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*** A new Reserve Fund Study was made in 2011 ***
This report is old!

Reserve Fund Study Update Based on Site Inspection - TSCC 1431

Repair/replacement Information table

  • Structure
  • Roofing & Cladding
  • Fire Safety
  • Int. Finishes
  • HVAC & Water
  • Waste & Elec.
Item Building Component Inventory Summary of Significant Changes From 2004 Study Normal Expected Life Years Remaining 2008 Estimated Cost
1 STRUCTURE
1.1 Foundation Walls - Repair Leakage (2008) A few active leaking cracks were noted at the based of the P3 parking garage walls. This item has been advanced 2 years to reflect our observation. Timing to be confirmed with parking garage condition evaluation. 5 3 $ 5,300
1.2 Parking Garage Interior (2008) We understand that the main parking garage is a shared facility, however, we have continued to include the parking garage area located directly under 11 Lee Centre Drive in this study to match the previous 2004 reserve fund study. To be confirmed.      
a) Condition Evaluation (2008) Active leakage at P3 parking garage walls, evidence o leakage at the expansion joints in P1 and P2 and cracks with evidence of leakage are noted during this study. The timing for garage condition evaluation has been advanced 3 years to manage the various water penetration issues. 100 2 $ 5,300
b) Waterproofing and Concrete -Interim Repair Program   5 6 $ 27,000
c) Waterproofing - Replace plus Concrete Repair (2008) Allowance increased to more accurately reflect anticipated costs. 25 20 $ 950,000
d) Expansion Joint Seals - Replace (2008) Evidence of leakage at expansion joints in P1 and P2 levels are noted during this study. This item has been advanced 3 years to reflect our observation. Timing to be confirmed with parking garage condition evaluation. 25 6 $ 53,000
1.3 Parking Garage Roof
a) Condition Evaluation (included in 1.2a)        
b) Waterproofing - Interim Repair Program   30 3 $ 43,000
c) Expansion Joint Seals - Replace (2008) Evidence of leakage at expansion joints in the roof slab are noted during this study. This item has been advanced 1 yea to match interim repair program in 1.3 b). Timing to be confirmed with parking garage condition evaluation. 30 3 $ 32,000
d) Waterproofing - Replace, Phase 1, Paved Areas, Planters [West side of building.]   30 25 $ 240,000
e) Waterproofing - Replace, Phase 2: Landscaped Areas and Courtyard [South side of building]   35 30 $ 296,000

Note: Items 1.2 and 1.3 were excluded from the study because they form part of the SHARED FACILITIES and there is a separate reserve fund to deal with them

