REPORT NO. PR-019-15 MUNICIPALITY OF THAMES CENTRE COMMUNITY SERVICES AND DEVELOPMENT RECREATION TO: Mayor and Members of Council FROM: Liz Murray Recreation and Facilities Manager DATE: July 13, 2015 SUBJECT: Grassmere Roof Repair Report RECOMMENDATION: It is recommended: PURPOSE: 1. That Council receives the following report for information on the repairs to the roof at the FlightExec Centre. To provide Council with information on the repairs to the roof at the Flight Exec Centre made by Grassmere to-date and to recommend a work plan for other roof repairs. BACKGROUND: The roof system joining the existing arena and the new arena has been leaking for quite some time. There are numerous reasons for the leaks. To name a few; holes were drilled during construction without proper caulking or patching, freezing and corroding of adjoining areas, HVAC unit curbing not properly sealed, etc. Grassmere has been called in on many occasions to source, and where possible, repair leaks as they were noticed, or reported to staff. The repairs were completed each time, however, the leaks continued because not all the holes or damaged caulking were located or visible at the time of the roof inspection (i.e. snow and ice covering areas). All of the repairs completed to date were done at no cost to the municipality. Additional site inspections by Grassmere and Butler (the manufacturer) discovered that unseen areas or areas not visible during winter inspections were leaking and additional repairs were made. Once again, no charges were incurred by the municipality. With the spring thaw and heavy spring rains, the roof over Community Room #1 continues to leak. The leaks have caused damage to the walls, ceiling tiles and floor in Community Room #1. The Municipality requested Grassmere to review the situation over Community Room #1 and to formulate a permanent solution to the roof leaks. Grassmere visited and inspected the site once again and prepared the first attached report for Council. At the time of the writing of this report, Grassmere has not indicated if the remaining roof repairs will be covered under the original roof warranty or if there will be costs associated.
PR-019-15 July 13, 2015 Page 2 of 3 Grassmere indicated in their report costs to repair the interior damage (drywall, ceiling tiles etc.). Upon completion of the roof repairs and the assurance that the areas that were leaking have been rectified, Recreation staff will undertake the internal repairs. Grassmere sent two staff members to conduct the repairs recommended in their initial report in June; the second report is attached on the work complete to-date. The report indicates initial expenses of $1,200.00, which seem a reasonable cost for the amount of work completed. The report also recommends repairing the gutter with custom steel flashing that will line the interior of the gutter in the amount of $4,456.00 + HST, this includes cleaning the existing gutters of all debris and water; supply labour and material to create the gutter flashing and make water tight to the exiting gutter. Attached is a sketch of the proposed flashing. It is our intention to approve the expenses to-date and the gutter repairs. Other issues were discovered after the drywall was removed from Community Room 1. The window overlooking the North Ice surface is not insulated or sealed, the humidifier vent through the wall and the entire length of the wall at the roof line is not sealed. These deficiencies have been causing a considerable amount of condensation to form due to warm air hitting cool air along the wall and saturating the insulation. Staff is exploring solutions to these issues and repairs will be complete once a solution is determined. COMMENTS: The Recreation Department will continue to provide Council with a report on the progress of the repairs as they are completed. CONSULTATION: The Recreation Foreman, the Director of Operations, the Acting CAO and Grassmere were consulted in the preparation of this report. FINANCIAL IMPLICATIONS: The cost for the repairs mentioned in this report can be absorbed in the Recreation Department operating budget at this time. Additional repairs to seal the wall (if any) will be reviewed and provided to Council in a future report update. REFERENCES/ATTACHMENTS: Grassmere Report. Grassmere follow up report.
