Depreciation Report The Savoy Strata Corporation LMS...

Pierre E. Gallant, ARCHITECT AIBC AAA FRAIC | Don Hazleden, ARCHITECT AIBC AAA MRAIC | Jean-Pierre Mahé, ARCHITECT AIBC AAA MRAIC | Elizabeth Skotnicki, ARCHITECT AIBC

Morrison Hershfield | Suite 310, 4321 Still Creek Drive, Burnaby, BC V5C 6S7 Canada | Tel 604 454 0402 Fax 604 454 0403 | morrisonhershfield.com

FINAL

Depreciation Report

The Savoy Strata Corporation LMS 4155

928 Richards Street, Vancouver, British Columbia

Presented to:

The Owners of LMS 4155

c/o Douglas Mak, Senior Strata Agent

First Service Residential Ltd.

#400-1281 West Georgia Street,

Vancouver, BC V6E 3J7

Report No. 5130786.00 Nov. 13, 2013M:\PROJ\5130786\DEPRECIATION\FINAL\LMS 4155- SAVOY FINAL

DEPRECIATION REPORT.DOCX

TABLE OF CONTENTS

1. INTRODUCTION ................................................................................................................ 1

2. PHYSICAL ASSESSMENT ................................................................................................ 3

3. FINANCIAL ANALYSIS ..................................................................................................... 5

4. CLOSURE.......................................................................................................................... 7

APPENDIX A: Building Data Sheet

APPENDIX B: Completed Start Up Questionnaire

APPENDIX C: Condition Assessment

APPENDIX D: Capital Plan and Funding Scenarios

APPENDIX E: General Depreciation Report Information

APPENDIX F: Photographs

APPENDIX G: Elevators

Depreciation Report Strata Corporation LMS 4155 – The Savoy

1

1. INTRODUCTION

As per our Proposal dated March 19, 2013 and your Authorization Form, completed by Douglas Mak and dated May 28, 2013, this letter report and attachments comprise your Depreciation Report.

To the best of our knowledge, this document was prepared in general compliance with Section 6.2 (Depreciation Report) of the Strata Property Regulation B.C. Reg. 43/2000 with Amendments July 1, 2000 and December 13, 2011. This report is subject to the limitations identified in Appendix E.

PROJECT TEAM AND QUALIFICATIONS

As per section 6.2 of the Act, clause 1d, the report must provide the name of the person from whom the depreciation report was obtained and a description of:

i) their qualifications

ii) the error and omission insurance, if any, carried by that person, and

iii) the relationship between that person and the strata corporation

i) Morrison Hershfield Limited (MH) prepared this report. MH is a prominent, privately held, multi-disciplinary engineering and management firm. Our mandate is to provide services and solutions that will assist our clients in achieving their objectives in a cost effective, efficient, professional and friendly manner. The firm was established in 1946 and has a broad range of engineering, architectural and specialist skills that are used to serve clients in the public and private sectors.

� Asal Souri of MH is a building science consultant experienced in new construction and assessment of both low-rise and high-rise occupied buildings. Ms. Souri addressed the building and site elements and prepared and finalized the report, except for the sections noted below report;

� Scott Gennings, EIT of MH is a mechanical engineer in training with experience in building systems design, telecommunications design and inspections, building condition/reserve fund assessments and custom design work. Mr. Gennings addressed the mechanical systems and finalized these sections of the report;

� Alex Rubin of MH is an electrical designer with over 20 years of experience in design, review and assessment of electrical systems. Mr. Rubin addressed the electrical systems and finalized these sections of the report;

� Matthew Shaw, BSc. of KJA Consultants is currently involved with a variety of maintenance inspections, depreciation studies, and condition assessments. Mr. Shaw is also involved with various modernization, new installation, and maintenance management projects. Mr. Shaw has performed vertical transportation inspections at many sites including the Pacific Centre, Waterfront Centre, Marine Building, and many other Vancouver and Toronto locations. He has inspected hundreds of elevators and escalators across Canada.


2

� Pierre E. Gallant, Architect, AIBC, AAA, FRAIC. is a senior principal in Morrison Hershfield and project manager in facility assessment with over thirty years of experience in the design, review and assessment of buildings. Mr. Gallant reviewed the report for compliance with contractual requirements.

ii) We confirm that we carry professional liability insurance in the amount of $2,000,000 per claim.

iii) Morrison Hershfield is not associated with Strata Corporation LMS 4155 beyond being retained to perform professional services. We are not aware of any conflicts of interest.


3

2. PHYSICAL ASSESSMENT

This study is based on a review of relevant documents provided by LMS 4155, and a visual review of the common elements as described in the Building Data Sheet (Appendix A). The following documents were reviewed:

• Architectural drawings, prepared by Howard /Bingham/Hill Architects Inc., dated November 25, 1997.

• Structural drawings, prepared by Read Jones Christoffersen Ltd. Structural engineers, dated December 14, 1998.

• Mechanical and Plumbing drawings, prepared by Pemco Design Ltd., dated December 15, 1998.

• Electrical drawings, prepared by Pemco Design Ltd., dated January 1, 1999.

• Planting plans, prepared by DMG Landscape Architects, dated May 13, 1999.

In addition, Morrison Hershfield was retained in 2002 to investigate water ingress related to dryer vents. Other building envelope concerns were identified prompting the Strata to engage MH to conduct an occupant survey and provide a building envelope condition assessment report in July 2003. In 2004 MH provided additional review of leaks and mould in Suite 3204, and provided consulting services related to the Spandrel Panel rehabilitation. In March 2006 we investigated vent leaks in the pool area and in November 2007 MH was retained to investigate water ingress into Suite 2606. As such, MH is familiar with the building.

The visual reviews were completed on 7/31/2013 by Asal Souri, Scott Gennings and Alex Rubin of MH, and Mathew Shaw of KJA. We were accompanied by Ed Vienneau, Building Manager, who provided access to all areas of the facility including suites 1505, 2705, Guest Room, P1 to P4 parking garages and also all common areas such as lounge room, office room, pool area and the gym room. We accessed the main roof and terraces at two of the penthouse suites; no other terrace or lower roofs were accessed directly.

Current condition and recommendations by component are included in the attached Tables (Appendix). The component inventory excludes capital expenses less than $10,000. As identified in the startup questionnaire (Appendix B), these smaller items will be covered out of the operating budget. Following accounting standards, we identify a fiscal year by the year in which it ends. For example, the 2013/2014 fiscal year is referred to throughout as 2014. To maintain consistency in calculations, a component’s year of acquisition is also shown as the fiscal year rather than the calendar year.


4

In summary, we recommend planning for the following renewal projects and studies:

Short Term (within two years) Middle Term (within six years)

Projects Projects

• Replacing booster pumps • Replacing traffic coating at balconies

• Replacing traffic coating at the parking garages P1 to P3

• Replacing the waterproofing membrane at roof gardens and water feature

Studies Studies

• Further investigation of brick walls below the skylights is recommended.

• Updating Depreciation Report

We would be pleased to provide a proposal to perform any of the additional investigations identified. We also provide full engineering design, tender, construction management and contract administration services for major repair or replacement projects required at your site, and welcome the opportunity to provide Engineering services to assist you with these undertakings.


5

3. FINANCIAL ANALYSIS

The Strata Corporation’s annual contributions to the Reserve Fund Account should be established by the Council. Three potential funding Scenarios are detailed and summarized in Appendix D. These are presented for council’s consideration.

Scenario 1

2013 2014 2015 2016

Annual Reserve Contribution* $20,000 $20,400 $20,808 $21,224

% Increase n/a 2.0% 2.0% 2.0%

Average Increase per Unit n/a $1.86 $1.90 $1.94

Average Annual Contribution per Unit $93.02 $94.88 $96.78 $98.72

Total Other Contributions** $0 $0 $0 $30,000

Average Other Contribution per Unit $0.00 $0.00 $0.00 $139.53

Scenario 2

2013 2014 2015 2016


% Increase n/a 25.0% 25.0% 2.0%



Scenario 3

2013 2014 2015 2016


% Increase n/a 100.0% 100.0% 100.0%



This Scenario shows contribution increases due to inflation only. All projects are funded by Other

Contributions. The Reserve Fund Balance falls below zero, showing there will not be sufficient funds

available to meet the anticipated expenditures for the 30-year period addressed by this study. For details,

please see the 30 Year Reserve Fund Cash Flow Table for Scenario 1.

This Scenario is based on the last approved funding plan.

This Scenario shows contribution increases of 25% per year, including inflation, for first 10 years, and

increases due to inflation only thereafter. Other contributions are included as required.The Reserve Fund

Balance remains positive over the next thirty years, with a minimum balance of approximately $204,209 in

fiscal year 2019. For details, please see the 30 Year Reserve Fund Cash Flow Table for Scenario 2.

This Scenario shows contribution increases of 100% per year, including inflation, for 3 years, followed by

5% increases thereafter. Other contributions are included as required. The Reserve Fund Balance

remains positive over the next thirty years, with a minimum balance of approximately $200,574 in fiscal

year 2035. For details, please see the 30 Year Reserve Fund Cash Flow Table for Scenario 3.


6

*Annual Reserve Contribution refers to the amount contributed each year to the reserve fund from the monthly common expenses.

** Total Other Contributions refers to other contributed amounts including special assessments or surplus funds transferred from other sources (i.e. operating budget or contingency fund).

Scenario 1 shows a forecast based on the last approved funding plan; however, if the strata make no increases other than inflation, significant special assessments will be required.

Scenario 2 shows increasing contribution for first 10 years to reduce the amounts of special assessments.

Scenario 3 shows more aggressive contribution increases for the first 3 years followed by gradual increases thereafter to further reduce the need for special assessments.


APPENDIX A: Building Data Sheet


BUILDING DATA SHEET

Strata Name: LMS 4155, The Savoy

Address: 928 Richards Street,

Vancouver, BC

Constructed: Circa 1999

Units: 215 Stories: 32 plus Townhouses

Recreation

Facilities:

Lounge room, Guest room Exercise room, Pool, Whirlpool, dry sauna and common bathrooms

Garage: 4-level underground

Other Details: N/A

Common Elements:

• Structural systems

• Parking garage

• Exterior walls, all components up to the back-side of the interior gypsum wall board

• Windows, to the interior unfinished surface

• Roofing systems

• Building common areas (lobbies, corridors, service rooms)

• Recreational facilities listed above

• Guest suite

• Mechanical systems (components that serve more than one unit)

• Electrical systems (components that serve more than one unit)

• Elevators (2)

• Common area hard landscaping


APPENDIX B: Completed Start Up Questionnaire


APPENDIX C: Condition Assessment

of 8 Depreciation report - Condition Assessment

The Savoy – 928 Richards Street, Vancouver, BC

FINAL - November 12, 2013

BUDGET

Include

Y/N

1

2 A1010 Standard Foundations-concrete

Garage Walls The foundation walls of the parking garage and podium structure are cast-in-place concrete. Sign of efflorescence were noted on the mechanical room walls but in general they are in good condition. Photo #SS01.

Good 1999 The concrete substructure is expected to last the life of the building. We recommend a regular repair allowance to address cracking/leakage .

Repair Allowance 3 – Future Renewal 14 5 5 1 N $5,000

3 A1010 Standard Foundations-concrete

Suspended Slabs Levels P1 to P3 of the parking garage as well as the podium are

constructed with a reinforced suspended concrete slabs. Sign of leakage were noted on the parkade ceiling below the pool area. Also cracks were noted on the driveways (suspended slabs) which have been addressed and filled in. Photos #SS02 & #SS03 & #SS04.

Good 1999 The concrete suspended slabs are expected to last the life of the building. A repair allowance is recommended to address cracking.


4 B1010 Superstructure

Balcony Slab Edges

The balconies are concrete projections that are not over living space below.

Good 1999 An allowance to address spalls and cracks at slab edges is recommended ideally in conjunction with exposed waterproofing membrane.

Repair Allowance 3 – Future Renewal 14 15 5 1 Y $126,000

5 B1010 Superstructure

Balcony/Roof Deck Patios Guardrailing

At the balconies aluminum framed guardrails with glass panels are top-mounted. Photo #SS05. At roof deck patios guardrails are installed over the upstand walls. They appeared in good condition, Photo #SS06.

Good 1999 Replace at end of service life. Renewal 3 – Future Renewal 14 35 21 1 Y $197,000

6

7 A1030 Slab on Grade

Ground Floor - Parking Garage (P4)

The slab on grade on the lowest level (P4) is poured concrete over a vapour barrier and granulated base course. The slab on grade is in good condition with some localized cracking.

Good 1999 The slab on grade is expected to last the life of the complex with regular maintenance. No anticipated capital expenses.

Not Applicable 14 N

8 B1010 Suspended Slabs

Traffic Coating The suspended slabs have been protected with a liquid-applied elastomeric polyurethane waterproofing membrane system. At a few locations the membrane shows a little to no signs of wear and torn on the driveway. Photo #PG01.

Good 1999 Replace traffic coating at end of service life. Replacement includes repainting of stalls and traffic lines. Regular maintenance should include patch repair in high use areas (typically drive aisles).

Renewal 3 – Future Renewal 14 20 6 1 Y $995,000

9 B1015 Exterior Stairs and Fire Escapes

Concrete Stairs There is a exterior stairwell located on the west side of the property connecting parking levels to the townhouses. Another stairwell is located beside the elevators connecting parkade levels to each floor of the tower. The stairs are concrete framed with aluminum handrails.

Good 1999 Stairs likely to last the life of complex. Handrails and guardrails may require replacement.

Renewal 3 – Future Renewal 14 40 26 1 N $5,000

10 C3000 Interior Finishes

Parking Walls & Ceilings

The walls, columns and ceiling are painted. Photo #PG02. Good 1999 Repaint the walls and ceilings every 10 to 15 years. Renewal 3 – Future Renewal 14 15 5 1 Y $175,000

11 B1010 Floor Construction

Bicycle Storage Rooms

There are four storage rooms provided for storing bicycles at the parking level P1. Photo #PG03.

Good 1999 An allowance for recoating the floors is recommended. Renewal 4 – Discretionary Renewal

14 20 6 1 Y $30,000

12 B2034 Man Doors Two pedestrian exit doors per garage level provide egress to the exterior of the parking garage. Doors are hollow metal units with safety glass in metal frames. Photo #PG04. Service room doors including mechanical, electrical and locker rooms are also solid steel units.

Good 1999 Likely they last the life of the complex. No capital replacements anticipated.

Not Applicable 14 N

13 B2034 Overhead Door-Metal

Parkade Entrance There are two steel grated overhead doors provided in this property; one is located at the main parkade entrance and the second one is installed between the visitors and the residents parking area. They appear in good condition. Photos #PG05 & #PG06.

Good 1999 Replace them as they fail. Replacing includes the operating system as well as the door itself.


