kitsunco-op 2431vinest vanc report draft3 · building condition assessment by coho repair services...

January 10, 2013

The Board of Directors of Kitsun Housing Co-operative c/o Mr. Rene Boucher, Agency for Co-operative Housing 190 O'Connor Street Ottawa ON K2P 2R3

Dear Mr. Boucher:

The enclosed Property Condition Assessment and Capital Replacement Reserve Fund Study has been prepared to provide pertinent information about the property at, Kitsun Housing Co-operative, 2431 Vine Street, Vancouver, BC. This report is not technically exhaustive.

The entire study must be read in its entirety to understand the findings contained within. Sampling information in the study may put it out of context. We recommend the study be updated every three years to keep it current.

The study will not be released to anyone without your permission.

We would appreciate your feedback about our services. Please take a few moments to complete the enclosed questionnaire and return it now by fax, to 604.945.7114.

Thank you for giving us the opportunity to be of service. Should you have any questions regarding this study, please do not hesitate to call us.

Sincerely,

Henry Khuu, B.Sc.(Mech.), RHI.

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PROPERTY CONDITION ASSESSMENT and CAPITAL REPLACEMENT RESERVE FUND STUDY

2431 Vine Street Vancouver, BC

January 10, 2013 FINAL REPORT SUBMITTED DATE: May 2, 2013

63 - 1833 Coast Meridian Road, Port Coquitlam, BC V3C 6G5 Metro Vancouver: 604.942.8272 | Abbotsford & East: 604.854.1516 www.CDWengineering.com

Kitsun Housing Co-operative c/o Mr. Rene Boucher

CDW Engineering Table of Contents

Table of Contents

1.0 SUMMARY..............................................................................................................1

2.0 INTRODUCTION.....................................................................................................1

3.0 COMPONENT DESCRIPTION...................................................................................4

4.0 BUILDING OCCUPANT SURVEYS...........................................................................21

5.0 CAPITAL RENEWAL PROJECTIONS........................................................................21

6.0 SCHEDULE OF RENEWALS.....................................................................................22

7.0 RESEVER FUND CASH FLOW PROJECTIONS...........................................................22

8.0 DATA ANALYSIS...................................................................................................24

9.0 CLOSING COMMENTS............................................................................................25

APPENDIX A PHOTOGRAPHS

APPENDIX B CAPITAL RENEWAL PROJECTIONS

APPENDIX C SCHEDULE OF RENEWALS

APPENDIX D RESERVE FUND CASH FLOW PROJECTION AT RECOMMENDED CONTRIBUTION LEVEL – SCENARIO 1

APPENDIX E RESERVE FUND CASH FLOW PROJECTION AT RECOMMENDED CONTRIBUTION LEVEL – SCENARIO 2

APPENDIX F RESERVE FUND CASH FLOW PROJECTION AT RECOMMENDED CONTRIBUTION LEVEL – SCENARIO 3

APPENDIX G RESERVE FUND CASH FLOW PROJECTION AT PRESENT CONTRIBUTION LEVEL

APPENDIX H FIRE PROTECTION REPORT

STATEMENTS OF QUALIFICATIONS

GLOSSARY

Kitsun Housing Co-operative Report 48130 2431 Vine Street, Vancouver, BC January 10, 2013

CDW Engineering Page 1

January 10, 2013

PROPERTY CONDITION ASSESSMENT and CAPITAL REPLACEMENT RESERVE FUND STUDY

Property: Kitsun Housing Co-operative, 2431 Vine Street, Vancouver, BC

1.0 SUMMARY:

The present annual contributions of $34,717, $35,237, and $63,200 in years 2013, 2014, and 2015, respectively, with 1.5 percent thereafter, are not considered adequate. Based on the given average rate of return of 1 percent for the reserve fund investment and an annual inflation rate of 2 percent, annual contributions starting at $60,000 to the reserve fund along with the annual contribution increased at 5 percent from years 2014 to 2019 and catch-up amounts of $200,000 from years 2014 to 2016 should be adequate. The contributions must be indexed to annual inflation.

The general condition of the property appears to be satisfactory. The general maintenance of the property appears to be adequate. Improvements that could extend the life expectancy of the common components include the following:

• Repainting metal roofs.

• Replace drywall and repair wall in the main electrical room.

• Repair the skylight at northwest of townhouse building.

• Replace missing insulation at crawlspace walls and underside of floor.

• Repainting door trim throughout the complex

• Some improvements at the attic insulation and vapour barrier for the townhouse building

• Maintain grout and caulking at tub ceramic enclosure at the bathrooms.

Improvements to these areas will help maximize the common-element component life expectancies.

2.0 INTRODUCTION:

2.1 Authorization and Scope:

As per the request of Mr. Rene Boucher of Agency for Co-operative Housing and in accordance with our Proposal dated June 27, 2012, a Property Condition Assessment and Capital Replacement Reserve Fund Study was prepared for Kitsun Co-operative Housing.



The following defined terms are used to describe the condition of the components and

systems reviewed:

Satisfactory – Performing its intended function; no major defects noted.

Serviceable – Performing its intended function, but has visible defects or is aging. It will require minor to moderate repairs.

Fair – Barely performing its intended function. Has visible defects or is aging and will require moderate to major repairs in the short term.

Poor – Not properly performing its intended function. At or beyond its useful life. Component requires major repair or replacement.

Only the items specifically addressed in this study were examined. No comment is offered on building code and building bylaw compliance, or on environmental concerns.

The areas that were sampled during the inspection are as follows:

All apartment and townhouse units were sampled including the meeting room, mechanical room, electrical meter room, and the underground parking garage.

2.2 Property Description:

The subject property consists of a two-storey, multi-family apartment building, and a three-storey townhouse unit separated by a courtyard between the buildings.

The apartment building is approximately 100 years old and the townhouse building is approximately 34 years old. Both buildings are of wood-frame construction. The exterior walls have stucco cladding and the flat roof for the apartment building is covered with a modified bitumen membrane, whereas, the sloped roof at the townhouse building is covered with asphalt shingles. There is single level underground parking below a portion of the townhouse building and also extends beyond the footprint of the townhouse building. The entrance into the parking garage is located on the northwest side of the property.

Also, onsite, there is a courtyard with a common deck area, paving stone patios and privacy screen fence for each of the patio areas. There is a meeting room and a common laundry room located at the apartment building.

It was reported that the apartment building was built in 1913, and the townhouse building was built 1979 as a passive solar building with a concrete trombe wall with widespread glazing located on the south side.

For the purpose of this report, the main entrance door of the apartment building is considered to be facing east.

The unit types and number of bedrooms were noted as follows:

Unit Type Number of Units Number of Bedrooms

Type A 1 1-bedroom

Type B 11 2-bedroom

Type C 5 3-bedroom

A more detailed description of the building components is provided in Section 3.0 of the study.



2.3 Document Review:

As part of the Property Condition Assessment and Capital Replacement Reserve Fund Study, a request to review all building plans, specifications, warranties and records was made. The following was available for our review:

Building construction drawings

Building Reports

Building component maintenance and replacement records

2.3.1 Building construction drawings:

Architectural, Solar, Structural, Mechanical, landscaping, and electrical plans were provided for our review. These were noted as follows:

Drawing Number Designer Date

A1 –A12 Klaus Schmid Architect June 6, 1978

SE1 – SE3 Solar Applications & Research Ltd. June 6, 1978

S1 – S3 K.R Kishi Ltd. Consulting Engineer June 6, 1978

M1 – M6 Vinto Engineering Ltd. June 6, 1978

E1 – E6 Gaarder, Lovick Engineering June 6, 1978

L1 Dan Matsushita Associates Ltd. February 1978

The plans were reviewed for general information. The plans were not reviewed to ascertain the validity of construction, verifying building code compliances, or for the purpose of design analysis.

2.3.2 Building Reports:

Review of Solar Components at the Kitsun Housing Co-op by Richard Kadulski Architect dated July 25, 2006.

Building Condition Assessment by COHO Repair Services date not determined.

Building Envelope Condition Assessment by Iredale Group Architecture dated September 15, 2008.

Building Condition Assessment by CGI Risk Management Services dated July 30, 2008.

Solar Passive Trombe Wall Analysis Report By MCW Consultants Ltd. dated January 19, 2009.

Field Review by Iredale Group Architecture dated January 5 to June 24, 2010.

Plumbing and Electrical Condition Assessment by IRC Building Science Group BC Inc. dated January 17, 2012.

2.3.2 Building Reports:

Capital Reserve Plan dated January 1, 2011.

Kitsun Maintenance Schedule dated September 20, 2010.



3.0 COMPONENT DESCRIPTION:

In this section, the components included in this study are listed, along with a description and recommendations for eventual major repair or replacement (The present age and quantity is indicated in Appendix B: Capital Renewal Projection). On-site conditions that may have an effect on life expectancy or performance are also noted, where applicable. Improvements to these conditions will help to extend the life expectancy of the components.

ROOF

A1 Modified Bitumen Roof Membrane Replacement – Apartment Building

The apartment building’s low sloped roof is covered by a modified bitumen membrane on one level. The membranes appear to include two-plies. The roof drainage is via scuppers discharging into the aluminum gutter and downspouts located on the north side.

No major deficiencies were noted at the roof areas. The overall roof system condition is satisfactory. The maintenance has been good based upon visual inspection.

This modified bitumen membrane installation is reported to be approximately 17 years old as stated by the Kitsun Co-operative Housing. The study allows for the eventual replacement of the modified bitumen membrane. It is considered at that time that the existing membrane will be removed and a similar type of system installed. This type of system has an average life expectancy of 20 years. The lifespan of a modified bitumen membrane is highly dependent on original installation quality, material properties, maintenance level, and weather severity.

The access to the roof space is via the roof access hatch, located on the west side of the 2nd floor hallway. The roof framing consists of the wood deck supported by wood roof joists. Blown-in mineral wool and cellulose insulations were noted, valued at approximately combined total of R-20. The insulation was generally well distributed and covered the ceiling joists here. No major deficiencies were noted to the insulation as view from the access hatch.

A2 Modified Bitumen Roof Membrane Replacement – Townhouse Walkway

The waterproofing surface at the upper level walkway located on the north side of the townhouse building consists of a modified bitumen membrane. The roof drain is via scuppers discharging to the metal panel roofs below. There is also a fabricated wood decking and sleepers providing protection to the membrane (as there should be). Thus, the membrane and roof drains could not be closely examined.

No major deficiencies were noted at this roof deck area. The overall roof system condition is satisfactory. The maintenance has been good based upon visual inspection.

This modified bitumen membrane installation is reported to be approximately four years old. This type of system has an average life expectancy of 20 years. The study allows for the eventual replacement of the modified bitumen roof membrane and the wood decking. It is considered at that time that the existing membrane will be removed and a similar type of system installed. The lifespan of a modified bitumen membrane is highly dependent on original installation quality, material properties, maintenance level, and weather severity.



A3 Asphalt Shingle Replacement – West Apartment Building

The sloped roofs located above the west wood staircase at the apartment building are covered with asphalt shingles.

This asphalt shingle installation appears to be approximately 10 to 15 years old. This type of system has an average life expectancy of 15 to 20 years. The shingles at the majority of the surface area is showing its age including curls, cracks, and granule loss noted. The roof system is approaching the end of its expected useful lifespan and may require updating within the next one to two years.

The study allows for the eventual replacement of the asphalt shingle roofs. It is considered at that time the existing shingles will be removed before adding another layer. The lifespan of any sloped roof covering lifespan is strongly dependent on the quality of the original material, roof slope and orientation, maintenance level, and weather severity.

A4 Asphalt Shingle Replacement – Townhouse

The butterfly roof at the townhouse building is covered with a single layer of asphalt shingles. The roof vents for the building are conventional metal roof vents and continuous screen venting noted on the south side. The roof drainage is via interior collection system at the south side of the roof and aluminum gutters and downspouts on the north side.

No major deficiencies were noted at the roof areas. The overall asphalt roof shingle system condition is satisfactory. The maintenance has been good based upon visual inspection.

The majority of the asphalt roof was not accessible because of height, wet surface, and steep slope. Since the majority of the roofs could not be walked on, the roof areas were viewed from the ground with binoculars, from the apartment building’s flat roof, and ladder edges at the north side.

It was reported by Kitsun Co-operative Housing that the roof shingles on the south side was replaced in 2009 in conjunction with the building envelope rehabilitation. The study allows for the eventual replacement of the asphalt shingles. This type of asphalt roof system has an expected useful lifespan of approximately 20 years. However, any sloped roof covering lifespan is strongly dependant on the quality of the original material, roof slope, orientation, maintenance level, and weather severity.

There are access hatches to attics within the building, located on the north side at each of the sampled townhouse units. The roof framing consists of wood rafters, and plywood sheathing.

Insulation in the sloped ceiling rafter cavities was visible at the attic hatch. Fibreglass insulation valued at R-28 with a vapour barrier was noted. Sample inspections of the attics revealed no major deficiencies to the insulation. It was noted that the insulation above some of the sampled attics has fallen and the vapour barrier damaged. We recommend correcting and improving the fallen insulation and vapour barrier at these areas.

It was noted that the ceiling drywall, insulation and vapour barrier at Unit 2313 were removed to accommodate the domestic hot water heater. We recommend replacing the current domestic water heater with a smaller one and the area repaired as required.



A5 Metal Roof Panel Replacement – Townhouse

The sloped roofs located above the entrance doors on the north side of the townhouse are covered with standing seam metal roofing. The roof drainage is via aluminum gutters and downspouts.

No major deficiencies were noted at the roof areas. The overall metal roof system condition is satisfactory. Paint deterioration at the metal panels was noted at the majority of the roofs. The roofs should be cleaned, primed and repainted as part of the ongoing maintenance program.

The metal roofs appear to be 34 years old. The study allows for the eventual replacement of the metal roofs. This type of system has an average life expectancy of 30 to 50 years. Any sloped roof covering lifespan is strongly dependent on the quality of the original material, roof slope and orientation, maintenance level, and weather severity.

A6 Aluminum Gutter and Downspout Replacement – Townhouse and Apartment Building

The buildings are equipped with pre-finished aluminum gutters and downspouts. The downspouts discharge water below grade.

No major deficiencies were noted at the gutter systems. Several ongoing maintenance will be necessary, including the following:

Sealing gutter joints

Improving gutter slope as necessary

Cleaning the gutters

Securing downspout connections as necessary

The study allows for the eventual replacement of the gutters and downspouts.

A7 Fascia Board Replacement

There are wood fascia boards located at both buildings. The fascia boards are attached to the buildings at the gable ends, and the upper and lower roofs allowing for gutter attachment. The fascia boards are showing minor deterioration at several locations at the buildings due to weathering.

The study allows for the eventual replacement of the fascia boards.

A8 Masonry Chimney Rehabilitation - Apartment Building

There is a single masonry chimney above the flat roof at the apartment building. This chimney serves the boiler and domestic water heaters in the mechanical room.

No major deficiencies were noted at this area. The overall masonry condition is satisfactory. The maintenance has been good based upon visual inspection.

It was reported by Kitsun Co-operative Housing that the masonry was repaired in 2009 in conjunction with the building envelope rehabilitation. The study allows a contingency amount for repairs to the above roof portion of the masonry chimney.



A9 Skylight Replacement - Apartment Building

There is an aluminum-framed, double-glazed solarium roof structure above the upper centre hallway at the apartment building.

No major deficiencies were noted at this area. The overall solarium condition is satisfactory. The maintenance has been good based upon visual inspection.

The study allows a contingency amount for the eventual replacement of the solarium structure.

A10 Skylight Replacement - Townhouse - South

There are aluminum-framed, double-glazed skylights above the bedrooms on the south side of the townhouse building.

The Kitsun Co-operative housing has stated that the lower skylights have been replaced during the building envelope rehabilitation in 2009, and the two upper banks of skylights are original to the townhouse building. No evidence of water penetration was noted to the interior finishes around the south skylights.

The smaller skylight located at northwest side of Unit 2313 is poor condition with extensive remedial caulking noted on the exterior framed. The skylight at this unit should be replaced in the short-term.

The study allows for the eventual replacement of the original and current skylights with two separate cost items.

EXTERIOR

A11 Window Replacement - Apartment Building

The windows on north, east, and south side of the apartment building are vinyl-framed, double-glazed units with a half-inch air space between the glass sections. The operable windows are single hung and horizontal slider types. It was reported by Kitsun Co-operative Housing that the current vinyl windows were replaced in 1999.

The windows on the west staircase side of the building are wood-framed, double-glazed units with a half-inch air space between the glass sections. The visible evidence suggests that the glazing may have been replaced in the 1981.

The majority of the sampled windows are in satisfactory condition. Most of the windows that were sampled operated freely.

There is a water stain noted at the window sill located at the living of Unit 6. The water stain may have occurred from leaving the window opened during the rain. The Kitsun Co-operative Housing should verify with the current member for the history of the water stain at this location.

It was noted that the windows at the living room of Unit 3 and 4 are cracked and should be replaced promptly. The windows at the living room of Unit 3 and 7 are difficult to operate. They required servicing to be made operable.

The study allows for the eventual replacement of the windows as anticipated by Kitsun Co-operative Housing.

The caulking around the doors and windows is covered elsewhere in this study.



