Blackburn Preschool - 2014 Building Condition Audit

8/9/2019 Blackburn Preschool - 2014 Building Condition Audit

1/46


2/46

TAB#$ !% C!&T$&T'

1) N!ROD!ON

1)1 Site .a*/round

1)2 S*oe of =or

1)# +arti*iants

1)4 9i(itations

1):

!er(inolo/>

2)

E?E!@E SMMR<

2)1

.uildin/ ondition Hi/hli/hts

2)2

.uildin/ Stru*ture

2)#

.uildin/ Enveloe

2)4

Roof 2): nterior Ele(ents

2)"

Ele*tri*al

2)$ Me*hani*al

2)7 9ife Safet> S>ste(s

2)% Oerational A &un*tional o(onents

2)10

Site =or

2)11 ode o(lian*e ssues

2)12 Re*o((ended nvesti/ations

2)1# 9ife*>*le ostin/ &ore*ast

#) .9DN5 S!R!RE

#)1 &oundation

#)2 Suerstru*ture

4)

.9DN5 EN@E9O+E

4)1 =indows

4 2 E'terior Doors


3/46

TAB#$ !% C!&T$&T' (continued)

:)1

shalt Shin/les

") .9DN5 N!EROR

")2 eilin/s

")# &loorin/

")4 =alls

"):

nterior Doors ")" &it(ents

")$ =ashroo( &i'tures

$)

E9E!R9 Ss

$)4

9i/htin/ S>ste(s

$):

Ele*tri* Heaters

7) MEHN9 Sste(s

7)2

ir onditionin/ S>ste(s

7)# &an S>ste(s

7)4 +lu(8in/

%) 9&E S&E!< Sste(s

%)2 Se*urit> 9i/htin/ CE'terior

%)# &ire E'tin/uishers

%)4 E(er/en*> 9i/htin/ S>ste(s

10) O+ER!ON9 A &N!ON9 OM+ONEN!S


4/46

TAB#$ !% C!&T$&T' (continued)

12)

++9.9E ODE OM+9NE SSES

1#) REOMMENDED N@ES!5!ON

14) 9&E

++END? . +lans Cnone availa8le

++END? Ds

++END? D &oundation Reort


5/46

Type II - Building Condition Audit ReportBlackburn Preschool Day Care, 202 len Park Dri!e, "tta#a, "$

*+ I&T,!DCTI!&

Morrison Hershfield 9i(ited was retained 8> the it> of Ottawa to *ondu*t a !>.uildin/ ondition udit of the .la*8urn +res*hool Da> are lo*ated at 202 5Drive, Ottawa, Ontario) lient authoriGation to ro*eed was re*eived via +ur*hNo) 4"#%"0$:)

*+* 'ite Background

!he 8uildin/ *onsists of north and south *lassroo(s *onne*ted to a *enEa*h *lassroo( is *onstru*ted fro( two orta8le refa8ri*ated 8uildin/sorta8les were (oved to the site in 1%$4 Cwhen the *entral *ore was 8uunderstandin/ that the orta8les were used when installed) n unheatewas installed at the rear of the south *lassroo( aro'i(atel> 10 >ears8uildin/ is *lad with (etal sidin/ and the roof rote*ted 8> ashalt shin/

s er the reIuest for roosal, we have rovided a *ost for the rela*eDa> are fa*ilit> with new orta8les)

&u.ber $vent Condition /ears

1)1)1)1 Rela*e the e'istin/ orta8les with neworta8les)

&air 201:

lthou/h a 203>ear horiGon of esti(ated *osts is resented, .uildin/ o

udits should 8e udated at least ever> 10 >ears) !he *ost is 8elow thethreshold of this reort)

*+*+* ,eerence Docu.ents

No do*u(entsBdrawin/s were rovided for our review to assist inrearation of this reort)

*+2 'cope o 1orkOur review was 8ased on the followin/-

• review of availa8le ar*hite*tural, stru*tural, (e*hani*al, ele*trdrawin/s and se*ifi*ations, and other availa8le do*u(entation)

• (eetin/ with reresentatives of the 8uildin/ on3site at the ti(e


6/46


Ele(ents to 8e addressed in*lude the followin/-

•

.uildin/ Stru*ture and stru*tural add3ons Cfor visuall> aarent sdistress, defe*ts or (aterial deterioration

• .uildin/ Enveloe Ce'terior *laddin/ s>ste(s, doors and window

• Roof

• nterior finishes C*eilin/s, floors, walls and interior doors

• Me*hani*al S>ste(s in*ludin/ *oolin/ and ventilation s>ste(s, Ds>ste(s, and lu(8in/ s>ste(s

• Ele*tri*al S>ste(s in*ludin/ ele*tri*al sul> and distri8ution, li/heatin/ and

• E'terior site ele(ents)

&or ea*h ele(ent there is a dis*ussion in*ludin/-

• a des*rition of the s>ste( and *o(onents, in*ludin/ areas seeIui(ent, the lo*ation of the ite(, t>e of (aterial, and (anufaand (odel nu(8er, if availa8le

• a state(ent on the *urrent *ondition of the s>ste( and *o(one

• a list of reairs and rela*e(ents re*o((ended 8> Morrison Hethis s>ste( and *o(onent within the ne't 20 >ears, where al

• a des*rition of (aFor ro8le( areas reIuirin/ further in3deth teo8served)

!he findin/s are su((ariGed in a .uildin/ ondition udit Reort with t*an 8e used as a reli(inar> lan and 8ud/et for the 8uildin/) &or ea*htas we have rovided our assess(ent of riorit>, s*hedule, and 8ud/e*ost esti(ate C*lass D)

*+2+* !pinions o Probable Cost

Oinions of ro8a8le *ost resented assu(e a lie with lie re

rela*e(ent with *urrent te*hnolo/>, unless otherwise noted) Oro8a8le *ost do not refle*t an> re3urosin/ or future fun*tional*han/es)

!he *osts shown throu/hout this reort and in the ost CJ L E'*&ees *olu(n of the ta8les are rovided onl> as an indi*ation of *onstru*tion *ost of re(edial wor ost esti(ates in*lude the *


7/46


!he oinions of ro8a8le *ost we have resented *an var> due tof reasons in*ludin/ *han/in/ (aret *onditions, availa8ilit> of n

(aterials and s>ste(s, and in*reased or de*reased s*oe of wohave identified)

ll oinions of ro8a8le *ost assu(e that re/ular annual (aintereairs will 8e erfor(ed to all ele(ents at the fa*ilit>)

uantities used in rearation of ro8a8le *osts are esti(ates 8availa8le drawin/s no (easure(ents were taen on site to *onfa**ura*> of the rovided infor(ation) =here drawin/s were notli(ited (easure(ents were taen on site, as needed, to develoro8a8le *osts) n so(e instan*es, 8ud/ets have 8een esti(ateoverall sIuare foota/e of the 8uildin/) ll *osts are identified inCanadian dollars)

!he *osts shown within the !a8les in the 9ife*>*le &ore*ast Se* endi' Ce'*et for the ost CJ L E'*l) !a' A +M &ees *oluit> of Ottawa roFe*t (ana/e(ent fee C1: alied to the 8efo

and ta'es C1# HS!, not alied to the +M fee)

