BUILDING CONDITION ASSESSMENT

Transcription

1 BUILDING CONDITION ASSESSMENT 500 MacNab Street North, Hamilton ID. No.: EBE Prepared for Corporation By Effective Building Engineering Ltd.. Final Report: July 2016 Project No

2 Table of Contents 1. EXECUTIVE SUMMARY Description of the Building Site Structure Building Envelope Elevators Mechanical Systems Electrical Systems Life Safety Systems Capital Expenditure Priorities OBJECTIVES AND METHODOLOGY Limitations Methodology Definitions... 7 Appendix A: Visual Observations and Findings Appendix B: Annual Capital Expenditures Effective Building Engineering 1

3 1. EXECUTIVE SUMMARY Effective Building Engineering was retained by to perform the for various properties within their portfolio. This report presents the findings and recommendations made during the review of the building and site located at 500 MacNab Street North in Hamilton. This encompassed a review of all common elements and building systems as well as a comprehensive review of 25 percent of the interior units. 1.1 Description of the Building This building consists of a 16-storey high-rise with an attached 3-storey annex building and was constructed circa The site contains surface parking only and landscaped open space. The building is residential only and contains 146 unit suites which are summarized in the following table. A common lounge area is on the ground floor and the top floor is for laundry facilities. UNIT TYPE QUANTITY DESIGNATED ACCESSIBLE UNITS Bachelor/ Studio Bedroom Bedroom 1 1 Total Site The site elements consist of paved asphalt surface parking area located along the West and partially South sides of the site. Concrete walkways provide access to the front and rear entrances. The remaining North, East, and South sides are primarily sodded landscaping and some garden area Structure The building structure is comprised of concrete shear walls and suspended concrete floor slabs on a concrete foundation. Effective Building Engineering 2

4 1.1.3 Building Envelope The building exterior walls are comprised of brick masonry with a concrete block back-up wall. Interior finishes are typically plaster on lathe and strapping. The roof is a modified bitumen membrane system. Windows are aluminum frame with insulated glass Elevators The high-rise building has 2 gear traction elevators that were modernized in the mid 1990 s Mechanical Systems The building has a hydronic convection heating system. Heating boilers are located on the ground floor in the boiler room. Fresh air is supplied to corridors via a roof top make-up air unit located in the mechanical penthouse. Exhaust is ducted to exterior roof top exhaust fans. Hot water is supplied to the building by 3 boilers Electrical Systems The main electrical system of the building is provided by 120/208V, 1200A main and is functioning properly. Each unit has its own 100A breaker panel, and heat and smoke detectors Life Safety Systems Sprinklers protect ground level common areas, as well as service rooms and mechanical spaces. The building is monitored by a fire alarm panel and annunciator at the entrance room. Suites and common areas are provided with annunciation and detection devices. 1.2 Capital Expenditure Priorities The following table summarizes the anticipated Capital Expenditure over the next 5 years based on the findings that were made during reviews of the Building Condition Assessment. Element Action Year Budget Priority Estimate Rating Asphalt Pavement Replace 2021 $60,000 D Effective Building Engineering 3

