Toronto Community Housing Executive Summary 2016/2017. BCA Report. Sample House High FCI

Transcription

1 BCA Report Porfolio Development Size Construction TCHC - All Op Units Scattered Units (CHU 20),005 Sq.Ft. 925 Floor Above Grade 2 Divisional Units Page of 43

2 Description This dwelling unit is a detached house. This building is a two-storey structure with a basement. The exterior walls are clad with wood shakes, metal siding, and solid brick masonry. Heating is provided by a forced-air, gas-fired furnace that is located in the basement. There are no cooling units in the building. Plumbing fixtures are generally located in the kitchen and the bathroom. A gas-fired domestic water heater provides hot water to the plumbing fixtures. A circuit breaker panel controls electrical service to the building's receptacles, lighting, and mechanical units. During the first five years following this assessment ( ), there are a significant number of repair and renewal actions recommended. Report Generated On: :46:05 Page 2 of 43

3 Facility Custom Details Building Asset Type_5_Typology Houses Ward Ward 3: Beaches-East York Heritage Status Page 3 of 43

4 Elements by A0 - Foundations [] Substructure A0 - Foundations $0, Entire building Where observed above grade and in the basement, the foundation walls are poured concrete. major deficiencies were observed or reported. IMG_5933.jpg Element.23.k3j9ec2.08z.jpg IMG_5943.jpg Page 4 of 43

5 A20 - Basement Construction [] Substructure A20 - Basement Construction $5, Basement The basement is finished with drywall ceilings and drywall partitions. The basement concrete floor is unfinished. The finishes in the basement have deteriorated. IMG_5922.jpg IMG_5944.jpg Refurbish basement Action: Refurbishment is recommended. Repair $0, t Applicable t applicable t applicable or not apparent Page 5 of 43

6 B0 - Superstructure [] Shell B0 - Superstructure $5, Entire building The superstructure was concealed by the interior finishes. The building is likely a wood-framed structure. In general, this element cannot be accurately assessed as it is hidden from view. B200 - Exterior Walls [] Shell B200 - Exterior Walls $8, Exteriors of kitchen The exterior walls of the kitchen are clad with metal siding. The metal siding at the back (east) elevation reportedly has been damaged by rats that had entered the building. The damaged siding has exposed the insulation. Poor Element yb56.kz0.jpg Element.234.8thabo3m.ko7.jpg Page 6 of 43

7 IMG_5965.jpg Repair metal siding at the back elevation Repair of the metal siding is recommended to minimize Action: further deterioration to the exterior wall construction. Repair $2, Urgent t Applicable t applicable High t applicable or not apparent Replace metal siding Action: Lifecycle renewal estimate $8, t Applicable t applicable t applicable or not apparent Page 7 of 43

8 B200 - Exterior Walls [2] Shell B200 - Exterior Walls 2 $9, rth, east, and south elevations - Second storey Painted wood shakes are installed on the north, south, and east elevations of the second storey. The paint covering on the wood shakes are discoloured and stained. Element.450.b9iy0y5d.ytu.jpg Element.450.denpq7eu.0m7.jpg IMG_5969.jpg IMG_5970.jpg Repaint wood shakes Action: Repainting the wood shakes to extend their service life is recommended. Repair $3, t Applicable t applicable Page 8 of 43

9 t applicable or not apparent Replace wood shakes Action: Lifecycle renewal estimate $9, t Applicable t applicable t applicable or not apparent B200 - Exterior Walls [3] Shell B200 - Exterior Walls 3 $29, All elevations The majority of the exterior walls are solid brick masonry walls. Brick mortar joints and dislodged bricks at northwest corner were noted. Bowing bricks were at the northeast corner, near the downspout, were observed. Element.454.bqwl7gtf.by7.jpg Element.454.xlxxlsh.kxw.jpg Page 9 of 43

10 Element.454.raof56u.wz2.jpg Repair bricks Action: A cost allowance for general brick repairs (individual brick replacement and mortar repointing, etc.) is provided. Repair $4, t Applicable t applicable t applicable or not apparent B Exterior Windows [] Shell B Exterior Windows $7, Entire building The majority of the windows are metal-framed, single-glazed units. An insulated glass (IGU) window with horizontal sliders is provided for the kitchen. The windows above grade are typically metal-framed, vertical hung, singleglazed units. Damaged window screen were observed. The windows also have aged. Page 0 of 43

11 IMG_597.jpg Element.235.5mwg8dp4.vlm.jpg IMG_5993.jpg Replace windows Action: Lifecycle renewal estimate $7, t Applicable t applicable t applicable or not apparent Page of 43

