Toronto Community Housing. BCA Report. 097_Firgrove Crescent - Site. Report Generated On: :44:45

Transcription

1 Toronto Community Housing BCA Report 097_Firgrove Crescent - Site Porfolio TCHC - All Op Units Development Firgrove Crescent Size 459,122 Sq.Ft. Site Size 459,122 Sq.Ft. Construction Year 1975 Cost $1,859,444 Description The Firgrove Crescent complex consists of twelve residential townhouse and walk-up buildings, consisting of 7 &11 Blue Grassway, 14 & 17 Cane Grassway, 3 & 6 Marsh Grassway, 1,2 & 8 Dune Grassway, and 5,10, & 40 Turf Grassway, Toronto. The buildings are a combination of 4-storey stacked townhouses, 2-storey townhouse and a one storey recreation center. The development has approximately eight surface parking areas, and seven covered parking facilities. Report Generated On: :44:45 097_Firgrove Crescent - Site Page 1 of 20

2 Condition Summary General Summary Architectural Summary The majority of the soft landscaping appeared in acceptable condition. The hard landscaping is in poor to fair condition, the asphalt paving of the roadway and visitors parking demonstrate normal deterioration and cracking at various locations. The pedestrian paving asphalt at the east and at the courtyard of the complex demonstrate trip hazards. Several sections of the concrete and cobble stone walkways at various location are settled, missing stones paving and exposed reinforcement in the concrete curbs. Mechanical Summary Generally, all the mechanical equipment is original to the building construction and varies from poor to fair condition. Electrical Summary The complex is provided with two hydro vault and five sub-electrical rooms serving the twelve building. The exterior lighting of the landscape area, parking lots and the covered parking areas appeared to be in working order, however, more pole lights are requested by the property management staff. 097_Firgrove Crescent - Site Page 2 of 20

3 Facility Specific Details - Site 097_Firgrove Crescent - Site Page 3 of 20

4 Elements by G Roadways [1] Building Sitework G Roadways Cost $96,416 Last Major Action 1993 Four (4) driveways are provided to access the property and leads to the covered aboveground parking, and visitors parking, as well as to the main entrance of the each building. Concrete curbs were provided on two (2) sides of the roadway. The majority of the asphalt paving of the driveways are in fair condition. The asphalt paving exhibited surface deterioration, with numerous longitudinal cracks of varied widths. Potholes and water ponding were caused as a result of age. The curbs appeared to be in fair condition, minor chipped and cracked sections was noted. Poor action cpzd5whd.3oe.jpg action frr0lltm.3yf.jpg 097_Firgrove Crescent - Site Page 4 of 20

5 action cwz6ffln.oww.jpg comp ih6pf21h.vd2.jpg Action Summary: Upgrading, patching and sealing cracks are required as a result of normal wear of the asphalt surface in order to maintain an acceptable and safe access to the buildings. Action: Deterioration and failure of the roadway sub-grade if repairs is not carried out. Repair Cost $24,103 Year 2015 Score t Applicable or not apparent Action Summary: Re-surface the asphalt paving of the access roadway in conjunction with the re-surfacing the visitors parking Action: Expected replacement at the end of the asphalt pavement useful service life Cost $96,415 Year 2022 Score t Applicable or not apparent 097_Firgrove Crescent - Site Page 5 of 20

6 G Parking Lots [1] Building Sitework G Parking Lots Cost $289,247 Last Major Action 2000 The property has eight surface parking areas located throughout the property. The parking areas are paved with asphalt and concrete curbs were provided too. The majority of the asphalt paving of the parking areas are in poor to good condition. The asphalt paving exhibited surface deterioration, with numerous longitudinal cracks of varied widths. The curbs appeared to be in fair condition, minor chipped and cracked sections was noted. South parking area action ytiody8e.1v5.jpg action s51tzedv.bs1.jpg Action Summary: Upgrading, patching and sealing cracks are required as a result of normal wear of the asphalt surface in order to maintain an acceptable and safe access to the buildings. Action: Deterioration and failure of the roadway sub-grade if repairs is not carried out. Repair Cost $48,207 Year 2015 Score t Applicable High or not apparent 097_Firgrove Crescent - Site Page 6 of 20

7 Action Summary: Re-surface the asphalt paving of the access roadway in conjunction with the re-surfacing the visitors parking and replacement of the waterproofing of the underground parking garage. Action: Expected replacement at the end of the asphalt pavement useful service life. Cost $289,247 Year 2022 Score t Applicable or not apparent G Parking Lots [2] Building Sitework G Parking Lots Element Number 2 Cost $757,552 The property has seven (7) covered parking areas located throughout the property. The covered parking areas are paved with concrete slab ongrade. The majority of the concrete paving of the covered parking areas are in poor to fair condition especially in the aisles. The concrete paving exhibited surface deterioration, with numerous longitudinal cracks of varied widths, heaving and settled sections at various locations. Poor action h1575hqy.8pn.jpg comp byc5z6j.5bh.jpg 097_Firgrove Crescent - Site Page 7 of 20

