50 Scarborough Golf Club Road and 91 Muir Drive, Toronto, Ontario

Transcription

1 December 12, 2016 Bard f Directrs Yrk Cndminium Crpratin N. 397 c/ Mr. Stuart Highstead, Prperty Manager 112 Sheppard Avenue West Trnt, Ontari M2N 1M5 submitted via shighstead@glendaleprperties.ca Dear Mr. Highstead: Re: Balcny Cnditin Assessment Yrk Cndminium Crpratin N Scarbrugh Glf Club Rad and 91 Muir Drive, Trnt, Ontari Mrrisn Hershfield Limited (Mrrisn Hershfield) was retained by Yrk Cndminium Crpratin N. 397 (YCC 397) fr cnsulting services t prvide a cnditin assessment f the twnhuse balcnies at 50 Scarbrugh Glf Club and 91 Muir Drive, Trnt. Our scpe f wrk was utlined in ur prpsal dated September 30, Written authrizatin t prceed was prvided n Octber 17, 2016 by Mr. Stuart Highstead, Prperty Manager. Backgrund and Previus Studies The Cndminium Crpratin cmprises 181 twnhuse units alng Kingstn Rad between Scarbrugh Gld Club Rad and Muir Drive in Trnt, Ontari. The crpratin was registered in July The cmplex is divided int 18 twnhuse blcks that all have dublestacked units with ppsing frnt entrances, except at Blcks 12, 15 and 16. Units with balcnies are lcated arund the exterir f the cmplex perimeter: Blcks 1 thrugh 9 are lcated alngside Kingstn Rad, Blcks and are lcated alng Scarbrugh Glf Club, and Blcks 7 and are lcated alng the suth side f the prperty adjacent t the municipal park. The twnhuse unit superstructure cmprises cncrete slabs, steel jists supprts, cncrete masnry blcks walls and wden rf trusses. The exterir walls are clad with brick masnry. Twnhuse units arund the cmplex perimeter have cast-in-place cncrete balcny slabs with either a full-length brick guard wall and scupper drains fr drainage, r tw sectins f brick guard wall with a metal guard sectin between. The cncrete balcny slabs are supprted by tw Hambr streel jists which were until recently, cvered with aluminum sffits r individually cvered with flashing, except at tw units at Blck 9. The tp side f the balcny slabs are cvered with a slped cncrete tpping t prvide drainage twards the exterir edge. There are a ttal f 77 balcny slabs that are supprted by steel jists. YCC 397 recently retained the services f a general cntractr t remve the balcny sffit panels and sheet metal flashings t review the cnditin f the cncealed steel members and cncrete slabs. After the balcny sffits were expsed, YCC 397 received an Order t Cmply frm the City f Trnt, dated Octber 19, 2016, t retain a Structural Engineer t evaluate the cnditin f the cncrete balcnies, and t prvide a reprt with recmmendatins fr repairs, and btain the required Building Permits fr repairs. Mrrisn Hershfield Suite 300, 125 Cmmerce Valley Dr.W., Markham, ON L3T 7W4, Canada Tel Fax mrrisnhershfield.cm

2 - 2 - Prir t Mrrisn Hershfield s invlvement, YCC 397 retained anther cnsulting firm t cmplete a Reserve Fund Study. That study, dated July 20, 2012, identified that lse cncrete remvals were cmpleted at Blcks 8 and 9 in 2007, and recmmended a that a cnditin survey f the balcnies be perfrmed. The balcny cnditin survey des nt appear t have been cmpleted fllwing the reserve fund study. Aside frm the lse cncrete remvals perfrmed in 2007, it is ur understanding that n majr repairs were cmpleted t the cncrete balcnies. Dcument Review Mrrisn Hershfield was prvided a cpy f the architectural drawings prepared by Un Prii Architect, Trnt, Ontari, dated Nv 28, 1975 fr ur use in this review. The drawing set prvided includes the fllwing sheets: 300 t 351, 400 t 440, 502 t 517 and 600 t 603. This appears t be an architectural drawing set prepared fr cnstructin f the develpment. In additin we were prvided a cpy f a partial architectural drawing set marked As Built. This As Built drawing set includes sheets 326 t 349 and 400 t 410. We cmpleted a general review f the riginal architectural drawing set and the As Built drawing set and nte that in particular, many f the building exterir details and finishes were revised during cnstructin. The riginal balcny guard detail was cmpsed f 8 inch cncrete blck with a stucc finish, cast in place cncrete cap and a wden tp rail. The as built cnditin f the balcny guard is cnstructed as a 2 wythe, masnry brick guard, with a brick header curse cap. The cncrete balcny slab is shwn n the riginal architectural drawing as a 2 ½ in. slab with Hambr jists and we have n as built drawings with revised details fr the balcny slab. There are n details prvided fr the reinfrcement steel in the balcny slab r supprt details f the Hambr jists n the masnry brick walls. The as built cnditin f the balcny slab nted frm ur site visit, is a 4 in. cncrete slab with 2 Hambr jists. The riginal architectural drawings shw a stucc finish n 8 in. cncrete blck fr the exterir walls. The as built drawings have a nte stating Exterir walls are face brick, which is cnsistent with the site cnditin. Based n the drawings we were prvided and the as built cnditins nted n site, it appears there were several revisins t the building design during cnstructin. Methdlgy Our scpe f services included: Access up t 40 sample balcnies in rder t assess the current cnditin f the supprting steel jists and the balcny cncrete slabs. Where pssible, we crdinated ur review t sample the cnditin f the tpside and underside (sffit) f the same balcny. Perfrm a visual review f the sample balcny slabs, balcny brick guard walls, and perfrm hammer sunding the slab sffits and the balcny slab tp surfaces t quantify the general extent f deteriratin n the sample balcny slabs.