*+2+2 #ie $3pectancy

=e have rovided the nor(al life e'e*tan*> for ea*h *o(onethe ti(e that the eIui(entB*o(onent (i/ht 8e e'e*ted to re(oeration 8efore rela*e(ent) Our *o((ents are in referen*e t*onsider to 8e /ood ra*ti*e in the *onte't of this 8uildin/ t>e) life e'e*tan*ies are 8ased on our e'erien*e of si(ilareIui(entB*o(onents oeratin/ in si(ilar environ(ents, (anure*o((endations and u8lished industr> /uidelines) =heneverhave used the realiGed servi*e life of the *o(onent at the fa*ilit

!he a*tual realiGed servi*e life of an> *o(onent is deendent unu(8er of fa*tors) !hese fa*tors in*lude Iualit> of the *o(oneinstallation, the level and Iualit> of (aintenan*e, nu(8er of houoeration, desi/n and installation Iualit>, oeratin/ environ(ent

eIui(ent and (aterial Iualit>)

Rela*e(ent (a> o**ur for an> nu(8er of reasons in*ludin/, 8uto failure, /eneral o8soles*en*e, redu*ed relia8ilit>, e'*essive (*osts, tenant reIuire(ents, 8usiness strate/ies, aestheti*s, et*)

* 2 4 !perational and %unctional Co.ponents


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ar(s rea*h were visuall> sa(led usin/ 8ino*ulars or si(ilar vis=here the stru*tural ele(ents are *on*ealed, we reviewed the a

finishes and *o(onents for eviden*e of stru*tural distress, su*hor 8u*led finishes) 5iven that our review has 8een (ade on a sa(lin/ 8asis and that stru*tural (e(8ers were /enerall> not stheir full desi/n live loads Cin*ludin/ wind and seis(i* effe*ts, threview is ver> li(ited in identif>in/ hidden or latent stru*tural defa**essi8le, we *ondu*ted a rando( sa(lin/ review of the stru*ele(ents a8ove the level of the susended *eilin/ tiles) !he lo*these *eilin/ reviews are do*u(ented on floor lans, in*luded as

endi' to this reort) =here si/ns of stru*tural deterioration, defe*ts were identified we notified the udit oordinator at the *the site visit and rovided our re*o((endations for aroriate (a> or (a> not in*lude further investi/ation, anal>sis or (onitorre*o((endations are su((ariGed within the .uildin/ ondition

*+2+ Designated 'ubstance ,evie"

Desi/nated Su8stan*e Review was not *ondu*ted as art of t

=or for this .uildin/ ondition ssess(ent)

*+4 Participants

!his reort has 8een reared andBor reviewed 8> various ersonnel wiHershfield) !he followin/ are the reviewers and the rese*tive dis*ilinea*h was resonsi8le)

• Heather +enner, E! *ondu*ted the review of the 8uildin/ and s

and reared this reort)

• llison Huff(an, +)En/), rovided te*hni*al review of the stru*tuenveloe, interior finishes and site se*tions of the reort and as Mana/er rovided overall Iualit> assuran*e review)

• .rian Mi*hels, +)En/) rovided te*hni*al review of the (e*hani*this reort)

• =() 6eff Siddall, 9E9, E! rovided te*hni*al review of the ele*se*tions of this reort)

• +aul hene> reviewed the *rawl sa*e and the foundation su

*+4+* 'ite 5isit

Morrison Hershfield *ondu*ted the visual review of the 8uildin/


9/46


• ode *o(lian*e stud>

•

nse*tion of *on*ealed ele(ents, intrusive oenin/s, or oenin/*o(onents for internal inse*tion

• @erif>in/ oeration of s>ste(s

• En/ineerin/ desi/nBanal>sis

• Ener/> erfor(an*e audit

• Seis(i* s*reenin/ or stru*tural anal>sis and

•

Routine (aintenan*e tass and reairs, and asso*iated *osts)

!his reort was reared for the e'*lusive use of the it> of Ottawa, anrerodu*ed, in whole or in art, or used or relied uon 8> an> other artHershfield a**ets no resonsi8ilit> for an> da(a/es suffered 8> an> thresult of de*isions (ade or a*tions taen 8ased on this reort)

+rofessional Fud/(ent was e'er*ised in /atherin/ and anal>Gin/ the infoo8tained and in the for(ulation of the *on*lusions) 9ie all rofessiona

renderin/ advi*e, we do not a*t as insurers of the *on*lusions we rea*h*o((it ourselves to *are and *o(eten*e in rea*hin/ those *on*lusionwarranties, either e'ressed or i(lied, are (ade)

!he assess(ent is 8ased, in art, on infor(ation rovided 8> others) se*ifi*all> noted, we have assu(ed that this infor(ation was *orre*t arelied on it in develoin/ our *on*lusions) t is a 8asi* assu(tion that *orresonden*e, (aterial, data, evaluations and reorts furnished 8> ot

of latent defi*ien*ies or ina**ura*ies e'*et for aarent varian*es dis*durin/ the wor)

No testin/, detailed anal>sis or desi/n *al*ulations were *ondu*ted) f tsu*h ro*edures is identified durin/ the *ourse of the wor the> will 8e r*lient)

on*lusions are 8ased on a visual review of a sa(lin/ of 8uildin/ ele(urose of identif>in/ (aFor defi*ien*ies within the 8uildin/, 8uildin/ ele

site) O8servations were (ade onl> of those areas that were readil> a**durin/ our review) !he /eneral findin/s reorted (a> not 8e e'tended tthe fa*ilit> that were unavaila8le for dire*t o8servation at the ti(e of theHershfield visits)

t is ossi8le that une'e*ted *onditions (a> 8e en*ountered at the fa*it 8 l d ithi th f thi t Sh ld h t


10/46


*+6 Ter.inology

!he *urrent *ondition of the (aFor s>ste(s and *o(onents were ratedfollowin/ ter(inolo/>-

5ery Good7

• sset or asse(8l> is o8served to 8e in oti(u( *ondition) Ndeterioration evident or o8served)

• sset or asse(8l> full> (eets its desi/n intent)

• !here is no o8serva8le ris of inFur> or loss to ersons or ro

• sset or asse(8l> rela*e(ent is not reIuired *or %0 years o

Good7

• sset or asse(8l> is o8served to 8e in ver> /ood to /ood *oSo(e eviden*e of nor(al a/e 8ased deterioration)

• No si/nifi*ant (aintenan*e Cother than reventive (aintenananti*iated within five C: >ears)

• sset or asse(8l> rela*e(ent is not reIuired for :310 >ears

• !here is no identifia8le ris of asset failure)

• sset or asse(8l> full> (eets desi/n intent)

%air7

• sset or asse(8l> is o8served to 8e in fair oeratin/ *onditio• sset or asse(8l> is C(inor (aintenan*e intensive)

• sset or asse(8l> is ineffi*ient or *ost rohi8itive to oerate

• sset or asse(8l> (ust 8e rela*ed within 1 to : *alendar >

• +otential ris of inFur>Bda(a/e to ersons or roert> is oss

Poor7

• sset or asse(8l> is o8served to 8e in oor *ondition)

