condition survey report of: exterior building · pdf filealiki condominium 2828 north atlantic...

Aliki Condominium 2828 North Atlantic Avenue Daytona Beach, FL 32118

Condition Survey Report

of: Exterior Building Envelope

Project Consultant:

KWA Engineers, LLC Certificate of Authorization No. 30466

P. O. Box 290668 • Port Orange, Florida 32129-0668 Telephone: 386-334-5042 • Facsimile: 904-212-1431

§

1411 N. West Shore Boulevard • Suite 201 • Tampa, Florida 33607-4529 Telephone: 813-228-8212 • Facsimile: 813-223-9864

December 12, 2014

Arthur C. Schoenewaldt III, P.E.

Florida P.E. #60401

TABLE OF CONTENTS

1.0 INTRODUCTION: ............................................................................................................... 4 2.0 DESCRIPTION OF BUILDING AND COMPONENTS:....................................................... 5

2.1 Balconies Including 2-Story Penthouse Units: ............................................................ 5 2.2 Common Areas (Lobby Level): ................................................................................... 6 2.3 Guardrails: .................................................................................................................. 6 2.4 Sliding Glass Doors: ................................................................................................... 6 2.5 Membrane and Sealants: ............................................................................................ 6 2.5 Aluminum Architectural Vertical Mullion: ..................................................................... 7

3.0 CONDITION SURVEY FINDINGS: ..................................................................................... 7 3.1 Balconies Including 2-Story Penthouse Units: ............................................................ 7 3.2 Common Areas and Walkways (Lobby Level): ........................................................... 8 3.3 Guardrails: .................................................................................................................. 8 3.4 Sliding Glass Doors: ................................................................................................... 8 3.5 Sealants, Finishes and Coatings: ............................................................................... 9

4.0 RECOMMENDATIONS: ..................................................................................................... 9 4.1 Balconies Including 2-Story Penthouse Units: ............................................................ 9 4.2 Common Areas and Walkways (Lobby Level): ......................................................... 10 4.3 Guardrails: ................................................................................................................ 10 4.5 Sealants, Finishes and Coatings: ............................................................................. 11

5.0 PRIORITY OF REPAIRS .............................................................................................. 12 6.0 FORWARD PLANNING ................................................................................................ 12 7.0 CLOSING: .................................................................................................................... 13 8.0 FINDINGS SUMMARY TABLE ....................................................................................... 15

6.1 Sliding Glass Doors / Balconies .................................................................................. 15 6.2 Wall & Columns / Slab Edges, Ceilings & Undersides ............................................... 22

9.0 PHOTOGRAPHIC LOG .................................................................................................... 28

Report of Findings

Aliki Condominium Condition Survey Report December 12, 2014

December 12, 2014 Ms. Sylvia Dowling President - Board of Directors Aliki Condominium Association, Inc. 2828 N. Atlantic Avenue, Daytona Beach, Florida 32118 Mgmt. Office Phone: (386) 672-4111 RE: Aliki Condominium

Report of Property Condition Survey

REPORT OF LIMITED CONDITION SURVEY and RECOMMENDATIONS

1.0 INTRODUCTION: A Limited Condition Survey of the balconies, sliding glass doors and other selected exterior building envelope elements at the twenty-one (21) story, one hundred twenty (120) unit Aliki Condominium, located in Daytona Beach, Volusia County, Florida was performed between the period of November 3, 2014 and November 13, 2014 by KWA Engineers, LLC (KWA). The condition survey involved visual observations, physical inspections and, where applicable, soundings of the following elements:

balcony slab surfaces and edges of all units including two-story Penthouse decks slab undersides (balcony ceilings) stucco finished vertical columns, beams and wall surfaces sliding glass door frames, headers, and threshold tracks balcony kneewalls and railing system paints and coatings present on the stuccoed surfaces stucco covered building walls at the ground level entrance expansion joints

The condition survey also involved the use of a four (4) foot level to assist in determining the direction of slope and potential ponding water locations on the balcony decks. Attachments to this report include the Findings Summary Table that compiles deficiencies noted and observed, and a Photographic Log of typical conditions observed during the survey.


