Building Condition Assessment Report

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1 Building Condition Assessment Report Asset C3c - Oak Terrace Cottage 121 Address Riverview Lands, 2601 Lougheed Highway, Coquitlam, BC. V5C 4J2 Construction Year Size (Gross Floor Area) ,553 Sq.Ft. Asset Type RV_Cottage 115, 1 Story Vinyl Siding & 15% Brick Veneer / Wood Frame Floors Above Ground Report Date 1 September

2 Executive Summary Cottage 121 is a single-story wood frame structure with projecting front gable and an inset entry porch. Exterior walls are clad with wide lapped cedar boards, hipped roof, multi-pane wood framed single glazed windows. Cottage 121 is m2 and is currently vacant. This report assumes a continuation of the current use (or previous use if building is vacant) and does not include costs associated with a change of use of the building. Summary Results of Assessment: C3c - Oak Terrace Cottage 121 Costs Renewal Costs FCI $501, $245, % Definitions: Cost: The combined costs (construction only - soft costs are not included) to replace all the components in the building without demolition and rebuilding. This number is arrived at from RS Means and other sources then verified (validated) by the persons doing the building assessments. Renewal Cost: The combined costs (construction only - soft costs are not included) of all the identified renewal needs. Facility Condition Index (FCI): a ratio of renewal costs divided by replacement costs FCI Level Definitions: o Good: 0%-5% o Fair: 6%-10% o Poor: 11%-30% o Critical: greater than 30% 2

3 A10 Foundations 1 Overall Condition Fair Last Major Value $80,000 (Condition...) Steel reinforced concrete foundations. No major visible cracks. Mould visible in basement on foundation walls and concrete floor. Cost $15,000 Replace perimeter drainage up to transition to site connection. Water ingress through the foundation walls.mould present. A20 Basement e Construction o 1 Overall Condition Fair Last Major Value $80,000 Post and beam construction with combination concrete foundation walls, wood studs and drywall. Concrete slab with wood ceiling joists. Partial crawl space. (Condition...) Large amount of mould present in basement. Cost $8,000 Insulation to be added to exterior walls. 3

4 B10 Superstructure Last Major Value $80,000 (Condition...) Basement concrete floor slab, wood framing with wood floor joists and wood roof rafters with plywood sheathing. Repair Cost $10,000 Some structural repairs required from moisture damage. Recommend a structural engenders assessment on superstructure. Unable to determine the extend of the water damage from roof leak. B2010 Exterior Walls Last Major Value $50,000 (Condition...) Lower painted cedar shingles and upper painted beveled horizontal wood siding with wood trim and stucco front gable. Repair Cost $25,000 Repair existing siding as required and reprint all exterior walls and trim. Lath and plaster to be repaired. 4

5 B2020 Exterior Windows Last Major Value $17,000 (Condition...) Cost $17,000 Existing single glazed windows with wood casements, some vertical sliders and some fixed (21 exterior windows in total). Replace all exterior window with new. B2030 Exterior Doors 1 Overall Condition Poor Last Major Value $3,000 (Condition...) Wood frame, raised panel solid core doors. Main entry door has half light (total 3 doors). Cost $3,000 Replace all exterior doors and frames with new. 5

6 B30 Roofing 1 Overall Condition Critical Last Major Value $40,000 (Condition...) Interlocking asphalt shingles Extensive water damage and possible structural damage. Cost $40,000 Existing roof to be replaced. Possible structural damage. C1010 Partitions Last Major Value $32,000 Wood construction with painted lath and plaster. (Condition...) Possible water ingress damage. Repair Cost $10,000 Repair partitioning walls as required. Some wall damage due to water ingress. 6

7 C1020 Interior Doors Last Major Value $5,000 Solid core raised panel with wood frame. (12 doors) (Condition...) Cost $5,000 Replace all existing closet and room doors. C1030 Fittings Last Major Value $12,000 Main floor kitchen and bathroom cabinets and countertops (Condition...) Plywood construction. Extensive water damage. Cost $12,000 Replace all counters and cabinets. 7

8 C20 Stairs Last Major Value $4,000 (Condition...) Exterior exit stairs are concrete and wood construction. Interior stairs wood construction with the main to upper floor carpeted runs and risers. Repair Cost $2,000 Repairs to interior stairs new runs and risers finish required. Paint and repairs to exterior exit stairs. C3010 Wall Finishes 1 Overall Condition Poor Last Major Value $8,000 Painted lath and plaster. (Condition...) Extensive water damage. Cost $8,000 Repaint all existing wall finishes. 8

