EXECUTIVE SUMMARY INTRODUCTION Terms of Reference Building Description Documents Reviewed SUMMARY OF FIELD DATA 4

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2 Abbott Place Wood Framed Window Condition Assessment May 30, 2012 TABLE OF CONTENTS EXECUTIVE SUMMARY INTRODUCTION Terms of Reference Building Description Documents Reviewed SUMMARY OF FIELD DATA Site Review Observations and Condition Assessment RECOMMENDATIONS AND OPINIONS OF PROBABLE COST Summary of Remediation Recommendations Opinions of Probable Cost CLOSING COMMENTS 7 APPENDIX A: APPENDIX B: APPENDIX C: PHOTOGRAPHS WINDOW ASSEMBLIES OPINIONS OF PROBABLE COST

3 Abbott Place Wood Framed Window Condition Assessment May 30, 2012 Page 1 EXECUTIVE SUMMARY As requested, (RJC) has completed an assessment of the wood framed window assemblies at Abbott Place located in Vancouver, BC. RJC s assessment generally included a review of available original drawings, discussion of window performance with the Property Manager and suite occupants, visual review of the wood framed windows from the interior of the suites and the exterior from the ground and adjacent parkade. Review of the aluminum framed windows on the east and west elevation and the aluminum framed storefront windows on the east elevation were beyond the scope of this review. Based on our condition assessment, elements of the wood framed window assembly at Abbott Place are experiencing deterioration and require remediation to maintain structural integrity, air and water tightness. An option has been provided to extend the service life of the existing windows; however, RJC s recommendation is to replace all the wood framed windows on the North and South elevations and renew sealants, weather stripping and paint the wood framed windows along the East elevation. Although review of the brick cladding was outside the scope of our review, we have included observations and recommendations to repair the brick cladding where its performance directly affects the performance of the wood framed windows reviewed. Brick re-pointing is recommended in several locations and brick rebuilding is recommended at the 5 th level of the North side of the building. Conceptual level recommendations for wood window remediation and renewal tasks have been provided, including associated Opinions of Probable Cost to complete the work. A discussion of implementation timelines and alternate conceptual approaches are included where appropriate. The total Opinion of Probable Cost to complete Option 1, which may extend the service life of the existing wood framed windows by approximately 10 years, is $228,000. Replacement of all the North and South wood framed windows and remediation of the East wood framed windows will provide an expected service life of approximately 25 years and cost $330,000.

4 Abbott Place Wood Window Condition Assessment May 30, 2012 Page INTRODUCTION 1.1 Terms of Reference.1 Engagement At the request of Shawn Smith of REMAX Property Management Services on behalf of the Owners of Strata LMS 2412 (the Strata), RJC conducted a Wood Framed Window Condition Assessment of Abbott Place located at 233 Abbott Street, Vancouver on May 3, Glade Schoenfeld and Samantha Maki from RJC and Shawn Smith were in attendance. The Depreciation Report described in our proposal dated March 5 th, 2012 was not undertaken at this time. The intent of this assessment was to review and assess the present condition of the wood framed window assembly with regard to performance and moisture-induced deterioration. Opinions of probable costs for repair or replacement have been provided. This report documents the current condition of the wood framed window assembly and has been prepared in accordance with generally accepted engineering practices. No warranties, either expressed or implied, are made as to the professional services provided under the terms of our scope of work and included in this report. Services performed and outlined in this report were based, in part, upon visual observations of the site and structure..2 Scope of Work A brief description of the work undertaken by RJC is as follows: Review of available original drawings to become familiar with design concepts and details pertaining to the wood framed windows. Discussion of window performance with owner representative and building occupants. Visual review of the wood framed window assembly from the interior of 10 units. Isolated moisture testing in various locations along the wood framed window using a non-destructive moisture meter. Prepare written report including observations, conclusions, recommendations, probable costs, reference drawings and photographs. All conclusions will be based upon the scope of our review. The work will be carried out under the direction of a Professional Engineer registered in B.C., who will seal the report.

