46000 thomas road, chilliwack, bc · 2020-05-05 · globally we engineer projects that will help...

REPORT NO. 191-05626-00

Depreciation Report Update – Halcyon Meadows

46000 Thomas Road, Chilliwack, BC April 27, 2020

CLICK HERE TO ENTER TEXT.

WSP.COM

ABOUT US WSP is one of the world's leading professional services consulting

firms. We are dedicated to our local communities and propelled by

international brainpower. We are technical experts and strategic

advisors including engineers, technicians, scientists, planners,

surveyors and environmental specialists, as well as other design,

program and construction management professionals. We design

lasting solutions in the Buildings, Transportation, Infrastructure, Oil

& Gas, Environment, Geomatics, Mining, Power and Industrial

sectors as well as project delivery and strategic consulting services.

With over 7,500 talented people across Canada and 36,000 people

globally we engineer projects that will help societies grow for

generations to come.

FRASER VALLEY OFFICE WSP GLOBAL INC. 20339 96TH AVENUE, UNIT 100 LANGLEY, B.C. V1M 0E4 T +1 604-533-2992 F +1 604-533-0768 WSP.COM

TABLE OF CONTENTS

Halcyon Meadows 46000 Thomas Road, Chilliwack, BC

Item Tab INTRODUCTION AND BUILDING HISTORY ................................................................... 1

Introduction Building History

BUILDING ENVELOPE .................................................................................................... 2

Cladding Fibre-Cement

Decks, Membranes and Roofs Asphalt Shingles

Doors, Skylights and Windows Vinyl Windows Metal-Clad Doors

Others Sealants Wood Trims and Finishes Exterior Painting

ELECTRICAL ................................................................................................................... 3 Power Distribution Street Lamps

MECHANICAL .................................................................................................................. 4 Mechanical Components (Clubhouse) Plumbing Components (Clubhouse) Geothermal System

CIVIL ................................................................................................................................. 5 Asphalt Pavement Stamped Concrete Roundabouts Concrete Sidewalks Storm System Sanitary System Irrigation System Water Supply System Fire Hyrdants

MISCELLANEOUS ........................................................................................................... 6

Wood Railing (Clubhouse) Steel Railings (Clubhouse) Wood Deck (Clubhouse) Wood Stairs and Ramp (Clubhouse) Fencing (vinyl) Front Entrance Gates Enterphone System Brick Entrance Wall Fibre-Cement Pillars Gutters and Leaders Interior Club Finishes

TABLE OF CONTENTS


SUMMARY & ANNUAL CONTRIBUTIONS ..................................................................... 7

30-year Summary Spreadsheet Funding Models for Annual Contributions Maintenance and Repair Log

APPENDIX ....................................................................................................................... 8 Site Plan – Asphalt Replacement Plan

INTRODUCTION AND DISCUSSION


Introduction The Board of Directors retained WSP Canada Inc. to prepare a Depreciation Report (DRP) for Halcyon Meadows, located at 46000 Thomas Road, Chilliwack,BC. This study is presented in a manner to address the requirements of the DRP as indentified by Section 6.2 of the Strata Property Regulation - as amended by the Province of BC, Order of the Lieutenant Governor in Council, Order in Council No. 623. Depreciation reports examine the common component assets of properties and measure estimates of their remaining service life and replacement costs. The DRP will establish an estimate of the annual contributions necessary to maintain the common components of the building in good condition over its expected service life. The Board of Directors should take note that estimates of the annual contribution are intended for the Contingency Reserve Fund (CRF) only and do not include contributions towards the Operating Fund (OPF). The estimates of the annual contribution should be considered to be over and above the regular contribution to the OPF. The DRP is a tool that needs to be regularly updated. The frequency of the renewal and maintenance of the building components is based on the results of WSPs review and WSP’s knowledge of the components. In this study, maintenance refers to anticipated maintenance costs for common expenses that usually occur less often than once a year or that do not usually occur. It does not include for annual maintenance costs for common expenses that are normally accounted for in a separate OPF. Review Process WSP’s review for the DRP is limited to a visual review of a sampling of the components noted in this report. A detailed code review, analysis, design calculations or testing, including but not limited to fire, access conformance, hazardous material assessment, structural analysis, building envelope condition assessment, are excluded from the scope of the DRP. Detailed discussions and analysis of deficiencies are beyond the scope of this assessment. However where observed and deemed prudent to pursue further analysis, WSP has suggested to the Board of Directors to commission professionals for further review. WSP recommends that the condition of the building elements and the financial status of the DRP, be reviewed on a periodic basis as maintenance, renewal and repairs are performed to the building envelope. The Strata Act recommends updating the DRP every three years. The estimated service life of each component is based on their median service life expectancy and it is assumed that regular maintenance is conducted throughout the service life of the component. It is also assumed that each component will perform as intended. This means that the estimate does not account for design or construction deficiencies that may influence the estimated service life. The estimates are adjusted based on WSP’s observations during the site review and professional judgment. Where estimated service life is lower or higher than typical median service life expectancy, it reflects the influence of various factors such as exposure to weather elements, use, and so on. WSP can provide services to update this document every three (3) years. There will be considerable reliance on the Board of Directors to keep track of all maintenance, repairs, and renewals that have been completed since the original DRP was prepared. Adjustments will be made to the financial and condition portions of the document to reflect the work completed. A document to help track the work completed has been included with this report.



WSP has prepared this report solely for the use of the Client. WSP accepts no responsibility for damages suffered by third parties as a result of decisions or actions based on this report. WSP does not claim to have uncovered all deficiencies at Halcyon Meadows during the course of this review that may affect the conclusions of this study. In the event that there are deficiencies that the Board of Directors is aware of, the Board of Directors is encouraged to advise WSP so that modifications to the report can be made. WSP is committed to care and competence in gathering and analyzing the information obtained in reaching the conclusions provided in this study. As professionals rendering professional opinions, WSP does not act as insurers of the conclusions that we reach. No warranties, either expressed or implied are made. Financial Forecasting The financial section of the DRP is presented in tabular and graphical forms. A graph representing the costs of renewal and maintenance of each of the building components is included in the component summary page. The graph at the end of each section shows the estimated costs related to the components in 2019 dollars. A summary in tabular and graphical form is included in Section 3. The table shows the estimated costs in 2019 dollars and shows all of the added costs at the bottom of the table. The last row in the table accounts for inflation. The cost estimates provided in the DRP are based on our research and/or our construction knowledge and experience. The costs do not include engineering fees and/or project management fees. The costs also do not include for hidden conditions such as the discovery of decay or water related damage, that can only be confirmed during construction and assume that regular maintenance and repairs will be performed to all elements of the facility. Costs may vary over time as labour and material costs can fluctuate. WSP has assumed an annual inflation rate of 2% (value obtained from Statistics Canada) in its cash flow analysis. WSP also assumed that the Board of Directors funds would yield an average return of 1.2% in the cash flow analysis based on Board of Directors’ current bank account with Prospera Credit Union. The Board’s balance sheet shows that $56,000 of the Strata Fees (including interest income) is earmarked for contribution to the CRF for the most recent fiscal year (CRF balance sheet provided by the Client). Likewise the OPF balance sheet shows that $521,019 of the Strata Fees is budgeted for operating expenses. The Strata Act includes triggers for minimum mandatory contribution when the CRF is less than 25% of the OPF annual contribution. In this study, the funding models will be adjusted to ensure that the CRF is a minimal 25% of the OPF annual contribution or approximately $130,254.75 minimum so as to avoid triggering the minimum mandatory contribution clause. The three Funding Models and the Cash Flow Analysis tables represent the objective of the study. The CRF opening balance was provided by the Board of Directors. The expenses are the total amounts for the maintenance (items that usually occur less often than once a year or that do not usually occur) and renewals with inflation included. The Annual Contributions vary depending on the funding model. It is assumed that the Board does not need to supplement contributions and/or special levies with borrowings to meet contingency expenses and therefore annual contributions do not account for borrowing costs. The Board of Directors should review replacement costs of each component in relation to other integral components.