2.0 DESCRIPTION OF BUILDING AND COMPONENTS: General Description: The individual units of the residential tower are accessed from two common central elevators. The building contains a total of one hundred twenty (120) units, with six (6) residential units present per floor. The building is constructed of conventionally reinforced cast in place floor slabs and concrete masonry unit walls with filled and reinforced corners, columns, and beams. KWA utilized the following guidelines in the assessment of the building components:

• ASCE Standard SEI/ASCE 30-00; Guideline for Condition Assessment of the Building Envelope

• ICRI Strengthening and Stabilization of Concrete and Masonry Structures • Concrete Repair Manual - Published jointly by ACI, ICRI and BRE • ACI 201R; Guide for Making a Condition Survey of Concrete in Service

It is the understanding of KWA that the Association is planning a building repair project in the near future and has requested this professional evaluation of the exterior building envelope as a portion of that process. A general description and the condition survey findings for the balconies and other building components observed are briefly described as follows:

2.1 Balconies Including 2-Story Penthouse Units: All one hundred twenty-five (125) elevated balconies including the five (5) 21st floor two-story decks were included in the condition survey. Each of the 1st to 21st floor units contains one reinforced concrete balcony, and five (5) out of six (6) 21st floor units contain both first and second story balconies. Unit #2104 does not have a second story balcony due to the original design of the building. There are two types of balconies present, with smaller balconies located at the 03 and 04 unit stacks. The larger balconies are located at the building corner 01, 02, 05, and 06 units. The smaller balconies are 48’ long and vary from 4’-2” to 6’-2” wide (±237 square feet). The larger corner balconies are L shaped with the long side measuring approximately 50’-4” long and varying from 4’-2” to 5’-6” in width, and the short side measuring 26’-6” long and varying from 4’-2” to 5’-6” wide (±372 square feet). There are two types of balconies present at the 2nd floor of the 21st floor units. Unit #2103 is the smaller sized 2nd floor balcony, and the larger balconies are located on the 01, 02, 05, and 06 corner units. The smaller 2nd floor balcony at Unit #2103 measures 15’ x 47’ (±705 square feet), and the larger “L” shaped corner unit balconies measures 28’ x 20’ at the long side, and 20’ x 20’ at the short side (totaling ±960 square feet). Each balcony has a concrete masonry unit (block) partition wall at each end. A reinforced concrete column is present between each sliding glass door at each unit balcony. The exterior perimeter shape of the balconies can generally be described as a “saw tooth” design.


The balcony slabs of all units have a waterproofing membrane system applied to them. All building surfaces adjacent to the balconies and walk up locations were visually observed as well as physically sounded to determine and document the locations and quantities of concrete spalls, dis-bonded paints, delaminated stucco and cracking of mortar joints (if applicable).

2.2 Common Areas (Lobby Level): An elevated reinforced concrete porte-cochere and common walkway are present at the perimeter of the lobby level floor. These elements were also included in the condition survey. The columns, entrance ramp, walk ramps, and handicap ramps consist of conventional reinforced cast in place concrete. This floor typically consists of reinforced vertical columns and store front glass. Access to the office and building lobby are gained from this floor. All concrete surfaces were visually observed as well as physically sounded to determine and document the locations and quantities of concrete spalls, dis-bonded paints, delaminated stucco and cracking of mortar joints (if applicable).

2.3 Guardrails: Guardrails are located on every balcony and are part of the concrete knee wall system. The guardrail system consists of a ±27½” tall reinforced concrete knee wall with a ±14¼” aluminum railing installed into the top of the knee wall with a finished height of ±41¾”. The guardrail system consists of knee wall sections which are ±11’-7” in length. The concrete kneewall/railing assembly is separated by a vertical, architectural, 4” x 8” aluminum mullion that is located at the inset of the “saw tooth” angle and is present throughout the perimeter of the building. The concrete and aluminum guardrail system is present at the entire outside edge of all balconies. The aluminum rails are secured into the concrete knee wall with various methods, and the attachment method seems to depend on whether the knee wall has been previously repaired. The aluminum railing appears to originally have been an anodized bronze finish, but most appear to have since been painted. The knee walls of the guardrail system were visually observed as well as physically sounded to determine and document the locations and quantities of concrete spalls, dis-bonded paints and delaminated stucco.

2.4 Sliding Glass Doors: All sliding glass doors and frames were observed as a portion of the condition survey. Unit sliding glass doors provide access from the living areas of the dwelling units onto the balconies. The sliding glass doors are three-panel, bronze anodized, and measure 11’ wide by 8’ in height. These doors are installed into masonry rough openings. There are four (4) to six (6) sliding glass doors present at each of the balconies depending on unit location within the building and unit configuration.

2.5 Membrane and Sealants: A waterproofing membrane system was observed on all elevated balcony slabs. The fastener, through wall penetrations, and perimeter sealants were also observed during the survey. The sealants observed are located at wall and door perimeters, wall fixture perimeters, wall penetrations, and floor to wall transitions. Sealants are specified to terminate fixtures and fittings and are used to properly seal out moisture and water intrusion at these types of locations. The floor to wall sealants (typically referred to as “cove” or “cant” bead sealants), are


applied and installed in conjunction with the balcony waterproofing system and were present and observed at the horizontal balcony floor to vertical wall transitions. 2.5 Aluminum Architectural Vertical Mullion: An aluminum architectural vertical mullion is present at the “inset” between the knee walls at all balconies. It consists of a 4” x 8” continuous aluminum bronze anodized mullion that extends from bellow the 1st floor balconies to above the guard railing system at the penthouse level. It is attached to each floor slab with a 3” x 3” x ¼” galvanized steel clip angle above and below each concrete balcony slab.

