Building Condition Assessment Report

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1 C2 - Nurses Resident (aka Administration) Building Condition Assessment Report Asset Address Address Construction Year Size (Gross Floor Area) Asset Type Floors Above Ground Inspection Date C2 - Nurses Resident (aka Administration) Riverview Lands, 260 Lougheed Highway, Coquitlam, BC. V5C 4J ,457 Sq.Ft. Admin Office, 2-4 Story with Stucco over Wood Siding / Wood 3 April 203

2 C2 - Nurses Resident (aka Administration) Executive Summary This report is based on the observations on site by BC Housing technical staff during a series of site visits during April 203. The building was opened in 930 as the Essondale Nurses Home (#). Designed in Tudor Revival style, the main wood frame structure is two-storeys high with the exception of a small third floor. The original exterior cedar cladding has been covered with stucco. The interior has not been significantly altered and is in generally good condition. The building contains 8,470 sq ft of floor space and is currently unoccupied, heating to the building is provided by central steam system. The report excludes any needs in the following categories: Seismic upgrades Code Upgrades Hazmat/Asbestos Abatement Environmental Decontamination Sprinklers/Fire Safety System Upgrades 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: C2 - Nurses Resident (aka Administration) Costs Renewal Costs FCI $,633,97.00 $9, % 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 : 0%-5% o : 6%-0% o Poor: %-30% o Critical: greater than 30% 2

3 C2 - Nurses Resident (aka Administration) A0 Foundations Last Major Year 928 Cost $77,335 Concrete and brick foundation with upper part being brick. Possible seismic upgrade required (consultant assessment required) type Study Cost $5,000 Year 203 Upper part of existing foundation walls are brick, seismic study required for both foundation and structure. A20 Basement Construction Last Major Year 928 Cost $237,73 Concrete walls with concrete slab and wood floor joists above. Crawl space poly over fill, concrete and brick foundation with wood floor joists above. Water ingress between slab and concrete foundation wall (north walls) in basement. Possible perimeter drainage failure (consultant assessment required) 3

4 C2 - Nurses Resident (aka Administration) B0 Superstructure Last Major Year 928 Cost $238,28 wood frame structure with rafters (consultant seismic assessment required) B200 Exterior Walls Last Major Year 928 Cost $4,97 cedar cladding has been covered with stucco (rock dash) Some targeted repairs required due to water damage type Repair Cost $20,000 Year 205 Repairs to exterior stucco walls Some cracking and water damage from overflowing gutters and rain water leaders. 4

5 C2 - Nurses Resident (aka Administration) B2020 Exterior Windows Poor Last Major Year 928 Cost $200,000 Original single glazed wood framed windows (vertical style casements) type Cost $200,000 Year 205 Replace original wood framed windows and trim with new or repair and paint existing trim. B2030 Exterior Doors Poor Last Major Year 928 Cost $20,000 Front entry aluminum framed double doors with upper light. Original solid wood exit and service doors. type Cost $20,000 Year 205 Replace exterior doors aluminum main entry and all exit doors including new frames 5

6 C2 - Nurses Resident (aka Administration) B30 Roofing Poor Last Major Year 928 Cost $00,000 Asphalt Shingled roof with small flat areas. Gutters with rainwater leaders to perimeter drainage. type Cost $00,000 Year 204 Replace asphalt shingled roof and flat areas. Replace all flashings gutters and rainwater leaders C00 Partitions Last Major Year 928 Cost $200,000 Wood frame with painted drywall over existing lath and plaster. type Repair Cost $5,000 Year 203 Before painting walls to be repaired as required and attic area rooms to have existing lath and plaster removed and fire guard drywall installed. Note: asbestos not present in lath and plaster. Urgency of? Priority Medium Medium 6

7 C2 - Nurses Resident (aka Administration) C020 Interior Doors Last Major Year 928 Cost $60,000 Wooden interior doors, solid core raised panel, stained, mostly original, complete with wood frames. Not rated. type Repair Cost $0,000 Year 203 Targeted repairs to interior wood doors C030 Fittings Poor Last Major Year 928 Cost $25,000 Cabinets and countertops in Single occupancy rooms with common area bathrooms and Common area lounge per floor required, type Cost $25,000 Year 204 Replace fittings for common area bathrooms, lounges and offices 7

8 C2 - Nurses Resident (aka Administration) C20 Stairs Last Major Year 928 Cost $60,000 2 wood construction stairwells located at the each end of the halls Carpeted runs and risers except for exterior exit stairs type Repair Cost $6,000 Year 203 Some repairs required to guard rails C300 Wall Finishes Poor Last Major Year 928 Cost $50,000 Painted lath and plaster and painted drywall over existing lath and plaster (fire guard) a small amount of wood paneling that is stained with clear coat. Attic area rooms require lath and plaster replaced and paint. type Repair Cost $50,000 Year 203 Repaint all walls and attic area rooms 8

