Car - Ber Testing

Inspection No. C1133 - 130

Prepared for :Property Condition Report

Car-Ber Testing2029-87 Avenue

Edmonton, AlbertaT6P 1L5

Mr. Ivan Labrie

Inspected by :Michel Bourgeois

666708 Alberta Ltd. dba, Pillar To Post®16912-111 Ave.

Phone: (780) 443-2366 Fax: (780) 484-8701. Email: [email protected], Alberta. T5M 4C9

Executive Summary

Executive Summary1.1 General Description

This is a Property Condition Report prepared on June 22nd, 2011 for Mr. Ivan Labrie of Car-Ber Testing. The report has been requested in order to provide information needed to determine the general condition of the Structure, Roof and Mechanical systems at the present time. The report will be a professional opinion, based on the accessible features of the building. The scope of the inspection is limited to a visual examination of the building and its systems, components, surfaces and equipment exposed to view. No comment will be made on obvious aesthetic or cosmetic finishes unless they impact directly on the structural integrity, safety or long-term use of the building. We evaluate the current physical condition; we do not perform a design analysis. It must be understood that there are limitations to such an inspection. Throughout any inspection, inferences are often drawn which cannot be confirmed by direct observation. Therefore it should be understood that we could reduce the number of unforeseen repairs, however, we cannot eliminate them. Consequently, no guarantee or warranty can be offered or implied. The ASTM E 2018 guidelines were used to describe the findings contained herein, for the property located at the following address: 2029-87 Avenue Edmonton, Alberta T6P 1L5 The subject property consists of two, 1-storey buildings, 36 years old with an approximate floor area of 8,116 square feet in total. There is 5,596 sq. ft. of office space and 2,522 sq. ft. of shop attached to the office building along the rear. There is an additional free standing metal Quonset work shop/warehouse along the rear of the property, with approximately 3,200 square feet. All three of the buildings have been vacant for approximately 2 1/2 years, however the heat and services appeared to have been functioning and maintained during its vacancy, by Ted Schenk of JV Driver Project. Digital pictures have been taken with the inspection to help clarify the concerns and conditions. The building described above has been inspected by Michel Bourgeois, acting as a representative for 666708 Alberta Ltd., dba, Pillar to Post®. The onsite inspection was conducted on June 15th, 2011. Our inspection of the condition of the building was visual only and does not necessarily include every infraction present. Should new information come to light, we request the opportunity to review this information and adjust our findings accordingly.

Confidential 2 Of 24Page 2011-06-21 Pillar To Post Inc.

Executive Summary

Executive Summary1.2 General Physical Condition

Site Topography The front of the building appears to be facing north. The drainage is in fair to good condition with the exception of a few areas, which have negative drainage towards the building structure. No measurements were taken to substantiate this, however all surface water must be directed away from the building structure to prevent water penetration and damage. The trees, shrubs and vegetation in close proximity to the building have caused some damages, to both the cedar siding and roof covering. The trees, shrubs and vegetation will require trimming and on going maintenance. The front asphalt driveway, the concrete walkway and asphalt parking lot are in fair to good condition. The driveway along the west entrance and rear yard have a gravel surface. Mr. Schenk of JV Driver Projects indicated there were trailers attached to the rear of the building from the last tenant, which left the yard in poor condition. There are holes, plywood and abandoned services still in place. The yard along the rear of the office area is in need of some clean-up and grading. Suggest all debris be removed from around the property. The chain link fencing around the perimeter of the property is in fair to good condition.Utilities Public utility companies supply all the utilities to the building. Structural Frame and Building Envelope Foundation All three of the buildings are supported by a concrete foundation system, which is presumed to have a reinforced concrete slab on compacted sand and gravel bed. Structural integrity appears to be intact throughout; we did not observe any signs of structural weakness. Building Frame The office building is of a wood frame structure and the rear workshop is of a pre-engineered steel frame structure. The roof coverings on both of the buildings are supported on a steel frame structure. The free standing Quonset is of a corrugated metal arch-rib structure support on a concrete foundation. The structural integrity of the building envelope on all three buildings appears to be intact throughout. Facades or Curtainwall Sidewall System The sidewall system for the office building consists of a combination of brick, cedar boards and thermal seal windows for curb appeal. There are damaged boards in various locations, which will require repairs and maintenance to preserve integrity and function and to reduce the risk of water intrusion and subsequent damage.


