Locate and clean out perimeter drainage pipes:

If the existing pipes are clogged, hydrostatic pressures may be building up against the hidden face of the walls, which would increase the likelihood of leakage. Regularly spaced clean-outs should be located around the bottom perimeter of the exterior walls to facilitate this recommendation. A crystalline waterproofing compound applied to the entire interior surface of problematic exterior walls may stop leakage. This product works by migrating from the walls exposed surface towards its hidden surface. Where it penetrates, it fills internal cracks and pores, thereby improving the walls resistance to water ingress. Although this scheme would likely be the most effective deterrent to water ingress, it would also be the costliest by a wide margin, therefore it should be considered only as a last resort.

Apply a crystalline waterproofing compound:

Excavate soil from the exterior side of wall and apply a new waterproofing membrane: Recommendation 5.4.1.r1:

Parking Garage Walls - The Strata should inspect existing epoxy injection sites annually. Inspections should occur during a prolonged period of wet weather. If the leakage occurs through existing sites, re-injection should be considered. If leakage begins to occur at locations that have not been previously injected, The Strata should consider implementing one of the above noted leakage mitigation schemes. Time Frame Annually, Dependant on the leak mitigation scheme. Budget Dependant on the leak mitigation scheme.

5.4.2

Parking Garage Slabs

Except as noted below, the slabs on grade appear to have provided satisfactory performance to date and there is no indication that, for the most part, maintenance or remedial work will be required in the future. The supporting soil beneath one area on the level 2 slab appears to have heaved. The heaving soil has caused the slab to crack. The elevation of the top of the concrete on each side of the crack is different, which may cause a tripping hazard.

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Corroded rebar and delaminating concrete were observed at the underside of the level 3 and level 2 suspended slabs at numerous isolated locations - some of which are described in Table 5 and indicated on Drawings A7 and A8. Table 5 Sample Of Observations Related To Parking Garage Slab Deterioration
Location Level 3 underside of slab South of parking stall 25 Level 3 underside of slab South of parking stall 23 Description Efflorescence and rust visible, but no rebar visible.

Efflorescence, exposed and corroded rebar visible. The orientation of the rebar suggests that it is crack control steel.

Level 2 floor Drive aisle, south of west access stairs Level 2 underside of slab Drive aisle, south of west access stairs

Floor is spalling no exposed rebar Exposed and corroded rebar visible. Concrete is delaminating. The orientation of the rebar suggests that it is crack control steel. Efflorescence, exposed and corroded rebar visible. Delaminating and spalling concrete observed. The orientation of the rebar suggests that it may be main steel.

Underside of parking garage access ramp northwest and southwest corners of parking garage visible from Level 1.

The observations described in Table 5 suggest that the slab deterioration process is underway. Considering that the majority of exposed and corroded steel appears to be crack control steel, we are of the opinion that, at most locations, the danger of partial structural collapse is minimal, given the observed conditions at the time of our inspection. Note that the exposed rebar at the underside of the access ramps appears to be main steel, thus the structural degradation at the ramps is more serious than at other slab locations. For this reason, it is recommended that steps be implemented to either repair the ramps or install temporary structural support as soon as possible. This issue is beyond the scope of this report and will be dealt with independently. To help prevent future water ingress through the parking garage suspended slabs, The Strata may wish to consider applying a traffic coating. This coating would be similar to what was installed on the exterior of the entrance ramp. This application would provide a waterproof coating to help prevent further concrete decay along with a textured no-slip surface.

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Recommendation 5.4.2.r1: Parking Garage Slabs Apply a traffic coating to the suspended slabs in the parking garage to prevent future water migration through the slab and subsequent concrete decay. Time Frame As Soon As Feasible A budget of $75,000 should be allocated to implement this recommendation.

5.5

INTERIOR SPACES

Living Spaces During the in-suite investigations, water staining and some mildew growth was noted in some suites. High humidly levels within the suite are a likely cause of the staining and mildew. This was apparent upon entering Suite 308, where four exploratory openings were conducted. The humidity was noticeably high. Although some water leaks have occurred in the suite in the past, the exploratory openings did not reveal any moisture within the wall cavities, which implies that the water is not entering form the exterior. The high humidity within a suite has a tendency to condense on colder surface such as walls and windows. This condensed water vapour will stain windowsills and the affected wall areas. To counteract high humidity levels in a suite, the residents should open windows and regularly use exhaust fans in their bathrooms and kitchens. All exhaust fans that were tested were operational in the suites, although their effectiveness is questionable. In extreme cases, the use of a dehumidifier may be warranted. During cold weather, it is reasonable to design building envelope assemblies and ventilation systems to accommodate a maximum indoor relative humidity (RH) of approximately 50 percent to 60 percent. Higher RH levels increase the likelihood of mould/mildew growth and condensation against cold surfaces. Recommendation 5.5.r1 Interior Spaces The Strata should review the operation of the kitchen and bath exhaust fans in the suite to ensure they are performing as intended. Any non-operational fans should be replaced. The Strata should also advise all the residents that humidly levels within their suite should be managed by opening windows and the use of exhaust fans. Time Frame As Soon As Feasible Budget Negligible
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5.6

WALLS

A non-invasive review of the exterior walls was conducted around the perimeter of the building. This included both the stucco and concrete walls along with material interfaces such as caulking and flashings. Exploratory Openings (EOs) were conducted from the interior of the suites by removing sections of drywall. All of the EO locations are indicated on Sheets A3 to A6 in Appendix A. The visual review of the exterior walls yielded favorable results. The stucco was generally in good condition with very minimal visual cracks and the coating was in good shape. Some isolated areas of physical damage were observed along with some water staining. Refer to Photo 18. At the base of the walls, various waterproofing repairs have been completed, which in some cases has resulted in stucco repairs. Refer to Photo 19. These repairs do not bring up any cause for alarm.

