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KEYSTONE INSPECTION & ENGINEERING SERVICES

COMMERCIAL AND RESIDENTIAL BUILDING CONSULTANTS
Structural Inspection • Structural Analysis & Design • Seismic Evaluation • Condition Survey • Home Inspection

14-22280 124th Avenue Maple Ridge B.C. V2X4J5 Phone 687-1727/467-0644

BUILDING INSPECTION REPORT

THE SONESTA
1989 DUNBAR STREET
VANCOUVER, B.C.

June 15,1998

Prepared for Strata Corporation LMS 2790

 TABLE OF CONTENTS

Page

1 SUMMARY 1

2 INTRODUCTION 1

3 CONSTRUCTION DRAWINGS 2

4 BUILDING ENVELOPE SYSTEMS 2

4.1 Roof System 2
4.1.1 Description 2
4.1.2 Observations 3
4.1.3 Conclusions And Recommendations 8

4.2 Wall Systems 8

4.2.1 Description 8
4.2.2 Observations TO
4.2.3 Conclusions And Recommendations 14

5 STRUCTURAL SYSTEMS 16
5.1 Description 16
5.2 Observations 16
5.3 Conclusions And Recommendations 17

6 MECHANICAL SYSTEMS 18
6.1 Description 18
6.2 Observations 18
6.3 Conclusions And Recommendations 19

7 PLUMBING SYSTEM 21
7.1 Description 21
7.2 Observations 21
7.3 Conclusions And Recommendations 22

8 ELECTRICAL SYSTEM 23
8.1 Description 23
8.2 -Observations 23
8.3 Conclusions And Recommendations 25

9 f IRE PROTECTION SYSTEMS 26

9.1 Description 26
9.2 Observations 26
9.3 Conclusions And Recommendations 28

10 ADDITIONAL ITEMS 28
10.1 Glass Canopy 28
10.2 Water Stain In Ceiling Of Suite 302 30
10.3 Water Stains On The Restaurant Floor 30

11 WAIVER OF LIABILITY 31
TheSonesta

1 SUMMARY

An inspection on the building envelope, structural, mechanical, electrical and fire

protection systems was performed by Keystone inspection & Engineering Services, with
particular emphasis on deficiencies that may affect the New Home Owner's Warranty.
Generally, the building's systems are performing adequately, however several
deficiencies and deviations from "as built" construction drawings are identified.

Some maintenance recommendations are provided.

2 INTRODUCTION

Keystone Inspection & Engineering Services was retained by Mr. Nathan Enns to
prepare a building inspection report on the building envelope, structural, mechanical,
electrical and fire protection systems for the building located at 1989 Dunbar Street,
Vancouver, British Columbia. "As - Built" Architectural, Structural, Mechanical and
Electrical construction drawings for this building were supplied by Mr. Enns.

The building, which is approximately one year old, has four above grade floors plus two
underground levels of parking. Retails space and three townhouses occupy the ground
floor. The upper floors are used for residential occupancies. Inspection of the
mechanical, electrical, and fire systems was limited to those components which serve
the residential occupancy only.

The site was inspected by Paul Good, Mike Comeau, George Simon and Joe Ma of
Keystone Inspection and Engineering Services on May 29, June 1, 3 and 4,1998.
TheSonesta r~\ x-\ 2

3 CONSTRUCTION DRAWINGS

The following drawings were provided to Keystone for the purpose of this investigation:

Architectural
Prepared By: Rositch Hemphill and Associates
Drawing Designation: Record Drawings - A1 to A25
Drawing Date: June 16,1997

Structural
Prepared By: Read Jones Christoffersen Ltd.
Drawing Designation: Record Drawings - S1 to S17
Drawing Date: S1 to S14 - June 3,1997; S15 to S17 - June 4,1997

Mechanical
Prepared By: MCW Consultants Ltd.
Drawing Designation: Record Print - M1 to M10
Drawing Date: May 28,1997

Electrical
Prepared By: Fenger Walker International Inc.
Drawing Designation: Record Print - E1 to E13
Drawing Date: June 13,1997

4 BUILDING ENVELOPE SYSTEMS

4.1 Roof System

4.1.1 Description
The architectural drawings specify a two ply torch down PVC membrane applied directly
to the plywood roof sheathing. Without destructive testing it is not possible to confirm
the actual number of plies which are in place.

Rainwater is removed from the multi-level roof via numerous internal rain water leaders
and perimeter scupper drains.

Our inspection of the roof system included the following:

• A walk-on tour to review:
• The general condition of the roofing membrane
• Placement of drains for comparison to architectural drawings
• Flashing details for conformance to the architectural drawings
• Parapet ventilation details for conformance to architectural drawings
• A visual inspection of the underside the roof at the fourth floor hallway and suite 401
The Sonesta '

4 BUILDING ENVELOPE SYSTEMS

4.1 Roof System

4.1.2 Observations
This inspection occurred after several days of dry weather. The top surface of the roof
membrane was dry generally in good condition. Flashing was generally in good
condition. Except where noted below, screened ventilation openings in parapets were
observed at specified locations. During our random inspections of the underside of the
roof, we did not observe any indications of active leaks.