14

15 B2010 Exterior Wall Construction-Metal

Metal Panel Cladding

Insulated metal panel cladding is installed primarily on the townhouses wall areas and is in good condition. Photo #BE01.

Good 1999 The metal cladding assembly has a lifespan of 40 years. Replace at end of expected service life.


16 B2010 Exterior Wall Construction

Brick Veneer Cladding

Exterior insulated brick is the main cladding at the tower. The full exterior assembly is including; brick, air cavity, 2" rigid insulation, S.A.M (air barrier), GWB, steel studs and interior GWB. Photo #BE02. According to BECA report in 2003 there is no batt insulation between the steel studs that might has been addressed later but has not been confirmed.

Good 1999 The brick masonry is expected to last the life of the building; however, an allowance is recommended for localized repairs of damaged bricks, repointing mortar and re-sealing.


LIFECYCLE DATARECOMMENDATIONCONDITION ASSESSMENTCOMPONENT

BUILDING ENVELOPE

Row Description & History

Actual or

Estimated Year

of Acquisition

ID Location / Type Recommendation Priority

Years Over

Which Project

is Phased

PARKING GARAGE

Recommended

Budget

in 2013 Dollars

Condition

Estimated

Remaining

Life

STRUCTURE SYSTEM

Age in

2013Type

Typical

Life Cycle

This report should be reviewed in conjunction with the Objectives, Terms of Reference, Limitations, and Methodology described in the main body of the report.

M:\PROJ\5130786\Depreciation\5130786 Savoy Master Table (1), 11/12/2013




BUDGET

Include

Y/N



Actual or

Estimated Year

of Acquisition


Years Over

Which Project

is Phased

Recommended

Budget

in 2013 Dollars

Condition

Estimated

Remaining

Life

STRUCTURE SYSTEM

Age in

2013Type

Typical

Life Cycle

17 B2010 Exterior Wall Construction

Referring to the photo #BE03 the small height of the brick wall cladding below the skylight perimeter located at the middle of the water feature experiences the full skylight roof load draining down and over the brick surface. The brick is heavy stained with organic growth and cracks in the mortar.

Poor 1999 The transition from skylight to the wall should be modified to allow the collection of all roof (skylight) rain loads via gutters and rainwater leaders to the lower surfaces. These walls should be further reviewed to determine if these excessive water loads have caused any issues with the cladding or assembly. We recommend to include two other skylights and the brick walls below them in this review.

Study 1 – Immediate 14 99 1 1 N $3,000

18 B2010 Exterior Wall Construction- Sealants

Windows, Doors Sealants are provided between different cladding materials (brick to metal panels), around the window and door frames and was replaced in 2011 at the complex.

Good 2011 Replace sealants at end of service life. Renewal 3 – Future Renewal 2 12 10 1 Y $168,000

19 B2011 Exterior Wall Construction- Flashings

Sheet metal flashing is used at the roof level and around the roof deck patio perimeters to direct water away from the building envelope assemblies.

Good 1999 Replace flashings at the same time as associated assembly replacement. The cost has been included in the respected components.

Renewal 3 – Future Renewal 14 N

20 B2020 Exterior Windows

Aluminum Windows

There are a few wired glazing window units installed inside the building at the common areas. Photo #BE04.

Good 1999 Likely to last the life of the building. No anticipated capital expenses.

Not Applicable 14 N

21 1999 Replace at end of expected service life. Renewal 3 – Future Renewal 14 40 26 2 Y $4,697,000

22 1999 Allowance to replace failed IGU's, repair hardware as they fail. (Typically under warranty for first 10 years.)


23 B2020 Exterior Windows

Punched Windows Punched windows installed at the townhouses are thermally broken with double glazed insulating glass units (IGU's) in aluminum frames with casement operable system. Photo #BE08.

Good 1999 Replace at end of expected service life in conjunction with replacement of the window wall system.


24 B2030 Exterior Doors- Storefront

Entrance Glazing in reinforced aluminum storefront frames are installed at both lobby entrances as well as fitness entry room. Photos #BE09 & #BE10 & #BE11.

Good 1999 Replace at end of service life. Repair cost is included in window wall repair allowance.


25 B2030 Exterior Doors- Glazed Sliding Doors

Balconies & Patios/ Aluminum

The exterior doors to the balconies at the tower and to the patios of the townhouses facing Richards street are double-glazed sliding units in aluminum frames . Photo #BE12 .

Good 1999 Replace at end of expected service life. Renewal 3 – Future Renewal 14 35 21 1 Y $271,000

26 B2030 Exterior Doors- Swing Doors

The exterior doors of the townhouses are glazed swing doors in aluminum frames. In addition some of the roof deck patios at the penthouses are also swing glazed units in aluminum frames. Photos #BE13 & #BE14.

Good 1999 Replace at end of expected service life. Renewal 3 – Future Renewal 14 35 21 1 Y $11,000

27

28 B3010 Roof Coverings

Tower Roof / PMR The main roof system is in two small levels is consists of waterproofing membrane directly applied on the suspended slab protected by layers of EPS rigid insulation covered by filter fabric and gravel ballast on top. Photo #RS01.

Good 1999 Replacement at end of service life includes all associated work such as flashing replacement and joint sealing. It is assumed the majority of ballast and insulation will be reused.


29 Roof Decks at Penthouses

1999 Renewal 3 – Future Renewal 14 25 11 1 Y $276,000

30 Roof Decks at Townhouses Level

1999 Renewal 3 – Future Renewal 14 25 11 1 Y $373,000

31 G2040 Site Development- Landscaping

Roof Garden There is a planter area located over the gym and the pool building. It is comprised of 4 layers including waterproofing membrane, protection board, drainage rocks and filter clothes. Photo #RS04.

Good 1999 Replace the waterproofing membrane at end of expected service life.


32 B3010 Roof Coverings- Liquid Urethane

Balconies The term balcony refers to exterior spaces that are elevated above grade, but are not constructed over habitable space. The concrete balconies are waterproofed with a liquid applied traffic coating (urethane) embedded with granules to form a non-slip coating. Sign of membrane failure was observed at a few reviewed balconies. The membrane is in fair but serviceable condition. Photo #RS05.

Good 1999 Replace membrane at end of service life. Cost includes surface preparation and over coating. Good practice would be to terminate the waterproofing membrane of the balconies into the cast-in-place drip edge at the outer edge of the soffit.


ROOFING SYSTEM

GoodWindow Wall System

B2020 Exterior Windows

The "window wall” glazing system consisting of a combination ofwindows and metal panels is installed on the tower and townhouses as well as the common areas such as fitness room and hot tub area. The window walls are thermally broken with double glazed insulating glass units (IGU's) in aluminum frames with casement and awning operables. Photos #BE05 & #BE06 & #BE07. Window wall and spandrel panel repairs and modification has been done in 2004.

The penthouse units and the townhouses at the roof level are provided with roof deck patios (over living space). Also there are roof deck patios on the south side of the townhouses above the parking level. According to the drawings roof decks are comprised of 5 layers including roof membrane installed directly on the concrete slab with rigid insulation on top completed by 3" concrete topping covered by filter fabric and concrete pavers as top surface. Photos #RS02 & #RS03 .

Replace waterproofing membrane at end of service life including all associated work such as cap flashing replacement and joint sealing. It is assumed to reuse the majority of the concrete pavers and insulation.

GoodB3010 Roof Coverings






BUDGET

Include

Y/N



Actual or

Estimated Year

of Acquisition


Years Over

Which Project

is Phased

Recommended

Budget

in 2013 Dollars

Condition

Estimated

Remaining

Life

STRUCTURE SYSTEM

Age in

2013Type

Typical

Life Cycle


Rain Water Leader/ Metal

Rain water leaders are installed along the south elevation of the townhouses to direct rainwater from the roof decks at the top floors to the perimeter drain system on the patio level and from roof deck patios to the ground level. Also rain water leaders are provided between 2 levels of penthouse units. Photo #RS06

Good 1999 Replace rain water leaders at end of service life. Renewal 3 – Future Renewal 14 25 11 1 N $1,000


Soffit The soffits are painted concrete slab. Photo #RF07. Good 1999 Repaint soffit as required. Renewal 3 – Future Renewal 14 10 5 1 N $16,000

35 B3010 Roof Coverings- Liquid Applied

Podium The podium membrane is covered with landscaping and concrete pavers; therefore, the condition and type of the membrane can not be reviewed. According to the drawings podium consists of waterproofing membrane applied directly to the suspended concrete slab and covered by protection board and 4" concrete topping. Photo #RS08.

Not Reviewed 1999 Replace waterproofing membrane at end of typical service life. Cost includes removal and replacement of all overburden. Overburden includes plantings and paved walkways.



Skylights The pressure plate glazed skylight assemblies are installed at the peak of the ceiling over the pool. Photos #RS04 & #RS09. The skylights are from original construction but considering repairs has been done in 2004 they appears in good condition.



Canopies Metal framed canopies with glass inserts are installed over each lobby entrance as well as the main entry of the townhouses on the north side of the complex. Photos #RS10 & RS11. Canopies are in good condition.


38

39 C1020 Interior Doors Suite Entries/ Wood

Suite entry doors are solid wood units in metal frames with painted finishes. Photo #IF01.

Good 1999 Phased replacement when required. Contingency 4 – Discretionary Renewal

14 35 21 10 Y $88,000


Corridor Walls & Ceilings

The corridors have painted walls and ceilings. According to the site interview the building was repainted in early 2013. Photo #IF02.

Excellent 2013 Repaint corridors if needed. Renewal 4 – Discretionary Renewal

0 10 10 1 Y $74,000


Corridors/ Flooring Carpet flooring of the corridors were replaced in 2012. Photo #IF02. Good 2012 Replace carpets at end of service life. Renewal 4 – Discretionary Renewal

1 15 14 1 Y $40,000


Lobby The complex has two lobby entrances at the front and back of the tower. Both lobbies have tiled flooring covered by small carpets and includes some furniture. The walls at the main lobby are covered by decorative wood panels except a small wall located in front of the elevators which is covered by decorative stone veneer. The walls at the back entry are painted and have some decorative wood panels too. Photo #IF03.

Good 1999 An allowance to renew finishes is recommended. Renewal 4 – Discretionary Renewal

14 20 6 1 Y $30,000


Office Room The office has carpet flooring, painted gypsum walls and painted ceiling. Furnishes include a desk, shelving, a table and some chairs.

Good 1999 An allowance to renew furniture. Contingency 4 – Discretionary Renewal

14 15 5 1 N $3,000


Lounge Room The Lounge room has carpet flooring, painted gypsum walls and painted ceiling. The room includes a kitchen, some furniture, a pool table and a TV set. The kitchen includes cabinetry with a double sink, a fridge, an oven, a microwave and a dish washer. The lounge room has access to a roof deck patio including some out-door furniture. Photo #IF04.

Good 1999 An allowance to renew furniture, appliances and finishes. Contingency 4 – Discretionary Renewal

14 20 6 1 Y $20,000


Guest Room The guest room has carpeted flooring, painted gypsum walls and painted ceiling. Furnishes include a bedroom set and a full bathroom.

Good 1999 An allowance to renew furniture and bathroom finishes. Contingency 4 – Discretionary Renewal

14 20 6 1 N $5,000


Gym The gym has carpeted flooring, painted gypsum walls and painted ceiling with several cardio machines and equipments, and also includes a wall-mounted TV set. Photo #IF05.

Good 1999 An allowance to renew equipments and finishes when is required.

Contingency 4 – Discretionary Renewal

14 10 6 1 Y $10,000

47 Good 1999 Replace ceramic tiling at end of expected service life. Renewal 3 – Future Renewal 14 25 11 1 Y $15,000

48 Excellent 2013 Repaint the walls and ceiling every 10 years. Renewal 4 – Discretionary Renewal

0 10 10 1 N $5,000

49 C3020 Floor Finishes

Pool/Whirlpool Lining

The pool and the whirlpool have tiled finish over the waterproofing membrane. According to the building manager tiling were replaced in early 2013 (Assumed the membrane was replaced at the same time). Photos #IF07 & #IF08.

Excellent 2013 Replace the waterproofing membrane at end of service life.


Pool Area Finishes

The pool area has tiled flooring and painted walls. According to the building manager the walls were repainted in early 2013. Photo #IF06.

INTERIOR FINISHES

C3000 Interior Finishes






BUDGET

Include

Y/N



Actual or

Estimated Year

of Acquisition


Years Over

Which Project

is Phased

Recommended

Budget

in 2013 Dollars

Condition

Estimated

Remaining

Life

STRUCTURE SYSTEM

Age in

2013Type

Typical

Life Cycle


Bathrooms Two common bathrooms are provided for men and women at the entrance of the pool area. each bathroom equipped with two lavatories, two toilets and two showers. The bathrooms are covered by tiled flooring and have painted walls. Finishes are dated but functional.

Good 1999 An allowance to renew finishes as needed. Renewal 4 – Discretionary Renewal

14 10 2 1 N $6,000


Dry-Saunas There are two dry-saunas provided for this complex. Photo #IF09. Good 1999 Renew finishes at end of expected service life. Renewal 3 – Future Renewal 14 20 6 1 N $6,000

52

53 G2040 Site Development- Walkways

Inter lock bricks are installed at the patios on the north side of the townhouses as well as the lobby entrance on the south side of the complex. Concrete pavers are installed on the roof deck patios. Photos #SF01 & #SF02 & #SF03.

Good 1999 No anticipated capital expenses. Walkways over the podium will be replaced in conjunction with podium waterproofing membrane replacement.

Not Applicable 14 N

54 G2040 Site Development

Aluminum Fences and Gates

Aluminum picket fence including entry gates are provided for the townhouses on the north and south side as well as the south perimeter of the property. Photos #SF04 & #SF05.

Good 1999 Replace at end of expected service life. It is recommended to replace them in conjunction with podium waterproofing replacement.



Existing Water Feature

Good 1999 Replace the waterproofing membrane at end of service life.



Abandon Water Features

Poor 2013 Assumed the waterproofing membrane located on the west side of the property will be replaced in late 2013.


57 MECHANICAL SYSTEMS

58 PLUMBING

59 D2010 - Plumbing Fixtures

Throughout Common Areas

The building has lounge bathrooms/showers in the pool and gym area as well as a common room with a bathroom and kitchen. The fixtures were generally in good condition.

Good 1999 The service lavatory expected to last approximately 30 years.

Renewal 4 – Discretionary Renewal

14 30 16 1 Y $23,000

60 D202001 - Domestic Water Distribution - Building Repipe

Water Entry Room and Throughout Building

Dual combined DCW and fire water entry and metering is located at the P1 level. Building DCW and DHW distribution consists of ductile iron and copper throughout, with PEX suite distribution. Sections of the main distribution piping in the parking garage are showing signs of corrosion where the insulation terminates. The insulation is also saturated with moisture in multiple locations. See Photo #MS01. There is concern about moisture levels in the water entry room, as the piping is dripping with condensation and there is corrosion present on multiple valves, fittings and lengths of piping. Photo #MS02.