Project Team This report and associated field reviews were performed by WSP staff. The following staff (including a brief description of their qualifications) were involved in the preparation of this report: Jeff Vermette, A.ScT, RRO: Mr. Vermette has provided consulting services for a multitude of building envelope problems throughout British Columbia. Over the last 19 years, he has acquired knowledge in the performance of a variety of exterior wall claddings, waterproofing/roofing membranes and other building components. Mr. Vermette also has experience in design, project management, contract administration and field review. Mr. Vermette is also an approved RCABC roof inspector. Sean Horning: Mr. Horning is a building technologist with over five years of experience in the building science field. Mr. Horning has experience in writing depreciation reports, assisting in investigations and remediation of building envelopes; and design of building envelopes for remediation. Company Profile As a Canadian multinational, WSP is one of the world’s leading engineering consulting firms. A leader in transforming the built environment and restoring the natural environment, our expertise ranges from engineering iconic buildings to designing sustainable transport networks, to environmental remediation and urban planning, to developing tomorrow’s energy sources and finding innovative ways to extract essential resources. Working with governments, businesses, architects and planners, we provide integrated solutions for all of the markets in which we operate. With 8,700 dedicated professionals in Canada, supported by a worldwide network spanning 40 countries, our teams are committed to helping our clients succeed no matter how they grow, what they choose to do, or where they move. With extensive experience in new construction design, structural condition assessment, investigation, and remedial repairs, our structural team's resume includes a wide range of projects from small wood-framed residential housing to a multi-storey high-rise concrete building; from a 10-year-old railing system to an airplane hangar more than 88 year old. WSP's Structural Engineers provide cost-effective solutions regardless of the magnitude of projects. Working within multiple industry sectors (residential, commercial, institutional, health care, financial, governmental, and industrial buildings), our clients have engaged the Structural Team in structural condition assessment, investigation, remediation, conceptual design, production of construction drawings, field reviews, construction management, and completion of letters of assurance. Our Engineers are trained to work with reinforced concrete, structural steel, masonry, and wood-framed structures, as well as with shoring design, underpinning, and micro-piling. We invite you to visit our web site at WSP www.wsp.com to receive a comprehensive introduction to the services that we provide.

We advise that WSP (including the staff associated with this report) does not have any relationship with Board of Directors.

WSP carries Professional Liability Insurance in the amount of $2 million.

http://www.wsp.com/



Prepared by: Reviewed by: WSP Consultants Ltd. WSP Consultants Ltd. Per: Sean Horning, Dipl.T Per: Jeff Vermette, A.ScT, RRO Engineering Technologist Senior Project Manager April 27, 2020

Building Description and History

Halcyon Meadows

2005

Fibre-cement siding

Vinyl framed windows

Sloped asphalt shingles

46000 Thomas Road, Chilliwack, BC

Maintenance and Remediation History:

The Board advised that the follwing work was completed since the previous depreciation report update: - Some patchwork of the asphalt pavement has taken place this year. - The enterphone system was replaced at the entry to the Complex. - The trims of the Clubhouse were painted in 2017. - Some of the top rails were replaced in 2018. - The bricks at the front entrace were washed last year. - The wood perimeter fencing is currently being replaced by vinyl fencing. - The fibre-cememt pillars were repainted in 2019. - The front gate was serviced in 2018.

Item Description

Construction:

Date of Construction:

Exterior Wall Cladding:

Glazing:

Roof:

Wood-framed single storey rancher style homes with 224 Units.

Building Envelope Components

●●●●●●●


Each page will list the condition of the component, the typical service life, the remaining expected life, theannual maintenance cost and the renewal cost. The maintenance and renewal costs will also be presentedgraphically at the bottom of each page.

Halcyon Meadows

Fibre-CementAsphalt ShinglesVinyl WindowsMetal-Clad Doors

Wood Trims and Finishes

The following is a list of building envelope components:

Sealants

Exterior Painting

Fibre-CementCOMPONENT SUMMARY SHEET

Age of Component 14 yrs

Estimated Service Life 40 yrs

Estimated Remaining Service Life 26 yrs

5 yrs

Estimated Replacement Cost

Halcyon Meadows46000 Thomas Road, Chilliwack, BC

Maintenance Cost operating budget

$49,000

Maintenance and replacement costs are approximate.

DESCRIPTION:The fibre cement siding/panels are engineered materials made from a combination of sand, clay, Portland cement and wood fiber. The fibre cement siding/panels must be periodically painted and can be subject to freeze-thaw damage when not properly sealed. Fibre cement siding/panels is generally offered in unpainted primed state or factory pre-finished.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Special attention should be given at penetrations in the fibre cement siding/panels (e.g. Windows and doors, balcony decks, saddle details). Any cracks or separation in the cladding should be corrected to prevent water ingress. Regular cleaning of the fiber cement siding/panels surface is recommended to minimize staining and vegetation growth. The service life expectancy of fibre cement siding/panels varies depending on numerous factors and can reach 50 years.

CURRENT CONDITION OF COMPONENT:The fibre-cement siding is in generally good condition.

The graph shows the costs associated with the maintenance and/or replacement of the component over time. The dollar axis is in logarithmic scale for ease of presentation.

$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

FIBRE-CEMENT ANNUAL COST

Maintenance

Replacement

Asphalt ShinglesCOMPONENT SUMMARY SHEET




2 yrs



$35,000


DESCRIPTION:Asphalt shingles are one of the most common roofing materials available. Although a number of different products are available, asphalt shingles are usually classified as organic or fiberglass.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The review and maintenance of the asphalt shingles and should be done regularly. The regular replacement of individual shingles should be done as required. Under normal conditions, the expected service life, including ongoing regular maintenance, of the asphalt shingles is approximately 15-25 years.

CURRENT CONDITION OF COMPONENT:The asphalt shingles are in generally good condition. It is recommended that the Board of Directors have the roof sprayed with a moss remover every two years to keep the asphalt shingles clean and free of debris. These costs will be taken out of the Operating Budget.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

ASPHALT SHINGLES ANNUAL COST

Maintenance

Replacement

Vinyl WindowsCOMPONENT SUMMARY SHEET




5 yrs


DESCRIPTION:The use of vinyl windows and doors (sliding and swing) has become much more prevalent in recent years due to their good performance and low maintenance requirements throughout their lifespan. Poly-vinyl chloride (PVC) is, by nature, a very durable product with good insulating properties and minimal maintenance requirements (i.e. no painting required). Vinyl windows employ welded seams which makes them tighter and less likely to leak.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:When reviewing the state of the windows and doors, items to look for include signs of wear on the frame, possible deflection or bowing of the window frame, condition of hardware components and weather stripping. The windows and doors should be checked for condensation on the glazing or between window panes (indicating failure of sealed unit). Weep holes should be cleaned regularly. The service life expectancy of vinyl windows/doors varies is dependent on numerous factors ranging from building exposure to varying climatic conditions to initial quality. Typically, the expected service life of vinyl windows is approx. 35 to 40 years. Replacement costs include the installation of new window flashings. Upon replacement of the windows, sealant renewal should also be performed simultaneously. The windows should be reviewed on a regular basis. Cleaning of the windows should be included as part of the maintenance of the fibre-cement siding.