3 - 3 - Prvide an assessment reprt cmplete with recmmendatins fr repair and pinins f prbable cst fr the recmmended remedial wrk required. Attend a meeting with the Crpratin t discuss the findings f ur reprt. Our site review was cnducted ver three days as fllws: 1. Interir and Exterir Reviews n Octber 27, 2016: cnducted by Mr. Zane Biblw, P.Eng., Mr. Michael Saynaraine, P.Eng., and Mr. Simn Liu, B.A.Sc., all f Mrrisn Hershfield. The utdr envirnmental cnditins during ur review was vercast and rain with a daytime high f 10 C. 2. Interir and Exterir Reviews n Nvember 2, 2016: cnducted by Mr. Biblw and Mr. Saynaraine. The utdr envirnmental cnditins during ur review was sunny with a daytime high f 18 C. 3. Exterir Review n Nvember 11, 2016: cnducted by Mr. Biblw and Mr. Saynaraine. The utdr envirnmental cnditins during ur review was sunny with a daytime high f 7 C. Access t the unit interirs and arund the cmplex during ur site visits was prvided by Mr. Brandn McMurray, Superintendent. Access t the balcny sffits (via scafflding setup) was prvided by Acadian Cnstructin wh were retained by YCC 397. Anther cntractr hired by YCC 397 cmpleted the previus sffit panel and sheet metal remvals fr YCC 397 t expse the steel jists and balcny sffits. The fllwing units were accessed during ur site review (refer t Appendix A fr a site plan f the cmplex): Balcny Tp Surface Only: Units 36, 40, 48, 50, 72, 122, 145, 157 Balcny Sffit Only: Units 4, 16, 31, 58, 70, 82, 96, 106, 120, 133, 141, 149 Balcny Tp Surface and Sffit: Units 90, 92, 94, 100, 114, 116, 118, 124, 129 Mr. Bill Nunes, P.Eng., C.Eng, and Mr. Zane Biblw, P. Eng. reviewed the reprt fr technical cntent and cmpliance with ur scpe f services. Limitatins The infrmatin presented in this reprt is based n infrmatin prvided by thers and visual bservatins made by Mrrisn Hershfield as identified herein. The findings cannt be extended t prtins f the building r site that were nt reviewed r that were unavailable fr direct bservatin at the time f Mrrisn Hershfield s visits. This reprt was prepared fr the exclusive use f Yrk Cndminium Crpratin N. 397 and may nt be reprduced in whle r in part, r used r relied upn in whle r in part by any party ther than Yrk Cndminium Crpratin N. 397 fr any purpse whatsever. Any use