Fair 1999 Replace the finishes at end of service life. An allowance has been made for the replacement and re-engineering of all distribution piping. This amount can be deferred pending piping condition testing prior to the planned replacement date.

Renewal 3 – Future Renewal 14 25 11 1 Y $1,683,000

61 D202001 - Domestic Water Distribution - Pipes and Fittings

Water Entry Room and Throughout Building

The water distribution system should be investigated prior to performing the plumbing replacement in order to determine the extent of replacement necessary as well as a detailed projected project cost estimate.

Not Applicable 1999 Piping condition testing (destructive) is recommended prior to performing the piping replacement.

Study 4 - Discretionary 14 22 8 1 N $9,000

62 D202002 - Domestic Water Distribution: Valves and Hydrant: PRV

Pressure Reducing Valves

The building water supply has multiple PRV's located throughout the complex. The PRV's appeared to be in good condition, but there was corrosion present on the water entry room PRV's. Photo #MS03.

Good 1999 PRV's typically last 10-15 years, but the lifespan can be extended by performing rebuilds during regular maintenance. Replace at the end of the typical lifespan.


63 D202002 - Domestic Water Distribution - Valves and Hydrants: Backflow Preventer Assembly

Double Check Backflow Preventer

The fire protection takeoff and domestic cold water takeoff is equipped with a double check backflow preventer assembly to provide cross connection protection. The irrigation line and water feature water makeup lines are also equipped with cross connection protection assemblies. Photos #MS04 & #MS05.

Good 1999 Backflow preventer assemblies have a typical lifespan of 25 years. They must also be regularly inspected as per local plumbing code. Replace at the end of the typical lifespan.


64 D202003 Plumbing, Domestic Water Equipment, Boilers

Water Entry Room / Boilers

The upper zone DHW system is equipped with 2 - Ajax BBG 800,000BTUH hot water heating boilers. One boiler was leaking at the time of inspection. Photo #MS06.

Fair 1999 Median service life of DHW boilers is 8 to 15 years. Services, including cleaning of boilers, are included in maintenance contract; replace at end-of life. Repair or replace the leaking boiler as required.


SITE FEATURES

There is a water feature located at the courtyard which was not operating at the time of our site review and according to the building manager strata has decided to replace the membrane in late 2013. Photo #SF6. Also a central water feature is located above the pool building and it was not operating at the time of our site review. The strata has decided to upgrade this into a small landscaping area. Photo #SF07. There is a third one located between the townhouses facing Richards Street and appeared in good condition. Photo #SF08.






BUDGET

Include

Y/N



Actual or

Estimated Year

of Acquisition


Years Over

Which Project

is Phased

Recommended

Budget

in 2013 Dollars

Condition

Estimated

Remaining

Life

STRUCTURE SYSTEM

Age in

2013Type

Typical

Life Cycle

65 D202003 Plumbing, Domestic Water Equipment, Boilers

Rooftop Mech. Room / Boilers

The lower zone DHW system is equipped with 2 - Laars Mighty Therm 399,000BTUh DHW heating boilers. The boilers are in good condition. Photo #MS07.

Good 1999 Median service life of boilers in DHW service is 8 to15 years. Services, including cleaning of boilers, are included in maintenance contract; replace at end of service life.


66 D202003 Plumbing, Domestic Water Equipment, Tanks

Rooftop Mech. Room / HW Storage Tanks

The upper zone DHW heating system includes 3 - 119 gallons glass-lined storage tanks. Photo #MS08.

Good 1999 Perform manufacturer's recommended service and maintenance (by mechanical maintenance contractor); replace at end of service life.


67 D202003 Plumbing, Domestic Water Equipment, Tanks

Water Entry Room / HW Storage Tanks

The lower zone DHW heating system includes 2 - 119 gallons glass-lined storage tanks. Photo #MS09.



68 D202003 Plumbing, Domestic Water Equipment, Circa Pumps

Circulation Pumps The DHW heating system includes 4 boiler circulation pumps. All in-line pumps have fractional HP motors. One pump was noted to have been replaced in 2011.



69 D202003 Plumbing, Domestic Water Equipment, Booster Pumps

Water Entry Room / Booster Pumps

The domestic water system is pressure boosted by a packaged triplex booster system consisting of the system controller and 3 booster pumps (20hp, 20hp and 10hp). The system is showing signs of wear. Photo #MS10.

Fair 1999 Perform manufacturer's recommended service and maintenance (by mechanical maintenance contractor); replace/refurbish when major components start to fail at end of service life.


70 D203001 Waste, Pipe & Fittings

All Areas / Sanitary Lines

The building's sanitary pipes are "hubless" ASTM B70 cast iron pipes with mechanical compression fittings.

Good 1999 Cast iron pipes in sanitary or storm service can last anywhere from 40 to 80 years. Expect replacement of individual compression fittings as they age; cost for individual fitting repairs are below the threshold of this report.

Repair Allowance 2 - Deferred Maintenance

14 N

71 D204001 Drainage, Pipe & Fittings

All Areas / Rainwater Drainage Lines

The building's storm drainage pipes are "hubless" ASTM B70 cast iron pipes with mechanical compression fittings.

Good 1999 Cast iron pipes in sanitary or storm service can last anywhere from 40 to 80 years. Expect replacement of individual compression fittings as they age; cost for individual fitting repairs are below the threshold of this report.

Repair Allowance Not Applicable 14 N

72 D204004 Drainage, Equipment

Parkade /Sump Pump

The building's storm-water drainage system empties to a grit sump and a storm sump. The sump is emptied to the City's storm-water main via a duplex sump pump system. This item includes the duplex controller. Photo #MS11.



73 D209099 Plumbing, Other, Irrigation

Exterior Landscape / Irrigation System

The building is equipped with an irrigation system. Good 1999 Expected costs are below the threshold of this report and are expected to be included in the maintenance budget.

Not Applicable 14 N

74 D209015 - Pool Equipment: Pool Boiler

Main Pool Boiler The main pool is equipped with a 399,000BTUh Jandy Lite 2 LG400NB gas fired pool boiler. Photo #MS12.

Good 1999 Pool boilers have a typical lifespan of 15 to 20 years. Replace at the end of the typical lifespan.


75 D209015 - Pool Equipment: Pool Boiler

Spa Boiler The spa is equipped with a 125,000BTUh Jandy Lite 2 LG125N gas fired pool boiler. Photo #MS13.

Good 1999 Spa boilers have a typical lifespan of 15 to 20 years. Replace at the end of the typical lifespan.


76 D209015 - Pool Equipment: Pool and Spa Filters

Filters There is a sand filter for the spa and the pool. Photo #MS14. Good 1999 Sand filters have a typical lifespan of 15 years, with regular maintenance. Replace at the end of the typical lifespan.


77 D209015 - Pool Equipment: Pool and Spa Pumps

Pool Pumps The pool and spa installation has 4 circulation and jet pumps of varying sizes. Photo #MS15.

Good 1999 Pool pumps have a typical lifespan of 15 years. Replace at the end of the typical lifespan.


78 D209015 - Pool Equipment: Pool and Spa Filters

Water Feature Filter

There is a sand filter for the water feature facing Richards Street. Photo #MS16.

Good 1999 Sand filters have a typical lifespan of 15 years, with regular maintenance. Replace at the end of the typical lifespan.



Water Feature Pumps

There are 2 circulation pumps for the water feature facing Richards Street.




Water Feature Pumps

The central water feature in the courtyard has a single circulation pump. It was not operating at the time of inspection. Photo #MS17.

Good 1999 The strata has decided to upgrade it into a small landscaping area.

Upgrade Not Applicable 14 N






BUDGET

Include

Y/N



Actual or

Estimated Year

of Acquisition


Years Over

Which Project

is Phased

Recommended

Budget

in 2013 Dollars

Condition

Estimated

Remaining

Life

STRUCTURE SYSTEM

Age in

2013Type

Typical

Life Cycle


Water Feature Pumps

The water feature in the west end of the courtyard has a single circulation pump. It was not operating at the time of inspection.



82 HVAC SYSTEMS

83 D302002 - Heating Boilers: MUA Coil Boiler

Rooftop / MUA Coil Heating Boiler

The building MUA unit is equipped with a hot water coil that is served by a Laars Mighty Therm 1,000,000BTUh gas fired boiler. The boiler is located on the rooftop and appeared to be in good condition. Photo #MS18.

Good 1999 Hot water boilers have a typical lifespan of 20 to 25 years. Replace at the end of the typical lifespan.


84 D302002 - Heating Boilers: Heating Coil Heat Exchanger

Pool Mech. Room / Heat Exchanger

The HRV heating coils are equipped with an ALC B-300M heat exchanger. Photo #MS19.

Good 2009 Heat exchangers have a typical lifespan of 20 to 25 years. Replace at the end of the typical lifespan.


85 D302006 - Heat Generating Systems: Electric Baseboards

Common Areas All common area utility rooms and parkade corridors are heated by electric heaters. The heaters are all original and in good condition.

Good 1999 The baseboard heaters are in good condition and can be replaced as required based on surface damage.


14 30 16 5 Y $11,000

86 D303002 HVAC, Cooling Direct Expansion

Gym / Cooling There is one fan coil and one condensing unit serving the gym area. The unit is in good condition and was not original to the building and assumed has been replaced in 2004. Photo #MS20.

Good 2004 Perform manufacturer's recommended service (by mechanical contractor); replace/refurbish at the end of service life.


87 D303007 HVAC, Exhaust and Supply System

Parkade / Exhaust and Supply Fans

Primary parkade exhaust is provided by 6 inline cabinet fans interlocked to CO sensors. There is also a sidewall exhaust fan interlocked to a thermostat on P1. Common bathroom and change room exhaust is performed by a cabinet fan exhausting 1250CFM. The pool room is also equipped with a sidewall axial fan. Photo #MS21.

Good 1999 Perform manufacturer's recommended service and maintenance (by mechanical maintenance contractor), this should include the testing and calibration of the CO sensors by which the fans are controlled; replace or refurbish at end of service life.


88 D303007 HVAC, Exhaust System

Parking Level Spaces / Exhaust Fans

There are roughly 15 fractional horsepower exhaust, transfer, or booster fans that serves the various utility and storage rooms.



89 D304008 HVAC, Air Handling Units

Rooftop / Makeup Air Unit

The corridors and lobbies are supplied with fresh outside air by a gas master makeup air unit, which is located at rooftop level beside the boiler room. The make-up air unit tempers the outside air when necessary with a hot water coil. The unit is showing signs of corrosion on the outer casing. Photos #MS22 & #MS23.



90 D304008 HVAC, Air Handling Units

Pool / HRV's The pool area is ventilated by 2 - VanEE 12LC heat recovery ventilators. The units appeared to be in good condition. Photo #MS24.



91 D3090 - Other HVAC Equipment: CO Sensors

CO Sensors The parking level is equipped with 11 CO sensors interlocked to parkade exhaust fans. These are assumed to be original.

Good 1999 CO sensors have a typical lifespan of 15 years. Replace at the end of the typical lifespan.


92 FIRE PROTECTION SYSTEMS

93 D401002 Sprinkler Water Supply Equipment and Piping

Fire Pump Room / Sprinkler Valves

This item includes the main dry sprinkler alarm valve assemblies (4) including compressor, which serve the parkade levels and ground level; the main wet sprinkler supply valves, and the floor control valve assemblies. Photo #MS25.

Good 1999 Ensure that all these valves and valve assemblies are inspected, maintained, and tested per NFPA 25. Replace or refurbish components as they fail.



All Areas / Sprinklers and Sprinkler Piping

Sprinklers are quick-response glass bulb type, upright type for the dry-system and mostly pendant for the rest of the building. Pipes are of black steel with grooved mechanical fittings.

Good 1999 Ensure that water flow tests and internal pipe inspections are performed per NFPA 25. Pipes and sprinklers as a system should last in excess of 40 years, but a repair allowance for annual repairs after 25 years is recommended.



Fire Pump Room / Fire Pump

The wet sprinkler system includes an 86hp diesel driven fire pump, fire pump controller, and jockey pump. Photo #MS26.

Good 1999 Ensure that components and system are inspected, maintained, and tested per NFPA 20 and 25. Electric fire pumps run during tests and emergency situations only, as such, a well maintained fire pump system should last in excess of 30 years. Replacement of system at 30 years is assumed.







BUDGET

Include

Y/N



Actual or

Estimated Year

of Acquisition


Years Over

Which Project

is Phased

Recommended

Budget

in 2013 Dollars

Condition

Estimated

Remaining

Life

STRUCTURE SYSTEM

Age in

2013Type

Typical

Life Cycle

96 OTHER MECHANICAL

97 G306004 Liquid Fuel Storage Tanks

Generator Room / Diesel Tank

The building is provided with one diesel fuel storage tank for the emergency generator. The steel tank is single-walled, but provided with an outer partial containment tank. Water was presented in the containment tank at the time of site review. Photo #MS27.

Good 1999 Tank should last in excess of 40 years, replacement at year 40 is assumed.

Renewal 3 – Renewal 14 40 26 1 N $5,000

98 ELECTRICAL SYSTEMS

99 D5010 - Electrical Service and Distribution

High Voltage Switchgear

BC Hydro provides service to the building from two different circuits. 12.5 KV medium voltage switch gear is consist of two disconnect switches, two load breakers for each circuit and main disconnect switch. Photo #ES01.

Good 1999 Replace switchgear and disconnect switches. With proper maintenance may survive age of the building. Regular cleaning (every 5 years) and infrared scanning is recommended.


14 30 16 1 Y $105,000


Main High-voltage Transformer

1000 kVA, 12.5kV input step down transformer with 120/208V secondary output located in the main electrical room. Photo #ES02. The transformer winding temperature was noted to be approximately 65 deg.C which is well below the alarm point for transformers of this type.

Good 1999 Replace transformer at the end of the service life. With proper maintenance may survive age of the building. Regular cleaning (every 5 years) and infrared scanning is recommended.


14 30 16 1 Y $53,000


Main Building Switch Gear

4000A, 120/208V, 3-phase, 4-wire main building switch gear located in the main electrical room is housing 300A, 400A, and four 500A disconnect switches for residential metering centers. Photo #ES03.



14 30 16 1 Y $37,000


Main Building Switch Gear

2000A, 120/208V, 3-phase, 4-wire house switch gear, located in the main electrical room is housing 2000A main breaker, 200A, 300A, 400A, and 600A disconnect switches for miscellaneous house loads and 700A disconnect switch for emergency loads. Photo #ES04.



14 30 16 1 Y $48,000


Emergency Distribution

Emergency building power loads are fed via two automatic transfer switches; 400A "TS-1" - fire pump and 800A "TS-2" - HVAC & elevators and emergency distribution panels. Photos #ES05 & #ES06.

Good 1999 Replace transfer switches at end of service life. Regular maintenance is required.