The reference numbers for the following observations have been marked on the roof
plan on page 4, to identify their location.

Reference 1: Photo 1 shows a poor flashing detail which may allow water to enter the
wall system.

Reference 2: There is a lack of waterproofing around the drain which serves an upper
roof.

Reference 3: A corner of the roofing membrane is curling up near a vent stack.

Reference 4: (Two locations) Photo 2 shows a lack of waterproofing around an opening

in the wood skirt which has been cut to accommodate an upper level
scupper drain.

Reference 5: Wood trim is delaminating.

Reference 6: One layer of duriod siding is delaminating from a vertical surface.

Reference 7: Sheet metal screws, which connect a horizontal surface to the roof, have
not been caulked.

Reference 8: The scupper drain which is specified on the roof plan.has not been
installed. It was also observed that the gap between the wood skirt and
the roof upstand may be too small to allow adequate ventilation.

Reference 9: (Several locations) The screened ventilation gap, which is specified on

the architectural drawings, was omitted.

Reference 10: Photo 3 shows the unfinished soffit of the rotunda.

 ThcSpnesia

C.

Roof Plan Reproduced From Or-*.*.- »~

The Sonesta
Photo 1: Poor Flashing Detail At The South West Corner Of The Elevator Penthouse
Photo 2: Lack Of Waterproofing Around A Scupper Drain
The Sonesta
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Photo 3: The Soffit Of The Rotunda Is Exposed
Photo 4: A Typical Metal Flashing Screw
TheSonesta

4 BUILDING ENVELOPE SYSTEMS

4.1 Roof System

4.1.2 Observations

General observations:

1. Most of the sheet metal screws which were used to connect duct work and airshafts
to the roof have been caulked where they have been used on horizontal surfaces.
Where the sheet metal screws have been used on vertical surfaces, caulking has
been inconsistent.

2. Sheet metal joints have been well caulked.

3. Photo 4 shows the type of sheet metal screw which has been used to fasten metal
flashing to parapets. Notice the rubber gasket around the screw head.

4.1.3 Conclusions and Recommendations

The following recommendations will help to prolong the life of the roof and reduce the
opportunity for water to infiltrate the wall or roof systems.

1. The flashing detail which is described by Reference 1 should be altered so that

there are no seams on the vertical portion of the parapet.

2. Adequate waterproofing should be placed around all horizontal and scupper drains.
Due to their relatively low elevation, the areas around drains are especially
susceptible to water infiltration. Unprotected openings, such as that shown in photo
2, are susceptible to water infiltration from wind driven rain.

3. The caulking which was used to seal sheet metal screws and joints has a finite
lifespan and should therefore be inspected on an annual basis. When the existing
caulking is no longer effective, it should be removed and the joints/screws
recaulked. It is debatable whether screws which are used on vertical surfaces
require caulking, especially if there is an adequate overhang over the vertical
surface as is the case at most locations on this roof.

The rubber gaskets which have been installed with the flashing screws also have a
finite lifespan and should therefore be inspected annually.

The missing scupper drain should be installed to ensure that water is drained
efficiently from the affected roof area. Steps should be taken to ensure that the
drain is installed at a low point in the roof perimeter. If water is allowed to pond on
the roof, the membrane's life expectancy may be shortened.
 TheSonesta r^%

4 BUILDING ENVELOPE SYSTEMS

4.1 Roof System

4.1.3 Gonclusion&.and/Recommendations

5. Screened ventilation openings in parapets are specified to allow air movement

through wall spaces. The air movement aids in evaporating moisture that may
accumulate inside the wall spaces. All specified ventilation openings which have
been omitted should be installed.

6. If a screen is placed around the rotunda soffit, birds will be less likely to nest there.
The skirt which is around the rotunda soffit should be extended at least twelve
inches below the soffit to reduce the possibility of wind-driven rain entering the wall
system.

4.2 Wall Systems

4.2.1 Description
Four types of wall systems have been used to enclose the building. For the purposes
of this report, the different wall systems are defined by the type of outer cladding
employed. A complete description of all of the components of each of the wall systems
can be found on Drawing A18.

An important feature of this building is the fact that the structural support for the second
floor consists of reinforced concrete columns. Therefore, vertical members which are
between the concrete columns, consist of steel studs. The purpose of these studs is to
provide a structural backing for the wall systems which span between the ground and
second floors.

Vertical members above the second floor generally consist of 2 x 4 or 2 x 6 wood studs.

Masonry Wall
The wall on the west side of the building has been constructed of masonry blocks from
the ground floor to the roof. The outside face of this wall is not accessible to view
because it has been built right beside the neighboring building. This type of construction
is not susceptible to water damage and therefore no inspections were made on this
wall.