3.0 CONDITION SURVEY FINDINGS:

3.1 Balconies Including 2-Story Penthouse Units: The balcony survey performed by KWA revealed deficiencies present in the concrete slabs and other balcony components. Generally the deficiencies observed and recorded were:

slab cracks slab edge spalls spalled concrete (with and without exposed reinforcing steel) peeling paint delaminated and/or failing deck coating ponding water location on balcony slabs areas of exposed metal and rust spots (typically unit owner installed hooks, hangers and

miscellaneous fasteners) deteriorated guardrails (peeling paint, missing screws, cracked/missing welds) deteriorated or open guardrail post pockets and loose rail posts storm shutter components (unsealed fasteners, rusting washers, nuts, fasteners) delaminated and cracked stucco at slab edges, ceilings, and wall surfaces block joint cracks in masonry walls on 21st floor blistered, deteriorated and delaminated sealants deteriorated sliding glass door flashing, tracks and bumpers

The specific quantities of each of the individual categories are summarized by balcony and are totaled on the Findings Summary Table which is included as an attachment to this report. A general summary of quantities of the deficiencies observed and recorded on the balconies are:

1085.5 linear feet (lf) of slab/wall/column cracks 930 square feet (sf) of spalled/delaminated concrete 128 sf slab edge spalls 1208 sf of delaminated stucco 110 individual rust spots with and without exposed rebar 406 sf of delaminated/peeling paint / ceiling texture 660 open post pockets within the railing system 181 sf of floor/slab ponding 166.5 lf of bad sealants


Additional building components observed with deterioration also included galvanic corrosion or dissimilar metal corrosion present at the vertical architectural mullion with missing fasteners and cracked connection angles/plates. This corrosion occurs when aluminum is connected to a ferrous metal (the fasteners and clip angles) and both are in contact with the same electrolyte (the salt air). Peeling paint on railings, and block joint stair step cracking at the masonry walls of the penthouse units were also observed and documented.

3.2 Common Areas and Walkways (Lobby Level): The common areas and walkway areas are showing the same signs of deterioration as the balconies. The deficiencies observed during the survey through visual observation and acoustic soundings were:

slab cracks peeling paint delaminated/spalled concrete delaminated and cracked stucco at columns, walls, and ceilings areas of exposed metal and rust spots corroded door jambs a portion of the walkway was noted to be settling

Quantities of each of the individual categories are summarized and totaled on the Findings Summary Table. A general summary of the common areas and walkway deficiencies observed during the condition survey include:

41.5 linear feet (lf) of column, wall and ceiling cracks 50.5 square feet (sf) of spalled/delaminated concrete 10 sf of delaminated stucco on ceiling, walls and columns 11 sf of delaminated/peeling paint ceiling texture 10 sf of rust spots with and without exposed rebar

3.3 Guardrails: The aluminum guardrails at the balconies can be described as being in poor condition. The railings are mounted into the reinforced concrete knee walls with a cementitious grout and/or epoxy grout. Most of the post pockets can be described as failing. The rails themselves have peeling paint, missing screws and failed welds. The current configuration of the railings does not conform to the requirement of the existing Florida Building Code (FBC) for height (42”) and picket spacing (less than 4”) requirements. Approximately 80% of the railing system requires repairs outside of the building code issues.

3.4 Sliding Glass Doors: The sliding glass doors and frames in each unit were observed and documented. The sliding glass door frame perimeters have deteriorated and/or missing sealants, weather stripping, glazing, and fasteners. The sliding glass door thresholds are deteriorated at the bump stop for the operable panel, most likely caused by corrosion due to dissimilar metals (ferrous fasteners into the aluminum thresholds). Exposed fasteners are present at the door headers, and bump


stops for the operable panel of the doors. These fasteners are corroded and unsealed. Thirty-two (32) bump stops were noted as missing, and the aluminum sliding glass door track was perforated at these locations.

