strata plan vr2740 · management services (bams) software, posted on a secure website. the data is...

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SUBMITTED TO

C/O

The Owners, Strata Plan BCS3925

Mr. Paul Cheng, Property Manager

Crosby Property Management Ltd.-FirstService Residential

600 - 777 Hornby Street

Vancouver BC V6Z 1S4

SUBMITTED BY RDH Building Engineering Ltd.

224 West 8th Avenue

Vancouver BC V5Y 1N5

PROJECT # 2521.80

Site review date August 27, 2013 DATE July 7, 2014

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2521.80 DRAFT RDH Building Engineering Ltd.

Table of Contents 1. Introduction ................................................................................................................................................... 1

2. Dolce at Symphony Place ............................................................................................................................... 2

3. Assessments ................................................................................................................................................. 4

3.1. Physical Assessment ........................................................................................................................... 4

3.2. Financial Assessment .......................................................................................................................... 5

4. Expenditures ................................................................................................................................................. 9

4.1. Major Maintenance and Renewals Expenditures ................................................................................... 9

5. Major Maintenance and Renewals Planning ................................................................................................. 11

5.1. Strategic Planning Horizon ................................................................................................................. 11

5.2. Tactical Planning Horizon ................................................................................................................... 12

5.3. Operational Planning Horizon ............................................................................................................ 14

5.4. Project Implementation ...................................................................................................................... 14

6. Funding Scenarios ....................................................................................................................................... 15

6.1. Minimum Funding Requirements ........................................................................................................ 15

6.2. Alternative Funding Scenarios ............................................................................................................ 15

6.3. Current (2014) Funding Scenario ........................................................................................................ 17

6.4. Alternative Funding Scenario # 1 ........................................................................................................ 18

6.5. Alternative Funding Scenario # 2 ........................................................................................................ 19

6.6. Progressive Funding Scenario ............................................................................................................ 20

7. Next Steps ................................................................................................................................................... 21

Appendices

A - Glossary of Terms

B - Asset Inventory

C - Asset Service Life Summary

D - Disclosures and Disclaimers

E - Funding Scenario Cash Flow Tables

F - RDH Qualifications

G - Insurance Certificate

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PAGE 1

1. Introduction

RDH Building Engineering Ltd. (RDH) was retained by The Owners, Strata Plan BCS3925 (the Owners) to prepare a

Depreciation Report (the Report) for the building known as Dolce at Symphony Place and located at 565 Smithe Street,

Vancouver, BC. The Report considers the common property and limited common property components (the Assets) that the

Strata Corporation is responsible to maintain, repair and replace.

The Report is intended to help the Owners, the strata council, and the management team make informed decisions about

the allocation of resources to the common property Assets (such as roofs, windows, boilers and paving).

This Report meets the requirements stipulated in the current Strata Property Act and Regulations. The Report includes a

physical inventory of the common property assets; estimated costs for capital expenditures over a 30 year horizon; and

four funding models. Refer to the appendices for RDH’s qualifications and information on errors and omissions insurance.

In accordance with the requirements of the Act, RDH declares that there is no relationship between the employees at RDH

and the Owners.

Site visits were completed in June and August 2013, and the financial data is based on the 2014 fiscal year. The report was

distributed to the strata council and strata management on July 7, 2014 incorporating feedback from the strata council.

The Depreciation Report is a synopsis of many hundreds of pages of data and has two parts: the summary and the

appendices. The summary is intended to provide an overview of the Depreciation Report. The appendices provide detailed

information to support the summary report. The appendices include a glossary of terms. Words that are italicized are

defined in the glossary.

In addition to the Report, the supporting data are available to authorized users through RDH’s interactive Building Asset

Management Services (BAMS) software, posted on a secure website. The data is owned by the Strata Corporation and can

be printed and/or exported on request. RDH has developed the interactive software tool to enable Owners to proactively

manage their funding requirements and maintenance obligations, and a variety of other services in addition to the

Depreciation Report are available.

As the physical and financial status of the Assets changes, the Report will require updating. The Strata Property Act

requires updates to the Report every three years; however the Strata Corporation can choose to update portions of the

Report to reflect changes to their financial status and completed work more frequently at their discretion.

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2. Dolce at Symphony Place

Dolce at Symphony Place (Dolce) is a 3 year old strata complex. The buildings are typically of cast-in-place concrete

construction with steel stud infill walls. There is an air space parcel agreement, and portions of the building are not owned

by the strata corporation.

The principal systems in the building include the building enclosure (the separation of the interior from exterior space),

electrical (the electrical, communications and security equipment), mechanical (heating, cooling, and plumbing), fire safety

(sprinklers, fire detection, and egress equipment), elevators, site work (landscaping and buried infrastructure), interior

finishes, and amenities. The Assets within each system are described in detail in Appendix B.

Key physical parameters of Dolce are summarized in Table 2.1.1 below.

Table 2.1.1 Key Physical Parameters

Parameters, including age and size

Fig. 2.1.2 North elevation seen from level 5 podium landscaping.

Date of first occupancy (approximate) 2010

Gross floor area, including the parking garage(Square Feet)

281,600

Total Area of Unit Entitlement 13,775

Stories above grade 32

Total number of strata lots 197

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Fig. 2.1.3 South aerial view of Dolce (Image © Google maps 2013)

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3. Assessments

Depreciation Reports combine two distinct types of analysis: a physical assessment, and a financial assessment. The

assessments are used to determine what the Strata Corporation owns, what condition the Assets are in, what the strata is

responsible for, and the capital costs associated with the Assets.

The process of preparing a Depreciation Report is summarized in Fig. 3.1 below:

Fig. 3.1 Depreciation Report Process

Funding models are built based on the strategic plan (30 years).

The following sections provide a brief overview of the physical assessment and financial assessment including a summary

of key information.

3.1. Physical Assessment

The physical assessment has two parts: an inventory and an evaluation.

goryAsset Inventory identifies “the common property, the common assets and those parts of a strata lot or limited common

property, or both, that the Strata Corporation is responsible to maintain or repair under the Act, the Strata Corporation’s

bylaws or an agreement with an owner” (Strata Property Act Regulation, BC Reg 43/2000, Ch. 6.2). In other words, it

identifies what the Strata Corporation owns and must repair and maintain. The Asset Inventory is included as an appendix

to this report.

Delete the following paragraph and table if not relevant Some Assets have been identified as placeholders. Placeholder

Assets are included in the Asset Inventory for reference purpose, however they are not included in the financial analysis

and do not affect the funding models or other financial calculations. Placeholder Assets are identified based on typical

agreements with utilities, the Strata Corporation bylaws, and information provided by the strata manager and council. A

summary of placeholder assets is provided in Table 3.1.1 below.

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Table 3.1.1 Summary of placeholder assets.

Asset Party responsible for capital expenditures

ENCL 01 - Hot Rubberized Membrane Roof - Concrete Topping

Commercial air space parcel 3.

ENCL 25 – Fabric Canopy Commercial air space parcel 1 and a portion to air space parcel 3.

The evaluation is used to forecast common repairs, replacements and maintenance activities that “usually occur less often

than once a year or that do not usually occur” (Strata Property Act Regulation, BC Reg 43/2000, Ch.6.2). In other words,

the evaluation predicts only events that occur at intervals greater than one year.

The evaluation is typically based on:

A review of historical documentation

Discussions with Strata Corporation representatives,

A visual review of the building, limited to a sample of readily accessible Assets, and

A review of other technical information such as construction drawings, warranty reviews etc.

Destructive testing, disassembly, and performance testing are not included in the physical evaluation; this report does not

replace a Warranty Review or Condition Assessment. Please visit www.rdhbe.com for additional information on Warranty

Reviews and Condition Assessments.

Failure of some Assets may be concealed, for example building enclosure assets such as cladding. For Assets with the

potential for concealed failure, a number of tools are used to assign a reasonable expected service life including the typical

performance of the asset in other, similar properties; the performance history reported by the Strata Corporation; the

original drawings; and any previous investigation reports commissioned by the Strata Corporation. It is expected that the

Strata Corporation will need more detailed reviews as Assets approach the end of their service lives. Allowances for

additional reviews or investigations are included as appropriate. Recommendations taken from any additional reviews

should be incorporated into future Depreciation Report updates.

Dolce is relatively young, and aside from deficiencies from the original construction, few renewals have taken place.

On June 12 and August 27, 2013 representatives of RDH Building Engineering Ltd. visited the site to visually review the

Assets. In addition, sub consultants reviewed the elevators and pool amenities.

3.2. Financial Assessment

The financial assessment estimates the future costs associated with the Assets, and examines how future funding

requirements will be affected by current financial practises. More specifically, the financial assessment identifies:

t The balance in the Contingency Reserve Fund (CRF).

t The estimated value of capital expenditures, expressed in Current Year Dollars (CYD).

t The estimated future value of capital expenditures, expressed in Future Year Dollars (FYD). These costs are calculated by applying an inflation rate (2% per year) to the current costs.

The future value of major maintenance and renewals costs can be compared against the building reproduction cost. The

building reproduction cost is the cost to reproduce the building in similar materials, in accordance with current market

prices.

The financial assessment begins with a review of the current financial situation of the Strata Corporation. Table 3.2.1

below summarizes the key financial parameters reviewed as part of the financial assessment.

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Table 3.2.1 Key Financial Parameters

Parameter Initial Study

Fiscal Year End Dec 31

Building Reproduction Cost $54,801,100

2014 Operating Budget (excluding CRF contribution) $676,128

Annual CRF Allocation $62,570

Accumulated CRF Balance $254,981

* The balance in the CRF varies each month as contributions are made and funds are withdrawn for capital renewal projects and

major maintenance activities. The accumulated CRF balance is based of May 2014.

Dolce also has an air space parcel agreement and capital costs associated with several assets are shared according to a

cost sharing ratio. The strata corporation is responsible for the maintenance and upkeep of the shared property but all

costs are shared according to the cost sharing ratio. The residential portion of Dolce shares portions of levels 1-4 with two

air space parcels including a public parking garage and commercial office space. The strata corporation, also referred to as

the “Remainder”, is responsible for 80% of costs associated with these shared assets and the air space parcels are

responsible for the remaining 20%. The shared assets and cost sharing ratios are summarized Table 3.2.2 below.

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Table 3.2.2 Division of costs associated with Air Space Parcels (ASP)

Asset Associated systems and assets identified in the air space parcel agreement

Division of Shared Costs

Residential (Remainder)

ASP 1 and 3

Elec 02 – Emergency Generator Emergency related electrical distribution 80% 20%

Elec 03 – Tank – Fuel Oil Storage Emergency related electrical distribution 80% 20%

Elec 04 – Electrical Distribution Electrical Distribution Equipment 80% 20%

Mech 08 – Cross Connection & Backflow Prevention

Water Supply System 80% 20%

Mech 09 – Drainage – Storm - Internal Rainwater Drainage System 80% 20%

Mech 13 – Piping - Domestic Water Distribution


Mech 17 – Sanitary Drainage Collection

Sanitary and Sewer Drainage System 80% 20%

Mech 18 - Mounted Trapping Sump Sanitary and Sewer Drainage System 80% 20%

Mech 19 – Storm Drainage Collection Storm Drainage System 80% 20%

Mech 21 – Valves Plumbing Flow Control & Directional


Fire 01 – Fire Alarm Panel - Addressable

Fire Alarm/ Sprinkler System 80% 20%

Fire 03 – Dry Sprinkler Compressor Fire Alarm/ Sprinkler System 80% 20%

Fire 04 – Fire & Jockey Pump Fire Alarm/ Sprinkler System 80% 20%

Fire 06 – Sprinkler & Standpipe - Wet Fire Alarm/ Sprinkler System 80% 20%

Fire 07 – Sprinkler System - Dry Fire Alarm/ Sprinkler System 80% 20%

Fire 08 – Sprinkler Valve Assembly - Dry

Fire Alarm/ Sprinkler System 80% 20%

Depreciation Reports include capital costs only: the costs for activities that occur at intervals greater than one year.