5 Abbott Place Wood Window Condition Assessment May 30, 2012 Page 3.3 Disclaimers Structural comments are provided where applicable, but are limited to the condition of the wood framed windows only. A structural design review was not conducted as it was beyond RJC s scope of work. Review of seismic aspects, mechanical, electrical, and fire safety systems, means of egress, and identification of mould-like substances were also beyond RJC s scope of work. Neither RJC, nor any company with which it is affiliated, nor any of their respective directors, employees, agents, servants or representatives shall in any way be liable for any claim, whether in contract or in tort including negligence, arising out of or relating in any way to mould, mildew or other fungus, including the actual, alleged or threatened existence, effects, ingestion, inhalation, abatement, testing, monitoring, remediation, enclosure, decontamination, repair, or removal, or the actual or alleged failure to detect mould, mildew or other fungus. 1.2 Building Description The 8 storey condominium building was originally constructed circa 1910 with the addition of two storeys in Abbott Place is a blend of both commercial and residential strata lots. The original building structure consists of reinforced concrete, while the 1996 addition is a blend of structural steel and light gauge steel framing. Exterior walls are clad with brick veneer masonry above level 5 and a mass masonry wall up to level 5. The original wood framed windows were replaced with new wood framed windows in 1996 during the 1996 addition. At that time new window openings were punched through the masonry walls at select locations. 1.3 Documents Reviewed Table 1 lists the documents that were provided to RJC to assist with the Wood Window assessment. Table 1 - Documents Provided Architectural Drawings 10.3 and 10.4 prepared by KC Mooney Architect dated November 29, 1994.

6 Abbott Place Wood Window Condition Assessment May 30, 2012 Page SUMMARY OF FIELD DATA 2.1 Site Review A total of 10 units were examined from the interior, which represents approximately 30% of the suites. A visual review of the wood framed window assembly was completed at each location. Window assemblies found on the building are comprised of wood framed windows with insulated Glazing Units (IGUs), non-operable aluminum framed windows, and aluminum storefront windows. The wood framed windows are the focus of this report. Operable units in the wood framed windows are predominantly comprised of horizontal awning units. Note that the aluminum and storefront windows are beyond the scope of this report. Items of interest noted by RJC are listed in Section Observations and Condition Assessment The following is a summary of the conditions observed during the reviews and the information is visually presented in Appendix A and B:.1 Head and sill flashings are not utilized at the wood windows. This condition allows moisture to enters the system through the brick or window sealant and remain in contact with the wood frames, causing deterioration..2 At the locations of the new punched windows, the brick masonry has been saw cut in order to install the wood framed windows and no air seal was observed between the wood frame and rough opening of the brick masonry. This appears to be typical of all wood windows installed during the 1996 addition..3 Several of the wood window frames have deteriorated, especially along the window sill and lower jambs on the units on the North and South elevations..4 Organic growth is visible along the wood window sill and on the brick facing beneath the window frames, especially on the North side of the building, indicating retained moisture in the wall assembly above and below the windows. This has contributed to the deterioration of the wood window frames and moisture ingress to the interior..5 Efflorescence was observed on the interior brick surface beneath the wood framed windows, indicating moisture migration through the wall assembly..6 Sealants and weather stripping appear weathered and failing at multiple locations, increasing the potential for water ingress and air leakage..7 Many of the glazing units have had sealant applied between the IGU and glazing stop, apparently to reseal the window..8 At several locations, sealant has been applied between the frame sill and concrete topping/brick, causing water to remain trapped within the wood framed window assembly..9 Moisture readings were taken at all the suites reviewed and the results were consistent with no indications of excessive moisture on the interior of the window frame..10 The brick veneer at the North side of the 5 th level appears to have moved out of plane, likely due to lack of proper masonry ties. This is pulling on the wood window units, creating a gap between the interior wood window frames and wall assembly, as well as, the exterior wood window frames and mouldings.

7 Abbott Place Wood Window Condition Assessment May 30, 2012 Page 5.11 Metal hardware is loose at many of the operable windows reviewed..12 Window limiters are missing at many operable units, causing the unit to overextend or prevent the window from remaining open. Several operable units have been attached by a string and tied to a cleat to keep them from overextending. Other operable units have been propped open with wooden blocks. 3.0 RECOMMENDATIONS AND OPINIONS OF PROBABLE COST 3.1 Summary of Remediation Recommendations The current wood windows are approximately 16 years old. As observed, it appears that these windows are beyond the year service life that could be expected of this assembly. Based on the information available from the observations made on site, two options for the remediation of the wood framed windows at 233 Abbott Street are presented..1 Option 1: Remove and replace approximately 1/3 of the wood framed windows on the North and South sides of the building, add head and sill flashings, replace deteriorated sills, renew sealants, renew weather stripping, and paint the remaining wood frames. This remediation may extend the service life of the wood windows by approximately 10 years. The wood framed windows on the East elevation appeared to be showing less deterioration than the other elevations; therefore, renewal of sealants, weather stripping and paint may extend the service life by 15 years or more. Re-pointing and rebuilding of brick at several locations on the North and South elevations is also recommended; however, RJC suggests that a masonry evaluation be conducted prior to the repair or replacement of the wood framed windows in order to determine the extent of additional work required. Following the masonry evaluation, the wood windows and masonry remediation could be completed as one project..2 Option 2: Remove and replace all the wood framed windows on the North and South elevations; renew the sealants, weather stripping, and paint on the East elevation; Complete the masonry remediation described in Option 1. Table 2 below lists all remediation recommendations associated with the observed conditions and wood window assemblies outlined in Section 3 of this report.