3.5 Sealants, Finishes and Coatings: Exterior building sealants were found to be in deteriorated states and in reverting conditions. When the surficial skin was peeled off selected sealant beads the material beneath was noted as being very sticky and gummy. When this condition is observed, the sealants are classified as “reverting”, which is returning to an un-cured state. This condition indicates the sealants have been in-place past their recommended useful service life. The majority of sealants present at sliding glass door perimeter and wall penetrations were documented as being in this condition. Additionally, a lack of sealants was noted at wall penetrations, sliding glass door thresholds, and screw caps, all of which can allow for moisture intrusion into the concrete slabs and wall cavities throughout the building. The finish systems (paint/coatings) throughout the building are in varying stages of aging and/or weathering. The existing condition of the finish system is highly dependent on location. The stucco and coatings present at areas of ocean front exposed balcony sections and exposed wall areas are more deteriorated and blistered than those within protected and dry areas. The typical deficiencies observed and recorded can be classified as cracked reinforced masonry as a result of corrosion and delaminated stucco due to water intrusion from failing coatings. The elevated balcony slabs have what is referred to as a “Standard Pedestrian” urethane waterproofing membrane system applied. It has been reported to KWA that this waterproofing membrane, for the most part, was installed approximately ±10 years ago. The aggregate installed in the top wearing coat is becoming dislodged and the coating is worn and weathered due to lack of re-coating and maintenance within the recommended 5-year period. 40% of the membrane on the balcony decks was found to be faded, ripped, peeling, torn or blistered. The cove bead sealants (sealants located at vertical wall to horizontal slab transitions) at balconies and walkways were documented as peeling and blistering, and the waterproofing membrane system is delaminating from the sealants.

4.0 RECOMMENDATIONS:

4.1 Balconies Including 2-Story Penthouse Units: It is KWA's recommendation that all cracking and spalling be properly repaired. These repairs should include removal of the existing deck coating. Additionally, the delaminated and spalled concrete should be excavated and patched in accordance with ACI and ICRI Codes, Specifications and Guidelines. As a portion of the reinforced concrete repairs, it is recommended that exposed reinforcing steel be cleaned and protected, a corrosion inhibitor be applied, and sacrificial anodes be installed at concrete repair locations.


It appears, without the benefit of removal of the existing deck coating, that the spalling taking place may be secondary spalling adjacent to previous patch locations. The use of sacrificial anodes, and a liquid spray applied corrosion inhibitor would assist in reducing and minimizing incidences of secondary spalling. In addition to repairing all the damaged concrete, all cracks should also be repaired, either by epoxy methods (gravity feed or pressure injection) or sealant application dependent upon the orientation and location of the crack. It is suspected additional cracking and potential spalling may be occurring on the balcony slabs beneath the existing failed membrane which can trap moisture and atmospheric chlorides due to the type of construction, and the age and proximity of the structure to the ocean. The intended goal is to provide long term protection against chemical attack from chloride ions and carbonic acid pollutants. Unforeseen or hidden conditions beneath the existing membrane has manifested in the form of concrete deterioration, spalling, cracking, rust staining and abnormal concrete surface movements (delamination). All of these conditions were observed and documented to varying degrees at balcony slabs and edges and at guardrail post bases during the condition survey. Chloride ion concentration in the concrete balcony slabs would usually expect to increase over time. With the existing coating being approximately ±10 years of age and the condition of the balcony slab edges observed, it is suspected additional hidden damage would be present to a certain extent on the balcony slabs beneath the existing membrane system.

4.2 Common Areas and Walkways (Lobby Level): As stated above, KWA recommends all spalled, cracking, and reinforced and filled masonry wall sections be repaired. The repairs to the reinforced sections of the masonry walls would also include restoration to beams and columns as necessary. Additionally, it is recommended that entire wall surfaces be sounded to determine the extent of delaminated stucco and other deterioration. Upon completion of the sounding process, all delaminated stucco and other deterioration to reinforced masonry and concrete should be removed and all damage properly repaired. It is also recommended as a portion of this work that a surface applied corrosion inhibitor be applied to all deficiencies at reinforced columns and beams, and a water repellant coating/paint system be applied after stucco patches are completed. Again, these recommendations are made to repair and protect the masonry, concrete and stucco finished elements by helping to prohibit further moisture intrusion thus reducing the potential of corrosion of the reinforcing steel and the build-up of contaminates in the masonry and concrete.

4.3 Guardrails: Since the majority of guardrails require repair and restoration, it is KWA’s recommendation that the aluminum guardrails present on the knee walls be removed and replaced. Several options are available to the Board and Association for this item. KWA feels that a properly fabricated and protected code compliant aluminum system would provide greater security and be more architecturally pleasing. It is KWA’s recommendation that options be included in the future Project Manual bid scope items, and if the Board elects, repairs to the existing system could be performed, although this approach is not recommended by KWA.


4.4 Sliding Glass Doors: Complete removal and replacement of all exterior sliding glass door perimeter sealants is recommended to be performed with the exterior building coating work. KWA also recommends the removal of all corroded non-stainless steel frame fasteners, including header, jambs and thresholds and replacement with new AISI stainless steel 316 fasteners. Typically this work would include mechanically removing corroded exterior exposure screws, filling hole with a urethane sealant and replacing all screws with new stainless steel 316 screws. New screw heads should then be sealed or capped depending on the fastener type used. Additionally, it is the recommendation of KWA that all floor mounted storm shutter fasteners be cleaned and sealed to prevent moisture penetration at these connections. Embed and seal all fasteners with a high quality, commercial grade sealant (compatible with the deck coating system) and replace all non-stainless steel fasteners with AISI 316 stainless steel fasteners, washers, and nuts, and a protective vinyl cap be installed with an adhesive sealant over top of the fasteners.