CURRENT CONDITION OF COMPONENT:The vinyl windows are in generally good condition, with no window failures present.


Halcyon Meadows


$22,000



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

VINYL WINDOWS ANNUAL COST

Maintenance

Replacement

Metal-Clad DoorsCOMPONENT SUMMARY SHEET




5 yrs



operating budget


DESCRIPTION:The hinged entry doors consist of metal clad doors with foam cores. The doors are pre-hung in wood frames with an aluminum threshold. The doors typically swing to the exterior (out-swing). All metal clad doors are protected by an overhang.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The service life expectancy of the metal-clad doors varies and is dependent on numerous factors ranging from building exposure to varying climatic conditions. Under normal conditions, the expected service life of metal doors is 30 to 35 years. The weather stripping at the perimeter of the doors requires periodic review and maintenance.

CURRENT CONDITION OF COMPONENT:The metal-clad doors are in generally good condition. There are three doors located on the West Elevation of the Clubhouse, one located at the basement entrance, and two french entrance doors on the north and south sides.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

METAL-CLAD DOORS ANNUAL COST

Maintenance

Replacement

SealantsCOMPONENT SUMMARY SHEET




5 yrsEst. Replacement / Maintenance Cost

see 'Exterior Painting' sheet

DESCRIPTION:Sealants, also called “caulking”, are used on the interior or exterior of a building to seal joints, junctures or gaps against uncontrolled moisture or air infiltration. Sealants seal gaps between or around dissimilar building materials while at the same time allowing for some movement to occur between these materials.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Deterioration of the sealants or loss of adhesion can be caused by weathering, presence of coatings or contaminants, inappropriate joint design and deficient application. The service life expectancy of sealant varies and is dependent on numerous factors ranging from joint design to exposure levels. Under normal conditions, the expected service life of sealant is approximately 10 years, at which time a complete removal and replacement program of the sealant is recommended.

CURRENT CONDITION OF COMPONENT:The sealant is in generally good condition.




$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

SEALANTS ANNUAL COST

Maintenance / Replacement

Wood Trims and FinishesCOMPONENT SUMMARY SHEET




5 yrs


DESCRIPTION:Since wood is a porous organic material, it absorbs and gives off moisture which causes deterioration over time if the wood is not properly maintained.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Wood products should be properly coated to prevent damage due to exposure to moisture. Painting of the wood components should be performed approximately every 5 years. Painting maintenance costs are included in the painting section. The maintenance cost shown account for the ongoing replacement of the deteriorated wood components as required. The service life expectancy of wood trims and columns varies depending on numerous factors and can reach 30 years or more with regular maintenance. Replacement of wood trims are to coincide with fibre-cement siding replacement. This service life will be significantly reduced if not maintained.

CURRENT CONDITION OF COMPONENT:The wood trims and finishes are in acceptable condition. Some of the trims appear to be cupping and the paint have faded and chipped. The Board of Directors will replace the wood trims out of the Operating Budget, as required.




operating budget


$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

WOOD TRIMS AND FINISHES ANNUAL COST

Maintenance

Replacement

Exterior PaintingCOMPONENT SUMMARY SHEET




3 yrs


DESCRIPTION:Painting is probably the most common finish applied to exposed surfaces of building components. When applied properly, it provides a durable and aesthetically pleasing appearance. Exterior applications are common but require additional preparation in order to limit the possibility of introducing contaminants and or providing the proper environment for application of the product (i.e. temperature, ventilation, lighting). There are an abundance of products available and each requires specific requirements for their application and maintenance once applied.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The review and maintenance of painted surfaces must be done on a regular basis. Exterior surfaces exposed to direct sunlight and the elements such as the south and east elevations are the most vulnerable to deterioration. Regular cleaning of all painted surfaces is recommended, especially those in shaded areas to minimize staining and vegetation growth (i.e. moss or algae). Paint touch-up of localized areas that have been damaged will help prolong the service life until a complete. The service life expectancy of paints varies depending on numerous factors but is typically around 10 years, after which time repainting is recommended. Painting is for the fibre-cement and wood trims, and plywood panels. It is recommended that the Board set aside $500 every three years for paint touch-ups.

CURRENT CONDITION OF COMPONENT:The exterior paint is in generally good condition. The fibre-cement siding and wood battens are in good condition. Touch-ups were completed to the wood trims on the Clubhouse two years ago. The Board has advised that the Clubhouse will be repainted in year 4.

Maintenance Cost $500

$10,000




$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

EXTERIOR PAINTING ANNUAL COST

Maintenance

Replacement

Electrical Components

●●

The following is a list of electrical components:

Power DistributionStreet Lamps

Each page will list the condition of the component, the typical service life, the remaining expected life, theannual maintenance cost and the renewal cost. The maintenance and renewal costs will also bepresented graphically at the bottom of each page.

Halcyon Meadows,46000 Thomas Road, Chilliwack, BC

Power DistributionCOMPONENT SUMMARY SHEET

Age of Component

Estimated Service Life

Estimated Remaining Service Life

yrs


varies

varies

varies

Maintenance Cost varies

varies


DESCRIPTION:The power distribution equipment on site includes shut-off switches, transformers, panels, and meters.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:All equipment requires regular review and maintenance. The components should be reviewed and maintained by an approved electrical contractor on a regular basis. The Board advised that the recommended thermal scanning of the electrical equipment will be addressed under the operational budget.

CURRENT CONDITION OF COMPONENT:The power distribution equipment appears to be in acceptable condition. The electrical equipment is as follows: - Electrical distribution centre, with sut-off switches. - Two electrical control panel. - One transformer. - Power meters.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

POWER DISTRIBUTION ANNUAL COST

Street LampsCOMPONENT SUMMARY SHEET




yrs


DESCRIPTION:The street lamps are located throughtout the roadways of the Complex.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The lamps posts reuiqre periodic reviews and maintenance, as well as paint touch-ups.

CURRENT CONDITION OF COMPONENT:The street lamps are in generally good condition




operating budget


$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Co

st (

201

9 D

olla

rs)

Year

STREET LAMPS ANNUAL COST

Mechanical Components

●●●

The following is a list of mechanical components:

Mechanical Components (Clubhouse)Plumbing Components (Clubhouse)Geothermal System



Mechanical Components (Clubhouse)COMPONENT SUMMARY SHEET




3 yrs


varies

varies

DESCRIPTION:The mechanical components considered in this document are limited to the Clubhouse. The components includeone hot water tank and two furnaces.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The mechanical components typically require little maintenance and are usually replaced at the end of their servicelife.

CURRENT CONDITION OF COMPONENT:The condition of the various mechanical components appear to be performing as intended.

The graph shows the costs associated with the maintenance and/or replacement of the component over time. The dollar axis is in logarithmicscale for ease of presentation.



variesMaintenance and replacement costs are approximate.

$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

MECHANICAL COMPONENTS ANNUAL COST

Maintenance

Replacement

Mechanical Components (Clubhouse)COMPONENT SUMMARY SHEET

Age

7

5

14

Comments

Replaced 7 years ago

Replaced 5 years ago

Original

Component

Furnace 1

Furnace 2

Hot Water Tank

25

25

10

2037

2039

2015

5,200.00$

5,200.00$

operating budget

Expected LifePlanned

ReplacementTotal Repl. Costs

(tot.)

Mechanical



Plumbing Components (Clubhouse)COMPONENT SUMMARY SHEET




3 yrs

Estimated Replacement CostMaintenance and replacement costs are approximate.

DESCRIPTION:The plumbing components considered in this document are limited to the washrooms in the Clubhouse. Thecomponents include five toilets, one unrinal, and four sinks.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The mechanical components typically require little maintenance and are usually replaced at the end of their servicelife.