Stucco Cladding
The use of stucco has been limited to the porch areas of the townhouses and the areas
above the French balconies on the south side of the building. The description on
Drawing A18 indicates that there is not an air space between the air barrier and the
hidden face of the stucco.
 TheSonesta

4 BUILDING ENVELOPE SYSTEMS

4.2 Wall Systems

4.2.1 Description

Brick Cladding
Brick cladding has been used on the east and south elevations of the building. The
description on Drawing A18 indicates that there is a one inch air space between the air
barrier and the hidden face of the brick.

Vinyl Siding
Vinyl siding has been used on the south elevation of the building. The siding has been
fastened directly to the building paper, with no air space.

With the exception of the masonry wall, the wall systems described above maintain
their watertightness through the interaction of their various components. The cladding
and flashing are responsible for shedding as much water as possible away from the
inner components. Where an air space is provided, its purpose is to drain or evaporate
any water that may infiltrate the outer cladding. This action is aided by the screened
vents which have been specified at various locations on the roof. The air barrier and
sheathing is the last defense against the emergence of wind driven rain into the building
interior.

Our inspection consisted of the following:

• A walk around tour of the outside of the building perimeter at the ground floor and
the north side of the second floor;

• A general review of the exterior flashing and cladding details at the south and east
sides at the second floor level;

• Removal of sections of the vinyl siding to observe the condition of the air barrier and
to take moisture readings of the wall sheathing at the following locations:
• Second floor * north face, near the east end of the building;
• At the balcony which serves Suite 213;.
• At the west side of the balcony which serves Suite 311;
• At the west side of the balcony which serves Suite 313.

• Observation holes were cut into the drywall to observe the condition of the inner
components of exterior walls and to take moisture readings of wall sheathing at the
following locations:
• Townhouse 102 - One hole was cut on the inside face of the stucco clad wall at
the second floor.
• Suite 203 - One hole was cut on the inside face of the brick clad wall, and one
hole was cut on the inside face of the stucco clad wall.
• Suite 315 - One hole was cut on the inside face of the north wall.
• Suite 401 - One hole was cut on the inside face of the brick clad wall.
 TheSonesta ^-^ . ^~v 10

4 BUILDING ENVELOPE SYSTEMS

4.2 Wall Systems

4.2.1 Description
• A general review of the balcony drainage, cladding condition, flashing details, and
presence of the specified waterproofing membrane at brick support angles in the
following suites: Townhouse 102, 203, 302, 304, 309,311, 313, 315,401 and 415.

4.2.2 Observations

1. Hairline cracks were observed in the stucco cladding at the townhouse porches.
This is likely due to shrinkage of the stucco as it cured.

2. Photo 5 shows the typical condition which was observed at the brick/vinyl interface
near a balcony. Notice the gap between the flashing below the vinyl and the
balcony membrane. Photo 6 shows a similar condition along the north wall. In most
cases the overlap between the brick flashing and the balcony membrane is two to
three inches. However the large vertical separation between the components is
difficult to caulk and in some cases the caulking had failed or was not provided.

3. Photo 7 shows a large gap between the vertical metal flashing and the horizontal
metal flashing at the exterior of suite 208.

4. Photo 8 was also taken at the exterior of suite 208. Notice the large gap between
the brick and the fieldstone.

5. Photo 9 was taken at the second floor level along the north side of the building.
Notice the damaged flashing at the bottom of the brick.

6. All moisture content readings were under 12% with the exception of the reading
which was obtained from the second floor of Townhouse 102 which indicated a 15%
moisture content in the sheathing. Interior wall components were dry to the touch at
all observation holes. The air barrier in the areas where the vinyl siding was
removed was dry to slightly damp to touch.

7. Balcony drainage appeared to be adequate at most of the balconies that Keystone

had access to.

The architectural drawings specify that the balcony for suite 302 should be served
with a floor drain. There is no floor drain at that balcony, however a low spot was
observed in the balcony at the location where the architectural drawings indicate the
drain.
The Sonesta
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Photo 5: Typical BrickA/inyl Interface
Photo 6: Typical Brick/Balcony Membrane Interface
The Sonesta 12
Photo 7:. Unprotected Wall Section Near Suite 208
Photo 8: An Opening In The Wall Cladding Near Suite 208
The Sonesta 13

4 BUILDING ENVELOPE SYSTEMS

4.2 Wall Systems

4.2.2 Observations

8. Except as noted, the cladding was generally in good condition where observed close
hand.

y\ Delaminating stucco was observed at the east side of the balcony which server
suite 304.

Cracks were observed in the brick cladding near suite 415.

9. In general, flashing below windows slopes towards the buildi.

10. Refer to Detail 22, which was photocopied from Drawing A20. >
r requirement for the waterproofing membrane to be continuous ale
vertical and horizontal legs of the steel lintel angle. If present, this i.
should be visible from the outside face of the brick wall. The membra .*
observed at only some of the window heads. The membrane was not observed
over the at least one window head in the following suites: Townhouse 102, 315 and
401.