4.5 Sealants, Finishes and Coatings: It is recommended that prior to any new coating application, proper surface preparation, cleaning, and removal of all loose and peeling coatings be performed. Upon completion of the recommended surface preparation, adhesion tests should be conducted to determine if a proper coating application can be implemented. Layers of paint build-up have been identified on surfaces of the building. A high build-up of coatings can result in blistering of the underlying layers during the drying process of the newly applied coating. This occurs because as coatings dry they shrink and can pull loose substrate coatings, or coatings with contamination between layers, from vertical wall and horizontal ceiling surfaces. It is the recommendation of KWA to completely remove and replace the existing waterproofing membrane present on the balconies. This recommendation is made in order to expose the horizontal reinforced concrete elements, identify all damage and deterioration, and implement properly specified and performed repairs. A completely new waterproofing membrane system will also provide the Association with a comprehensive waterproofing warranty from the product manufacturer and selected contractor. 4.6 Vertical Aluminum Architectural Mullion: It is KWA’s recommendation to replace all clips and fasteners where cracking and spalling is occurring at the connection points to the balcony slab edges. All corroded and oxidized clips should also be replaced. Perforated sections of the mullion will require replacement and or repairs in place. It is also recommended that the entire vertical mullion be cleaned, sanded, and prepared in order to receive a high build primer and high performance protective coating system. All deteriorated connections, clips, and fasteners are also recommended for replacement with non-reactive materials.


5.0 PRIORITY OF REPAIRS It is KWA's recommendation that the above described deficiencies be addressed in the following Order of Priority:

1. In order to facilitate the recommended comprehensive concrete repairs at the balcony locations, remove the existing deck coating system from balcony slabs and then perform any and all necessary repairs to cracks, spalling and delaminations. Install sacrificial anodes and apply a corrosion inhibitor to limit instances of secondary spalling at repair areas. Upon completion of the structural concrete repairs apply a waterproofing membrane with a decorative top coat wearing surface. Identifying and re-sloping of ponded water locations is also recommended.

2. Replace the existing guardrail system mounted on the kneewalls with a properly

designed new system. In conjunction with the railing work, perform repairs to the vertical architectural mullion, and the connections of the mullion to the building slab edges.

3. Remove and replace all delaminated stucco and/or cementitious finishes found to be delaminated or deteriorated.

4. Perform joint sealant replacements to include storm shutter fasteners and other exposed

fasteners and through wall penetrations throughout the structure. All corroded fasteners should be replaced with new AISI stainless steel 316 fasteners. All new screw caps should then be sealed with compatible sealants.

5. Perform all necessary surface preparation, repairs, primer application and paint

applications to exterior walls and ceilings.

6. Work at the lobby level should be included in the above described repairs as they are identified and these items are being performed throughout other portions of the structure.

6.0 FORWARD PLANNING KWA recommends an Engineer’s Project Manual be produced that includes an adequate level of detail describing comprehensive repair and preventative maintenance as needed to address the surveyed components as described. The most efficient approach would be to include as much of the priority list as can be funded. KWA recommends that all priority repairs be addressed as single restoration project. Our experience with other similar projects has proven this to be the most cost effective, timely and manageable approach. The ability to have a single General Contractor perform one comprehensive repair project will reduce mobilization and permitting fees, potential costs of redoing work, and inconvenience to the unit owners. The Project Manual will contain necessary bid documents, repair specifications and drawings to allow the solicitation of competitive bids from qualified General Contractors. It will also provide adequate levels of detail for repair to all deficiencies documented. The bid schedule included in


the Project Manual will provide for line item costs of each component of repair to allow KWA and the Board to review all repair costs and, if necessary, make adjustments to the Scope of Work to meet budgetary allowances prior to the Association entering into a repair contract with a General Contractor. The Project Manual will include the repair recommendations made in this report.