A12 Window Replacement - Townhouse – South

The windows throughout the townhouse are vinyl-framed, double-glazed units with a half-inch air space between the glass sections. The operable windows are awning, and horizontal slider types. It was reported by Kitsun Co-operative Housing that the windows on the south wall were replaced in 2009 in conjunction with the building envelope rehabilitation except for the trombe wall windows, while the windows at the remaining walls were replaced in 1999.

The majority of the sampled windows are in satisfactory condition. Most of the windows that were sampled operated properly. It was noted that the living room window at Unit 2309 did not close properly. It should be repaired to provide a tight weather-seal.

The study allows for the replacement of the windows as anticipated by Kitsun Co-operative Housing with three separate cost items.


A13 Main Entrance Door Replacement - Apartment Building Lobby

The entrance door set for the apartment lobby on the east side consists of solid wood-framed, centred double-glazed doors. No major deficiencies were noted.

The study allows for the eventual replacement of the doors. It is assumed that at that time that a similar type of entrance door will be provided.


A14 Entrance Door Replacement - Apartment Building Suite

The entrance doors to each of the apartment units consist of a solid wood entry door with standard dead-bolt and hardware. These doors are currently in good condition. No major deficiencies were noted with the unit entrance doors.

The doors do not appear to be original to the building and may have been replaced when the townhouse building was built in 1979.

The study allows for the eventual replacement of these doors.

A15 Entrance Door Replacement - North Townhouse

The entrance doors located at the upper walkway and at-grade level into each townhouse units on the north side consists of a metal-insulated door unit and standard deadbolt and hardware.

These original doors are currently in satisfactory condition with some minor paint deterioration. All doors that were sampled operated properly. The weather stripping and trim is showing various signs of paint deterioration depending on the members load and care. These areas should be improved as part of the ongoing maintenance program at Kitsun Co-operative Housing.

The study allows for the eventual replacement of these entrance doors.




A16 French Door Replacement - South Townhouse

The entry doors located on the south side of the townhouse units consist of centred double-glazed, metal door units with standard dead-bolt and hardware. No major deficiencies were noted.

It was stated by the Kitsun Co-operative Housing that the French doors were replaced at the time of the building envelope rehabilitation in 2009. The doors that were sampled appear be in satisfactory condition. The paint is starting to fade depending on its exposure level to the weather elements and should be periodically repainted as part of the ongoing maintenance program at Kitsun Co-operative Housing.

The study allows for the eventual replacement of the doors with similar units.


A17 Building Service Door Replacement

The buildings have doors that are servicing the parking garage, exterior stairwell exit doors, and common rooms with standard hardware. These doors consist of metal and wood units, with self-closers. These doors are currently in satisfactory condition.

Minor damage and paint deterioration was noted to some of the doors.

The sliding door located at the meeting room is considered to be in poor condition. The sliding door does not provide adequate security prevention for entry into the apartment building. We recommend replacing the sliding door with a proper secured service door for the meeting room.

The study allows for the eventual replacement of these doors.

A18 Wood Staircase Repair - West Apartment Building

There is a wood fire escape located at the west side of the apartment building. The side walls are covered with cedar cladding. The waterproofing surface at this location appears be a liquid-applied membrane at each level.

There is a sloped roof above the staircase that provides a protective covering to the majority of the area. The wood fire escape appears to have been built when the townhouse building was built in 1979.

It was noted that portion of the beams at the fire escape is exposed to the weather elements. We recommend providing a cap flashing to the exposed beams to prevent ponding water and rotting to the beams.

The study allows for the eventual repair and replacement to the wood fire escape and waterproofing membrane.



A19 Wood Staircase Repair - North Townhouse

There are wood staircases located at the north side of the townhouse building providing access to the upper walkway. The side walls are covered with cedar cladding.

The wood staircase located on the northwest side was re-built at the same time as the building envelope rehabilitation in 2009, while the wood staircase on the northeast side appears to have undergone some repairs over the years. No significant deterioration was noted at wood staircases.

It was noted that one of the columns at the northwest staircase is rotten and should be repaired promptly.

The study allows amount for repairs to the wood staircases.

A20 Stucco Wall Replacement

An examination of the building’s exposure level is an important factor in the assessment of the performance of the building’s components. Building design with low exposure can expect to perform sufficiently, but may fail in highly exposed locations. Factors that may influence the building’s exposure level include:

Presence or limited overhang protections at the roof level, and their projection length.

The building height and configuration.

The orientation of the building according to the wind-driven rain.

The surrounding topography, vegetation or other buildings.

This building’s configuration consists of flat and sloped roofs that provide no overhang protection at the exterior walls. The majority of the stucco cladding at both buildings has been applied on the wood-frame structure with no apparent provision for drainage, except for the rehabilitated south wall at the townhouse building. The lack of drainage in the building design increases the risk of water leakage to the interior and potentially structural damage.

The Kitsun Co-operative Housing has indicated that the building envelope rehabilitation with a rainscreen design on the south wall at the townhouse building was completed in 2009. The stucco cladding appears to be in satisfactory condition with no major deficiencies noted. Regular and diligent maintenance to caulking at windows, doors, and material interfaces and other penetrations is imperative to achieve long-term performance of the building envelope.

The study allows for a contingency amount for repairs to the exterior cladding and a building envelope review in the short term. Based on the outcome of this review, a repair strategy can be more accurately formulized and cost estimates for repairs put into the study at the next update.



A21 Exterior Paint Renewal

The exterior of the buildings consists of mostly stucco cladding, windows, doors, and wood trim. The Kitsun Co-operative Housing has indicated that the buildings were painted in 2008.The Kitsun Co-operative has stated that during the building envelope rehabilitation in 2009 it was revealed that the exterior paint on the buildings is considered to be inadequately applied.

The study allows for the ongoing renewal of the exterior paint at the stucco cladding.

A22 Exterior Caulking Renewal

Caulking has been used around all doors, windows, vents, and trim on the exterior walls. The exterior window flashing installation and caulking was done in 2012.

The window flashing installation appears to be attached to the stucco surface above all the windows and held in place by the caulking. This method of installation is not considered to be a best building practice. Typically, the flashing is installed directly above the window header with the exterior cladding overlapping the vertical upturn of the flashing allowing water to be directed away and overtop of the window. Although, the window flashing installation appears to be less than ideal, the inspection of the interior of the window area revealed no indication of water leakage related issues. No major improvements are required in the short term. The caulking and flashing should be monitored over the long term and the area should be re-assessed during the schedule building envelope reviews.

The study allows for the ongoing renewal of the caulking.

A23 Waterproofing Membrane Replacement - Parking Garage

There is a single-level underground parking garage below portion of the townhouse building. A portion of the parking garage extends beyond the footprint of the building. Although not visible, it is assumed the roof of the parking garage is protected with a waterproofing membrane, which is covered with landscaping, deck area, and patios.

The installation is reported to be approximately 3 years old. Waterproofing systems for parking garages have an average life expectancy of 25 to 30 years.

There is no evidence of active water leakage through the underside of the parking garage during the site inspection.

The study allows for the eventual replacement of the waterproofing membrane.



SITE WORK

A24 Paving Stone and Concrete Sidewalk Replacement

There are paving stone walkways located at the courtyard. No major deficiencies were noted at this area.

Monitor the paving stone walkways for uneven settling of the stone pavers as part of the ongoing maintenance program. This can creates a trip hazard. The walkway here should be re-set as necessary.

There are concrete sidewalks and pads located at the south and west side of the townhouse building. No major deficiencies were noted at these areas.

The complete replacement of the stone pavers and concrete sidewalks will not likely be necessary within the timeframe of this study. However, a contingency amount for repairs to the paving stones and concrete walkways has been allowed for.

A25 Asphalt Paving Replacement - Parking Garage

The surface for the underground parking garage and ramp is paved with asphalt. The asphalt pavement on the site is in satisfactory overall condition. General maintenance has been adequate. No major deficiencies were noted.

The complete replacement of the asphalt paving may not likely be necessary within the timeframe of this study. However, a contingency amount for repairs to the asphalt paving has been allowed for.

A26 Overhead Gate and Opener Replacement - Parking Garage

There is a single steel overhead gate at the entrance into the parking garage located on the northwest side of the property that is operated by a half horsepower opener. No major deficiencies were noted with the garage gate and opener.

The overhead gate and opener appears to be installed in the 1980s.

The study allows for the complete replacement of the garage gate and opener.

A27 Steel Fence Replacement - South and East

There are steel fences located at the south and east perimeter of the property. The steel fences appear to have been installed perhaps some time after the construction of the townhouse building. No major deficiencies were noted.

The paint on the steel face was re-painted by the Kitsun Co-operative Housing in 2012.

The study allows for the eventual replacement of the steel fences.



A28 Wood Fence and Planter Box Replacement

There are wood fence at the west side of the property. These fences provide a privacy barrier between the adjacent buildings.

Some rot damage was noted to some of the wood columns.

The Kitsun Co-operative members have expressed interest in installing more wood planter boxes at the courtyard

The study allows for the repairs to the wood fence at the west side and provision to install more planter boxes at the courtyard.

A29 Wood Screen Fence and Deck Replacement

There are eight-foot high, pressure treated wood lattice screen fences separating the patio areas at the courtyard. It appears the fences extend out from the wall of the buildings by approximately 10 feet. There is also a new wood deck located on the west side of the courtyard. No major deficiencies were noted to the fences and deck area.

The wood screen fences and deck were installed in 2011.

The study allows for the eventual replacement of these wood privacy fences and deck.

A30 Landscaping Contingency

There are various landscaping components at the property, including signage, plants, etc. Most of these components will require ongoing maintenance repair.

The study allows for a contingency amount for ongoing maintenance and the replacement of these various components.

INTERIOR COMPONENTS

A31 Hardwood Floor Replacement - Apartment Suite

In the majority of the apartment units, hardwood flooring is provided in the bedrooms, and living rooms. The hardwood condition varies between units, dependant on the members load and care. The hardwood flooring is aging and is showing significant damage in some of the units. The hardwood flooring is considered to be at the end of its typical useful lifespan.

The study allows for the eventual replacement of the hardwood flooring in the bedrooms, and living rooms with 10 percent contingency for possible subflooring repair. It is considered that a similar floor type is installed at that time.

A32 Resilient Flooring Replacement - Apartment Suite

Resilient flooring was noted in the bathrooms, kitchens, and at the hallways. The resilient flooring condition varies between units, depending on the members load and care.

It was noted that some of the units have had the resilient flooring replaced recently at the kitchens, bathrooms, and hallways.

The study allows for the ongoing replacement of resilient flooring.



A33 Flooring Replacement and Interior Paint Renewal - Apartment Building Common Hallway

The flooring in the hallways and in the stairwells at the building consists of standard low-pile carpets. No major deficiencies were noted at these areas.

The carpets are in serviceable condition. The hallway and stairwell carpet is consistent with the expected wear and tear. The Kitsun Co-operative indicated that the carpet was replaced in 1997.

The flooring at the meeting room and the laundry room consists of resilient tile flooring. No major deficiencies were noted at these areas. The resilient tile flooring is in serviceable condition.

The Kitsun Co-operative Housing has indicated that the washing machines and dryers are rental equipment. Therefore, the cost for the equipment is not included in this study.

The hallway paint on each of the floor levels, stairwells, amenity rooms, and in the lobby is consistent with the expected wear and tear. The paint in the hallways was done in 1997 and the meeting room was painted in 2008.

The study allows for the replacement of the flooring and interior paint renewal.

There is a crawlspace located on the east portion of the apartment building. No major deficiencies noted. The crawlspace is currently treated as an unconditioned space. To prevent heat loss, the floor above is insulated. It is typically not required to ventilate the space if a moisture barrier is present and exterior surface water control is adequate.

Some of the insulation in the walls and floor structure has fallen and/or is missing. Improvements should be made where needed.

A34 Carpet Flooring Replacement – Townhouse

Carpet flooring was noted in the living rooms, bedrooms, and at the hallways. The carpet flooring condition varies between units, depending on the members load and care.

The carpets are in serviceable condition. The carpet is consistent with the expected wear and tear. The majority of the carpet flooring is considered to be at the end of their typical useful lifespan.

It was noted that a number of the units have had the finished flooring replaced reasonably recent at the kitchens and bathrooms. Unit’s 2313 and 2305 appears to have the most recent updates of the townhouse block.

The study allows for the eventual replacement of the finished floor coverings. The study groups the finished flooring replacements by individual unit rather than individual room type for simplicity.



A35 Resilient Tile Replacement – Townhouse

Resilient flooring was noted in the bathrooms, and kitchens. The resilient flooring condition varies between units, depending on the members load and care. The majority of the resilient flooring appears to be original and is in serviceable condition.

It was also noted that a number of the units have had the finished flooring replaced reasonably recent at the kitchens and bathrooms. Unit’s 2313 appear to have the most recent updates noted at the townhouse block.

The study allows for the eventual replacement of the finished floor coverings. The study groups the finished flooring replacements by individual unit rather than individual room type for simplicity.

A36 Interior Painting - Individual Suite

The paint at each of the townhouse and apartment units is consistent with the expected wear and tear. No major deficiencies were noted to the interior walls.

The Kitsun Co-operative has requested that the report includes a paint cost and schedule for the painting of the individual units. It was noted that Unit 2305 and 2307 had the interior painted in 2012.

The study allows for the repainting of the interior walls of the individual units every seven years as per the Kitsun Co-operative current initiative.

A37 Interior Door Replacement

The individual units contain a variety of interior doors. These include solid wood and hollow core passage doors, and by-fold closet doors. The door condition varies between units, depending on the members load and care. The majority of the doors are in serviceable condition.

It was noted that some of the sampled closet doors are missing hardware, and others have been removed altogether. These doors should be serviced and re-installed as necessary.

The study allows for the eventual replacement of these doors. The study groups the doors by unit type rather than individual door type for simplicity for the townhouse building. A contingency amount has been allowed for the occasional replacement of the interior doors at the apartment building suite.

ELECTRICAL COMPONENTS

E1 Building Exterior Light Replacement

On the exterior walls of the buildings are exterior light fixtures. The fixtures consist of a prefinished metal body with a glass fixture portion. No major deficiencies were noted.

The light fixture located on the northwest staircase is missing and the electrical wiring is exposed. This should be repaired promptly.

The study allows for the eventual replacement of these light fixtures with similar quality units.



E2 Light Fixture Replacement - Parking Garage

Located on the ceiling of the underground parking garage are standard 4-foot fluorescent strip lighting fixtures. These fixtures are showing minor corrosion and some have burnt out tubes.

The lighting fixtures in the parking garage which are T-12 fluorescent tubes are being phased out of production and will have to be replaced with T-8 fixtures and electronic ballast components.

The study allows for the eventual replacement of the light fixtures.

E3 Entrance Communicator Replacement

The apartment building is equipped with a built-in communicator system. The system allows for the remote access entry into the building from each apartment unit.

The study allows for the replacement of the communicator system. It is assumed that the wiring will not need replacement.

E4 Electrical Meter Base and Sub Service Disconnect Replacement

There are hydro meter bases with electrical disconnect switches for each of the suites located in the main electrical meter room at the north side of the apartment building.

The sub service disconnect switches for the apartment building appear to have been replaced in 1979 during the construction of the townhouse building.

No major deficiencies were noted at this area. The drywall at the electrical room appears to have significant staining which would indicate water leakage in the past. The drywall should be removed and the wood-framed wall checked for any concealed damage.

The study allows for the eventual replacement of this equipment.

E5 Electrical Distribution Panel Replacement

Each townhouse and apartment unit includes a 100-amp and a 60-amp circuit breaker panel, respectively. No major deficiencies were noted with the panels and equipment at the samples units. Some sample panel covers were removed to observe the wiring within. No major deficiencies were noted.

The distribution panels for the apartment building appear to have been replaced in 1979 during the construction of the townhouse building.

A service capacity to a unit is expected to be adequate for the lifespan of the buildings, as is the copper distribution wiring. It is suspected that the outlet and switches will be replaced as needed.

The GFCI outlet at Unit 5 is testing faulty. The GFCI outlet should be repaired immediately.

The abandoned wiring in the northwest crawlspace should be removed or appropriately terminated.



There is still knob-and-tube wiring noted in the apartment building. The knob-and-tube wiring was noted at the northwest wall of the crawlspace, and next to the roof hatch opening. The quantity of the knob-and-tube wiring throughout the building is not determined. We recommend further evaluation by an electrical contractor and replace all existing knob-and-tube wiring as required.

The study allows for the eventual replacement of the distribution panels and breakers.

E6 Electrical Baseboard Heater Replacement

The townhouse units are heated by electric baseboard heaters. These baseboard heaters are operated by individual wall thermostats, or controlled directly on the units. No major deficiencies were noted in this area. The overall system is serviceable. Maintenance has been adequate.

It was noted that some units have inoperative baseboard heaters, and damaged wall thermostat. These units should be serviced and repaired as required.

The study anticipates the replacement of the electric baseboard heaters with similar equipment.

MECHANICAL

M1 Heating Boiler Replacement - Apartment Building

The building is heated by a gas-fired, hot water boiler with 288,000 BTUs per hour output capacity. The boiler appears to be approximately 26 years old. The boiler is located in the basement mechanical room. The distribution piping is a mixture of black steel and copper.

Heat distribution is provided in most areas by cast iron radiators with individual thermostat controls.

The boiler vents into a typical masonry chimney.