PR-019-15 July 13, 2015 Page 3 of 3 Prepared by: Liz Murray, Recreation and Facilities Manager Prepared by: Mike LeBlanc, Director of Operations Reviewed by: Stewart Findlater, Acting CAO
Hello Liz, After spending two days up in the ceiling investigating the ongoing water issues in the community room we feel we have sealed all the tears in the vapour barrier created by the ductwork/hvac installers. We have caulked the area where the low mechanical roof meets the high side wall along the large unit. Caps were not installed in this area, as we feel that the seams were rolled tight in this area and the caps would serve no purpose. The duct work that is leaking over the track area has been re-caulked on the outside around the curb; the insulation has been sealed at the opening leaving no exposed edges. There is a bolt that is fastened to the ductwork that is not exposed from the outside that has a stead drip coming from it during the rain, this is not a roof issue and your Duct/HVAC installer should have a look at this area. (attached is a blow up of the area with the bolt circled in red 092937_edit) The interior gutter has puncture holes in areas that are leaking water; it seems that these have been created by someone trying to remove the ice during the winter months. Grassmere has located and caulked all the areas that we were able to find. This is not a permanent fix!!! The caulking should be maintained to ensure that the leaks are not re-opened. We have a solution to cover the puncture holes with a custom steel flashing that will line the interior of the gutter, giving you a second skin and covering the punctures. Grassmere can supply and install 200'-0"LF of customer gutter flashing for the price of $4,456.00 + HST. Our price includes cleaning the existing gutters of all debris and water; supply labour and material to create the gutter flashing and make water tight to the exiting gutter. (Attached is a Sketch of what we are proposing) Grassmere feels that we have done what we can to stop the leaking that may have been coming through the roof. We strongly feel that all remaining leaks are from damages to the vapour barrier and not warranty issues which are creating your condensation problems. At this point in time we encourage you to leave the drywall off until you can ensure that the leaking areas have been addressed. Grassmere has spent a large amount of time and money helping the town out, we feel that the last two days of repairs were not directly associated with our scope of work for this project and are requesting approval to invoice for $1,200.00. A detailed invoice will follow. Chris Cornish Project Manager P: 519.842.4392 ext. 226 F: 519.688.2470 C: 519.857.9347 W: www.grassmere.com 49 North Street, Tillsonburg ON N4G 1B4 Canada
Dorchester Arena. 5/6/2015 issue 1 - Fitness Room Roof Leak at high side of the RTU. o Grassmere and KDM Capped and caulk some of the ribs that did not look completely seamed. o Caulked around the rib and "roof to wall Hat" Before After o Replaced the Ceiling tiles that were damaged in the room o Thames Centre has not had any issues in this area since the repairs we completed. Issue #2 - Community Room Roof leaking between 40' refrigeration unit and high eave. leaking into the community room and caused damages to the; ceiling tiles, and bulk head. Laminate flooring, has separated this does not appear to be caused by water damage (it is not delaminated or curled) Recommendation, Applying a panel cap to the seam of the MR24 roof, and re seal the cap at the underside of the base flashing (at the roof to wall flashing) Issue #3 - Internal Gutter Leaking at the internal gutter area, causing damage to the drywall at the header of the window. Grassmere proposing that we open up the drywall to get a better look at what is happening in this area Recommendation, remove drywall at bulkhead to see if the water is leaking out of the internal downspout. If found, repair connection or install rubber membrane in gutter at the location it is leaking. Repairs at cost 1. Remove and replace the ceiling tiles in the Community Room. (Approx. $3,500.00 + HST) 2. Drywall repair to the bulk heads in the ceiling area. (Approx. $400.00 +HST) 3. Drywall repairs to the bulkhead and sills around the window. (Approx. $1,700.00+HST) **Painting is BY OTHERS**
RTU Discharge When on the roof in the winter we noticed a discharge coming from the exhaust of a roof top unit. Since being on the roof and the snow has melted we noticed large corrosion areas along with rust happening in this area. Gym Mechanical Roof The "Mechanical Roof" on the Gym addition the gas line sleepers are installed perpendicular to the flute of the MR24 panel, not allowing proper drainage. Holes have been made in the roof with no proper repairs made, it looks like tape was over this. Recommendations, Install caps and patches to repair the holes. After we will need to repair the insulation and ceiling tiles in that area. Costs unknown at this time.