Photo 18 Damaged stucco on the southeast wall.

Photo 19 A previous stucco repair on the base of the wall on the south elevation.

The exterior concrete walls also appeared to be in relatively good condition. Staining is present in some areas and should be cleaned with mild detergent and a soft bristled brush. The coating on the concrete is generally in adequate condition. The sealant at the material interfaces has reached the end of its service life. When sealant ages, it becomes hard and brittle, which was the case at Chelsea Terrace. The exterior sealant should be removed and replaced with new at all exterior locations. The primary concern resulting from the interior EOs was generally isolated to the base of the walls, which can be attributed to failed plaza, roof deck, and balcony membranes. Refer to Photos 20 and 21. Staining on the interior of the walls appeared to be from condensation
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forming on windows and walls. assemblies.

Bulk water ingress was not observed through the wall

Photo 20 Exploratory opening in suite 308. The cavity was dry with no signs of water ingress.

Photo 21 Exploratory opening in suite 306 with stained plywood sheathing at the base of the wall. The plaza deck membrane is on the outside of this wall.

Based on the results presented in Table 6 and sheets A3 to A6, our invasive inspections, and our analysis of the occupant surveys, the exterior walls appear to have provided adequate performance to date and should continue to do so provided the recommendations that are presented in this section are implemented. Recommendation 5.6.r1 Exterior Walls The exterior sealant be removed and replaced with new at all exterior locations. This should include all window/door interfaces, cladding interfaces and flashing details. Time Frame Next 2 Years A budget of $50,000 should be allocated implement this recommendation.

5.7

WINDOWS AND DOORS

The exterior windows at the building are double-pane glazing with metal frames. The windows are not likely to be thermally broken. The term thermally broken means that the outside part of the metal frame is isolated from the inside part. A gasket typically separates the inside metal and the outside metal, so that the outside frame does not conduct heat from the outside to the inside, and vise versa. The Construction Drawings indicate that the glazing is 4mm thick.

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The operable portions of the windows are a slider style, with some awning windows. The patio sliding doors are also double-glazed and are likely from the same manufacturer. The manufacturer of these windows was not identified. Sill flashings have not been included in the window design but head flashings are present. Flashings help divert incidental water away from the wall assembly. Best practices dictate that window should be protected with both head and sill flashing and these flashings should have end dams to help prevent water ingress. End dams are not present on the flashings. In our experience, metal-framed windows have a tendency, with age, to separate at the mitred corners or have their seals fail, which allows incidental water to penetrate into the wall assembly. The windows at Chelsea Terrace appear to have reached the end of their service life. The thermal performance of these windows is most likely inadequate. The mitre joints or seals are likely starting to fail on the windows. Failed sealed glazing units were common. Condensation or mildew growth was noted on window frames or tracks at the time of our review. The building envelope should be monitored at regular intervals to ensure adequate performance. If The Strata were looking to upgrade the performance of the windows, newly manufactured windows would provide substantial gains with regards to energy savings and resident comfort. This upgrade would also eliminate the majority of the condensation issues with the windows. Metal-framed skylights are present on the south elevation. If the windows are to be replaced, these skylights should be further investigated and may require replacement as well. The exterior doors at the building are hollow metal doors. The Construction Drawings indicate that the doors have varied fire ratings. No deficiencies were noted with the doors. The main entrance of the building is a storefront style with metal framed, double-glazed units. The manufacturer of these windows was not identified. These storefront windows are non operable and appear to be performing adequately. The storefront entrance assemblies are protected by substantial roof overhang. Recommendation 5.7.r1 Windows and Doors If The Strata were looking to upgrade the performance of the windows, newly manufactured windows would provide substantial gains with regards to energy savings and resident comfort. This upgrade would also eliminate the majority of the condensation issues with the windows. Time Frame At The Stratas Discretion A budget of $400,000 should be allocated implement this recommendation.
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Recommendation 5.7.r2 Entire Building Envelope The building envelope should be investigated at regular intervals and a regular maintenance program should be established. Time Frame 5 Years A budget of $12,000 should be allocated implement this recommendation.

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6.0

FINAL REMARKS

It should be noted that inspections that are described in this report were limited to the areas and assemblies that are specifically noted in the report. Except where specifically noted, no testing or dismantling of any assemblies was performed and inspections were made on a random basis with no attempt to review or inspect every element or portion of the buildings. Our comments are not a guarantee or warranty of any aspect of the condition of the buildings whatsoever. This report was prepared by McCuaig and Associates Engineering Limited (MAE) for the account of Strata Corporation VR 1047. MAE accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report. The recommendations that are described in this report are not intended to replace detailed engineering specifications and therefore the recommendations contained in this report should not be used as the basis of a contract to perform remedial work on these buildings. We would be pleased to meet with The Strata to review this report and answer questions that may exist. We trust this meets your requirements at this time, and should you have any questions or concerns, please contact our office. MCCUAIG AND ASSOCIATES ENGINEERING LTD. Prepared by:

Jordan Buckshaw, EIT Reviewed by:

J.J. McCuaig, P.Eng.

Ref. No. 20110209-C-RPT-RPT-01-FNL-SEP 30-11

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