It was noted that some piping penetrations into the fire separated walls should be properly sealed to prevent fire spreading. This is notable at the apartment building’s mechanical room.

There is no operable lighting noted in the mechanical room. The lighting should be repaired as required.

The study allows for the eventual replacement of the boiler, and a contingency amount for ongoing repairs to the heating system approximately every five years.

M2 Exhaust Fan Replacement – Parking Garage

The underground parking garage is served by a single exhaust fan located on the northeast. The fan control was not located at the time of the site visit.

The garage exhaust fan was not observed in operation at the time of site visit. The exhaust fan should be further evaluated and repaired immediately.

The study anticipates the replacement of the exhaust fan with similar unit.



M3 Bathroom Renovation - Apartment Building

The majority of bathrooms consist of resilient flooring, a regular tank toilet, a vanity cabinet with laminate countertop, a steel basin with basic faucet, and a freestanding claw foot steel tub with plastic shower curtain and basic two handle faucet with tub chrome spout and showerhead.

It was noted that Unit 1 has a standard steel bathtub with ceramic tile enclosure, and Unit 2 has a shower stall with ceramic tile walls and a glass door. There are other units that have had resilient flooring, vanity cabinets, sinks, and/or countertops replaced recently.

The sampled steel tubs and basins display varying degree of surface deterioration. The extent of the condition varies between units depending on the occupant load and care.

No exhaust fans were noted at the bathrooms, except for Unit 9. There are operable windows at each of the bathrooms.

The study allows for the eventual complete renovation of the bathrooms in the apartment building using components of a similar quality.

M4 Bathroom Renovation – Townhouse

The townhouse bathrooms consist of resilient flooring, a regular tank toilet, a vanity cabinet with laminate countertop, a steel basin with basic faucet, and an exhaust fan and a steel bathtub with ceramic tile enclosure and basic two handle faucet with tub chrome spout and showerhead.

The sampled steel tubs and basins display varying degree of surface deterioration, and the bathtub enclosures are also have varying degree of grout and caulking deterioration. The extent of the condition varies between units depending on the occupant load and care. The bathroom components appear to be original with some vanity upgrades over the years.

Each of the bathrooms is equipped with an exhaust fan. The fans are showing various signs of deterioration and age. Some of the sampled units have fans that are dirty. These fans should be clean regularly to provide optimum operation.

The owners should be advised to use the kitchen and bathroom exhaust fans when moisture producing activities are ongoing.

The study allows for the eventual complete renovation of the bathrooms, using components of a similar quality and the replacement of the exhaust fans.



M5 Kitchen Renovation - Apartment Building

The kitchens consist of resilient flooring, upper and lower cabinets, laminate counter tops, double stainless steel sinks with basic faucet, conventional gas stove, fridge, and a range hood exhaust fan.

The kitchen at Unit 9 appears to be recently renovated. The majority of the kitchen appears to be older and the extent of the condition varies between units, depending on the members load and care.

The study allows for the complete renovation of the kitchen in the complex using components of a similar quality, and ongoing replacement of the kitchen appliances.

There is currently no kitchen hood fan located at Unit 8, and the kitchen hood fan at Unit 4 is not discharging to the exterior. For safety reasons, a kitchen hood fan should be provided at Unit 8 and the hood fan at Unit 4 should be arranged to discharge to the exterior immediately (These recommendations was also conveyed to the Kitsun Co-operative members at the time of the site inspection).

M6 Kitchen Renovation – Townhouse

The townhouse kitchens have resilient flooring, upper and lower cabinets, laminate countertops, double stainless steel sinks with basic faucet, conventional stove, fridge, and a hood exhaust fan. The majority of the kitchen components appear to be original with some fixture upgrades over the years. The extent of the condition varies between units, depending on the members load and care.

It was noted that the kitchen at Unit 2305 was renovated in 2012.

The study allows for the eventual renovation of the kitchens in the complex using components of a similar quality, and ongoing replacement of the kitchen appliances.

M7 Domestic Hot Water Heater Replacement - Apartment Building

The apartment building is equipped with two conventional 227 litre, gas-fired domestic water heaters. The domestic water heaters were replaced in 2007.

The domestic water heaters vent into the masonry chimney.

The study allows for the replacement of the domestic water heaters with similar units.

M8 Domestic Hot Water Heater Replacement – Townhouse

Each townhouse is equipped with a conventional electric water heater with a drip pan and a drain pipe. The domestic hot water heaters’ ages are approximately between three to 11 years old.

The domestic hot water heater located at Unit 2309 is missing a discharge tube. A discharge tube should be provided here.

The study anticipates the ongoing replacement of the domestic water heaters.



M9 Plumbing Pipe Rehabilitation - Apartment Building

The apartment building’s supply plumbing pipes examined are copper. The hot water is supplied by the two gas-fired domestic water heaters. It was noted that sections of the supply plumbing pipes have been replaced over the years.

The townhouse building’s supply plumbing pipes examined are copper. The hot water is supplied by the conventional electric domestic water heaters. This type of installation has a typical life of 30 to 40 years.

While we were not aware of any leak occurrences, the study allows for the eventual replacement of the copper supply plumbing system in the buildings.

M10 Separate Storm Water Piping From Sanitary Service

The buildings have a combined sanitary and storm sewer as noted in the mechanical drawings and the Plumbing and Electrical Condition Assessment report from IRC Building Sciences Group BC Inc. dated January 17, 2012. This combined service is no longer an acceptable practice. The city will required that the separation of these services be undertaken during major renovation.

The study allows for a contingency amount for separating the storm water piping from the sanitary service.

SS1 Site Services Rehabilitation

There are numerous underground site services at the property, including storm sewers, sanitary sewers, gas lines, domestic water supply lines to the building, cable TV, telephone and hydro lines.

The townhouse building’s sanitary piping appears to be the original cast iron and copper piping with ABS plastic piping noted at the individual units. No major deficiencies were noted.

The apartment building’s sanitary piping appears to be the original cast iron piping with ABS plastic piping noted at the individual units. A number of modifications and repairs were noted to the sanitary piping over the years.

The study allows for a contingency amount for repairs to the apartment building’s sanitary piping every five years. A contingency amount for repairs to the site services at the townhouse building has also been allowed for.

FIRE PROTECTION

FP1 Fire and Life Safety System Repair

The fire protection system consists of smoke and heat detectors, emergency lighting, fire extinguishers, and fire alarm system etc. For more details refer to Appendix H.

The study allows for a contingency amount for the replacement of these components.



SOLAR PASSIVE TROMBE WALL

It was stated by the Kitsun Co-operative Housing that the Solar Trombe Wall is currently abandoned and not in use.

The study did not allow an amount for the Solar Trombe Wall repair. Depending on any future decision by the Kitsun Co-operative Housing, a replacement strategy can be formulized and cost estimates for replacement can be put into the study at the next update.

ENGINEERING

Eng 1 Property Condition Assessment and Capital Replacement Reserve Fund Study Preparation:

Updates to the Property Condition Assessment and Capital Replacement Reserve Fund Study are recommended every three years; an allowance has been made for this expense.

4.0 BUILDING OCCUPANT SURVEYS:

As part of the Property Condition Assessment and Capital Replacement Reserve Fund Study, questionnaires were delivered to the co-operative for distribution to the residents. The purpose of the questionnaire was to gather information about known problems with the common element components of the building. During our site visit, there may not be problems detectable because of certain environmental or weather conditions.

These comments are taken into consideration during the site inspection. The questionnaires gathered did not provide any significant additional information

5.0 CAPITAL RENEWAL PROJECTIONS:

Appendix B contains the capital renewal projections for the property. This chart lists the common element components, the remaining life expectancy and replacement cost of the components, and provides a starting point for calculating what the annual contributions should be. It should be noted that the calculations in this table do not contemplate interest or inflation.

The following explains each of the terms in the Capital Renewal Projections chart:

Term Definition

Report Reference Number This relates to the report reference for the description of the item.

Item Description This indicates the component being replaced or rehabilitated

Year of Acquisition This is the year that the component was acquired. This year is based on known information or is estimated where no information was available.



Term Definition

Present Age This is the present age of the system or component.

Quantity This is the quantity or number of components noted from our site survey or document review.

Units These are the corresponding units for the quantities noted from the site survey or from the document review.

Typical Life This is the typical life expectancy of the component.

Estimated Life Remaining This is the estimated remaining life of the component, based on the on-site conditions.

Present Cost of Replacement

This is the present replacement cost, or cost for major rehabilitation, of the item.

Construction Contingency Allowance

This is the amount or percentage, included in the project budget to cover unpredictable changes in the work or items of work.

6.0 SCHEDULE OF RENEWALS:

The chart in Appendix C shows a projection of what the expenditures are anticipated to be each year, over the next 20 years, for major repairs and replacements of the common element components. These figures are provided in present dollar values.

7.0 RESERVE FUND CASH FLOW PROJECTIONS:

The charts in Appendices D, E, F & G show the reserve fund balance over the next 20 years. These values incorporate an assumed annual inflation rate and the given interest rate for the Reserve Fund investment. The following was given by the condominium corporation:

Present reserve fund balance $163,204

Average reserve fund rate of return 1 percent

The assumed annual inflation rate was taken as 2 percent



Appendices D, E & F show three acceptable cash flow scenarios over the next 20 years. To illustrate the current situation, Appendix G shows the reserve fund cash flow over the next 20 years at the present contribution level. These cash flows consider the effect of interest and inflation.

The following provides an explanation for each of the terms in the cash flow projections:

Term Definition

Opening Balance This is the amount of money in the reserve fund at the beginning of the year. This amount was given as $163,204.

Annual Contribution This is the annual contribution to the reserve fund. The contribution amounts are increased annually by the inflation rate.

Increase over previous year The value here shows what the increase in the annual contribution is over the previous year.

Catch-up Amount This is the amount of additional funds required to overcome any shortfall in the fund. These amounts are based on the capital renewal projections.

Total Contributions This is the sum of the annual contribution and the catch-up amount.

Interest Income In years without an expenditure, this is the interest generated by the opening balance for the entire year, plus interest generated by the annual contribution. In years where there is an expenditure, the interest is calculated based on the expenditure occurring at the half-way point in the year. The interest income is calculated based on the given rate of return.

Renewal Costs These two columns show the expenditures required, as per the capital renewal projections. These figures are given in 2013 dollars and in inflated dollars, to the year of expenditure.

Closing Balance This is the balance of the fund at the end of the year. The closing balance equals the total contribution, plus the interest income, less any renewal costs in that year.



8.0 DATA ANALYSIS:

The goal of the study is to ensure there are sufficient funds available for major repairs and replacements. However, since the study covers a finite time period, it is equally important to know what the balance should approximately be at the end of the study period. A balance that is too low at the end of the study period could penalize future owners, as insufficient funds may have been accumulated by the present owners. To have too high a balance at the end of the study period would penalize the present owners.

To ensure the closing balance at the end of the study period is appropriate, the cash flow was projected to 40 years in the future. The Reserve Fund balance was verified not to fall below 10 percent of any expenditure in a given year and not to fall below an absolute minimum of $10,000. The fund was also verified not to become excessive at any of the recommended contribution scenarios.

Thus, starting total annual contributions of $60,000 or $5,000 per month along with annual contribution in creased at 5 percent from years 2014 to 2019 and catch-up amounts of $200,000 from years 2014 to 2016 should prove sufficient to meet both criteria. This cash flow is illustrated in Appendix F. The cash flow scenarios in Appendices D & E use different methods of increasing the contribution levels to provide equally acceptable funding results.

Annual contributions of $34,717, $35,237, and $63,200 in years 2013, 2014, and 2015, respectively, with 1.5 percent thereafter result in a deficit in the Year 2019. This is illustrated in the cash flow in Appendix G.

The inflation rate used in the study was taken as a previous five year average from that published by Statistics Canada. The interest rate used in the study was taken as a five year average from the current cooperative reserve fund investment.



9.0 CLOSING COMMENTS:

The information contained in this study is time-sensitive. We recommend this study be updated every three years. Please contact our office in three years for an update.

Please find photographs documenting the common components in Appendix A.

A statement of qualifications and a glossary of terms that may have been used in this report are also included for your reference.

We trust this information is of value. Should you have any questions, please feel free to contact me directly.

Sincerely, Reviewed by,

Henry Khuu, B.Sc.(Mech.), RHI Richard Weldon, P.Eng. LEED AP

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APPENDIX A

PHOTOGRAPHS

Kitsun Housing Co-operative



CDW Engineering Page A-1

Photo 1. An east elevation view of the apartment building.

Photo 2. A north elevation view of the apartment building.

Photo 3. A west elevation view of the apartment building.

Photo 4. A south elevation view of the apartment building.



Photo 5. A view of the flat roof for the apartment building.

Photo 6. A view of the sloped roof noted on the west side of the exterior staircase at the apartment building.

Photo 7. A view of the skylight noted at the apartment building.

Photo 8. A typical view of the staircase noted on the west side of the apartment building.



Photo 9. A view of the exposed beams noted on the west staircase at the apartment building.

Photo 10. A typical view of the kitchen noted at the apartment building.

Photo 11. A typical view of the bathrooms noted at the apartment building.

Photo 12. A typical view of the bedrooms noted at the apartment building.



Photo 13. A typical view of the living room noted at the apartment building.

Photo 14. Another typical view of the bedroom at the apartment building.

Photo 15. A close-up view of a water stain noted at the corner of a window.

Photo 16. A view of the common hallway noted at the apartment building.



Photo 17. A view of the front entrance lobby at the apartment building.

Photo 18. A view of the attic space noted at the apartment building.

Photo 19. A close-up view of the roof joists and plank sheathing for the apartment building.

Photo 20. A typical view of a radiator heater located at the apartment building.



Photo 21. A view of the common laundry room at the apartment building.

Photo 22. A view of the meeting room located at the apartment building.

Photo 23. A view of the mechanical room located at the apartment building.

Photo 24. A close-up view of the gas-fired heating boiler located at the apartment building.



Photo 25. A view of the two gas-fired domestic water heaters at the apartment building.

Photo 26. A view of the crawlspace located at the east side of the apartment building.

Photo 27. A view of the main water shutoff for the apartment building.

Photo 28. A south elevation view of the townhouse building.



Photo 29. An east elevation view of the townhouse building.

Photo 30. A north elevation view of the townhouse building as viewed from the rooftop of the apartment building.

Photo 31. A close-up view of the recent flashing installation at the buildings.

Photo 32. A west elevation view of the townhouse building.



Photo 33. A view of the courtyard.

Photo 34. A typical view of the patio area noted at the north side of the townhouse.

Photo 35. A view of the wooden staircase located on the east side of the townhouse building.

Photo 36. A view of the sloped roof located on the north side of the townhouse building.



Photo 37. A view of the skylight located on the northwest side of the townhouse building. Note the excessive caulking at the skylight.

Photo 38. A view of the upper walkway located at the north side of the townhouse building.

Photo 39. A typical view of the metal sloped roof located on the north side of the townhouse building.

Photo 40. A view of the parking garage ramp located on the northwest side of the property.



Photo 41. A typical view of the underground parking garage.

Photo 42. A view of the parking garage gate.

Photo 43. A view of the venting for the underground parking garage.

Photo 44. A typical view of the kitchen located at the townhouse unit.



Photo 45. A typical view of the dining room located at the townhouse unit.

Photo 46. A view of the skylight located on the south side of the townhouse unit.

Photo 47. A typical view of the bedroom noted at the townhouse unit.

Photo 48. A typical view of the bathtub area for the townhouse unit.



Photo 49. A view of the attic space noted at the townhouse building. Note the fallen insulation and damage vapour barrier.

Photo 50. Another typical view of the townhouse attic space.

Photo 51. A typical view of an electric domestic water heater at a townhouse unit.

Photo 52. A view of the main electrical room located on the north side of the apartment building.



Photo 53. A typical view of the distribution breaker panel at the apartment building.

Photo 54. A typical view of the distribution breaker panel for the townhouse building.

Photo 55. A close-up view of electrical knob-and-tube wiring.

