Mechanical Consultant assessment to define scope of work and order of magnitude for multiple l buildings on site to achieve economies of scale. D2030 Sanitary Waste Last Major Year 959. Cost $499,33 Gravity based risers leading to 8 inch sewer pipe in the basement. Assessment required.. type Maintenance Cost $,000 Year 204. Assessment required. Assess at time of Consultant Domestic Water Distribution assessment.

12 D2040 Rain Water Drainage Last Major Year 959. Cost $57,964 Internal rain water drainage cast iron. Gravity based storm system terminating in main collector on site.. type Maintenance Cost $0,000 Year 204. Repair at various location as required. D2095 Domestic Water Heaters Last Major Year 20. Cost $0 Hi-rise: One - 20, electric Bradford White 80 gallon HWTanks that feed the following: Two , John Wood 00 gallon holding tanks. condition. type. Cost $0,000 Year 202. Replace DHW tank and holding tanks. Replace as required. 2

13 D302 Gas Supply System Last Major Year 959. Cost $0 No gas supply. type Cost $20,26 Year D3043 Hydronic Distribution Systems Last Major Year 959. Cost $250,000 Intermediate pressure steam distribution to fin tube registers throughout. 'A' Zone feeds West Building, Hi-rise. 'B' Zone feeds East Building, Low-rise. type. Cost $250,000 Year 204. Upgrades to be determined based on future of existing steam plant. 3

14 D3045 Exhaust Ventilation Systems Last Major Year 959. Cost $9,66 Located throughout facility. Various equipment shutdown.. type Study Cost $0,000 Year 204. Various exhaust system throughout facility. An assessment to define scope of work and order of magnitude for multiple buildings on site to achieve economies of scale. D3055 Fin Tube Radiation Fair Last Major Year 959. Cost $9,953 Steam fed fin tubed radiators. Appear to be in fair condition.. type Cost $20,000 Year 204. Replace fin tube radiators. Recommend Mechanical Consultant assessment to define scope of work and order of magnitude for multiple buildings on site to achieve economies of scale. 4

15 D3058-D Make-Up AHU Poor Last Major Year 959. Cost $805,000 Roof top units. Currently not working and in poor condition.. type Cost $805,000 Year 204. Replace the make-up AHU system. Recommend Mechanical Consultant assessment to define scope of work and order of magnitude for multiple buildings on site to achieve economies of scale. D3060 Controls And Instrumentation Poor Last Major Year 959. Cost $74,888 Thermostats and control systems. Poor condition. type Cost $00,000 Year 204. Replace thermostats and control systems Original equipment with some upgrades. Recommend Mechanical Consultant assessment to define scope of work and order of magnitude for multiple buildings on site to achieve economies of scale. 5

16 D3090 Other HVAC Systems And Equipment Last Major Year 959. Cost $50,000 Portable air cleaner systems. Determine if they meet current code compliance. D400 Sprinklers Poor Last Major Year 959. Cost $,200,000 Building is not sprinklered. Siamese connection for fire fighting is located at front of building. type. Study Cost $0,000 Year 204. Install new sprinkler system. Recommend Mechanical Consultant assessment to define scope of work and order of magnitude for multiple buildings on site to achieve economies of scale. A study to determine future sprinkler needs for this site. 6

17 D4020 Standpipes Last Major Year 959. Cost $08,682 Siamese connection located at front of building. Siamese connection located near front entry. 2.5 inch standpipe in fire hose cabinets with.5 inch valve. System maintained by fire protection contractor? type. Cost $08,682 Year D500 Electrical Service And Distribution Last Major Year 959. Cost $40,722 Electrical service from transformer to building. Large original switchgear. 5,000 volt transformer.. type Maintenance Cost $60,000 Year 203. Electrical distribution & panels. Perform infra-red scans of electrical distribution and panels. All feeder conductors should be checked for condition and ground continuity. 7