Activities that occur annually or more frequently than once a year are considered operating expenses and are not included

in the Depreciation Report funding models and calculations.

Capital costs can be distributed into three general categories:

t Catch-up costs. The cost to complete any deferred maintenance and renewals

t Keep-up costs. The cost to complete planned cyclical maintenance and renewals

t Get-ahead costs. The cost to adapt, upgrade and improve

The Depreciation Report is based on keep-up costs. Get-ahead costs (improvements) may also be included, but only if they

are required to meet changing codes or standards.

Costs are considered Class D estimates (±50%), as defined by the Association of Professional Engineers and Geoscientists

of BC (APEG BC), estimates. Unless otherwise noted, soft costs, such as consulting fees and contingency allowances are

not included, because these costs are highly dependent on the scope of work for a particular project.

The cost estimates in the Depreciation Report are a starting point for the capital planning process, and can help Strata

Corporations make preliminary decisions about how and when to implement projects. These cost estimates will be refined

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as the Strata Corporation makes decisions such as what is included or excluded in a project, and if Assets will be improved

or changed.

The current value of many major maintenance and renewals activities is calculated by multiplying the quantity of an Asset

by standard unit rates (for example, the cost per square foot or cost per linear foot). Quantities are measured from original

construction documents and visual observations on site. Mechanical and electrical drawings were not available. The unit

rates are based on historical information, construction trends, information from contractors, and other sources as

appropriate. Unit rates will fluctuate over time. Basic unit rates are adjusted for the relative complexity of the property. A

detailed list of activities and their associated costs are available through the online BAMS software. Please contact the

strata council or strata manager for additional information on how to access and view this information.

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4. Expenditures

Maintenance refers to activities that preserve the Assets, to ensure the Assets will last their predicted service lives and

perform as expected. Renewal refers to the replacement or refurbishment of an Asset at the end of its useful service life.

Major maintenance refers to maintenance that occurs at intervals greater than one year, for example, every 18 months or

five years (less frequently than once a year). Major maintenance typically includes activities such as testing and

inspecting, and is considered a capital expense. Minor maintenance includes maintenance activities that occur once a

year or more frequently such as quarterly or monthly. The costs associated with major maintenance and renewals are

included in the Depreciation Report funding models. Costs associated with minor maintenance are included in the Strata

Corporation’s operating budget.

4.1. Major Maintenance and Renewals Expenditures

Dolce is now approximately 3 years old, and as a result, few large renewals expenditures can be anticipated in the next 10

years. Table 4.1.1 below summarizes all major maintenance and renewal costs by system, including costs forecast for the

next 30 years.

Table 4.1.1 Capital expenditures summary by system (all ratios).

System 10 year capital costs

(without inflation)

30 year capital costs

(without inflation)

30 year capital costs

(with inflation)

Building Enclosure $691,529 $3,734,659 $4,825,300

Electrical $147,460 $464,120 $664,300

Mechanical $46,800 $2,741,800 $4,505,200

Elevator $0 $480,000 $770,000

Fire Safety $25,500 $483,750 $710,500

Interior Finishes $122,020 $650,790 $949,600

Amenities $14,000 $123,350 $194,600

Sitework $19,300 $107,300 $151,300

Building Total $1,066,609$1,066,609$1,066,609$1,066,609 $8,785,7698,785,7698,785,7698,785,769 $12,770,800$12,770,800$12,770,800$12,770,800

Section 5 discusses the timing and size of renewals projects forecast for the next 30 years. A detailed list of each major

maintenance and renewals activity, including the frequency, costs expressed in current year dollars (CYD), and costs

including inflation rates, expressed in future year dollars (FYD) are available to Strata Corporation owners.

Approximately 10% of the Strata Corporation’s 30-year capital expenditures will occur in the next 10 years. The

distribution of capital expenditures over the next 10 years is shown in 0 below.

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Fig. 4.1.2 Distribution of capital expenditures over 10 years by system.

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5. Major Maintenance and Renewals Planning

There are three common planning horizons, used for making different types of capital planning decisions:

t Strategic (30 years): The average service life of many of Assets is approximately 25 years (such as roofs) so a long-range view captures most renewal projects. In some cases, an asset may be replaced more than once in the 30 year horizon.

t Tactical (5-10 years): Many residential Owners will own their strata lot for less than 10 years; The tactical plan captures projects that may occur while current Owners still have an interest in the Strata Corporation.

t Operational (1 year): The annual operating period encompasses one fiscal cycle (12 months). Typically the budget is presented and approved at the annual general meeting (AGM) and will include any capital expenditures paid from the CRF, as well as the CRF contributions for the year. As a minimum, the decision on the CRF contribution should consider projects forecast for the next five to ten years.

5.1. Strategic Planning Horizon

Estimated major maintenance and renewal costs over the next 30 years are shown on the graph below (0). The red bars

represent the estimated value of capital costs.

Fig. 5.1.1 Strategic Forecast (30 Years), showing the approximate timing and value of capital expenditures.

Each bar on the graph represents a collection of different major maintenance and renewals activities, each with different

values. The labels on the graph summarize large renewals projects forecast for that year. Detailed information about each

year, including a description of the maintenance and renewals activities and estimated costs, is also available through the

online version of the Depreciation Report, available through BAMS (please contact the strata council for additional

information).

10 year Warranty Review Recoat Balconies

Review & Renew Sealant

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The strategic plan represents a reasonable estimate of future projects. The actual timing of projects may vary. Assets may

be replaced earlier or later, depending on the quality of maintenance, in-service conditions and other factors. The Strata

Corporation can anticipate changes to the strategic plan with each update of the Depreciation Report.

5.2. Tactical Planning Horizon

The graph below shows the projected major maintenance and renewal costs for the next ten years (0). Commonly, building

managers refer to a five year tactical plan, however a ten year plan allows the Strata Corporation to see a wider range of

projects.

The bars indicate the years in which an event (or bundle of events) is most likely to occur as well as the total magnitude of

major maintenance and renewal costs for that year and the costs broken down by system. Labels summarize renewals and

major maintenance activities forecast for that year.[ The costs associated to correct any warranty defects are not included]

nor are soft costs associated with project implementation, such as site access, design, contract administration etc.

Fig. 5.2.1 Tactical Forecast (10 years), showing the approximate timing and value of capital expenditures.

The tactical plan above represents one of many possible approaches to planning major maintenance and renewals

activities. The Strata Corporation can use this initial plan as a tool, a starting point to identify probable projects, priorities

and strategies. The actual timing, scope and cost of projects will be determined by the Strata Corporation and may be

reflected in updates to the Depreciation Report.

To help the Strata Corporation start the project planning process, Table 5.2.1 below categorizes some of the activities

forecast for the next 10 years into different management strategies: Major maintenance, condition based renewals, and

time based renewals. The categories are based on the risks associated with failure of an Asset. The list below is not

comprehensive; more detailed information is available to the Strata Corporation.

•••• 5 year building enclosure warranty review

•••• Cleaning of walls surfaces (discretionary)

•••• Resealing of brick veneer

•••• Balcony urethane top coat

•••• Review & renew sealant

•••• Exterior cleaning

•••• 10-Year structural warranty review

•••• Modernize proximity access control

•••• Interior painting & carpet (discretionary)

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Table 5.2.1 Summary of key projects within the tactical plan.

Category and activities

Major Maintenance

Major maintenance projects are intended to preserve the assets to achieve their full design life, and typically occur on a

regular, predictable basis.

t Cyclical cleaning and repainting of exterior walls and other coated surfaces

t Augering and hydro-flushing of drain lines, including a borescope survey, as required

t Hydrostatic testing of fire extinguishers

t Cyclical cleaning and infrared inspection of electrical equipment

t Cyclical replacement of electronic ballasts, as required

t Rebuilding domestic hot water (DHW) recirculation pumps, as required

t Rebuilding of sanitary and storm water sump pumps

t Rebuilding of supply and exhaust fans, as required

t Commissioning of 5 year warranty review.

t Commissioning of 10 year warranty review.

t Updating of Depreciation Report every three years

Condition Based Renewals

Assets are kept in service as long as possible, but the intent is to replace them before they fail. Condition based

strategies require Assets be periodically reviewed in detail, potentially with some destructive testing, in order to predict

when failure is likely. The actual timing of renewals in this category may be determined by the results of an assessment,

or by other project planning considerations.

t Recoating of balcony urethane membranes

t Replacement of exterior sealant

t Replacement of gas fired domestic hot water (DHW) heaters

t Repainting of interior surfaces

t Replacement of audio visual equipment, as required

t Replacement of spa circulation, heating and sanitation components

t Replacement of interior and exterior lighting components

t Replacement of failed insulating glazing units when required

t Modernize components of proximity access control system

t Modernization of security computer equipment

t Replacement of amenity level hot water booster heaters

t Replacement of DHW storage tanks

Time Based Renewals

Assets are replaced on a regular, time based schedule.

This strategy is used when there is low tolerance for failure or out of service conditions. Components, materials or

assemblies are typically replaced or refurbished at fixed intervals.

t Cyclical replacement of gas detection sensors

t Replacement of fire extinguishers

In addition to the three categories mentioned above, the Strata Corporation may also elect to replace some Assets only

once they have failed, or upon imminent failure. This strategy is known as run to failure. This strategy is only appropriate

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when failure does not create a safety hazard, will not result in damage to other property, and does not affect the operations

of the building. The Strata Corporation should still have funds available to replace assets within this category.

5.3. Operational Planning Horizon

Aside from the correction of some warranty defects that have been referred to the developer, there are no significant

renewal projects or major maintenance projects forecast for the next fiscal year.

5.4. Project Implementation

The projects identified in the previous section represent a preliminary step, and is only intended to help the Strata

Corporation identify, prioritize and plan projects. Most significant renewals projects identified in the Depreciation Report

will subsequently go through four basic steps before implementing the work: Assessment, Design, Documentation and

Quotation.

t Assessment – Determines what work must be done, what should be done and what could be done in general terms. The evaluation will help the Strata Corporation understand the risks and opportunities associated with deferring or implementing renewals work.

t Design – Refines the recommendations from the evaluation, and defines what work will be done in a specific project. The Design may include recommendations for different project strategies such as phasing or bundling projects, or may include recommendations for upgrades.

t Documentation – Describes the project in enough technical detail to get competitive pricing.

t Quotation – Obtains competitive pricing from different contractors or service providers to perform the work described in the documents, including alternate prices for optional work.

The time period for each step can range from a few days to a few months or more, depending on the scale of the project

under consideration. The budget and scope of work will be refined in each step. Most estimates currently included in the

Depreciation Report are considered Class D (±50%) due to the lack of information regarding specific projects and are based

on a number of general assumptions regarding scopes of work.

The Owners can implement projects in a variety of ways, including:

t Targeted Projects. These projects are localized to particular portions of the building. Different exposure conditions and wear patterns may require that only some sections of the building require renewal at one point in time.

t Phased Projects. These projects are carried out in multiple stages rather than as a single coordinated project. Phased projects can reduce the financial burden by spreading the costs over a longer time period.

t Comprehensive Projects. These projects are implemented as one coordinated undertaking. Comprehensive projects may allow the Strata Corporation to leverage the best economies of scale, shorten the overall duration, and lower the overall costs.

t Bundled Projects. These projects bundle or combine various related renewals activities (e.g. renewals that are located in close physical proximity, or that require the same type of trades workers). Bundled projects may allow the Strata Corporation to leverage economies of scale and lower the overall costs, improve the quality of the work, and incorporate upgrades.