8 Action Summary: Re-surface the concrete aisle of the covered parking in conjunction with the parking general renovation. Action: Deterioration and failure of the slab on-grade if repairs is not carried out Repair Cost $151,510 Year 2018 Score t Applicable or not apparent G Pedestrian Paving [1] Building Sitework G Pedestrian Paving Cost $344,342 Last Major Action 2012 A network of pedestrian paving constructed of dry laid cobble stone, concrete walkway, asphalt paving and wood steps are provided throughout the property. The cobble stone paving appeared to be settled, heaved and missing stones was noted at various location. The majority of the concrete paving in the site appeared to be in fair condition, few sections at the west end walkways are settled, and pose a trip hazards. The asphalt walkway paving at the east side and central courtyard of the buildings appeared to be in poor condition, deteriorated, chipped and with potholes. Poor Cracked concrete paving action hmkeq1i.lu0.jpg action sd2kbb64.l0j.jpg 097_Firgrove Crescent - Site Page 8 of 20

9 Missing cobble stone at south 17cane Grassyway comp ojwijab6.ac2.jpg comp jb09ryw9.773.jpg Action Summary: A tentative budget is allocated to restore, repairs and resurfacing of the pedestrian walkways throughout the property. Action: All walkways shall be maintained in a safe and satisfactory condition through regular maintenance. Repair Cost $68,868 Year 2015 Score t Applicable or not apparent G Site Development [1] Building Sitework G Site Development Cost $14,692 Last Major Action 2010 The property is provided with metal fence from the south and east sides. The fence consists of ornamantal steel fence and posts. The ornamantal fence appeared to be new and in good condition Good 097_Firgrove Crescent - Site Page 9 of 20

10 G Site Development [2] Building Sitework G Site Development Element Number 2 Cost $245,000 The ground floor townhouses on the east and south sides are provided with wood fence in steel frame, the inside townhouses open to the courtyards of all buildings are provided with a chain-link fence at the backyard, with a wooden privacy creen between the units. The majority of the backyards chainkink fences and wooden privacy screens appeared to be in acceptable condition, minor lose screen and broken wood boards was noted, to be performed from the operating budget. Action Summary: Restore, maintain and repaint where required the wood privacy screen and fences of the backyard. Action: Expected routine maintenance as required. Repair Cost $35,000 Year 2016 Score t Applicable or not apparent G Site Development [3] Building Sitework G Site Development Element Number 3 Cost $200,000 The patios of the second and forth floors of the stacked townhouses blocks are provided with a metal privacy screen between the units. The majority of the metal privacy screens appeared to be in fair condition, rust, corrosion and peeling paint was noted. 097_Firgrove Crescent - Site Page 10 of 20

11 Action Summary: Restore, maintain and repaint the metal privacy screen of the patios. Action: Expected routine maintenance as required. Repair Cost $44,600 Year 2019 Score t Applicable or not apparent G Site Development [4] Building Sitework G Site Development Element Number 4 Cost $175,000 The patios of the forth floor of the stacked townhouses blocks are provided with a metal metal railing, consists of pickets and posts anchored to the concrete slabs The railing of the forth floors appeared to be stable, however, the railing exhibitted signs of rust, corrosion and peeling paint at most locations. Action Summary: Restore, maintain and repaint the metal railing of the patios. Action: Expected routine maintenance as required. Repair Cost $50,000 Year 2017 Score t Applicable or not apparent 097_Firgrove Crescent - Site Page 11 of 20

12 G Site Development [5] Building Sitework G Site Development Element Number 5 Cost $95,000 Last Major Action 2005 The Site is provided with a basketball playground which is centrally located at the north side of the property, the basketball playground is fenced by a 10 high chain-link fence, and has an asphalt paving. The playground paving is in good condition, The chain-link fence appeared to be in fair condition, lose section and north side is leaning, however, in stable condition at the time of assessment. Repairs to be performed from the operating budget. G Fountains, Pools, And Watercourses [1] Building Sitework G Fountains, Pools, And Watercourses Cost $560,000 The Recreation Centre is provided with inground swimming pool which is centrally located between the buildings, the swimming pool area is fenced and protected by a 6 high chain-link fence. The swimming deck is cast in place slab on grade. The swimming pool was filled with spoiled water and out of service at the time of assessment. The chain-link fence appeared to be stable and in good condition, the concrete floor demonstrated normal deterioration, cracks and settled sections. Good Action Summary: Restore, maintain and repair where required of the swimming pool area. Action: Repair Cost $25,000 Year 2020 Score 5.00 t Applicable or not apparent 097_Firgrove Crescent - Site Page 12 of 20

13 G2049-A - Garbage Area & Structure* [1] Building Sitework G2049-A - Garbage Area & Structure* Cost $36,000 Last Major Action 2008 Three (3) garbage enclosures are provided at the east, south and west side, consists of concrete pads, steel framing with wood slate. The garbage enclosure installed in The enclosures on the east and south sides appeared in fair condirtion, broken doors and wood slates was noted. The north enclosure apeared in good condition, with normal concrete deterioration, minor rust on steel frame and few broken wood slate. comp ychew89.v0u.jpg Action Summary: Restore, maintain and repaint the metal enclosures to be performed from the operating budget. Action: Expected routine maintenance as required. Repair Cost $10,000 Year 2018 Score t Applicable or not apparent 097_Firgrove Crescent - Site Page 13 of 20