18 D502 Branch Wiring Last Major Year 959. Cost $,9,479 Insulated copper wiring. Typically not visible. Replace plugs in bathrooms, kitchens and exterior with GFI plugs as required. type. Repair Cost $20,000 Year 204. Interior/exterior wiring & devices. All wiring devices (interior and exterior) should be tested for correct wiring, polarity and retentive force. Any defective devices should be replaced. D5022 Lighting Equipment Fair Last Major Year 959. Cost $297,870 Majority of lighting fluorescent. Some T8's. Some metal halide at exterior. Fixtures typically original to construction of building.. type Cost $297,870 Year Replace light fixtures Conduct lighting study/ energy audit. Determine possible energy savings. Replace interior/exterior light fixtures. 8

19 D503 Public Address And Music System Last Major Year 959. Cost $46,693 PA system throughout the tower and annex Replace PA System.. type Cost $46,693 Year 203. Replace PA system D5032 Intercommunications And Paging Last Major Year 959. Cost $60,379 Communications room. Nurse call system throughout. (Intercom & paging). Nurse call system not operating. Network equipment has been removed.. type Cost $60,379 Year 203. Nurse call, intercom & paging. Existing system has been removed. A consultant would be required to determine compliance of existing CAT 5 wiring and requirements for new system. 9

20 D5033 Telephone Systems Poor Last Major Year 959. Cost $07,072 Phone system provided and maintained by service provider (Telus typically). Telephone equipment, handsets, etc. have been removed.. type Cost $07,072 Year 203. Install new system where and when required. D5035 Television System Last Major Year 959. Cost $0 Cable system provided and maintained by service provider ( typically Shaw or Rogers). The main television equipment is located in the basement electrical room. 20

21 D5037 Fire Alarm System Fair Last Major Year Cost $63,599 Fire alarm system panel - Simplex Smoke detectors are located appropriately throughout the facility. Smoke detectors tend to get replaced, as they fail, by the service contractor. Annual inspection complete. Fire Alarm system is regularly tested as required by code. Altogether, the fire alarm system is in fair condition and may require periodic maintenance.. type Cost $63,599 Year Replace fire alarm panel and accessories The facility is equipped with a fire alarm system. The fire alarm panel is located near the main entrance of the building. The panel is aging g but should operate p well for another 0 to 5 years. It will still be operational after 5 years; however; experience dictates that it becomes increasingly difficult to find replacement parts and technical support for older fire alarm control panels. Therefore, it becomes a discretionary call that at some point in time replacing the panel is less costly than trying to maintain it. 2

22 D5038 Security Systems Last Major Year 959. Cost $70,67 Door and motion sensor activated intrusion alarm. Security staff deactivate and reactivate as required. type. Cost $70,67 Year Replace security sytem The condition of systems is good, however may require periodic maintenance. As with most electronic equipment, it's lifespan can be estimated to be approx. 5 years, as advances in technology will make the system obsolete, thus will become difficult to source replacement parts. D509 Exit & Emergency Light Systems Last Major Year 959. Cost $20,000 No emergency backup system in place. Emergency lights and exit lights have battery backup. To be confirmed. type Cost $20,000 Year 203. Exit and Emergency lighting.. Recommend systems upgrades to ensure code compliance. 22

23 D5092 Emergency Power & Generation Systems Last Major Year 99. Cost $300,000 type Cost $263,253 Year No emergency backup system. A backup generator should be considered for future occupancy E00 Commercial Equipment Last Major Year 959. Cost $0 E020 Institutional Equipment Last Major Year 959. Cost $,356,55 Teaching hospital includes 3 theatre in annex, laboratories, audiovisual equipment and library equipment Equipment has been removed.. type Cost $,356,55 Year 209. Replace specialized equipment 23

24 E200 Fixed Furnishings Last Major Year 959. Cost $74,870 3 theatre in annex (Auditorium style seating) See Institutional equipment.. type Cost $74,870 Year 209. Replace seating and other fixed furnishings 24

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