The scope of the Depreciation Report does not compare different implementation methods.

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6. Funding Scenarios

The physical assessment and financial assessment were used to create a tentative schedule and budget for major

maintenance and renewals projects. Within this section, hypothetical funding scenarios, also known as funding models,

based on different annual contributions to the contingency reserve fund (CRF) are presented. The Strata Corporation can

use the funding scenarios to choose an appropriate funding strategy, based on their tolerance for risk and desired

standard of care for the property. RDH provides the tools so the Owners can choose the CRF contribution they prefer.

6.1. Minimum Funding Requirements

The Strata Property Act Regulations dictates that if the CRF closing balance is less than 25% of the operating budget, then

the Strata Corporation must contribute either the difference between the balance and 25% of the operating budget, or up

to 10% of the operating budget (Strata Property Act Regulation, BC Reg 43/2000, Ch. 6.1). Table 6.1.1below shows the

calculation to confirm the Strata Corporation meets the minimum requirements set out in the Strata Property Act

Regulation.

Table 6.1.1 Minimum Funding Requirement Calculation

Parameter Value

Annual operating budget (not including CRF contribution) 676,128$

• 25% of the annual operating budget 169,032$

• 10% of the annual operating budget 67,613$

CRF Balance 254,981$

CRF Contribution 62,570$

Will the CRF closing balance exceed 25% of the annual operating budget at the end of

the fiscal year?Yes

Does the CRF contribution exceed 10% of the annual operating budget? No

Although the Strata Corporation meets the statutory minimum contribution to the CRF, it is important to note that the

statutory guideline is not a good measure of the financial preparedness of the corporation. If the Owners wish to avoid

special levies, or to mitigate the financial hardship by reducing the number and size of the levies, then increases to the CRF

contributions will need to be made over the upcoming years.

6.2. Alternative Funding Scenarios

The funding scenarios below compare the financial impact of different funding levels over the next 30 years. The scenarios

serve as a sensitivity analysis. The scenarios allow the Strata Corporation to evaluate how changes to the contingency

reserve fund impact the number and size of special levies; however the actual size and timing of special levies will be

affected by how the Strata Corporation chooses to implement the renewals projects.

While there are many different scenarios that can be generated, Table 6.2.1 below compares four alternatives: 2014 Status

quo reserve allocation, Alternative #1, Alternative #2, and Progressive reserve allocation.

t 2014 (Current) Reserve Allocation. The CRF allocation that was approved by the Owners at the last Annual General Meeting. The current allocation is also known as the status quo.

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t Alternative #1. An annual incremental increase from the status quo. Alternative #1 is just one of many possible scenarios for a new funding level in the next fiscal year.

t Alternative #2. An annual incremental increase from the status quo. Alternative #2 is just one of many possible scenarios for a new funding level in the next fiscal year.

t Progressive Reserve Allocation. This is the annual allocation that would have been set aside since the first year of operations to ensure that the reserve balance would have been sufficient to avoid any special assessments over a 30-year period. The progressive reserve allocation is an idealistic target that most Strata Corporations will not meet and is provided for reference purposes.

Table 6.2.1 Comparison of Different Funding Scenarios

Status Quo Alternative #1 Alternative #2 Progressive

Reserve

Annual CRF allocation $62,570 $62,570 with a

5% annual increase

$62,570 with a 7% annual

increase $452,000

Percent of progressive reserve 14 % Starting at:

14 %

Starting at:

14 % 100 %

CRF contribution per unit of unit entitlement (Total: 13,775)

Per month

$0.38

Starting at:

$0.38

Starting at:

$0.38

$2.73

Per year $4.54 $4.54 $4.54 $33

CRF contribution per average strata lot

Per month

$26

Starting at:

$26

Starting at:

$26

$191

Per year $318 $318 $318 $2,292

Approximate number of special levies (over next 30 years)

8 8 8 0

Approximate value of special levies (over next 30 years)

$10.7M $10.7M $10.7M $0

Assumed Inflation Rate 2 % 2 % 2 % 2 %

Assumed Interest Rate 1 % 1 % 1 % 1 %

The following sections of the report provide more detailed information about each funding scenario, including a graph

showing the closing balance of the CRF, annual CRF contributions, and the approximate value of special levies. Tables with

ten years of cash flow data are also provided.

The appendices to the report include 30 years of cash flow data for each funding model.

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6.3. Current (2014) Funding Scenario

The current funding scenario is based on the CRF contribution approved by the Owners at the last annual general meeting

(2014). The scenario is based on a fixed annual CRF contribution (no increases).

Table 6.3.1 Current (2014) Funding Model: Cash Flow Table

Fiscal Year

Opening Balance Reserve

Contribution Special Levy

Reserve Income

Renewal Costs

Contingency Costs

Closing Balance

2014 $254,981 $62,570 $0 $2,550 $4,200 $1,000 $314,901

2015 $314,901 $62,570 $0 $3,149 $99,000 $1,000 $280,620

2016 $280,620 $62,570 $0 $2,806 $21,600 $1,000 $323,396

2017 $323,396 $62,570 $0 $3,234 $19,400 $1,000 $368,800

2018 $368,800 $62,570 $0 $3,688 $17,400 $1,000 $416,658

2019 $416,658 $62,570 $0 $4,167 $16,100 $1,000 $466,295

2020 $466,295 $62,570 $263,973 $4,663 $791,500 $1,000 $5,000

2021 $5,000 $62,570 $0 $50 $0 $1,000 $66,620

2022 $66,620 $62,570 $94,244 $666 $218,100 $1,000 $5,000

2023 $5,000 $62,570 $0 $50 $4,300 $1,000 $62,320

The graph below shows the annual contribution to the CRF, the closing balance of the CRF, and the size of the special levies

forecast for the next 30 years. The status quo funding model may be adequate to avoid special levies for an extended

period of time. However with relatively modest increases over the next few years, the strata corporation could begin

accumulating funds for larger projects that are typically required 20 to 30 years after the initial building construction

Fig. 6.3.1 CRF balance, contribution and special levies based on the status quo.

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6.4. Alternative Funding Scenario # 1

Alternative funding scenario #1 is based on a 5 % annual increase to the CRF contribution starting from the current funding

level.

Table 6.4.1 Alternative Funding Model #1: Cash Flow Table

Fiscal Year


Contribution Special

Levy Reserve Income

Renewal Costs

Contingency Costs

Closing Balance

2014 $254,981 $62,570 $0 $2,550 $4,200 $1,000 $314,901

2015 $314,901 $65,698 $0 $3,149 $99,000 $1,000 $283,748

2016 $283,748 $68,983 $0 $2,837 $21,600 $1,000 $332,969

2017 $332,969 $72,433 $0 $3,330 $19,400 $1,000 $388,331

2018 $388,331 $76,054 $0 $3,883 $17,400 $1,000 $449,869

2019 $449,869 $79,857 $0 $4,499 $16,100 $1,000 $517,125

2020 $517,125 $83,850 $191,354 $5,171 $791,500 $1,000 $5,000

2021 $5,000 $88,042 $0 $50 $0 $1,000 $92,092

2022 $92,092 $92,444 $38,642 $921 $218,100 $1,000 $5,000

2023 $5,000 $97,067 $0 $50 $4,300 $1,000 $96,817

Alternative funding scenario #1 eliminates the smaller levies, but it is not adequate to offset all the special levies over the

30-year planning horizon. The graph below shows the annual contribution to the CRF, the closing balance of the CRF, and

the size of the special levies forecast for the next 30 years.

Fig. 6.4.2 CRF balance, contribution and special levies based on Alternative #1

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6.5. Alternative Funding Scenario # 2

Alternative funding scenario #2 is based on a 7 % annual increase to the CRF contribution starting from the current funding

level.

Alternative Funding Model #2: Cash Flow Table

Fiscal Year



Levy Reserve Income

Renewal Costs

Contingency Costs

Closing Balance

2014 $254,981 $62,570 $0 $2,550 $4,200 $1,000 $314,901

2015 $314,901 $66,950 $0 $3,149 $99,000 $1,000 $285,000

2016 $285,000 $71,636 $0 $2,850 $21,600 $1,000 $336,886

2017 $336,886 $76,651 $0 $3,369 $19,400 $1,000 $396,506

2018 $396,506 $82,017 $0 $3,965 $17,400 $1,000 $464,088

2019 $464,088 $87,758 $0 $4,641 $16,100 $1,000 $539,386

2020 $539,386 $93,901 $158,819 $5,394 $791,500 $1,000 $5,000

2021 $5,000 $100,474 $0 $50 $0 $1,000 $104,524

2022 $104,524 $107,507 $11,024 $1,045 $218,100 $1,000 $5,000

2023 $5,000 $115,032 $0 $50 $4,300 $1,000 $114,782

Alternative funding scenario #2 eliminates the smaller levies, but it is not adequate to offset all the special levies over the

30-year planning horizon. The graph below shows the annual contribution to the CRF, the closing balance of the CRF, and

the size of the special levies forecast for the next 30 years.

Fig. 6.5.1 CRF balance, contribution and special levies based on Alternative #2

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6.6. Progressive Funding Scenario

The progressive funding scenario is based on a fixed annual CRF contribution.

Table 6.6.1 Progressive Funding Model: Cash Flow Table

Fiscal Year



Levy Reserve Income

Renewal Costs

Contingency Costs

Closing Balance

2014 $259,981 $452,000 $0 $2,600 $4,200 $1,000 $709,381

2015 $709,381 $452,000 $0 $7,094 $99,000 $1,000 $1,068,475

2016 $1,068,475 $452,000 $0 $10,685 $21,600 $1,000 $1,508,559

2017 $1,508,559 $452,000 $0 $15,086 $19,400 $1,000 $1,955,245

2018 $1,955,245 $452,000 $0 $19,552 $17,400 $1,000 $2,408,398

2019 $2,408,398 $452,000 $0 $24,084 $16,100 $1,000 $2,867,382

2020 $2,867,382 $452,000 $0 $28,674 $791,500 $1,000 $2,555,555

2021 $2,555,555 $452,000 $0 $25,556 $0 $1,000 $3,032,111

2022 $3,032,111 $452,000 $0 $30,321 $218,100 $1,000 $3,295,332

2023 $3,295,332 $452,000 $0 $32,953 $4,300 $1,000 $3,774,985

The Progressive Reserve could eliminate all special levies. The graph below shows the annual contribution to the CRF, the

closing balance of the CRF, and the size of the special levies forecast for the next 30 years.

Fig. 6.6.2 CRF balance, contribution and special levies based on a Progressive Reserve calculation.

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PAGE 21

7. Next Steps

The Depreciation Report identifies the predictable major maintenance and renewals expenditures Dolce at Symphony Place

is likely to encounter over the next 30 years. Estimated timelines have been provided to assist the Strata Corporation with

the planning process; however the Depreciation Report should be considered a first step when planning for renewals.

Funding scenarios have been developed to provide the Strata Corporation with an objective basis for determining

appropriate CRF contributions.

The recommendations below are intended to aid the Strata Corporation in the next steps of the renewals planning process.

Recommendations

t Asset Replacement Policy. Using the Asset Inventory, develop an asset replacement policy. The policy would assign replacement strategies (run-to-failure, condition based, or time-based) to assets.

t Air Space Parcel Agreement Review & Reconciliation. Review and reconcile RDH’s assumptions regarding cost sharing agreements with other air space parcel owners. Obtain legal advice as appropriate.

t Elevator Service Agreement. Review elevator service agreement to determine if elevator hoist rope replacement is covered.

t 5-Year Warranty Review. Commission a 5-year building enclosure warranty review in advance of the warranty expiry date.

t Updates. Plan for updates to the financial component of the Report at least once a year (such as reserve balances) and updates to the physical component of the Report in three years (such as remaining useful life of the assets). The online data can be updated at any time during the course of the year by authorized users.