8 Abbott Place Wood Window Condition Assessment May 30, 2012 Page 6 Table 2 Remediation Recommendations Option 1 Option 2 Replace failed wood framed windows (Approximately 1/3 of North & South Windows) Replace all wood framed windows on North and South Elevation Renew sealants, weather stripping, and paint remaining wood framed windows Replace metal hardware on remaining wood framed window operables Install limiters on remaining wood framed window operables Conduct Masonry Evaluation Re-point and rebuild brick units in multiple locations Renew sealants, weather stripping, and paint East elevation wood framed windows It is recommended that the work be completed as soon as practical as moisture ingress will continue and restoration costs will increase if delayed. 3.2 Opinions of Probable Cost The Opinions of Probable Cost are presented by RJC to provide an expectation as to the magnitude of costs required to complete the recommended remediation work. The opinions provided are based on conceptual repair methods, recently obtained broad unit rates, and past experience with similar projects. A detailed estimate of costs has not been provided, as it would require the preparation of plans, details, specifications and schedules to achieve a quantified summary of estimated costs. Opinions of Probable Cost are based on RJC s review of the present condition of the building and are given in second-quarter 2012 dollars. Deferral of the work will result in increased repair costs. Please note that the cost of remediation could vary greatly depending upon the materials chosen and wood deterioration uncovered during the remediation work. A summary of the remediation options are presented in Table 3 below. Abbott Place is designated as a Heritage C(M) Building by the City of Vancouver (COV). Group C identifies the Heritage Building by its visual character and the classification M outlines the Municiple protection of the building. A Heritage Alteration Permit (HAP) may not be required for the proposed work if the style and visual character of the building is not changed. The COV needs to review the proposed design and details in order to determine the need for a HAP. If a permit is required, the cost is based on the cost of work to be performed and incentives, such as permit fast-tracking, may be included to promote the conservation of the Heritage Building. Heritage Grants may become available; however, availability is dependant on the City s allowable funds at the time of permit application submission. Table 3. Recommendations of Remediation Repair Method Opinions of Probable Cost Option 1 $228,000 Option 2 $330,000 Note: Both Options recommend that a Masonry Evaluation be conducted prior to any work and are included the Opinions of Probable Costs.

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10 APPENDIX A PHOTOGRAPHS

11 Wood Window Condition Assessment 233 Abbott Street, Vancouver, BC Page 1 Appendix A Photographs Table A General Observations Photo 1 is an overview of the North face of building. Windows to the East side of level 2, 3, and 4 were infilled during the 1996 addition. Note: No head or sill flashings were observed at the wood framed windows. Photo 1 North face of 5th floor. Organic growth evident on the masonry above and below the windows. Organic growth indicates moisture is being retained in the wall and window assemblies, causing deterioration of the wood frames. Photo 2 Unit 506 appears to have a different window assembly than the rest of the wood window units. Note this unit was not available for review. Photo 3

12 Wood Window Condition Assessment 233 Abbott Street, Vancouver, BC Page 2 Appendix A Photographs Table A General Observations The brick appears to have been saw cut at several locations in order to install the punched wood window units, unlike the typical wood windows. The wood windows have a wood nailer recessed into the brick opening in order to secure the window frames. Typical interior of wood window. Photo 4 Photo 5 Interior cross-section of wall assembly. There was no observable seal between the wood frame and the rough opening in the masonry. This condition provides a direct path for moisture into the window and wall assemblies. Window frame Unsealed window perimeter Masonry backup Grout infill Interior brick masonry finish Photo 6

13 Wood Window Condition Assessment 233 Abbott Street, Vancouver, BC Page 3 Appendix A Photographs Table A General Observations Visible organic growth along window sill and brick surface directly beneath wood window frame. Wood sill appears deteriorated and sealant applied along sill is trapping moisture. Note there are no sill flashings. Photo 7 Unit 602 Efflorescence evident on brick surface beneath wood window unit, indicating water movement through the wall assembly. Note this corresponds to the organic growth on the exterior show in Photo 7. Photo 8

14 Wood Window Condition Assessment 233 Abbott Street, Vancouver, BC Page 4 Appendix A Photographs Table A General Observations Photos 9 and 10 show visible deterioration and weathering along window sill and at the base of the jamb. Photo 9 Photo 10

15 Wood Window Condition Assessment 233 Abbott Street, Vancouver, BC Page 5 Appendix A Photographs Table A General Observations Photos 11 and 12 show that the sealant around the window frames and weather stripping at the operable are failing. Photo 11 Photo 12 Sealant has been added between the exterior of glazing unit and the window stop, indicating possible history of moisture ingress. Photo 13