14 30 16 1 Y $32,000


Miscellaneous Electrical Equipment

Miscellaneous building electrical panels. Good 1999 Replace panels at end of service life. With proper maintenance may survive age of the building. Regular cleaning (every 5 years) and infrared scanning is recommended.


14 30 16 1 Y $32,000


Electrical Equipment

Electrical equipment is in serviceable condition but require regular maintenance.

Good 1999 With proper maintenance may survive age of the building. Cleaning, maintaining and infrared scanning is recommended within next 2 years and every 5 years thereafter.

Repair Allowance 4 – Discretionary Renewal

14 5 2 1 N $6,000


Metering Centers Metering combo (el. meter + breaker) dedicated for each unit. Metering combos are combined into metering centers. Photo #ES07.

Good 1999 Replace metering combos (excluding electrical meters). Renewal 3 – Future Renewal 14 30 16 1 Y $46,000


Residential Load Centers

120/240V, 100A, 16 CCT load center. Photo #ES08. Good 1999 Replace load centers inside apartment units as they fail. Renewal 4 – Discretionary Renewal

14 30 16 1 Y $113,000

108 D5020 - Lighting and Branch Wiring

Building Indoor Lighting System

Majority of the lighting system is a mixture of CFL (compact fluorescent light), halogen and T8 tube fluorescent lighting fixtures.

Good 1999 Replace lighting fixtures at the end of service life. Lighting technology changes and new type of energy efficient lighting appears on market. LED type lighting is becoming more and more affordable every year. We recommend performing of energy study before replacement.


14 20 6 1 Y $32,000

109 D5030 - Communications and Security

Security System 15 cameras are installed throughout the building with record equipment in the telecom room.

Good 1999 Condition of monitoring/recording equipment is good and may require periodic maintenance. As with most electronic equipment, its lifespan can be estimated to be approximately 15 years, as advances in technology will make the system obsolete and it will become difficult to source replacement parts.


14 15 2 1 Y $16,000






BUDGET

Include

Y/N



Actual or

Estimated Year

of Acquisition


Years Over

Which Project

is Phased

Recommended

Budget

in 2013 Dollars

Condition

Estimated

Remaining

Life

STRUCTURE SYSTEM

Age in

2013Type

Typical

Life Cycle


Security System Two Keyscan entrance panels are located at both entrances of the tower with support panels in communication room. Photo #ES09.

Good 2011 Condition of enter panels are good and may require periodic maintenance. As with most electronic equipment, their lifespan can be estimated to be approximately 15 years, as advances in technology will make the system obsolete and it will become difficult to source replacement parts.


2 15 13 1 Y $11,000


Telephone and TV cable

Located in the telecom room. Good 1999 Maintenance and replacement of the equipment by service provider. No capital expenses anticipated.

Not Applicable 14 N

112 D5040 - Other Electrical Systems

Back up Power Emergency power distribution is from 200kW, 120/208V stand-by diesel generator. Condition of the generator is good .Photo #ES10.

Good 1999 Replace generator at the end of the service life. Require regular testing and maintenance.


14 35 21 1 Y $105,000

113 D5040 - Other Electrical Systems

Fire Alarm Panel Edwards fire alarm panel located in the main lobby with support panels located in the fire alarm room. Photos #ES11 & #ES12.

Good 1999 Fire alarm panel is in working condition and require periodic maintenance. As with most electronic equipment, its lifespan can be estimated to be approximately 15 years, as advances in technology will make the system obsolete and it will become difficult to source replacement parts.


14 15 1 1 Y $32,000

114 ELEVATORS

115 D1010 - Passenger Elevators

Code and Vandalism

Elevators are currently to code but code requirements are onerous and change regularly.

1999 Budget for code changes and general repairs for vandalism at 5 year intervals.

Contingency 2 - Deferred Maintenance

14 5 5 1 Y $11,000


Machine Room Cooling

Presently the only form of machine room cooling is a ceiling mounted exhaust fan (currently non-functional). Should it be determined the current level of machine room cooling is inadequate for this equipment.

Poor 1999 Additional machine room cooling (air conditioning) should be provided in the next 12 months.

New 3 – Future Renewal 14 99 1 1 N $6,000


Car Door Restrictor

There is currently no car door restrictor provided. The addition of a car door restrictor would prevent the car door from being manually opened.

Not Applicable N/A While it is not mandatory on existing installations, we recommend to provide car door restrictor as a safety enhancement. The cost for this would be negligible if performed in conjunction with a major control modernization.

Upgrade 4 – Discretionary Renewal

N/A 99 2 1 N $7,000


Barrier-Free Access

The elevators do not meet barrier-free access requirements, as listed in the Safety Code for Elevators (B44 Appendix E).

Not Applicable N/A While not mandatory to modify existing elevators, barrier-free upgrades are recommended within the next two to three years.


N/A 99 3 1 N $5,000


Equipment Guarding

Equipment Guarding is not provided to the elevators. Not Applicable N/A While not mandatory to provide greater safety for workers, upgrades are recommended.

Upgrade 4 – Discretionary N/A 99 15 1 N $26,000


Car Top Railings Car top railings is not provided to the elevators. Not Applicable N/A It is recommended to install car top railings. New 4 – Discretionary N/A 99 15 1 N $9,000


Door Operator Door operator is in serviceable condition, however a closed-loop door operator would provide feedback on the position and speed of elevator doors improving overall reliability.

Fair N/A We recommend replacement of the existing door operator with a new closed-loop door operator within the next 8 to 10 years.


N/A 99 10 1 N $21,000

122 OTHER PROFESSIONAL SERVICES

123 Depreciation Report Updates

Legislation requires updates every 3 years. Not Applicable 2013 Update depreciation report. Study Not Applicable 0 3 3 1 Y $11,000

124 Miscellaneous Engineering Reviews

Periodic reviews of the building envelope and mechanical systems are prudent.

Not Applicable N/A Miscellaneous engineering reviews prior to major renewals.

Study Not Applicable N/A 5 5 1 Y $11,000




APPENDIX D: Capital Plan and Funding Scenarios

of 5

Depreciation report - Capital Plan



CAPITAL PLAN / RESERVE FUND EXPENDITURE FORECAST

2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042

$13,775 $56,250 $54,750 $110,750 $45,250 $217,000 $1,701,500 $24,700 $24,700 $1,718,700 $283,200 $914,117 $33,917 $24,417 $43,750 $54,000 $605,450 $42,450 $112,950 $19,950 $293,200 $1,078,000 $210,000 $0 $11,000 $562,000 $6,259,500 $4,729,500 $35,700 $64,700

1

2 A1010 Standard

Foundations-

concrete

Garage Walls The concrete substructure is expected to last the life of the

building. We recommend a regular repair allowance to

address cracking/leakage .

3 A1010 Standard

Foundations-

concrete

Suspended Slabs The concrete suspended slabs are expected to last the life

of the building. A repair allowance is recommended to

address cracking.

4 B1010

Superstructure

Balcony Slab

Edges

An allowance to address spalls and cracks at slab edges is

recommended ideally in conjunction with exposed

waterproofing membrane.

$126,000 $126,000

5 B1010

Superstructure

Balcony/Roof Deck

Patios Guardrailing

Replace at end of service life. $197,000

6

7 A1030 Slab on Grade Ground Floor -

Parking Garage

(P4)

The slab on grade is expected to last the life of the

complex with regular maintenance. No anticipated capital

expenses.

8 B1010 Suspended

Slabs

Traffic Coating Replace traffic coating at end of service life. Replacement

includes repainting of stalls and traffic lines. Regular

maintenance should include patch repair in high use areas

(typically drive aisles).

$995,000 $995,000

9 B1015 Exterior Stairs

and Fire Escapes

Concrete Stairs Stairs likely to last the life of complex. Handrails and

guardrails may require replacement.

10 C3000 Interior

Finishes

Parking Walls &

Ceilings

Repaint the walls and ceilings every 10 to 15 years. $175,000 $175,000

11 B1010 Floor

Construction

Bicycle Storage

Rooms

An allowance for recoating the floors is recommended. $30,000 $30,000

12 B2034 Man Doors Likely they last the life of the complex. No capital

replacements anticipated.

13 B2034 Overhead

Door-Metal

Parkade Entrance Replace them as they fail. Replacing includes the

operating system as well as the door itself.

$16,000

14

15 B2010 Exterior Wall

Construction-Metal

Metal Panel

Cladding

The metal cladding assembly has a lifespan of 40 years.

Replace at end of expected service life.

$105,000


Construction

Brick Veneer

Cladding

The brick masonry is expected to last the life of the

building; however, an allowance is recommended for

localized repairs of damaged bricks, repointing mortar and

re-sealing.

$195,000 $195,000


Construction

The transition from skylight to the wall should be modified

to allow the collection of all roof (skylight) rain loads via

gutters and rainwater leaders to the lower surfaces. These

walls should be further reviewed to determine if these

excessive water loads have caused any issues with the

cladding or assembly. We recommend to include two other

skylights and the brick walls below them in this review.


Construction-

Sealants

Windows, Doors Replace sealants at end of service life. $168,000 $168,000


Construction-

Flashings

Replace flashings at the same time as associated

assembly replacement. The cost has been included in the

respected components.

20 B2020 Exterior

Windows

Aluminum

Windows

Likely to last the life of the building. No anticipated capital

expenses.

21 Replace at end of expected service life. $2,348,500 $2,348,500

22 Allowance to replace failed IGU's, repair hardware as they

fail. (Typically under warranty for first 10 years.)

$2,348,500 $2,348,500

23 B2020 Exterior

Windows

Punched Windows Replace at end of expected service life in conjunction with

replacement of the window wall system.

$68,000

24 B2030 Exterior Doors-

Storefront

Entrance Replace at end of service life. Repair cost is included in

window wall repair allowance.

$13,000

25 B2030 Exterior Doors-

Glazed Sliding Doors

Balconies & Patios/

Aluminum

Replace at end of expected service life. $271,000

RECOMMENDATIONCOMPONENT

BUILDING ENVELOPE

Row ID Location / Type Recommendation

PARKING GARAGE

Window Wall

System

B2020 Exterior

Windows

STRUCTURE SYSTEM



of 5





2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042

$13,775 $56,250 $54,750 $110,750 $45,250 $217,000 $1,701,500 $24,700 $24,700 $1,718,700 $283,200 $914,117 $33,917 $24,417 $43,750 $54,000 $605,450 $42,450 $112,950 $19,950 $293,200 $1,078,000 $210,000 $0 $11,000 $562,000 $6,259,500 $4,729,500 $35,700 $64,700



STRUCTURE SYSTEM26 B2030 Exterior Doors-

Swing Doors

Replace at end of expected service life. $12,000

27

28 B3010 Roof

Coverings

Tower Roof / PMR Replacement at end of service life includes all associated

work such as flashing replacement and joint sealing. It is

assumed the majority of ballast and insulation will be

reused.

$96,000

29 Roof Decks at

Penthouses

$276,000

30 Roof Decks at

Townhouses Level

$373,000

31 G2040 Site

Development-

Landscaping

Roof Garden Replace the waterproofing membrane at end of expected

service life.

$134,000 $134,000

32 B3010 Roof

Coverings- Liquid

Urethane

Balconies Replace membrane at end of service life. Cost includes

surface preparation and over coating. Good practice would

be to terminate the waterproofing membrane of the

balconies into the cast-in-place drip edge at the outer edge

of the soffit.

$76,000 $76,000

33 B3010 Roof

Coverings

Rain Water Leader/

Metal

Replace rain water leaders at end of service life.

34 B3010 Roof

Coverings

Soffit Repaint soffit as required.

35 B3010 Roof

Coverings- Liquid

Applied

Podium Replace waterproofing membrane at end of typical service

life. Cost includes removal and replacement of all

overburden. Overburden includes plantings and paved

walkways.

$540,000

36 B3010 Roof

Coverings

Skylights Replace at end of service life. $128,000

37 B3010 Roof

Coverings

Canopies Replace at end of service life. $42,000

38

39 C1020 Interior Doors Suite Entries/

Wood

Phased replacement when required. $88,000

40 C3000 Interior

Finishes

Corridor Walls &

Ceilings

Repaint corridors if needed. $74,000 $74,000

41 C3000 Interior

Finishes

Corridors/ Flooring Replace carpets at end of service life. $40,000 $40,000

42 C3000 Interior

Finishes

Lobby An allowance to renew finishes is recommended. $30,000 $30,000

43 C3000 Interior

Finishes

Office Room An allowance to renew furniture.

44 C3000 Interior

Finishes

Lounge Room An allowance to renew furniture, appliances and finishes. $20,000 $20,000

45 C3000 Interior

Finishes

Guest Room An allowance to renew furniture and bathroom finishes.

46 C3000 Interior

Finishes

Gym An allowance to renew equipments and finishes when is

required.

$10,000 $10,000

47 Replace ceramic tiling at end of expected service life. $15,000

48 Repaint the walls and ceiling every 10 years.

49 C3020 Floor Finishes Pool/Whirlpool

Lining

Replace the waterproofing membrane at end of service

life.

$21,000

50 C3000 Interior

Finishes

Bathrooms An allowance to renew finishes as needed.

51 C3000 Interior

Finishes

Dry-Saunas Renew finishes at end of expected service life.

52

53 G2040 Site

Development-

Walkways

No anticipated capital expenses. Walkways over the

podium will be replaced in conjunction with podium

waterproofing membrane replacement.

54 G2040 Site

Development

Aluminum Fences

and Gates

Replace at end of expected service life. It is recommended

to replace them in conjunction with podium waterproofing

replacement.

$38,000

55 G2040 Site

Development

Existing Water

Feature

Replace the waterproofing membrane at end of service

life.

$10,000 $10,000

ROOFING SYSTEM

Pool Area Finishes

Replace waterproofing membrane at end of service life

including all associated work such as cap flashing

replacement and joint sealing. It is assumed to reuse the

majority of the concrete pavers and insulation.

INTERIOR FINISHES

SITE FEATURES

C3000 Interior

Finishes

B3010 Roof

Coverings



of 5





2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042

$13,775 $56,250 $54,750 $110,750 $45,250 $217,000 $1,701,500 $24,700 $24,700 $1,718,700 $283,200 $914,117 $33,917 $24,417 $43,750 $54,000 $605,450 $42,450 $112,950 $19,950 $293,200 $1,078,000 $210,000 $0 $11,000 $562,000 $6,259,500 $4,729,500 $35,700 $64,700



STRUCTURE SYSTEM56 G2040 Site

Development

Abandon Water

Features

Assumed the waterproofing membrane located on the west

side of the property will be replaced in late 2013.

57 MECHANICAL SYSTEMS58 PLUMBING59 D2010 - Plumbing

Fixtures

Throughout

Common Areas

The service lavatory expected to last approximately 30

years.