Sincerely,

RDH Building Engineering Ltd.

Laureen Stokes, Dipl.T.

Project Manager

Nicholas Smit, Dipl.T.

Building Asset Management Technologist

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Glossary

Annual Contribution – Funds allocated to the Reserve Fund each fiscal year. Sometimes referred to as the Annual Allocation. Determining the appropriate size of the Annual Allocation is aided with a Reserve Study (a Depreciation Report in B.C.).

Asset – An integrated assembly of multiple physical components, which requires periodic maintenance, repair and eventual renewal. Typical examples of assets are: roofs, boilers and hallway carpets.

Catch-up Costs - The costs associated with the accumulated backlog of deferred maintenance associated with the assets.

Classes of Cost Estimates - Until a project is actually constructed, a cost estimate represents the best judgement of the professional according to their experience and knowledge and the information available at the time. Its completeness and accuracy is influenced by many factors, including the project status and development stage. Estimates have a limited life and are subject to inflation and fluctuating market conditions. The precision of cost estimating is categorized into the following four classes and are as defined in guidelines prepared by the Association of Professional Engineers and Geoscientists of B.C. The percentage figures in parentheses refer to the level of precision or reliability of the cost estimates.

l Class A Estimate (±10-15%): A detailed estimate based on quantity take-offs from final drawings and specifications. It is used to evaluate tenders or as a basis of cost control during day-labour construction.

l Class B Estimate (±15-25%): An estimate prepared after site investigations and studies have been completed and the major systems defined. It is based on a project brief and preliminary design. It is used for obtaining effective project approval and for budgetary control.

l Class C Estimate (±25-40%): An estimate prepared with limited site information and based on probable conditions affecting the project. It represents the summation of all identifiable project elemental costs and is used for program planning, to establish a more specific definition of client needs and to obtain preliminary project approval.

l Class D Estimate (±50%): A preliminary estimate which, due to little or no site information, indicates the approximate magnitude of cost of the proposed project, based on the client's broad requirements. This overall cost estimate may be derived from lump sum or unit costs for a similar project. It may be used in developing long term capital plans and for preliminary discussion of proposed capital projects.

Closing Balance - Alternatively referred to as the Starting Balance. The balance of funds remaining in the reserve account at the end of a fiscal period (Fiscal year end, calendar year or study period). The Closing Balance becomes the Opening Balance for the subsequent fiscal period.

Contingency Costs - An allowance for unexpected or unforeseen costs that may impact monies required for projects to maintain or replace assets. (Not to be confused with costs of Renewal or Major Maintenance projects which are paid for out of the Reserve Fund (otherwise known the Contingency Reserve Fund.)

Current Dollars –dollars in the year they were actually received or paid, unadjusted for price changes.

Funding Model - A mathematical model used to establish an appropriate funding level for sustaining the assets in a building. Running a number of scenarios out of the funding model using different parameters

http://www.assetinsights.net/Glossary/G_Assembly.html

http://www.assetinsights.net/Glossary/G_Component.html

http://www.assetinsights.net/Glossary/G_Maintenance.html

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http://www.assetinsights.net/Glossary/G_Renewal.html

http://www.assetinsights.net/Glossary/G_Backlog.html

http://www.assetinsights.net/Glossary/G_Deferred_Maintenance.html

http://www.assetinsights.net/Glossary/G_Asset.html

http://www.assetinsights.net/Glossary/G_Fiscal_Year.html

http://www.assetinsights.net/Glossary/G_Calendar_Year.html

http://www.assetinsights.net/Glossary/G_Study_Period.html

http://www.assetinsights.net/Glossary/G_Opening_Balance.html

http://www.assetinsights.net/Glossary/G_Allowances.html

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(such as inflation rates and interest rates) can serve as a sensitivity analysis to determine the financial impact of different funding levels.

Future Dollars - The projected cost of future asset renewal projects, which accounts for inflation and escalation factors.

Get Ahead costs - These are costs associated with adaptation of the building to counter the forces of retirement associated with different forms of obsolescence, such as:

l Functional obsolescence

l Legal obsolescence

l Style obsolescence

Some of the costs in this category are discretionary spending that result in either a change or an improvement to the existing strata building. This category includes projects to alter the physical plant for changes in use, codes and standards. Some typical examples include:

l Energy retrofits

l Code retrofits

l Hazardous material abatement

l Barrier free access retrofits

l Seismic Upgrades

Keep-up Costs - The monies required for renewal projects as each asset reaches the end of its useful service life. If an asset is not replaced at the end of its useful service life and is kept in operation, through targeted repairs, then these costs get reclassified into the “catch-up” category.

Major Maintenance – Any maintenance work for common expenses that usually occurs less often than once a year or that do not usually occur. Major maintenance provides for the preservation of assets to ensure that they achieve their full intended service life.

Opening Balance – Alternatively referred to as the Starting Balance. The amount of money in an account at the beginning of a fiscal period. Opening balances are derived from the balance sheet and are used in cash flow calculations in the Funding Model.

Operating Costs - Frequently recurring expenses that arise during the course of a single fiscal year and are paid from the operating budget as opposed to the Reserve Fund.

Operational Plan/Horizon (1 year) - The annual operating period encompasses one fiscal cycle (12 months). The Reserve Contribution in the operating budget should reflect the majority of the projects in the Tactical Plan (5 years) and ideally should also contemplate elements of the Strategic Plan (30 years).

Percent Funded - The ratio, at a particular point of time (typically the beginning of the fiscal year), of the actual or projected Reserve Fund balance to the accrued Reserve Fund balance, expressed as a percentage. For example: If the 100% funded balance is $100,000 and there is $76,000 in the Reserve Fund, the Reserve Fund is 76% funded.

Since funds can typically be allocated from one asset to another with ease, this parameter has no real meaning on an individual reserve component basis. The purpose of this parameter is to identify the relative strength or weakness of the entire Reserve Fund at a particular point in time. The value of this parameter is to provide a more stable measure of Reserve Fund strength, since cash in reserve may mean very different things to different governing bodies or owner groups.

http://www.assetinsights.net/Glossary/G_Renewal_Project.html

http://www.assetinsights.net/Glossary/G_Escalation_Rate.html



http://www.assetinsights.net/Glossary/G_Reserve_Balance.html

http://www.assetinsights.net/Glossary/G_Fund_Balance.html

http://www.assetinsights.net/Glossary/G_Reserve_Components.html

http://www.assetinsights.net/Glossary/G_Reserve_Fund.html

http://www.assetinsights.net/Glossary/G_Owner_Group.html

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l Poor Level. When the Percent Funded falls to 0% - 30%, the current reserves may be considered to be at a ‘poor’ level. At this funding level, Special Levies are common. This is also commonly known as the Unfunded or Special Levy Model. The Owner Group does not have a Reserve Fund balance that will cover expected renewal costs and the only recourse is to raise funds by Special Levies to cover those costs when they become due.

l Fair Level. If the Percent Funded level is 31 to 70% then the current reserve may be considered to be in a mid-range level.

l Good Level. If the Percent Funded level is 70% or higher this is likely to be considered ‘strong’ because cash flow problems are rare.

Renewal – The replacement of an Asset as it reaches the end of its useful service life.

Renewal Cost – The cost required to replace an Asset, which is paid from the Reserve Fund, Special Levy or combination thereof.

Reserve Contribution - The amount of money that is allocated to the Reserve Fund each fiscal year. Determining the appropriate size of the Reserve Contribution is aided with a Reserve Fund Study (Depreciation Report in B.C.).

Reserve Fund – Also known as the Contingency Reserve Fund. The account in which the accumulated Annual Contributions are deposited and from which costs are withdrawn for Renewal projects and Major Maintenance projects.

Reserve Income – The interest earned from investing the money deposited in the Reserve Fund.

Reserve Study - Also referred to as a Reserve Fund Study or Depreciation Report in BC.

l A long-range financial planning tool that identifies the current status of the owners' Reserve Fund and recommends a stable and equitable funding plan to offset the costs of anticipated future major expenditures associated with replacement of the assets and major maintenance.

l The purpose of the Reserve Study is to provide a plan for appropriate funding for renewal and major maintenance work.

l While Reserve Studies provide analysis of the timing, costs and funding for renewal projects, they should ideally be supported by a maintenance plan that assists the owners to plan for maintenance activities so that assets achieve their predicted service lives.

Special Levy - Also referred to as a "Special Assessment". A financial levy to be paid by the owner group to finance large-scale projects for major maintenance, repairs, renewal and rehabilitation of an asset, which occur as result of a shortfall in available funds and requires special decision making and approval procedures. A Reserve Study contains funding scenarios that assist the owners in long-range financial planning.

Strategic Horizon - The longest of the three planning horizons, which typically covers the full study period of 30 years and identifies the long-term needs of the assets.

Style Obsolescence - When an asset is no longer desirable because it has fallen out of popular fashion, its style is obsolete. Some assets, particularly interior furnishings, reflect fashion cycles and can become out-dated.

Tactical Plan/Horizon - A period of planning for asset Renewal projects and Major Maintenance projects, which typically extends five years from the current year.

http://www.assetinsights.net/Glossary/G_Replacement.html


http://www.assetinsights.net/Glossary/G_Useful_Life.html

http://www.assetinsights.net/Glossary/G_Reserve_Fund.html

http://www.assetinsights.net/Glossary/G_Reserve_Study.html

http://www.assetinsights.net/Glossary/G_Owner_.html

http://www.assetinsights.net/Glossary/G_Funding.html

http://www.assetinsights.net/Glossary/G_Cost.html

http://www.assetinsights.net/Glossary/g_assets

http://www.assetinsights.net/Glossary/G_Maintenance_Plan.html

http://www.assetinsights.net/Glossary/G_Planning_Horizon.html

http://www.assetinsights.net/Glossary/G_Study_Period.html


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Asset Inventory

Page 1 of 32

Enclosure

Roofs & Decks

Encl 01 - Hot Rubberized Membrane Roof - Concrete Topping [PLACEHOLDER]

Location Planning Information

Public Parking levels. Service Life: 30

Installed Year: 2010

Chronological Age: 3

Effective Age: 3

Next Renewal Year: 2040

Description

Rubberized waterproofing membrane

adhered to concrete slab. Traffic surface

protecting insulation and covered with

concrete topping.

Encl 02 - Hot Rubberized Membrane Roof Level 5


Amenity roof terrace above residential

section only.

Service Life: 25



Effective Age: 3


Description



protecting insulation and covered in rubber

mat pavers and stone pavers.

Encl 03 - Hot Rubberized Membrane Roof - Gravel Ballast


Mechanical Roofs. Service Life: 25



Effective Age: 3


Description



protecting insulation and covered in gravel

ballast.

Encl 04 - Hot Rubberized Membrane Roof - with Landscaping


Planters at levels 5, 9, 30 and penthouse. Service Life: 25



Effective Age: 3


Description


adhered to concrete slab with landscapeing

overburden.


Asset Inventory

Page 2 of 32

Encl 05 - Hot Rubberized Membrane Roof - with Pavers


Decks at levels 9 and penthouse. Service Life: 25



Effective Age: 3


Description



protecting insulation and covered with

pavers.

Fall Protection

Encl 06 - Fall Protection Equipment


Penthouse roof. Service Life: 40



Effective Age: 3


Description

Safety system for use by window washing

and other maintenance crews carrying out

work on perimeter of roof and exterior

walls of building.

Walls

Encl 07 - Painted Concrete Wall


Parking garage walls, storage rooms,

service rooms and bike storage rooms.

Service Life: 75



Effective Age: 3


Description

Poured-in-place architectural concrete wall

with protective coating.