14 G2049-A - Garbage Area & Structure* [2] Building Sitework G2049-A - Garbage Area & Structure* Element Number 2 Cost $175,000 Seven (7) garbage compactors are provided at the complex. During our Site Assessment, the equipment appeared to be in poor physical condition. There were no operational tests performed; however, as per the Property Management Staff, all the garbage compactors are original and surpassed service life and not functional. Severe comp ee1kw56i.u8k.jpg Action Summary: A budget is allocated to replace the garbage compactors. Action: End of service life replacement. Cost $175,000 Year 2015 Score t Applicable or not apparent 097_Firgrove Crescent - Site Page 14 of 20

15 G2049-B - Sheds* [1] Building Sitework G2049-B - Sheds* Cost $75,000 Last Major Action 2010 A wood structure shed is provided at the recreationcentre, swimming pool area. The shed constructed of wood columns and beams, and roof joists. The floor is paved with cast on-place concrete. The shed appeared to be stable and in acceptable condition. Good G Landscaping [1] Building Sitework G Landscaping Cost $151,510 Last Major Action 2010 There is a minimal amount of landscaping at this site mainly consisting of trees, shrubs and sod area. The landscaping of the property appeared to be in good condition. Good G Site Management Office [1] Building Sitework G Site Management Office Cost $0 The site management is located at 5 Needle, Jane - Firgrove development. Refer to component G2090 of 5 Needle Crescent report for budget and condition of the site management 097_Firgrove Crescent - Site Page 15 of 20

16 G Water Supply [1] Building Sitework G Water Supply Cost $213,492 The domestic cold water system for the building is supplied by a 6" incoming underground main. The underground concealed portion of the water supply was not inspected. major issues were noted or reported. Good Action Summary: Inspect the cold water system, and repair as required. Action: Study Cost $25,000 Year 2026 Score 8.50 t Applicable or not apparent G Sanitary Sewer [1] Building Sitework G Sanitary Sewer Cost $448,208 The building is provided with a sanitary system consisting of a network of sanitary piping, floor drains, auxiliary drains and backwater valves which are vented on the building's roof. The underground sanitary waste main for the building connects to the municipal sanitary waste main. major issues were noted or reported. 097_Firgrove Crescent - Site Page 16 of 20

17 G Storm Sewer [1] Building Sitework G Storm Sewer Cost $557,834 The storm water system for the buildings consist of rainwater leaders, underground piping and catch basin throughout the property. The underground storm water main for the building connects to the municipal storm water main. As per the storm sewer study completed in 2009, there are drainage issues at 10 Turf, 5 Turf, and 40 Turf Grassway. Also as per the property management staff, the site demonstarte drain problems in covered garage between #2 and #8 Dune Grassway. Poor Action Summary: A tentative budget is allocated for repairs of the storm water systems. The scope of work shall be based on the study performed in Action: There were indications of major problems in the storm water systems, pipe deterioration, blockages due to sludge accumulation or tree roots etc Repair Cost $45,500 Year 2015 Score t Applicable or not apparent G Electrical Distribution [1] Building Sitework G Electrical Distribution Cost $27,547 Hydro Vault. Access to the interior of the vault is provided through a double metal door. The door is approximately 36 wide and 84 high. Minor corrosion noted at the bottom of the doors. There is no heat/smoke detector that was visible in the vault room. 097_Firgrove Crescent - Site Page 17 of 20

18 Action Summary: Install heat/smoke detector in the vault room. Action: Repair Cost $1,500 Year 2015 High Score Moderate consequences - health deterioration or not apparent Action Summary: Replace door to the vault room. Action: Repair Cost $25,547 Year 2015 High Score Moderate consequences - health deterioration or not apparent G Site Lighting [1] Building Sitework G Site Lighting Cost $358,115 Provide additional six (6) pole lampe to be distributed throughout the site. Repair of the exterior lighting fixtures for building. The exterior lights were not tested; however majority of the fixtures appeared to be replaced and in working order and no issues were reported. of light fixtures and bulbs, where required, shall be continued to be performed from the operating budget. 097_Firgrove Crescent - Site Page 18 of 20

19 comp uoo4fuhz.lyl.jpg Action Summary: Provide additional six (6) pole lamp to be distributed throughout the site. Repair of the exterior lighting fixtures of buildings. Action: As per the site meeting, the Property management staff requested additional six (6) pole lamps. Install Cost $30,000 Year 2015 Score t Applicable or not apparent G Site CCTV System [1] Building Sitework G Site CCTV System Cost $24,000 Last Major Action 2000 The site is provided with closed circuit TV (CCTV) twelve (12) cameras located throughout the site and building exterior that monitor the exterior of the Complex. The camera system appeared to be in working order, no issues reported by the management staff. Good 097_Firgrove Crescent - Site Page 19 of 20

20 Action Summary: Replace the security camera system more reliable and have better performance characteristics at the end of its useful service life, repair to be performed from the operating maintenance. Action: The camera system is part of the security system and should maintain in good state. Cost $24,000 Year 2024 Score 8.25 t Applicable or not apparent 097_Firgrove Crescent - Site Page 20 of 20

21 Toronto Community Housing BCA Report 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Porfolio TCHC - All Op Units Development Firgrove Crescent Size 6,716 Sq.Ft. Site Size 0 Sq.Ft. Construction Year 1975 Floor Above Grade 2 Cost $1,164,151 Description 1 Dune Grassway is a low-rise residential townhouses building which is part of the Jane- Firgrove complex located in Toronto, Ontario, the building consists of six row townhouses, two storeys above grade, encompassing a gross floor area (GFA) of 6,716sq.ft. The building is constructed of reinforced concrete structure. The exterior walls are provided with stucco finish on top of the original brick layer and concrete block back-up wall. The windows are single glass in commercial aluminum frame. The roof is protected by an inverted built-up roof membrane system. Report Generated On: :44:47 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 1 of 40