$23,000

60 D202001 - Domestic

Water Distribution -

Building Repipe

Water Entry Room

and Throughout

Building

Replace the finishes at end of service life. An allowance

has been made for the replacement and re-engineering of

all distribution piping. This amount can be deferred

pending piping condition testing prior to the planned

replacement date.

$1,683,000



Pipes and Fittings

Water Entry Room

and Throughout

Building

Piping condition testing (destructive) is recommended prior

to performing the piping replacement.


Water Distribution:

Valves and Hydrant:

PRV

Pressure Reducing

Valves

PRV's typically last 10-15 years, but the lifespan can be

extended by performing rebuilds during regular

maintenance. Replace at the end of the typical lifespan.

$6,000 $6,000 $6,000 $6,000 $6,000 $6,000



Valves and Hydrants:

Backflow Preventer

Assembly

Double Check

Backflow Preventer

Backflow preventer assemblies have a typical lifespan of

25 years. They must also be regularly inspected as per

local plumbing code. Replace at the end of the typical

lifespan.

$3,750 $3,750 $3,750 $3,750

64 D202003 Plumbing,

Domestic Water

Equipment, Boilers

Water Entry Room

/ Boilers

Median service life of DHW boilers is 8 to 15 years.

Services, including cleaning of boilers, are included in

maintenance contract; replace at end-of life. Repair or

replace the leaking boiler as required.

$15,000 $15,000 $15,000 $15,000


Domestic Water

Equipment, Boilers

Rooftop Mech.

Room / Boilers

Median service life of boilers in DHW service is 8 to15

years. Services, including cleaning of boilers, are included

in maintenance contract; replace at end of service life.

$14,500 $14,500 $14,500 $14,500


Domestic Water

Equipment, Tanks

Rooftop Mech.

Room / HW

Storage Tanks

Perform manufacturer's recommended service and

maintenance (by mechanical maintenance contractor);

replace at end of service life.

$9,667 $9,667 $9,667


Domestic Water

Equipment, Tanks

Water Entry Room

/ HW Storage

Tanks




$9,500 $9,500


Domestic Water

Equipment, Circa

Pumps

Circulation Pumps Perform manufacturer's recommended service and




Domestic Water

Equipment, Booster

Pumps

Water Entry Room

/ Booster Pumps



replace/refurbish when major components start to fail at

end of service life.

$83,000 $83,000

70 D203001 Waste,

Pipe & Fittings

All Areas / Sanitary

Lines

Cast iron pipes in sanitary or storm service can last

anywhere from 40 to 80 years. Expect replacement of

individual compression fittings as they age; cost for

individual fitting repairs are below the threshold of this

report.

71 D204001 Drainage,

Pipe & Fittings

All Areas /

Rainwater

Drainage Lines

Cast iron pipes in sanitary or storm service can last

anywhere from 40 to 80 years. Expect replacement of

individual compression fittings as they age; cost for

individual fitting repairs are below the threshold of this

report.

72 D204004 Drainage,

Equipment

Parkade /Sump

Pump





Other, Irrigation

Exterior Landscape

/ Irrigation System

Expected costs are below the threshold of this report and

are expected to be included in the maintenance budget.

74 D209015 - Pool

Equipment: Pool

Boiler

Main Pool Boiler Pool boilers have a typical lifespan of 15 to 20 years.

Replace at the end of the typical lifespan.

75 D209015 - Pool

Equipment: Pool

Boiler

Spa Boiler Spa boilers have a typical lifespan of 15 to 20 years.


76 D209015 - Pool

Equipment: Pool and

Spa Filters

Filters Sand filters have a typical lifespan of 15 years, with regular


77 D209015 - Pool

Equipment: Pool and

Spa Pumps

Pool Pumps Pool pumps have a typical lifespan of 15 years. Replace at

the end of the typical lifespan.



of 5





2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042

$13,775 $56,250 $54,750 $110,750 $45,250 $217,000 $1,701,500 $24,700 $24,700 $1,718,700 $283,200 $914,117 $33,917 $24,417 $43,750 $54,000 $605,450 $42,450 $112,950 $19,950 $293,200 $1,078,000 $210,000 $0 $11,000 $562,000 $6,259,500 $4,729,500 $35,700 $64,700



STRUCTURE SYSTEM78 D209015 - Pool

Equipment: Pool and

Spa Filters

Water Feature

Filter

Sand filters have a typical lifespan of 15 years, with regular


79 D209015 - Pool

Equipment: Pool and

Spa Pumps

Water Feature

Pumps

Pool pumps have a typical lifespan of 15 years. Replace at


80 D209015 - Pool

Equipment: Pool and

Spa Pumps

Water Feature

Pumps

The strata has decided to upgrade it into a small

landscaping area.

81 D209015 - Pool

Equipment: Pool and

Spa Pumps

Water Feature

Pumps

Pool pumps have a typical lifespan of 15 years. Replace at


82 HVAC SYSTEMS

83 D302002 - Heating

Boilers: MUA Coil

Boiler

Rooftop / MUA Coil

Heating Boiler

Hot water boilers have a typical lifespan of 20 to 25 years.


$24,000 $24,000

84 D302002 - Heating

Boilers: Heating Coil

Heat Exchanger

Pool Mech. Room /

Heat Exchanger

Heat exchangers have a typical lifespan of 20 to 25 years.


85 D302006 - Heat

Generating Systems:

Electric Baseboards

Common Areas The baseboard heaters are in good condition and can be

replaced as required based on surface damage.

$2,200 $2,200 $2,200 $2,200 $2,200

86 D303002 HVAC,

Cooling Direct

Expansion

Gym / Cooling Perform manufacturer's recommended service (by

mechanical contractor); replace/refurbish at the end of

service life.

87 D303007 HVAC,

Exhaust and Supply

System

Parkade / Exhaust

and Supply Fans


maintenance (by mechanical maintenance contractor), this

should include the testing and calibration of the CO

sensors by which the fans are controlled; replace or

refurbish at end of service life.

$10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000

88 D303007 HVAC,

Exhaust System

Parking Level

Spaces / Exhaust

Fans




$3,200 $3,200 $3,200 $3,200 $3,200 $3,200 $3,200

89 D304008 HVAC, Air

Handling Units

Rooftop / Makeup

Air Unit




$25,000 $25,000

90 D304008 HVAC, Air

Handling Units

Pool / HRV's Perform manufacturer's recommended service and



$17,000 $17,000

91 D3090 - Other HVAC

Equipment: CO

Sensors

CO Sensors CO sensors have a typical lifespan of 15 years. Replace at


$3,250 $3,250 $3,250 $3,250 $3,250 $3,250 $3,250 $3,250

92 FIRE PROTECTION SYSTEMS

93 D401002 Sprinkler

Water Supply

Equipment and

Piping

Fire Pump Room /

Sprinkler Valves

Ensure that all these valves and valve assemblies are

inspected, maintained, and tested per NFPA 25. Replace

or refurbish components as they fail.

$11,500 $11,500 $11,500 $11,500 $11,500 $11,500 $11,500 $11,500


Water Supply

Equipment and

Piping

All Areas /

Sprinklers and

Sprinkler Piping

Ensure that water flow tests and internal pipe inspections

are performed per NFPA 25. Pipes and sprinklers as a

system should last in excess of 40 years, but a repair

allowance for annual repairs after 25 years is

recommended.


Water Supply

Equipment and

Piping

Fire Pump Room /

Fire Pump

Ensure that components and system are inspected,

maintained, and tested per NFPA 20 and 25. Electric fire

pumps run during tests and emergency situations only, as

such, a well maintained fire pump system should last in

excess of 30 years. Replacement of system at 30 years is

assumed.

$58,000

96 OTHER MECHANICAL

97 G306004 Liquid Fuel

Storage Tanks

Generator Room /

Diesel Tank

Tank should last in excess of 40 years, replacement at year

40 is assumed.

98 ELECTRICAL SYSTEMS99 D5010 - Electrical

Service and

Distribution

High Voltage

Switchgear

Replace switchgear and disconnect switches. With proper

maintenance may survive age of the building. Regular

cleaning (every 5 years) and infrared scanning is

recommended.

$105,000

100 D5010 - Electrical

Service and

Distribution

Main High-voltage

Transformer

Replace transformer at the end of the service life. With

proper maintenance may survive age of the building.

Regular cleaning (every 5 years) and infrared scanning is

recommended.

$53,000


Service and

Distribution

Main Building

Switch Gear




recommended.

$37,000



of 5





2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042

$13,775 $56,250 $54,750 $110,750 $45,250 $217,000 $1,701,500 $24,700 $24,700 $1,718,700 $283,200 $914,117 $33,917 $24,417 $43,750 $54,000 $605,450 $42,450 $112,950 $19,950 $293,200 $1,078,000 $210,000 $0 $11,000 $562,000 $6,259,500 $4,729,500 $35,700 $64,700



STRUCTURE SYSTEM102 D5010 - Electrical

Service and

Distribution

Main Building

Switch Gear




recommended.

$48,000


Service and

Distribution

Emergency

Distribution

Replace transfer switches at end of service life. Regular

maintenance is required.

$32,000


Service and

Distribution

Miscellaneous

Electrical

Equipment

Replace panels at end of service life. With proper



recommended.

$32,000


Service and

Distribution

Electrical

Equipment

With proper maintenance may survive age of the building.

Cleaning, maintaining and infrared scanning is

recommended within next 2 years and every 5 years

thereafter.


Service and

Distribution

Metering Centers Replace metering combos (excluding electrical meters). $46,000


Service and

Distribution

Residential Load

Centers

Replace load centers inside apartment units as they fail. $113,000

108 D5020 - Lighting and

Branch Wiring

Building Indoor

Lighting System

Replace lighting fixtures at the end of service life. Lighting

technology changes and new type of energy efficient

lighting appears on market. LED type lighting is becoming

more and more affordable every year. We recommend

performing of energy study before replacement.

$32,000 $32,000

109 D5030 -

Communications and

Security

Security System Condition of monitoring/recording equipment is good and

may require periodic maintenance. As with most electronic

equipment, its lifespan can be estimated to be

approximately 15 years, as advances in technology will

make the system obsolete and it will become difficult to

source replacement parts.

$16,000 $16,000

110 D5030 -

Communications and

Security

Security System Condition of enter panels are good and may require

periodic maintenance. As with most electronic equipment,

their lifespan can be estimated to be approximately 15

years, as advances in technology will make the system

obsolete and it will become difficult to source replacement

parts.

$11,000 $11,000

111 D5030 -

Communications and

Security

Telephone and TV

cable

Maintenance and replacement of the equipment by service

provider. No capital expenses anticipated.

112 D5040 - Other

Electrical Systems

Back up Power Replace generator at the end of the service life. Require

regular testing and maintenance.

$105,000

113 D5040 - Other

Electrical Systems

Fire Alarm Panel Fire alarm panel is in working condition and require

periodic maintenance. As with most electronic equipment,

its lifespan can be estimated to be approximately 15 years,

as advances in technology will make the system obsolete

and it will become difficult to source replacement parts.

$32,000 $32,000

114 ELEVATORS115 D1010 - Passenger

Elevators

Code and

Vandalism

Budget for code changes and general repairs for

vandalism at 5 year intervals.

$11,000 $11,000 $11,000 $11,000 $11,000

116 D1010 - Passenger

Elevators

Machine Room

Cooling

Additional machine room cooling (air conditioning) should

be provided in the next 12 months.


Elevators

Car Door Restrictor While it is not mandatory on existing installations, we

recommend to provide car door restrictor as a safety

enhancement. The cost for this would be negligible if

performed in conjunction with a major control

modernization.


Elevators

Barrier-Free

Access

While not mandatory to modify existing elevators, barrier-

free upgrades are recommended within the next two to

three years.


Elevators

Equipment

Guarding

While not mandatory to provide greater safety for workers,

upgrades are recommended.


Elevators

Car Top Railings It is recommended to install car top railings.


Elevators

Door Operator We recommend replacement of the existing door operator

with a new closed-loop door operator within the next 8 to

10 years.

122 OTHER PROFESSIONAL SERVICES

123 Depreciation Report

Updates

Update depreciation report. $13,775 $11,000 $11,000 $11,000 $11,000 $11,000 $11,000 $11,000 $11,000 $11,000

124 Miscellaneous

Engineering Reviews

Miscellaneous engineering reviews prior to major

renewals.

$11,000 $11,000 $11,000 $11,000 $11,000



Depreciation report


Assumed Interest Rate 2.0%

Assumed Inflation Rate 2.0%

Reserve Fund Balance at Start of 2013 Fiscal Year $317,432

Present Annual Contribution to the Reserve Fund $20,000

Minimum Reserve Fund Balance ($211,364)

Year

Ending

In

Opening

Balance

Annual

Contribution

*

Percent

Increase over

Previous

Year

Other

Contribution

**

Estimated

Future Inflated

Expenditures

***

Projected

Interest

Earned

Closing

Balance

Average

Contribution Per

Unit

2013 $317,432 $20,000 $13,775 $6,411 $330,068 $93

2014 $330,068 $20,400 2.0% $57,375 $6,232 $299,324 $95

2015 $299,324 $20,808 2.0% $56,962 $5,625 $268,796 $97

2016 $268,796 $21,224 2.0% $30,000 $36,877 $5,219 $288,362 $238

2017 $288,362 $21,649 2.0% $30,000 $48,980 $5,494 $296,525 $240

2018 $296,525 $22,082 2.0% $2,100,000 $661,896 $0 $1,756,710 $9,870

2019 $1,756,710 $22,523 2.0% $1,578,880 $19,571 $219,924 $105

2020 $219,924 $22,974 2.0% $20,000 $28,373 $4,344 $238,870 $200

2021 $238,870 $23,433 2.0% $28,940 $4,722 $238,085 $109

2022 $238,085 $23,902 2.0% $2,050,000 $42,665 $4,574 $2,273,896 $9,646

2023 $2,273,896 $24,380 2.0% $320,000 $342,172 $42,300 $2,318,404 $1,602

2024 $2,318,404 $24,867 2.0% $1,200,000 $3,245,974 $14,157 $311,455 $5,697

2025 $311,455 $25,365 2.0% $43,015 $6,053 $299,858 $118

2026 $299,858 $25,872 2.0% $31,586 $5,940 $300,085 $120

2027 $300,085 $26,390 2.0% $57,727 $5,688 $274,435 $123

2028 $274,435 $26,917 2.0% $80,079 $4,957 $226,231 $125

2029 $226,231 $27,456 2.0% $880,000 $852,431 $0 $281,255 $4,221

2030 $281,255 $28,005 2.0% $79,744 $5,108 $234,624 $130

2031 $234,624 $28,565 2.0% $120,000 $52,774 $4,450 $334,866 $691

2032 $334,866 $29,136 2.0% $7,940 $6,909 $362,971 $136

2033 $362,971 $29,719 2.0% $400,000 $1,004,055 $0 ($211,364) $1,999

2034 ($211,364) $30,313 2.0% $1,600,000 $1,006,857 $0 $412,092 $7,583

2035 $412,092 $30,920 2.0% $300,000 $338,260 $5,168 $409,920 $1,539

2036 $409,920 $31,538 2.0% $13,877 $8,375 $435,956 $147

2037 $435,956 $32,169 2.0% $31,847 $8,722 $445,000 $150

2038 $445,000 $32,812 2.0% $900,000 $59,554 $8,633 $1,326,891 $4,339

2039 $1,326,891 $33,468 2.0% $6,600,000 $7,472,314 $0 $488,045 $30,853

2040 $488,045 $34,138 2.0% $4,000,000 $4,137,151 $0 $385,031 $18,763

2041 $385,031 $34,820 2.0% $77,476 $7,274 $349,650 $162

2042 $349,650 $35,517 2.0% $130,525 $6,043 $260,686 $165

TOTALS $811,362 $20,550,000

30 Year Reserve Fund Cash Flow Table

Scenario 1 - FINAL - November 12, 2013Current Contribution (Fully Funded by Other Contribution)

*** Expenditures are presented as future dollars (based on 2% inflation), and are considered Class D estimates (+/-50%)

** Total Other Contributions refers to other contributed amounts including special assessments or surplus funds transferred from other

sources (i.e. operating budget or contingency fund).