Encl 08 - Brick Veneer Cladding


Ground floor to level 9. Service Life: 50



Effective Age: 3


Description

Clay masonry exterior insulated with closed

cell spray in place urethane foam mounted

on a combination of concrete wall and

concrete parapet.


Asset Inventory

Page 3 of 32

Encl 09 - Concrete Coated Surfaces


Columns at walls at all elevations. Service Life: 75



Effective Age: 68


Description

Dow Allguard Silicone elastomeric coating

on exposed concrete and Dow Corning 790

silicone building sealant.

Encl 10 - Granite Veneer Walls


Base of wall at main level and levels 5 and

9.

Service Life: 50



Effective Age: 3


Description

The stone wall assembly consists of granite

slabs jointed with sealant.

Glazing Systems

Encl 11 - Skylight


Gazebos and various stairways at levels 5, 9

and penthouse.

Service Life: 15



Effective Age: 3


Description

Pressure equalized rain screen skylight

assemblies.

Windows

Encl 12 - Window Wall


All elevations in residential areas. Service Life: 35



Effective Age: 3


Description

An aluminum structural framing system

with areas of vision glass and opaque

panels or metal panels.


Asset Inventory

Page 4 of 32

Encl 13 - Curtain Wall - Capped


Main floor commercial space and entrances

as well as gazebos at levels 5 and 9.

Service Life: 35



Effective Age: 3


Description

Curtain wall is lightweight and precision-

manufactured to provide fast installation

and consistent performance.

Encl 14 - Punched Windows


Inside parkade at building entrances. Service Life: 40



Effective Age: 3


Description

Steel framed non-operable punched

windows.

Doors

Encl 15 - Metal Swing Doors


Throughout commercial space, parkade

entry doors, and mechanical area.

Service Life: 25



Effective Age: 3


Description

Metal doors in pressed steel frame with or

without glazing.

Encl 16 - Glazed Wood Swing Doors


Townhouses at ground level. Service Life: 20



Effective Age: 3


Description

Protected entrance doors and casings with

coatings for protection against weather

exposure.


Asset Inventory

Page 5 of 32

Encl 17 - Balcony Swing Doors


Access to various balconies and decks

throughout.

Service Life: 25



Effective Age: 3


Description

Extruded aluminum frames with insulated

glazing units.

Encl 18 - Frameless Glass Swing Doors


Lobby entrance and commercial space

entrances at street level.

Service Life: 20



Effective Age: 3


Description

Main pedestrian point of entry to the

building comprised of aluminum window

curtain wall glazing assembly and door.

Encl 19 - Sliding Glass Doors


Miscellaneous balconies. Service Life: 40



Effective Age: 3


Description

Thermally improved aluminum frames with

fixed IGUs.

Balconies

Encl 20 - Polyurethane Balcony Coating


Balcony traffic bearing surface at all

elevations.

Service Life: 15



Effective Age: 8


Description

The pedestrian coating consists of a

Sonoguard polyurethane traffic coating on

concrete that provides slip resistance.


Asset Inventory

Page 6 of 32

Encl 21 - Balcony and Deck Guardrails


Enclosing balconies and accessible decks at

all elevations, and amenity roof terrace

perimeter.

Service Life: 30



Effective Age: 3


Description

Top and side-mounted aluminum guardrails

with glass panels.

Encl 22 - Glass and Metal Screens


Windscreen enclosing penthouse balconies

and metal screen enclosing mechanical

roof.

Service Life: 30



Effective Age: 3


Description

Hot-dip galvanized steel posts support the

glass panels of the windscreen and the

metal screen on the mechanical roof.

Encl 23 - Metal Panel Screen


Screen enclosing mechanical equipment on

penthouse roof.

Service Life: 40



Effective Age: 3


Description

Dryfit composite metal panel screen.

Canopies

Encl 24 - Concrete Canopies /Eyebrow Ledges - Coated


Canopies over entry door on select

balconies and concrete eyebrow ledges at

levels 5, 9 and penthouse.

Service Life: 15



Effective Age: 3


Description

The coating consists of a Sonoguard

polyurethane coating on concrete.


Asset Inventory

Page 7 of 32

Encl 25 - Fabric Canopy [PLACEHOLDER]


Over windows and doors at street level. Service Life: 25



Effective Age: 3


Description

Fabric canopy supported on PVC and metal

frame.

Encl 26 - Glass Canopy with Structural Steel


Over entry doors on select balconies. Service Life: 40



Effective Age: 3


Description

Canopy comprised of galvanized steel and

glass.

At and Below Grade

Encl 27 - Below-grade Dampproofing


Damproofing on foundation walls. Service Life: 25



Effective Age: 3


Description

Epro blindform waterproofing with

drainmat applied to cast-in-place concrete.

Encl 28 - At Grade Waterproofing


Exterior areas above parkade and areas at

grade extending from the building

perimeter to the sidewalk.

Service Life: 25



Effective Age: 3


Description

Pavers and landscaping over a hot

rubberized membrane with concrete

topping.


Asset Inventory

Page 8 of 32

Parking Garage

Encl 29 - Parking Slab with Traffic-bearing Membrane


Levels 1-3 of the residential parking garage. Service Life: 75



Effective Age: 3


Description

Sonoguard polyurethane traffic deck

coating comprised of base coat,

intermediate coat and top coat. Traffic-

bearing membrane on concrete parking

garage floor slab.

Encl 30 - Sectional Overhead Door - Metal


Transformer Room, P1. Service Life: 25



Effective Age: 3


Description

Pre-finished metal sectional overhead

garage door [with motor drive and

hardware].

Encl 31 - Open-grid Overhead Parkade Gate


Entrance to parking garage and interior

gate on P1.

Service Life: 25



Effective Age: 3


Description

Pre-finished metal grid overhead gate [with

motor drive and hardware] for

underground parkade.

General & Inspections

Encl 32 - Sealant


Throughout the building enclosure. Service Life: 10



Effective Age: 3


Description

Sealant of various types located at joints

between building enclosure assemblies, as

well as around components and

penetrations within building enclosure

assemblies.


Asset Inventory

Page 9 of 32

Encl 33 - General & Miscellaneous Items


Various locations throughout the property. Service Life: 20



Effective Age: 3


Description

Miscellaneous interior and exterior

components, such as service penetrations

and interface details, not related to any

particular assembly.

Electrical

Power Supply

Elec 01 - Distribution Transformer


Transformer room and other electrical

service spaces.

Service Life: 40



Effective Age: 3


Description

Square D, 30 KVA, 3 phase, dry-type, coil

and core units with vibration dampers and

NEMA enclosures.

Elec 02 - Emergency Generator


Emergency Generation Room, P1. Service Life: 35



Effective Age: 3


Description

Simson Maxwell, 550 KW, 687.5 KVA, 3

phase, 600/347V, 1800 rpm, diesel

generator with two 1140 litre fuel tanks to

provide standby/emergency power.

Elec 03 - Tank - Fuel Oil Storage


Emergency Generation Room, P1. Service Life: 15



Effective Age: 3


Description

1140 liter fuel storage tanks.


Asset Inventory

Page 10 of 32

Distribution

Elec 04 - Electrical Distribution


Throughout the property. Service Life: 40



Effective Age: 3


Description

3 phase switch gear; downstream

switchboards, panelboards, breakers,

switches, disconnects and wiring to

mechanical, lighting and power loads

throughout the building.

Light Fixtures

Elec 05 - Exterior Light Fixtures


Mounted to exterior walls and the

underside of soffits.

Service Life: 20



Effective Age: 3


Description

A variety of fixture and lamp types.

Elec 06 - Interior Light Fixtures


Mounted to walls and ceilings throughout

the building and parking garage.

Service Life: 20



Effective Age: 3


Description

A variety of fixture and lamp types.

Security

Elec 07 - Enterphone System


Mounted on column at entry to parking

garage, and at pedestrian entries.

Service Life: 25



Effective Age: 3


Description

Select Engineered Systems, Inc. Flush

mounted, enter phone panels with

associated key pads and display panels.


Asset Inventory

Page 11 of 32

Elec 08 - Proximity Access Control


Throughout the building at doors to

common property.

Service Life: 12



Effective Age: 3


Description

Local proximity access control system

components include fob/card devices for

building occupants, fob/card readers, RTE

sensors/buttons, electric strikes and door

controllers. Network level components

include door control panel, communication

boards, backup batteries, RTE board,

conduit, cable and connectors.

Elec 09 - Security Surveillance


Mounted to walls and ceiling in strategic

locations.

Service Life: 14



Effective Age: 3


Description

Cameras, multiplexer, monitors and storage

media to deter and track activity on and

within building premises.

Mechanical

Controls and End Devices

Mech 01 - Controls - Boiler Electronic


Roof level mechanical room. Service Life: 15



Effective Age: 3


Description

Tekmar, electronic control panel to

optimize boiler operation and efficiency.

Mech 02 - Gas Detection - Parking Garage


Throughout the parking garage levels

mounted to columns and walls.

Service Life: 10



Effective Age: 3


Description

Critical environment technologies,

electronic sensing devices for detection of

dangerous gases, carbon monoxide (CO),

(propane), (combustible fuels) , produced

by vehicles and to activate the exhaust fans

accordingly.


Asset Inventory

Page 12 of 32

Mech 03 - Heat Tracing - Freeze Protection


Throughout the domestic plumbing in

unheated areas.

Service Life: 15



Effective Age: 3


Description

Heat trace controller for piping systems

exposed to freezing.

Mech 04 - HVAC Instrumentation


Throughout the building. Service Life: 20



Effective Age: 3


Description

Thermostats, programmable thermostats,

flow gauges, thermometers, metering

equipment, gauges, and other field devices

to monitor and regulate pressure and

temperature in the HVAC and plumbing

distribution systems.

Plumbing & Drainage

Mech 05 - Water Booster Heater


Hot water tank closet, Level 5. Service Life: 10



Effective Age: 3


Description

Bradford White M1160A123CF111 electric

booster water heater, 12.0KW, electric

water heater with 50 gallon tank. 3

elements. 600 volts, 50/60 Hz Phase 3 AC,

12 Amps.

Mech 06 - Pump - Domestic Water Booster


Level 5 hot water closet, and roof top

mechanical room, water entry room on P1

Service Life: 14



Effective Age: 3


Description

VSD control Grundfos UP26 and Grundfos

CP-32-4-AGA-E-KUBE duplex system with

1/2 HP lead pump, packaged (variable

speed drive) motor control system, to

supply constant boosted pressure to

fixtures and equipment on all levels.


Asset Inventory

Page 13 of 32

Mech 07 - Boiler - DHW - Heating - Gas Fired





Effective Age: 3


Description

Laars Mighty Therm II MT2V1500NACR1PX3

circulating tank water heater. Coppertube,

natural gas fired, domestic service hot

water heater, 1 500 000 BTU input, 1 275

000 BTU output. Water Heaters are

connected to storage tanks.

Mech 08 - Cross Connection & Backflow Prevention


Water entry room. Service Life: 20



Effective Age: 3


Description

Various types and sizes of backflow

prevention valves, including vacuum

breakers, double check, reduced pressure

valves on systems.

Mech 09 - Drainage - Storm - Internal


Throughout the parking garage and from

the roof.

Service Life: 40



Effective Age: 3


Description

Trench drains, catch basins and associated

piping systems for rainwater runoff. Roof

drains may be included with the roof

assets.

Mech 10 - Fixtures - Showers


Change rooms, Level 5. Service Life: 25



Effective Age: 3


Description

Shower faucets and trim.


Asset Inventory

Page 14 of 32

Mech 11 - Fixtures - Taps & Sinks


Change rooms, janitors rooms and lounge

kitchen.

Service Life: 25



Effective Age: 3


Description

Sinks, janitors mop sinks, and other

plumbing supply fixtures.