APPENDIX B

CAPITAL RENEWAL PROJECTIONS



CDW Engineering B-1

10-Jan-13

ARCHITECTURALRoof

A1 Modified Bitumen Roof Membrane Replacement - Apartment Building 1996 17 4000 sq ft 20 3 40,000$ A2a Modified Bitumen Roof Membrane Replacement - Townhouse Walkway 2009 4 366 sq ft 20 16 3,660$ A2b Wood Deck Replacement - Townhouse Walkway 2009 4 366 sq ft 20 16 1,830$ A3 Asphalt Shingle Replacement - West Apartment Building 2000 13 216 sq ft 15 2 1,512$ A4a Asphalt Shingle Replacement - Townhouse - North 2000 13 1523 sq ft 20 7 10,661$ A4b Asphalt Shingle Replacement - Townhouse - South 2009 4 2988 sq ft 20 16 20,916$ A5 Metal Roof Panel Replacement - Townhouse 1979 34 265 sq ft 50 16 2,650$ A6a Aluminum Gutter and Downspout Replacement - Townhouse 2009 4 283 linear ft 25 21 2,830$ A6b Aluminum Gutter and Downspout Replacement - Apartment Building 1996 17 208 linear ft 25 3 2,080$ A7a Fascia Board Replacement - Apartment Building 1996 17 118 linear ft 25 5 1,180$ A7b Fascia Board Replacement - Townhouse Building 2009 4 240 linear ft 25 21 2,400$ A8 Masonry Chimney Rehabilitation - Apartment Building 2009 4 1 each 30 26 3,000$ A9 Skylight Replacement - Apartment Building 1996 17 150 sq ft 30 13 7,500$

A10a Skylight Replacement - Townhouse - South 2009 4 240 sq ft 30 26 12,000$ A10b Skylight Replacement - Townhouse - Upper South 1979 34 80 sq ft 30 5 4,000$

ExteriorA11a Window Replacement - Apartment Building - Phase 1 1999 14 565 sq ft 30 16 28,250$ A11b Window Replacement - Apartment Building - Phase 2 1999 14 565 sq ft 30 18 28,250$ A11c Window Replacement - Apartment Building - West Stairs 1981 32 144 sq ft 30 2 7,200$ A12a Window Replacement - Townhouse - South 2009 4 222 sq ft 30 26 11,100$ A12b Window Replacement - Townhouse - North - Phase 1 1999 14 190 sq ft 30 17 9,500$ A12c Window Replacement - Townhouse - North - Phase 2 1999 14 190 sq ft 30 19 9,500$ A12d Window Replacement - Townhouse - North - Phase 3 - Trombe Wall 1979 34 1053 sq ft 30 1 52,650$ A13 Main Entrance Door Replacement - Apartment Building Lobby 1913 100 1 set 30 15 3,000$ A14 Entrance Door Replacement - Apartment Building Suite 1979 34 9 each 40 15 6,300$ A15 Entrance Door Replacement - North Townhouse 1979 34 13 each 30 10 9,100$ A16 French Door Replacement - South Townhouse 2009 4 7 each 30 26 6,300$ A17 Building Service Door Replacement 1979 34 9 each 30 16 6,300$ A18a Wood Staircase Repair - West Apartment Building 1979 34 240 sq ft 20 15 12,000$

A18bWood Staircase Waterproof Membrane Replacement - West Apartment Building 1979 34 210 sq ft 20 11 1,470$

A19a Wood Staircase Repair - Northwest Townhouse 2009 4 200 sq ft 20 16 10,000$ A19b Wood Staircase Repair - Northeast Townhouse 1979 34 200 sq ft 20 8 10,000$ A20a Stucco Wall Replacement - Apartment Building - Phase 1 1913 100 4110 sq ft 40 17 41,100$ A20b Stucco Wall Replacement - Apartment Building - Phase 2 1913 100 4110 sq ft 40 19 41,100$ A20c Stucco Wall Replacement - South Townhouse 2009 4 1200 sq ft 40 36 120,000$ A20d Stucco Wall Replacement - North Townhouse 1979 34 2910 sq ft 40 15 291,000$ A20e Building Envelope Review with Invasive Testing 2008 5 1 each 10 2 10,000$ A21 Exterior Paint Renewal 2008 5 1 each 15 2 35,000$ A22 Exterior Caulking Renewal 2012 1 1 each 15 14 15,000$ A23 Waterproofing Membrane Replacement - Parking Garage 2010 3 1026 sq ft 30 27 25,650$

Site WorkA24a Paving Stone Replacement - Courtyard 2009 4 1200 sq ft 30 26 7,200$ A24b Concrete Sidewalk and Pad Rehabilitation - South Townhouse - Contingency 1979 34 670 sq ft 50 10 2,000$ A25a Asphalt Paving Replacement - Parking Garage 1979 34 3457 sq ft 30 20 10,371$ A25b Asphalt Paving Repair - Parking Garage - Contingency 1979 34 1 each 10 10 2,000$ A26 Overhead Gate and Opener Replacement - Parking Garage 1987 26 1 each 30 10 1,000$ A27 Steel Fence Replacement - South and East 1999 14 220 linear ft 30 16 7,700$ A28 Wood Fence and Planter Box Replacement 1979 34 1 lump sum 20 1 16,000$ A29 Wood Screen Fence and Deck Replacement 2011 2 1 lump sum 20 18 15,000$ A30 Landscaping Contingency 1999 14 1 set 20 6 5,000$

InteriorA31a Hardwood Floor Replacement - Apartment Suite - Unit 8 & 6 1979 34 980 sq ft 30 1 10,780$ A31b Hardwood Floor Replacement - Apartment Suite - Unit 4 & 2 1979 34 980 sq ft 30 3 10,780$ A31c Hardwood Floor Replacement - Apartment Suite - Unit 5 & 1 1979 34 980 sq ft 30 5 10,780$ A31d Hardwood Floor Replacement - Apartment Suite - Unit 3 & 7 1979 34 980 sq ft 30 7 10,780$ A31e Carpet Floor Replacement - Apartment Suite - Unit 9 2010 3 1200 sq ft 20 8 6,000$ A32a Resilient Flooring Replacement - Apartment Suite - Unit 6 & 8 1979 34 578 sq ft 20 2 2,312$ A32b Resilient Flooring Replacement - Apartment Suite - Unit 5 & 7 1991 22 578 sq ft 20 4 2,312$ A32c Resilient Flooring Replacement - Apartment Suite - Unit 4 & 2 1993 20 578 sq ft 20 6 2,312$ A32d Resilient Flooring Replacement - Apartment Suite - Unit 1 , 3 & 9 2010 3 820 sq ft 20 17 3,280$ A33a Carpet Flooring Replacement - Apartment Building Common Hallway 1997 16 900 sq ft 15 4 5,000$ A33b Interior Painting - Apartment Building Common Hallway 1997 16 900 sq ft 15 4 3,000$ A33c Resilient Flooring Replacement - Apartment Building - Common Room 1979 34 638 sq ft 15 10 2,871$ A34a Carpet Flooring Replacement - Townhouse - Unit 2439 & 2441 1979 34 743 sq ft 20 2 3,344$ A34b Carpet Flooring Replacement - Townhouse - Unit 2311 & 2307 1979 34 1422 sq ft 20 4 6,399$ A34c Carpet Flooring Replacement - Townhouse - Unit 2313 & 2303 1979 34 1141 sq ft 20 6 5,135$ A34d Carpet Flooring Replacement - Townhouse - Unit 2305 2010 3 711 sq ft 20 17 3,200$ A34e Carpet Flooring Replacement - Townhouse - Unit 2309 2007 6 711 sq ft 20 0 3,200$ A35a Resilient Flooring Replacement - Townhouse - Unit 2439 & 2441 1979 34 416 sq ft 20 3 1,872$ A35b Resilient Flooring Replacement - Townhouse - Unit 2311 & 2307 1979 34 674 sq ft 20 5 3,033$ A35c Resilient Flooring Replacement - Townhouse - Unit 2313 & 2303 1979 34 545 sq ft 20 7 2,453$ A35d Resilient Flooring Replacement - Townhouse - Unit 2305 1979 34 208 sq ft 20 7 936$ A35e Resilient Flooring Replacement - Townhouse - Unit 2309 Bathroom 2007 6 48 sq ft 20 14 216$ A35f Resilient Flooring Replacement - Townhouse - Unit 2309 Kitchen and Dining Room1997 16 289 sq ft 20 3 1,301$ A36a Interior Painting - Individual Unit - Phase 1 - Apartment 1999 14 4 each 7 5 18,000$ A36b Interior Painting - Individual Unit - Phase 2 - Apartment 1999 14 4 each 7 7 18,000$ A36c Interior Painting - Individual Unit - Phase 3 - Townhouse 1999 14 4 each 7 9 12,000$ A36d Interior Painting - Individual Unit - Phase 4 - Townhouse 2012 1 3 each 7 6 9,000$ A36e Interior Painting - Individual Unit - Phase 5 - Townhouse 2012 1 2 each 7 12 6,000$ A37a Interior Door Replacement - Apartment - Contingency 1913 100 1 lump sum 20 10 1,200$ A37d Interior Door Replacement - Phase 4 - Townhouse 1979 34 2 each 25 7 2,400$ A37e Interior Door Replacement - Phase 5 - Townhouse 1979 34 3 each 25 9 3,600$ A37f Interior Door Replacement - Phase 6 - Townhouse 1979 34 3 each 25 11 3,600$

ELECTRICALE1 Building Exterior Light Replacement 2009 4 27 each 30 26 5,400$ E2 Light Fixture Replacement - Parking Garage 1979 34 15 each 30 2 3,000$ E3 Entrance Communicator Replacement 1999 14 1 each 20 5 5,000$ E4 Electrical Meter Base and Sub Service Disconnect Replacement 1979 34 16 each 40 6 8,000$ E5 Electrical Distribution Panel Replacement 1979 34 16 each 40 6 16,000$ E6 Electrical Baseboard Heater Replacement 1979 34 33 each 30 10 6,600$

Kitsun Housing Co-operativeAppendix B: Capital Renewal Projections

Report Ref. # Item Description Present

Age Quantity UnitsTypical

Life (Years)

Est. Life Remaining

(Years)


Year of Acquisition

CDW Engineering %��

10-Jan-13Kitsun Housing Co-operativeAppendix B: Capital Renewal Projections

Report Ref. # Item Description Present

Age Quantity UnitsTypical

Life (Years)

Est. Life Remaining

(Years)


Year of Acquisition

MECHANICALM1a Heating Boiler Replacement - Apartment Building 1987 26 288000 BTUs 25 4 10,000$ M1b Heating System Repair - Contingency 1913 100 1 each 5 5 5,000$ M2 Exhaust Fan Replacement - Parking Garage 1979 34 1 each 30 0 3,000$ M3a Bathroom Renovation - Apartment Building - Unit 6 & 8 1979 34 2 each 20 2 8,000$ M3b Bathroom Renovation - Apartment Building - Unit 5 & 7 1979 34 2 each 20 4 8,000$ M3c Bathroom Renovation - Apartment Building - Unit 2 &4 1979 34 2 each 20 6 8,000$ M3d Bathroom Renovation - Apartment Building - Unit 1 & 3 2010 3 2 each 20 17 8,000$ M3d Bathroom Renovation - Apartment Building - Unit 9 1979 34 1 each 20 0 4,000$ M4a Bathroom Renovation - Townhouse - Unit 2309 & 2303 1979 34 2 each 20 1 8,000$ M4b Bathroom Renovation - Townhouse - Unit 2441 & 2439 1979 34 2 each 20 2 8,000$ M4c Bathroom Renovation - Townhouse - Unit 2313 & 2311 1979 34 2 each 20 3 8,000$ M4d Bathroom Renovation - Townhouse - Unit 2307 & 2305 1979 34 2 each 20 4 8,000$ M4e Bathroom Fan - Townhouse 2007 6 8 each 25 19 1,200$ M5a Kitchen Renovation - Apartment Building - Unit 6 & 8 1979 34 2 each 20 1 10,000$ M5b Kitchen Renovation - Apartment Building - Unit 5 & 7 1979 34 2 each 20 3 10,000$ M5c Kitchen Renovation - Apartment Building - Unit 1 & 2 1979 34 2 each 20 5 10,000$ M5d Kitchen Renovation - Apartment Building - Unit 3 & 4 1990 23 2 each 20 7 10,000$ M5e Kitchen Renovation - Apartment Building - Unit 9 2005 8 3 each 20 12 15,000$

M5fKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 1 1994 19 2 each 15 6 4,000$

M5gKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 2 1994 19 2 each 15 8 4,000$

M5hKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 3 1994 19 2 each 15 10 4,000$

M5iKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 4 2011 2 3 each 15 12 6,000$

M6a Kitchen Renovation - Townhouse - Unit 2309 & 2313 1979 34 2 each 20 2 10,000$ M6b Kitchen Renovation - Townhouse - Unit 2311 & 2307 1979 34 2 each 20 4 10,000$ M6c Kitchen Renovation - Townhouse - 2303, 2439, & 2441 1979 34 3 each 20 6 15,000$ M6d Kitchen Renovation - Townhouse - Unit 2305 2012 1 1 each 20 19 5,000$

M6eKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 1 1994 19 2 each 15 7 3,500$

M6fKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 2 1994 19 2 each 15 9 3,500$

M6gKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 3 1994 19 2 each 15 11 3,500$

M6hKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 4 1994 19 2 each 15 13 3,500$

M7 Domestic Hot Water Heater Replacement - Apartment Building 2007 6 2 each 15 9 4,000$ M8a Domestic Hot Water Heater Replacement - Townhouse - Phase 1 2003 10 4 each 15 5 3,200$ M8b Domestic Hot Water Heater Replacement - Townhouse - Phase 2 2009 4 4 each 15 11 3,200$ M9a Plumbing Pipe Rehabilitation - Apartment Building 1979 34 1 each 40 7 60,000$ M9b Plumbing Pipe Rehabilitation - Townhouse 1979 34 1 each 40 10 32,000$ M10 Separate Storm Water Piping From Sanitary Service 1979 34 1 each 30 10 25,000$ SS1a Site Services Rehabilitation - Apartment Building 1913 100 1 each 5 5 3,500$ SS1b Site Services Rehabilitation - Townhouse Building 1979 34 1 each 50 16 16,000$

Fire Protection FP1a Fire and Life Safety 1979 34 1 each 30 15 2,000$ FP1b Emergency Light Pack Replacement 1979 34 1 each 30 0 1,000$

ENGINEERINGEng1 Reserve Fund Study Update - Based on a Site Visit 2013 0 1 each 3 3 4,388$

Subtotal 1,559,841$ Construction Contingency Allowance (10%) 155,984$ TOTALS INCLUDING PROFESSIONAL FEES AND CONTINGENCY: 1,715,825$

Note: These costs do not take into account routine maintenance and outstanding repair costs.All repairs/replacements to be covered 100% by the Reserve Fund

APPENDIX C

SCHEDULE OF RENEWALS



CDW Engineering &��

ARCHITECTURALRoof

A1 Modified Bitumen Roof Membrane Replacement - Apartment BuildingA2a Modified Bitumen Roof Membrane Replacement - Townhouse WalkwayA2b Wood Deck Replacement - Townhouse WalkwayA3 Asphalt Shingle Replacement - West Apartment BuildingA4a Asphalt Shingle Replacement - Townhouse - NorthA4b Asphalt Shingle Replacement - Townhouse - SouthA5 Metal Roof Panel Replacement - TownhouseA6a Aluminum Gutter and Downspout Replacement - TownhouseA6b Aluminum Gutter and Downspout Replacement - Apartment BuildingA7a Fascia Board Replacement - Apartment BuildingA7b Fascia Board Replacement - Townhouse BuildingA8 Masonry Chimney Rehabilitation - Apartment BuildingA9 Skylight Replacement - Apartment Building

A10a Skylight Replacement - Townhouse - SouthA10b Skylight Replacement - Townhouse - Upper South

ExteriorA11a Window Replacement - Apartment Building - Phase 1A11b Window Replacement - Apartment Building - Phase 2A11c Window Replacement - Apartment Building - West StairsA12a Window Replacement - Townhouse - SouthA12b Window Replacement - Townhouse - North - Phase 1A12c Window Replacement - Townhouse - North - Phase 2A12d Window Replacement - Townhouse - North - Phase 3 - Trombe WallA13 Main Entrance Door Replacement - Apartment Building LobbyA14 Entrance Door Replacement - Apartment Building SuiteA15 Entrance Door Replacement - North TownhouseA16 French Door Replacement - South TownhouseA17 Building Service Door Replacement A18a Wood Staircase Repair - West Apartment Building

A18bWood Staircase Waterproof Membrane Replacement - West Apartment Building

A19a Wood Staircase Repair - Northwest Townhouse A19b Wood Staircase Repair - Northeast Townhouse A20a Stucco Wall Replacement - Apartment Building - Phase 1A20b Stucco Wall Replacement - Apartment Building - Phase 2A20c Stucco Wall Replacement - South TownhouseA20d Stucco Wall Replacement - North TownhouseA20e Building Envelope Review with Invasive TestingA21 Exterior Paint RenewalA22 Exterior Caulking RenewalA23 Waterproofing Membrane Replacement - Parking Garage

Site WorkA24a Paving Stone Replacement - CourtyardA24b Concrete Sidewalk and Pad Rehabilitation - South Townhouse - ContingencyA25a Asphalt Paving Replacement - Parking Garage A25b Asphalt Paving Repair - Parking Garage - ContingencyA26 Overhead Gate and Opener Replacement - Parking GarageA27 Steel Fence Replacement - South and EastA28 Wood Fence and Planter Box Replacement A29 Wood Screen Fence and Deck Replacement A30 Landscaping Contingency

