*** 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.