Photo 9: Damaged Flashing On The South Elevation

 TheSonesta /^ % ^^ 14

4 BUILDING ENVELOPE SYSTEMS

4.2 Wall Systems

4.2.3 Conclusions and Recommendations

1. The hairline cracks which were observed in the stucco at the townhouses porches
are likely a result of shrinkage of the stucco as it cured. These cracks should not be
a cause for concern for the following reasons:

1. The walls are well set back, thus reducing the opportunity for wind driven rain to
penetrate;

2. According to the architectural drawings, the underlying structure consists of

reinforced concrete and steel studs, which are less susceptible to moisture ,
damage than wood framing. y/

gaps which were observed between the interfaces of the different

cladding/flashing components will reduce the outer skin's ability to shed water.
These gaps should be made water tight.

3. The structural drawings specified that kiln dried wood was required for joists, studs
and sheathing. Kiln dried wood usually arrives on the construction site with a
moisture content of approximately 17%. Therefore, moisture readings of 15% and
under should not be cause for concern. It may be prudent for the strata corporation
to refrain from repairing the observation holes which have been cut into
so that future observations of the underlying wall components can be made.

The missing balcony floor drain at Suite 302 may cause water to pond on the
balcony during periods of heavy rain.

5. The delaminating stucco which was observed near Suite 304 should be repaired to
prevent water from damaging the inner components of the wall.

6. The cracks which were in the brick cladding near Suite 415 may be a result of the
differential shrinkage between brick and wood components. The structural drawings
specified that the contractor was to take precautions to accommodate differential
shrinkage. Some structural details were provided in the typical details section of the
drawings. The brick cladding should not be repaired until the shrinkage of the wood,
mortar, and bricks is complete. It is not possible to accurately predict when this will
occur.

7. The flashing below the windows should be adjusted so that it slopes away from the
building and can therefore shed water as intended.
The Sonesta 15

4 BUILDING ENVELOPE SYSTEMS

4.2 Wall Systems

4.2.3 Conclusions and Recommendations

8. Refer to Detail 22. The purpose of placing the waterproofing membrane over the
steel lintel angle is to ensure that any water which enters the air cavity does not get
trapped between the vertical leg of the lintei and the sheathing. Therefore placement
of the membrane over the vertical leg of the angle is very important, tt is somewhat
less important that the horizontal leg be covered. Without removing bricks, it is not
possible to determine if at least the vertical leg has been covered. This detail is
most important at the windows which are not set back from the perimeter wall The
developer and perhaps the project architect should be questioned about this detail.

TYVEC WATER BARRIER

SEE (GENERAL MOTES

TIES SEE GENERAL

NOTES. PEEL « STICK
PATCH EACH TIE

MEMBRANE
FLASHING
OVER STEEL L
SEE tfEN. NOTES

©R1OC VENEER

STEEL ANttLE
SEE STRUCTURAL
LINTEL SCHEDULE

WEEP HOLES
AT 241 OjC/TVP,)

CAULK

IV 2- FT. WOOD TRIM

FLASHING

DOUBLE GLAZED
VINYL

22\TYP HEADfbrfckJ
SCALE 3'» V-
 TheSonesta ^ ^ 16

5 STRUCTURAL SYSTEMS

5.1 Description
The structural drawings indicate that the roof, fourth and third floors are supported by
standard wood frame components. The second floor, ground floor and the two parking
levels are supported by reinforced concrete components. As previously noted, the
vertical components of the infill between the concrete columns which support the
second floor, consist of non-gravity load bearing steel studs. The steel studs are
required to resist wind loads.

Our inspection of the structural systems consisted of walk-around tours of the

underground garage, the building's perimeter, the roof top, a general perusal of
common areas, and a general review of the suites which are indicated in Section 4.2.1
of this report. The purpose of our review was to determine if there has been any
unusual settlement, deflection or excessive cracking.

The majority of the structural components were not accessible for direct observation.
Structural components were directly visible only at the uninsulated portions of the
underground garage and the below grade stairshafts.

5.2 Observations
Our inspection of the building's structure revealed the following:

1. The roof and floor support structures appeared to be functioning adequately. There
was no indication of excessive deflection.

2. Concrete beams and columns in the underground garage appeared to be

functioning adequately with no indication of overstress or excessive deflection.

3. Hairline cracks were observed in the small retaining wall which separates the two
lower levels of the garage. When probed, the concrete in the vicinity of these cracks
appeared to be sound.

4. There was no indication of water infiltration through the basement structure,

however, a portion of the ceiling above the ramp had been epoxy injected, which
indicates a previous water infiltration problem. The concrete in the vicinity of the
repair was dry and sound at the time of the inspection.

5. The basement slab on grade was in good condition with only minorcracking
observed.

6. A crack in the east stair landing slab which supports the stair between P1 and P2
was observed. When probed, the concrete in the vicinity of the crack was in good
condition.