InteriorA31a Hardwood Floor Replacement - Apartment Suite - Unit 8 & 6A31b Hardwood Floor Replacement - Apartment Suite - Unit 4 & 2A31c Hardwood Floor Replacement - Apartment Suite - Unit 5 & 1A31d Hardwood Floor Replacement - Apartment Suite - Unit 3 & 7A31e Carpet Floor Replacement - Apartment Suite - Unit 9A32a Resilient Flooring Replacement - Apartment Suite - Unit 6 & 8A32b Resilient Flooring Replacement - Apartment Suite - Unit 5 & 7A32c Resilient Flooring Replacement - Apartment Suite - Unit 4 & 2A32d Resilient Flooring Replacement - Apartment Suite - Unit 1 , 3 & 9A33a Carpet Flooring Replacement - Apartment Building Common HallwayA33b Interior Painting - Apartment Building Common HallwayA33c Resilient Flooring Replacement - Apartment Building - Common RoomA34a Carpet Flooring Replacement - Townhouse - Unit 2439 & 2441A34b Carpet Flooring Replacement - Townhouse - Unit 2311 & 2307A34c Carpet Flooring Replacement - Townhouse - Unit 2313 & 2303A34d Carpet Flooring Replacement - Townhouse - Unit 2305A34e Carpet Flooring Replacement - Townhouse - Unit 2309 A35a Resilient Flooring Replacement - Townhouse - Unit 2439 & 2441A35b Resilient Flooring Replacement - Townhouse - Unit 2311 & 2307A35c Resilient Flooring Replacement - Townhouse - Unit 2313 & 2303A35d Resilient Flooring Replacement - Townhouse - Unit 2305A35e Resilient Flooring Replacement - Townhouse - Unit 2309 Bathroom A35f Resilient Flooring Replacement - Townhouse - Unit 2309 Kitchen and Dining RoomA36a Interior Painting - Individual Unit - Phase 1 - Apartment A36b Interior Painting - Individual Unit - Phase 2 - ApartmentA36c Interior Painting - Individual Unit - Phase 3 - TownhouseA36d Interior Painting - Individual Unit - Phase 4 - TownhouseA36e Interior Painting - Individual Unit - Phase 5 - TownhouseA37a Interior Door Replacement - Apartment - ContingencyA37d Interior Door Replacement - Phase 4 - TownhouseA37e Interior Door Replacement - Phase 5 - TownhouseA37f Interior Door Replacement - Phase 6 - Townhouse

ELECTRICALE1 Building Exterior Light ReplacementE2 Light Fixture Replacement - Parking GarageE3 Entrance Communicator ReplacementE4 Electrical Meter Base and Sub Service Disconnect ReplacementE5 Electrical Distribution Panel ReplacementE6 Electrical Baseboard Heater Replacement

MECHANICALM1a Heating Boiler Replacement - Apartment BuildingM1b Heating System Repair - ContingencyM2 Exhaust Fan Replacement - Parking GarageM3a Bathroom Renovation - Apartment Building - Unit 6 & 8M3b Bathroom Renovation - Apartment Building - Unit 5 & 7M3c Bathroom Renovation - Apartment Building - Unit 2 &4M3d Bathroom Renovation - Apartment Building - Unit 1 & 3 M3d Bathroom Renovation - Apartment Building - Unit 9M4a Bathroom Renovation - Townhouse - Unit 2309 & 2303M4b Bathroom Renovation - Townhouse - Unit 2441 & 2439M4c Bathroom Renovation - Townhouse - Unit 2313 & 2311M4d Bathroom Renovation - Townhouse - Unit 2307 & 2305M4e Bathroom Fan - Townhouse M5a Kitchen Renovation - Apartment Building - Unit 6 & 8M5b Kitchen Renovation - Apartment Building - Unit 5 & 7M5c Kitchen Renovation - Apartment Building - Unit 1 & 2M5d Kitchen Renovation - Apartment Building - Unit 3 & 4M5e Kitchen Renovation - Apartment Building - Unit 9

M5fKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 1

M5gKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 2

M5hKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 3

M5iKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 4

M6a Kitchen Renovation - Townhouse - Unit 2309 & 2313M6b Kitchen Renovation - Townhouse - Unit 2311 & 2307M6c Kitchen Renovation - Townhouse - 2303, 2439, & 2441M6d Kitchen Renovation - Townhouse - Unit 2305

M6eKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 1

M6fKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 2

M6gKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 3

M6hKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 4

M7 Domestic Hot Water Heater Replacement - Apartment BuildingM8a Domestic Hot Water Heater Replacement - Townhouse - Phase 1M8b Domestic Hot Water Heater Replacement - Townhouse - Phase 2M9a Plumbing Pipe Rehabilitation - Apartment BuildingM9b Plumbing Pipe Rehabilitation - TownhouseM10 Separate Storm Water Piping From Sanitary Service SS1a Site Services Rehabilitation - Apartment BuildingSS1b Site Services Rehabilitation - Townhouse Building

Fire Protection FP1a Fire and Life Safety FP1b Emergency Light Pack Replacement

ENGINEERINGEng1 Reserve Fund Study Update - Based on a Site Visit

SubtotalConstruction Contingency Allowance (10%)TOTALS INCLUDING PROFESSIONAL FEES AND CONTINGENCY:

Note:


Report Ref. # Item Description

Appendix C: Schedule of Renewals Years 1-10(2013 Dollars)

Years outImmed 1 2 3 4 5 6 7 8 9 102013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023

46000

151212260

20801180

4000

7200

52650

9100

10000

1000035000

2000

20001000

16000

5000

1078010780

1078010780

60002312

23122312

50003000

28713344

63995135

32001872

30332453936

130118000

1800012000

9000

12002400

3600

30005000

800016000

6600

100005000 5000

30008000

80008000

40008000

80008000

8000

1000010000

1000010000

4000

4000

4000

1000010000

15000

3500

3500

40003200

690003680028750

3500 3500

1000

4388 4388 438811200 97430 88368 84421 52711 63693 76835 129329 20000 27488 1028211120 9743 8837 8442 5271 6369 7683 12933 2000 2749 10282

12,319$ 107,173$ 97,204$ 92,863$ 57,982$ 70,062$ 84,518$ 142,262$ 22,000$ 30,237$ 113,103$ These costs do not take into account routine maintenance and outstanding repair costs. Also, these figures do not take into account the effects of inflation or interest.

10-Jan-13

CDW Engineering &��

ARCHITECTURALRoof

A1 Modified Bitumen Roof Membrane Replacement - Apartment BuildingA2a Modified Bitumen Roof Membrane Replacement - Townhouse WalkwayA2b Wood Deck Replacement - Townhouse WalkwayA3 Asphalt Shingle Replacement - West Apartment BuildingA4a Asphalt Shingle Replacement - Townhouse - NorthA4b Asphalt Shingle Replacement - Townhouse - SouthA5 Metal Roof Panel Replacement - TownhouseA6a Aluminum Gutter and Downspout Replacement - TownhouseA6b Aluminum Gutter and Downspout Replacement - Apartment BuildingA7a Fascia Board Replacement - Apartment BuildingA7b Fascia Board Replacement - Townhouse BuildingA8 Masonry Chimney Rehabilitation - Apartment BuildingA9 Skylight Replacement - Apartment Building

A10a Skylight Replacement - Townhouse - SouthA10b Skylight Replacement - Townhouse - Upper South

ExteriorA11a Window Replacement - Apartment Building - Phase 1A11b Window Replacement - Apartment Building - Phase 2A11c Window Replacement - Apartment Building - West StairsA12a Window Replacement - Townhouse - SouthA12b Window Replacement - Townhouse - North - Phase 1A12c Window Replacement - Townhouse - North - Phase 2A12d Window Replacement - Townhouse - North - Phase 3 - Trombe WallA13 Main Entrance Door Replacement - Apartment Building LobbyA14 Entrance Door Replacement - Apartment Building SuiteA15 Entrance Door Replacement - North TownhouseA16 French Door Replacement - South TownhouseA17 Building Service Door Replacement A18a Wood Staircase Repair - West Apartment Building

A18bWood Staircase Waterproof Membrane Replacement - West Apartment Building

A19a Wood Staircase Repair - Northwest Townhouse A19b Wood Staircase Repair - Northeast Townhouse A20a Stucco Wall Replacement - Apartment Building - Phase 1A20b Stucco Wall Replacement - Apartment Building - Phase 2A20c Stucco Wall Replacement - South TownhouseA20d Stucco Wall Replacement - North TownhouseA20e Building Envelope Review with Invasive TestingA21 Exterior Paint RenewalA22 Exterior Caulking RenewalA23 Waterproofing Membrane Replacement - Parking Garage

Site WorkA24a Paving Stone Replacement - CourtyardA24b Concrete Sidewalk and Pad Rehabilitation - South Townhouse - ContingencyA25a Asphalt Paving Replacement - Parking Garage A25b Asphalt Paving Repair - Parking Garage - ContingencyA26 Overhead Gate and Opener Replacement - Parking GarageA27 Steel Fence Replacement - South and EastA28 Wood Fence and Planter Box Replacement A29 Wood Screen Fence and Deck Replacement A30 Landscaping Contingency

InteriorA31a Hardwood Floor Replacement - Apartment Suite - Unit 8 & 6A31b Hardwood Floor Replacement - Apartment Suite - Unit 4 & 2A31c Hardwood Floor Replacement - Apartment Suite - Unit 5 & 1A31d Hardwood Floor Replacement - Apartment Suite - Unit 3 & 7A31e Carpet Floor Replacement - Apartment Suite - Unit 9A32a Resilient Flooring Replacement - Apartment Suite - Unit 6 & 8A32b Resilient Flooring Replacement - Apartment Suite - Unit 5 & 7A32c Resilient Flooring Replacement - Apartment Suite - Unit 4 & 2A32d Resilient Flooring Replacement - Apartment Suite - Unit 1 , 3 & 9A33a Carpet Flooring Replacement - Apartment Building Common HallwayA33b Interior Painting - Apartment Building Common HallwayA33c Resilient Flooring Replacement - Apartment Building - Common RoomA34a Carpet Flooring Replacement - Townhouse - Unit 2439 & 2441A34b Carpet Flooring Replacement - Townhouse - Unit 2311 & 2307A34c Carpet Flooring Replacement - Townhouse - Unit 2313 & 2303A34d Carpet Flooring Replacement - Townhouse - Unit 2305A34e Carpet Flooring Replacement - Townhouse - Unit 2309 A35a Resilient Flooring Replacement - Townhouse - Unit 2439 & 2441A35b Resilient Flooring Replacement - Townhouse - Unit 2311 & 2307A35c Resilient Flooring Replacement - Townhouse - Unit 2313 & 2303A35d Resilient Flooring Replacement - Townhouse - Unit 2305A35e Resilient Flooring Replacement - Townhouse - Unit 2309 Bathroom A35f Resilient Flooring Replacement - Townhouse - Unit 2309 Kitchen and Dining RoomA36a Interior Painting - Individual Unit - Phase 1 - Apartment A36b Interior Painting - Individual Unit - Phase 2 - ApartmentA36c Interior Painting - Individual Unit - Phase 3 - TownhouseA36d Interior Painting - Individual Unit - Phase 4 - TownhouseA36e Interior Painting - Individual Unit - Phase 5 - TownhouseA37a Interior Door Replacement - Apartment - ContingencyA37d Interior Door Replacement - Phase 4 - TownhouseA37e Interior Door Replacement - Phase 5 - TownhouseA37f Interior Door Replacement - Phase 6 - Townhouse

ELECTRICALE1 Building Exterior Light ReplacementE2 Light Fixture Replacement - Parking GarageE3 Entrance Communicator ReplacementE4 Electrical Meter Base and Sub Service Disconnect ReplacementE5 Electrical Distribution Panel ReplacementE6 Electrical Baseboard Heater Replacement

MECHANICALM1a Heating Boiler Replacement - Apartment BuildingM1b Heating System Repair - ContingencyM2 Exhaust Fan Replacement - Parking GarageM3a Bathroom Renovation - Apartment Building - Unit 6 & 8M3b Bathroom Renovation - Apartment Building - Unit 5 & 7M3c Bathroom Renovation - Apartment Building - Unit 2 &4M3d Bathroom Renovation - Apartment Building - Unit 1 & 3 M3d Bathroom Renovation - Apartment Building - Unit 9M4a Bathroom Renovation - Townhouse - Unit 2309 & 2303M4b Bathroom Renovation - Townhouse - Unit 2441 & 2439M4c Bathroom Renovation - Townhouse - Unit 2313 & 2311M4d Bathroom Renovation - Townhouse - Unit 2307 & 2305M4e Bathroom Fan - Townhouse M5a Kitchen Renovation - Apartment Building - Unit 6 & 8M5b Kitchen Renovation - Apartment Building - Unit 5 & 7M5c Kitchen Renovation - Apartment Building - Unit 1 & 2M5d Kitchen Renovation - Apartment Building - Unit 3 & 4M5e Kitchen Renovation - Apartment Building - Unit 9

M5fKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 1

M5gKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 2

M5hKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 3

M5iKitchen Appliance Replacement (Gas Stove, Fridge, & Hood fan) - Apartment Building - Phase 4

M6a Kitchen Renovation - Townhouse - Unit 2309 & 2313M6b Kitchen Renovation - Townhouse - Unit 2311 & 2307M6c Kitchen Renovation - Townhouse - 2303, 2439, & 2441M6d Kitchen Renovation - Townhouse - Unit 2305

M6eKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 1

M6fKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 2

M6gKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 3

M6hKitchen Appliance Replacement (Stove, Fridge, & Hood fan) - Townhouse - Phase 4

M7 Domestic Hot Water Heater Replacement - Apartment BuildingM8a Domestic Hot Water Heater Replacement - Townhouse - Phase 1M8b Domestic Hot Water Heater Replacement - Townhouse - Phase 2M9a Plumbing Pipe Rehabilitation - Apartment BuildingM9b Plumbing Pipe Rehabilitation - TownhouseM10 Separate Storm Water Piping From Sanitary Service SS1a Site Services Rehabilitation - Apartment BuildingSS1b Site Services Rehabilitation - Townhouse Building

Fire Protection FP1a Fire and Life Safety FP1b Emergency Light Pack Replacement

ENGINEERINGEng1 Reserve Fund Study Update - Based on a Site Visit

SubtotalConstruction Contingency Allowance (10%)TOTALS INCLUDING PROFESSIONAL FEES AND CONTINGENCY:

Note:


Report Ref. # Item Description

Appendix C: Schedule of Renewals Years 11-20(2013 Dollars)

Years out11 12 13 14 15 16 17 18 19 20

2024 2025 2026 2027 2028 2029 2030 2031 2032 2033

42091830

1512

240532650

7500

2825028250

95009500

30006300

630012000

147010000

4726547265

33465010000

3500015000

103712000

7700

15000

328050003000

32003200

216

18000 1800018000

120009000 9000

6000 6000

3600

5000 5000

80004000

1200

15000

6000

5000

3500

3500

32003200

3500 350016000

2000

4388 4388 438811770 59388 20000 33216 370838 112992 107757 47638 94965 402711177 5939 2000 3322 37084 11299 10776 4764 9497 4027

12,947$ 65,327$ 22,000$ 36,538$ 407,922$ 124,292$ 118,532$ 52,402$ 104,462$ 44,298$ These costs do not take into account routine maintenance and outstanding repair costs. Also, these figures do not take into account the effects of inflation or interest.

10-Jan-13

APPENDIX D

RESERVE FUND CASH FLOW PROJECTION AT RECOMMENDED CONTRIBUTION LEVEL

– SCENARIO 1



CDW Engineering D-1

Appendix D: Reserve Fund Cash Flow Projections at Recommended Contribution Level - Scenario 1

Kitsun Housing Co-operative 10-Jan-13

INFLATION RATE: 2.00%INTEREST RATE: 1.00% 2013 ANNUAL CONTRIBUTION: $75,000 ($6,250.00 per month)

Opening Annual Increase Over Catch-Up TOTAL Interest ClosingBalance Contribution Previous Year Amount CONTRIBUTION Income 2013 ($) Inflated ($) Inflated + GST Balance

2013 163,203$ 75,000$ -$ 75,000$ 1,942$ 12,319$ 12,319$ 12,935$ 227,210$

2014 227,210$ 77,250$ 3.00% 77,250$ 2,046$ 107,173$ 109,316$ 122,434$ 184,072$

2015 184,072$ 79,568$ 3.00% 300,000$ 379,568$ 3,172$ 97,204$ 101,131$ 113,267$ 453,544$

2016 453,544$ 81,955$ 3.00% 300,000$ 381,955$ 5,893$ 92,863$ 98,546$ 110,372$ 731,020$

2017 731,020$ 84,413$ 3.00% 84,413$ 7,381$ 57,982$ 62,762$ 70,293$ 752,521$

2018 752,521$ 86,946$ 3.00% 86,946$ 7,527$ 70,062$ 77,354$ 86,637$ 760,356$

2019 760,356$ 89,554$ 3.00% 89,554$ 7,518$ 84,518$ 95,181$ 106,603$ 750,826$

2020 750,826$ 91,345$ 2.00% 91,345$ 7,050$ 142,262$ 163,414$ 183,023$ 666,197$

2021 666,197$ 93,172$ 2.00% 93,172$ 6,983$ 22,000$ 25,777$ 28,870$ 737,483$

2022 737,483$ 95,035$ 2.00% 95,035$ 7,648$ 30,237$ 36,136$ 40,472$ 799,694$

2023 799,694$ 96,936$ 2.00% 96,936$ 7,710$ 113,103$ 137,872$ 154,417$ 749,923$

2024 749,923$ 98,875$ 2.00% 98,875$ 7,903$ 12,947$ 16,098$ 18,030$ 838,671$

2025 838,671$ 100,852$ 2.00% 100,852$ 8,427$ 65,327$ 82,850$ 92,792$ 855,158$

2026 855,158$ 102,869$ 2.00% 102,869$ 8,907$ 22,000$ 28,459$ 31,874$ 935,060$

2027 935,060$ 104,927$ 2.00% 104,927$ 9,605$ 36,538$ 48,211$ 53,996$ 995,596$

2028 995,596$ 107,025$ 2.00% 107,025$ 7,417$ 407,922$ 549,009$ 614,890$ 495,148$

2029 495,148$ 109,166$ 2.00% 109,166$ 4,542$ 124,292$ 170,626$ 191,101$ 417,754$

2030 417,754$ 111,349$ 2.00% 111,349$ 3,805$ 118,532$ 165,974$ 185,890$ 347,018$

2031 347,018$ 113,576$ 2.00% 113,576$ 3,619$ 52,402$ 74,843$ 83,824$ 380,389$

2032 380,389$ 115,848$ 2.00% 115,848$ 3,531$ 104,462$ 152,181$ 170,442$ 329,325$

2033 329,325$ 118,164$ 2.00% 118,164$ 3,515$ 44,298$ 65,824$ 73,723$ 377,282$

Note: The Annual Contribution has been increased annually by the inflation rate plus 1% from

Years 2014 to 2019 and 2% thereafter and additional contributions of $300,000 in Years 2015 to 2016.