* The term "annual contribution" refers to the amount contributed each year to the reserve fund from the monthly expenses.

Depreciation report






Minimum Reserve Fund Balance $204,209

Year

Ending

In

Opening

Balance

Annual

Contribution

*

Percent

Increase over

Previous

Year

Other

Contribution

**

Estimated

Future Inflated

Expenditures

***

Projected

Interest

Earned

Closing

Balance

Average

Contribution Per

Unit

2013 $317,432 $20,000 $13,775 $6,411 $330,068 $93

2014 $330,068 $25,000 25.0% $57,375 $6,278 $303,970 $116

2015 $303,970 $31,250 25.0% $56,962 $5,822 $284,081 $145

2016 $284,081 $39,063 25.0% $36,877 $5,703 $291,970 $182

2017 $291,970 $48,828 25.0% $48,980 $5,838 $297,656 $227

2018 $297,656 $61,035 25.0% $510,000 $661,896 $0 $206,795 $2,656

2019 $206,795 $76,294 25.0% $1,500,000 $1,578,880 $0 $204,209 $7,332

2020 $204,209 $95,367 25.0% $28,373 $4,754 $275,958 $444

2021 $275,958 $119,209 25.0% $28,940 $6,422 $372,649 $554

2022 $372,649 $149,012 25.0% $42,665 $8,516 $487,512 $693

2023 $487,512 $186,265 25.0% $342,172 $8,191 $339,796 $866

2024 $339,796 $189,990 2.0% $2,950,000 $3,245,974 $0 $233,812 $14,605

2025 $233,812 $193,790 2.0% $43,015 $6,184 $390,771 $901

2026 $390,771 $197,665 2.0% $31,586 $9,476 $566,327 $919

2027 $566,327 $201,619 2.0% $57,727 $12,765 $722,984 $938

2028 $722,984 $205,651 2.0% $80,079 $15,715 $864,272 $957

2029 $864,272 $209,764 2.0% $852,431 $10,859 $232,463 $976

2030 $232,463 $213,959 2.0% $79,744 $5,991 $372,670 $995

2031 $372,670 $218,239 2.0% $52,774 $9,108 $547,243 $1,015

2032 $547,243 $222,603 2.0% $7,940 $13,092 $774,998 $1,035

2033 $774,998 $227,055 2.0% $1,250,000 $1,004,055 $7,730 $1,255,729 $6,870

2034 $1,255,729 $231,597 2.0% $1,006,857 $17,362 $497,831 $1,077

2035 $497,831 $236,228 2.0% $338,260 $8,936 $404,735 $1,099

2036 $404,735 $240,953 2.0% $13,877 $10,365 $642,177 $1,121

2037 $642,177 $245,772 2.0% $31,847 $14,983 $871,084 $1,143

2038 $871,084 $250,688 2.0% $59,554 $19,333 $1,081,551 $1,166

2039 $1,081,551 $255,701 2.0% $6,500,000 $7,472,314 $0 $364,938 $31,422

2040 $364,938 $260,815 2.0% $3,750,000 $4,137,151 $0 $238,602 $18,655

2041 $238,602 $266,032 2.0% $77,476 $6,658 $433,816 $1,237

2042 $433,816 $271,352 2.0% $130,525 $10,085 $584,728 $1,262

TOTALS $5,190,796 $16,460,000


Scenario 2 - FINAL - November 12, 201310 Year Increase + Other Contributions as Required





Depreciation report






Minimum Reserve Fund Balance $209,351

Year

Ending

In

Opening

Balance

Annual

Contribution

*

Percent

Increase over

Previous

Year

Other

Contribution

**

Estimated

Future Inflated

Expenditures

***

Projected

Interest

Earned

Closing

Balance

Average

Contribution Per

Unit

2013 $317,432 $20,000 $13,775 $6,411 $330,068 $93

2014 $330,068 $40,000 100.0% $57,375 $6,428 $319,120 $186

2015 $319,120 $80,000 100.0% $56,962 $6,613 $348,771 $372

2016 $348,771 $160,000 100.0% $117,529 $7,400 $398,643 $744

2017 $398,643 $168,000 5.0% $48,980 $9,163 $526,826 $781

2018 $526,826 $176,400 5.0% $250,626 $9,794 $462,394 $820

2019 $462,394 $185,220 5.0% $1,500,000 $1,916,165 $0 $231,448 $7,838

2020 $231,448 $194,481 5.0% $28,373 $6,290 $403,847 $905

2021 $403,847 $204,205 5.0% $28,940 $9,830 $588,941 $950

2022 $588,941 $214,415 5.0% $1,460,000 $2,054,006 $0 $209,351 $7,788

2023 $209,351 $225,136 5.0% $150,000 $357,409 $2,864 $229,942 $1,745

2024 $229,942 $236,393 5.0% $900,000 $1,136,589 $0 $229,746 $5,286

2025 $229,746 $248,213 5.0% $43,015 $6,647 $441,591 $1,154

2026 $441,591 $260,623 5.0% $31,586 $11,122 $681,751 $1,212

2027 $681,751 $273,654 5.0% $57,727 $15,794 $913,472 $1,273

2028 $913,472 $287,337 5.0% $86,136 $20,281 $1,134,955 $1,336

2029 $1,134,955 $301,704 5.0% $831,153 $17,405 $622,910 $1,403

2030 $622,910 $316,789 5.0% $59,440 $15,032 $895,291 $1,473

2031 $895,291 $332,629 5.0% $161,320 $19,619 $1,086,218 $1,547

2032 $1,086,218 $349,260 5.0% $29,063 $24,926 $1,431,341 $1,624

2033 $1,431,341 $366,723 5.0% $450,539 $27,789 $1,375,313 $1,706

2034 $1,375,313 $385,059 5.0% $80,000 $1,633,888 $15,018 $221,502 $2,163

2035 $221,502 $404,312 5.0% $324,656 $5,227 $306,385 $1,881

2036 $306,385 $424,528 5.0% $0 $10,373 $741,285 $1,975

2037 $741,285 $445,754 5.0% $17,693 $19,106 $1,188,453 $2,073

2038 $1,188,453 $468,042 5.0% $922,021 $19,229 $753,703 $2,177

2039 $753,703 $491,444 5.0% $5,550,000 $6,544,738 $0 $250,409 $28,100

2040 $250,409 $516,016 5.0% $3,550,000 $4,064,097 $0 $252,328 $18,912

2041 $252,328 $541,817 5.0% $62,155 $9,843 $741,833 $2,520

2042 $741,833 $568,908 5.0% $114,897 $19,377 $1,215,221 $2,646

TOTALS $8,887,060 $13,190,000






Aggressive Initial Contribution + Gradual Increase + Other Contribution as RequiredScenario 3 - FINAL - November 15, 2013

Depreciation report


Current Fiscal Year 2013

From January 1, 2013 to December 31, 2013 Number of Units

215Operating Budget $794,782

Minimum Balance $198,696 (25% of Operating Budget)

Scenario 1

2013 2014 2015 2016


% Increase n/a 2.0% 2.0% 2.0%



Total Other Contributions** $0 $0 $0 $30,000

Average Other Contribution per Unit $0.00 $0.00 $0.00 $139.53

Scenario 2

2013 2014 2015 2016


% Increase n/a 25.0% 25.0% 2.0%



Scenario 3

2013 2014 2015 2016


% Increase n/a 100.0% 100.0% 100.0%



Summary of Funding Scenarios


*Annual Reserve Contribution refers to the amount contributed each year to the reserve fund from the monthly

common expenses.

** Total Other Contributions refers to other contributed amounts including special assessments or surplus

funds transferred from other sources (i.e. operating budget or contingency fund).

This Scenario shows contribution increases due to inflation only. All projects are funded by Other Contributions. The Reserve Fund Balance falls below zero, showing there will not be sufficient funds available to meet the anticipated expenditures for the 30-year period addressed by this study. For details, please see the 30 Year Reserve Fund Cash Flow Table for Scenario 1.

This Scenario is based on the last approved funding plan.

This Scenario shows contribution increases of 25% per year, including inflation, for first 10 years, and increases due to inflation only thereafter. Other contributions are included as required.The Reserve Fund Balance remains positive over the next thirty years, with a minimum balance of approximately $204,209 in fiscal year 2019. For details, please see the 30 Year Reserve Fund Cash Flow Table for Scenario 2.

This Scenario shows contribution increases of 100% per year, including inflation, for 3 years, followed by 5% increases thereafter. Other contributions are included as required. The Reserve Fund Balance remains positive over the next thirty years, with a minimum balance of approximately $200,574 in fiscal year 2035. For details, please see the 30 Year Reserve Fund Cash Flow Table for Scenario 3.


APPENDIX E: General Depreciation Report Information


1

DEPRECIATION REPORT GENERAL INFORMATION

The objective of this study is to provide the Strata Council with sufficient information to enable you to:

a) Set up a schedule for the anticipated repair and replacement of common element items.

b) Set up a special account for major repair items and replacement of common elements and assets of the Corporation.

c) To determine the annual contributions necessary to maintain an adequate balance for the 30 year period of this study.

d) Satisfy the legislation regarding the Strata Property Act 1999 with Amendments July 1, 2000 and December 13, 2011 that requires a depreciation report be completed.

Limitations and Assumptions

This report is intended for the sole use of Strata Corporation LMS 4155, and must not be distributed or used by others without our knowledge (with the exception of disclosure to potential purchasers of LMS 4155). It is based on the documents and information provided to us and the findings at the time of our on-site investigation.

It is a basic assumption that any correspondence, material, data, evaluations and reports furnished by others are free of latent deficiencies or inaccuracies except for apparent variances discovered during the completion of this report.

Unless specifically noted in this report, no testing, verification of operation of systems, physical review of subsurface conditions or concealed systems and components, review of concealed elements, intrusive openings, opening of system components for internal inspection, detailed analysis or design calculations were conducted, nor were they within the scope of this review.

Some of the findings herein are based on a random sampling visual review of the surface conditions, discussions with the Board of Directors and/or their designated representatives, and review of relevant documents. Observations were made only of those areas that were readily accessible during our review. Deficiencies existing but not recorded in this report were not apparent given the level of study undertaken. Components not included have not been reviewed, and if their conditions need to be known, further study will be required.

It is possible that unexpected conditions may be encountered at the building/facility that have not been explored within the scope of this report. Should such an event occur, MH should be notified in order that we may determine if modifications to our conclusions are necessary.

In issuing this report, MH does not assume any of the duties or liabilities of the designers, builders or owners of the subject property. Owners, prospective purchasers, tenants or others who use or rely on the contents of this report do so with the understanding as to the limitations of the documents reviewed and the general visual inspection undertaken, and understand that MH cannot be held liable for damages they may suffer in respect to the purchase, ownership, or use of the subject property.


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Professional judgment was exercised in gathering and analyzing the information obtained and in the formulation of the conclusions. Like all professional persons rendering advice, we do not act as insurers of the conclusions we reach, but we commit ourselves to care and competence in reaching those conclusions. No other warranties, either expressed or implied, are made.

Report Format

A description of the table contents and our approach to assigning ratings is described below:

COLUMN DESCRIPTION

Component ID The component number, as per the ASTM Uniformat II Classification for Building Elements (E1557-09)

Location / Type Where appropriate, we have provided a location or other modifier as needed to assist in identifying the specific component is provided. This may refer to an elevation, floor number, room, or material type.

Description & History A brief description of the component, deficiencies observed by MH (if any), and problems or previous repairs reported by site staff.

Condition Rating We have also provided an overall condition rating for each component, as follows:

Excellent Functioning as intended; as new condition.

Good Functioning as intended; limited (if any) deterioration observed.

Fair Function and operation exhibiting wear or minor deterioration, normal maintenance frequency.

Poor Function and operation failing; significant deterioration and distress observed; increased maintenance attention has been required.

NR Not Reviewed –applicable to concealed systems, such as buried services, or where access was not provided to MH to review a component

NA Not Applicable – applicable to Studies/Reports/Surveys.

Year of Acquisition This is assigned based on available data from drawings or reports, readily accessible nameplate information on equipment, or interviews with site staff. Where the year is not known, MH provides an estimate based on observed condition. Year reflects the fiscal year in which the component was acquired, not necessarily the calendar year.

Recommendation Our recommended approach for reserve fund budgeting.


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COLUMN DESCRIPTION

Type We have categorized the type of expense as follows:

Renewal Replace like with like (typically at end of service life), allowing for changing contemporary standards.

Repair For repairs, typically to extend the life of a component, restore functionality, or for partial replacements of isolated failures.

Contingency For repairs likely to be required where the timing and scope cannot be assessed without additional study; or where failure is unpredictable.

Study Further study is required to assign more accurate repair/replacement costs or timing for a Contingency item.

Upgrade Replace to a higher standard (more efficient, higher quality, etc). Our report may identify upgrades which we believe are worth exploring. In such cases, we have included 0% responsibility since we understand upgrades may not be funded out of the Reserve Fund, and the costs are not considered within the cash-flow.

New For new components added to the Depreciation Report, typically to reflect changing legislation.

Priority A Priority Rating is provided to each Recommendation to assist you with budgeting of expenses, and to assess where deferral of an expense may be appropriate.

1. Immediate: items that require immediate repair or replacement because of either a code deficiency, legislative requirement or a safety concern

2. Restore Functionality: items that currently show signs of failure, requiring repair or replacement to restore functionality in the near future.

3. Future Renewal: items that will require future repair or replacement to maintain functionality (life cycle replacement). Most Reserve Fund Expenses will fall under this category.

4. Discretionary Renewal: items where the timing, scope of work and phasing is at the owner's discretion. This is typically limited to cosmetic issues.