Item Building Component Inventory Summary of Significant Changes From 2004 Study Normal Expected Life Years Remaining 2008 Estimated Cost
2 ROOFING
2.1 Flat roofs [main roof, mechanical penthouse roof, 22nd floor roof, 2nd floor roof]
a) Roofing - Interim Repair Program   15 17 $ 43,000
b) Roofing - Replace (2008) Allowance increased to more accurately reflect anticipated costs. 30 25 $ 265,000
c) Roof Anchors and Ladders (2008) An allowance for roof anchors and ladders as stated in the management. 100 1 $ 10,000
2.2 Sloped Metal Roofing
a) Re-coat   8 15 $ 22,500
b) Replace   40 35 $ 162,000
3 CLADDING
3.1 Sealant at Windows & Walls
a) Window Perimeter Seals - Replace (2008) The timing for this item has been moved forward to address the window leakage concerns as stated in the questionnaire. Allowance increased to more accurately reflect anticipated costs. 20 2 $ 105,000
b) Other Main Joint Seals - Replace (2008) Allowance increased to more accurately reflect anticipated costs. 20 14 $ 40,000
c) Metal to Metal incl. Glass to Metal Joint Seals - Install/Replace (2008) The timing for this item has been moved forward to address the window leakage concerns as stated in the questionnaire. 20 2 $ 180,000
3.2 Precast Concrete Cladding - Repair (2008) Allowance increased to more accurately anticipated costs. 20 14 $ 45,000
3.3 Windows & Doors        
a) Weather-stripping - Replace plus Hardware - Repair (2008) Allowance decreased to more accurately reflect anticipated costs. 15 10 $ 55,000
b) Frames and Panels - Paint        
c) Windows [including frames and metal infill panels] - Replace   50 46 $ 1,447,000
3.4 Sealed Window Units [Double Glazed]        
a) Baseline Replacement   1 3 $ 5,300
b) Escalated Replacement   1 15 $ 13,000
c) Reduction in Budget [after bulk are replaced, or window replaced]   1 46 $ 7,500
Item Building Component Inventory Summary of Significant Changes From 2004 Study Normal Expected Life Years Remaining 2008 Estimated Cost
4 FIRE SAFETY SYSTEMS
4.1 Fire Alarm System Replacement
a) Fire Panels   20 15 $ 79,000
b) Interim Repair Program   5 1 $ 9,000
c) Panel Wiring and Devices - Replace   100 55 $ 265,000
4.2 Suppression System
a) Fire Suppression System Repair
Allowance [standpipe valves, fire hose, cabinets, joinery panels] - 20% of total
  10 15 $ 32,000
b) Fire Pump - Replace   35 30 $ 17,000
4.3 Emergency Power
a) Generator - Repair Allowance (2008) Replacement of the diesel fuel tank has been planed to be completed in the near future. We have changed the timing and budget to reflect this change 10 2 $ 30,000
b) Generator-Replace   40 35 $ 187,000
c) Transfer Switch - Replace   40 35 $ 10,600
Item Building Component Inventory Summary of Significant Changes From 2004 Study Normal Expected Life Years Remaining 2008 Estimated Cost
5 INTERIOR  FINISHES
5.1 Corridors
a) Carpets - Replace   12 7 $ 118,000
b) Wall Finishes - Replace
[wallpaper, re-finish, trim]
  12 7 $ 86,000
c) Ceiling Finishes - Replace (2008) Allowance increased to more accurately reflect anticipated costs. 12 7 $ 23,000
d) Doors/Trim/ Mouldings/ Thresholds
Repair / Re-finish
  12 7 $ 106,000
e) Door Hardware - Replace   12 7 $ 54,000
f) Light Fixtures - Replace   30 19 $ 85,000
5.2 Lobbies
a) Entrance Lobby - Refurbish   15 10 $ 80,000
b) Elevator Lobbies - Refinish   20 15 $ 20,000
5.3 Other Common Area Finishes
a) Stairwells and service Rooms – Repaint   15 10 $ 21,500
b) Garage Repaint   15 10 $ 49,000
5.4 Management Office and ground floor Corridor
a) Refinish   12 7 $ 5,400
b) Office Equipment – replace   5 0 $ 5,400
6 SITE
  These items are understood to be in the shared facilities study
Item Building Component Inventory Summary of Significant Changes From 2004 Study Normal Expected Life Years Remaining 2008 Estimated Cost
7 HEATING, VENTILATION AND AIR-CONDITIONING
7.1 Heating System
a) Interim repair allowance   10 5 $ 21,500
b) Heating boiler – replace   25 20 $ 123,000
7.2 Cooling System
a) Chiller/Cooling tower – repair allowance   12 7 $ 43,000
b) Chiller – replace   25 20 $ 265,000
c) Cooling tower - replace   25 20 $ 70,000
d) Condenser Pump – replace   25 20 $ 5,900
7.3 Heating & Cooling Water Distribution System
a) Piping, valves and expansion joints – replace (20% per cycle)   5 35 $ 117,000
b) Recirculating Pumps – replace   20 15 $ 25,000
c) Chemical treatment system – replace   15 10 $ 5,300
7.4 In-suite fan Coil Units – replace (15% per cycle)   5 21 $ 129,000
7.5 Corridor Air Supply Units
a) Overhaul   5 0 $ 10,500
b) Air Supply Units – Replace   35 30 $ 239,000
c) Heat Exchangers – replace   30 25 $ 64,000
7.6 Common Area Equipment
a) Pressurization Fans - Replace   30 25 $ 28,000
b) Packaged Cooling Units - Replace   20 15 $ 16,000
c) Common Area Fan Coil Units
(Lobby) - Replace
  20 15 $ 10,600
7.7 Garage Ventilation System
a) Exhaust Fans - Replace   30 25 $ 17,000
8 PLUMBING
8.1 Site Services
a) Buried Services - Repair Allowance   10 20 $ 27,000
b) Sump Pumps - Replace   15 10 $ 20,000
8.2 Domestic Hot Water Heating System
a) Domestic Water Boilers - Repair
Allowance
  10 5 $ 10,600
b) Domestic Water Boilers – replace   20 15 $ 53,000
c) Water Storage Tank - Re-line   15 15 $ 7,500
d) Water Storage Tank - Replace (2008) Future replacement postponed 5 years to reflect recent work done. 45 35 $ 39,000
8.3 Plumbing Distribution System
a) Hot Water Recirculation Piping and Valves - Replace (2008) Future replacement postponed 5 years to reflect recent work done. 20 20 $ 79,000
b) Hot Water Supply Piping and Valves
- Replace
  35 30 $ 240,000
c) Cold Water Supply Piping and Valves - Replace   45 40 $ 240,000
d) Booster Pumps - Replace   20 15 $ 23,000
Item Building Component Inventory Summary of Significant Changes From 2004 Study Normal Expected Life Years Remaining 2008 Estimated Cost
9 WASTE DISPOSAL
9.1 Garbage Disposal System
a) Garbage Compactor - Replace   35 30 $ 10,300
10 ELECTRICAL
10.1 Electrical Distribution System
a) Transformers Within Building - Replace   45 40 $ 87, 000
b) Main Switchgear - Replace   45 40 $ 117,000
c) Panels, Switchboards, Wiring - Replace (5% per cycle)   5 20 $ 25,000
10.2 Light Fixtures
a) Parking Garage Light Fixtures - Replace   25 20 $ 65,000
b) Stairwell Light Fixtures - Replace   30 25 $ 13,500
10.3 Enterphone System - Replace   20 15 $25,000
10.4 Intercom System - Replace   20 15 $7,000
10.5 Closed Circuit TV System - Replace   20 15 $29,000
10.6 Card Access System - Replace   20 15 $27,000
10.7 In-Suite Security System - Replace   20 15 $50,000
11 ELEVATORS
11.1 Elevator Cab Finishes - Replace   15 10 $65,000
11.2 Elevator Systems - Modernization (2008) Replacement of rollers, A/C and rope gripper has been completed recently. The timing for this item has been postponed 4 years to reflect this recent work. 25 24 $291,000
12 MISCELLANEOUS
12.1 Consulting Services
a) Reserve Fund Study With Site Visit   6 6 $6,400
b) Reserve Fund Study Without Site Visit   6 3 $3,200

This table shows the expected life of the items in the building's (May Tower 2) inventory, the years remaining until the expected replace/repair and the estimated cost of the procedure. The reserve fund study uses these numbers to anticipate how much money should be in the fund to take care of future repairs.