22 Condition Summary General Summary Architectural Summary The building sub-structure did not demonstrate any obvious indications of any structural distress, and the superstructure of the building appeared to be free of any major cracks, upheaval or uneven settlement. Majority of the building envelope components appeared to be in poor condition. The exterior walls demonstrated deterioration, leaks and water infiltration through the wall system cracks and joints. The windows are original to the building and past their useful service life, major leaks and water infiltration was noted. The roof covering is original and surpassed service life. The common areas interior finishing vary from poor to fair condition. Mechanical Summary Generally, all the mechanical equipment is original to the building construction and varies from poor to fair condition. The exhaust system in service rooms not working, all make-up units, air-handling units are original, however, equipment is in working order. The electric heating system of the townhouses and common areas is in poor condition. Electrical Summary The electrical service panels, wiring and lighting fixtures are original to the buildings and appeared to be in poor condition and need to be upgraded. The enterphone, keycard access and security camera systems are in working order. The complex is provided with two (2) hydro vaults and five (5) sub-electrical rooms serving the twelve (12) buildings. The exterior lighting of the landscape area, parking lots and the covered parking areas appeared to be in working order, however, more pole lights are requested by the property management staff. 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 2 of 40

23 Facility Specific Details - Building 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 3 of 40

24 Elements by A10 - Foundations [1] Substructure A10 - Foundations Cost $67,361 The building foundation consists of cast in place reinforced concrete strip footing, slab on-grade, and concrete blocks foundation walls. There were no obvious signs of any structural distress and the foundation of the building appeared to be free of any major cracks, upheaval or uneven settlement. comp kkpeqnfy.aac.jpg B10 - Superstructure [1] Shell B10 - Superstructure Cost $197,651 The superstructure construction consists of 6 thick concrete slabs resting on concrete blocks masonry walls. The majority of the superstructure components were not exposed or visible; however there were no obvious signs of any structural distress and the superstructure of the building appeared to be free of any major cracks, upheaval or uneven settlement. 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 4 of 40

25 comp svjb4gh.lvf.jpg B Exterior Walls [1] Shell B Exterior Walls Cost $220,000 Last Major Action 1990 The exterior wall system was original constructed of masonry brick layer with concrete blocks back-up wall, and then in 1990 the exterior brick walls were clad with stucco, after in 2009 the building re-clad with prefinished insulated metal siding. Generally the metal siding is in good condition. Poor comp cdsct50.kvb.jpg Action Summary: Action: Re-clad the exterior walls of the building. The exterior walls demonstrated severe cracks, failed in the brick layer substrate and wall condensation. The building envelope must maintain in a state of weather-tight. Cost $220,000 Year 2015 Score _1 Dune Grassway : 2 Storey Townhouse Sixplex Page 5 of 40

26 t Applicable Moderate or significant savings with longer term payback B Exterior Windows [1] Shell B Exterior Windows Cost $49,127 The building is provided with commercial type single glass in aluminum frame windows. The windows are original to the building construction and past their useful service life. The windows demonstrated failed gasket and caulking, and frames were deteriorated and sliders are hard to open and close. Poor comp nfzotpr.82k.jpg Action Summary: Action: Replace all windows with high efficiency double glazed units The windows passed the useful service life and exhibited major deterioration and distress. Cost $49,127 Year 2015 Score t Applicable Risk with moderate financial cost (e.g.$10k-$100k ) Moderate or significant savings with longer term payback 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 6 of 40

27 Action Summary: Action: Visible Restore and re-caulking all exterior windows. If the windows refurbished in 2015, useful service life maybe deferred for ten years Repair Cost $8,932 Year 2015 Score t Applicable or not apparent B Exterior Doors [1] Shell B Exterior Doors Cost $9,327 Last Major Action 2002 The main entrance of the building consists of double entry single door and side lights with vestibule. The vestibule doors and sidelights are aluminium frames with single glass. In general the doors open and close properly, frames and sashes exhibited normal deterioration, and there were no loose fasteners or damaged surface. comp guu02dor.o39.jpg 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 7 of 40

28 Action Summary: Action: Expected replacement of the exterior doors at end of useful life The exterior doors are part of the building envelope, security and egress system and should be maintained in a good working condition. Cost $9,327 Year 2029 Score t Applicable or not apparent B Exterior Doors [2] Shell B Exterior Doors Element Number 2 Cost $10,500 The backyard doors are comprise of wood door with aluminium storm door. All doors are original to the construction and in fair to poor condition. Damages and chipping was noted on the door of the inspected units. comp uzzc4wx8.97e.jpg 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 8 of 40

29 Action Summary: Action: Refurbish the wood doors and replace the exterior storm doors of the backyards. The backyard doors are part of the building envelope and must maintain in a state of weather-tight. Cost $4,200 Year 2015 Score t Applicable or not apparent B30 - Roofing [1] Shell B30 - Roofing Cost $50,000 Last Major Action 1985 The building is provided with inverted built-up roofing assembly system with concrete tile topping. Due to the nature of the main roof which is covered with concrete tiles resting on rigid insulation, a full inspection of the membrane condition is not practical. As per the Property Management Staff and previous report dated 2006, 2009 and 2012, the roof covering is original to the building construction and ten years beyond service life, also roof leakage was noted at several units. comp xh8vhpc.2k9.jpg 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 9 of 40