Executive Summary


Recommend providing adequate ground clearance, between the cedar board wall surface and grade, this will reduce the possibility of water infiltration and insect activity. The flashing above the brick wall surface has separated and requires some attention. The metal shop and Quonset are in fair to good condition, with the exception of some minor damage noted on the exterior. Found the buildings overall in fair to good condition however ongoing maintenance and repairs will be required. Fenestration System The office building fenestration consists of maintenance free, fixed sealed window units; three of the units have broken seals and one has a rock chip. Noted some of the units have been replaced throughout the years. The caulking around majority of the windows has deteriorated and should be replaced. The transition between the windows and wall surface should be sealed to reduce the risk of water intrusion. The single glazed entrance doors to the office and metal doors for the workshop are in good working order. The overhead door and rear metal hinges door in the shop operated when tested. The large sliding door for the Quonset could not be opened and is in need of further evaluation and servicing. Structural Frame and Building Envelope Roofing The low slope tar & gravel roof covering over the office building is divided into three sections; the center section has a different shade of gravel, which may indicate it was recently repaired. All three of the tar & gravel roof coverings appear to be in fair to good condition, with the exception being the standing water on the south east corner and the exposed membrane over the front entrance. Water stains are apparent on a few of the acoustic ceiling tiles, inside the security room in the S/W corner, the ladies washroom, by the skylight, the mechanical room, the shop washroom and in the shop. The stained areas are directly below a roof penetration point, chimney, skylight, refrigerant lines, etc. We are unable to determine from a onetime visit if the water damaged areas are from an active and/or recent roof leak. Recommend confirming with the property management on the history of the roof covering and have the water stained areas evaluated and repaired. The parapet flashing around the perimeter has separated along the front entrance area and is in need of some attention. Mr. Labrie from Car-Ber had re-visited the site on June 20th and indicated the roof was leaking in various locations.The low pitch metal lap roof covering over the shop is of corrugated steel sheeting and appeared to be in fair to good condition. The condition of the sealant (tar) has deteriorated on the majority of the roof penetrations and seams and should be replaced to reduce the possibility of water intrusion. The blanket insulation installed on the ceilings inside the shop appeared to be in fair condition; however there are water stains in various locations from previous roof leaks.


Executive Summary


The corrugated metal arch rib roof covering over the Quonset appeared to be in fair to good condition. There appears to be an active water leakage issue inside the building along the base of the metal structure and concrete foundation connection. The proximity and configuration are such that leaks are highly possible and should be sealed. The spray insulation on the inside of the arch rib roof covering has started to fall off in numerous areas. Due to the age and type of the roof coverings it would be wise to have all three buildings further evaluated by a licensed and qualified roofing contractor. The runoff water from the roof coverings for the office and rear shop is draining into an eavestrough system and into the City sewer. The eavestroughs have been sealed over in various locations, which typically indicate a past leakage has existed. Plumbing Supply and Waste Piping There is a 2" copper water supply line to the building for the plumbing facilities. The visible potable water supply lines throughout the building appear to be copper piping and the visible drain lines are ABS plastic. Both the drain lines and distribution lines appear to be in fair to good condition on the exposed areas, no visible evidence of leakage was present. The open drain line inside the shop by the electrical panels allows the passage of sewer gases into the shop and should be capped off. Maintenance to all plumbing components may be required after the inspection due to irregular use. Fixtures The two washroom facilities and kitchen unit for the office area are in working order and in fair to good condition. The laminate counter top in the women's washroom has separated and requires repairs. The washroom for the rear shop is very dirty, but in working order. The 2007, 151 litre gas fired hot water tank is in working order. The discharge tube for the pressure relief valve is missing and is required to be installed for safety. Heating & Air Conditioning Heat & A/ C Equipment The heating system for the office building, are supplied by two 2002/03, high efficiency furnaces and two 2001/04 Mid efficiency furnaces. As well as one electric wall heater for the front entrance, all units are in working order. The under slab heat ducts for the office area appeared to be in fair to good condition, no visible evidence of water penetration, rust and/or damage was detected on the areas able to view. Some of the register cover(s) could not remove and/or covered over with carpet. We were unable to confirm if the under slab heating system is functioning 100% or compromised in the units not tested.


Executive Summary


The white wrap materials present on the mechanical room heating ducts may contain a substance that is considered a health risk if disturbed during maintenance, renovation or demolition. This material can only be verified by a certified lab if it contains asbestos. Enviro-works Inc., @ (780) 457-4652 and/or PHH-Environmental @ (780) 425-6600 may be able to assist you. There are only three air conditioning units supplying the A/C to the building, furnace # 3 that services the front entrance has no air conditioning. The insulation on the refrigerant lines to the air conditioning units on the roof are damaged and should be replaced. All three of the A/C units are in need of servicing, found two of the units producing very little cold air. The units are nearing their typical life expectancy and will require high maintenance. It may be wise to budget for replacement. The heating system for the rear workshop is supplied by two, 2007 unit heaters and the Quonset is heated by one infra-red tube heater, all three of the units responded when tested and are in good working order. The furnace in the Quonset on the mezzanine has been abandoned. Electrical Service and Metering There are two large transformers along the front; the power supply to the building appears to be 400 amp, 120-240 volt service. The main disconnects and some of the sub panels are located inside the office building area. There are numerous smaller sub-panels and main disconnects throughout the rear shop and Quonset. Distribution Based upon a sampling of light fixtures, light switches, plug receptacles and exhaust fans no major problems were noted on the interior of all three buildings. Fluorescent lighting is the most prevalent light source throughout the buildings. The exhaust fan for the women's washroom and one of the exhaust fan units in the shop did not respond when tested. The pot lights under the exterior soffits did not respond and the covers for the exterior parking lot receptacles are damaged and in need of repairs. We were unable to test the exterior lighting on top of the shop and Quonset, due to the units may be on a light sensor. The exposed wires in the Quonset by the electrical panels are a fire and shock hazard and should be properly protected and/or removed. The majority of the electrical system is in working order and generally in fair to good condition but in need of some minor repairs and maintenance.