4 - 4 - that a third party makes f this reprt, r any part theref, r any reliance n r decisins t be made based n it, are the respnsibility f such third parties. Mrrisn Hershfield accepts n respnsibility fr damages, if any, suffered by any third party as a result f decisins made r actins based n this reprt. Achieving the bjectives stated in this reprt has required us t arrive at cnclusins based upn the best infrmatin presently knwn t us. N investigative methd can cmpletely eliminate the pssibility f btaining partially imprecise r incmplete infrmatin; it can nly reduce this pssibility t an acceptable level. Prfessinal judgment was exercised in gathering and analyzing the infrmatin btained and in the frmulatin f the cnclusins and recmmendatins. Like all prfessinal persns rendering advice, we d nt act as abslute insurers f the cnclusins we reach, but we cmmit urselves t care and cmpetence in reaching thse cnclusins. The cnclusins and recmmendatins nted thrughut this reprt reflect existing building cnditins at the time f ur assessment. It is pssible that unexpected cnditins may be encuntered that have nt been explred within the scpe f this reprt. Shuld such cnditins be discvered, they shuld be evaluated by Mrrisn Hershfield t determine whether mdificatins t ur cnclusins and recmmendatins are warranted. Field Observatins Our site review cmprised f a visual review and sunding survey f the balcny slab tpside (via interir) and underside (sffit) reviews at a sampling f the twnhuse units. The sample units were selected based n interir access availability (where the hmewner was available), grund set-up fr exterir access, and lcatins were selected based n the general cnditins as bserved frm grade. Our review was perfrmed frm the tpside, sffit r bth, as indicated. The underside (sffit) f the balcny slabs which was apprximately 20 ft. abve finished grade level was accessed at specific units by scaffld t allw fr a visual review f the steel jists and the sffit f the balcny slab. The fllwing bservatins were made during ur site review, either frm grade r frm the scaffld where access scafflding culd be erected (refer t Appendix B fr phtgraphs and Appendix C fr specific unit balcny bservatins): Each twnhuse blck cmprises f duble-stacked units such that the frnt entrances fr each unit is situated n ppsing sides f the building. The balcny serving the upper unit is directly abve the frnt entrance f the lwer unit. The majrity f the twnhuse units have a 4 inch thick cast-in-place cncrete balcny slab with a cntinuus masnry guard cnstructed f brick and scuppers fr drainage: The masnry wall sits atp the cncrete slab (Pht 1), hwever we culd nt determine hw the wall is anchred t the slab r if there was any waterprfing membrane belw the wall.

5 - 5 - We bserved that there was a plyethylene sheet flashing embedded int the mrtar bed belw the tp brick curse at a few lcatins (Pht 2). Our visual review f the exterir f the masnry guards n the sample balcnies revealed that they were generally fair t gd cnditin. The masnry guard has a rugh split-face finish and we bserved sme areas f mderate t heavy water staining n the surface, (Pht 3). The header curse at the tp f the brick wall is expsed t the elements and there are uneven areas in the brick surface and mrtar bed (Pht 4). At sme lcatins, we bserved staining r spalled brick, typically at the lwer curses (Pht 5). There is a cncrete tpping ver the tp surface f the balcny slabs, slped t the edge f the balcny slabs. In general, the cncrete tpping appears t be in fair cnditin, with sme standing water against the brick wall generally bserved thrughut (Pht 6). At sme units, the balcny slab is cvered with tiling r carpet. Where sampled, ur hammer sund survey did nt identify hllw sunding areas n the tp surface f the balcny slabs that culd be indicative f delaminated cncrete tpping r tp surface delaminatin n the surface f the balcny slab. There are tw different types f scuppers n each balcny. Typically, there are ne r tw ¾ inch diameter cpper pipes that penetrate thrugh the bttm curse f the masnry guard. The ther type f scupper drain cnsists f 2 inch diameter PVC pipe which appears t be newer and als penetrates thrugh the bttm curse (Pht 7). Bth scuppers extend past the utside f the masnry guard apprximately 2 t 3 inches (Pht 8). Our visual review f the sffit f the balcny slabs revealed several lcatins with expsed reinfrcing steel as a result f insufficient cncrete cver as well as expsed reinfrcement at areas with cncrete spalling. (Pht 9). Our visual review revealed cncrete delaminatin and spalling alng the edge f many f the balcny slabs (Pht 10). Run-ff staining frm the brick guard wall was als bserved n the face f the balcny slabs. There is evidence f previus repairs t the edge f the balcny slabs. The majrity f the previus repairs have failed (Pht 10). There are several balcnies that are prtected with bth masnry guard and a metal guard (Pht 11). These balcnies appear t be randmly lcated at Blcks 1 t 9 (91 Muir). The balcny slabs at these balcnies are als cvered with a cncrete tpping, slped t the edge f the balcny. There are n scupper drains in the masnry guards n these balcnies as the cncrete tpping is slped t drain between the masnry guards belw the metal guard. Refer t Appendix C fr ur bservatins n these balcnies.