CURRENT CONDITION OF COMPONENT:The condition of the various mechanical components appear to be performing as intended.



varies

varies


varies

$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

PLUMBING COMPONENTS ANNUAL COST

Maintenance

Replacement

Plumbing Components (Clubhouse)COMPONENT SUMMARY SHEET

Age

14

14

14



Urinal (x1) Original 25 2030 operating budget

Sinks (x4) Original 25 2030 operating budget

Plumbing

Toilets (x5) Original 25 2030 operating budget

Component Comments Expected LifePlanned


(tot.)

Geothermal SystemCOMPONENT SUMMARY SHEET




yrs


N/A

N/A

Maintenance Cost N/A

N/AMaintenance and replacement costs are approximate.

DESCRIPTION:The geothermal pump and other equipment are located in a separate room at the back corner of the clubhouse.The geothermal system draws well water into the system which circulates through individual heat pumps (in eachunit) which capture the heat potential contained in the water. The water is then discharged back to the source. Thegeo-thermal loop system provides each unit with heating and cooling support.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:It is our understanding that the geothermal system was constructed, is owned, and maintained by the originaldeveloper. We understand that the Board entered an agreement since occupancy that the developer will maintainthe system indefinitely. In this agreement, the developer is essentially acting as the utilities provider for thecomplex/Board. Geothermal systems of this type typically are expected to last 35 years. The Board confirmed thatthe heat pumps in the individual units, and every other component inside the building envelope, are owned by theunit owners, who are responsible for their cleaning, service maintenance and replacement when they fail.

CURRENT CONDITION OF COMPONENT:The central geothermal system was not reviewed as these components are not the property of the Board. While noaction is required by the Board with respect to this system, we have included it in this document so that the Board isaware that the geothermal system and agreement with the developer (Van Maren Construction Group) are in place.


Civil Components

●●●●●●●●

The following is a list of civil components:

Asphalt PavementStamped Concrete RoundaboutsConcrete SidewalksStorm SystemSanitary System


Halcyon Meadows

Irrigation SystemWater Supply SystemFire Hydrants


Asphalt PavementCOMPONENT SUMMARY SHEET




4 yrs

Estimated Replacement Cost phased over 3years



Maintenance Cost

$936,000

DESCRIPTION:The roads are original to the complex and are comprised of a gravel base with an asphalt topping. The roads andparking areas are sloped to catch basins for drainage.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Regular reviews by qualified personnel are necessary for the roads and parking areas. Based on the relatively lowuse of these areas, the service life expectancy of asphalt surfacing is typically 50 years. Cracking and fracturing ofthe asphalt should be addressed as soon as possible to prevent degradation of the base. A maintenance cost of$7,500 every five years has been set for localized repairs and crack sealing.

CURRENT CONDITION OF COMPONENT:The asphalt pavement is in poor condition. Also, it was noted that the speed bumps at the asphalt pavement appearto be in poor condition. Please refer to the page attached in the index to view the pavement replacement phases. In2019, the Board of Directors had completed some patchwork to the asphalt pavement at a cost of $10,000.

$8,000


$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

ASPHALT PAVEMENT ANNUAL COST

Replacement

Maintainance

Stamped Concrete RoundaboutsCOMPONENT SUMMARY SHEET




5 yrs


Maintenance Cost

DESCRIPTION:The stamped concrete is located at four roundabouts located throughout the Complex.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Concrete patios and pavements may crack as a result of differential settlement and thermal expansion/contraction.The proximity of landscaping such as trees may also affect the concrete patios and pavements. Minor cracks areessentially an aesthetic issue and can be addressed by patching. Larger cracks may pose a tripping hazard andshould be addressed to mitigate the hazard. Regular maintenance is essential in maintaining the service life of theconcrete patios and pavements. The Board performs yearly maintenance of the pavement and walkways from theiroperating budget.

CURRENT CONDITION OF COMPONENT:The stamped concrete roundabouts are in poor condition. The Board has stated that they are considering replacingremaining roundabouts with asphalt pavement. These costs are included on the 'Asphalt Pavement' componentsheet.



operating budget

incl. in 'AsphaltPavement' sheet.


$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

STAMPED CONCRETE ANNUAL COST

Maintenance

Replacement

Concrete SidewalksCOMPONENT SUMMARY SHEET




5 yrs


46000 Thomas Road, Chilliwack, BCHalcyon Meadows


$28,000



DESCRIPTION:The RV parking area is located on the west side of the Property. The concrete sidewalks are located around the RVparking area, Clubhouse, and as a connection between the roundabouts.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Concrete patios and pavements may crack as a result of differential settlement and thermal expansion/contraction.The proximity of landscaping such as trees may also affect the concrete patios and pavements. Minor cracks areessentially an aesthetic issue and can be addressed by patching. Larger cracks may pose a tripping hazard andshould be addressed to mitigate the hazard. Regular maintenance is essential in maintaining the service life of theconcrete patios and pavements. The Board of Directors performs yearly maintenance of the pavement andwalkways from their Operating Budget.

CURRENT CONDITION OF COMPONENT:The concrete sidewalks are in generally good condition.

$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

CONCRETE SIDEWALKS ANNUAL COST

Maintenance

Replacement

Storm SystemCOMPONENT SUMMARY SHEET




1 yrs


DESCRIPTION:Storm drainage systems convey rainwater from buildings, surface runoff from all types of precipitation, groundwater,and subsurface water to an approved point of disposal. Building codes require that sites be provided with a meansfor draining paved areas, areaways, yards and all other areas where the collection or uncontrolled flow of rainwatercould cause damage to a building, overload local streams, or present a hazard to the public. Drainage shall nothave any chemicals or sanitary flow. Graded inlets have grates or grids to prevent large objects and debris fromentering into the sewer system. There are 180 storm drains located through-out the Complex, including catchbasins in the backyards.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:An allowance to locally repair or replace some drain pipes has been included. No further large repairs/replacementare expected in the near future. A maintenance cost of $4,500 every year has been set to have the storm drainscleaned every year. This cost is for 1/4 of the Complex, with each section of the Complex rotating each year. Thesecosts will be placed under the Operating Budget.

CURRENT CONDITION OF COMPONENT:The storm drains appear to be performing as intended.





$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

STORM SYSTEM ANNUAL COST

Replacement

Maintainance

Sanitary SystemCOMPONENT SUMMARY SHEET




3 yrs




DESCRIPTION:The sanitary system collects sewage from the individual units and carries it to the City connection. The pipes areoften ABS within the units and are polymer based within the common property of the Complex.

MAINTENANCE PROGRAM AND PRODUCT LIFE EXPECTANCY:Regular reviews by qualified personnel are necessary for the sewer system. The estimated service life of the sewersystem is 60+ years, at which point a thorough review is recommended to determine further action. It isrecommended that the sewer system be flushed every 2 years.

CURRENT CONDITION OF COMPONENT:The sanitary system appears to be preforming as intended. The Board of Directors have recently been informedthat they do not have a backflow valve connected to the city line. The cost of installing a valve, including excavationcosts, could range anywhere from $20,000 to $30,000. The cost to clean the sanitary system is taken out of theOperating Budget.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

SANITARY SYSTEM ANNUAL COST

Maintainance

Replacement

Irrigation SystemCOMPONENT SUMMARY SHEET




6 yrs


Maintenance Cost $3,000


DESCRIPTION:The irrigation system is a part of the lawns sprinkler for the complex, with sprinkler heads located throughout. Theirrigation system uses geothermal water.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:An allowance to locally repair or replace some drain pipes has been included. No further large repairs/replacementare expected in the near future. The irrigation system requires a "blow-out" in the fall, which empties the system ofany water so it doesn't freeze during the winter months. This is completed by a contractor under a maintenanceagreement. The sprinkler heads will be replaced as required or when they are "damaged".