30 Action Summary: Action: Replace the entire roof covering system. The roof covering system passed its useful service life. The integrity of the building envelope must be maintained in a state of good condition. Cost $50,000 Year 2015 Score t Applicable Risk with significant financial cost (e.g. $100,000) High or not apparent C Partitions [1] Interiors C Partitions Cost $55,910 The majority of the interior partitions are concrete blocks. The typical floor corridor partitions are concrete blocks with painted parging. The interior partitions appeared to be in stable condition. comp ga3cgch3.1qq.jpg 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 10 of 40

31 C Interior Doors - Units [1] Interiors C Interior Doors - Units Cost $66,488 The interior doors of the suites are 35 mm painted hollow core wooden doors, with painted knock down hollow metal frames. Based on the inspections of 10% of the suites, the majority of the doors appeared to be original. comp y0mbd246.bz7.jpg Action Summary: Refurbish, restore or replace the suites' interior doors and accessories as needed. Action: End of service life replacement. Cost $13,000 Year 2025 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 11 of 40

32 C Interior Doors - Common Area [1] Interiors C Interior Doors - Common Area Cost $7,414 The building is provided with interior doors provided for townhouses. All doors are wood with pressed frame, equipped with door accessories and painted. The majority of the inspected interior entry doors are intact, signs of deterioration and peeling paints and generally in fair condition. comp qrd502gg.qp5.jpg Action Summary: Refurbish, restore and replace where required the unit entry doors and accessories. Action: The interior doors form part of the egress system, if not maintained in good working order may have negative impact on the operation and efficiency, as well as affecting the integrity of fire separations. Cost $7,414 Year 2015 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 12 of 40

33 C Kitchen Refurbishment [1] Interiors C Kitchen Refurbishment Cost $36,000 The kitchen includes floor and wall mounted wooden cabinets. Walls are painted drywall with ceramic or vinyl flooring. Based on the inspections of 10% of the suites, the majority of the kitchens were in serviceable condition. The kitchens are typically renovated during suite turnovers. comp lyvc65s.ttf.jpg Action Summary: Refurbish, restore and replace where required the suites' kitchen cabinets and accessories. Budget for eight (8) units of kitchen renovation. Action: If not maintained in good condition may cause mould in the wood substrate. Cost $36,000 Year 2023 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 13 of 40

34 C Bathroom Refurbishment [1] Interiors C Bathroom Refurbishment Cost $24,000 Walls are painted drywall with ceramic or vinyl flooring. Based on a review of two (2) suites, the bathroom finishes are stained, faded and have original flooring. comp ov5uwcpp.fvd.jpg Action Summary: Refurbish, restore and repair the suites' bathrooms as needed. Replace the plumbing fixtures at the end of useful service life. Action: Renovation of all washrooms in conjunction with plumbing fixtures replacement. Cost $24,000 Year 2020 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 14 of 40

35 C Wall Finishes - Common Area [1] Interiors C Wall Finishes - Common Area Cost $3,274 Last Major Action 2000 All wall finishes in the common areas which include entrances, lobbies, and corridors are painted. The interior painting is in poor condition. Wall surfaces exhibit deterioration, faded and dirty spots at various locations. Poor comp w3lfdlw0.k6l.jpg Action Summary: Repair and repaint of the interior walls. Ongoing patch and repair will be by routine maintenance. Action: Dirty walls and peeling paint are unsightly and cause contamination. Cost $3,274 Year 2015 Score t Applicable or not apparent Suspect but not visible 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 15 of 40

36 C Floor Finishes - Common Area [1] Interiors C Floor Finishes - Common Area Cost $9,459 The main entrance lobby on the first floor is provided with ceramic flooring. The floor finishes in the upper typical floor corridors are vinyl sheet. The ceramic and quarry tiles at the entrance lobby appeared to be in good condition, no major deficiencies was noted. The vinyl sheet in the corridor is original to the building and in poor condition, scratches and deterioration was noted. The vinyl tiles appeared to be old and condition varies from fair to poor condition. comp cug35l7d.3yf.jpg Action Summary: Action: Replace the vinyl sheet of the corridor. The floor finish must be maintained in good condition for aesthetics and the safety of the occupants. Cost $5,289 Year 2015 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 16 of 40

37 C Ceiling Finishes - Common Area [1] Interiors C Ceiling Finishes - Common Area Cost $3,788 The ceiling finish of the common areas such as, entrance hall and corridor are formed by a metal T-bar and metal grill panels arrangement suspended ceiling and gypsum board in main entrance. The ceiling finishes in the entrance lobby appeared to be in fair condition, with normal deterioration and minor distress. The metal drop ceiling appeared to be in poor condition. comp chc3by6i.b3m.jpg Action Summary: Expected repair and painting of the interior ceiling finishes in conjunction with the wall finishes. Ongoing patch and repair will be by routine maintenance. Action: Dirty ceiling and peeling paint are unsightly and cause contamination and mold. Cost $3,788 Year 2015 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 17 of 40