RENEWAL COSTSYear

APPENDIX E


– SCENARIO 2



CDW Engineering E-1

Appendix E: Reserve Fund Cash Flow Projections at Recommended Contribution Level - Scenario 2


INFLATION RATE: 2.00%INTEREST RATE: 1.00%

Opening Annual Increase Over Catch-Up TOTAL Interest ClosingBalance Contribution Previous Year Amount CONTRIBUTION Income 2013 ($) Inflated ($) Inflated + GST Balance

2013 163,203$ 81,000$ -$ 81,000$ 1,972$ 12,319$ 12,319$ 12,935$ 233,240$

2014 233,240$ 83,430$ 3.00% 83,430$ 2,176$ 107,173$ 109,316$ 114,782$ 204,063$

2015 204,063$ 85,933$ 3.00% 85,933$ 1,939$ 97,204$ 101,131$ 106,188$ 185,748$

2016 185,748$ 88,511$ 3.00% 88,511$ 1,783$ 92,863$ 98,546$ 103,474$ 172,567$

2017 172,567$ 91,166$ 3.00% 91,166$ 1,852$ 57,982$ 62,762$ 65,900$ 199,686$

2018 199,686$ 93,901$ 3.00% 93,901$ 2,060$ 70,062$ 77,354$ 81,222$ 214,425$

2019 214,425$ 96,718$ 3.00% 96,718$ 2,128$ 84,518$ 95,181$ 99,940$ 213,332$

2020 213,332$ 99,620$ 3.00% 99,620$ 1,773$ 142,262$ 163,414$ 171,584$ 143,140$

2021 143,140$ 102,608$ 3.00% 102,608$ 1,809$ 22,000$ 25,777$ 27,065$ 220,493$

2022 220,493$ 105,687$ 3.00% 105,687$ 2,544$ 30,237$ 36,136$ 37,943$ 290,780$

2023 290,780$ 108,857$ 3.00% 108,857$ 2,728$ 113,103$ 137,872$ 144,766$ 257,600$

2024 257,600$ 112,123$ 3.00% 112,123$ 3,052$ 12,947$ 16,098$ 16,903$ 355,872$

2025 355,872$ 115,487$ 3.00% 115,487$ 3,701$ 65,327$ 82,850$ 86,993$ 388,067$

2026 388,067$ 118,951$ 3.00% 118,951$ 4,326$ 22,000$ 28,459$ 29,882$ 481,462$

2027 481,462$ 122,520$ 3.00% 122,520$ 5,174$ 36,538$ 48,211$ 50,621$ 558,535$

2028 558,535$ 126,195$ 3.00% 126,195$ 3,334$ 407,922$ 549,009$ 576,459$ 111,605$

2029 111,605$ 129,981$ 3.00% 129,981$ 870$ 124,292$ 170,626$ 179,157$ 63,299$

2030 63,299$ 133,881$ 3.00% 133,881$ 431$ 118,532$ 165,974$ 174,272$ 23,339$

2031 23,339$ 137,897$ 3.00% 137,897$ 530$ 52,402$ 74,843$ 78,585$ 83,181$

2032 83,181$ 142,034$ 3.00% 142,034$ 743$ 104,462$ 152,181$ 159,790$ 66,168$

2033 66,168$ 146,295$ 3.00% 146,295$ 1,048$ 44,298$ 65,824$ 69,115$ 144,396$

2013 ANNUAL CONTRIBUTION: $81,000 ($6,750.00 per month)Note: The Annual Contribution has been increased annually by the inflation rate plus 1%.

RENEWAL COSTSYear

APPENDIX F


– SCENARIO 3



CDW Engineering F-1

Appendix F: Reserve Fund Cash Flow Projections at Recommended Contribution Level - Scenario 3



Year Opening Annual Increase Over Catch-Up TOTAL Interest ClosingBalance Contribution Previous Year Amount CONTRIBUTION Income 2013 ($) Inflated ($) Inflated + GST Balance

2013 163,203$ 60,000$ -$ 60,000$ 1,867$ 12,319$ 12,319$ 12,935$ 212,135$

2014 212,135$ 63,000$ 5.00% 200,000$ 263,000$ 2,862$ 107,173$ 109,316$ 114,782$ 363,215$

2015 363,215$ 66,150$ 5.00% 200,000$ 266,150$ 4,432$ 97,204$ 101,131$ 106,188$ 527,609$

2016 527,609$ 69,458$ 5.00% 200,000$ 269,458$ 6,106$ 92,863$ 98,546$ 103,474$ 699,699$

2017 699,699$ 72,930$ 5.00% 72,930$ 7,032$ 57,982$ 62,762$ 65,900$ 713,762$

2018 713,762$ 76,577$ 5.00% 76,577$ 7,114$ 70,062$ 77,354$ 81,222$ 716,231$

2019 716,231$ 80,406$ 5.00% 80,406$ 7,065$ 84,518$ 95,181$ 99,940$ 703,761$

2020 703,761$ 82,014$ 2.00% 82,014$ 6,590$ 142,262$ 163,414$ 171,584$ 620,780$

2021 620,780$ 83,654$ 2.00% 83,654$ 6,491$ 22,000$ 25,777$ 27,065$ 683,860$

2022 683,860$ 85,327$ 2.00% 85,327$ 7,076$ 30,237$ 36,136$ 37,943$ 738,320$

2023 738,320$ 87,034$ 2.00% 87,034$ 7,095$ 113,103$ 137,872$ 144,766$ 687,683$

2024 687,683$ 88,774$ 2.00% 88,774$ 7,236$ 12,947$ 16,098$ 16,903$ 766,790$

2025 766,790$ 90,550$ 2.00% 90,550$ 7,686$ 65,327$ 82,850$ 86,993$ 778,033$

2026 778,033$ 92,361$ 2.00% 92,361$ 8,093$ 22,000$ 28,459$ 29,882$ 848,605$

2027 848,605$ 94,208$ 2.00% 94,208$ 8,704$ 36,538$ 48,211$ 50,621$ 900,896$

2028 900,896$ 96,092$ 2.00% 96,092$ 6,607$ 407,922$ 549,009$ 576,459$ 427,136$

2029 427,136$ 98,014$ 2.00% 98,014$ 3,866$ 124,292$ 170,626$ 179,157$ 349,858$

2030 349,858$ 99,974$ 2.00% 99,974$ 3,127$ 118,532$ 165,974$ 174,272$ 278,688$

2031 278,688$ 101,974$ 2.00% 101,974$ 2,904$ 52,402$ 74,843$ 78,585$ 304,980$

2032 304,980$ 104,013$ 2.00% 104,013$ 2,771$ 104,462$ 152,181$ 159,790$ 251,975$

2033 251,975$ 106,094$ 2.00% 106,094$ 2,705$ 44,298$ 65,824$ 69,115$ 291,658$

2013 ANNUAL CONTRIBUTION: $60,000 ($5,000.00 per month)

RENEWAL COSTS

Note: The Annual Contribution has been increased annually by the inflation rate plus 3% in

Years 2014 to 2019, and 2% thereafter. Catch-up amounts of $200,000 in Years 2014 to 2016.

APPENDIX G

RESERVE FUND CASH FLOW PROJECTION AT PRESENT CONTRIBUTION LEVEL



CDW Engineering G-1

Appendix G: Reserve Fund Cash Flow Projections at Present Contribution Level



Year Opening Annual Increase Over Catch-Up TOTAL Interest ClosingBalance Contribution Previous Year Amount CONTRIBUTION Income 2013 ($) Inflated ($) Inflated + GST Balance

2013 163,203$ 34,717$ -$ 34,717$ 1,741$ 12,319$ 12,319$ 12,935$ 186,726$

2014 186,726$ 35,237$ 35,237$ 1,470$ 107,173$ 109,316$ 114,782$ 108,650$

2015 108,650$ 63,200$ 63,200$ 872$ 97,204$ 101,131$ 106,188$ 66,533$

2016 66,533$ 64,148$ 1.50% 64,148$ 469$ 92,863$ 98,546$ 103,474$ 27,676$

2017 27,676$ 65,110$ 1.50% 65,110$ 273$ 57,982$ 62,762$ 65,900$ 27,160$

2018 27,160$ 66,087$ 1.50% 66,087$ 196$ 70,062$ 77,354$ 81,222$ 12,220$

2019 12,220$ 67,078$ 1.50% 67,078$ (42)$ 84,518$ 95,181$ 99,940$ (20,684)$

2020 (20,684)$ 68,084$ 1.50% 68,084$ (724)$ 142,262$ 163,414$ 171,584$ (124,908)$

2021 (124,908)$ 69,106$ 1.50% 69,106$ (1,039)$ 22,000$ 25,777$ 27,065$ (83,907)$

2022 (83,907)$ 70,142$ 1.50% 70,142$ (678)$ 30,237$ 36,136$ 37,943$ (52,385)$

2023 (52,385)$ 71,194$ 1.50% 71,194$ (892)$ 113,103$ 137,872$ 144,766$ (126,848)$

2024 (126,848)$ 72,262$ 1.50% 72,262$ (992)$ 12,947$ 16,098$ 16,903$ (72,480)$

2025 (72,480)$ 73,346$ 1.50% 73,346$ (793)$ 65,327$ 82,850$ 86,993$ (86,920)$

2026 (86,920)$ 74,446$ 1.50% 74,446$ (646)$ 22,000$ 28,459$ 29,882$ (43,002)$

2027 (43,002)$ 75,563$ 1.50% 75,563$ (305)$ 36,538$ 48,211$ 50,621$ (18,366)$

2028 (18,366)$ 76,697$ 1.50% 76,697$ (2,682)$ 407,922$ 549,009$ 576,459$ (520,811)$

2029 (520,811)$ 77,847$ 1.50% 77,847$ (5,715)$ 124,292$ 170,626$ 179,157$ (627,836)$

2030 (627,836)$ 79,015$ 1.50% 79,015$ (6,755)$ 118,532$ 165,974$ 174,272$ (729,848)$

2031 (729,848)$ 80,200$ 1.50% 80,200$ (7,290)$ 52,402$ 74,843$ 78,585$ (735,524)$

2032 (735,524)$ 81,403$ 1.50% 81,403$ (7,747)$ 104,462$ 152,181$ 159,790$ (821,658)$

2033 (821,658)$ 82,624$ 1.50% 82,624$ (8,149)$ 44,298$ 65,824$ 69,115$ (816,298)$

(Note deficit at year 2019)

2013 ANNUAL CONTRIBUTION: $34,717 ($2,893.08 per month)

RENEWAL COSTS

2014, & 2015 with 1.5% increased thereafter as indicated by the Kitsun Co-operative Members.

Note: The Annual Contribution of $34,717, $35,237, & $63,200 in years 2013,

APPENDIX H

FIRE PROTECTION



FIRE EQUIPMENT CONDITION REPORT

For

Kitsun Housing Co-Op

2431 & 2439 Vine Street

Vancouver, BC

This report summarizes the fire safety equipment located at the buildings located at 2431 & 2439 Vine Street in Vancouver, BC. This reflects the condition found during a site visit conducted on January 11, 2013.

There are two separate buildings built about 35 years ago and 100 years ago. They are both 3 storey wood frame residential buildings. They are of combustible construction and meet the requirements of the BC Building Code and BC Fire Code as of the date of construction or, in the case of the older one, the date of last major upgrade. They are in good condition and the fire equipment installed is in generally working condition.

The newer building is a townhouse style with limited common areas, and therefore limited fire equipment. In an effort to be clear, I will address this newer building first.

2439 Vine Street

The newer, townhouse style building consists of 7 units, all with ground floor access and three exterior doors. Each unit is equipped with smoke alarms located on at least the two floors containing sleeping rooms, which was code at the time of construction.

Sample of Smoke Alarm in suites

These are battery operated smoke alarms, and I am instructed that these batteries are replaced annually and the alarms tested for operation. Since they are battery operated, I would recommend a monthly test to be sure they are operational. Additionally, the manufacturer recommends they be replaced entirely every 10 years. This particular make and model is between 4-8 years old and would be due for replacement soon. These can be purchased for about $20.00 each.

The top floor of this building has a common escape/walkway across the north side. This leads to two stairways which take persons down to the garden area in between the buildings. As this serves as a fire escape, it must be kept clear of debris and storage. It must also be kept clean and safe. In winter and wet months, it cannot be allowed to become slippery.

I would suggest that emergency lighting should also be installed to provide illumination if these stairwells ever had to be used in an emergency and when its dark. The cost to provide such lighting would likely be in the $1,200-1,500 range installed.

There is nothing more in this building that can be considered as fire equipment. Individual residents may have fire extinguishers in their suites, which are a great idea, but those would not be part of the scope of my report. Therefore, the rest of this report will focus on the older, apartment style building.

2431 Vine Street

Emergency Lighting

This building is equipped with unit emergency lighting packs, which consist of an approved enclosure housing a charger and relay board and one or two (as the case may be) rechargeable gel cell batteries. These units can be found in the common building areas and they may also power remote light heads in the case of a power outage. It is important to note that these are lights designed to illuminate exits and egress routes during an emergency and should not be expected to provide area light during outages. Additionally, they are designed and engineered to provide lights for emergency evacuation only and should not be expected to last more than 30-40 minutes before the battery dies off.

The units I examined during my visit were in good overall condition. The batteries used in these packs should last 5 years before requiring replacement. There are cases where they may last a longer period of time and appear to be working well, but the type of batteries they are and the design parameters cause them to drop off rather quickly after the manufacturer’s warranty period of usually, 5 years. In other

words, they may work well during a 30 minute test at the 5 year point, but will die off much more quickly the older they get, often completely failing just 1 year later. It is recommended that these batteries be replaced every 5 years regardless of test results.

The emergency light packs themselves should provide service through several cycles of battery replacements. Many outside effects will determine how long these last, but any pack over 20 years old owes its owners nothing. New light packs vary in this size and strength can run from $150.00 to $200.00 depending on style and model. The packs I saw here were in good condition and had been tagged as tested within the last year as per fire code.

Sample Emergency Light Pack in Stairwell

A 5 lb ABC Extinguisher, located in the common hallways

Fire Extinguishers

Although the most visible and user friendly piece of firefighting equipment, it is important to maintain portable fire extinguishers in accordance with the fire code. The building is equipped with a Multi-Purpose ABC dry chemical extinguisher. This is a 5 lb sized unit which is sufficient to meet the requirements of the regulations. These extinguishers require inspection monthly and annually, as well as additional maintenance at 6 year and 12 year intervals.

With good maintenance, these can be expected to last up to 24 years, although many people replace them at the 12 year hydro test interval. Portable fire extinguishers such as these are replaceable for about $55.00 - $60.00 each.

Fire Alarm System

The building is equipped with a Mircom FA-1025 model fire alarm control panel which is located in the main hallway, just inside the entrance foyer. It annunciates smoke detectors in the common hallways and stairwells. There are manual pull stations located on each floor connected to the alarm panel and there are heat detectors in each suite and rooms not within a suite. All these devices are designed to cause a full alarm condition when they activate. There are alarm bells throughout the building.

Fire Alarm Panel and a Manual Pull Station

This fire alarm system has been installed some time ago, but is a newer model and still in good condition. It must be tested in full each year, and should be tested monthly to ensure the bells will still operate and that annunciation is correct. These tests are mandated by the BC Fire Code. The monthly tests can be conducted by residents with very minimal training.

Below are some sample pictures to illustrate the devices located here.

Sample Smoke Detector, found in halls and stairwells.

Sample Alarm Bell, located throughout

Sample of Heat Detectors inside suites and other rooms. The unit on the left is a Smoke Alarm

It was noted that although the detectors are installed and located mostly to code, the heat detector in the main entrance stair should be changed to a smoke detector as is required as this is a common corridor. It also provides a much earlier warning and is not subject to quick changes in temperature which can cause false alarms. This change shouldn’t cost more than about $200.00.

It was further noted that the bell located on the basement level was actually inside the stairwell. This should be moved to a location inside the storage/laundry room. Such relocation would cost a couple hundred dollars in labour, but would provide increased protection to anyone inside the laundry area during an alarm condition.

Exits and Egress

All fire exits in the building are appropriately marked and were clear of obstruction. There are Exit signs located as they should be. The Parkade level, however, requires some attention in this area. I found a very damaged emergency light pack located here and two Exit signs in poor condition.