9 C2 - Nurses Resident (aka Administration) C3020 Floor Finishes Last Major Year 928 Cost $200,000 Carpet over original vinyl and a small percentage of hardwood floor. 50% of flooring to be replaced type Cost $00,000 Year 204 Replace 50% of floor finishes re-finish all hardwood floors to original condition 50% of flooring to be cleaned. Note: vinyl floor tiles in main floor storage and janitorial closets to have asbestos abatement. C3030 Ceiling Finishes Last Major Year 928 Cost $30,000 Painted lath and plaster in common ares and corridors. T-Bar with lay-in acoustic ceiling tiles in offices. Asbestos abatement required to replace acoustic ceiling tiles type Repair Cost $20,000 Year 203 Repair and repaint ceilings new ceiling required in Attic area rooms Remove existing lath and plaster and install fire guard drywall c/w new fire rated ceiling and wall hatches. 9

10 C2 - Nurses Resident (aka Administration) 2 type Cost $0,000 Year 203 Acoustic ceiling tiles in offices to be removed and replaced Asbestos abatement required. D200 Plumbing Fixtures Last Major Year 928 Cost $60,000 Sinks, tubs, toilets, urinals and faucets in Common area washrooms, janitorial rooms. )Common area bathrooms at end of each hallway. Janitorial room in basement type Cost $60,000 Year 204 Replace plumbing fixtures including washroom urinals, toilets, sinks and faucets and janitorial sinks D2020 Domestic Water Distribution Last Major Year 928 Cost $20,000 Cast iron piping with copper branch 0

11 C2 - Nurses Resident (aka Administration) type Cost $9,749 Year 2039 D2030 Sanitary Waste Last Major Year 928 Cost $20,000 Cast iron drains and venting type Cost $7,79 Year 2039 D2040 Rain Water Drainage Last Major Year 928 Cost $5,000 Rigid pipe drains to storm sewer. signs of perimeter drainage problems.( Possible new perimeter drain required or repairs)

12 C2 - Nurses Resident (aka Administration) type Cost $4,950 Year 2039 D2095 Domestic Water Heaters Last Major Year 928 Cost $,500 Custodian closet main floor. (Rheem hot water tank electric installed 200 D3043 Hydronic Distribution Systems Last Major Year 928 Cost $50,000 Cast iron pipes from steam plant to cast iron radiators 2

13 C2 - Nurses Resident (aka Administration) type Cost $25,655 Year 208 D3045 Exhaust Ventilation Systems Last Major Year 928 Cost $0,000 Attic and crawl space ventilation fans, bathroom and kitchen exhaust fans. type Cost $0,000 Year 208 Mechanical systems to be upgraded. D3053 Unit Heaters Last Major Year 928 Cost $250 Electric baseboard heater in east entrance 3

14 C2 - Nurses Resident (aka Administration) D3055 Fin Tube Radiation Last Major Year Cost 928 $50,000 Cast iron radiators type Cost $43,928 Year 208 Replace cast iron radiators D3060 Controls And Instrumentation Last Major Year 928 Cost $5,000 All Zoned controlled thermostats and control systems to be updated 4

15 C2 - Nurses Resident (aka Administration) type Cost $5,000 Year 204 Replace thermostats and control systems D500 Electrical Service And Distribution Last Major Year 970 Cost $90,000 Panels have been upgraded (max 240v, 225amps, 3-4phase wiring) type Cost $88,225 Year 2030 Replace electrical panels D502 Branch Wiring Last Major Year 928 Cost $26,50 Original copper wiring, breaker panel upgrade done 5

16 C2 - Nurses Resident (aka Administration) type Repair Cost $2,595 Year 209 D5022 Lighting Equipment Last Major Year 980 Cost $60,000 Some original lighting in basement but mostly replaced with newer fixtures. Some upgrades required. type Urgency of? Cost $5,000 Priority Year 204 Replace lighting fixtures approximate 25% D5033 Telephone Systems Last Major Year 928 Cost $27,50 Main panel in basement. Phone provider to maintain. 6

17 C2 - Nurses Resident (aka Administration) type Cost $27,50 Year 2028 D5037 Fire Alarm System Last Major Year 928 Cost $25,000 Fire alarm panel and system. (No sprinklers present) if required consultant assessment required type Cost $20,672 Year 2028 Replace fire alarm panel and accessories (bells, annunciators, detection systems etc.) D5038 Security Systems Last Major Year 928 Cost $55,37 Door and motion sensor activated intrusion alarm. 7

18 C2 - Nurses Resident (aka Administration) type Cost $55,37 Year 2028 D509 Exit & Emergency Light Systems Last Major Year 928 Cost $2,000 Exit lights and emergency lights. type Cost $5,000 Year 203 Exit lighting to be upgraded and emergency lights to be added in all exit stairwells, corridors and common areas. 8

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