7.0 CLOSING: As previously stated, the purpose of this report is to provide documentation concerning significant defects and / or deficiencies with respect to exterior building envelope. These observations and resulting opinions are based upon construction standards and methods that are considered normal and customary as of the time of this report. The staff of KWA Engineers, LLC (KWA) conducted site inspections and made observations on the dates indicated within this report. The observations that were made were visual in nature and therefore were non-destructive unless otherwise described. KWA did not provide direction for removal of walls, ceilings or other interior or exterior cladding components so that hidden, covered or concealed conditions could be observed. KWA has performed these services and prepared this report in accordance with generally accepted construction and engineering consulting practices, and makes no warranties, either expressed or implied as to the character and nature of such services. This report is not to be construed as a guarantee or warranty of future building conditions. KWA used its best engineering judgment and ability to inspect and report the items presented herein, but KWA cannot guarantee that all past, present or potential deficiencies or defective conditions have been found during its inspections. This report does not include a representation of active or past termite infestation and/or treatments. Additionally, this report does not indicate nor include any investigation of environmental conditions at the subject property structures and grounds. This report does not make any representation as to the property being free of hazardous or toxic materials. This report has been prepared for The Aliki Management Association, Inc. in conformance with KWA’s proposal dated October 14, 2013, and authorized on October 23, 2013. Personal responsibilities of KWA, or any individual or company working on behalf of KWA, do not extend to a third party, other than as defined above, under any circumstances. An original copy of this report remains on file at the office of KWA, and no changes may be made to this report without the prior written permission of KWA. KWA reserves the right to modify this report upon discovery of additional information, and charge an additional copying fee for release of this report to an additional party if requested. If there are any questions or more information is required, please do not hesitate to contact our Branch Manager, Heather Hamilton, at [email protected] or by phone at 386-334-5042.


Respectfully Submitted,

KWA Engineers, LLC Certificate of Authorization No. 30466 Arthur C. Schoenewaldt III, P.E. Director Florida P.E. No. 60401

December 12, 2014 Aliki Condominium


8.0 FINDINGS SUMMARY TABLE

8.1 Sliding Glass Doors / Balconies

Sliding Glass Doors Balconies

Unit Number Missing Bumpers Storm

Shutters OPP CR SPL Post

Fasteners Missing

DLS Floor Ponding

Bad Sealant

Rust Spots

# #/fasteners # (ft) (sq ft) (#) sq ft sq ft ft #

101 6 8.5

102 6/96 3 103 2 4 2 1 1 104 2 105 9 106 27 5 1 201 6/96 3 3 12 3 202 10 1 4 6 203 9 6 204 3 6 1 4 205 1 5 1 6 2 12 206 14 2 1 8 301 6/96 12 302 3 1 8 1 303 3 4 304 2 1 305 306 1

LEGEND:

OPP Open post pockets CR Crack SPL Spall

DLS Delaminated Stucco



Sliding Glass Doors /Shutters Balconies

Unit Number Missing

Bumpers Storm Shutters OPP CR SPL

Post Fasteners Missing

DLS Floor Ponding

Bad Sealant

Rust Spots


401 6/96 4

402 8 1 5 403 2 404 8 15 6 405 7 4.5 406 27 1 2 2 501 2 1 502 5.5 503 4/32 3 6 504 1 10 1.5 6 505 506 10 1.5 601 5.5 602 1.5 1 2 2 603 7 604 5 605 1 606 10 0.5 1 701 1 702 2 1 703 2 3 704 8 7.5 9.5 705 4 1 1

LEGEND:






Unit Number Missing



DLS Floor Ponding

Bad Sealant

Rust Spots


706 4 1 1 801 802 2.5 803 2 804 6 15 805 5 806 1 15 2.5 2 901 4 4 902 1 2 903 3 7 1 3 904 4 905 1 906 7 1 10 1001 8.5 1002 3 6/0 4 1003 8 1004 11 1005 3 4 1.5 2 1006 14 1 1101 6/96 1 72 3 1102 6/96 1 2 1103 3 1104 3

LEGEND:






Unit Number Missing



DLS Floor Ponding

Bad Sealant

Rust Spots


1105 3

1106 2 1201 6/96 5 1202 4.5 1 1203 1204 1205 31 2 1 1206 1 1401 5 1 1402 10 1403 8 14 2 1404 9 2 1405 8 2 1406 27 1501 3 1502 5 1503 4/64 6 18 1504 1505 4 12 1506 25 0.5 1601 3 7 1 1602 14 3 1603 5 2 2 1604 13 1 6

LEGEND:






Unit Number Missing



DLS Floor Ponding

Bad Sealant

Rust Spots


1605 15 1 6 1606 22 9 1701 6/96 5 12 1702 11 3 4.5 1703 5 1704 7 1 2 1705 13 1706 13 1801 1.5 1802 3 2.5 9 1 1803 1 1804 3 6 1805 8 1 1806 1901 6/96 6 3 8 1902 14 4 6 1903 6 1904 10 1905 8 1906 17 2001 2002 6/96 2 3

LEGEND:






Unit Number Missing



DLS Floor Ponding

Bad Sealant

Rust Spots


2003 1 1 2004 6 9 2005 8 2006 6 2101 6/0 4

2nd floor 30 2102 6/0 1

2nd floor 27 2103 3 32

2nd floor 6 1.5 50 2104 4/64 7 1 1 none 2105 11 1 2 2

2nd floor 20 2.5 18 10 2106 6/0 14 4 3

2nd floor 12 1 1.5 73 6

Valet OH East

Ext East Ext West

LEGEND:





LEGEND:




Unit Number Missing



DLS Floor Ponding

Bad Sealant

Rust Spots


Ext South Ext North

Totals 32 660 149 153 46 182.5 181 166.5 13



8.2 Wall & Columns / Slab Edges, Ceilings & Undersides

Walls & Columns Slab Edges & Ceilings/Undersides

Unit Number CR DLS PP SPL RS EM ESPL PP CR DLS SPL RS/CF

ESPL

(ft) (sq ft)

(sq ft)

(sq ft) # # sq ft

(sq ft) (ft)

(sq ft)

(sq ft) # (sq ft)

101 10 9.5 4 34.5 3 0.25 102 47 23.5 11 2 17 17.5 7 103 1 1 104 14.5 6 2.5 1 1.5 3.5 7 1 105 7.5 3.5 20 2 12 7.5 1 6 1 2 106 5 13 8 4 201 4 2 8 1 3 9 9 1 202 25.5 3 10.5 10 5 203 3 3 1 3.75 1 5 4 204 5.5 3 2.5 1 205 3 1 4 11.5 3 2 206 9 8 2 4 5 3 2 1 301 4.5 2.5 7.25 4 0.5 3 23.5 302 35 1.5 5 3 4.5 5 29 1 303 1 4 3 2 1 1 1.5 4 1 304 4.5 1.5 2 7 0.25 305 11 6 1.5 3 5 5 1 306 20 2 1.5 1 1.5 1 8 401 0.25 3 7 1.5 2 1 402 1 9 6 6 2 6.5 3

LEGEND: CR Crack DLS Delaminated Stucco PP Peeling Paint SPL Spall RS Rust spots EM Exposed Metal ESPL Slab edge Spall/Pop Out RS/CF Rust Spots / Chair Feet



Walls & Columns Slab Edges & Ceilings/Undersides Unit Number CR DLS PP SPL RS EM ESPL PP CR DLS SPL RS/CF ESPL

(ft) (sq ft)

(sq ft)

(sq ft) # # sq ft

(sq ft) (ft)

(sq ft)

(sq ft) # (sq ft)

403 1 2 2.5 4 3

404 1 4 4 6.25 3 405 7.5 6 2 1 2 2 2 18.5 4 1 406 0.5 20 1 4 1 7 13 8 1 1 501 4 5 8.5 1 5 6 502 7.5 2 1 1 18.5 503 1.5 8.5 1 1 3 6.5 504 4 1.25 2.5 9 1.5 1 505 1.5 6 7.25 1 3.5 1 6.75 506 19 1 1 4 1 5 1 8 601 5 3.5 1 2 3 602 3 8 4 2 0.5 9.5 603 7.5 1.5 3.5 1.5 1.5 604 1 3 7.5 1 605 1 4 1 1 0.5 3 35.5 4 2.5 606 6 1 1 2 1 2 10.5 3.5 1.5 1 701 6 1.5 0.5 3 0.5 702 2 5.5 6.5 2 1 0.5 3 1 1 703 2 704 0.5 2 705 1 1 3 6 4.5 706 3.5 9.5 15 4.25 2 2.5 1 1 801 0.5 1 1.5 1 4.5





(ft) (sq ft)

(sq ft)

(sq ft) # # sq ft

(sq ft) (ft)

(sq ft)

(sq ft) # (sq ft)

802 5 1 10.5 6 803 1 1.25

804 2 2 1 805 1.5 2 6 1 806 1.5 2.5 0.5 5 5 8 1.5 1 901 1 0.5 3.5 902 1 3 1 1.5 4 7 3 903 2.5 0.5 7 3 1.5 904 5 4 905 0.5 3 2.5 22 4.5 906 2.5 0.5 1 6 2 3 6 1001 3 0.5 5 1 1.5 2 9 1002 5 1 10 0.5 1.5 0.5 3.5 1 1003 5 0.5 3 1.5 1004 4 1 5 0.5 0.5 1 3 1005 1 5.5 2.5 9 15 1 0.5 1 1006 7 3 1 8 5 4 2 0.5 1101 15 2 6 8 0.5 1 1 1102 2 21 5 1 4.5 2 4 1 1103 3 4 2 2 4 1104 15 1 1 1105 29 5 3 3 5 2 1 1106 0.75 14 4 2 15 0.75 2 3 5





(ft) (sq ft)

(sq ft)

(sq ft) # # sq ft

(sq ft) (ft)