CURRENT CONDITION OF COMPONENT:The irrigation system appears to be performing as intended, with no problems being reported by the Board. Theinitial installation of the system was not correctly completed. As a result, the Board has stated that they will put aside$15,000 for the first four years to repair any issues with the existing irrigation system.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

Cos

t (20

19 D

olla

rs)

Year

IRRIGATION SYSTEM ANNUAL COST

Maintenance

Replacement

Water Supply SystemCOMPONENT SUMMARY SHEET




yrs




DESCRIPTION:The potable water is distributed through a piping system which runs below grade. The system typically consists of amain line (connected to the City supply), which branches out to smaller distribution lines.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Being below grade, there is not much in the way of maintenance or inspection that can be completed. Evidence ofwater supply line failures include localized wetting of asphalt from below, excessive water bills, or bubbling in thelandscaped areas. Repairs can be costly and typically include removal of portions of the landscaping or pavementto access the damaged line.

CURRENT CONDITION OF COMPONENT:The Board advised that there were no recent ruptures noted. All ruptures and emergency repairs will be paid for outof the Operating Budget.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

WATER SUPPLY SYSTEM ANNUAL COST

Maintenance

Replacement

Fire HydrantsCOMPONENT SUMMARY SHEET




yrs


DESCRIPTION:The fire hydrants are the property of the Strata and are connected to the City's water supply. The purpose of the firehydrants is to allow the fire department to tap into the water supply to aid in fighting fires.

MAINTENANCE PROGRAM AND PRODUCT LIFE EXPECTANCY:Fire Hydrants are made of iron and are subject to corrosion. Inspection and maintenance of the paint coating arerequired on a regular basis. Inspection of the hydrants and flow test are actually required semi-annually, howevermost municipalities allow for annual testing. Inspections are typically carried out by a fire-protection companies. TheCity of Abbotsford also requires specific colour codes for painting hydrants. We have included these fees in themaintenance costs.

CURRENT CONDITION OF COMPONENT:The fire hydrant appears to be performing as intended.





$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

FIRE HYDRANTS ANNUAL COST

Maintenance

Replacement

Miscellaneous Components

●●●●●●●●●●●

The following is a list of miscellaneous components:

Wood Railing (Clubhouse)Steel Railings (Clubhouse)Wood Deck (Clubhouse)Wood Stairs and Ramp (Clubhouse)Fencing (vinyl)


Halcyon Meadows

Front Entrance GatesEnterphone SystemBrick Entrance WallFibre-Cement PillarsGutters and LeadersInterior Club Finishes


Wood Railing (Clubhouse)COMPONENT SUMMARY SHEET




5 yrs



operating budget


DESCRIPTION:Wood guardrails are a life and safety component. The guardrails are typically constructed and finished (i.e., painted)offsite in a controlled environment. The wood guardrails are located on all decks on the Complex.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The review and maintenance of guardrails is an important part of any maintenance program and must be done on aregular basis (to prevent accumulation of dirt, stains, moss and algae growth on guardrails). Under normalconditions, the intended service life of wooden guardrails is approximately 15-20 years. Regular maintenance isrequired.

CURRENT CONDITION OF COMPONENT:The wood railings are in generally good condition. The condition of the top rails vary, but they will likely needreplacing before the rest of the wood railings. The Board advised that a few of the top rails were replaced in 2018.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

WOOD RAILING ANNUAL COST

Maintenance

Replacement

Steel Railings (Clubhouse)COMPONENT SUMMARY SHEET




5 yrs



operating budget


DESCRIPTION:Steel railings are a life and safety component. The guardrails are typically constructed and finished (i.e., painted)offsite in a controlled environment.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The review and maintenance of the railings is an important part of any maintenance program and must be done ona regular basis (to prevent accumulation of dirt, stains, moss and algae growth on guardrails and glass). Thescratches or dents should be repaired to maintain continuity of the protective coating. The service life expectancy ofsteel railings varies and is dependent on numerous factors ranging from location to material or finish. Under normalconditions, the intended service life of aluminium guardrails is approximately 40 years. Regular maintenance isrequired.

CURRENT CONDITION OF COMPONENT:The steel railings are in generally good condition.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

STEEL RAILINGS ANNUAL COST

Maintenance

Replacement

Wood Deck (Clubhouse)COMPONENT SUMMARY SHEET




5 yrs



operating budget


DESCRIPTION:The wood deck is located around the north, east, and south facing elevations of the Clubhouse and is protected bya roof overhang.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Ongoing replacement of the deteriorated wood components is required. The service life expectancy of wood staircomponents varies depending on numerous factors and can reach 20 years or more with regular maintenance.

CURRENT CONDITION OF COMPONENT:The wood deck is in generally good condition. The wood deck does not require a stain or paint since it isconstructed of treated lumber. The Board advised that they are replacing the boards as required under theOperating Budget.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

WOOD DECK ANNUAL COST

Maintenance

Replacement

Wood Stairs and Ramp (Clubhouse)COMPONENT SUMMARY SHEET




5 yrs



operating budget


DESCRIPTION:Since wood is a porous organic material, it absorbs and gives off moisture which causes deterioration over time ifthe wood is not properly maintained.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Painting of the wood components should be performed regularly. Ongoing painting and replacement of thedeteriorated wood components is required. The service life expectancy of wood stair components varies dependingon numerous factors and can reach 25 years or more with regular maintenance. Any maintenance costs will betaken out of the Operating Budget.

CURRENT CONDITION OF COMPONENT:The wood stairs at the north entrance to the building are in fair condition. The stairs on the South elevation are inpoor condition. The Board has stated that they will be replacing the boards as required with the costs coming fromthe Operating Budget.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

WOOD STAIRS AND RAMP ANNUAL COST

Maintenance

Replacement

Fencing (vinyl)COMPONENT SUMMARY SHEET




5 yrs

Estimated Replacement CostMaintenance and replacement costs are approximate.

DESCRIPTION:The fencing on site consists of site-built panels consisting of vinyl panels between vinyl posts.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Special attention should be paid to the bottom rail for deflection. The posts should be reviewed on a regular basis aswell as they are indirect contact with the soil. This process is done in four phases.

CURRENT CONDITION OF COMPONENT:The vinyl fencing is in good condition. The original wood fencing was replaced with vinyl fencing since thecompletion of the depreciation report update, at a cost of $320,000.




$320,000 phased over 4years

$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

VINYL FENCE ANNUAL COST

Maintenance

Replacement

Front Entrance GatesCOMPONENT SUMMARY SHEET




5 yrs



$5,500Maintenance and replacement costs are approximate.

DESCRIPTION:The front entrance gates are metal and consists of open style rails. There are two gates located at the entrance ofthe Complex, for in-coming and out-going traffic. Both gates open away from the flow of traffic.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Under normal conditions, the expected service life of the front entrance gates is 35 to 40 years. Components suchas the motor, pulley and springs require regular maintenance from the Board of Directors.

CURRENT CONDITION OF COMPONENT:The front entrance gates are in generally good condition. The programming was adjusted so that the doors stayopen most of the day (between 6am and 6pm), to reduce wear and tear. The Board advised that welding wascompleted on the gates last year.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

FRONT ENTRANCE GATES ANNUAL COST

Maintenance

Replacement

Front Entrance GateCOMPONENT SUMMARY SHEET

Age

13

6

18Entrance 2025

2025

2025

Control Panel 40

Gates (x2) Entrance

Motors (x2) Entrance

40

20

Component Location Expected LifePlanned


(tot.)