• sset or asse(8l> fun*tions inter(ittentl> or is (aFor (ainteintensive)

• sset erfor(an*e no lon/er (eets desi/n intent)


11/46


5ery Poor7

• sset or asse(8l> is failin/ or has failed reeatedl> Cdo*u(eof failure)

• O8served si/ns of da(a/e or distress to the asse(8l> or ads>ste(s)

• +ersons or roert> are at signi*icant and i++ediate ris of i

• sset or asse(8l> (ust 8e rela*ed without dela>)

• sset or asse(8l> fails to a*hieve desi/n intent)


12/46


2+ $8$CTI5$ '99A,/

Morrison Hershfield was retained 8> the it> of Ottawa to *ondu*t a .uildin/ of the .la*8urn +res*hool Da> are lo*ated at 202 5len +ar Drive in Ottawavisual assess(ent of the 8uildin/ was *ondu*ted on O*to8er #, 2014)

2+* Building Condition :ighlights

!he 8uildin/ *onsists of north and south *lassroo(s *onne*ted to a *enEa*h *lassroo( is *onstru*ted fro( two orta8le refa8ri*ated 8uildin/s

orta8les were (oved to the site in 1%$4 Cwhen the *entral *ore was 8uunderstandin/ that the orta8les were used when installed) n unheatewas installed at the rear of the south *lassroo( aro'i(atel> 10 >ears8uildin/ is *lad with (etal sidin/ and the roof rote*ted 8> ashalt shin/overall *ondition of the fa*ilit> is fair)

((ediate, life safet> reairs Cwhi*h have a *ost 8elow the dollar threshin*lude-

• Reair the sa//in/ roof sheathin/ on the east elevation)

2+2 Building 'tructure

!he orta8les have a wood ier foundation the foundation of the *entrareortedl> *onsists of *on*rete 8lo* (asonr> on /rade) !he Da> arefra(ed) !he wood iers of the south orta8le have settled into the /ran*reatin/ an uneven floor surfa*e) &or the 8uildin/ to re(ain in servi*ea

!he foundation iers for the south orta8le need to 8e adFusted to *reat8uildin/) !he *ondition of the foundation iers for the north orta8le and*ore should 8e reviewed in detail when these reairs are undertaen, anas needed)

2+4 Building $nvelope

!he 8uildin/ is *lad with (etal sidin/) !he windows are dou8le3/laGed w

fra(ed windows) E'terior doors are ainted (etal in wood fra(es) Ove8uildin/ enveloe is in fair *ondition) t is re*o((ended that the (etal fra(ed windows and ori/inal e'terior doors 8e rela*ed in the short ter(

2+ ,oo

!he roof is rote*ted 8> ashalt shin/les and is in oor *ondition !he r


13/46


2+6 Interior $le.ents

eilin/ finishes in*lude susended tiles, ainted dr>wall, and ainted afinishes in*lude *aret and vin>l tile floorin/) !he interior walls are ainainted dr>wall) Overall, the interior finishes are in fair *ondition) =e re8ud/etin/ to u/rade interior finishes in the short ter()

2+< $lectrical

!he (ain servi*e to the Da> are is rovided fro( the adFa*ent .la*8u

under/round *a8les) !wo interior anel8oards are used to sul> the lo8uildin/) !he anel8oards have surassed the relia8le servi*e life and rela*ed) !he (aForit> of the interior li/htin/ throu/hout the Da> are *fluores*ent fi'tures whi*h were retrofit to !7 fluores*ents in 2010) !he ffair *ondition with si/nifi*ant dis*olouration of the lenses) t is re*o((efluores*ent fi'tures 8e rela*ed in *onFun*tion with u/rades to the inter

!he 8uildin/ is heated 8> ele*tri*al 8ase8oard heaters with 8uilt3in ther(8ase8oard heaters aear to 8e in /ood *ondition no ro8le(s with o

reorted to us) n the *rawl sa*e C8elow the washroo(s a 8ase8oardinstalled) !he heater does not aear to 8e suita8le for this ali*ation installation in a da( environ(ent Cthis should 8e *onfir(ed) t is re*othat an aroriate s>ste( Ci)e) tra*e heatin/ 8e installed to revent thefro( freeGin/)

2+= 9echanical

=ater is sulied 8> the adFa*ent arena and heated 8> an ele*tri* hot w!wo throu/h3wall residential window3st>le air *onditionin/ units are rov*lassroo(s) No (e*hani*al ventilation is rovided for the fa*ilit> and fuis re*o((ended to deter(ine if reIuired) E'haust fans are not rovidewashroo(s) Overall, the (e*hani*al s>ste(s are in /ood *ondition)

2+> #ie 'aety 'yste.s

fire dete*tion and alar( s>ste( is not installed at the 8uildin/) . t>(ounted fire e'tin/uishers are installed throu/hout the 8uildin/) No e(li/htin/ is rovided for the 8uildin/) !o i(rove the life safet> erfor(an8uildin/, it is re*o((ended that e(er/en*> li/htin/ with 8atter> units 8e

2+? !perational @ %unctional Co.ponents


14/46


8alan*ed on the wall oenin/ and is se*ured 8a* to the 8uildin/ with strain/) !he suorts for the air *onditionin/ units should 8e rela*e

2+*0 'ite 1ork

shalt aved walwa>s are rovided alon/ the 8uildin/ and around thethe la>/round) !here is a la>/round lo*ated at the rear Ceast of the Dwhi*h is en*losed 8> a *hain lin fen*e) !he site *o(onents are in /o=e re*o((end in*ludin/ for rela*e(ent of the la>/round eIui(ent ti(e fra(e of this reort)

2+** Code Co.pliance Issues

lthou/h a detailed ode o(lian*e Review is not in*luded within thewor, we noted the followin/ otential ode related ite(s-

• Handrail e'tensions are not rovided at the e'terior stairs and ra(west elevations) f 8uilt toda> handrail e'tensions would 8e reIuire*urrent Ontario .uildin/ ode CO., however, there are no reIuire

u/rade the handrails to (eet the *urrent O.) t is re*o((endedthe handrails are rela*ed that the handrails are u/raded to (eet t*ode reIuire(ents in*ludin/ the rovision of handrail e'tensions)

• E'haust fans are not rovided in the washroo(s) =ashroo( e'haureIuired to 8e installed)

2+*2 ,eco..ended Investigations

&urther studies re*o((ended-

• f (aFor rela*e(ents are not undertaen in the short3ter(, we r*o(letin/ e'lorator> oenin/s throu/h the e'terior walls to dehidden da(a/e has o**urred)

• Review the reIuire(ents for the rovision of (e*hani*al ventilatfa*ilit>)

2+*4 #iecycle Costing %orecastOur review identified !urn Ke> osts totalin/ J2#2,#20 in i((ediate C13e'enditures and J4:#,120 in >ears 4 to 20)