6 - 6 - The balcnies at Units 90, 92 and 94 are enclsed with sheathing and rf shingles (Pht 12): There are punch windws at each f these balcnies, which are installed hrizntally with flashing r slped t match the rf prfile. Where reviewed frm the interir f the units, we bserved the interir face f existing masnry guard which in sme instances was cvered with finishes (Pht 13). We culd nt cnfirm when these balcnies were enclsed, hwever the hmewner at Unit 92 reprted that the balcny was already enclsed at their unit when they mved in apprximately 10 years ag. The site superintendent reprted that batt insulatin was remved frm the slab sffit enclsure at Unit 90 prir t ur site visit. The underside f this balcny was als reprted t be finished with gypsum sheathing bard. There are several units with an eavestrugh acrss the frnt f the balcny edge that cnnects t the rf dwnsput r they drain independently t grade. The site superintendent reprted that the eavestrughs were installed t cntrl excessive water runff t the units belw. The cncrete balcny slabs are supprted by tw Hambr pen web steel jists (herein referred t as jists ), running parallel t the length f the balcny slab. The jists were all expsed during ur review. It is ur understanding that they were previusly cvered with either an aluminum sffit r individually enclsed with metal flashings: The cnditin f the steel jists thrughut the cmplex varies between light crrsin t heavy crrsin with significant parent material lss (Phts 14 t 16). Refer t Appendix C fr ur bservatins n these balcnies. Our visual review revealed that the jist clsest t the building (herein referred t as the inside jist ) is generally in better cnditin than that jist near the edge f the balcny slab (herein referred t as the utside jist ). The inside jist is apprximately 16 inches away frm the building face and the utside jist is apprximately 4 inches away frm the slab edge. Scafflding culd nt be erected belw certain units t access the balcny underside as a result f the existing hard landscaping and/r large utdr furniture that culd nt be relcated. A cursry review f the balcny sffits and jists frm grade thrughut the cmplex revealed mderate t heavy crrsin at ne r bth jists at the fllwing units: 14, 16, 56, 70, 90, 92, 96, 98, 102, 104, 106, 112, 120, 122, 124, 133, 149. Our visual review was limited in nature due t the distance between grade level and the underside f the balcny slabs and jists and there may be additinal units that als exhibit deteriratin.

7 - 7 - The utside jist at Unit 120 (Unit 48 Belw) appears t have islated areas f mderate crrsin, hwever the Hambr tp chrd flange embedded in the cncrete slab has significant parent material lss and is detached frm the rest f the jist (Pht 17). The site superintendent reprted that sme units had individually flashed jists t mitigate the risk f animals nesting in the sffit enclsure. Sme units als have a wire mesh installed ver sffit cvering jints t prevent animal access. Where the jists were individually flashed, the balcny sffit has typically been painted (Pht 14). The date(s) f these repairs is nt knwn. There are sme jists that have been painted green with evidence f previus cncrete repairs n the sffit immediately adjacent t the jist. These jists have typically been individually flashed. The date(s) and the extent f the previus repair wrk t these jists is nt knwn. There are typically three ducts (dryer, bathrm and kitchen fans) that penetrate the twnhuse exterir wall immediately belw the balcnies. The ducts are currently terminated at the face f the exterir wall and cvered with a luvre grill t prevent animal entry. The site superintendent reprted that the ductwrk riginally extended int the sffit space via flexible ductwrk thrugh the inside jist and directed dwnwards thrugh the sffit cvering. We culd nt determine the cnditin f the flexible ductwrk, including cnnectins and seals, during ur site visits as the existing ductwrk was als remved tgether with the sffit cverings. The balcnies at Units 86 and 88 (Blck 9) are cantilevered cast-in-place cncrete slabs that are nt similar in cnstructin t the ther balcnies reviewed during ur visit. These balcnies were nt included in ur scpe f review. The balcny end walls and wall belw the balcny cmprise f the same rugh split-face brick masnry as the balcny guard walls. Where reviewed, these walls were generally in gd cnditin. We bserved areas f misture staining n the face f the brick walls either adjacent t r belw balcny lcatins. The staining appears t be the result f runff water frm the guard wall t end wall interface r runff belw the balcny slab edges. The brick masnry at the exterir walls stps belw the balcny slab, expsing the weather barrier tie-in. We generally bserved that the weather barrier is a plyethylene sheet that was turned nt the slab frm and cast int the sffit. At sme balcnies, we bserved that cardbard r asphalt shingles were used instead f plyethylene, r the plyethylene was cut shrt f the balcny slab. One wner reprted that they experience drafts in their unit as a result f the sffit remval/expsed wall-t-balcny interface.