Front Entrance Gate Components

$5,500 for removaland installation ofnew gates, arm

attachements, andwiring



Enterphone SystemCOMPONENT SUMMARY SHEET




5 yrs




DESCRIPTION:The enterphone system is located at the front entrance gate of the Complex. The system uses the phone in eachunit to control access.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:No maintenance is required beyond protecting the equipment from physical damage.

CURRENT CONDITION OF COMPONENT:The enterphone system is in good condition. The next replacement cost will be $12,000.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

ENTERPHONE SYSTEM ANNUAL COST

Maintenance

Replacement

Brick Entrance WallCOMPONENT SUMMARY SHEET




5 yrs




DESCRIPTION:The brick entrance wall is located at the entrance to the Complex.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The brick fencing requires very little maintenance. The fencing should be reviewed on a regular basis to determine ifthere is any damage to the posts or bricks. The brick entrance should also be cleaned. repointed as required, andsealed every five years.

CURRENT CONDITION OF COMPONENT:The brick wall is in generally good condition, with no signs of physical damage or missing bricks. The Board ofdirectors has stated that the brick entrance wall was washed this year.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

BRICK ENTRANCE WALL ANNUAL COST

Maintenance

Replacement

`

Fibre-Cement PillarsCOMPONENT SUMMARY SHEET




5 yrs


DESCRIPTION:The fibre-cement pillars are located at the entrance to the Complex. There are a total of 20 pillars at the entrance.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The fencing should be reviewed regularly to determine if there is any damage to the posts or fibre-cement shingles.The fibre-cement shingles should be painted/stained on a regular basis. The concrete caps require a sealantperiodically.

CURRENT CONDITION OF COMPONENT:The fibre-cement pillars is in generally good condition, with no signs of physical damage or missing shingles. It isrecommended that the concrete caps have a sealer applied in year 2-3. The costs to paint the pillars will beincluded in the Fencing section. The Board of directors has stated that the shingles were re-painted in 2019.




operating budget


$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

FIBRE-CEMENT PILLARS ANNUAL COST

Maintenance

Replacement

Gutters and LeadersCOMPONENT SUMMARY SHEET




1 yrs


DESCRIPTION:The gutters on site are continuous roll-formed gutters 5" in depth. They are hung from the fascias using extrudedaluminum hangers. The joints typically occur at changes in direction and are sealed with sealant inside the gutter.The rainwater leaders are 2" x 3" and are connected to the gutters using plastic drop-outs.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:Common problems associated with gutters consist of failure at the joints causing leakage, and improper slopecausing standing water. The gutters should be reviewed annually for possible issues and corrected as required. Inaddition, the gutters should be regularly cleaned of debris (leaves) which can impede drainage. This reportassumes that gutter cleaning is included in the operating budget.

CURRENT CONDITION OF COMPONENT:The gutters and leaders are in good condition.





$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

GUTTERS & LEADERS ANNUAL COST

Maintenance

Replacement

Interior Clubhouse FinishesCOMPONENT SUMMARY SHEET




15 yrs


varies

varies



DESCRIPTION:Because the Clubhouse is considered common property, the interior finishes requiring maintenance and updating,will be the responsibility of the Board.

MAINTENANCE PROGRAM AND PRODUCT SERVICE LIFE EXPECTANCY:The flooring in the Clubhouse is comprised of hardwood flooring, which required little maintenance. The Clubhousecontains 3 washrooms, a full basement and kitchenette. The interior finishes requiring maintenance are limited topainting of the drywall and interior doors and replacing the flooring.

CURRENT CONDITION OF COMPONENT:We noted that the paint and flooring in the clubhouse to be in poor condition. We advised The Board of Directors toconsider re-painting and installing new flooring at the Clubhouse.



$1

$10

$100

$1,000

$10,000

$100,000

$1,000,000

1 3 5 7 9 11 13 15 17 19 21 23 25 27 29

Cos

t (20

19 D

olla

rs)

Year

INT. CLUBHOUSE FINISHES ANNUAL COST

Maintenance

Replacement

Interior Clubhouse FinishesCOMPONENT SUMMARY SHEET

Age

14

14

14

14

operating budget

operating budget

operating budget

Clubhouse Finishes - Lower Level

Carpet



operating budget

Stairwell /Offices /Library

30 2035

Vinyl FlooringRec Room /Washroom /

Exercise Room25 2030

Laminate Flooring Lounge 30 2035

Tile Flooring Kitchentte /Washrooms 40 2045

Component Location Expected LifePlanned


(tot.)

Clubhouse Finishes - Main Level

Funding Models

1) Uniform annual contributions to cover all expenses (except for the first year). 2a) Moderate annual contributions with special assessments for large expenses. 2b) Moderate annual contributions with special assessments for large expenses. 3) Current annual contributions with special assessments.


The Strata Act requires that reserve fund studies present three funding models for the Strata to consider. In this study,Levelton has used the following three models:

The constant annual contributions would be for a proactive Strata. This would ensure funding to cover the expensesso that special assessments are not required.

The second funding model is using constant annual contributions, but the Strata will still need special assessments forlarge expenses such as a reroofing or window replacement project. WSP has inlcuded 2 moderate funding modelplans.

The third funding model would be for a reactive Strata. The annual contributions are low, but special assessments arealways required for renewal expenses.

Funding Model 1UNIFORM ANNUAL CONTRIBUTIONS

Interest Rate 1.20%Inflation rate 2%

Year Opening Balance Annual Contributions Avg./Unit Expenses Interest Closing Balance2019 303,191.57 56,000.00 250.00 0.00 3,638.30 362,829.872020 362,829.87 115,000.00 513.39 23,970.00 4,353.96 458,213.832021 458,213.83 115,000.00 513.39 15,606.00 5,498.57 563,106.392022 563,106.39 115,000.00 513.39 15,918.12 6,757.28 668,945.552023 668,945.55 115,000.00 513.39 354,496.53 8,027.35 437,476.362024 437,476.36 115,000.00 513.39 8,832.65 5,249.72 548,893.432025 548,893.43 115,000.00 513.39 408,233.88 6,586.72 262,246.282026 262,246.28 115,000.00 513.39 574.34 3,146.96 379,818.892027 379,818.89 115,000.00 513.39 365,557.73 4,557.83 133,818.992028 133,818.99 115,000.00 513.39 3,585.28 1,605.83 246,839.542029 246,839.54 115,000.00 513.39 609.50 2,962.07 364,192.122030 364,192.12 115,000.00 513.39 2,611.09 4,370.31 480,951.342031 480,951.34 115,000.00 513.39 0.00 5,771.42 601,722.752032 601,722.75 115,000.00 513.39 10,995.66 7,220.67 712,947.772033 712,947.77 115,000.00 513.39 0.00 8,555.37 836,503.142034 836,503.14 115,000.00 513.39 20,188.03 10,038.04 941,353.162035 941,353.16 115,000.00 513.39 686.39 11,296.24 1,066,963.002036 1,066,963.00 115,000.00 513.39 11,201.93 12,803.56 1,183,564.632037 1,183,564.63 115,000.00 513.39 14,282.46 14,202.78 1,298,484.942038 1,298,484.94 115,000.00 513.39 728.41 15,581.82 1,428,338.352039 1,428,338.35 115,000.00 513.39 0.00 17,140.06 1,560,478.412040 1,560,478.41 115,000.00 513.39 50,016.99 18,725.74 1,644,187.162041 1,644,187.16 115,000.00 513.39 483,118.65 19,730.25 1,295,798.762042 1,295,798.76 115,000.00 513.39 0.00 15,549.59 1,426,348.352043 1,426,348.35 115,000.00 513.39 501,832.42 17,116.18 1,056,632.112044 1,056,632.11 115,000.00 513.39 13,945.15 12,679.59 1,170,366.542045 1,170,366.54 115,000.00 513.39 671,877.37 14,044.40 627,533.572046 627,533.57 115,000.00 513.39 5,120.66 7,530.40 744,943.312047 744,943.31 115,000.00 513.39 870.51 8,939.32 868,012.122048 868,012.12 115,000.00 513.39 163,377.71 10,416.15 830,050.55