15/46


4+ BI#DI&G 'T,CT,$

4+* %oundation

t the e'terior of the 8uildin/, a (etal sirt is installed around the eri(reventin/ a visual review of the foundation fro( the e'terior) !he foun*entral 8uildin/ *ore was not a**essi8le for review, it was reorted that foundation *onsists of *on*rete 8lo* (asonr> on /rade) li(ited reviesouth orta8le foundation was *ondu*ted throu/h a floor a**ess oint) foundation of the south orta8le *onsists of wood 8ea(s restin/ on woo

wood iers are installed on a stone /ranular 8ase) t is assu(ed that th*onstru*tion of the north and south orta8les are si(ilar)

!he er(anent foundation of the *entral *ore is in /ood *ondition the fothe orta8les is in oor *ondition) !he wood iers of the south orta8leinto the /ranular 8ase, *reatin/ an uneven floor surfa*e Crefer to the &oureort in endi' ) &or the 8uildin/ to re(ain in servi*ea8le *onditiore*o((ended that the foundation iers for the south orta8le 8e adFuste

level 8uildin/) !he foundation of the north orta8le and the *entral 8uild8e a**essed, and adFusted Cif reIuired at the sa(e ti(e) !o si(lif> tha**ess, the (etal sirt should 8e (odified to ena8le eas> a**ess for adF!he ashalt avin/ adFa*ent to the orta8les will need to 8e *ut 8a* to re(oval of the (etal sirt and to allow a**ess to the *rawl sa*e) !he 8should 8e reviewed ea*h srin/ after the /round thaws) Re/ular levelinsuort iers is reIuired to (aintain the ori/inal osition of the free stanstru*tures) s a la*e holder, we have in*luded an allowan*e ever> fiveadFust(ents, 8ut the> should 8e *o(leted, as needed, 8ased on the an

reviews)


#)1)1)1 n allowan*e to adFust the foundation iers to(aintain a level 8uildin/)

+oor 201:,2020,202:,

20#0

4+2 'uperstructure

!he Da>*are stru*ture is wood fra(ed in*ludin/ wood studs, Foists and 8uildin/ stru*ture aears to 8e in /ood *ondition) No (aFor deteriorati


16/46


+ BI#DI&G $&5$#!P$

+* 1indo"s

!he ori/inal windows at the Da> are *onsist of dou8le3/laGed wood fra*ase(ent or awnin/ windows) !he oera8le se*tions are rovided withfra(ed inse*t s*reens) !hese windows are lo*ated alon/ the west side*lassroo(, in the offi*e, and 8> the (ain entran*e door) !he windows a*ondition) !he wood fra(es are weathered with 8u88led, *ra*ed and !he windows are diffi*ult to oen and so(e of the windows have 8een

!he t>i*al life e'e*tan*> of a wood fra(ed window is 8etween #0 andthe realiGed servi*e life is lar/el> deendent uon the level of (aintenan


4)1)1)1 Rela*e the wood fra(ed windows Cthisshould 8e *o(leted in *onFun*tion with the

rela*e(ent of the (etal sidin/)

+oor 201:

Dou8le3/laGed vin>l fra(ed fi'ed or slider windows are installed in the n*lassroo( Ceast elevation and in the south *lassroo() !he oera8le serovided with alu(inu( fra(ed inse*t s*reens) !he vin>l fra(ed windoinstalled in 2001) !he windows are in /ood *ondition) No ro8le(s witoeration were reorted to us) =e were infor(ed that there have 8eenro8le(s with the windows Cof the west elevation 8ein/ 8roen due to v

and that 9e'an has 8een installed to rote*t the windows fro( da(a/e)that several of the s*reens are da(a/ed) @in>l fra(ed windows of this t>i*al servi*e life of 8etween 2: and #0 >ears) =e re*o((end lanninrela*e(ent of the vin>l fra(ed windows)


4)1)1)2 Rela*e the vin>l fra(ed windows) 5ood 202"

+2 $3terior Doors

!he e'terior doors at the fa*ilit> *onsist of ainted (etal doors in aintefra(es so(e of the doors are ro ided ith ired /la ed ision anels


17/46


t>i*al life e'e*tan*> of the (etal doors is 8etween #: and 4: >ears) Rdoors Cin*ludin/ rela*e(ent of weatherstriin/, door hardware, and *

reaintin/, *an 8e *o(leted as art of 8uildin/ (aintenan*e) &or the we re*o((end rela*in/ the wood fra(es and (etal doors Crela*e(eaddition doors is not anti*iated within the ti(e fra(e of this reort) t ire*o((ended that this 8e *o(leted in *oordination with the rela*e(e(etal sidin/ Crefer to ite( 4)4)1)1)


4)2)1)1 n allowan*e to rela*e the wood fra(es and(etal doors)

&air 201:

+4 $3terior 'teps and ,a.ps

t the (ain entran*e door Cwest elevation re*ast *on*rete stes with railin/s are installed) !he stes and railin/s are in fair *ondition) =e no

*orrosion of the railin/s and asso*iated stainin/ of the adFa*ent stes) !should 8e a8rasivel> *leaned and ainted to rote*t a/ainst future deter*an 8e *o(leted as art of 8uildin/ (aintenan*e) aital e'enditurethe (ain entran*e stes are not anti*iated at this ti(e)

t the west elevation of the Da> are, there is a wood ra( with wood rwas installed in 201#) t is our understandin/ that the wood stairs at theelevation were installed at the sa(e ti(e) !he ra( and stairs are in /e*ondition) One of the *on*rete suorts for the front ra( is *ra*ed anand should 8e rela*ed as art of (aintenan*e) Deendent uon (ainservi*e life of this ra( is 8etween 20 and #0 >ears) o(lete rela*e(ra( and stairs is not anti*iated within the ti(e fra(e of this reort)

t the east Crear elevation of the Da> are, a ra( and stes are instara( and stes have a wood stru*ture and *o(osite wood treads and ainted (etal railin/s) t was reorted to us that the rear ra( and steinstalled 1: >ears a/o) !he ra(, stes and railin/s are in /ood *onditi

would e'e*t a ra( and stes of this t>ed to have a servi*e life of 8et#0 >ears) =e re*o((end 8ud/etin/ for rela*e(ent within the ti(e frareort)



18/46


+ $3terior Cladding

!he fa*ilit> is ri(aril> *lad with (etal sidin/) !he sidin/ of the *entral *ori/inal to *onstru*tion in 1%$4 the e'a*t a/e of the sidin/ of the orta8unnown and re3dated 1%$4) !he sidin/ was ainted aro'i(atel> te!he (etal sidin/ is in fair *ondition) !he ainted finish is faded and theof eelin/ aint) !he sidin/ is dented and several at*h reairs have 8e*o(leted) orrosion at the 8ase of the wall was noted at the e'terior d*an liel> 8e *ontri8uted to e'osure to de3i*in/ salts) Due to the settlesouth orta8le, there is a /a 8etween the south orta8le and the *entra

there is the otential for water infiltration at this lo*ation Choto 1) )