8 - 8 - Discussin f Findings Mrrisn Hershfield accessed the sffit (underside) f 21 balcnies t visually review the cnditin f the pen web steel jists, balcny sffit and exterir walls. The balcny lcatins were randmly selected by Mrrisn Hershfield, based upn the general cnditin f the balcny sffit and jists as visible frm grade level, and limited t areas that were suitable fr scafflding erectin. In additin, Mrrisn Hershfield accessed a ttal f 17 balcnies frm the interir f the units t access the cnditin f the balcny tpside. The balcnies accessed frm the interir f the units were selected by the Prperty Manager and Site Superintendent based n wner availability and access. Based n ur visual review frm the access scafflding, the fllwing unit balcnies have ne r bth structurally cmprmised pen web steel jists, including significant parent material lss: Units 16, 70, 90, 92, 96, 106, 114, 118, 120, 124, 129 and 149. Frm ur cursry walk thrugh the site, we bserved mderate-t-heavy crrsin at ne r bth pen web steel jists at the fllwing unit balcnies: Units 14, 56, 98, 102, 104, 112, 122 and 133. Our visual cursry review was limited in nature due t the distance between grade level and the underside f the balcny slabs and jists and there may be additinal units that als exhibit deteriratin. In general, we nted that the cncrete slab edge is deterirated thrughut the majrity f the units and in sme cases, the slab reinfrcing steel is expsed.. In general, the balcny masnry guards appear t be in fair cnditin given their age and expsure t the elements. We culd nt cnfirm the anchrage f the wall t the cncrete balcny slab during ur review. Standing water n the inside wall, spalled masnry and deterirated mrtar jints was bserved likely attributed t incnsistencies in the slpe f the balcny slab cncrete tpping twards scuppers in the masnry guard. It appears that additinal PVC scuppers have been installed in the masnry guard since riginal cnstructin t imprve drainage at the edge f the balcny slabs. Staining n the brick walls adjacent and belw the balcnies is attributed t the lack f a drip edge r imprper flashing details. As the sffit cvering was remved prir t ur site visits, we did nt see the flashing detail at the cncrete slab edge and the sheet metal cvering the jists and slab sffit.

9 - 9 - Recmmendatins The structurally cmprmised pen web steel jists have affected the structural capacity f the balcny slabs and as a result there is an immediate safety cncern. As a temprary measure, until permanent repairs can be perfrmed, Mrrisn Hershfield recmmends the fllwing remedial measures be implemented immediately: Temprary shring shuld be installed at the units identified t have structurally cmprmised pen web steel jists: This includes, but is nt limited t: Units 16, 70, 90, 92, 96, 106, 114, 118, 120, 124, 129 and 149. Our pinin f prbable cst fr shring installatin, mnthly rental and inspectin during installed perid f 40 shring psts is $4, per mnth. During the shring erectin, a Structural Engineer shuld be retained t perfrm a review f all ther units that were nt specifically accessed during this assessment including thse identified t have mderate-t-heavy crrsin in rder t assess the need t erect temprary shring. Temprary shring shuld be installed at lcatins as deemed necessary by the Structural Engineer. The temprary shring shuld be erected by a restratin cntractr. The cntractr can be selected by btaining cmpetitive bids thrugh a tender prcess. The temprary shring shuld be designed by a Prfessinal Engineer retained by the restratin cntractr and the shring installatin shuld be reviewed by a Prfessinal Engineer. The temprary shring shuld be reviewed every 6 mnths by a Prfessinal Engineer and adjustments t the temprary shring shuld be made as necessary. Our preliminary repair cncept fr the cmprmised pen web steel jists wuld be t remve the jist and replace it with a steel beam. Based n ur field review t date, we estimate that 20 jists will need t be replaced. Our pinin f prbable cst is $5, (plus HST) per jist replaced and we recmmend that YCC 397carry an allwance in the amunt f $100, (plus HST) t cmplete the replacement thrughut the cmplex. Where the extent f the jist deteriratin is nt as severe, lcalized repairs, may be perfrmed t the steel jists, as required. Any lcalized repairs wuld be cnsidered a site cnditin and repair details wuld be designed as identified n site. Fr minr surface crrsin f the jists, we estimate the prbable cst fr lcalized wire brush cleaning f the jist and re-applying f primer t the steel jists in the amunt f $ (plus HST) at each balcny and we recmmend that YCC 397 carry an allwance in the amunt f $30,000 (plus HST) fr all the balcnies thrughut the cmplex. The balcny slab edge and sffit deteriratin shuld be repaired. Failure t repair the balcny slab edge can cmprmise the structural integrity f the masnry guards which are supprted by the slab edge as well as the structural integrity f the balcny slab in instances where the slab edge deteriratin extends t the pen web steel jist. The vids created by the spalled cncrete alng the slab edge can als lead t further