12 B Exterior Doors [] Shell B Exterior Doors $5, South, west, and east elevations A wood door is provided for the main entrance. Access to the backyard is provided by a metal door that is complete with a metal storm door. The side entrance to the basement stairs, which is is located on the south elevation, has a wood door that is complete with a metal storm door. The main entrance door exhibits damaged wood. It appears that a metal storm door is missing for the access into the mud room. The backyard metal storm door is dented. Element.236.h3ueqjse.6ad.jpg Element.236.x2tstvzo.0tu.jpg IMG_6069.jpg Element.236.kdbmyxna.dw5.jpg Page 2 of 43

13 Replace exterior doors Action: Lifecycle renewal estimate $5, t Applicable t applicable t applicable or not apparent B30 - Roofing [] Shell B30 - Roofing $0, Entire building Asphalt shingles cover the roofs, which are sloped. Storm water from the roof is directed into metal eavestroughs and downspouts. Metal soffits are located on the underside of the roof that overhangs the front porch. The downspouts extend below grade and are likely connected to the sewer system. As per municipal requirements, the downspouts were to have been disconnected by vember 20 to divert roof storm water to grade. The asphalt shingles appear to be in good condition overall. IMG_597.jpg Element.238.7ujjaaf7.r7c.jpg Page 3 of 43

14 IMG_5972.jpg IMG_6082.jpg Disconnect downspouts Action: Disconnecting the downspouts in accordance to municipal requirements is recommended. Repair $, t Applicable t applicable t applicable or not apparent Replace roof Action: Lifecycle renewal estimate $0, t Applicable t applicable t applicable or not apparent Page 4 of 43

15 C00 - Partitions [] Interiors C00 - Partitions $, Entire building The interior walls are likely wood-framed construction with plaster. Perforations in the plaster were observed at various locations. The tenant reported that the partitions require frequent maintenance or repairs. Poor IMG_595.jpg Element.239.id69j4e2.e33.jpg IMG_608.jpg IMG_602.jpg Page 5 of 43

16 Repair partitions Action: Partition repair is recommended to minimize further deterioration. Repair $6, High t Applicable t applicable t applicable or not apparent C040 - Interior Doors - Units [] Interiors C040 - Interior Doors - Units $5, Entire building The interior doors are wood units in wood frames. The interior doors are in serviceable condition. IMG_6046.jpg Page 6 of 43

17 Replace interior doors Action: Lifecycle renewal estimate $5, t Applicable t applicable t applicable or not apparent C060 - Kitchen Refurbishment [] Interiors C060 - Kitchen Refurbishment $9, First floor The kitchen is finished with vinyl floor tiles, painted walls, and painted ceilings. Wall-mounted cabinets and a laminated countertop that is complete with a sink are provided. Scuffed vinyl floor tiles, peeling paint finish, and cupboards with dislodged doors were observed. Good Element.286.vfexvrfx.igc.jpg Element.286.n3xafvm.s89.jpg Page 7 of 43

18 IMG_5998.jpg IMG_6004.jpg Renovate kitchen Action: $9, t Applicable t applicable t applicable or not apparent C070 - Bathroom Refurbishment [] Interiors C070 - Bathroom Refurbishment $0, Second floor The bathroom is finished with ceramic floor tiles, ceramic tiled bathtub surrounds, a ceramic tiled dado, painted walls, and a painted ceiling. A wall-mounted lavatory, a water closet, and a bathtub are provided. Damaged ceramic wall tiles and stains on the bathtub were observed. Good Page 8 of 43

19 Element.287.9f8a9p6b.7o.jpg Element.287.6aott8g.s8k.jpg IMG_6039.jpg Element ji4tcw.7dz.jpg Renovate bathroom Action: $0, t Applicable t applicable t applicable or not apparent Page 9 of 43

20 C20 - Stairs [] Interiors C20 - Stairs $4, Entire building The interior stairs are wood framed. The basement stair treads are painted. The stairs to the second floor has tactile rubber treads. The treads are deteriorated. It also appears that the handrails do not meet code. Poor Element.242.3x3lgir.iwp.jpg IMG_5952.jpg IMG_5949.jpg IMG_6063.jpg Refurbish stairs Action: A cost allowance for general maintenance (e.g. tread replacement, repainting, handrail installation, etc.) is provided. Repair $3, High t Applicable Page 20 of 43

21 t applicable t applicable or not apparent C Interior Renovations - Units* [] Interiors C Interior Renovations - Units* $4, Entire building The interior finishes generally consist of vinyl floor tiles on the first floor, laminated wood floors on the second floor, painted plaster walls, as well as painted and textured plaster ceilings. The vinyl floor tiles are scuffed and cracked. The plaster ceiling in the living room is delaminating. Poor IMG_6009.jpg IMG_604.jpg IMG_607.jpg IMG_6059.jpg Page 2 of 43