+hoto 1

!he 8otto( of the (etal sirt Cat the 8ase of the wall over the *rawl sa*artiall> *overed with ashalt avin/) !he t>i*al life e'e*tan*> of the is 8etween 40 and :0 >ears we re*o((end lannin/ for rela*e(ent) rela*e(ent of the (etal sidin/, the wall *o(onents should 8e inse*tda(a/e Ce)/) at the *onne*tion of the *ore and south orta8le and rea*o(leted if ne*essar>) t the ti(e or rela*e(ent, aroriate 8uildinoenin/s should 8e installed around the air *onditioners)


4)4)1)1 Rela*e the (etal sidin/) &air 201:

h h d h l i i d l d h 8 i ll d


19/46


+6 'ealant

Sealant is installed at the fa*ilit> around the windows, 8etween the (etase*tions and at so(e enetrations throu/h the sidin/) !he a/e of the sunnown) !he sealant is in oor *ondition) !he sealant is *ra*ed and noted failed sealant Cand e'osed sra> foa( insulation at the north *la*onditionin/ unit the south *lassroo( air *onditionin/ unit is not sealed

Maintainin/ the inte/rit> of the sealed Foints around the enetrations throe'terior walls is essential to ensure the weather3ti/htness of the 8uildin/!he life e'e*tan*> of an> sealed Foint is deendent on several fa*tors, e'osure Ce)/) dire*t sunli/ht, the a(ount of (ove(ent, and the Iualit>ori/inal (aterials and wor(anshi) !he ran/e of these fa*tors results ran/e of realiGed life, fro( : to 20 >ears) n /eneral, we would e'e*t tthis 8uildin/ to have a life e'e*tan*> of 8etween 10 and 1: >ears) n ththe sealant will 8e rela*ed with the (etal sidin/ Crefer to ite( 4)4)1)1) rela*e(ents of the sealant *an 8e *o(leted as art of 8uildin/ (ainte

+< Insulation Air5apour Barrier

!he wall *onstru*tion of the 8uildin/ *ould not 8e deter(ined 8ased on review, and no drawin/s of the 8uildin/ were availa8le) .ased on the *the interior wall finishes, the e'terior (etal *laddin/, sealant and the oo*onstru*tion around enetrations throu/h the e'terior *laddin/, we anti*there has 8een so(e (oisture enetration into the e'terior walls) !his would liel> have resulted in da(a/e to the e'terior sheathin/ and insulda(a/e would liel> 8e *on*entrated around the window and door oen

other enetrations throu/h the e'terior wall Csu*h as at the air *ondition

n addition, the 8uildin/ relies on windows for fresh air and ventilation) D(onths, it is liel> that the 8uildin/ 8e*o(es stuff> and (oisture 8uilds uinterior air) !his *reates a otential for *ondensation within the walls dudrive or air leaa/e) Si/nifi*ant rela*e(ents are warranted in the shortherefore, further investi/ation *an 8e *o(leted durin/ these reairs, a*o(onents rela*ed) f (aFor rela*e(ents are not undertaen in the we re*o((end *o(letin/ e'lorator> oenin/s throu/h the e'terior wa

deter(ine if hidden da(a/e has o**urred)


20/46


6+ ,!!%I&G

6+* Asphalt 'hingles

t was reorted that ori/inall> the orta8les had flat roof s>ste(s and in 1%70s sloed roofs were *onstru*ted Cthe e'istin/ flat roofs were left in sloed roofs of the fa*ilit> are rote*ted 8> ashalt shin/les we were inthe shin/les have 8een rela*ed within the last ten >ears) !he t>i*al lie'e*tan*> of ashalt shin/les is 8etween 10 and 1: >ears) !he sloeddrained via an alu(inu( eavestrou/h and downsout s>ste() !he dow

dented and e'tensions are reIuired the eavestrou/h and downsout s>8e rela*ed with the roof rela*e(ent)

!he roof is in oor *ondition) !he ashalt shin/les are *urlin/ and /rano8served) t the east elevation, there is su8stantial sa//in/ of the shea2 it is re*o((ended that this area 8e reaired rior to winter as there otential that the sheathin/ will not 8e a8le to suort winter snow loads

+hoto 2

!he roof is leain/ and the sheathin/ is liel> water da(a/ed) !he sa*eilin/ tiles was a**essed in four lo*ations in the north *lassroo( and wwas o8served at ea*h lo*ation) =e noted stained and dis*oloured insuthe *eilin/ sa*e) !here is eviden*e of water oolin/ at the low oints o8arrier Choto #)


21/46


s well, the vaour 8arrier is not *ontinuous, not sealed at the ed/es an*uts and oenin/s in the vaour 8arrier Choto :)

+hoto 4

Mouse droin/s were also o8served in the *eilin/ *avit> and aroriae'ter(ination and *leanin/ ro*edures should 8e undertaen) !he atti*not 8e a**essed C8etween the ori/inal flat roof and the sloed roof) @eresent on the roof, indi*atin/ this sa*e is vented) !he eviden*e of waon the underside of the flat roof indi*ates that water has enetrated asshin/les, as well as the ori/inal flat roof (e(8rane, and rea*hed the ovaour 8arrier) t is ossi8le that si/nifi*ant (oisture is traed within tCa8ove the ori/inal (e(8rane)


:)1)1)1 Rela*e the ashalt shin/les, deterioratedsheathin/ and water da(a/ed insulation and(ae the vaour 8arrier *ontinuous)

+oor 201:,20#0

6+*+2 'oits and %ascia

+refinished alu(inu( fas*ia is installed at the eri(eter of the rofas*ia is in fair *ondition) t the rear addition, the fas*ia installat

8u*led with areas of e'osed wood) =e have in*luded for the of the alu(inu( fas*ia with the roof rela*e(ent roFe*t Crefer to:)1)1)1) @ented alu(inu( soffits are installed at the eaves of th!he soffits are in /ood *ondition and rela*e(ent is not anti*iati(e fra(e of this reort)


22/46


deendent on the aestheti* referen*esowner) =e have 8ased our re*o((endations on our visual review of the interiand the e'e*ted servi*e lives of si(ilar t>es of interior finishes) More si/nifi*to the interior finishes (a> 8e warranted if alternate uses or if (aFor renovationundertaen at the 8uildin/)

t was reorted to us that rela*e(ent of the interior finishes and aintin/ is *ur*o(leted on a *ooerative 8asis with the *o((unit> 8> the Da> are) Overa

within the 8uildin/ are in fair *ondition) =e re*o((end 8ud/etin/ to u/rade ifinishes)


")1)1)1 /rade interior finishes in*ludin/rela*e(ent of the *aret and vin>l tilefloorin/, reairs to and aintin/ of the wallanellin/, and aintin/ of the dr>wall walls,aneled and dr>wall *eilin/s and interior doorsand fra(es)

&air 201:,202:

wall, and ainte!he *eilin/ finishes are in /ood *ondition) No da(a/e to the ainted fin

noted) !he a/e of the *eilin/ tiles is unnown we noted lo*aliGed *hisin the *eilin/ tiles)

l tile floorin/) !he a/e of the *areunnown the vin>l tile floorin/ aears to 8e ori/inal to *onstru*tion) !finishes are in fair *ondition) !he *aret is stained, worn and fra>in/ at