$0

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

$700,000

$800,000

2019

2021

2023

2025

2027

2029

2031

2033

2035

2037

2039

2041

2043

2045

2047

Dol

lars

($)

Year

CASH FLOW ANALYSIS

Annual Contribution

Expenses

Funding Model 2aMODERATE ANNUAL CONTRIBUTIONS WITH SPECIAL ASSESSMENTS


Year Opening Balance Annual Contributions Avg./Unit Expenses Interest Closing Balance2019 303,191.57 56,000.00 250.00 0.00 3,638.30 362,829.872020 362,829.87 73,000.00 325.89 23,970.00 4,353.96 416,213.832021 416,213.83 74,460.00 332.41 15,606.00 4,994.57 480,062.392022 480,062.39 75,949.20 339.06 15,918.12 5,760.75 545,854.222023 545,854.22 77,468.18 345.84 354,496.53 6,550.25 275,376.122024 275,376.12 79,017.55 352.76 8,832.65 3,304.51 348,865.542025 348,865.54 186,000.00 830.36 408,233.88 4,186.39 130,818.052026 130,818.05 82,209.86 367.01 574.34 1,569.82 214,023.382027 214,023.38 279,500.00 1,247.77 365,557.73 2,568.28 130,533.942028 130,533.94 85,531.14 381.84 3,585.28 1,566.41 214,046.212029 214,046.21 87,241.76 389.47 609.50 2,568.55 303,247.032030 303,247.03 88,986.60 397.26 2,611.09 3,638.96 393,261.502031 393,261.50 90,766.33 405.21 0.00 4,719.14 488,746.972032 488,746.97 92,581.66 413.31 10,995.66 5,864.96 576,197.932033 576,197.93 94,433.29 421.58 0.00 6,914.38 677,545.602034 677,545.60 96,321.96 430.01 20,188.03 8,130.55 761,810.082035 761,810.08 98,248.39 438.61 686.39 9,141.72 868,513.802036 868,513.80 100,213.36 447.38 11,201.93 10,422.17 967,947.402037 967,947.40 102,217.63 456.33 14,282.46 11,615.37 1,067,497.932038 1,067,497.93 104,261.98 465.46 728.41 12,809.98 1,183,841.482039 1,183,841.48 106,347.22 474.76 0.00 14,206.10 1,304,394.802040 1,304,394.80 108,474.17 484.26 50,016.99 15,652.74 1,378,504.722041 1,378,504.72 110,643.65 493.94 483,118.65 16,542.06 1,022,571.782042 1,022,571.78 112,856.52 503.82 0.00 12,270.86 1,147,699.162043 1,147,699.16 115,113.65 513.90 501,832.42 13,772.39 774,752.782044 774,752.78 117,415.93 524.18 13,945.15 9,297.03 887,520.592045 887,520.59 119,764.24 534.66 671,877.37 10,650.25 346,057.712046 346,057.71 122,159.53 545.36 5,120.66 4,152.69 467,249.272047 467,249.27 124,602.72 556.26 870.51 5,606.99 596,588.472048 596,588.47 127,094.77 567.39 163,377.71 7,159.06 567,464.60


$0

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

$700,000

$800,000

2019

2021

2023

2025

2027

2029

2031

2033

2035

2037

2039

2041

2043

2045

2047

Dol

lars

($)

Year

CASH FLOW ANALYSIS

Annual Contribution

Expenses

Funding Model 2bMODERATE ANNUAL CONTRIBUTIONS WITH SPECIAL ASSESSMENTS


Year Opening Balance Annual Contributions Avg./Unit Expenses Interest Closing Balance2019 303,191.57 56,000.00 250.00 0.00 3,638.30 362,829.872020 362,829.87 85,000.00 379.46 23,970.00 4,353.96 428,213.832021 428,213.83 86,700.00 387.05 15,606.00 5,138.57 504,446.392022 504,446.39 88,434.00 394.79 15,918.12 6,053.36 583,015.632023 583,015.63 90,202.68 402.69 354,496.53 6,996.19 325,717.972024 325,717.97 92,006.73 410.74 8,832.65 3,908.62 412,800.672025 412,800.67 121,000.00 540.18 408,233.88 4,953.61 130,520.402026 130,520.40 95,723.81 427.34 574.34 1,566.24 227,236.112027 227,236.11 266,000.00 1,187.50 365,557.73 2,726.83 130,405.222028 130,405.22 99,591.05 444.60 3,585.28 1,564.86 227,975.852029 227,975.85 101,582.87 453.49 609.50 2,735.71 331,684.942030 331,684.94 103,614.53 462.56 2,611.09 3,980.22 436,668.602031 436,668.60 105,686.82 471.82 0.00 5,240.02 547,595.442032 547,595.44 107,800.56 481.25 10,995.66 6,571.15 650,971.482033 650,971.48 109,956.57 490.88 0.00 7,811.66 768,739.712034 768,739.71 112,155.70 500.70 20,188.03 9,224.88 869,932.262035 869,932.26 114,398.81 510.71 686.39 10,439.19 994,083.862036 994,083.86 116,686.79 520.92 11,201.93 11,929.01 1,111,497.732037 1,111,497.73 119,020.52 531.34 14,282.46 13,337.97 1,229,573.762038 1,229,573.76 121,400.93 541.97 728.41 14,754.89 1,365,001.172039 1,365,001.17 123,828.95 552.81 0.00 16,380.01 1,505,210.142040 1,505,210.14 126,305.53 563.86 50,016.99 18,062.52 1,599,561.212041 1,599,561.21 128,831.64 575.14 483,118.65 19,194.73 1,264,468.942042 1,264,468.94 131,408.28 586.64 0.00 15,173.63 1,411,050.842043 1,411,050.84 134,036.44 598.38 501,832.42 16,932.61 1,060,187.472044 1,060,187.47 136,717.17 610.34 13,945.15 12,722.25 1,195,681.742045 1,195,681.74 139,451.51 622.55 671,877.37 14,348.18 677,604.062046 677,604.06 142,240.54 635.00 5,120.66 8,131.25 822,855.192047 822,855.19 145,085.35 647.70 870.51 9,874.26 976,944.292048 976,944.29 147,987.06 660.66 163,377.71 11,723.33 973,276.98


$0

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

$700,000

$800,000

2019

2021

2023

2025

2027

2029

2031

2033

2035

2037

2039

2041

2043

2045

2047

Dol

lars

($)