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COLUMN DESCRIPTION

Age in Current Fiscal Year The age at the time of the assessment. Where the exact age is unknown, MH provides an estimate based on observed condition.

Typical Lifecycle Standard lifespan, assuming normal maintenance, based on our experience and manufacturer’s recommendations. A piece of equipment may have a typical lifespan for complete replacement, as well as a typical lifespan for a recommended repair with a much shorter frequency.

A lifecycle of 99 shows a one-time project.

Remaining Life Expectancy

Remaining life of component and/or time to the next major repairs. Based on Age subtracted from Typical Lifespan, but confirmed and adjusted as needed depending on observed condition.

A negative value is used to show phased projects already partially complete.

Years Over Which Project is Phased

Normally projects are completed in one year. Larger projects may be phased over several consecutive years.

Percent Responsibility Our understanding of the Corporation’s responsibility for shared facilities.

Most common elements are budgeted for at 100%, but any exceptions are noted in this column.


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COLUMN DESCRIPTION

Recommended Budget This represents our opinion of probable cost, in current fiscal year dollars, including consulting services (design, tendering and construction review) and contingencies where we believe it is appropriate. The cost for these services can vary significantly depending on the size, scope and degree of complexity of the project. Applicable taxes are also included.

Opinions of probable cost are provided only as an indication of possible cost of remedial work. The repair or replacement costs are based on published construction cost data, recent bid prices on similar work, information provided by the owner, and our professional judgment. More precise opinions of probable cost would require more detailed investigation to define the scope of work.

The costs in this report are typically referred to as Class D estimates (±50%), defined by the Budget Guidelines for Consulting Engineering Services as: “A preliminary estimate which, due to little or no site information, indicates the approximate magnitude of cost of the proposed project, based on the client's broad requirements. This overall cost estimate may be derived from lump sum or unit costs for a similar project. It may be used in developing long term capital plans and for preliminary discussion of proposed capital projects.”

The opinions of probable cost we have presented can vary due to a number of reasons including changing market conditions, availability of newer materials and systems, and increased or decreased scope of work than we have identified.

All opinions of probable cost assume that regular annual maintenance and repairs will be performed to all elements at the facility.

We recommend that costs for consulting services, including design, tendering and construction review, be included in the reserve fund plan. The cost for these services can vary significantly depending on the size, scope and degree of complexity of the project. We have included a variable allowance for consulting fees and contingencies where we believe it is appropriate, and the 5 percent GST. All costs in the Condition Assessment and Reserve Fund Expenditure Forecast tables are identified in CURRENT FISCAL YEAR Canadian dollars.


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COLUMN DESCRIPTION

Capital Plan The tables show MH’s opinion of the probable cost to carry out the recommendations (in current fiscal year dollars) during the planning horizon. The repairs and replacements we have forecasted do not represent a fixed schedule for replacements; repairs or replacements may be required sooner or later than we have anticipated.

The Component Condition Assessment and Capital Plan Expenditure Forecast Table in Appendices C and D show MH’s opinion of the probable cost to carry out the recommendations (in current fiscal year dollars) during the depreciation planning period. The repairs and replacements we have forecasted do not represent a fixed schedule for replacements; repairs or replacements may be required sooner or later than we have anticipated.

Review of the Tables reveals several contingencies that occur in a single year of the study period. Though these repairs and replacements will not all take place in one year, and may not be required at all, it is prudent to budget for such repairs since failure of some components is unpredictable.

Financial Terms, Assumptions and Calculations

Inflation

The Government of Canada and the Bank of Canada inflation-control policy is aimed at keeping inflations at agreed to target values. At present the target range is 1 to 3 per cent, with the Bank's monetary policy aimed at keeping inflation at the 2 per cent target midpoint. This policy has continued to be renewed since implementation in 1991, and currently extends to December 31, 2016.

The total annual estimated expenditures are shown in the Capital Plan in current fiscal year dollars. The expenditures shown in the Cash Flow Table are inflated annually by the inflation percentage show.

In the startup questionnaire, MH requested confirmation of the inflation rate to be used over the course of the study. This may not be the actual current inflation rate, but is a reasonable estimate to begin the long term planning.

Interest

In the startup questionnaire, MH requested confirmation of the interest rate to be used over the course of the study. This may not be the actual rate of interest on the Corporation’s current investments, but is a reasonable estimate to begin the long term planning.

The interest earned on the Reserve Fund for each year is based on a Mid-Year Interest Calculation in accordance with generally accepted accounting practice. Over the 30-year period, the calculated interest is lower than calculating Simple Interest, therefore it is a more conservative method for calculating interest.


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With the Mid-Year Interest Calculation, the interest earned on the Reserve Fund is calculated at the middle of the fiscal year assuming that half the expenses have been taken out of the Reserve Fund and half the annual contribution has been deposited into the Reserve Fund. Therefore, Interest is calculated as follows:

)22

(ributionAnnualContExpenses

lanceStartingBateInterestRaInterest +−×=

Starting Balance

MH requested information regarding the Reserve Fund balance at the start of the current fiscal year in the startup questionnaire. Where appropriate documents are provided, we confirm the opening balance against the financial statements. We assume the Strata Council confirms the starting balance is correct to the best of their knowledge prior to authorizing us to finalize the report.

Contributions

MH requested information regarding the present annual contribution to the Reserve Fund in the startup questionnaire. Where appropriate documents are provided, we confirm the contribution amount against the most recent Notice of Future Funding provided to the Owners. We assume the Strata Council confirms the current annual contribution is correct to the best of their knowledge prior to authorizing us to finalize the report.

Future annual contributions are calculated based on the estimates of life expectancy and opinions of probable cost, Minimum Reserve Fund Balance, and the assumptions for inflation and interest. Sample annual contributions that would result in an adequate Reserve Fund are indicated in the attached Cash Flow Scenarios.

When large expenses are anticipated in the near future and the existing Reserve Fund Balance is relatively low, increases to the annual contribution may not be sufficient. Increasing the annual contribution to an amount that can accommodate the major expenses is typically not considered a suitable funding plan since the Reserve Fund Balance often becomes relatively high for the remainder of the study period. Excess funds in a Reserve Fund cannot be used for any other purpose except for the major repairs and replacements for which they have been budgeted.

In such cases, Other Contributions are considered in the Cash-Flow Plan. These contributions can be in the form of special assessments or surplus funds that the Board has indicated will be available from other sources (i.e. transferred from operating budgets or contingency funds).

Minimum Reserve Fund Balance

MH requests information regarding the desired minimum balance in the startup questionnaire. We assume the Strata Council confirms the minimum balance of the approved scenario is acceptable even if it contradicts original directions provided in the completed questionnaire.

As a guideline, we recommend a minimum balance of 25% of the operating budget, as per Section 6.1 (a)(ii). (See below)


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Requirements Under the Act

Contributions

The Annual Reserve Contribution for the first year of this study was provided by the Strata. Future annual contributions are calculated based on the estimates of life expectancy and opinions of probable cost, Minimum Reserve Fund Balance, and the assumptions for inflation and interest.

Contributions may be limited by the Strata Act as provided by Section 6.1, which indicates that the amount of the annual contribution to the contingency reserve fund must be determined as follows:

(a) if the amount of money in the contingency reserve fund at the end of any fiscal year after the first annual general meeting is less than 25% of the total annual budgeted for the contribution to the operating fund for the fiscal year that has just ended, the annual contribution to the contingency reserve fund for the current fiscal year must be at least the lesser of:

i. 10% of the total amount budgeted for the contribution to the operating fund for the current fiscal year; and

ii. The amount required to bring the contingency reserve fund to at least 25% of the total amount budgeted for the contribution t the operating fund for the current fiscal year.

(b) if the amount of money in the contingency reserve fund at the end of any fiscal year after the first annual general meeting is equal to or greater than 25% of the total annual budgeted for the contribution to the operating fund for the fiscal year that has just ended, additional contributions to the contingency reserve fund may be made as part of the annual budget approval process after consideration of the depreciation report, if any, obtained under section 94 of the Act.

Timing of Studies

The Depreciation Report is a dynamic document that will change over time as repairs/replacements are carried out on the common elements and interest/inflation rates change. The repairs and replacements we have forecasted do not represent a fixed schedule for replacements; repairs or replacements may be required sooner or later than we have anticipated. Similarly, the opinions of probable cost we have presented can vary due to a number of reasons including changing market conditions, availability of newer materials and systems, and increased or decreased scope of work than we have identified. As such, regular updates are necessary to re-assess your needs.

The Corporation is required to complete an update with site Inspection within three years of this study.


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Glossary of Building Terms

The following is a list of terms and abbreviations which may have been used in the report produced for the noted project. All of the terms and abbreviations used are standard within the industry, but the glossary may be of some aid for those not familiar with construction terms.

Air Barrier: An assembly of one or more materials, including joints, that prevents the continuous passage of air, and whatever it contains, between different environments under a difference of pressure.

Ampere (A): The unit of measurement of electric current. The greater the amperage, the larger the size of the conductor required to carry the current.

Annunciator Panel: A lighted panel that provides information about the location of an activated fire alarm in a building, typically located near the main entrance of a building.

Backflow Preventer: A device used in plumbing systems to prevent potentially contaminated water from moving back into the clean water supply.

Bitumen: The term covering numerous mixtures of hydrocarbons such as those found in asphalt and mineral pitch.

Built-Up Roof: Waterproof membrane constructed of multiple felt layers mopped down with bitumen.

Caulking: Material with widely different chemical compositions used to make a seam or joint air-tight or watertight.

CCTV: Closed Circuit Television, a video camera system that transmits video images to specific monitors as opposed to broadcasting the signal over air waves. Typically used in security applications.

CFM Cubic feet per minute, the common unit of air flow measurement.

Cladding: Any material that covers an interior or exterior wall.

Control Joint: Also Movement Joint, a continuous joint in a structure or element, used to regulate the amount of cracking and separation resulting from relative movement.

Condenser: A device used to remove heat from refrigerating equipment by circulating hot refrigerant gas through coils in the unit and blowing outdoor air across the coils with a fan. Cooling the gas causes it to condense back into a liquid.

Cooling Tower: A device used to cool condenser water in a chiller by evaporation. Condenser water is sprayed into the top of the cooling tower. The droplets fall through the tower as air is blown upward through the tower, partly evaporating the droplets, which cools the remaining water. Water leaving the cooling tower is typically 10 degrees cooler than when it entered.

Delamination: A separation along a plane parallel to a surface.

Direct expansion: A refrigeration method in which an air cooling coil contains refrigerant rather than a secondary coolant glycol or brine.


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Drip Edge: A projection detailed to direct water run-off away from the wall or window face below.

Efflorescence: Deposits of salt, usually white, due to the migration of salt-laden (in solution) water through concrete or masonry units.

EPDM: Synthetic rubber membrane usually applied in single-ply applications.

Exhaust Air: Air mechanically removed from a building to reduce the concentration of moisture, cooking odours and other contaminants from the building.

Fan Coil Unit: A device consisting of a fan and water coil that can heat an area by circulating hot water through the coil and cool by circulating chilled water through the coil.

Fire Detector: A fire alarm system component which senses the presence of a possible fire through the presence of smoke particles or heat (i.e. smoke detector, heat detector).

Flashing: A thin waterproof sheet material, flexible or rigid, used to direct water out of, or away from, the structure.

Glazing: A generic term for the transparent, or sometimes translucent, material in a window or door. Often, but not always, glass.

Glazing Bead: A molding or stop around the inside of a frame to hold the glass in place.

Glazing Unit: That part of a window which includes more than one glazing layer sealed around the outside edge to prevent air or moisture from entering the airspace and eliminating dirt and condensation between glazings.

Heat Exchanger: A device used to heat a fluid or gas with another fluid or gas without the two streams coming in direct contact with each other and mixing. For example a radiator heats air using hot water. The air and water circulate through the heat exchanger (the radiator) but do are prevented from coming in contact with each other by the radiator.

Heat Pump: A mechanical device designed to provide both winter heating and summer cooling.

HID: High Intensity Discharge, a generic term for mercury, vapour, metal halide and high pressure sodium light fixtures. Light in these fixtures is produces by an electric arc between two electrodes.

House Panelboard: A panelboard which supplies power to common area loads

Hydronic Heating: A means of heating a space through the use of hot water circulated through heating coils or a radiator in the space

Initiating Device: A fire alarm system component which initiates a fire alarm (i.e. pull station).

Inverted Roof: Where the roof membrane is located below the insulation and ballast (also Protected Membrane Roof).

Joist: One of several parallel, horizontal and relatively closely spaced concrete, wood or steel members directly supporting a floor or roof slab or deck.

kVA: Kilo-Volt-Ampere, the unit used to measure apparent power. This is what is charged by the utility.


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kW: Kilowatt, the unit used to measure real power. This is power that is actually used by the customer.

Lintel: A horizontal structural support above an opening in a wall.

Makeup Air: Fresh, outdoor air that is mechanically introduced to a building to make up for the air removed from buildings by exhaust systems.

Panelboard: A component of an electrical distribution system which divides an electrical power feed into subsidiary circuits, while providing a protective fuse or circuit breaker for each circuit all contained in a common enclosure.

Refractory: A ceramic insulating material used in boilers and similar equipment because it can withstand very high temperatures.

Retaining Wall: A wall constructed to hold back earth, water or other backfill.

Riser: Pipes or ductwork used to transport water, effluent, air or service cables vertically through a multi-storey building for distribution of services.

Roof Structural Deck: An elevated platform consisting of a variety of materials such as wood planks or metal pans, often supported by structural joists, beams and columns made of steel or wood, all structurally designed to support loads such as a roofing system.

Scaling: A degradation of the surface of a concrete element, consisting of local flaking or peeling away of the near-to-surface sand and cement portion of hardened concrete or mortar.

Sealant: A flexible material used on the inside (or outside) of a building to seal gaps in the building envelope in order to prevent uncontrolled air infiltration and exfiltration.

Sealed Units: Two pieces (lites) of glass sealed around the perimeter, increasing the thermal resistance of the window.

Shear Wall: A wall that resists horizontal forces applied in the plane of the wall, usually due to wind or seismic effects (also Flexural Wall).

Signaling Device: A fire alarm system component which visually or audibly alarms (i.e. bell, strobe).

Slab-on-Grade: A concrete floor slab placed directly on compacted fill and deriving its support from this fill (also Slab-on-Ground).

Spall: A fragment of concrete or masonry detached from a larger mass by a blow, weather action, internal pressure, or efflorescence within the mass (sub flourescence).

Stucco: A finish consisting of cement plaster, used for coating exterior building surfaces.

Switchboard: A board or panel equipped with apparatus for controlling the operation of a system of electric circuits.

Terminal Board: An insulating base on which terminals for wires or cables have been mounted

Thermographic Scanning: Also known as infra-red scanning. A photograph that detects hot spots of electrical equipment or temperature differences at building surfaces.