9 C3020 Floor Finishes 1 Overall Condition Critical Last Major Value $20,000 Sheet vinyl floor (20%), carpet (50%) and VCT tiles (30%). (Condition...) Possible subfloor replacement. Cost $20,000 Replace all existing flooring finishes with new. Sub floor compromised from excessive water ingress. C3030 Ceiling Finishes 1 Overall Condition Poor Last Major Value $12,000 (Condition...) Painted lath and plaster. Water ingress from failed roof. Cost $12,000 Repaint and repair all existing ceilings as required on main and upper floor. 9

10 D2010 Plumbing Fixtures Last Major Value $5,000 Main floor kitchen sink and 3 piece bathroom set (tub and shower with ceramic tile surround) (Condition...) Plumbing fixtures appear to be original. Cost $4, Replace all existing plumbing fixtures. Bathroom, and kitchen. D2020 Domestic Water Distribution 1 Overall Condition Fair Last Major Value $3,500 1/2 inch copper piping to and from hot water tank and throughout the house. (3/4 inch cast iron boiler supply line ) (Condition...) No signs of serious corrosion visible. Cost $3,

11 D2030 Sanitary Waste 1 Overall Condition Good Last Major Value $2,000 4 inch cast iron sanitary waste piping. (Condition...) Original cast iron pipe. Cost $2, D2040 Rain Water Drainage Last Major Value $2,000 Aluminum gutters and pvc rain water leaders to perimeter drainage. (Condition...) Cost $2,000 Replace gutters and rain water leaders at time of roof replacement. 11

12 D2095 Domestic Water Heaters Last Major 199 Value $1,750 (Condition...) 1991 electric hot water tank, 170 litres, 240 volts located in basement. Cost $1,750 Replace existing hot water tank. Over 20 years old. D3012 Gas Supply System 1 Overall Condition Fair Last Major Value $1, gal Fuel Oil tank located on west side of house. (Condition...) Recommend that heating system be switched over to propane. Cost $1,

13 D3023 Furnaces Last Major Value $8,000 Oiled fire hot water boiler in basement. (Condition...) Recommend replacing existing boiler with more efficient propane fired boiler. Cost $8,000 Existing fuel oil fired boiler to be replaced with more efficient propane fired boiler. D3026 Heating Generating Auxiliary Equipment 1 Overall Condition Fair Last Major Value $2,500 (Condition...) Boarded-up fireplace and cast iron hot water radiators main and upper floor. Cost $2,

14 D3045 Exhaust Ventilation Systems Last Major Value $2,000 (Condition...) No roof venting, bathroom exhaust, kitchen stove hood vent exhaust. Cost $2,000 Add roof vents with kitchen and bathroom exhaust ventilation. D3060 Controls And Instrumentation 1 Overall Condition Fair Last Major Value $4,500 Boiler thermostat, hot water tank temperature controls and heat radiators temperature controls. (Condition...) Cost $4, Thermostat and radiator controls to be replaced at time of boiler replacement. 14

15 D5010 Electrical Service And Distribution 1 Overall Condition Fair Last Major Value $7,000 (Condition...) Main electrical panel mounted in basement. 100 amp service, 120/240 volts, 1 phase - 3 wire. At present no power to the building. Cost $7, D5021 Branch Wiring 1 Overall Condition Fair Last Major Value $10,000 (Condition...) Cost $10, Two wire to switched light fixtures and outlets. Not grounded. Replace two wire circuits with three wire. 15

16 D5022 Lighting Equipment Last Major Value $3,000 Combination incandescent and fluorescent lighting. (Condition...) Old fixtures throughout the house. Cost $3,000 Replace all existing light fixture with new ones. D5033 Telephone Systems Last Major Value $1,000 Telephone outlets present in common areas. (Condition...) Cost $1,000 Phone provider to maintain and replace equipment. 16

17 D5037 Fire Alarm System Last Major Value $3,000 Fire alarm system last inspect May Consists of a fire panel, bell, pull station and fire extinguisher. (Condition...) Cost $3,000 Upgrade existing fire alarm system to new. E1090 Other Equipment Last Major Value $2,000 Refrigerators and stove. (Condition...) Cost $2,000 Replace fridge and stove. 17

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