7. Drywall cracks were observed at various locations in Suite 302.

TheSonesta ' -^ 17

5 STRUCTURAL SYSTEMS

5.2 Conclusions and Recommendations

1. The hairline cracks which were observed in the concrete walls and slabs are normal
for this type of construction and are not a cause for concern. Annual inspection of
the east stair landing between P1 and P2 is recommended so that the width and
depth of the existing crack can be monitored.

2. It is Keystone's opinion the cracks in the drywall may be a result of shrinkage of the
underlying wood components (and to some extent, shrinkage of underlying concrete
components) as they dry out with age. Although this represents a cosmetic
problem, it is not likely a cause for concern regarding the performance of the
building's structure.
TheSonesta ^/—v ^-^ 18

6 MECHANICAL SYSTEMS

6.1 Description
The common area mechanical systems which were inspected by Keystone include the
corridor air pressurization system, and the parking garage exhaust fans.

The air pressurization system operates from a roof mounted make up air unit.

Electric baseboard heaters, gas fireplaces, kitchen exhaust fans and washroom
exhaust fans were inspected in the following suites: 203, 309, 311, 315, 401, 408 and
Townhouse 102.

Inspection of the above noted appliances consisted of the following:

• The installation of the roof top unit;

• Examination of the corridor air supply outlet.

• The condition of the B-vents which extend above the roof;

• Observing the operation of the baseboard heaters in the above noted suites;

• Observing the operation of the gas fireplaces in the above noted suites;

• Observing the operation of the kitchen and bathroom exhaust fans in the above
noted suites.

6.2 Observations

1. The roof mounted make-up air unit appears to be have been installed satisfactorily.

2. One of the B-vents which is located on the east side of the roof near the elevator
penthouse is missing a rain collar.

3. The fireplace in suite 309 is equipped with a power vent The fireplaces in all of the
other suites that we inspected either were not equipped with power vents or the
power vents were not functioning. <3as odors were detected in the vicinity of the
fireplaces when they were operating, except for the fireplace in suite 309. The
mechanical drawings are not clear on the requirements for power venting.

Condensation forms on the glass doors of the fireplaces in some of the suites when
s the fireplaces were not in use.
 TheSonesta ^ -^ 19

6 MECHANICAL SYSTEMS

6.2 Observations

4. Unless noted otherwise, all insuite appliances which were tested by Keystone
operated satisfactorily. Our observations for each suite are listed below:

Suite 203
• Only approximately Va of the water in the toilet tank is emptied per flush

Suite 301
• The washroom exhaust fan air flow appears to be low
• Only approximately Va of the water in the toilet, tank is emptied each flush
• The fireplace glass was fogged up at time of Inspection

Suite 309
• Only approximately Va off the water in the toilet tank is emptied per flush
• The shower diverter does not work

Suite 311
• Only approximately Va of in the toilet tank is emptied per flush

Suite 315
• Only approximately Va of the water in the toilet tank is emptied per flush
• Access to this suite was limited resulting in a less than thorough inspection

Suite 401
• The aerator for the washroom sink is missing
• Only approximately Va of the water in the toilet, tank is emptied per flush
• Washroom exhaust air flow appears to be low
• The kitchen exhaust fan switch has melted, which may indicate a short circuit

Suite 408
• Only approximately Va off the water in the toilet tank is emptied per flush

6.3 Conclusions and Recommendations

1. The missing rain collar on the roof top B-vent should be provided. This is a building
code requirement, the purpose of which is to reduce the opportunity for unwanted
water infiltration.

2. The gas odors which were detected in the vicinity of the fireplaces suggests that the
combustion gasses are not venting adequately. This may allow toxic or explosive
gasses to enter living spaces. This should be brought to the attention of the
developer and/or the fireplace manufacturer immediately. The developer and/or the
fireplace manufacturer should also be made aware of the condensate build-up.
TheSonesta /-^ ^ 20

6 MECHANICAL SYSTEMS

6.3 Conclusions and Recommendations

3. Excessive air noise has been reported from the third floor corridor air pressurization
vent. This may be caused by a diffuser which is too small or an air velocity which is
too high. The mechanical engineer of record for this building may be able to
determine the cause of the noise and provide a solution.
TheSonesta ■" >-* 21

7 PLUMBING SYSTEM

7.1 Description
The domestic (residential) hot water is heated by three gas fired hot water tanks which
are located in the boiler room at P2 level. The sprinkler/water meter room is located at
the P1 level.

Our inspection of the plumbing system consisted of the following:

• Inspection for leaks or evidence of past leaks in the drainage system;

• The operation of plumbing equipment in the suites 203, 309, 311, 315,401,408 and
Townhouse 102.

• Inspection of the roof drains;

• Inspection of the roof top exhaust vents;

• Inspection of the visible sections of piping in the garage.

7.2 Observations
We observed the following during our inspection:

1. The water pressure in the suites appears to be low.

2. When toilets are flushed once, only about one quarter of the bowls empty. Two to
three flushes are required to completely empty the toilet bowls.