38 C Interior Renovations - Units* [1] Interiors C Interior Renovations - Units* Cost $36,000 There are a variety of interior finishes within the building. Floor finishes include: Parquet, carpets, linoleum, vinyl composite tile, terrazzo, painted concrete, ceramic tile flooring. Wall finishes include: painted plaster walls and gypsum partitioning, ceramic wall tile. Ceiling finishes include: painted gypsum ceiling, painted metal panel ceiling; painted plaster ceiling. Based on a review of 10% of the suites, the suite interior finishes were performed on as needed basis or renovated during suite turnovers. comp hhvdwyzh.kot.jpg comp m8yrrlax.ztn.jpg comp luxj5a58.vmi.jpg 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 18 of 40

39 Action Summary: Expected interior renovation of the suites including, replace flooring and painting of the interior walls and ceiling at the end of service life. Ongoing patch and repair will be done by routine maintenance. Action: Dirty walls, flooring or ceiling and peeling paint are unsightly and cause contamination. Cost $36,000 Year 2016 Score t Applicable or not apparent D Plumbing Fixtures [1] Services D Plumbing Fixtures Cost $0 There is one bathroom in each unit which includes lavatory, water closet and bathtub. Based on a review of 10% of the suites, lavatories and bathtubs are original to the building, however, water closets are replaced. The budget for replacement included in component C1070 of this report. comp nbrur8gt.msx.jpg 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 19 of 40

40 D Sanitary Waste [1] Services D Sanitary Waste Cost $18,000 The building is provided with a sanitary system consisting of a network of sanitary piping, floor drains, auxiliary drains, and backwater valves and roof vents. The underground sanitary waste main for the building, connects to the municipal sanitary waste main. There were no reports or indications of any major or recurrent problems in the sanitary system. Action Summary: A tentative budget is recommended for the repairs of the sanitary system. The work shall be performed in conjunction with the storm sewer. Conduct intrusive assessment and camera survey of the underground services prior to upgrades to determine scope. Action: Typically sanitary systems require inspection and maintenance every twenty- five (25) years, to identify pipe deterioration, blockages due to sludge accumulation or tree roots etc. Cost $18,000 Year 2026 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 20 of 40

41 D Rain Water Drainage [1] Services D Rain Water Drainage Cost $6,716 The rain water drainage consists of roof drain and scuppers which drain to rain water leaders connected to city storm. The rain water drainage appeared to be in working order. issues were reported by management staff. Good Action Summary: A tentative budget is recommended for the repairs of the rain water drainage system. Action: End of service life. Cost $6,716 Year 2026 Score 5.00 t Applicable or not apparent D Domestic Water Distribution - Units [1] Services D Domestic Water Distribution - Units Cost $13,432 Suite domestic water distribution piping is primarily copper. Majority of the plumbing system is original to the building construction. The shut-off valves are original; however no major issues were reported. 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 21 of 40

42 Action Summary: A tentative budget is allocated for cold, hot and recirculation piping plumbing upgrades as needed. Video inspection and cut sample testing shall be performed prior to plumbing upgrades to determine scope, budget and implementation timelines. The intrusive inspection and upgrades shall be performed in conjunction with the hot water piping (Uniformat D3024) in order to achieve cost economy. Action: End of service life upgrade. Cost $13,432 Year 2019 Score t Applicable or not apparent D Domestic Water Distribution - Main [1] Services D Domestic Water Distribution - Main Cost $13,432 The domestic cold water system for the building is supplied from building 17 Cane Grassway. Refer to 17 Cane Grassway. comp ojeucwt4.dl2.jpg 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 22 of 40

43 Action Summary: A tentative budget is allocated for underground piping plumbing upgrades. Action: major issues were reported by the management staff. Cost $13,432 Year 2022 Score t Applicable or not apparent D Single Building Hot Water Boilers [1] Services D Single Building Hot Water Boilers Cost $14,507 There are four gas-fired boilers to heat domestic water of Block "B", two (2) located at 8 Dune Boiler Room: two boilers 526 MBH input, each), and two (2) located at 11 Blue Boiler Room: two boilers (600 MBH input, each). Each boiler is equipped with a 0.25HP circulation pump. The boilers are original, although maintenance work has included replacement of heat exchangers when required. D Exhaust Ventilation Systems [1] Services D Exhaust Ventilation Systems Cost $3,000 Individual ceiling mounted 50 CFM exhaust fans serving the tenant unit bathrooms and kitchens. The fans are in working order. 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 23 of 40

44 comp cz3t043.bxd.jpg Action Summary: of the individual tenant unit exhaust fans. Action: due to age and inefficiency of old units. Cost $3,000 Year 2019 Score t Applicable High or not apparent D Terminal Self-Contained Units [1] Services D Terminal Self-Contained Units Cost $3,358 Heating is provided by 300W to 750W electric cabinet blower heaters, for the common and service areas. The cabinet heaters are original, and in poor condition. Poor 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 24 of 40

45 comp u2cyerpm.t6c.jpg Action Summary: Action: Replace the cabinet heaters of the common areas. Overtime, the electric UH may fail, the heater's electrical connections may overheat and create a fire hazard. Cost $3,358 Year 2016 Score t Applicable or not apparent D3058-D - Make-Up AHU [1] Services D3058-D - Make-Up AHU Cost $12,000 One indoor 'Delhi' make-up air unit with 38KW electric duct heater located in the mechanical room on the 1st floor serving building corridors. "The make-up air (MUA) unit is original to the building construction; however it is still in working order due to maintenance and upkeep. 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 25 of 40