!here is searation of the vin>l tile floorin/ Cat the lo*ation of the floor Fo*ra*in/ of the tiles Cri(aril> at thresholds and hi/h traffi* areas) !heof vin>l tile floor (issin/ in the *entral stora/e roo()


23/46


+hoto :

ears) =e re*o((end lannin/ rela*e(ent of the *u8oards within the ti(e fra(e of this reort)


")")1)1 Rela*e the it*hen *u8oards and*ountertos)

5ood 202%

are is eIuied with two washroo(s) Ea*h washroo( *onta(ounted lavator> with (anual fau*ets and a tan3st>le floor3(ounted toreorted to us that the lavatories and toilets were installed aro'i(atela/o) !he washroo( fi'tures are in /ood *ondition) No ro8le(s with thfi'tures were reorted to us we noted so(e dis*olouration of the toilets


24/46



")$)1)1 Rela*e the toilets, lavatories and hot waterheater at the end of the relia8le servi*e life)

5ood 2020

!he Da> are is also rovided with a two 8asin stainless steel it*hen swas installed in 2004) !he sin is in ver> /ood *ondition no defi*ien*iesin were o8served or reorted to us) !he t>i*al life e'e*tan*> of thisis 40 >ears and rela*e(ent is not e'e*ted within the ti(e fra(e of thi

fau*et *an 8e rela*ed, as reIuired, as art of (aintenan*e)

n e'terior frost3free hose 8i8 is rovided at the rear of the Da> are) Nwith the hose 8i8 were reorted to us) !he hose 8i8 should 8e rela*ed(aintenan*e uon failure)


25/46


=+ $#$CT,ICA# '/'T$9'

=+* 9ain 'ervice

!he (ain servi*e to the Da> are is rovided fro( the adFa*ent .la*8uunder/round *a8les) t was reorted that there is an individual utilit> (eDa> are lo*ated within the arena) !he under/round *a8les were not rethe *ondition is assu(ed no ro8le(s with the under/round distri8utionreorted to us) !he *a8les are assu(ed to 8e ori/inal to the installationorta8les in 1%$4) !he t>i*al servi*e life of the under/round sul> *a

8etween 40 and :0 >ears) s the *a8les are aroa*hin/ the end of thservi*e life, rela*e(ent is re*o((ended) No infor(ation re/ardin/ thof the under/round *a8les was rovided it is assu(ed that the *a8les a8uried and that e'*avation will 8e reIuired for rela*e(ent)


$)1)1)1 Rela*e the under/round sul> *a8les at endof servi*e life) 5ood 2020

=+2 Interior Panelboards

!wo interior anel8oards, (anufa*tured 8> SIuare D, are used to suthe 8uildin/) !he anel8oards are 100, 120B240@, 1"3*ir*uit anels da1%$4) !he anel8oards are eIuied with a (ain dis*onne*t swit*h) !

in fair *ondition) =e noted that several of the 8reaers have 8een rela lthou/h the anel8oards are dated, rela*e(ent 8reaers are still avathe (anufa*turer) !he t>i*al servi*e life of anel8oards is 8etween #:>ears) !hese anel8oards have surassed the relia8le servi*e life and rela*ed)


$)2)1)1 Rela*e the two anel8oards and asso*iatedswit*hes, outlets and *ondu*tors)

&air 201:

=+4 Conduit and ,ace"ays


26/46


=+ #ighting 'yste.s

!he (aForit> of the interior li/htin/ throu/hout the Da> are *onsists of !7 fluores*ent fi'tures) !he fluores*ent fi'tures are flush3(ounted or rewithin the susended *eilin/ tile s>ste() =e were infor(ed that the orifi'tures were retrofit to !7 fluores*ents in 2010) !he fi'tures are in fair *si/nifi*ant dis*olouration of the lenses) Effi*ien*> of the li/htin/ is 8ein/the dis*olouration of the lenses and it is re*o((ended that the fi'tures !he t>i*al life e'e*tan*> of this t>e of fluores*ent fi'ture is 8etween 2>ears)


$)4)1)1 Rela*e the fluores*ent fi'tures) &air 201:

n*andes*ent lu(inaires are installed in the washroo(s Csurfa*e (ountfi'tures and in the rear stora/e addition C8are 8ul8s) !he in*andes*en

var> in a/e and are in /ood *ondition) No ro8le(s with oeration wereor o8served 8> us) !hese lu(inaires *an 8e rela*ed at failure as art 8uildin/ (aintenan*e)

=+6 $lectric :eaters

!he 8uildin/ is heated 8> ele*tri*al 8ase8oard heaters with 8uilt3in ther(8ase8oard heaters ran/e in siGe 8etween :00 = and 1000 =) !he 8asheaters aear to 8e in /ood *ondition no ro8le(s with oeration wer

us) n the *rawl sa*e C8elow the washroo(s a 8ase8oard heater is inheater does not aear to 8e suita8le for this ali*ation or rated for insda( environ(ent Cthis should 8e *onfir(ed) t is re*o((ended that aaroriate s>ste( Ci)e) tra*e heatin/ 8e installed to revent the lu(8freeGin/ this *an 8e *o(leted as art of 8uildin/ (aintenan*e)

!he t>i*al life e'e*tan*> of 8ase8oard heaters of this t>e is 8etween>ears) !he heaters aear to have 8een installed at different ti(es Cuo

within the last 1: >ears) t is re*o((ended that the ra*ti*e of rela*in8ase8oard heaters uon failure 8e *ontinued) =e have in*luded an allothe rela*e(ent of the 8ase8oard heaters)



27/46


should 8e rela*ed) !he heater *an 8e rela*ed uon failure as art of (aintenan*e, it is anti*iated that this will o**ur in the short ter()


28/46


>+ 9$C:A&ICA# '/'T$9'

>+* Do.estic 1ater 'yste.s

Do(esti* hot water is rodu*ed 8> a Ken(ore +ower Miser " ele*tri* hoheater) !he water heater has a 1$0)# 9 *aa*it> stora/e tan and was 2007) !he hot water heater is in /ood *ondition) No ro8le(s with the heater were reorted to us and no defi*ien*ies were o8served) !he t>e'e*tan*> of this t>e of hot water heater is 8etween 10 and 1: >ears)should 8e rela*ed at the end of the relia8le servi*e life) =e have in*lu

rela*e(ent of the hot water heater with the rela*e(ent of the washro

>+2 Air Conditioning 'yste.s

!wo throu/h3wall residential window3st>le air *onditionin/ units are rov*lassroo(s whi*h were installed in 201#) No ro8le(s with the air *ondwere reorted to us) !he air *onditionin/ units are in /ood *ondition) !relia8le servi*e life of this t>e of unit is 10 >ears) !he air *onditionin/ u

8e rela*ed at the end of the relia8le servi*e life as art of 8uildin/ (ainDue to the 8uildin/ use, rela*e(ent of the units rior to failure is re*o(ensure that adeIuate environ(ental *onditions are (aintained for the >*hildren)