3. Townhouse 102: The owner has reported that the toilet gets blocked occasionally
and remains blocked for up to three days. The owner has also reported that the
drainage from the bath tub is slow.

4. Suite 309: The shower diverter does not work.

5. The cold water piping in the sprinkler room sweats continuously.

6. The gauge at the building's water intake indicates an incoming water pressure of
120 p.s.i. before it passes through a pressure reducing valve. The gauge on the
building side of the pressure-reducing valve indicates a system pressure of 70 p.s.i.,
which should be adequate for this building.

7. At the time of our inspection the piping which was visible from the underground
garage was dry and there were no indications of leaks.

8. At the time of our inspection a continuous clicking noise was emanating from the
middle hot water tank.
TheSonesta

7 PLUMBING SYSTEM

7.3 Conclusions and Recommendations

1. Water pressure testing should be performed on each floor with the objective of
determining why the pressure in the suites is so low, when the pressure at the
pressure reducing valve is 70 p.s.i. The mechanical engineer of record for this
building may be able to determine the cause of this problem. ^

2. Toilet tanks can be adjusted so that the bowls completely empty with each flush.1

3. Townhouse 102: The piping for the toilet should be inspected to determine if there
is a blockage or if the plumbing has been incorrectly installed. Slow fixture (sinks,
tubs, etc.) drainage may be a result of blockage, improper venting or an inadequate
slope in the pipe. Where slow drainage has been reported, the above possibilities
should be investigated.

4. The water piping in the sprinkler room should be insulated to prevent condensation.
This may extend the life of the plumbing.

5. The cause of the clicking noise which emanates from the water heater should be
investigated to ensure that it is not a serious problem.
The Sonesta • ^ ^_ 23

8 ELECTRICAL SYSTEM

8.1 Description
The electrical service enters the building from the north side via underground conduits.
The main service size is at 1200 Amp 120/208 Volt 3 phase 4 wire system.

The main electrical room is located in the parking garage at level P2. Other electrical
distribution centers are located in the parking garage at level P1, at the third floor
corridor and the 4th floor corridor. Keystone did not inspect the commercial spaces1
distribution center as this is beyond the scope of the investigation.

Telephone and cable vision services enter the building via underground conduits on the
north side of the building. The main terminals for telephone and cable vision services
are located in the main electrical room. Satellite terminals are located at the second
floor hall corridor.

Our inspection of the electrical system consisted of the following:

• A general overview of the electrical distribution system and a comparison to the

electrical drawings. Internal wiring and connections of electrical equipment and
rough-in wiring were excluded from this inspection due to practical restrictions.

• Suites 203, 309, 311, 315, 401, 408 and Townhouse 102 were inspected with
regards to normal operations of the electrical connections and for comparison to
electrical layouts as specified by the electrical drawings. Most of the lighting
connections and receptacles were tested. Baseboard heaters and thermostats were
turned on and off. Smoke detectors were checked. Bathroom fans and
dehumidistats were checked.

8.2 Observations

1. The main feeders and sub feeders appear to be fuse protected. However, the
house subpanel 400Amp 120/208Volt 3 phase 4 wire system is a breaker panel and
sub feeders are breaker protected instead of fuse protected as specified on the
electrical drawings.

2. Meter center MC#3 is located in the electrical room on level P1. A 300Amp
120/340Volt sub feeder which is supplied from this meter center is not indicated on
the electrical drawings. There^are no smoke or heat detectors in this electrical
room.

4. MC#1 is located on the third floor and feeds subpanels for units 301 to 306 instead
of 309 to 315 as indicated on the electrical drawings.

5. MC#2 is located on the fourth floor and feeds subpanels 307 to 315 instead of 301
to 308 as specified on the electrical drawings.
 TheSonesta ^^ 24

8 ELECTRICAL SYSTEM

8.2 Observations

6. The satellite boards for TV and telephone services are located on the second floor
instead of the third floor as specified on the electrical drawings.

7. Town House 102:

• One counter plug near the dishwasher which is indicated on the electrical
drawing does not exist.
• The outside plug is not protected by a GFI receptacle.
• Heater H1, which is shown on the electrical drawings, does not exist.
• The electrical drawings indicate that cable and telephone junctions should be
located in the closet at the main entrance. The junctions were not found.

8. Suite 401
• One specified counter plug near the dishwasher does not exist.
• One baseboard heater H3 on the south wall of the living room does not exist.
• The baseboard heater in the bedroom is rated for 500 Watts instead of 750
Watts as indicated on the electrical drawing.

9. Suite 408
• A buzzing noise was heard from several lights.
• One specified counter plug near the dishwasher does not exist.
• The outside patio plug is not protected by a GFI receptacle.
• The smoke detector did not function at the time of our inspection.