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Tuckpointing: Also Repointing, the process of removing deteriorated mortar from the joints of masonry and replacing it with new mortar.

Uninterruptible Power Supply: A power electronic device primarily used as a back-up power source for computers and computer networks to ensure on-going operation in the event of a power failure. Sophisticated units also have power conditioning and power monitoring features.

Vapour Barrier: A material or combination of materials having a high resistance to water vapour diffusion, used to separate a high water vapour pressure environment from a low water vapour pressure environment.

Vent: An opening placed in a facing wall or window assembly to promote circulation of air within a cavity behind the facing, usually to encourage drying of the cavity and/or to moderate the pressure across the facing.

Volt (V): A unit of potential energy equal to the potential difference between two points on a conductor carrying a current of 1 ampere.

VRLA Valve Regulated Lead-Acid, low maintenance batteries which use much less battery acid than traditional lead-acid batteries typically used in UPS applications.

Weather-strip A strip of material placed around an operating window or door to reduce air leaks.

Weephole: An opening placed in a wall or window assembly to permit the escape of liquid water from within the assembly. Weepholes can also act as vents.

Weeping Tiles: Drainage pipes placed at the base of foundation walls.

Window: A manufactured assembly of a frame, sash, glazing and necessary hardware, made to fit an opening in a wall.

• Window sill: horizontal member at the base of a window opening

• Window head: horizontal member at the top of a window opening

• Window jamb: either of the vertical members at the sides of a window opening

• Mullion: vertical member between glazed units

• Rail: horizontal member between glazed units

• Glazing: The glass portion of the window

• IGU: Insulated glazing unit. Double or triple panes of glass sealed together to provide insulation value. The still gas between the panes acts as the insulation.

• Condensation track: a channel at the interior sill level of the window intended to intercept small amounts of water condensing on the interior surface of the glass.


APPENDIX F: Photographs

La Mesa - Photos

Morrison Hershfield

1

SS01 SS02

SS03 SS04

SS05 SS06

La Mesa - Photos

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PG01 PG02

PG03 PG04

PG05 PG06

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3

BE01 BE02

BE03 BE04

BE05 BE06

La Mesa - Photos

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BE07 BE08

BE09 BE10

BE11 BE12

La Mesa - Photos

Morrison Hershfield

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BE13 BE14

RS01 RS02

RS03 RS04

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6

RS05 RS06

RS07 RS08

RS09 RS10

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RS11 IF01

IF02 IF03

IF04 IF05

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IF06 IF07

IF08 IF09

SF01 SF02

La Mesa - Photos

Morrison Hershfield

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SF03 SF04

SF05 SF06

SF07 SF08

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Morrison Hershfield

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MS01 MS02

MS03 MS04

MS05 MS06

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MS07 MS08

MS09 MS10

MS11 MS12

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MS13 MS14

MS15 MS16

MS17 MS18

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MS19 MS20

MS21 MS22

MS23 MS24

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MS25 MS26

MS27 ES01

ES02 ES03

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ES04 ES05

ES06 ES07

ES08 ES09

La Mesa - Photos

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ES10 ES11

ES12


APPENDIX G: Elevators

KJA C o n s u l t a n t s I n c .

Table of Contents

1. INSPECTION SUMMARY ........................................................................................ 1

2. EQUIPMENT DESCRIPTION ................................................................................... 3

3. RECOMMENDED OR REQUIRED WORK .............................................................. 4

4. PHOTOS .................................................................................................................. 7


Elevator Depreciation Study page 1 The Savoy - 928 Richards Street, Vancouver, BC V109222.doc

1. Inspection Summary On July 31, 2013, we performed an Elevator Depreciation Study of the vertical transportation equipment located at The Savoy (928 Richards Street) in Vancouver, BC. The purpose of the inspection was to review the condition of the major components and to provide recommendations for repairs, capital upgrades, and potential modernization work. KJA did not inspect or test the safety features of the equipment and did not check the equipment for compliance with requirements of the regulating authorities. The elevating equipment at The Savoy (928 Richards Street) consists of one group of two overhead geared traction passenger elevators. The elevators were installed by Richmond Elevator circa 1999. The elevators are currently maintained by Richmond. We assume that the elevators are presently being maintained under the terms of contractor prepared full service maintenance agreement. A typical contractor prepared agreement covers the replacement of major components in addition to the labour and materials necessary for ongoing repairs, adjustment and preventative maintenance work. Typically, entrances and cab finishes are excluded. This contract may contain an obsolescence clause, which states that the contractor can forward costs for parts no longer available from usual sources to the Owner. While this wording is quite common (when the agreement is written by the contractor) the costs forwarded to the Owners can be unpredictable. We are assuming that repairs required due to accidents or “Acts of God” (flood, fires, etc) are covered by insurance. The maintenance logs located in the machine room indicate that the contractor is visiting the site on a monthly basis. However, the annual and five-year maintenance tasks as required by the B44.2-07 code are not all signed as complete. The door force and emergency light tasks are overdue and have last been completed in 2011 and 2007, respectively. The governor pull through test is overdue and has not been completed since 2007. The rotating mechanical and electrical equipment in the machine room appears to be operating well with no vibrations or unusual noises noted. The BCSA issued a Safety Order (SO-L1 090220 2) on February 20, 2009 regarding the controller and drive equipment installed at this site. The manufacturer of the equipment has identified an issue regarding overheating of components which may result in a fire in the controller cabinet. In this Safety Order, the BCSA outlined specific work which was required to be completed prior to April 30, 2009. The maintenance contractor should provide written confirmation of completion of this work and submission of the related BCSA confirmation documentation.



While we did not perform a detailed maintenance inspection, we did note the following which should be forwarded to the maintenance contractor for correction:

• [B] The in-car phone does not work. There is audible feedback related to the acceleration of the elevator, which may be correlated with the malfunction.

• [A, B] The levelling tolerance of this equipment is poor. We noted levelling to be consistently +/- ½” at the upper and lower floors. The levelling operation should be reviewed and adjusted, as this equipment is capable of achieving levelling within +/- ¼”.

• [A, B] There is excessive noise and vibration produced during full speed travel. Most notably for B which has quite substantial horizontal vibrations and rattly car doors as a result of the vibrations. The car roller guides should be reviewed and serviced as necessary.

• [A, B] The in-car fan does not work. • [A, B] The pit is dirty and contains a significant amount of debris.

Additionally, during our inspection we noted a wall temperature of 33°C and the ventilation system did not function at any thermostat setting. As this would be typically excluded from any elevator maintenance contract, this should be corrected by others as required. As previously noted above, the manufacturer of this equipment has issued a technical bulletin and the BCSA has issued a Safety Order regarding overheating of this equipment resulting in higher than expected rates of failure. In addition to confirmation that the necessary corrective work has been completed to address safety concerns of the BCSA, we recommend immediate correction of the ventilation system to ensure a suitable operating environment for reliable elevator operation. As the exhaust fan ventilation system currently installed, we were unable to confirm if its cooling capabilities were adequate for this installation. Upon correction of the ventilation system, should it be determined the current cooling system is insufficient for this application we recommend consideration be given to installation of a thermostat controlled air conditioning system. This work would typically be performed by others. Later in this report we have listed upgrades that may be considered or required over the next 30 years. Short of these items, we do not anticipate any immediate major problems that would require capital expenditures.



2. Equipment Description Number of elevators ........................................................................................................ 2 Building designation ................................................................................................... A, B Installation number ...................................................................................... 18591, 18592 Usage .............................................................................................................. passenger Manufacturer ..................................................................................................... Richmond Date installed .................................................................................................... circa 1999 Maintenance contractor ..................................................................................... Richmond Capacity (lbs) ............................................................................. Car 1: 2000, Car 2: 2500 Floors served .................................................................................. P4 – P1, L, 2 – 28, 32 Contract speed (feet per minute) ................................................................................. 450 Governor tripping speed (feet per minute) ............................ 568 (Hollister Whitney #205) Controller model ......................................................................... Virginia Controls MVFCL Machine type ................................................................... Hollister Whitney 64OH, geared Motor type ................................................ Vector Drive, A: 326T 30hp, B: 364T 40hp, AC Drive method ............................................................... geared traction (5 x 5/8” wire rope) Drive type ............................... Baldor 18H Series AC Flux Vector Drive, non-regenerative Auxiliary brake ........................................... Hollister Whitney, A: 620, B: 622, rope gripper Roping ratio ........................................................................................ 1:1, single wrapped Compensation ....................................................................................... 1 x jacketed chain Door type ................................................................................. single-speed side-opening Door operator ..................................................................................................... ECI 895N Car door restrictor ......................................................................................... not provided Hall door interlock ............................................................................................... GAL MO Hall door safety retainers ............................................. Beckett upper and lower retainers Door protection ................................................................................... infrared multi-beam Door dimensions (w x h) ..................................................................................A: 36" x 84” ........................................................................................................................ B: 42” x 84” Cab dimensions (w x d x h) .................................................................. A: 68” x 51” x 108”

............................................................................................................. B: 79” x 51” x 108” Car guide .......................................................................... 10” spring-loaded roller guides Counterweight guide ........................................................... 3” spring-loaded roller guides Car operating panels .......................................................................................... main only Arrival signal ..................................................................... in-car lanterns and dual gongs Car / Hall position indicator: .............................................. digital in COP / digital at floor L Communication ........................................................................................... corded phone Firefighters' Emergency Operation ................................................ Phase I and II provided Emergency power ................................................................................. building generator Security ............................................................................. proximity FOB reader provided



3. Recommended or Required Work The typical elevator “full maintenance” contract covers the replacement of major components in addition to the labour and materials necessary for ongoing repairs, adjustment and preventative maintenance work. Entrances, cab finishes and buried cylinders are normally excluded. As long as full maintenance is purchased the only additional costs to the Owner, during the first twenty to thirty years of use, should be for malicious damage and repairs to the elevator cabs and entrances. We are assuming that repairs required due to accidents or “Acts of God” (flood, fire, etc.) are covered by insurance. The costs noted are budget figures only, are based on the current market and are in present dollars. The actual costs may vary depending on the time of tendering, the actual detailed scope of work and market conditions. The figures listed below do not include work required by other trades in conjunction with the elevator work. A summary of potential required elevator upgrades and/or repairs outside of the scope of normal maintenance, as well as work that is recommended is as follows: Required Short Term Work (Years 1 - 5):

Code Changes - Code requirements have become more onerous over the past decade and the interval between code changes has decreased. For that reason, we recommend budgeting funds at five year intervals to address code changes. Without being able to pinpoint these changes, it is reasonable to expect that they would require in the area of $3,000 per device every five years. Vandalism - We recommend budgeting funds to repair vandalism - principally damage to exposed finishes and fixtures. No precise figure can be assigned since much depends on the location and environment but we suggest allowing a figure of $2,000 per unit every five years. Machine Room Cooling - Presently the only form of machine room cooling is a ceiling mounted exhaust fan (currently non-functional). Should it be determined the current level of machine room cooling is inadequate for this equipment, additional machine room cooling (air conditioning) should be provided in the next 12 months. This work would normally not be performed by the elevator contractor. The cost for this would be in the area of $5,000.

Required Mid Term Work (Years 6 - 15):

None Required Long Term Work (Years 16 - 30):

None



Recommended Short Term Work (Years 1 - 5): Addition of a Car Door Restrictor - There is currently no car door restrictor provided. The addition of a car door restrictor would prevent the car door from being manually opened by more than 100 mm, except when the car is within the unlocking zone (extending at least 17 mm above and below the landing floor level, and possibly as much as 450 mm). This safety device reduces the risk of people falling down the hoistway while attempting to exit a stalled elevator. The Safety Code for Elevators (B44) requires a car door restrictor on all new installations. While it is not mandatory on existing installations, we believe it is a desirable safety enhancement. It is also possible that this Code requirement will be made retroactive at some point in the future. We recommend budgeting in the area of $3,000 per elevator to perform this work within the next one to two years. The cost for this would be negligible if performed in conjunction with a major control modernization. Barrier-Free Access Recommendations - The elevating equipment does not meet barrier-free access requirements, as listed in the Safety Code for Elevators (B44 Appendix E). It should be noted that it is not currently mandatory to modify existing buildings to comply with barrier-free access requirements, although in some provincial jurisdictions (Ontario, for example) the building codes have incorporated this requirement for new buildings. It is also probable that this requirement will be enforced for new buildings in other jurisdictions throughout Canada. To conform, the following would need to be provided:

• Provision of a voice synthesizer for floor annunciation;

The cost for this work would be in the area of $2,000 per elevator and should be performed within the next two to three years.

Recommended Mid Term Work (Years 6 - 15):

Equipment Guarding - There is a trend across Canada towards providing greater safety for workers on elevator equipment. These statutory requirements are as yet not definitively outlined. It is expected that the requirements will detail machine guarding methods and list the equipment in the machine room that requires guarding, such as drive sheaves, machine brakes, commutators, selectors and governors and high voltage connections. We would expect that this work would be carried out by qualified, licenced elevator contractors. While we cannot determine the timing or extent future regulations, we estimate the current cost of the likely scope of work to be in the range of $15,000 per traction elevator, although this figure will decline with increased competition and installation experience. A budget figure of $12,000 per elevator is recommended.



Car Top Railing - There has been a drive to provide top of car safety following an accident on a Toronto site. This will likely result in regulations requiring the installation of car top railings. While the current elevators utilize a partial railing system, they do not fully guard the perimeter of the car top and are not up to current Code requirements, so these elevators would be susceptible to any future requirements for car top railings. There is no way of predicting when these regulations will be developed and applied but it is prudent to budget for the installation of these railings. A budget figure of $4,000 per elevator is appropriate. It should be noted that if the ultimate design requirements include provision for ancillary devices such as collapsible railings and electrical interlocks this cost figure could be exceeded. Door Operator Replacement - We recommend replacement of the existing door operator with a new closed-loop door operator. A closed-loop door operator would provide feedback on the position and speed of the elevator doors. This allows the door operator to automatically adapt to the environment in which the elevator is operating, improving overall reliability. We recommend budgeting $10,000 per elevator for this work. This should be performed within the next eight to ten years.

Recommended Long Term Work (Years 16 - 30):

none Summary Table Description Car Years 1 to 5 Years 6 to 15 Years 16 to 30 Required Code Changes A, B $6,000 $12,000 $18,000 Vandalism A, B $4,000 $8,000 $12,000 Recommended Car Door Restrictor A, B $6,000 Barrier-free Access A, B $4,000 Equipment Guarding A, B $24,000 Car Top Railing A, B $8,000 Door Operator Replacement A, B $20,000



4. Photos

Photo 1 - Elevator B hoist machine



Photo 2 - Elevator B controller and drive cabinet



Photo 3 - Elevator B car top



Photo 4 - Elevator A pit

Depreciation Report The Savoy Strata Corporation LMS...

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