In view of this and the fact that this area could be very dark in a power outage and requires upgrade to the emergency lighting to provide safe egress in case of emergency, I recommend that the damaged light pack be completely removed. It is in a poor location for coverage and superior coverage could be provided by replacing the 2 exit signs with Combination Light/Exit signs. These units provide an Exit Sign and emergency lighting all in one unit. They provide better illumination to the means of egress and can be mounted directly onto the existing electrical boxes. The total cost to have this done would be about $ 1,000.00.

Damaged Lighting Pack in Parkade

Exit Sign in Parking Area, should be replaced with a combination light pack

Finally, a couple of notable observations:

The BC Fire Code prohibits the storage of combustible material in a parking area. This must be managed to a minimum. Certainly no flammable materials can be stored here.

I noted that the Fire Safety Plans on the hallways are not securely affixed to the walls. This would be an easy repair, with little cost, and meets the Code requirement. Consideration should be given to updating these plans as well.

It was also noted that the outside fire escape located on the west side of the building, could also be a dark and dangerous place during an emergency evacuation. These walkways and stairs should be kept clear of storage and debris, and consideration should be given to providing emergency lighting to this means of egress.

This concludes my report with reference to these buildings. The fire safety equipment is in good, serviceable condition.

My site visit was limited to visual inspection of devices and equipment, no actual testing was done. I did find all inspection and testing tags were current however.


CDW Engineering Qualifications Page 1

HENRY KHUU, B.Sc. (Mech.), RHI – Carson Dobney Weldon & Associates Ltd.

Carson Dobney Weldon & Associates Ltd. is an engineering firm that specializes in Property Condition Assessments of commercial buildings.

• Graduated from the University of Calgary with a Bachelor of Science in Mechanical Engineering

• Registered Home Inspector (RHI 164-BC/07), with the Canadian Association of Home & Property Inspectors of British Columbia – CAHPI BC – who has worked for James Dobney inspections since 2006 performing residential and commercial building inspections

• Licensed Home inspector with the Business Practices & Consumer Protection Authority of British Columbia – CPBC (#47510)

• Currently an instructor at Douglas College for the Carson Dunlop Home Inspection Training Program

• An employee of Carson Dobney Weldon & Associates Ltd, an engineering firm that specializes in Property Condition Assessments of commercial buildings. Henry is part of a team that performs Property Condition Assessments, Capital Reserve Studies and Reserve Fund Studies on commercial and residential properties

• Memberships: − Association of Professional Engineers and Geoscientists of BC − Canadian Association of Home & Property Inspectors BC (RHI) − British Columbia Building Envelope Council − Business Practices & Consumer Protection Authority

• Continuing education courses include: − Building Code: Part 9 (SFD), BCIT − Building Envelope Performance, BCIT


CDW Engineering Qualifications Page �

RICHARD WELDON, P.Eng. – Carson Dobney Weldon & Associates Ltd.

Carson Dobney Weldon & Associates Ltd. is an engineering firm that specializes in Property Condition Assessments of commercial buildings.

• Graduated in 1987 from the University of Toronto, Ontario with a B.A.Sc. in Mechanical Engineering

• Designated by the Association of Professional Engineers of Ontario as a Professional Engineer in 1989

• Designated as a Consulting Engineer in 1995

• West Central Region Councillor, Professional Engineers Ontario

• An employee of Carson Dunlop & Associates Limited from 1987 to 1997. Duties include inspecting over 4,000 residential and commercial buildings of various descriptions and reporting on conditions of major components such as structure, building envelope and mechanical systems

• An employee of Carson Dunlop Rohmann & Associates Ltd. in 1991. Duties include: − detailed progress inspections of roofing membrane installations − consulting with architects on roofing details and procedures and specification writing for roofing applications

• Formed Carson Dunlop Weldon & Associates Ltd. with Alan Carson and Robert Dunlop in 1997

• Memberships: − OBEC – Ontario Building Envelope Council − OPIA – Ontario Plumbing Inspectors Association − HRAI – Heating, Refrigeration and Air Conditioning Institute of Canada

• Served as an expert witness to the Ontario Courts — General Division

• Revised and updated the Rehabilitation Skills Course for Canada Mortgage and Housing Corporation

• Continuing education courses include: − Deterioration and Failure of Concrete Structures, University of Toronto, Ontario − Ontario Building Code, Part 9: Technical Requirements, Ontario Ministry of Housing − Electrical Safety Code, University of Toronto, Ontario − Structural Design, University of Toronto, Ontario − Advanced Plumbing Design, Seneca College, Ontario

• Co-authored and currently teaches Commercial Property Assessment courses for various public and private groups across North America


CDW Engineering Qualifications Page �

MARK NEWLOVE, RFPT – Affordable Fire Safety Consulting

Affordable Fire Safety Consulting is a consulting firm specializing in the investigation and assessment of fire safety systems in commercial and residential buildings.

Principal of Affordable Fire Safety Consulting.

Currently Special Accounts Manager with Pacific Coast Fire Equipment Ltd. Formerly Operations Manager.

Former Senior Manager and Senior Technician at Western Canada Fire and Bartec fire Safety.

Training and experience with Fire Safety Planning, Service Contract Management, Fire and Building Code Consultant, Fiore Investigation (IAAI) Technician training

Over 20 years of experience with service, sales, inspection and testing of all types of Fire Equipment, - Fire Alarms, Sprinklers, Extinguishers, Emergency Lighting, and Special Suppression Systems.

Education & Experience: − Kidde fire Equipment – Alarms, Suppressions Systems, Marine Systems, Special

Agents, CO2, Wet and Dry Chemical Systems − Fire Lite Fire Alarms – Design, Calculations & Troubleshooting, Inspection and

Verification − Range Guard Systems – Restaurant Suppression, Gas Station Suppression, Industrial

Suppression − Vortex Hybrid Suppression Systems − Safety First Industrial and Gas Station suppression − Siemens and Notifier Conventional and Addressable Fire Alarms, FenwalFM200 and

Novec 1230 systems and High Sensitivity Smoke Detection Systems

Currently manages and oversees all preventative and corrective maintenance at all locations in British Columbia for:

− The Province of British Columbia owned buildings (1800 buildings) − Canadian Imperial Bank of Commerce (320 branches) − TD Canada Trust (295 branches) − All TELUS sites and locations throughout BC (1500 sites)

Memberships: − Applied Science Technicians and Technologists of BC

CDW Engineering Glossary Page 1

ABS — A type of black plastic pipe commonly used for waste water lines.

Aggregate — Crushed rock or stone.

Air chamber — A vertical, air filled pipe that prevents water hammer by absorbing pressure when water is shut off at a faucet or valve.

Air-conditioner condenser — The outside fan unit of the air conditioning system. The condenser discharges heat to the building exterior.

Alligatoring — Coarse checking pattern on the surface of a material. Typically caused by ageing, exposure to sun and/or loss of volatiles.

Ampacity — Refers to the how much current a wire can safely carry. For example, a 12-gauge electrical copper wire can safely carry up to 20 amps.

Asphalt — A bituminous material employed in roofing and road paving materials because of its waterproofing ability.

Backfill — The replacement of excavated earth into a trench or pit.

Backflow — A reverse flow of water or other liquids into the water supply pipes, caused by negative pressure in the pipes

Ballast — A transformer that steps up the voltage in a florescent lamp.

Balusters — Vertical members in a railing used between a top rail and bottom rail or the stair treads. Sometimes referred to as pickets or spindles.

Base sheet — Bottom layer of built-up roofing.

Batt — A section of fiberglass or rock-wool insulation.

Bay window — Any window space projecting outward from the walls of a building, either square or polygonal in plan.

Beam — A structural member transversely supporting a load. A structural member carrying building loads (weight) from one support to another. Sometimes called a girder.

Bearing wall — A wall that supports any vertical load in addition to its own weight.

Bird’s-mouth cut — A cutout in a rafter where it crosses the top plate of the wall providing a bearing surface for nailing. Also called a heel cut.

Bitumen — Term commonly applied to various mixtures of naturally occurring solid or liquid hydrocarbons, excluding coal. These substances are described as bituminous. Asphalt is a bitumen. See Asphalt.

Blocking — Small wood pieces to brace framing members or to provide a nailing base for gypsum board or paneling.

Board and batten — A method of siding in which the joints between vertically placed boards or plywood are covered by narrow strips of wood.

Bottom chord — The lower or bottom horizontal member of a truss.

Brick tie — Metal strips or wires that are inserted into the mortar joints of the brick veneer. Ties hold the veneer wall to the backer wall behind it.

Brick veneer — A vertical facing of brick used to clad a building. Brick veneer is not a load-bearing component.

Building paper — A general term for papers, felts and similar sheet materials used in buildings without reference to their properties or uses. Generally comes in long rolls.

Built-up roof — A roofing composed of three to five layers of asphalt felt laminated with coal tar, pitch or asphalt. The top is finished with crushed slag or gravel. Generally used on flat or low-pitched roofs.

Butt joint — The junction where the ends of building materials meet. To place materials end-to-end or end-to-edge without overlapping.

Cant strip — A triangular shaped piece of lumber used at the junction of a flat deck and a wall to prevent cracking of the roofing which is applied over it.

Cantilever — Any part of a structure that projects beyond its main support and is balanced on it.

Cap flashing — The flashing covering over a horizontal surface to prevent water from migrating behind the base flashing.

Cap sheet — The top layer in modified bitumen roofing.

Casement window — A window with hinges on one of the vertical sides and swings open like a door.

Ceiling joist — One of a series of parallel framing members used to support ceiling loads and supported in turn by larger beams, girders or bearing walls. Can also be roof joists.

Cement — The grey powder that is the “glue” in concrete. Portland cement. Also, any adhesive.

Certificate of Occupancy — Certificate is issued by the local municipality and is required before anyone can occupy and live within the building. It is issued only after the local municipality has made all inspections and all monies and fees have been paid.

CFM (cubic feet per minute) — A rating that expresses the amount of air a blower or fan can move. The volume of air (measured in cubic feet) that can pass through an opening in one minute.

Chase — A framed enclosed space around a flue pipe or a channel in a wall, or through a ceiling for something to lie in or pass through.

Checking — Cracks that appear with age in many large timber members. The cracks run parallel to the grain of the wood. At first superficial, but in time may penetrate entirely through the member and compromise its integrity.

Cleanout — An opening providing access to a drain line. Closed with a threaded plug.

Closed-cut valley — A method of valley treatment in which shingles from one side of the valley extend across the valley, while shingles from the other side are trimmed 2 inches from the valley centerline. The valley flashing is not exposed.

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Collar tie — Nominal one- or two-inch-thick members connecting opposite roof rafters. They serve to stiffen the roof structure.

Column — A vertical structural compression member that supports loads acting in the direction of its longitudinal axis.

Combustion air and ventilation air — The ductwork installed to bring fresh, outside air to the furnace or boiler room. Normally two separate supplies of air are brought in: one high for ventilation and one low for combustion.

Compressor — A mechanical device that pressurizes a gas in order to turn it into a liquid, thereby allowing heat to be removed or added. A compressor is the main component of conventional heat pumps and air conditioners. In an air conditioning system, the compressor normally sits outside and has a large fan (to remove heat).

Concrete board or cement board — A panel made out of concrete and fiberglass, usually used as a tile backing material.

Condensate drain line — The pipe that runs from the air conditioning cooling coil to the exterior or internal building drain, to drain away condensation.

Condensation — The change of water from vapor to liquid when warm, moisture-laden air comes in contact with a cold surface.

Condensing unit — The outdoor component of a cooling system. It includes a compressor and condensing coil designed to give off heat.

Conduit, electrical — A pipe, usually metal, in which wire is installed. The pipe serves to protect the wire.

Control joint — Tooled, straight grooves made on concrete floors or structures to “control” where the concrete should crack (as a result of shrinkage).

Cooling load — The amount of cooling required to keep a building at a specified temperature during the summer, usually 25° C, based on a design outside temperature.

Corbel— To build out one or more courses of brick or stone from the face of a wall. This may be decorative, or serve to support a structural component.

Counterflashing — A metal flashing usually used to cover another flashing and prevent moisture entry.

Course — A row of shingles or roll roofing running the length of the roof. Parallel layers of building materials such as bricks, or siding laid up horizontally.

CPVC — See PVC.

Crawlspace — A shallow space below a building, normally enclosed by the foundation walls.

Cricket — A saddle-shaped, peaked construction connecting a sloping roof plane with a wall or chimney. Designed to encourage water drainage away from the chimney or wall joint.

Culvert — Round, corrugated drain pipe (normally 15 or 18 inches in diameter) installed beneath a driveway and parallel to and near the street.

Cupping — A type of warping that causes boards or shingles to curl up at their edges. Typically caused by uneven drying or loss of volatiles.

Curb — The short elevation of a supporting element above the deck of a roof. Normally a box (on the roof) on which a skylight or piece of mechanical equipment is attached.

Curtain wall — An exterior building wall that is supported entirely by the building structure, rather than being self-supporting or load-bearing.

Damper — A metal “door” placed within the ductwork, typically. Used to control flow of air, etc., in the ductwork.

Damp-proofing — The black, tar-like material applied to the exterior of a foundation wall. Used to minimize moisture penetration into the wall.

Deck — The surface, installed over the supporting framing members, to which the roofing is applied.

Dedicated circuit — An electrical circuit that serves only one appliance or a series of electric heaters or smoke detectors.

Dew point — Temperature at which a vapor begins to deposit as a liquid. Applies especially to water in the atmosphere.

Disconnect — A large electrical ON-OFF switch.

Diverter valve — A device that changes the direction of water flow from one faucet to another.

Dormer — A box-like projection from the sloping plane of a roof that frames a window.

Double-hung window — A window with two vertically sliding sashes, both of which can move up and down.

Downspout — A pipe for draining water from roof gutters. Also called a leader.

Drain tile — A perforated, corrugated plastic pipe laid at the bottom of the foundation wall and used to drain excess water away from the foundation. It prevents ground water from seeping through the foundation wall. Sometimes called perimeter drain.

Drip —A groove in the underside of a sill or drip cap to cause water to drop off on the outer edge instead of drawing back and running down the face of the building.

Ducts — Usually round or rectangular metal pipes installed for distributing warm or cold air from the heating and air-conditioning equipment.

Eaves protection — Additional layer of roofing material applied at the eaves to help prevent damage from water backup (typically caused by ice damming).

EIFS —Exterior Insulation Finish System. An exterior cladding system that employs a relatively thin acrylic stucco coating over insulation panels. (Pronounced “ee-fus”)

Elbow — A plumbing or electrical fitting that lets you change directions in runs of pipe or conduit.

Evaporator coil — The part of a cooling system that absorbs heat from air passing through it. The evaporator coil is found within the ductwork.

GLOSSARY


Expansion joint — A joint that allows for building material expansion and contraction caused by temperature changes.

Exposed aggregate finish — A method of finishing concrete which washes the cement/sand mixture off the top layer of the aggregate — usually gravel. Often used with precast concrete exterior wall finishes.

Exposure — The portion of the roofing or wall cladding material exposed to the weather after installation.

Fascia — a vertical member attached to the ends of the roof structure and often the backing of the gutter.

Felt — Fibrous material saturated with asphalt and used as an underlayment or part of a built-up roofing system.

Finger joint — A manufacturing process of interlocking two shorter pieces of wood end to end to create a longer piece of dimensional lumber or molding. Often used in jambs and casings and are normally painted (instead of stained).

Fire stop — A solid, tight closure of a concealed space, placed to prevent the spread of fire and smoke through such a space. Includes stuffing wire and pipe holes in the fire separations.

Flashing — (1) Sheet metal or flexible membrane pieces fitted to the joint of any roof intersection, penetration or projection (chimneys, copings, dormers, valleys, vent pipes, etc.) to prevent water leakage. (2) The building component used to connect portions of a roof, deck, or siding material to another surface such as a chimney, wall, or vent pipe. Often made out of various metals, rubber or tar and is mostly intended to prevent water entry.

Flatwork — Common word for concrete floors, driveways, patios and sidewalks.

Flue — The space or passage in a chimney through which smoke, gas, or fumes ascend.

Fluorescent lighting — A fluorescent lamp is a gas-filled glass tube with a phosphor coating on the inside. Gas inside the tube is ionized by electricity which causes the phosphor coating to glow. Normally with two pins that extend from each end.

Footing — A widened, below-ground base of a foundation wall or a poured concrete, below-ground, base used to support foundations or piers.

Forced air heating — a common form of heating with natural gas, propane, oil or electricity as a fuel. Air is heated through a heat exchanger and distributed through a set of metal ducts.

Form — Temporary structure erected to contain concrete during placing and initial hardening.

Foundation — The supporting portion of a structure below the first floor construction, or below grade, including the footings.

Framing — The structural wood, steel or concrete elements of the building.

Framing, balloon — A system of framing a building in which all vertical structural elements of the bearing walls consist of single pieces extending from the top of the foundation sill plate to the roof plate and to which all floor joists are fastened.

Frost line — The depth of frost penetration in soil and/or the depth at which the earth will freeze and swell. This depth varies in different parts of the country.

Furring — Strips of wood or metal applied to a wall or other surface to even it and normally to serve as a fastening base for finish material.

Gable — A sidewall, typically triangular, that is formed by two sloping roof planes.

Gable roof — A type of roof with sloping planes of the same pitch on each side of the ridge. Has a gable at each end.

Gasket — A device used to seal joints against leaks.