Year

CASH FLOW ANALYSIS

Annual Contribution

Expenses

Funding Model 3CURRENT ANNUAL CONTRIBUTIONS W/ SPECIAL ASSESSMENTS


Year Opening Balance Annual Contributions Avg./Unit Expenses Interest Closing Balance2019 303,191.57 56,000.00 250.00 0.00 3,638.30 362,829.872020 362,829.87 56,000.00 250.00 23,970.00 4,353.96 399,213.832021 399,213.83 57,120.00 255.00 15,606.00 4,790.57 445,518.392022 445,518.39 58,262.40 260.10 15,918.12 5,346.22 493,208.892023 493,208.89 59,427.65 265.30 354,496.53 5,918.51 204,058.522024 204,058.52 60,616.20 270.61 8,832.65 2,448.70 258,290.772025 258,290.77 277,500.00 1,238.84 408,233.88 3,099.49 130,656.392026 130,656.39 63,065.10 281.54 574.34 1,567.88 194,715.022027 194,715.02 299,000.00 1,334.82 365,557.73 2,336.58 130,493.872028 130,493.87 65,612.93 292.91 3,585.28 1,565.93 194,087.452029 194,087.45 66,925.19 298.77 609.50 2,329.05 262,732.192030 262,732.19 68,263.69 304.75 2,611.09 3,152.79 331,537.582031 331,537.58 69,628.97 310.84 0.00 3,978.45 405,145.002032 405,145.00 71,021.55 317.06 10,995.66 4,861.74 470,032.632033 470,032.63 72,441.98 323.40 0.00 5,640.39 548,115.002034 548,115.00 73,890.82 329.87 20,188.03 6,577.38 608,395.172035 608,395.17 75,368.63 336.47 686.39 7,300.74 690,378.152036 690,378.15 76,876.00 343.20 11,201.93 8,284.54 764,336.762037 764,336.76 78,413.53 350.06 14,282.46 9,172.04 837,639.872038 837,639.87 79,981.80 357.06 728.41 10,051.68 926,944.932039 926,944.93 81,581.43 364.20 0.00 11,123.34 1,019,649.712040 1,019,649.71 83,213.06 371.49 50,016.99 12,235.80 1,065,081.572041 1,065,081.57 84,877.32 378.92 483,118.65 12,780.98 679,621.232042 679,621.23 86,574.87 386.49 0.00 8,155.45 774,351.552043 774,351.55 88,306.37 394.22 501,832.42 9,292.22 370,117.712044 370,117.71 90,072.49 402.11 13,945.15 4,441.41 450,686.462045 450,686.46 346,500.00 1,546.88 671,877.37 5,408.24 130,717.332046 130,717.33 93,711.42 418.35 5,120.66 1,568.61 220,876.702047 220,876.70 95,585.65 426.72 870.51 2,650.52 318,242.352048 318,242.35 97,497.36 435.26 163,377.71 3,818.91 256,180.91

NOTE: CURRENT ANNUAL CONTRIBUTIONIS BASED ON FUNDS REPORTED ON


$0

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

$700,000

$800,000

2019

2021

2023

2025

2027

2029

2031

2033

2035

2037

2039

2041

2043

2045

2047

Dol

lars

($)

Year

CASH FLOW ANALYSIS

Annual Contribution

Expenses

BUILDING COMPONENT RENEWAL SUMMARY

Section 2 - BUILDING ENVELOPE

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

2036

2037

2038

2039

2040

2041

2042

2043

2044

2045

2046

2047

2048

CladdingMaintenance Localized repairs 5

Replacement Replace cladding 50 49,000

Deck Membranes and RoofsMaintenance Cleaning & localized repair As required

Replacement New asphalt shingles 20 35,000 35,000

Windows and DoorsMaintenance Gasket, weather stripping, and

IGU replacementAs required

(5 years)

Replacement Replacement of windows 30 22,000

Maintenance Weather Stripping As required(5 years)

Replacement Replace with similar door 30

Sealants and OthersSealants Maintenance

/Replacement

Removal, clean-up, surfacepreparation & new sealantapplication

As required(10 years)

Maintenance Replacement and painting 5

Replacement Replace with similar 25

Maintenance Clean & touch-ups 3 500 500 500 500 500 500 500 500 500 500

Replacement Re-paint 10 10,000 10,000

Maintenance Review and inspection varies

Replacement Replace components varies



Section 4 - MECHANICAL COMPONENTSMaintenance Review and inspection varies






Section 5 - CIVIL COMPONENTSMaintenance Review and repairs 5 8,000 8,000 8,000 8,000 8,000 8,000 8,000

Replacement Replace pavement 40 312,000 312,000 312,000 312,000 312,000 312,000

Maintenance Review and repairs 5

Replacement Replace concrete 40


Replacement Replace concrete 40

Maintenance Minor drain repair 5

Replacement Localized partial repair /replacement 50

Maintenance Inspection and testing 5


Maintenance Summer and winterpreperations 5 15,000 15,000 15,000 15,000 3,000 3,000 3,000 3,000


Maintenance Inspection and testing


Maintenance Inspection and testing

Replacement Replace fire hydrant 60

Power Distribution

Comments

Section 3 - ELECTRICAL COMPONENTS

Wood Trims and Finishes

Fibre-Cement

Asphalt Shingles

Mechanical Components(Clubhouse)

Fire Hydrants

Storm System

Sanitary System

Metal-Clad Doors

Asphalt Pavement

Irrigation System

Exterior Painting

Water Supply System

Plumbing Components(Clubhouse)

Street Lamps

Concrete Sidewalks

Vinyl Windows

Stamped Concrete Roundabouts

CostComponent Name TaskTask

Frequency(years)

Geothermal System

(1) - The costs associated with these items have been prorated for the 30 year period as they exceed the replacement intervals exceed the duration of the chart.(2) - IGU denotes the term for the insulated glazing units in windows.

BUILDING COMPONENT RENEWAL SUMMARY

Comments CostComponent Name TaskTask

Frequency(years)

Section 6 - MISCELLANEOUS COMPONENTS

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

2034

2035

2036

2037

2038

2039

2040

2041

2042

2043

2044

2045

2046

2047

2048







Maintenance Localized repairs & cleaning 5


Maintenance Clean & touch-ups 5

Replacement Replace with similar 40 84,000

Maintenance Localized repairs & inspection 5

Replacement Replace with similar 40 5,500 5,500

Maintenance Localized repairs & inspection 5


Maintenance Localized repars & sealing 5


Maintenance Clean & touch-ups 5


Maintenance Clean 1


Maintenance Localized repars & sealing varies

Replacement Replace with similar varies

Yearly Totals Costs in 2019 Dollars $23,500 $15,000 $15,000 $327,500 $8,000 $362,500 $500 $312,000 $3,000 $500 $2,100 $8,500 $15,000 $500 $8,000 $10,000 $500 $33,000 $312,500 $312,000 $8,500 $401,500 $3,000 $500 $92,000

Yearly Totals With 2% inflation $23,970 $15,606 $15,918 $354,497 $8,833 $408,234 $574 $365,558 $3,585 $609 $2,611 $10,996 $20,188 $686 $11,202 $14,282 $728 $50,017 $483,119 $501,832 $13,945 $671,877 $5,121 $871 $163,378

Wood Railing (Clubhouse)

Front Entrance Gates

Fencing (vinyl)

Fibre-Cement Pillars

Wood Deck (Clubhouse)

Steel Railings (Clubhouse)

Brick Entrance Wall

Enterphone System

Wood Stairs and Ramp(Clubhouse)

Interior Club Finishes

Gutters and Leaders

(1) - The costs associated with these items have been prorated for the 30 year period as they exceed the replacement intervals exceed the duration of the chart.(2) - IGU denotes the term for the insulated glazing units in windows.

Maintenance and Repair Log

Other

Cladding

Roof

Painting

Wood Trims

Windows

Other

Other

Other

Other

Other

This for is intended to track maintenance and repairs made during the three years between updates to theDepreciation Report.

ItemTask

Description Date Cost Performed by:


Doors

Other

Other

Maintenance and Repair Log

Other


Other

Other

Other

Other

Other

Other

Other

Other

Other

Other

Other

Other

Other

ItemTask

Description Date Cost Performed by:

Other

46000 thomas road, chilliwack, bc · 2020-05-05 · globally we engineer projects that will help...

Documents