>+4 %an 'yste.s

*a8inet fan is installed at the north *lassroo( and a wall fan is installesouth *lassroo() t was reorted to us that the *a8inet fan is not used a

understandin/ that the wall fan has 8een dis*onne*ted) No (e*hani*arovided to the fa*ilit>, onl> natural ventilation throu/h the oera8le win&urther review is re*o((ended to deter(ine if (e*hani*al ventilation iswarranted) f (e*hani*al ventilation is not reIuired- the ele*tri*al servi*should 8e dis*onne*ted, the fans should 8e re(oved and the e'terior oaroriatel> *losed Crefer to the se*tion 4)4 E'terior laddin/ to redu*and (iti/ate (oisture transfer)

E'haust fans are not rovided in the washroo(s) =ashroo( e'haust fareIuired) !he fans should 8e installed in *onFun*tion with the roofin/ orrela*e(ent roFe*ts)



29/46


o8served) !he iin/ is assu(ed to 8e ori/inal to 1%$4 it aears that se*tions of the iin/ (a> have 8een rela*ed with the installation of ne

=here o8served, the iin/ aears to 8e in /ood *ondition) No ro8leiin/ were reorted to us) Evaluatin/ the *ondition of iin/ s>ste(s w8uildin/ is ver> diffi*ult) nternal wear of iin/ is deendent on (an> faCin*ludin/ water treat(ent, level of use, Iualit> of installation, et*) and tservi*e life varies /reatl>)

!he life e'e*tan*> of the iin/ is in e'*ess of 40 >ears) .ased on thehistor> of the 8uildin/, *o(lete rela*e(ent of the iin/ within the ti(this reort is not anti*iated) =e have in*luded a *ontin/en*> for reai

iin/ s>ste(s, to a**ount for lo*aliGed failures) ne'e*ted failures *asi/nifi*ant *ost i(li*ations Ci)e) water da(a/e to interior finishes, reIuie(er/en*> wor)


7)4)1)1 *ontin/en*> to *o(lete reairs to the

iin/ if reIuired)

5ood 2024


30/46


?+ #I%$ 'A%$T/ '/'T$9'

?+* %ire Alar. 'yste.s

fire dete*tion and alar( s>ste( is not installed at the 8uildin/) =all (residential3st>le, 8atter> owered s(oe alar(s are installed) !hrou/hoare, li/ht swit*hes *onne*ted to 8ells are installed and used for eva*unotifi*ation) !hese swit*hed 8ells are not a fire dete*tion and alar( s>snot a listed notifi*ation s>ste() !he s(oe alar(s and swit*hed 8ells stested on a re/ular 8asis and rela*ed Cas reIuired, or ever> 10 >ears (

art of 8uildin/ oerations)

?+2 'ecurity #ighting ($3terior)

!he 8uildin/ eri(eter li/htin/ *onsists of wall a* 9ED fi'tures (ounte'terior wall) !he 9ED fi'tures have 8een re*entl> installed) =e also nin*andes*ent fi'tures that aear to have 8een a8andoned in la*e) !hfi'tures are in ver> /ood *ondition) !he t>i*al life e'e*tan*> of this fi'

8etween 20 and 2: >ears rela*e(ent of the 9ED fi'tures is not anti*ithe ti(e fra(e of this reort)

!he 9ED fi'tures are *ontrolled 8> an interior ti(er *lo* whi*h aears8een installed in 1%7$) !he ti(er *lo* is lo*ated in the washroo() !heshould 8e installed in an ina**essi8le lo*ation as there are e'osed livewithin the ti(er) t is re*o((ended that the ti(er *lo* 8e dis*onne*tere(oved and that hoto*ells 8e installed to *ontrol the 9ED fi'tures this*o(leted as art of 8uildin/ (aintenan*e)

?+4 %ire $3tinguishers

. t>e, wall3(ounted fire e'tin/uishers are installed throu/hout the 8fire e'tin/uishers should 8e inse*ted, (aintained and rela*ed Cas reIof 8uildin/ (aintenan*e)

?+ $.ergency #ighting 'yste.s

No e(er/en*> li/htin/ is rovided for the 8uildin/) !o i(rove the life serfor(an*e of the 8uildin/, it is re*o((ended that e(er/en*> 8atter> installed)

E(er/en*> e'it si/ns var> in st>le in*ludin/ self illu(inatin/ in*andes*

T II B ildi C diti A dit R t


31/46


*0+ !P$,ATI!&A# @ %&CTI!&A# C!9P!

Stru*turall> suorted add3ons Coerational and fun*tional *o(onents in*lude*u8oards and *ounters, shelvin/ and railin/s no da(a/e or si/ns of stru*turawas o8served) !he thru3wall air *onditionin/ units for the *lassroo(s are also suorted add3ons) t the north *lassroo(, the air *onditionin/ unit is suortee'terior 8> a wall3(ounted wood shelf and 8ra*et s>ste() !he wood suort *ondition and should 8e rela*ed) !he wood suort is weathered, water stainainted finish is eelin/ or a8sent Choto ")

+hoto "

t the south *lassroo(, the air *onditionin/ unit is 8alan*ed on the wall oenin/

se*ured 8a* to the 8uildin/ with lu(8ers strain/ Choto $)

Type II Building Condition Audit Report


32/46



10)1)1)1 Rela*e suorts for air *onditionin/ units) +oor 2014

Type II - Building Condition Audit Report


33/46


**+ 'IT$ 1!,

**+* 'urace Drainage

!he surfa*e draina/e at the fa*ilit> is in /ood *ondition) !he /rade slothe 8uildin/) No areas of water ondin/ were noted no ro8le(s with twere reorted to us) aital e'enditures related to the surfa*e draina/anti*iated at this ti(e)

**+2 %encing

!here is a *hain lin fen*e whi*h en*loses the la>/round at the rear CeDa> are) !he fen*e is in /ood *ondition) Minor dis*olouration of the feo8served) !he t>i*al life e'e*tan*> of this t>e of fen*e is 8etween #>ears) .ased on the o8served *ondition, rela*e(ent of the fen*e is nowithin the ti(e fra(e of this reort)

**+4 1alk"ays shalt aved walwa>s are rovided alon/ the 8uildin/ and around thethe la>/round) !he ashalt aved walwa>s are in /ood *ondition) =lon/itudinal *ra*in/ of the walwa>s whi*h should 8e sealed Cas art o(aintenan*e to rote*t a/ainst further deterioration of the ashalt) +roreventative (aintenan*e Cin*ludin/ sealin/ of *ra*s and at*h reairs*o(leted, re8uildin/ of the walwa>s is not anti*iated to 8e reIuired wti(e fra(e of this reort)

**+ Playground

!here is a la>/round lo*ated at the rear Ceast of the Da> are) !he *onsists of assorted wood and lasti* stru*tures in*ludin/ a*tivit> *ente*li(8in/ features with a surroundin/ /rassed area) !he la>/round a/ood *ondition no *on*erns were reorted to us) =e noted natural weathe wood and so(e dis*olouration of the lasti* Cdue to ultraviolet e'o

la>/round should 8e re/ularl> inse*ted to ensure it (eets safet> stanhave in*luded for the rela*e(ent of the la>/round eIui(ent within thof this reort)



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Type II - Building Condition Audit Report