Mech 12 - Fixtures - Toilets & Urinals


Change rooms, Level 5. Service Life: 20



Effective Age: 3


Description

Floor mounted toilets and wall mounted

urinals.

Mech 13 - Piping - Domestic Water Distribution





Effective Age: 3


Description

Mixture of K and L copper for

vertical/horizontal mains system and piping

within the suites.

Mech 14 - Piping - Gas Distribution





Effective Age: 3


Description

Gas distribution system, piping from meter

to appliance. Piping inside suite is not

Strata owned.


Asset Inventory

Page 15 of 32

Mech 15 - Pump - Domestic Water Circulation and Recirculation





Effective Age: 3


Description

Grundfos UP26 pipe-mounted domestic hot

water recirculation pumps of various sizes.

Mech 16 - Pumps - Sanitary Lift and Control Panel


Stall 209 and 212, P4. Service Life: 15



Effective Age: 3


Description

Northwest Tech Con DCP208/IVO 4.0 HP,

Duplex sump pump and control panel for

sanitary lift/drainage.

Mech 17 - Sanitary Drainage Collection


Throughout the building from fixtures to

city connection.

Service Life: 50



Effective Age: 3


Description

DWV piping, with various types of joints

joints, p-traps, and fittings.

Mech 18 - Mounted Trapping Sump


Parking garage. Service Life: 50



Effective Age: 3


Description

Silt interceptor assembly with backwater

valve.


Asset Inventory

Page 16 of 32

Mech 19 - Storm Drainage Collection





Effective Age: 3


Description

Trench drains, catch basins and associated

piping systems for rainwater runoff. Roof

drains may be included with the roof

assets.

Mech 20 - Tank - DHW Storage





Effective Age: 3


Description

Hot water storage tanks connected to

domestic boiler system.

Mech 21 - Valves - Plumbing Flow Control and Directional





Effective Age: 3


Description

Various types and sizes of valves, including

pressure reducing valves, isolation valves,

two-way and three way valves, circuit flow

control valves and check valves to regulate

the flow of water through domestic

plumbing systems.

Heating & Cooling

Mech 22 - Indoor Air Handler - Ductless - Split System Air Conditioner


Ceiling of P1, and stall #17 of P1. Service Life: 15



Effective Age: 3


Description

Carrier ductless split system air handler for

air conditioning in service rooms. Wall and

ceiling mounted indoor unit, with remote

and wall mounted controllers.


Asset Inventory

Page 17 of 32

Mech 23 - Electric Baseboard


Throughout service rooms, storage rooms

and stair wells.

Service Life: 40



Effective Age: 3


Description

Standard grade, wall mounted, electric

convector baseboard heaters with electrical

fins for localized space heating and integral

thermostat control.

Mech 24 - Heat Pump - Air to Air - Outdoor (Condensing) Units


Roof. Service Life: 15



Effective Age: 3


Description

Heat pump outdoor units and associated

fan coil units for forced air conditioning and

heating.

Ventilation and Air-conditioning

Mech 25 - Indoor Air handler - Fan Coil Unit - AC


Ceiling mounted above stall #21 on P1. Service Life: 15



Effective Age: 3


Description

Carrier direct expansion air-conditioning,

ceiling suspended fan coil unit with ducted

system for air conditioning.

Mech 26 - Exhaust Fans Parking Garage - Propellor


Throughout the parking garage at all levels. Service Life: 20



Effective Age: 3


Description

Belt driven propellor exhaust fans mounted

in exterior wall with backdraft protection.


Asset Inventory

Page 18 of 32

Mech 27 - General Exhaust Fan


Various rooms to exhaust unwanted air. Service Life: 12



Effective Age: 3


Description

Various direct drive fans, ceiling and

cabinet fans, and centrifugal inline blower

fans.

Mech 28 - Make Up Air Unit - Outdoor - Gas Fired


Roof top. Service Life: 20



Effective Age: 3


Description

Engineered Air DJ100-0, 12000 CFM

outdoor rooftop unit, belt-driven,

centrifugal fan with natural gas heating to

supply tempered make-up air to the

interior spaces.

Other

Mech 29 - Trash Compactor


Garbage Room, P1. Service Life: 20



Effective Age: 3


Description

Marathon JM-22, Max force rating 19800

lbs, horizontal hydraulic ram compactor.

Mech 30 - Overhead Gate Motor


Parking garage. Service Life: 20



Effective Age: 3


Description

Liftmaster AC motor and commercial-grade

overhead sectional door controlled by an

electric operator.


Asset Inventory

Page 19 of 32

Elevator

Traction

Elev 01 - Traction Elevators, Overhead Gearless


Elevator machine room at roof level. Service Life: 25



Effective Age: 3


Description

Gearless overhead traction elevators with

KONE (KCM831) microprocessor controls,

KONE (V3F25) variable voltage drives, KONE

(MX18) gearless machines, 3500 lbs

capacity, 500 fpm rated speed.

Car Interiors

Elev 02 - Elevator Cabs & Hoistway


Elevator cab and travelling hoistway. Service Life: 20



Effective Age: -2


Description

Single speed (centre) opening doors, plastic

car and hall pushbuttons, two (2) car

operating panels (stainless steel), infrared

door protection, KONE AMD (belt) door

operators, stainless steel door, door

header, and front return, plastic laminate

panels on all non-access walls, stainless

steel ceiling, tile flooring, and tube stainless

steel handrails, firefighter's emergency

operation, standby power provisions,

hands-free voice communication, seismic

provisions.

Fire Safety

Controls

Fire 01 - Fire Alarm Panel - Addressable


Main entrance and electrical room. Service Life: 20



Effective Age: 3


Description

Mircom, microprocessor and supervised

unit with annunciator and display.


Asset Inventory

Page 20 of 32

Detection

Fire 02 - Fire Detection & Alarm





Effective Age: 3


Description

Smoke detectors, heat detectors, flow

switches, tamper switches, horns, pull

stations and other fixed apparatus field

devices to detect fire and smoke conditions

and initiate timely response.

Suppression

Fire 03 - Dry Sprinkler Compressor


Fire pump room. Service Life: 14



Effective Age: 3


Description

Swan, compressor to maintain the pressure

of air in the dry fire sprinkler lines.

Fire 04 - Fire & Jockey Pump





Effective Age: 3


Description

Motor control centre connected to 96.9 HP

fire pump and 1 HP jockey pump, which

work in tandem to supply water flow and

pressure to the sprinkler system and

standpipe system.

Fire 05 - Portable Fire Extinguisher





Effective Age: 3


Description

Wall mounted, manually operated, 5lbs and

10lbs ABC type, pressurized vessels for

controlled discharge of chemicals to

extinguish small fires.


Asset Inventory

Page 21 of 32

Fire 06 - Sprinkler & Standpipe - Wet


Sprinkler heads throughout the heated

spaces of the building and components in

the fire pump room.

Service Life: 40



Effective Age: 3


Description

Sprinkler heads, flow switches and

indicating devices, gauges, and distribution

lines.

Fire 07 - Sprinkler System - Dry


Throughout the parking garage. Service Life: 40



Effective Age: 3


Description

Exposed dry sprinklers, upright and sidewall

sprinkler heads, steel piping.

Fire 08 - Sprinkler Valve Assembly - Dry





Effective Age: 3


Description

FireLock, dry sprinkler valves, trim and

gauges, steel piping.

Egress

Fire 09 - Emergency Egress Equipment





Effective Age: 3


Description

Emergency lights and exit signs.


Asset Inventory

Page 22 of 32

Interior Finishes

Floors

Finish 01 - Tiled Flooring


Change room showers, Level 5. Service Life: 30



Effective Age: 3


Description

Ceramic tiles and grout laid on concrete

substrate.

Finish 02 - Painted Concrete Flooring


Service rooms, stairwells and exit corridors. Service Life: 75



Effective Age: 3


Description

Exposed concrete floors, painted in some

locations to provide a cleaner finish. This

flooring asset does not include the concrete

slab, which is not considered to be a

renewable asset.

Finish 03 - Porcelain Floor Tile


Parking garage vestibule, elevator lobby,

Amenity change rooms, entrance lobby

Service Life: 40



Effective Age: 3


Description

Porcelain floor tile on thin set mortar with

grout, cove base and interface thresholds

with adjoining floor finishes.

Finish 04 - Resilient Sheet Flooring


Children's playroom, Level 5. Service Life: 20



Effective Age: 3


Description

Vinyl tile or vinyl sheet with adhesive to the

substrate, including door thresholds and

transitions to adjoining floor finishes.


Asset Inventory

Page 23 of 32

Finish 05 - Sheet Carpet - Glued Down


Hallways beside elevator lobbies. Service Life: 10



Effective Age: 3


Description

Synthetic, low level loop, textile sheet floor

covering glued over floor substrate.

Finish 06 - Wood Flooring


Amenity gym and lounge. Service Life: 20



Effective Age: 3


Description

Wood laminate flooring.

Walls

Finish 07 - Glazed Aluminum Frame Partition


Entry lobby walkway. Service Life: 40



Effective Age: 3


Description

[Tempered] glass set in finished metal

frame as demising wall between interior

spaces.

Finish 08 - Ceramic Wall Tile


Amenity spa and change rooms. Service Life: 30



Effective Age: 3


Description

Ceramic tile on mortar bed and substrate

with grout and caulking at interfaces.


Asset Inventory

Page 24 of 32

Finish 09 - Mirror


Wall in amenity gym, amenity change

room, elevator lobby.

Service Life: 25



Effective Age: 3


Description

Mirrored glass with structural fasteners to

the substrate. Includes decorative glazing

panels in elevator lobby, and amenity spa

glazing.

Finish 10 - Paint


Throughout parking garage, hallways,

lounge, and gym.

Service Life: 10



Effective Age: 3


Description

Primers and multiple pigmented coating

finishes applied to interior gypsum

wallboard, mill work trim details, and metal

trim.

Finish 11 - Vinyl Wall Covering


Elevator lobby, Amenity corridor wall finish. Service Life: 20



Effective Age: 3


Description

Decorative vinyl wall covering adhered to

sheathing substrate.

Finish 12 - Wood Paneling


Elevator lobby, entrance lobby, and

amenity lounge.

Service Life: 25



Effective Age: 3


Description

Decorative wood paneling; solid or wood

veneer on substrate sheathing and

structural framing.


Asset Inventory

Page 25 of 32

Architectural Woodwork

Finish 13 - Baseboard, Molding and Casing


Throughout the common areas of the

building.

Service Life: 30



Effective Age: 3


Description

Linear components out of painted or

finished wood or composite. Includes

synthetic cove at wall to floor interface.

Finish 14 - Carpentry and Millwork


Amenity lounge. Service Life: 30



Effective Age: 3


Description

Shop fabricated custom casework, built-in

counter-tops with laminate, composite or

stone surface, wood veneer or composite

cabinets.

Furnishings

Finish 15 - Interior Roll-up Doors


Garbage Room, P1. Service Life: 35



Effective Age: 3


Description

Painted metal roll-up doors.

Housekeeping

Finish 16 - General Housekeeping





Effective Age: 3


Description

Cleaning and care of miscellaneous

brightwork, millwork, flooring glass and

other interior finishes. Includes

housekeeping equipment.


Asset Inventory

Page 26 of 32

Doors

Finish 17 - Interior Swing Door - General


Throughout the interior spaces of the

building to suites, electrical closets etc.

Service Life: 30



Effective Age: 3


Description

Swing doors of varying construction hung in

framed opening including hardware.

Finish 18 - Glazed Metal Door


Parkade elevator lobbies. Service Life: 30



Effective Age: 3


Description

Painted galvanized sheet steel interior and

exterior surfaces with synthetic cores.

Various hardware. Fixed glazed lite

installed. Glazing may be wired depending

on fire rating for the door assembly.