10 deteriratin f the pen web steel jists by allwing misture penetratin t the steel jists. Based n ur visual review and sample balcny survey and by extraplating ur bservatins t all balcnies, we recmmend the Bard carry an allwance f $160,000 (plus HST) t carry ut the cncrete repairs at all balcnies thrughut the cmplex. Additinally, we recmmend the Bard carry an allwance f $120,000 (plus HST) t repair the balcny slab sffit enclsures thrughut the cmplex fllwing steel jist repairs r replacement. Specificatins, drawings and bid dcuments t repair the balcny slabs, steel jists and ther incidental repair wrk, shuld be prepared by a Prfessinal Engineer and tendered in a cmpetitive bid prcess. The balcny and jist repairs shuld be cmmence in early The repairs can be phased if necessary prvided the temprary shring is maintained until the repair wrk is cmpleted. Mrrisn Hershfield ffers bth engineering and management services t prvide technical specificatins, and bid dcuments t define the scpe f wrk fr the temprary shring as well as prepare specificatins and bid dcuments fr the balcny repair wrk. We wuld be pleased t assist yu with this wrk. Clsing We trust that this reprt prvides the infrmatin yu require. We lk frward t further discussing this reprt with yu. If yu have any questins, please d nt hesitate t cntact us. Yurs truly, Mrrisn Hershfield Limited Michael Saynaraine, P.Eng. Building Science Engineer Building Specialty Services - Trnt Reviewed by: DEC 12/2016 Dec. 12/16 Zane Biblw, P.Eng. Structural Engineer Building and Facilities -Trnt Bill Nunes, P.Eng., C.Eng. Cncrete Restratin Specialist Building Specialty Services - Trnt K:\PROJ\ \09 ASSESSMENT\WORK IN PROGRESS\50 SCARBOROUGH GOLF CLUB RD YCC397 BALCONY CONDITION ASSESSMENT ISSUED FINAL.DOC

11 APPENDIX A: SITE PLAN

12

13 APPENDIX B: PHOTOGRAPHS

14 Pht 1: Balcny masnry guard. Balcny slabs are supprted by tw Hambr steel jists that were expsed prir t ur balcny cnditin assessment. Pht 2: Plyethylene sheet embedded int mrtar curse at the tp f the masnry guard.

15 Pht 3: Staining n masnry guard exterir surface (typical thrughut YCC 397). Pht 4: Tp surface f masnry guard. Uneven tp surface f guard allws fr standing water.

16 Pht 5: Misture and efflrescence staining and deterirated mrtar jints n bttm curse(s) f masnry guard, inside face. Pht 6: Cncrete tpping n tp f balcny slab slped t edge f slab.

17 Pht 7: Scupper installatin at base f masnry wall with mrtar surrund. Pht 8: Scupper extends utside f masnry guard apprximately 2 t 3 inches.

18 Pht 9: Expsed reinfrcing steel n sffit f balcny slab. Pht 10: Delaminated and spalled cncrete typically bserved alng edge f the cncrete balcny slab.

19 Pht 11: Cmbinatin f masnry guard and metal guard. These masnry guards d nt have scuppers and drain freely ff balcny slab edge.

20 Pht 12: Enclsed balcny at Blck 10, Unit 92. Punch windw is situated abve masnry guard (nt visible). Pht 13: Interir side f the masnry guard finished at enclsed units (Blck 10), typical.

21 Pht 14: Steel jist with minimal surface crrsin. Pht 15: Steel jist with mderate surface crrsin.

22 Pht 16: Steel jist with heavy surface crrsin and significant parent material lss. Pht 17: Blck 14 Unit 120 (Unit 48 Belw) utside jist appears t have islated areas f mderate crrsin, hwever the Hambr flange t tp chrd has significant parent material lss and is detached frm the rest f the jist.