10. Suite 304

• One receptacle is missing at the main entrance area.
• The outside plug is not protected by a GFI receptacle.
• When operated, the baseboard heater in bedroom produced a popping noise
which must be corrected.
• The bathroom baseboard heater H1 and its thermostat do not exist.
• The high speed computer telephone line in the bedroom does not work.

11. Suite 311

• The specified counter plug near the dishwasher does not exist.
• The outside plug at patio is not protected by a GFI receptacle.

12. Suite 315

• The specified counter plug near the dishwasher does not exist.
• The outside plug at the patio is not protected by a GFI receptacle.

13. Suite 203

• The specified counter plug near the dishwasher does not exist.
• The outside plug at the patio is not protected by a GFI receptacle.
The Sonesta 25

8 ELECTRICAL SYSTEM

8.3 Conclusions and Recommendations

1. Electrical drawings should be updated to indicate as-built conditions. The

production of updated drawings should ensure that the electrical engineer of record
is aware of the observations which are discussed in section 8.2 and that he can
recommend remedial work if required. ^—^S*^
2. A heat detector is required in meter center MC#3/ This is an electrical code
requirement. y ^y_

3. GFI type receptacles are required by the electrical code for all outdoor locations to
reduce shock hazard.

A thorough inspection of all baseboard heaters is recommended to compare as-built

capacities to specified capacities.
 TheSonesta ^_ 26

9 FIRE PROTECTION SYSTEMS

9.1 Description
The building's main fire protection equipment consists of a sprinkler system and a fire
alarm system. The sprinkler valve room is located on the P1 level of the parking
garage. The fire alarm system consists of a Notifier AFP-200 fire alarm panel and a 32
zone subpanel indicator. The sprinklered floors are electrically supervised.

Our visual inspection of the fire protection systems consisted of the following:

• A general overview of the sprinkler head locations throughout the common areas,
both levels of underground parking, Townhouse 102 and Suites 203, 309, 311, 315,
401 and 408

• Visual inspection of emergency light units

• Visual inspection of fire extinguishers

• Visual inspection of fire alarm devices

• Visual inspection of the water entry area, dry-pipe valve and flow indicators

9.2 Observations

Sprinkler Heads

The sprinkler heads in the hallways, townhouse and suites, for the most part, are all
extended coverage heads and are installed in accordance with the NFPA 13R
Standard. The parkade installation is in accordance with the NFPA 13 Standard. The
normal spacing of sprinklers for parking garages has been maintained. The sprinkler
spacing is satisfactory and meets the standard all respects.

The Sprinkler Valve Room

The sprinkler valve room also houses the water entry station that has been discussed in
Section 7 of this report. The control valves have all been properly tagged and are in
excellent condition. The room however suffers from leaking condensate that originates
from the cold water firemain - which is not insulated. Insulation of the firemain is not a
code requirement, however.-insulation would reduce the condensate. This action may
reduce future repair costs due to corrosion.
 TheSonesta ^^ ^^ 27

9 FIRE PROTECTION SYSTEMS

9.2 Observations

Emergency Lighting
The emergency lighting is in satisfactory condition, however, some of the locations of
the remote dual lighting head units are awkward. For example, in the halls, corner units
are arranged to shine the light past the second light head and vice versa. This
condition can not be easily remedied. Similarly, in the parkade, remote dual lighting
head units have been placed on the ceiling of the vehicle ramp down to P2, making
them vulnerable to damage from car antennae, roof racks, etc.

Building Fire Department Connection

The two 2.5 inch diameter connection ports which are located on the east side of the
building contravene the Vancouver Fire By-law because they are not easily accessible
to fire fighters. The railing around the restaurant patio leaves approximately 7 inches of
clear space to connect a fire hose quickly in a highly excited and emergency response
situation.

Tagging Of Fire Alarm. Sprinkler And Related Components

The building is required to have an annual inspection by ASTT certified fire alarm
technicians as specified by the Vancouver Certification program. Contravention of this
program leads to fines and insurance problems. Monthly inspections, which can be
performed by properly trained on-site personnel, are also required. The annual
inspection of the fire protection components which are listed below, is now due.

Sprinkler system valves and flow indicators;

Fire extinguishers;
Emergency lighting units;
Fire alarm panel;
All fire alarm system devices as well as in-suite devices;
The double check valve assembly on both the fire main and the domestic water
main incoming;
• The CO2 sensor in the parkade.

Upon completion of the above noted inspections, the fire alarm panel must have a
sticker placed on it which identifies the inspection company.

Miscellaneous
The exit near the garage has an abandoned conduit through the ground floor slab. This
conduit requires firestopping,

There is a gap between the exit stair and the wall between the first and second floors -
4th Avenue exit. This gap also requires firestopping.
 TheSonesta ;'" ^ 28

9 FIRE PROTECTION SYSTEMS

9.3 Conclusions and Recommendations

It is Keystone's opinion that the fire protection system which is in place is satisfactory
for the building's intended use.

We recommend implementation of the following:

1. Insulate the firemain piping in the sprinkler valve room. *

2. Alter the restaurant's patio railing so that it steps down a minimum of two feet in all
directions from the connection ports.