Painted galvanized pressed steel frame.

Finish 19 - Hollow Metal Door


Service room doors. Service Life: 30



Effective Age: 3


Description

Painted galvanized sheet steel interior and

exterior surfaces with synthetic cores.

Various hardware. Painted galvanized

pressed steel frame.

Amenities

Equipment

Amen 01 - Computer Equipments


Lobby desk and telecommunications room. Service Life: 6



Effective Age: 3


Description

Computer, monitor, printer, keyboard and

associated electronic devices required for

general operations and management of the

facility.


Asset Inventory

Page 27 of 32

Amen 02 - Domestic Appliances


Amenity lounge and telecommunications

room.

Service Life: 15



Effective Age: 3


Description

Refrigerator, microwave oven, and others

of miscellaneous brands.

Amen 03 - Fitness Equipments


Amenity gym. Service Life: 10



Effective Age: 3


Description

Various fitness machines and equipment.

Specialties

Amen 04 - Metal Screen Storage Locker


Storage rooms in parking garage. Service Life: 25



Effective Age: 3


Description

Painted metal screen storage lockers with

steel framing and hardware.

Furnishings

Amen 05 - Furniture & Accessories


Amenity lounge and entry lobby. Service Life: 15



Effective Age: 3


Description

Seats, tables, paintings and artwork, pot

plants, ornaments, and other miscellaneous

accessories.


Asset Inventory

Page 28 of 32

Amen 06 - Bicycle Rack


Bicycle storage in parking garage and main

level.

Service Life: 30



Effective Age: 3


Description

Floor or wall mounted, steel or wood frame

bicycle rack.

Amen 07 - Central Mailboxes


Entry lobby. Service Life: 30



Effective Age: 3


Description

Flush, rear loading, brushed aluminum

finish, extruded aluminum trim.

Amen 08 - Metal Storage Locker


Amenity change rooms. Service Life: 25



Effective Age: 3


Description

Pre-finished metal storage locker or ganged

locker set with doors and hardware.

Amen 09 - Public Signage


Entrances and signs throughout the

building.

Service Life: 25



Effective Age: 3


Description

Variety of permanently displayed

information placards in the common areas

of the building.


Asset Inventory

Page 29 of 32

Amenities

Amen 10 - Audio Visual Equipment


Amenity lounge and gym. Service Life: 10



Effective Age: 3


Description

Projector, screen, seating, speakers and

other miscellaneous equipment.

Pool, Spa & Sauna

Amen 11 - Pool & Spa Heating Equipment


Spa Equipment Room, Level 5. Service Life: 15



Effective Age: 3


Description

Electric hot water boiler, expansion tank,

circulation pumps, valves, piping and

control.

Amen 12 - Pool/Spa Circulation & Sanitation


Spa Equipment Room, Level 5. Service Life: 15



Effective Age: 3


Description

Filter, circulation, pumps, CPVC piping,

chemical feeders and other components to

distribute sanitized water to the pool and

spas.

Amen 13 - Pool/Spa Tank


Amenity spa. Service Life: 30



Effective Age: 3


Description

Reinforced concrete/ shot-crte or

reinforced concrete masonry units for tank

lined with marcite (high density plaster)

and ceramic tile and grout trim.


Asset Inventory

Page 30 of 32

Sitework

Hard Landscaping

Site 01 - Water Feature


Amenity roof terrace level 5. Service Life: 15



Effective Age: 3


Description

Ponds to retain water including liner and

gravel ballast.

Site 02 - Stone Paving





Effective Age: 3


Description

Stone pavers on compacted gravel base.

Site 03 - Steel trellis





Effective Age: 3


Description

Steel trellises constructed of wide flange

beams and columns.

Site 04 - Masonry Retaining Wall


Perimeter of soft landscaping at amenity

roof terrace level 5.

Service Life: 40



Effective Age: 3


Description

2 feet high masonry with mortared joints

and precast concrete cap.


Asset Inventory

Page 31 of 32

Site 05 - Outdoor Furniture





Effective Age: 3


Description

Miscellaneous outdoor furniture such as

benches and tables.

Site 06 - Playground Equipment





Effective Age: 3


Description

Modular wood, plastic and metal

playground apparatus. Reconstituted

rubber safety flooring in playground area.

Site 07 - Stamped Concrete Paving


Balconies and roof decks. Service Life: 40



Effective Age: 3


Description

Architectural stamped concrete slabs with

colour, cast with control and construction

joints.

Soft Landscaping

Site 08 - Groundskeeping & Pest Control


Throughout the site. Service Life: 5



Effective Age: 3


Description

Care of miscellaneous site furnishing, hard

paved surfaces and landscaped areas.

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Asset Service Life Summary

Page 1 of 4

Asset Ref Asset Name Chronological Age Estimated Remaining SL

Enclosure

Encl 01 Hot Rubberized Membrane Roof - Concrete Topping

[PLACEHOLDER]

3 27

Encl 02 Hot Rubberized Membrane Roof Level 5 3 22

Encl 03 Hot Rubberized Membrane Roof - Gravel Ballast 3 22

Encl 04 Hot Rubberized Membrane Roof - with Landscaping 3 22

Encl 05 Hot Rubberized Membrane Roof - with Pavers 3 22

Encl 06 Fall Protection Equipment 3 37

Encl 07 Painted Concrete Wall 3 72

Encl 08 Brick Veneer Cladding 3 47

Encl 09 Concrete Coated Surfaces 3 7

Encl 10 Granite Veneer Walls 3 47

Encl 11 Skylight 3 12

Encl 12 Window Wall 3 32

Encl 13 Curtain Wall - Capped 3 32

Encl 14 Punched Windows 3 37

Encl 15 Metal Swing Doors 3 22

Encl 16 Glazed Wood Swing Doors 3 17

Encl 17 Balcony Swing Doors 3 22

Encl 18 Frameless Glass Swing Doors 3 17

Encl 19 Sliding Glass Doors 3 37

Encl 20 Polyurethane Balcony Coating 3 7

Encl 21 Balcony and Deck Guardrails 3 27

Encl 22 Glass and Metal Screens 3 27

Encl 23 Metal Panel Screen 3 37

Encl 24 Concrete Canopies /Eyebrow Ledges - Coated 3 12

Encl 25 Fabric Canopy [PLACEHOLDER] 3 22

Encl 26 Glass Canopy with Structural Steel 3 37

Encl 27 Below-grade Dampproofing 3 22

Encl 28 At Grade Waterproofing 3 22

Encl 29 Parking Slab with Traffic-bearing Membrane 3 72

Encl 30 Sectional Overhead Door - Metal 3 22

Encl 31 Open-grid Overhead Parkade Gate 3 22

Encl 32 Sealant 3 7

Encl 33 General & Miscellaneous Items 3 17



Page 2 of 4


Electrical

Elec 01 Distribution Transformer 3 37

Elec 02 Emergency Generator 3 32

Elec 03 Tank - Fuel Oil Storage 3 12

Elec 04 Electrical Distribution 3 37

Elec 05 Exterior Light Fixtures 3 17

Elec 06 Interior Light Fixtures 3 17

Elec 07 Enterphone System 3 22

Elec 08 Proximity Access Control 3 9

Elec 09 Security Surveillance 3 11

Mechanical

Mech 01 Controls - Boiler Electronic 3 12

Mech 02 Gas Detection - Parking Garage 3 7

Mech 03 Heat Tracing - Freeze Protection 3 12

Mech 04 HVAC Instrumentation 3 17

Mech 05 Water Booster Heater 3 7

Mech 06 Pump - Domestic Water Booster 3 11

Mech 07 Boiler - DHW - Heating - Gas Fired 3 11

Mech 08 Cross Connection & Backflow Prevention 3 17

Mech 09 Drainage - Storm - Internal 3 37

Mech 10 Fixtures - Showers 3 22

Mech 11 Fixtures - Taps & Sinks 3 22

Mech 12 Fixtures - Toilets & Urinals 3 17

Mech 13 Piping - Domestic Water Distribution 3 25

Mech 14 Piping - Gas Distribution 3 47

Mech 15 Pump - Domestic Water Circulation and Recirculation 3 7

Mech 16 Pumps - Sanitary Lift and Control Panel 3 12

Mech 17 Sanitary Drainage Collection 3 47

Mech 18 Mounted Trapping Sump 3 47

Mech 19 Storm Drainage Collection 3 37

Mech 20 Tank - DHW Storage 3 5

Mech 21 Valves - Plumbing Flow Control and Directional 3 17

Mech 22 Indoor Air Handler - Ductless - Split System Air

Conditioner

3 12

Mech 23 Electric Baseboard 3 37

Mech 24 Heat Pump - Air to Air - Outdoor (Condensing) Units 3 12



Page 3 of 4


Mech 25 Indoor Air handler - Fan Coil Unit - AC 3 12

Mech 26 Exhaust Fans Parking Garage - Propellor 3 17

Mech 27 General Exhaust Fan 3 9

Mech 28 Make Up Air Unit - Outdoor - Gas Fired 3 17

Mech 29 Trash Compactor 3 17

Mech 30 Overhead Gate Motor 3 17

Elevator

Elev 01 Traction Elevators, Overhead Gearless 3 22

Elev 02 Elevator Cabs & Hoistway 3 22

Fire Safety

Fire 01 Fire Alarm Panel - Addressable 3 17

Fire 02 Fire Detection & Alarm 3 17

Fire 03 Dry Sprinkler Compressor 3 11

Fire 04 Fire & Jockey Pump 3 27

Fire 05 Portable Fire Extinguisher 3 9

Fire 06 Sprinkler & Standpipe - Wet 3 37

Fire 07 Sprinkler System - Dry 3 37

Fire 08 Sprinkler Valve Assembly - Dry 3 37

Fire 09 Emergency Egress Equipment 3 17

Interior Finishes

Finish 01 Tiled Flooring 3 27

Finish 02 Painted Concrete Flooring 3 72

Finish 03 Porcelain Floor Tile 3 37

Finish 04 Resilient Sheet Flooring 3 17

Finish 05 Sheet Carpet - Glued Down 3 7

Finish 06 Wood Flooring 3 17

Finish 07 Glazed Aluminum Frame Partition 3 37

Finish 08 Ceramic Wall Tile 3 27

Finish 09 Mirror 3 22

Finish 10 Paint 3 7

Finish 11 Vinyl Wall Covering 3 17

Finish 12 Wood Paneling 3 22

Finish 13 Baseboard, Molding and Casing 3 27

Finish 14 Carpentry and Millwork 3 27

Finish 15 Interior Roll-up Doors 3 32



Page 4 of 4


Finish 16 General Housekeeping 3 7

Finish 17 Interior Swing Door - General 3 27

Finish 18 Glazed Metal Door 3 27

Finish 19 Hollow Metal Door 3 27

Amenities

Amen 01 Computer Equipments 3 3

Amen 02 Domestic Appliances 3 12

Amen 03 Fitness Equipments 3 7

Amen 04 Metal Screen Storage Locker 3 22

Amen 05 Furniture & Accessories 3 12

Amen 06 Bicycle Rack 3 27

Amen 07 Central Mailboxes 3 27

Amen 08 Metal Storage Locker 3 22

Amen 09 Public Signage 3 22

Amen 10 Audio Visual Equipment 3 7

Amen 11 Pool & Spa Heating Equipment 3 12

Amen 12 Pool/Spa Circulation & Sanitation 3 12

Amen 13 Pool/Spa Tank 3 27

Sitework

Site 01 Water Feature 3 12

Site 02 Stone Paving 3 37

Site 03 Steel trellis 3 27

Site 04 Masonry Retaining Wall 3 37

Site 05 Outdoor Furniture 3 2

Site 06 Playground Equipment 3 17

Site 07 Stamped Concrete Paving 3 37

Site 08 Groundskeeping & Pest Control 3 2

Site 09 Irrigation System 3 12

Site 10 Soft Landscaping 3 12

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Disclosures and Disclaimers

Condition of the Assets

The method of determining the physical condition of the assets is based on a visual review of a representative sampling of the assets in readily accessible locations, discussions with facility representatives, and review of readily available reference documents. No destructive testing or exploratory openings are carried out on any of the assets and the equipment is not disassembled, operated or subject to re-commissioning tests. The physical review is not a full “condition assessment” since operating, testing or exploratory openings are excluded from the scope of services.