46 Action Summary: Action: Replace make up air unit serving the building corridors. Over time, wear caused by normal use will begin to deteriorate the MAU unit and it's efficiency will decrease. Cost $12,000 Year 2019 Score t Applicable Significant savings and short term payback D Electric Baseboard Heat [1] Services D Electric Baseboard Heat Cost $6,000 Heating is provided by 750W to 3000W electric baseboards. The heaters are controlled by wall-mounted thermostats. The majority of the baseboard heaters are original, and in poor condition with missing covers and damaged fins. Poor Action Summary: Action: Replace the baseboard heaters of the units. Overtime, the electric UH may fail, the heater's electrical connections may overheat and create a fire hazard. Cost $6,000 Year 2016 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 26 of 40

47 D Sprinklers [1] Services D Sprinklers Cost $36,266 Last Major Action 2012 Located in pump room 7 blue Grassway controls all of Block B 7 blue Grassway 11blue Grassway 8 dune Grassway 2dune Grassway 8 dune Grassway west 1dune Grassway 36 marsh Grassway 3 marsh Grassway Block b sprinkler room Located in 7 blue Grassway controls all of Block B 7 blue Grassway 11blue Grassway 8 dune Grassway 2dune Grassway 8 dune Grassway west 1dune Grassway 36 marsh Grassway 3 marsh Grassway Block b sprinkler room Good Action Summary: Action: Repair Cost $3,627 Year 2035 Score 9.50 t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 27 of 40

48 D Life Safety Other* [1] Services D Life Safety Other* Cost $2,500 The Fire Safety Plan is located adjacent the main entrance to the building The Fire Safety Plan is out of date. 2007: Deficiencies potentially dangerous, Increased life safety priority. Poor Action Summary: Update the Fire Safety Plan. Action: Cost $2,500 Year 2015 High Score Severe consequences - critical injuries Urgent or not apparent D Life Safety Other* [2] Services D Life Safety Other* Element Number 2 Cost $3,000 Fire separations require some firestopping as in the electrical room and boiler room. This is to maintain the integrity of the fire separations. 2007: Deficiencies potentially dangerous, Poor 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 28 of 40

49 Action Summary: Provide fire stopping where there are penetrations through fire separations. Action: Cost $3,000 Year 2015 High Score Severe consequences - critical injuries Urgent or not apparent D Main Electrical Service and Distribution [1] Services D Main Electrical Service and Distribution Cost $26,864 The service enters via underground to the hydro vault 2500A main breaker from where it is distributed throughout the building via secondary electrical rooms. Access to the hydro vault. Good D Intermediate Electrical Service and Distribution [1] Services D Intermediate Electrical Service and Distribution Cost $40,296 The service fed from secondary electrical room 1B, enters via underground to the electrical closet which provided with two (2) main panels from where it is distributed throughout the building via distribution panels and breakers. The inspected electrical equipment were generally observed to be in working order and no major issues were noted. 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 29 of 40

50 Action Summary: Conduct a detailed evaluation of the current condition of the existing power distribution equipment and options to upgrade the existing electrical system. Action: In general, most of the existing equipment is original to the building and have surpassed their life expectancy. Study Cost $15,000 Year 2015 Score t Applicable or not apparent Action Summary: Action: Replace the electrical panels at the end of useful service life. The distribution panels and breakers are generally original, and have passed the useful service life. Cost $40,296 Year 2015 Score t Applicable Risk with significant financial cost (e.g. $100,000) or not apparent D Unit Electrical Service and Distribution [1] Services D Unit Electrical Service and Distribution Cost $7,200 Individual 100A, 120/240V, 1ph, 3 wire distribution panels located in each unit closet. As per the visual inspection the inspected electrical equipment appeared to be clean, and had no signs of overheating, corrosion, or damage. 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 30 of 40

51 Action Summary: Action: of the individual unit distribution panels. Deterioration of the wiring and insulation may increase the risk of fire due to overheating. Cost $7,200 Year 2017 Score t Applicable or not apparent D Branch Wiring [1] Services D Branch Wiring Cost $80,592 The electrical branch wiring is assumed to be aluminum same as noted in block B, 2012 BCA. The wiring is embedded and not visible. Action Summary: Rewire the building where required based on the electrical study noted in uniformat D5014 Action: The distribution panels and breakers are generally original, and have passed the useful service life. Repair Cost $26,019 Year 2015 Score t Applicable Risk with significant financial cost (e.g. $100,000) or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 31 of 40

52 D Lighting Equipment - Units [1] Services D Lighting Equipment - Units Cost $9,000 Incandescent ceiling suspended fixtures. The interior lighting is original to the building construction and in fair condition. Good Action Summary: Replace the interior lighting fixtures. Action: at end of service life. Cost $9,000 Year 2025 Score 7.25 t Applicable or not apparent D Lighting Equipment - Common Area [1] Services D Lighting Equipment - Common Area Cost $16,084 Base building common areas interior lighting is provided by fluorescent strip fixtures with T2 lamps. The interior lighting appeared to be in working order, no tests were performed however lighting appeared to be inadequate, inefficient and several of fluorescent lamps are burn out. Poor 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 32 of 40