23 APPENDIX C: OBSERVATIONS

24 Blck Unit Unit MH Balcny Balcny Balcny Surface Sfft Cver Guarding Type Guarding Cnditin Scuppers Eavestrugh Balcny Belw Reviewed Expsure Cverings Cnditin Type Sffit Cnditin Underside Only West - - Full Brick Gd. 1 (PVC) N Full Reinfrcing steel mat expsed thrughut. Wd frm still embedded ne lcatin. Dark staining adjacent t exhaust ducts. Inside Jist Outside Jist Cnditin Cnditin Other Cmments Light rust thrughut. Light rust thrughut. Previus repairs t balcny edge appear t be in fair cnditin, sme light deteriratin. Temprary Shring Required Underside Only East - - Full Brick Gd. 1 (PVC) N Full Reinfrcing steel mat expsed thrughut. Deterirated cncrete at mat and alng utside f balcny edge. Mderate rust thrughut. Mderate rusting alng tp chrd and Hambr flange is detached frm chrd. Bttm chrd has deterirated/parent material lss at sme lcatins. Runff staining n brick wall belw balcny. Yes Underside Only West - - Brick and Metal Guard Repinting cmpleted at brick/slab jint. 0 N Full Deteriratin and spalling alng utside f balcny edge. Spalling appears t be bth riginal placement and cncrete repairs. Light rust thrughut. Mderate rusting thrughut. Wire mesh screen still attached t cncrete slab at areas f deteriated cncrete t prevent animal nesting Tp Only West Cncrete tpping, painted. Gd. Paint chipping/deterirated at expsed edge. Hairline crack adjacent t ne scupper lcatin. Full Brick Tp surface weathered and jint belw first curse is cracked. Bttm curse mrtar jint is deterirated. Staining n lwer brick curses and brick spalling Tp Only West Cncrete tpping, mat Gd. Full Brick Tp surface weathered. Bruck spalling and staining thrughut has been previusly repaired. Bttm curse mrtar jint is deterirated and stained. 3 Yes Tp Only Nrth Cncrete Tpping Fair. Debris cverage ver entire surface Tp Only Suth Cncrete tpping, painted. Gd. Paint chipping/deterirated thrughut. Full Brick Full Brick Gd. Vid in mrtar jint at tp surface at ne lcatin. 3 N Tp surface weathered 3, N and jint belw first PVC scupper is curse is cracked. Bttm inset int wall is curse mrtar jint is plugged deterirated. Staining n lwer brick curses and brick spalling Garage Tp Only Nrth Cncrete Tpping Gd. Sme standing water against brick guard wall. Brick and Metal Guard Gd. Vid in mrtar jint at tp surface at ne lcatin Underside Only Nrth - - Full Brick Water staining at tp f wall and deterirated mrtar jint at slab edge. Rust staining belw wall nt slab edge. 1 N Full (PVC) N Full Reinfrcing steel mat expsed thrughut. Sme deteriratin arund mat. Deterirated cncrete repairs at slab edge and sffit. Runff rust staining n edge. Light rust thrughut. Light rust thrughut. There appears t be a plate r plates belw the brick guard wall that have rusted and spalled the mrtar jint. Rust staining runff nt the slab edge bserved multiple lcatins Underside Only Nrth - - Full Brick Water staining at tp f wall and deterirated mrtar jint at slab edge. 2 N Full Deteriratin and spalling alng sffit utside jist and alng balcny edge. Spalling appears t be bth riginal placement and cncrete repairs. Light rust thrughut. Mderate rusting alng There appears t be a plate r plates jist and Hambr flange is belw the brick guard wall that have detached frm chrd. rusted and spalled the mrtar jint. Rust staining runff nt the slab edge bserved multiple lcatins. Yes Tp Only Nrth Carpeted Unknwn Full Brick Mrtar jint crack full length belw tp curse. Sme staining alng tp f wall Underside Only Nrth - - Full Brick Water staining at tp f wall and deterirated mrtar jint at slab edge. Efflresence staining at ne side. 3 N N Full Deteriratin and spalling alng sffit utside jist and alng balcny edge. Spalling appears t be bth riginal placement and cncrete repairs. Light rust thrughut. Light rust thrughut. Impact damage t bttm chrd appears t be frm initial placement Tp & Underside East Enclsed, Carpeted Unknwn Unknwn, Finished Interir Unknwn Flr drain t exterir Yes Full Reinfrcing steel mat expsed, deterirated cncrete alng sffit edge full length, reinfrcing bars expsed Heavy rust and sme parent material lst thrughut. Tp chrd, middle sectin, is lst. Heavy rust and parent material lst thrughut. Tp chrd, middle sectin, is lst. Windws hrizntal with metal flashing. Flashing in fair cnditin, minimal slpe. Inside walls are finished with cedar shake shingles. Yes Tp & Underside Tp & Underside East Enclsed, Carpet Mat ver SBS Md Bit Membrane East Enclsed, Carpeted Unknwn Unknwn, Finished Interir Unknwn Full Brick Gd Flr drain t exterir Staining belw windw n inside Yes Full Reinfrcing steel mat expsed, deterirated