Cost Estimating for Assets

l All estimates of costs are provided in future year dollars.

l All estimates of costs are Class D estimates intended for planning purposes and not for accounting or tender use. See Glossary of Terms for definition of Class D estimates.

l Actual costs will vary depending on several factors. The estimates assume economies of scale will be achieved by bundling work tasks together into larger renewal, repair or rehabilitation projects. Small tasks performed individually may exceed the estimates presented.

l Soft costs, such as consulting services and contingency allowances are not included in the budget estimates. When developing cost estimates for projects in greater detail for budgeting, each project should include appropriate soft costs - such as owner contingency, permit fees, engineering fees, etc. Depending on the sizes, scope and timing of individual projects, the magnitude of the soft costs will vary.

l Construction costs are subject to the vagaries of the marketplace. At the time of tender, costs may vary depending on the time of the year, contractor availability, and other factors.

l The estimates must be updated over time, further developed for scope of work and confirmed by competitive tender before any contracts are awarded.

l Detailed repair specifications are required to be prepared in order to confirm scopes of work and costs.

l The estimates do not include allowances for site specific access requirements or environmental concerns, which should be addressed on a project-by-project basis.

l Consideration may sometimes need to be given to costs arising from the impact of projects on occupancy use and facility operations.

l Replacement costs are typically based on like-for-like with a similar asset unless code or other circumstances require the replacement cost to include an upgrade.

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I:\BAMS\DEPRECIATION REPORTS\Disclosures and Disclaimers - (Feb 2012).docx PAGE 2 OF 2

Maintenance of the Assets:

l The maintenance checklists are not exhaustive and are intended as a framework for the ongoing refinement of the maintenance program.

l Work must only be carried out by appropriately qualified personnel who have the necessary and sufficient knowledge about the maintenance tasks and maintenance intervals.

l The manufacturers' latest printed instructions should take precedence in the event of any conflict with the maintenance checklists.

l The owners' maintenance staff and/or service contractors are responsible to verify what is contained in the manufacturers’ documentation regarded recommended maintenance procedures and intervals.

l The maintenance checklists and maintenance intervals should be reviewed annually and adjusted, as required, to reflect the service environment, feedback from contractors, etc.

Specialist and Non-Specialist Reviews

Our personnel collect the asset inventory data for all the different systems, including mechanical, plumbing, fire safety, elevator, electrical, interior finishes and sitework. Our scope of services is to identify the assets within each system, determine their age and report on their reasonable service life-cycles according to accepted industry standards. RDH personnel do not make observations with regard to specialty building system conditions unless specifically addressed in our proposal.

Forecasting the Useful Service Life of Assets

The service life of assets can be affected by a variety of circumstances, including the following:

l The quality of the maintenance conducted on an asset will affect the service life of the asset. Poor maintenance can lead to a reduced service life and may result in the premature failure of an asset.

l Insurable losses (force majeure), such as earthquakes, fires and floods can shorten the life of an asset. These events are not considered in a depreciation report.

l Asset service life in a Depreciation Report is determined according to accepted industry standards.

Funding Models

The funding models for Depreciation Reports are based on a 30-year horizon and use “future year dollars termed” methodology. This methodology projects the costs (in future year dollars) over the planning horizon and not beyond the terminus year of the planning horizon. The current year is the starting year of the planning horizon. The term, therefore, matches the initial horizon and does not respect a shifting horizon. This means that in year 1 the funding scenarios will look forward for 30 years.

For example, in 2012 the model looks forward to 2042. In year two, it will be accurate for 29 years, as it is only looking forward to year 2042. When an update study is performed in three years, the revised funding scenarios will look forward 30 years from 2015 to 2045. Renewal and major maintenance projects that occur beyond the 30-year planning horizon are not considered in the scenarios; that is, those projects that occur beyond 30 years are unfunded in the funding scenarios.

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l DEPRECIATION REPORT New regulations in British Columbia make Depreciation Reports mandatory for most strata corporations. RDH Building Engineering Ltd. offers building science and building asset management services from three offices in BC; Vancouver, Victoria, and Courtenay. RDH staff have broad practical experience assisting building owners with all aspects of planning for the long term stewardship of their building(s). Our reserve fund analysts, engineers, architects, and technologists have a wide variety of formal training—including building science, structural engineering, and mechanical engineering. To supplement our in-house expertise, we hire subconsultants for items such as elevator and swimming pool reviews. We believe that by using a team approach, we can ensure an appropriate level of thoroughness and quality.

We have prepared hundreds of Depreciation Reports and are recognized as industry leaders. David Albrice is a certified Professional Reserve Analyst and was one of the key people consulted when the legislation was drafted. He has an unrivaled depth of understanding of the physical, financial planning, and strata governance issues that need to be considered in the development of an effective Depreciation Report.

l ABOUT US

David Albrice, B.Sc. URP, ARP, PRA t Professional Reserve Analyst, APRA

t B.Sc. Urban and Regional Planning

t Associate Reserve Planner, REIC

t Project Manager on 100s of Facility Condition Assessments and Reserve Studies (Depreciation Reports)

Mike Wilson, P.Eng. t B.Eng. & M.Eng., Structural Engineering

t Registered professional engineer, APEGBC

t 20 years experience as a consultant focused in the field of building science

Mark Will, Dipl.T., BA t Dipl.T., Building Science Technology

t B.A., Economics

t 15 years experience in project management

t CHOA Board Member

Peter Fitch, C.Tech. t UBC/UBCM Certified Professional program (audit only)

t Member of Applied Science Technologists & Technicians of British Columbia

t 30 years of experience in the mechanical design field

Phil Johnson, P.Eng. t B.Sc. & M.Sc., Agricultural Engineering


t 20 years experience as a consultant focused in the field of building science

Matt Mulleray, P.Eng. t B.A.Sc., Civil Engineering

t Dipl.T., Civil and Structural Engineering


t 10 years experience in bldg. science & engineering consulting

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Harvey Goodman, P.Eng. t B.A.Sc., Civil Engineering


t 20 years experience in building science consulting

Serge Desmarais, Architect AIBC, CP t B.Arch.

t Registered architect, AIBC

t Certified Professional, UBC

t 30 years experience in building design and construction capital renewal projects

Jason Dunn, B.Arch.Sc., CCCA t B.Arch.Sc, Building Science Option

t Certified Construction Contract Administrator, CSC


Robin Breuer, A.Sc.T., RRO t Dipl.T., Building Engineering Technology

(Building Science Option)

t Registered Roof Observer, RCI Inc.


Laureen Stokes, Dipl.T. t Dipl.T., Architectural & Building Engineering Technology



Rob Mathena, Dipl.T. t Dipl.T., Technology in Building Engineering


t 15 years experience in building science consulting and construction

Tim Smith, A.Sc.T. t Dipl.T., Civil Engineering Technologist

t Member of Applied Science Technologists & Technicians of British Columbia


Brandon Carreira, Dipl.T. t Dipl.T., Architectural & Building Engineering Technology


We are committed to reducing our environmental impact. RDH participated in Climate Smart to evaluate and reduce our carbon footprint.

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Jesus De Mesa, Dipl.T. t Dipl.T., Architectural & Building Engineering Technology


Alex Seto, Dipl.T. t Dipl.T., Architectural & Building Engineering Technology


Roma Santos, Dipl.T. t Dipl.T., Architectural & Building Engineering Technology


Nick Smit, Dipl.T. t Dipl.T., Architectural & Building Engineering Technology


Kingston Chow, EIT, Dipl.T. t B.Eng., Civil Engineering

t Dipl.T., Civil Engineering

Jeff Coulombe, Dipl.T. t Dipl.T., Green Building & Renewable Energy

Administrators and Client Support

Vanessa Jumawan t 4 years experience in administration with

engineering/architecture firm

Anna Qiu t Cert., Business Administration

t 8 years experience in administration with engineering/architecture firm

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Software Support and Programmers

Matthew Branch, P.Eng. t B.Sc., Civil Engineering


t 12 years experience in engineering data analysis

Gary Zhang, B.Sc. t B.Sc., Computer Science and Engineering

t 16 years experience in software development

Kan Ma, B.Sc. t B.Sc., Computing Science

t 6 years experience in software development

Quantity Take-Offs

Andrea Corona, Dipl. t Dipl., Small Craft Naval Architecture

t 25 years experience in architectural drafting

Roya Kiani Amin, B.Sc. t B.Sc., Civil Engineering


t 2 years experience in construction

Brigitte MacKenzie t 3-year Apprenticeship Program, Germany


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320006981632 AMENDEDRef. No. CERTIFICATE OF INSURANCE

PO Box 3228 STN. TERMINALVancouver BC V6B 3X8

401 West Georgia Street, Suite 1200

604-682-4026fax 604-688-4442tel

Amending Certificate No. : 320006980411Aon Reed Stenhouse Inc.

Re: Evidence of Insurance:

To Whom It May Concern

by the terms, conditions, exclusions and provisions contained in the said policy(ies) and any endorsements attached thereto.Insurance as described herein has been arranged on behalf of the Insured named herein under the following policy(ies) and as more fully described

RDH Building Engineering Ltd.Insured

224 West 8th AvenueVancouver, BC V5Y 1N5

CoverageRoyal & Sun Alliance Ins Co of CanadaCommercial General Liability Insurer

8141333Policy #

02-May-201502-May-2014Effective Expiry

Bodily Injury & Property Damage, Each Occurrence $5,000,000 Products and Completed Operations, Aggregate $5,000,000 Personal Injury $5,000,000 Non-Owned Automobile Liability $5,000,000

Limits of Liability

Policy may be subject to a general aggregate and other aggregates where applicable

Lloyd's UnderwritersProfessional Liability Insurer

QC1402155Policy #

02-May-201502-May-2014Effective Expiry

Limits of LiabilitySubject to aggregate where applicable

Terms and / or Additional CoverageProfessional LiabilityLimit: $2,000,000 Per Claim Limit / $4,000,000 Aggregate Limit

THE POLICY CONTAINS A CLAUSE THAT MAY LIMIT THE AMOUNT PAYABLEOR, IN THE CASE OF AUTOMOBILE INSURANCE,

THE POLICY CONTAINS A PARTIAL PAYMENT OF LOSS CLAUSE1 2 of

320006981632 AMENDEDRef. No. CERTIFICATE OF INSURANCE

Commercial General Liability

Products and Completed Operations Broad Form Property Damage Cross Liability Contractual Liability Owners and Contractors Protective Contractual Liability included

Hadden,Lindsay D.604-443-2524

Dated :Issued By :Tel :

06-May-2014

THIS CERTIFICATE CONSTITUTES A STATEMENT OF THE FACTS AS OF THE DATE OF ISSUANCE AND ARE SO REPRESENTED AND WARRANTED ONLY TO THE INSURED. OTHER PERSONS RELYING ON THIS CERTIFICATE DO SO AT THEIR OWN RISK.

Aon Reed Stenhouse Inc.

THE POLICY CONTAINS A CLAUSE THAT MAY LIMIT THE AMOUNT PAYABLEOR, IN THE CASE OF AUTOMOBILE INSURANCE,

THE POLICY CONTAINS A PARTIAL PAYMENT OF LOSS CLAUSE2 2 of

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