35/46

yp g pBlackburn Preschool Day Care, 202 len Park Dri!e, "tta#a, "$

*4+ ,$C!99$&D$D I&5$'TIGATI!&

Durin/ our visual review, we noted a few areas where further stud> is reIuired (ore ti(in/ for rela*e(ent roFe*ts) n the a8sen*e of those studies, we have*ontin/en*ies for reairs 8ased on our e'erien*e with si(ilar 8uildin/s)

&urther studies re*o((ended-

• f (aFor rela*e(ents are not undertaen in the short3ter(, we re*o((*o(letin/ e'lorator> oenin/s throu/h the e'terior walls to deter(ineda(a/e has o**urred)

• Review the reIuire(ents for the rovision of (e*hani*al ventilation to th


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)l *b P h l + - 202 l P * + i /tt

!emediation ummar


37/46

2014

yr 1

3.1.1.1 An allowance to adjust the foundation piers to maintain a level building. Poor 25,000 5 32,000

.1.1.1 !eplace the wood framed windows. Poor 3,500 30 ,"0

.2.1.1 !eplace e#terior doors. $air 5,000 0 %,00

..1.1 !eplace the metal siding. $air 55,000 0 &0,00

5.1.1.1!eplace the asphalt shingles, deteriorated sheathing and water damaged

insulation, create continuous vapour barrier Poor 3%,000 15 %,0"0

%.1.1.1 'pgrade interior finishes. $air 33,000 10 2,20

&.2.1.1!eplace the two electrical panelboards and associated switches, outlets and

conductors.$air 30,000 35 3",00

&..1.1 !eplace the fluorescent fi#tures. $air 12,000 25 15,3%0

".3.1.1 (nstall washroom e#haust fans. Poor 2,000 2,5%0 2,5%0

10.1.1.1 !eplace supports for air conditioning units. Poor 5,000 %,00 %,00

TOTAL PROJECTED EXPENDITURES 8,

)lac*burn Preschool +a -are, 202 len Par* +rive, /ttawa

N u m b r

E!"# C$"%&$"Cy'(

)yr*+

T$#( C$*#

)-+ . I"'/

T P

*

C$*# )-+ .

E'( # P

*

#pe /uilding ondition Au

/lac+burn Preschool a# are


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2014 2015 2016 2017

yr 1 yr 2 yr 3 yr 4

3 Building Structure

3.1.1.1 An allowance to adjust the foundation piers to maintain a level building. Poor 25,000 5 32,000 32,000

4 Building Envelope

.1.1.1 !eplace the wood framed windows. Poor 3,500 30 ,"0 ,"0

.1.1.2 !eplace the vin#l framed windows. $ood 10,000 25 12,"00

.2.1.1 !eplace e%terior doors. &air 5,000 0 ',00 ',00

.3.1.1 !eplace the east elevation steps, ramp and associated railings. $ood (,000 25 ",)'0

..1.1 !eplace the metal siding. &air 55,000 0 (0,00 (0,00

5 Roofing

5.1.1.1!eplace the asphalt shingles, deteriorated sheathing and water damaged insulation,

create continuous vapour barrier.Poor 3',000 15 ',0"0 ',0"0

6 Building Interior

'.1.1.1 *pgrade interior finishes. &air 33,000 10 2,20 2,20

'.'.1.1 !eplace the +itchen cupboards and countertops. $ood 3,500 20 ,"0

'.(.1.1 !eplace the toilets, lavatories and hot water heater $ood ,000 30 5,120

7 Electricl Sy!te"!

(.1.1.1 !eplace the underground suppl# cables. $ood 35,000 0 ,"00

(.2.1.1 !eplace the two electrical panelboards and associated switches, outlets and conductors. &air 30,000 35 3",00 3",00

(..1.1 !eplace the fluorescent fi%tures. &air 12,000 25 15,3'0 15,3'0

(.5.1.1 An allowance for the replacement of the baseboard heaters $ood ,000 20 5,120

8 #ec$nicl Sy!te"!

".3.1.1 nstall washroom e%haust fans. Poor 2,000 2,5'0 2,5'0

"..1.1 A contingenc# to complete repairs to the piping if re-uired. $ood 15,000 0 1),200

10 %pertionl & 'unctionl (o"ponent!

10.1.1.1 !eplace supports for air conditioning units. Poor 5,000 ',00 ',00

11 Site )or*

11..1.1 !eplace the pla#ground e-uipment. $ood 25,000 32,000

+%+,- .R%/E(+E E.EI+RES 8960 223360

(ondition

2 u " 5 e r

(ycle

yr!Event

(o!t

E:cl t: &

.# 'ee!

+otl (o!t

Inc; +: &

.# 'ee!

Project o.6 21025.00

Type II - Building Condition Audit ReportBlackburn Preschool Day Care 202 len Park Dri!e "tta#a "$


39/46

Blackburn Preschool Day Care, 202 len Park Dri!e, "tta#a, "$

APP$&DI8 A

,e.ediation 'u..ary

)lac*burn Preschool +a -are 202 len Par* +rive /ttawa

!emediation ummar


40/46

2014

yr 1

3.1.1.1 An allowance to adjust the foundation piers to maintain a level building. Poor 25,000 5 32,000

.1.1.1 !eplace the wood framed windows. Poor 3,500 30 ,"0

.2.1.1 !eplace e#terior doors. $air 5,000 0 %,00

..1.1 !eplace the metal siding. $air 55,000 0 &0,00

5.1.1.1!eplace the asphalt shingles, deteriorated sheathing and water damaged

insulation, create continuous vapour barrier Poor 3%,000 15 %,0"0

%.1.1.1 'pgrade interior finishes. $air 33,000 10 2,20

&.2.1.1!eplace the two electrical panelboards and associated switches, outlets and

conductors.$air 30,000 35 3",00

&..1.1 !eplace the fluorescent fi#tures. $air 12,000 25 15,3%0

".3.1.1 (nstall washroom e#haust fans. Poor 2,000 2,5%0 2,5%0

10.1.1.1 !eplace supports for air conditioning units. Poor 5,000 %,00 %,00

TOTAL PROJECTED EXPENDITURES 8,

)lac*burn Preschool +a -are, 202 len Par* +rive, /ttawa

N u m b r

E!"# C$"%&$"Cy'(

)yr*+

T$#( C$*#

)-+ . I"'/

T P

*

C$*# )-+ .

E'( # P

*



41/46

Blackburn Preschool Day Care, 202 len Park Dri!e, "tta#a, "$

APP$&DI8 B

Plans (none available)



42/46

y , , ,

APP$&DI8 C

CDs



43/46

APP$&DI8 D

%oundation ,eport


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De(e&)er !, 2014 MH Ref *

Eha) Ha&ed via e-&ail+ eha)'ha&eCit/ of Ottawaildin and 3ar 5ssets 6nit

5sset Manae&ent ran(h - 78D100 Constellation Cres(ent

Ottawa, ON K29 :;

Dear Mr' Ha&ed+

Re: Foundation Settlement of Portables at Blackburn Preschool Day Care202 Glen Park Drive !tta"a

5s


45/46

•

?ood B%B )ea&s


46/46

Documents

Blackburn Preschool - 2014 Building Condition Audit