16 Wood Window Condition Assessment 233 Abbott Street, Vancouver, BC Page 6 Appendix A Photographs Table A General Observations Photo 14 shows the sealants on the East elevation between the wood window frames and exterior moulding have failed and the paint finish is weathered; however, the wood frames appeared less deteriorated than other elevations, due to less exposure to weather. Failed Sealant Weathered paint Photo 14 Note the addition of a concrete topping beneath many wood window assemblies. Sealant has been applied between the window sill and concrete topping or brick, causing water to remain trapped and deteriorate the wood window frames. Photo 15

17 Wood Window Condition Assessment 233 Abbott Street, Vancouver, BC Page 7 Appendix A Photographs Table A General Observations Unit Exterior moulding pulling away from window frame unit. 1/4" gap at top and bottom corners of window frame and 3/4" gap at middle of frame. The sealant between the brick and moulding remain intact; however, the mould to window joint has pulled apart, indicating brick movement. Photo 16 Unit Cracking was visible between interior wood window frame and wall assembly. The window unit was loose at the time of review. Movement of the brick masonry appears to be pulling the window. Photo 17

18 Wood Window Condition Assessment 233 Abbott Street, Vancouver, BC Page 8 Appendix A Photographs Table A General Observations Unit 602 Visible water damage on ceiling above wood window unit likely due to moisture ingress through the brick masonry. Hardware attachment is loose at most operable wood window units. Photo 18 Unit 801 Hole in glazing unit. Photo 19 Photo 20

19 APPENDIX B WINDOW ASSEMBLY

20 Wood Window Condition Assessment Appendix B Window Assembly 233 Abbott Street, Vancouver, BC Page 1 Table B - Window Assembly Typical Wood Frame Window Details 1 and 2 from KC Mooney drawings package circa This condition was not observed on site. Detail 1 - Window Jamb Detail 2 - Typical Window Sill

21 Wood Window Condition Assessment Appendix B Window Assembly 233 Abbott Street, Vancouver, BC Page 2 Table B - Window Assembly Details 3 and 4 below show the 1996 wood framed window assembly replacement. Wood windows are prefinished thermally broken circa 1996 with a double-glazed Insulated Glass Unit (IGU) and awning style upper operable units. Detail 3 - Jamb Section Detail 4 - Sill, Awning, and Head Section

22 APPENDIX C OPINIONS OF PROBABLE COST

23 Wood Window Condition Assessment Appendix C Summary of Opinions of Probable Cost 233 Abbott Street, Vancouver, BC Page 1 The Opinions of Probable Cost are presented to provide an expectation as to the magnitude of costs required to complete the recommended remediation work. The Opinions provided are based on conceptual repair methods, recently obtained broad unit rates, and past experience with similar projects. A detailed estimate of costs has not been provided, as it would require the preparation of plans, details, specifications and schedules to achieve a quantified summary of estimated costs. Opinions of Probable Costs are based on the present condition of the building and are given in second-quarter 2012 dollars. Deferral of the work will result in increased repair costs. The Opinion of Probable Costs Summaries are presented in Table C below: Table C. Opinions of Probable Cost Option Description Unit Cost ($/unit or $/linear ft) Units OPC Notes Select replacement of the North and South Wood Framed Windows $ 57,750 50% N & 25% S Reseal Wood Framed Windows $ 13,800 50% N & 75% S & 100% E Renew Weather Stripping in Wood Framed 50% N & 75% S Window Operable Units $ 6,000 & 100% E Paint Wood Frames 50% N & 75% S $ 23,200 & 100% E Replaced Metal Hardware and Install 1 Limiters on remaining Wood Windows $ 3,480 Re pointing of Brick $ 18,000 Rebuilding Brick $ 7,000 Access $ 20,000 Construction Total $ 150,000 Value Added Tax (12%) $ 18,000 Contingency 10% $ 15,000 Consulting $ 37,000 Masonry Evaluation $ 7,500 Total Option 1 $ 228,000 Replacement of all North and South Wood Framed Window s $ 155,750 All N & S Reseal Wood Framed Windows $ 7, % E Renew Weather Stripping in Wood Framed Window Operable Units $ 3, % E Paint Wood Frames $ 12, % E Replaced Metal Hardware and Install Limiters on remaining Wood Windows $ 1,800 2 Re pointing of Brick $ 18,000 Rebuilding Brick $ 7,000 Access $ 20,000 Construction Total $ 226,000 Value Added Tax (12%) $ 27,120 Contingency 10% $ 22,600 Consulting $ 46,000 Masonry Evaluation $ 7,500 Total Option 2 $ 330,000 Note: Totals are rounded up to the next thousand.