GFI or GFCI or Ground Fault Current Interrupter — A electrical device used to prevent injury in locations where one might be in contact with a grounded surface and an electrical appliance. Most GFIs are located in a receptacle or circuit breaker and can be identified by the presence of a “test” and a “reset” button.

Glued laminated beam (glulam) — A structural beam composed of wood laminations. The laminations are pressure-bonded with adhesives.

Granules — Crushed rock coated with ceramic material, applied to the exposed surface of asphalt roofing products to add color and reduce ultraviolet degradation. Copper compounds added to these help make them algae resistant.

Groundwater — Water from a subsurface water source.

Grout — Mortar made of such consistency (by adding water) that it will flow into the joints and cavities of the masonry work and fill them solid.

Gusset — A flat metal, wood, plywood or similar type member used to provide a connection at the intersection of wood members. Most commonly used at joints of wood trusses. They are fastened by nails, screws, bolts, or adhesives.

Gutter — The trough that channels water from the eaves to the downspouts.

H-beam — A steel beam with a cross section resembling the letter H.

H-clip — Small metal clips formed like an H that fits at the joints of two plywood (or wafer board) sheets to stiffen the joint. Normally used on the roof sheeting.

Header — A beam placed perpendicular to joists and to which joists are attached in framing for around an opening.

Hearth — The fireproof area directly in front of a fireplace. The inner or outer floor of a fireplace, usually made of brick, tile, or stone.

Heat pump — A device that uses compression and decompression of gas to heat and/or cool a building.

GLOSSARY


Heating load — The amount of heating required to keep a building at a specified temperature during the winter, based on an outside design temperature.

Hip — The external angle formed by the meeting of two sloping sides of a roof.

Honeycombs — The appearance concrete makes when aggregate in the concrete is visible and where there are void areas in the concrete.

Hose bib — An exterior water faucet.

Hot wire — The wire that carries electrical energy to a receptacle or other device-in contrast to a neutral, which carries electricity away again. Normally the black wire.

HVAC — An abbreviation for Heat, Ventilation, and Air Conditioning.

I-beam — A steel beam with a cross section resembling the letter I.

Ice damming — The buildup of ice and water at the eaves of a sloped roof. Melting snow on the roof refreezes at the roof overhang, causing the damming. Buildings with inadequate attic insulation or ventilation or with large roof projections beyond the exterior walls are more pronto to ice damming.

Irrigation — Lawn sprinkler system.

Jack post — A type of structural support made of metal, which can be raised or lowered through a series of pins and a screw to meet the height required. Typically used as a replacement for an old supporting member in a building.

Joist — One of a series of parallel beams, usually two inches in thickness, used to support floor and ceiling loads, and supported in turn by larger beams, girders, or bearing walls.

Joist hanger — A metal U-shaped item used to support the end of a floor joist and attached with hardened nails to another bearing joist or beam.

Knob-and-tube wiring — A common form of electrical wiring used before the Second World War. When in good condition it may still be functional for low amperage use such as smaller light fixtures.

Lath — A building material of narrow wood, metal, gypsum, or insulating board that is fastened to the frame of a building to act as a base for plaster, shingles, or tiles.

Lattice — An open framework of crisscrossed wood or metal strips that form regular, patterned spaces.

Leader — See Downspout.

Ledger — The wood or metal members attached to a beam, studding, or wall used to support joist or rafter ends.

Lintel — A horizontal structural member that supports the load over an opening such as a door or window.

Load-bearing wall — A wall supporting its own weight and some other structural elements of the building such as the roof and floor structures.

Louvre — A vented opening into a room that has a series of horizontal slats and arranged to permit ventilation but to exclude rain, snow, light, insects, or other living creatures.

Mansard roof — A roof with two sloping planes of different pitch on each of its four sides. The lower plane is steeper than the upper, and may be almost vertical.

Masonry — Stone, brick, concrete, hollow-tile, concrete block, or other similar building units or materials. Normally bonded together with mortar to form a wall.

Modified bitumen roof — A roof covering that is typically composed of a factory-fabricated composite sheet consisting of a copolymer-modified bitumen, often reinforced with polyester and/or fiberglass, and installed in one or more plies. The membrane is commonly surfaced with field-applied coatings, factory-applied granules or metal foil. The roofing system may incorporate rigid insulation.

Mortise — A slot cut into a board, plank, or timber, usually edgewise, to receive the tenon (or tongue) of another board, plank, or timber to form a joint.

Mullion — A vertical divider in the frame between windows, doors, or other openings.

Neutral wire — Usually color-coded white, this wire carries electricity from a load back to the service panel.

Newel post — The large starting post to which the end of a stair guard railing or balustrade is fastened.

Nosing — The projecting edge of a molding or drip or the front edge of a stair tread.

On center — The measurement of spacing for studs, rafters, and joists in a building from the center of one member to the center of the next.

Open valley — Method of valley construction in which shingles on both sides of the valley are trimmed along a chalk line snapped on each side of the valley. Shingles do not extend across the valley. Valley flashing is exposed.

Open web steel joist — One of a series of parallel beams, used to support floor and roof loads, and supported in turn by larger beams, girders or bearing walls. Consists of horizontal top and bottom chords, with diagonal and/or vertical web members connecting the chords together.

Oriented Strand Board or OSB — A manufactured 4-foot-by-8-foot wood panel made out of one- to two-inch wood chips and glue. Often used as a substitute for plywood.

P-trap — Curved, U-section of drain pipe that holds a water seal to prevent sewer gasses from entering a building through a fixtures’ drain pipe.

Parapet — The portion of an exterior wall that extends above the edge of a roof.

Parging — A thin layer of cement placed over masonry units.

Partition — A wall that subdivides spaces within any story of a building or room.

Paver — Materials (commonly masonry) laid down to make a firm, even surface on the exterior.

GLOSSARY


Performance bond — An amount of money (usually 10 percent of the total price of a job) that a contractor must put on deposit with a governmental agency as an insurance policy that guarantees the contractors’ proper and timely completion of a project or job.

Perimeter drain — Typically 4-inch perforated plastic pipe around the perimeter (either inside or outside) of a foundation wall (before backfill) that collects and diverts ground water away from the foundation.

Pilot light — A small, continuous flame (in a boiler, or furnace) that ignites gas or oil burners when needed.

Pitch — (1) The degree of roof incline expressed as the ratio of the rise, in feet, to the span, in feet. (2) A thick, oily substance commonly obtained from tar, used to seal out water at joints and seams. Pitch is produced from distilling coal tar, wood tar, or petroleum.

Pitch pocket — A container, usually formed of sheet metal, around supporting connections with roof-mounted equipment. Filling the container with pitch, or better yet, plastic roof cement, helps seal out water even when vibration is present. A pitch pocket is not the preferred method of flashing a roof penetration.

Plan view — Drawing of a structure with the view from overhead, looking down.

Plate — Normally a horizontal member within a framed structure, such as: (1) sill plate — a horizontal member anchored to a concrete or masonry wall; (2) Sole plate — bottom horizontal member of a frame wall; or (3) top plate — top horizontal member of a frame wall supporting ceiling joists, rafters, or other members.

Plenum — The main supply air or return air duct leading from a heating or cooling unit.

Plumbing stack — A plumbing vent pipe that penetrates the roof.

Ply — A term to denote the number of layers of roofing felt, veneer in plywood, or layers in built-up materials, in any finished piece of such material.

Point load — A point where a bearing/structural weight is concentrated and transferred to another structural member or component.

Portland cement — Cement made by heating clay and crushed limestone into a brick and then grinding to a pulverized powder state.

Post — a vertical framing member usually designed to carry a beam.

Post-and-beam — A basic building method that uses just a few hefty posts and beams to support an entire structure. Contrasts with stud framing.

Power vent — A vent that includes a fan to speed up air flow.

Pressure relief valve — A safety device mounted on a water heater or boiler. The relief valve is designed to release any high pressure in the vessel and thus prevent tank explosions.

Pressure-treated wood — Lumber that has been saturated with a preservative to resist rot.

PVC or CPVC — (Polyvinyl choride) A type of white or light gray plastic pipe sometimes used for water supply lines and waste pipe.

Quarry tile — A man-made or machine-made clay tile used to finish a floor or wall. Generally 6 inches by 6 inches by ¼-inch thick .

R value — A measure of insulation’s resistance to heat flow. The higher the R value the more effective the insulation.

Rafter — (1) The framing member that directly supports the roof sheathing. A rafter usually follows the angle of the roof, and may be a part of a roof truss. (2) The supporting framing member immediately beneath the deck, sloping from the ridge to the wall plate.

Rafter, hip — A rafter that forms the intersection of an external roof angle.

Rafter, valley — A rafter that forms the intersection of an internal roof angle.

Rake edge — The overhang of an inclined roof plane beyond the vertical wall below it.

Rebar — Reinforcing bar. Ribbed steel bars installed in concrete structures designed to strengthen concrete. Comes in various thicknesses and strength grades. May be epoxy coated to enhance rust resistance.

Refrigerant — A substance that remains a gas at low temperatures and pressure and can be used to transfer heat. Freon is an example.

Register — A grille placed over a supply air or return air duct.

Reglaze — To replace a broken window.

Reinforcing — Steel rods or metal fabric placed in concrete slabs, beams, or columns to increase their strength.

Relief valve — A device designed to open if it detects excess temperature or pressure. Commonly found on water heating or steam producing systems.

Resilient flooring — A durable floor cover that has the ability to resume its original shape.

Retaining wall — A structure that holds back a slope or elevation of land and prevents erosion.

Ridge — The horizontal line at the junction of the top edges of two sloping roof surfaces.

Riser — A vertical member between two stair treads.

Roll roofing — Asphalt roofing products manufactured in roll form.

Romex — A name brand of nonmetallic sheathed electrical cable that is used for indoor wiring.

Roof deck — The surface, installed over the supporting framing members, to which the roofing is applied.

Roof sheathing — The wood panels or sheet material fastened to the roof rafters or trusses on which the shingle or other roof covering is laid.

Roof valley — The “V” created where two sloping roofs meet.

GLOSSARY


Roofing membrane — The layer or layers of waterproofing products that cover the roof deck.

Run, stair — The horizontal distance of a stair tread from the nosing to the riser.

Saddle — Two sloping surfaces meeting in a horizontal ridge, used between the back side of a chimney, or other vertical surface, and a sloping roof. Used to divert water around the chimney or vertical surface.

Sanitary sewer — A sewer system designed for the collection of waste water from the bathroom, kitchen and laundry drains, and is usually not designed to handle storm water.

Sash — The frame that holds the glass in a window, often the movable part of the window.

Saturated felt — A felt that is impregnated with tar or asphalt.

Scratch coat — The first coat of plaster, which is scratched to form a bond for a second coat.

Scupper — (1) An opening for drainage in a wall, curb or parapet. (2) The drain above a downspout or in a flat roof, usually connected to the downspout.

Sealer — A finishing material, either clear or pigmented, that is usually applied directly over raw wood or concrete for the purpose of sealing the wood or concrete surface.

Seasoning — Drying and removing moisture from green wood in order to improve its usability.

Service equipment — Main control gear at the electrical service entrance, such as circuit breakers, switches, and fuses.

Service lateral — Underground power supply line.

Shake — A wood roofing material, normally cedar or redwood. Produced by splitting a block of the wood along the grain line. Modern shakes are sometimes machine sawn on one side.

Sheathing — (1) Sheets or panels used as roof deck material. (2) Panels that lie between the studs and the siding of a structure.

Short circuit — A situation that occurs when hot and neutral wires come in contact with each other. Fuses and circuit breakers protect against fire that could result from a short.

Sill — (1) The two-by-four or two-by-six wood plate framing member that lays flat against and bolted to the foundation wall (with anchor bolts) and upon which the floor joists are installed. (2) The member forming the lower side of an opening, as a door sill or window sill.

Skylight — A more or less horizontal window located on the roof of a building.

Slab-on-grade — A type of foundation with a concrete floor which is placed directly on the soil. In warm climates, the edge of the slab is usually thicker and acts as the footing for the walls. In cold climates, the slab is independent of the perimeter foundation walls.

Sleeper — Usually, a wood member that serves to support equipment.

Soffit — (1)The finished underside of the eaves. (2) A small ceiling-like space, often out of doors, such as the underside of a roof overhang.

Solid waste pump — A pump used to ‘lift’ waste water to a gravity sanitary sewer line. Usually used in basements and other locations which are situated below the level of the city sewer.

Spalling — The cracking and breaking away of the surface of a material.

Span — The clear distance that a framing member carries a load without support (between structural supports).

Splash block — A pad placed under the lower end of a downspout to divert the water from the downspout away from the building. Usually made out of concrete or fiberglass.

Stair stringer — Supporting member for stair treads. Can be a notched plank or a steel member.

Starter strip — Asphalt roofing applied at the eaves that provides protection by filling in the spaces under the cutouts and joints of the first course of shingles.

Step flashing — Flashing application method used where a vertical surface meets a sloping roof plane.

Storey — That part of a building between any floor or between the floor and roof.

Storm collar — A metal flashing used to seal around a penetration in a roof.

Storm sewer — A sewer system designed to collect storm water, separate from the waste water system.

Storm window — An extra window usually placed outside of an existing one, as additional protection against cold weather, or damage.

Stucco — An outside plaster finish made with Portland cement as its base.

Stud — One of a series of slender wood or metal vertical structural members placed as supporting elements in walls and partitions.

Stud framing — A building method that distributes structural loads to each of a series of relatively lightweight studs. Contrasts with post-and-beam.

Sump — Pit or large plastic bucket/barrel inside a basement, designed to collect ground water (storm water) from a perimeter drain system.

Sump pump — A submersible pump in a sump pit that pumps any excess ground water to the storm sewer.

Suspended ceiling — A ceiling system supported by hanging it from the overhead structural framing.

Tempered — Strengthened. Tempered glass will not shatter nor create shards, but will “pelletize” like an automobile window. Required in tub and shower enclosures, for example.

GLOSSARY


Termites — Insects that superficially resemble ants in size, general appearance, and habit of living in colonies; hence, they are frequently called “white ants.” Subterranean termites establish themselves in buildings not by being carried in with lumber, but by entering from ground nests after the building has been constructed. If unmolested, they eat out the woodwork, leaving a shell of sound wood to conceal their activities, and damage may proceed so far as to cause collapse of parts of a structure before discovery.

Terra cotta — A ceramic material molded into masonry units.

Threshold — The bottom metal, concrete, or wood plate of an exterior door frame. They may be adjustable to keep a tight fit with the door slab.

Toenailing — To drive a nail in at a slant. Method used to secure floor joists to the plate. Not acceptable for securing joists flush to a header or beam.

Tongue-and-groove — A joint made by a tongue (a rib on one edge of a board) that fits into a corresponding groove in the edge of another board to make a tight flush joint. Typically, the subfloor plywood is tongue-and-groove.

Top chord — The upper or top member of a truss.

Trap — A plumbing fitting that holds water to prevent air, gas, and vermin from entering into a building.

Tread — The walking surface board in a stairway on which the foot is placed.

Treated lumber — A wood product which has been impregnated with chemicals to reduce damage from wood rot or insects. Often used for the portions of a structure which is likely to be in ongoing contact with soil and water. Wood may also be treated with a fire retardant.

Truss — An engineered and manufactured roof support member with “zig-zag” framing members. Does the same job as a rafter but is designed to have a longer span than a rafter.

Tube-and-knob wiring — See knob-and-tube wiring.

UFFI — Urea Formaldehyde Foam Insulation, a foam insulation blown into existing walls. (Pronounced “you-fee”)

Ultraviolet degradation — A reduction in certain performance limits caused by exposure to ultraviolet light.

Underlayment — (1) A one-quarter-inch material placed over the subfloor plywood sheathing and under finish coverings, such as vinyl flooring, to provide a smooth, even surface. (2) A secondary roofing layer that is waterproof or water-resistant, installed on the roof deck and beneath shingles or other roof-finishing layer.

UV rays — Ultraviolet rays from the sun.

Valley — The inward angle formed by two intersecting, sloping roof planes. Since it naturally becomes a water channel, additional attention to waterproofing it is desirable.

Vapour barrier — A building product installed on exterior walls and ceilings under the drywall and on the warm side of the insulation. It is used to retard the movement of water vapour into walls and prevent condensation within them. Normally, polyethylene plastic sheeting is used.

Vent — A pipe or duct allowing the flow of air and gases to the outside. In a plumbing system, the vent is necessary to allow sewer gases to escape to the exterior

Vermiculite — A mineral closely related to mica, with the faculty of expanding on heating to form lightweight material with insulation quality. Used as bulk insulation and also as aggregate in insulating and acoustical plaster and in insulating concrete floors.

Water closet — A toilet.

Weather stripping — Narrow sections of thin metal or other material installed to prevent the infiltration of air and moisture around windows and doors.

Weep holes — Small holes in exterior wall cladding systems that allow moisture to escape and air pressure equalization in the cavity space drained by the weep hole.

Wythe — (rhymes with “tithe” or “scythe”) A vertical layer of masonry that is one masonry unit thick.

Zone — The section of a building that is served by one heating or cooling loop because it has noticeably distinct heating or cooling needs. Also, the section of property that will be watered from a lawn sprinkler system.

Zone valve — A device, usually placed near the heater or cooler, which controls the flow of water or steam to parts of the building; it is controlled by a zone thermostat.

GLOSSARY

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