cncrete alng sffit edge full length, deterirated cncrete belw drain. Active water leakage ff slab edge adjacent t drain. Nne Yes Full Reinfricing steel mat expsed at ne area. Cncrete in gd cnditin. Heavy rust and sme parent material lst thrughut. Tp chrd wrst. Jist is cmpletely lst: very little parent material remains at tp chrd, nne at bttm chrd. Slped windw in line with enclsure wall. Sme shingles are displaced belw windws. Inside walls are unfinished. Light rust thrughut. Light rust thrughut. Slped windw in line with enclsure wall. Owner reprts existing cnditin when they mved in apprximately 10 years ag. Yes Bttm East - - Full Brick Gd. Water staining at tp. 2 N Individual Painted. Field generally in gd cnditin, sme deteriratin n either side f jists Mderate rust thrughut. Mderate rust thrughut Tp & Underside East Cncrete Tpping Gd. Sme standing water against brick guard wall. Full Brick Gd. Water staining at tp. 2 N Individual Painted. Field generally in gd cnditin. Outside sffit face appears t have been previusly repaired and cntinues t deterirate Light rust thrughut. Light rust thrughut Underside Only East - - Full Brick Gd. Water staining at tp Tp & Underside Tp & Underside Tp & Underside Tp & Underside East Carpeted Unknwn Full Brick Gd. Water staining at tp. East East Cncrete tpping, painted. Carpet rug ver cncrete tpping. Gd Full Brick Gd. Previus mrtar jint mrtars. Efflresence staining n inside wall appears t be ld. Gd. Sme water staining arund the scuppers. East Cncrete Tpping Gd. Sme standing water against brick guard wall. Full Brick Gd. 3, ne plugged with SPF Full Brick Gd. Water staining at tp Tp Only East Cncrete Tpping Gd. Full Brick Gd. Water staining at tp. Sme light efflresence n inside wall. 3 N Gd except alng utside chrd: delaminated, lse and deterirated cncrete. Sffit edge missing. Heavy rust and sme parent material lst thrughut. Tp chrd wrst. Jist is cmpletely lst: very little parent material remains at tp chrd, nne at bttm chrd. 3 N Full Gd. Light rust thrughut. Mderate rust thrughut. 3 N Full Delaminated cncrete alng frnt f sffit. N Full Shift in frmwrk supprt created irregular prfile. Spalling and deterirated cncrete alng utside edge. Sme islate spalled areas n inside f jist. 2 N Full Reinfrcing steel mat expsed n lcatine. Deterirated cncrete ne lcatin. 3, PVC scupper is inset int wall Underside Only East - - Full Brick Gd. 3 N Individual Painted. Bubbling paint near exhaust ducts. Previus repairs at sffit edge are delaminated. Plywd std n end still embedded int cncrete sffit Tp & Underside Suth Cncrete tpping Gd Full Brick Gd. Mrtar jint at guard-t-wall is derirated and missing. Light rust thrughut. Light rust alng tp chrd. Mderate rust thrughut. Mderate rust thrughut. Encsed balcny with windws Yes New tracks installed at sffit enclsure - des nt appear t be riginal t building cnstructin. Tracks are in gd cnditin. Balcny is enclsed with windws. - Mderate t heavy Previus sealant wrk at flashing rusting thrughut; appears t be cmpleted after cncrete bttm chrds crrded had started t spall. Large amunt f t a knife edge. caulking t fill cncrete vids. Balcny is enclsed with windws. Mderate rust thrughut N Individual Delaminated cncrete alng frnt f sffit, bth sides f jist. Evidence f water leakage at sffit abve utside jist. Middle sectin painted white with sme bubbling areas. Gd. Light rust islated. Jist is painted green. Mderate rusting alng tp chrd, and apprximately 6" f Hambr flange is detached frm chrd. Bttm chrd has deterirated/parent material lss at sme lcatins. Mderate rust thrughut tp Hambr flange and chrd. Jint is painted green. Rust staining runff frm balcny slab. - Yes Underside Only Suth - - Full Brick Gd. 3 N Full Sme areas f hneycmbing/prly cnslidated placement. Staining near exhaust ducts. Slab edge has been previusly repaired. Edge still deterirating. Light rust thrughut tp and bttm chrds. Webs are nly rusted where cnnected t chrds. Mderate rusting thrughut. Wire mesh screen still attached t cncrete slab at areas f deteriated cncrete t prevent animal nesting Bttm Suth N Full Reinfrcing steel mat expsed ne lcatin. Cncrete spalls alng utside face Mderate rusting thrughut tp and bttm chrds. Webs are gd. Mderate rusting thrughut Tp Only Suth Tiled Gd Full Brick Gd Site superintendent reprted that the balcny was tiled by previus wner apprximatey 5 years ag Underside Only Suth - - Full Brick Gd. - N Full Gd except alng utside chrd: delaminated, lse and deterirated cncrete. Sme areas f hneycmbing. Light rust thrughut tp and bttm chrds. Webs are nly rusted where cnnected t chrds. Mderate rusting thrughut