(sq ft)

(sq ft) # (sq ft)

1201 7 1 3 1

1202 3 3 1 2 1 1 3 1203 3 1 1 5.5 1 1204 6 1 1.5 2 1 1 1205 2 4 2 1.5 4 12 1 2 1206 5 4 7 1 1 2 1401 3 8 2 6 10 1402 2 2 1 2 1403 2 8 10 1404 4 1 0.5 23 5 1405 1 2 5 26 3 1 1406 1 3 2 2 7 53.5 3.5 1 1501 4 3 5 0.25 1 3 1502 1 2 2 10 1 1503 2 2 1 1504 2 2 1 1505 2 1 1 2 4 2 4 8 3 1506 2 2 2 3.5 5 1601 2 9 3 3 1602 1 2 1 8 3 7 3 1603 0.5 1 4 1 3 3 1 1604 1 5 1 4 0.5 4 2 1605 3 2 2 22 5 1.5





(ft) (sq ft)

(sq ft)

(sq ft) # # sq ft

(sq ft) (ft)

(sq ft)

(sq ft) #

(sq ft)

1606 1 11 3 1 1701 3 5 0.5 3.5 2 2 1702 3.5 4.5 1 6 15.5 0.25 2 1.25 1703 0.25 2 1.5 1704 7 0.5 6 1705 16 1.5 4 35 3.5 14 3 1 2.5 1706 0.5 1 0.25 20 5.5 8 1.5 1 1801 9 5.5 7 0.5 2 1802 8 5.5 2 0.25 3 3.25 1 1803 1 1 3 1 4 3 1804 1.5 0.5 1 8 1 2.5 1 1805 2 1.75 50 4 6 4 2 2 1806 25 2.5 14.5 1 1 1901 0.5 2.75 8.5 3.5 3 1902 4.5 2.5 8 1.5 15.5 1903 1 5.5 1 1 1904 2 1 5 4.5 1 2 1905 1 0.25 18 45 3.5 1 1906 3.5 1 3 8 19 1 4 2 2001 0.5 1 1 1 1 2002 7 1 2.5 2.5 2003 0.5 1 1 0.5





(ft) (sq ft)

(sq ft)

(sq ft) # # sq ft

(sq ft) (ft)

(sq ft)

(sq ft) # (sq ft)

2004 5 2 0.5 2005 2 0.75 1 70 27 2 0.25 1 1 2006 1 5.5 4 1 5.5 1

2101 1 1.5 2 1 5 0.5 4.5 2nd floor 43 20.5 7.5 4 2 4

2102 1.5 4 2 1 2nd floor 49 54 2 1 10 0.5 3

2103 2 5.5 1.5 2nd floor 49 0.5 0.5 1 1.5

2104 4 11.5 2.25 4.75 none 2105 1 1 3 0.5

2nd floor 53 20.5 4.5 2.5 3.25 0.25 2106 6.5 3 1 2 36 5 4 3

2nd floor 8 10 2 0.5 3 7 5.5

Valet OH East 6 2 1.5

Ext East 3 1 3 1 2 2 Ext West 1 3 16 3 2 8 14 2.5 Ext South 14.5 3 1 3 3 1 1 Ext North 1 1 20.5 1 4 1

Totals 513 524.75 16.75 336.5 116 71 33 399.5 465.3 510 489.75 106 94.75


December 12, 2014

Aliki Condominium Condition Survey Report

9.0 PHOTOGRAPHIC LOG

Photo #1 – Typical East Elevation Balcony Configuration

Photo #2 – Typical Kneewall Railing Post Pocket Damage

December 12, 2014


Photo #3 – Typical North Elevation Balcony Configuration

Photo #4 – Corroded Aluminum Post Bracket with Missing Fastener

December 12, 2014


Photo #5 – Typical 1st Floor Penthouse Balcony Deck

Photo #6 – Spalls at Exterior of Kneewall

December 12, 2014


Photo #7 – Failed Sealants at Wall to Slab Transition

Photo #8 – Unsealed and Corroded SGD Track Fasteners

December 12, 2014


Photo #9 – Spall with Exposed Metal

Photo #10 – Typical West Elevation Balcony Configuration

December 12, 2014


Photo #11 – Typical South Elevation Balcony Configuration

Photo #12 – Masonry Block Joint Cracking at Wall

December 12, 2014


Photo #13 – Worn Deck Waterproof Membrane

Photo #14 – Severe Railing Post Pocket Damage

December 12, 2014


Photo #15 – Retrofit Panel to Close over 4” Gap Between Kneewall and Aluminum Mullion

Photo #16 – Failed Sealant at SGD Threshold / Note Corroded Threshold

December 12, 2014


Photo #17 – Kneewall Railing with Peeling Coating

Photo #18 – Spall at Column

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