5 Parking Lot Coating and Replace 2016 D Line Painting $2,000 Concrete Curbs Repair 2021 $39,000 D Concrete Steps Repair 2016 $5,000 D Concrete Steps Boiler Replace 2021 $12,000 D Room Access Replace 2019 D Fencing $40,000 Sidewalks ( Concrete, Replace 2016 D Asphalt, Interlock) $12,500 Retaining Walls Repair 2017 $25,000 D Garbage Area and Structure Replace 2021 $6,250 D Barrier Free Access Replace 2020 $6,500 D Windows Replace 2020 $520,000 D Modified Bitumen Roof Replace 2020 D Systems Main Roof $120,000 Modified Bitumen Roof Replace 2020 $80,000 D Systems Annex Roof Sealants Replace 2016 $20,000 D Ceilings-Common Areas Replace 2016 $8,000 D Walls-Common Areas Replace 2016 $12,000 D Common Area Interior - Replace 2016 D Doors $17,500 Wall - Suites Repair 2016 $20,000 D Floors - Suites Replace 2016 $80,000 D Kitchen Renovation Refurbish 2020 $750,000 D Bathroom Renovations Refurbish 2016 $675,000 D Appliances - Refrigerator Replace 2018 $32,000 D Appliances - Stove Replace 2018 $27,000 D Elevator Modernization Refurbish 2018 $250,000 D Elevator Cabs Refurbish 2018 $35,000 D Distribution Panel - Main Replace 2018 $60,000 D Distribution Panel Replace 2018 $50,000 D Intermediate Electrical Distribution Replace 2018 $650,000 D System Doors Magnets & System Replace/ 2018 $15,000 D Operators Repair Exterior Lighting Wall Replace 2016 $5,000 D Pack Fixtures Replace/ 2016 $10,000 D Enterphone System Repair Security Surveillance Replace 2021 $12,000 D Effective Building Engineering 4

6 Electrical Receptacles Replace 2021 $25,000 D Air Makeup Systems- Repair 2019 $10,000 D Overhaul Exhaust Systems - Replace 2018 $15,000 D Centralized Heating Boilers Replace 2019 $180,000 D Heating Radiators & Replace 2019 $45,000 D Equipment Building Primary Plumbing Replace 2019 $185,000 D Domestic Water Mains and Repair 2017 $15,000 D Shut-Off Valves Domestic Water Risers & Replace 2017 $215,000 D Headers - Hot Domestic Water Risers & Replace 2021 $215,000 D Headers - Cold Domestic Water - Boilers - Replace 2017 $120,000 D Replace Domestic Water - Boilers - Replace 2017 $18,000 D Overhaul of Replacement Boilers Supply Hot Water Heating Replace 2019 $235,000 D System Heating Risers Domestic Hot Water Replace 2017 $60,000 D Recirculating System Domestic Water Booster Replace 2021 $25,000 D Pump Cooling Equipment Replace 2016 $6,000 D Control Systems Replace 2021 $5,000 D Storm Water System Replace 2021 $70,000 D Garbage Chute Replace 2021 $25,000 D Fire Alarm System Smoke Replace 2017 $75,000 A and Heat Detectors Fire Alarm System Pull Replace 2017 $20,000 A Stations Fire Alarm System Bells & Replace 2017 $20,000 A Horns Replace/ 2017 $50,000 A Fire Alarm - Panel Repair Emergency Lightening Replace 2017 $10,000 A Exit signage Replace 2017 $10,000 A Sprinkler System - Wet Replace 2019 $55,000 A Sprinkler System Valves Replace 2019 $3,000 A Other (Jockey Pump) Replace 2021 $3,000 A Effective Building Engineering 5

7 Other (Fire Pump) Replace 2019 $45,000 A 2. OBJECTIVES AND METHODOLOGY The objective of the is to review and present the state of all applicable building components as discussed within this report, and then to predict any maintenance and replacement items required over the next 30 years. For the purpose of this study, budgeted amounts less than $5,000 have been excluded and are to be considered operational costs. 2.1 Limitations The findings and conclusions reached in this Report were based on a visual review at 500 MacNab Street North in Hamilton, Ontario as noted in this Report. This is limited in the scope to only those components which are specifically referenced in the text of this report. There may be existing deficiencies in this complex that we have not recorded within this report due to limitations by the scope of work. We accept no liability for any costs incurred by Corporation for subsequent discovery or rectification of these deficiencies. All repair and replacement costs presented in this report are based on Effective Building Engineering s opinion of estimated construction costs, as of The estimates presented do not include secondary costs such as bonding, permits, taxes, or unforeseen conditions. All cost estimates are subject to confirmation or adjustment at the time of bidding from contractors with specialization in the various areas of repair. Effective Building Engineering Ltd. has prepared this Report for CityHousing Hamilton Corporation. The Report is comprised of statements of professional opinion based on visually observable conditions only. This Report is not a certification of compliance with past or present regulations and/or Building Codes. Any use which a third party makes of this Report or any reliance on it or decisions made based on this Report are the responsibility of such third parties. Effective Building Engineering Ltd. accepts no responsibility for damages, if any suffered by a third party as a result of decisions made or actions taken based on this Report. Effective Building Engineering 6