3. Arrange to have the items discussed in Section 9.2 tested and tagged as soon as
possible.

4. Provide firestop at the areas described in Section 9.2.

5. Commence a program to ensure that the dry-pipe system in both parkade levels is
winterized every fall. This involves draining the drum drip legs at key areas.

10 ADDITIONAL ITEMS

10.1 Glass Canopy

There have been reports that water had been leaking from the building side of glass
canopy which is located just below the second floor at the building's south east corner.
Detail 52, from Drawing A22, which provides the canopy details, has been reproduced
on page 29. Note that the canopy has been constructed without the indicated diagonal
strut.

Keystone inspected the canopy from above and below. Our findings are listed below:

1. The glass is sloped back towards the building as indicated on the drawing.

2. There is a steel angle which has been welded to the steel gutter channel. The glass
drains onto the steel angle and not directly into the gutter channel. The steel angle I
s not continuous. It is possible that water is leaking between the gaps in the steel
angle.

3. One rainwater leader is connected to each end of the gutter channel. The gutter
channel is flat and does not slope towards the rainwater leaders, thus reducing its
effectiveness.

4. Photo 10 was taken shows the rounded portion of the canopy. Note the rust stains.
These stains may be due to improperly applied paint or primer and may expand if
remedial action is not taken. //
The Sonesta 29
BRICK SOLDIER COURSE
4 row lock co
CCONTNUOM5 WITH
*• CHANNEL GUTTER
UJITU RU.'S AT EACU END
E
a«m LAMINATED
" PLATE
TO TOP Of= CUT UEB
TAB - GLA65 STOP
STRIP
ARM CUT PROW 14V 4f
WIDE FLANGE 4'.^' MAX
BETWEEN SUPPORTS
STRUCTURAL FOR STEEL
SIZES AND CONNECTIONS;
6a PLATE MOUNTED AT
45° UilTW S> LIGHT
UJJTW UJJRE CAGE
TYPICAL QLASS CANOPT
The Sonesta 30

10 ADDITIONAL ITEMS

10.2 Water Stain In Ceiling Of Suite 302 p^ *

A long water stain was observed on the ceiling of the master bedroom of Suite 1$£-
The shape of the stain suggests that it may have come from a pipe located above the
ceiling. We recommend that this stain be brought to the attention of the developer, who
may have to open up the ceiling to determine the cause of the stain.

10.3 Water Stains On The Restaurant Floor

The owner of the restaurant has indicated that water has passed through the wall on
the east side of the building and has stained the floor. At the time of this inspection the
wall and floor were dry. As previously noted, the wall system at this location consists of
non load bearing steel studs. This wall's prolonged exposure to water could result in
the following:
Corrosion of the steel studs
Wetting of the insulation, theFeby reducing its effectiveness
Cosmetic damage to finishes.

The water infiltration may be a result of a faulty membrane applied to the outside face
of the wall. Portions of the outside deck and ground cover would have to be removed in
order to determine the condition of the membrane.

Photo 10: Rust Stains On <3lass Canopy Frame

TheSonesta - . ^ •""" -^ 31

11 WAIVER OF LIABILITY

It should be noted that this report is based on a visual inspection of the existing
building systems described in the body of this report. Except where specifically noted,
no testing or dismantling of any appliances was performed and inspections were made
on a random basis with no attempt to review or inspect every element or portion of the
building. The intent of the inspection was to determine areas of visually obvious
deterioration and to generally determine the overall quality and sufficiency of the work,
but not to ascertain the quality or sufficiency of any specific aspect of the building.
Furthermore, we have not carried out any engineering or other design analysis
whatsoever of any of the building components or systems. Our comments are not a
guarantee or warranty of any aspect of the condition of the building whatsoever.

This report was prepared by Keystone Inspection and Engineering Services for the
account of Strata Corporation LMS 2790. The material in it reflects Keystone
Inspection and Engineering Services' best judgment in light of the information available
to it at the time of preparation. Any use which a third party makes of this report, or any
reliance on or decisions to be made based on it, are the responsibility of such third
parties. Keystone Inspection and Engineering Services accepts no responsibility for
damages, if any, suffered by any third party as a result of decisions made or actions
based on this report.

This report is intended for the sole use of Strata Corporation LMS 2790 who further
agrees that it will indemnify and hold harmless Keystone Inspection and Engineering
Services from any and all liability which Strata Corporation LMS 2790 may incur from
the his use or misuse, of this report.

The following items were not examined by Keystone Inspection and Engineering
Services nor were they considered as part of scope of this investigation.

• Items which are considered to be cosmetic deficiencies;

• Presence of hazardous materials such as asbestos, PCB!s or toxic industrial waste.

We trust the information is satisfactory for your present requirements. Please contact
us if you require any clarification or further information.

Sincerely,
Keystone Inspection & Engineering Services

Paul<3ood, P,Eng.