Executive Summary


Interior Elements The office ceiling finishes consist of acoustic ceiling tile and the workshop and rear Quonset area are fully exposed to the insulated metal roof covering. No active leaks were visible at the time of our inspection. The wall finishes for the office building consist of drywall, brick columns and plywood throughout the workshop area. Some of the office walls are in need of repairs and painting. There is Zonolite (Vermiculite) insulation present inside the brick columns. This product may contain a substance that is considered a health risk if disturbed during maintenance, renovation or demolition. This product can only be verified by a certified lab if it contains asbestos. The rear Quonset has a combination of plywood and spray foam insulation installed, which has started to fall off. The slate tile, linoleum and carpet floor covering in the office building is in fair to good condition, with the exception of the carpet that is damaged and/or worn should be replaced. The rubber baseboards in various rooms have separated and in need of repairs. The poured concrete slab throughout the workshop and rear Quonset is in fair to good condition. No visible evidence of problems with any of the doors to the office and board room areas. The kitchen cabinets and counter tops are in fair to good condition. Both the dishwasher and fridge are in working order, but the dishwasher leaked when tested. Mice traps were observed throughout the buildings. Further evaluation by a pest control expert may be required. Life Safety/Fire Protection Life Safety / Fire Protection Items The building was not inspected for compliance with local fire regulations. There is a fire hydrant in close proximity to the building, emergency lighting, exit signs, fire extinguishers and an security system are in place. Check with local Fire Department for occupancy fire regulations and requirements.


Executive Summary


SUMMARY From a structural perspective this building likely will last in excess of 50 to 75 plus years, however this will be totally dependent on the degree of upkeep, repairs and maintenance. We do not deal with the economic life, but rather with the physical life of the building. We found the building overall in fair to good condition for its age, with the exception of the roof covering, cedar siding, air conditioning units and deficiencies noted in the report. On-going repairs and maintenance will be required. This report has been prepared based on a visual inspection and information provided to us prior to and during the course of the inspection. Should new information come to light, we request the opportunity to review this information and our recommendations and conclusion contained in this report. We trust the above information will satisfy your request. If you have any questions, please direct your inquiries to the undersigned. Michel Bourgeois RHI


Site

Site3.2.1 Topography

Debris in the rear yard should be removed

The abandoned services should be removed Main entrance


Structural Frame and BuildingEnvelope

Structural Frame and Building Envelope3.3.1 Foundation

Concrete foundation under office building

Foundation for the Quonset



Structural Frame and Building Envelope3.3.2 Building Frame

The metal structure supporting the roof above the acousticceiling tiles



Structural Frame and Building Envelope

Rear shop Inside the Qounset

Rear Qounset



Facades or Curtainwall3.3.3.1 Sidewall System

Damaged cedar boards Improper ground clearance

More damaged boards



Facades or Curtainwall

Damaged cedar siding, where the trailers were attached



Structural Frame and Building Envelope3.3.4 Roofing

The roof covering is divided into three sections The penetration for refrigerant lines over the security roomshas leaked and stained the ceiling tile

A leak into the building envelope was noted by the skylight The limbs have rubbed off the gravel and exposed themembrane



Structural Frame and Building Envelope

Standing water

The tar has deteriorated The leakage inside the Qounset is from this area

Water stains on the concrete slab area


Mechanical and ElectricalSystems

Plumbing3.4.1.1 Supply and Waste Piping

Water main service Open drain line inside the shop



Heating3.4.2.1 Heat Generating Equipment

Both high efficiency furnaces Both Mid efficiency furnaces & the white wrap material onthe heat ducts

Three A/C units The insulation off the refrigerant lines is damaged



Heating

Unit heaters for the workshop

The heat register was covered over with carpet.



Electrical3.4.4.1 Service and Metering

Main transformer Main electrical service

Sub-Panels in the shop



Electrical3.4.4.2 Distribution

Exposed wires and missing covers on the retaining wallreceptacles

Exposed wires inside the Quonset


Interior Elements

Interior Elements3.7.1 Common Areas

Water damage on the ceiling tile from the coolingequipment for the server

Water stains by the skylight

Water stains in the womens washroom Water damage in the shop washroom


Interior Elements

Interior Elements

The carpet is worn in the front receptionist area

Kitchen area

Zonolite (Vermiculite)



Car - Ber Testing

Documents

building structure

office building

general condition

onsite inspection

good condition

subject property

current physical condition

michel bourgeois666708