53 Action Summary: We recommend replacement of older interior fixtures, where they exist, with energy saving T8 and compact fluorescent fixtures and lamps. Individual interior lighting fixtures can be replaced, as required, as part of operating maintenance. Action: of the fixture ballasts and lamps with energy efficient lamps/ fixtures will improve overall electrical efficiency and reduce operating costs. Cost $16,084 Year 2015 Score t Applicable Moderate or significant savings with longer term payback D Intercommunications And Paging [1] Services D Intercommunications And Paging Cost $5,000 Last Major Action 1997 The building is provided with keycard access (FOB) system for the main and side entrances The FOB system appeared to be in working order, however, as per the Property management staff, frequent repairs was performed on the system due to vandalism of the card reader. Good Action Summary: Replace the FOB system at the end of its useful service life, repair to be performed from the operating maintenance. Action: The keycard access is part of the security system and should maintain in good state. Cost $5,000 Year 2022 Score 6.25 t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 33 of 40

54 D Intercommunications And Paging [2] Services D Intercommunications And Paging Element Number 2 Cost $6,000 Last Major Action 1992 The building is provided with Enterphone MK III intercom entry system for the main entrance. The entry system appeared to be in working order, however, the system almost passed service life. Action Summary: Replace the enterphone system at the end of its useful service life, repair to be performed from the operating maintenance. Action: The enterphone is part of the security system and should maintain in good state. Cost $6,000 Year 2017 Score t Applicable or not apparent D Telephone Systems [1] Services D Telephone Systems Cost $0 issues or concerns as reported by the Property Management Staff. Good 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 34 of 40

55 D Television System [1] Services D Television System Cost $0 issues reported by the Property Management Staff. Good D Fire Alarm System [1] Services D Fire Alarm System Cost $50,000 Last Major Action 2012 Mircom fire alarm system -9 Mircom 1000 panels located in electrical room 7 blue Grassway control all of Block B 7 blue Grassway 11blue Grassway 8 dune Grassway 2dune Grassway 8 dune Grassway west 1dune Grassway 36 marsh Grassway 3 marsh Grassway Block B sprinkler room Block B fire alarm panel located in 7 Blue Grassway was replaced 3 years back; however, raceways,wiring and devices are original. Good Action Summary: Action: Upgrade the fire alarm system to meet the current code and applicable authorities. Cost of raceways,wiring and devices is $300,000 divided on all Block "B" buildings Cost $50,000 Year 2016 Score 8.50 t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 35 of 40

56 D5038-B - CCTV System [1] Services D5038-B - CCTV System Cost $3,200 Last Major Action 1994 The building is provided with closed circuit TV (CCTV) cameras located throughout the entrances and common areas that monitor the interior and exterior of the building. The camera system appeared to be in working order, no issues reported by the management staff. Action Summary: Replace the security camera system with more reliable and have better performance characteristics at the end of its useful service life, repair to be performed from the operating maintenance. Action: The camera system is part of the security system and should maintain in good state. Cost $3,200 Year 2019 Score t Applicable or not apparent D Emergency Power & Generation Systems [1] Services D Emergency Power & Generation Systems Cost $20, _1 Dune Grassway : 2 Storey Townhouse Sixplex Page 36 of 40

57 A new inverter needs to be installed located in electrical room 7 blue Grassway controls all of Block B 7 blue Grassway 11blue Grassway 8 dune Grassway 2dune Grassway 8 dune Grassway west 1dune Grassway 36 marsh Grassway 3 marsh Grassway Block b sprinkler room Inverter located in 7 Blue Grassway controls all of Block B Action Summary: Install a new inverter at 11 Blue Grassway. Action: This is each assets portion to do work at 11 Blue Install Cost $250 Year 2015 Score t Applicable High or not apparent D Information Technology Standards [1] Services D Information Technology Standards Cost $0 Type:,Make:,Model:,Components:,Location:,Section 3: Good 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 37 of 40

58 D Energy - Conservation* [1] Services D Energy - Conservation* Cost $1,000 Magnetic starter, motorized damper and electric timer for building MUA unit. The magnetic starter is in working order. Repair of magnetic starters, motorized dampers and electric timers to be performed from operating budget. Good E1041-A - Refrigerators* [1] Equipment and Furnishings E1041-A - Refrigerators* Cost $36,000 One (1) fridge is provided in each tenant unit kitchen. The fridges appeared to be in working order. Good Action Summary: Replace fridges at the end of their useful service life. Action: due to surpassing expected useful life. Cost $36,000 Year 2020 Score 3.75 t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 38 of 40

59 E1041-B - Cooking Range* [1] Equipment and Furnishings E1041-B - Cooking Range* Cost $18,000 Combination of stove and oven in each tenant unit kitchen. The stoves appeared to be in working order. Good comp a6gw9e.dzk.jpg Action Summary: Replace stoves as required. Action: due to surpassing expected useful life. Cost $18,000 Year 2020 Score 3.75 t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 39 of 40

60 Powered by TCPDF ( Toronto Community Housing BCA Report as of :44:45 F Trash Compactors [1] Special Construction F Trash Compactors Cost $14,585 There are 7 compactors on the site, none of them are operational. The compactors are not functional. Poor Action Summary: Replace the trash compactors. Action: 7 each. Cost divided among the 12 townhouses in the development. Cost $14,585 Year 2015 Score t Applicable or not apparent 097_1 Dune Grassway : 2 Storey Townhouse Sixplex Page 40 of 40