22 Renovate interiors Action: Interior renovations is recommended. $4, High t Applicable t applicable t applicable or not apparent D200 - Plumbing Fixtures [] Services D200 - Plumbing Fixtures $ Basement A laundry sink is provided in the basement. The laundry sink drainage pipe was blocked during the assessment. The tenant reportedly attempted to remove the blockage, but a leak from the laundry tub has occurred as a result. Poor IMG_5932.jpg IMG_5946.jpg Page 22 of 43

23 Replace laundry tub Action: is recommended. $ High t Applicable t applicable t applicable or not apparent D Sanitary Waste [] Services D Sanitary Waste $5, Entire building This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review. Where issues/problems become apparent, further review and action should be considered. Lifecycle renewal may become necessary in the future, but no specific Action was identified during this review. D Domestic Water Distribution - Units [] Services D Domestic Water Distribution - Units $3, Entire building The plumbing piping appears to be copper, but is mostly concealed by interior finishes. This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review. Where issues/problems become apparent, further review and action should be considered. Lifecycle renewal may become necessary in the future, but no specific Action was identified during this review. Page 23 of 43

24 IMG_5933.jpg D Domestic Water Heaters [] Services D Domestic Water Heaters $3, Basement A gas-fired domestic water heater provides hot water to the plumbing fixtures. The make and specifications of the domestic water heater are as follows: Make: Bradford White M/N: MI403S8FBN S/N: HH Heating capacity: 40MBH Storage capacity: 40 U.S. Gallons Based on the serial number, the domestic water heater was likely replaced in 20. It appears that the domestic water heater is in fair condition overall. Page 24 of 43

25 IMG_5934.jpg Element.248.hd8p3eo0.u5.jpg IMG_5936.jpg Replace domestic water heater Lifecycle renewal estimate Action: Repair $3, t Applicable t applicable t applicable or not apparent Page 25 of 43

26 D302 - Gas Supply System [] Services D302 - Gas Supply System $2, Entire building This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review. Where issues/problems become apparent, further review and action should be considered. Lifecycle renewal may become necessary in the future, but no specific Action was identified during this review. Element.25.z4j3kvak.vjq.jpg D Furnaces [] Services D Furnaces $5,00 20 Basement A gas-fired furnace that was manufactured by Luxaire provides heating. Based on the date of the pressure test tag on the furnace gas piping, the furnace is estimated to have been installed in 20. The furnace was in operation during the assessment. major deficiencies were observed or reported. Good Page 26 of 43

27 IMG_594.jpg Replace furnace Action: Lifecycle renewal estimate $5, t Applicable t applicable t applicable or not apparent D304 - Air Distribution Systems [] Services D304 - Air Distribution Systems $5, Entire building This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review. Where issues/problems become apparent, further review and action should be considered. Lifecycle renewal may become necessary in the future, but no specific Action was identified during this review. Page 27 of 43

28 D Controls And Instrumentation [] Services D Controls And Instrumentation $ First floor - Dining Room A thermostat to control the furnace is located on the first floor. The tenant reported that the thermostat requires adjustments in order to achieve adequate thermal comfort. Element.260.3ho6jawk.dx6.jpg Replace thermostat Action: is recommended. climate control issues persist, the thermostat may require earlier replacement. $ t Applicable t applicable t applicable or not apparent Page 28 of 43

29 D505 - Unit Electrical Service and Distribution [] Services D505 - Unit Electrical Service and Distribution $5, Basement This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review, however we observed a circuit breaker panel that does not appear to be original. The circuit breaker panel provides electrical service to mechanical units, receptacles, and lighting. The breaker panel was manufactured by Commander with ratings of 20/240V and 25A. Although the circuit breaker panel is not original, it appears aged. IMG_5923.jpg Element.290.7cyidza3.yac.jpg IMG_5925.jpg Page 29 of 43

30 Replace circuit breaker panel Action: is recommended. $5, t Applicable t applicable t applicable or not apparent D502 - Branch Wiring [] Services D502 - Branch Wiring $5, Entire building This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review. Where issues/problems become apparent, further review and action should be considered. Lifecycle renewal may become necessary in the future, but no specific Action was identified during this review. IMG_5927.jpg Page 30 of 43

31 D Lighting Equipment - Units [] Services D Lighting Equipment - Units $3, Entire building The interior lighting consists of compact fluorescent light (CFL) and incandescent fixtures. There were no functioning lights in the basement. The tenant reported that the electrical wiring for the lighting was damaged during the installation of the furnace. The lamp above the basement stairs is excessively difficult for the tenant to replace. A ladder cannot be safely placed on the basement stairs to reach the light fixture. Poor IMG_5929.jpg IMG_609.jpg IMG_6037.jpg Page 3 of 43