8 2.2 Methodology The was performed as follows: Visual review of all exterior building elements including building envelope, site, and landscaping Visual review of all interior common elements Visual review of life safety systems, mechanical, and electrical systems Visual review of functional and cosmetic items within each unit Discussion with site staff and tenants where applicable, as well as review of existing documentation Note that only visual inspection and reviews were carried out and no destructive testing was performed. No structural, mechanical, or electrical calculations were performed for this report. 2.3 Definitions The following is a list of terms and their definitions as used within this report: Current Age The assessed age of a building element based on a known installation date, an assessment based on the reviewer s experience, or an assessment of the stage in a life cycle. Normal Life The normal expected life span of the building element, material, or component in terms of years. Event Type The type of work or activity expected for the element and considered in the cost estimate. Types include: Repair, replacement, investigation, or upgrade. Event Year The next year in which an event will occur. Note: this will indicate a one-time occurrence even if the event recurs repeatedly over the 30 year study period. Effective Building Engineering 7

9 Remaining Life The remaining useful life of the element from the date of the visual condition assessment and assuming a normal level of maintenance. Event Cost The total current replacement cost estimate of the element. The cost allowance may be an allowance for total or partial replacement or a repair. Data Origin The basis of the information presented. All information will be based on our review findings unless we are provided with information, capital plans, or costs by client representatives. Deferral Implications The impact that deferral of a recommended repair or upgrade may have on the functionality or operation of the element or building. Categories include: Continued Deterioration; Structural Failure; Injury or Loss of Life; Increased Operating Costs; Not Applicable. Capital Work An improvement that extends the useful life of the building or element. Repairs that maintain the functionality of the building element, bud do not extend the life of the building element are not capital work. Partial replacements can be capital work if they are substantial or they would be left in place when the rest of the building element is replaced sometime in the future. Life Cycle The estimated time from the installation of the system or component until the replacement of that component. Life cycles expressed in building condition assessments represent average conditions, historical information from the industry, and the experience of the professionals involved. The actual date that a component or system may fail, even partially, cannot be predicted. Good Condition Reasonable condition, not expected to require capital expenditure within 10 years. Fair Condition A deteriorating condition, likely to become poor within a few years if not addressed. Effective Building Engineering 8

10 Satisfactory Condition A condition in which the element performs its function just sufficient to fulfill the expectations. Poor Condition Observable deterioration requiring immediate or short term capital repair. Priority Rating System A priority rating system is utilized to identify the nature and urgency of the recommended work for each building element: A Life Safety: Hazardous condition which cannot be deferred and which is identified as a potential risk to health and safety. B Structural Integrity: Conditions which lead to the deterioration of structural elements, where a failure to replace will lead to unsafe conditions and will eventually render the building or an element structurally unsound and physically obsolescent. Note: no destructive analyses or calculations were carried out at this stage of the assessment. C Legislative Requirement: Property elements which must be upgraded so that they comply with revisions to existing legislation or the requirements of newly adopted legislation. Work required by municipal orders to comply is not included in this priority. Some items noted in the BCA may require additional review in order to further understand their current Code compliance. D Building Functionality: The repair and replacement of building elements which have a direct and significant impact on primary building systems. These building systems must be maintained in order to protect the value and operational viability of the asset. Included within this priority group is the repair or replacement of building elements which have reached the end of their useful life. This work is necessary in order to maintain tenant s quality of life, and to prevent the building from becoming physically or functionally obsolescent. E Cost Effective Upgrades: Upgrades with cost-effective initiatives which improve the operational efficiency of a property and which may have a reasonable payback from energy or operational savings. Effective Building Engineering 9

11 Appendix A: Visual Observations and Findings Appendix B: Annual Capital Expenditures Effective Building Engineering 10