32 Replace interior light fixtures Action: is recommended. $3, High t Applicable t applicable t applicable or not apparent D Fire Alarm System [] Services D Fire Alarm System $ Entire building Smoke alarms are placed at strategic locations. major deficiencies were observed or reported. Element.267.k46t59k6.08k.jpg Element.267.l6j0chqj.024.jpg Page 32 of 43

33 IMG_5945.jpg Replace smoke alarms Action: Lifecycle renewal estimate $ t Applicable t applicable t applicable or not apparent G Parking Lots [] Building Sitework G Parking Lots $6, Adjacent to the north elevation Vehicle parking is provided by an asphalt-paved driveway that is constructed between the dwelling unit and the property at 23 King Edward Avenue. The driveway is in good condition overall. Good Page 33 of 43

34 IMG_6085.jpg Replace driveway Action: Lifecycle renewal estimate $6, t Applicable t applicable t applicable or not apparent G Pedestrian Paving [] Building Sitework G Pedestrian Paving $2, West of the building A concrete walkway provides access to the building from the municipal sidewalk on King Edward Avenue. major deficiencies were observed or reported. Page 34 of 43

35 Element.275.ah29z5md.sjk.jpg Replace concrete walkway Action: Lifecycle renewal estimate $2, t Applicable t applicable t applicable or not apparent G Site Development [] Building Sitework G Site Development $4, Backyard Wood fences are constructed on the backyard perimeters. Mildew growth on the fences was noted, but the fences are functioning as intended. A section of the east perimeter fencing is missing. Page 35 of 43

36 IMG_5957.jpg Element.276.6utk36t.iwa.jpg IMG_5958.jpg IMG_596.jpg Repair fences Action: of the east site perimeter fence and cleaning of the fences are recommended. Repair $, t Applicable t applicable t applicable or not apparent Replace fences Action: Lifecycle renewal estimate $4, t Applicable t applicable Page 36 of 43

37 t applicable or not apparent G Site Development [2] Building Sitework G Site Development 2 $4, Backyard A wood deck is constructed in the backyard, adjacent to the east elevation. A set of wood-framed stairs provide access from the wood deck to grade. Mildew growth was observed on the wood deck. The stairs are slanted. Element.45.r4e534xp.pjn.jpg Element.45.bqh2eau2.sis.jpg Element.45.a9fob5a.wpj.jpg Page 37 of 43

38 Replace wood deck Action: is recommended. $4, t Applicable t applicable t applicable or not apparent G Site Development [3] Building Sitework G Site Development 3 $, Backyard A patio with concrete pavers is constructed adjacent to the east elevation. Some patio stones exhibit cracks and spalling. The deteriorated patio stones may be a tripping hazard. IMG_5973.jpg IMG_5975.jpg Page 38 of 43

39 IMG_5976.jpg Replace concrete patio pavers is recommended. Action: $, t Applicable t applicable t applicable or not apparent G Site Development [4] Building Sitework G Site Development 4 $3, Adjacent to the west elevation Concrete steps provide access from the concrete walkway to the mud room. The concrete stairs appear to be in fair condition. There are no guards on side of the steps. Page 39 of 43

40 IMG_6073.jpg Element.453.fsfjijn7.x0k.jpg Replace concrete steps Action: Lifecycle renewal estimate $3, t Applicable t applicable t applicable or not apparent Add guards Action: Installation of guards is recommended. $ Minor consequences - potential minor injuries t applicable t applicable or not apparent Page 40 of 43

41 G Landscaping [] Building Sitework G Landscaping $2, Adjacent to the west & east elevations Landscaping consists of lawn spaces in the front yard and back yard. major deficiencies were observed or reported. Element.277.esqwz7eb.tp5.jpg Element.277.d5okvjfv.6gr.jpg Refurbish landscaping Action: Lifecycle renewal estimate $2, t Applicable t applicable t applicable or not apparent Page 4 of 43

42 G300 - Water Supply [] Building Sitework G300 - Water Supply $5, Entire site This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review. Where issues/problems become apparent, further review and action should be considered. Lifecycle renewal may become necessary in the future, but no specific Action was identified during this review. G Sanitary Sewer [] Building Sitework G Sanitary Sewer $5, Entire site This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review. Where issues/problems become apparent, further review and action should be considered. Lifecycle renewal may become necessary in the future, but no specific Action was identified during this review. Page 42 of 43

43 G400 - Electrical Distribution [] Building Sitework G400 - Electrical Distribution $2, Entire site This site component cannot be accurately assessed using visual means alone and would require invasive or specialized engineering review. Where issues/problems become apparent, further review and action should be considered. Lifecycle renewal may become necessary in the future, but no specific Action was identified during this review. Powered by TCPDF ( Page 43 of 43