Depreciation Report - Cotton Ridge RFS_BCS1844-Cotton Ridge.pdfand/or replacement of common property components and assets of the corporation. These components typically include but

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Depreciation Report at BCS 1844 – Cotton Ridge Estates 45345 Knight Road Chilliwack, British Columbia V2R 0B1 Prepared for Strata Corporation BCS 1844 – Cotton Ridge Estates Acting on Authorization Received from c/o Ms. Caitlin Preston, Strata Manager Homelife Glenayre Realty Chilliwack LTD 101-45269 Keith Wilson Road Chilliwack, BC V2R 5S1

BEST Consultants Building Science Engineering Inc. Project No. 2015-0031 February 16th, 2016

REPORT

BCS 1844, 45645 KNIGHT ROAD, CHILLIWACK, BC – DEPRECIATION REPORT Page i

Pro jec t No . BSE 20 1 5-00 3 1 BE ST C ons u l t an ts Bu i l d i n g S c ie nce Eng i n ee r i n g Inc .

EXECUTIVE SUMMARY ...................................................................................................................... 1

1 INTRODUCTION ..................................................................................................................... 2

1.1 Scope of Work ............................................................................................................ 2

1.2 Limitations .................................................................................................................. 3

2 REQUIREMENTS ................................................................................................................... 5

3 PHYSICAL ANALYSIS ............................................................................................................ 8

3.1 Physical Component Inventory and Evaluation ....................................................... 8

3.1.1 Site Work ............................................................................................................ 9

3.1.2 Building Envelope ............................................................................................11

3.1.3 Interior Finishes ...............................................................................................15

3.1.4 Mechanical Systems .......................................................................................17

3.1.5 Electrical ...........................................................................................................19

3.1.6 Fire & Life Safety .............................................................................................20

3.1.7 Vertical Transportation ....................................................................................21

3.1.8 Professional Consulting ..................................................................................21

4 FINANCIAL FORECASTING ................................................................................................22

4.1 Status of the Contingency Reserve Fund ...............................................................23

4.2 Assumptions .............................................................................................................23

4.3 Projected Costs & Expected Useful Life .................................................................24

4.4 Schedule of Replacement Costs ............................................................................24

4.5 Cash Flow Tables ....................................................................................................24

5 CLOSING ...............................................................................................................................26

TABLE OF CONTENTS

BCS 1844, 45645 KNIGHT ROAD, CHILLIWACK, BC – DEPRECIATION REPORT Page ii


APPENDICES

A Common Property Replacement Costs and Life Expectancies (Tables)

B Schedule of Replacement Costs (Tables) C Reserve Fund Schedules (Cash Flow Tables & Charts) D Photographs

E Glossary F Professional Resumes

BCS 1844, 45645 KNIGHT ROAD, CHILLIWACK, BC – DEPRECIATION REPORT Page 1


EXECUTIVE SUMMARY

BEST Consultants Building Science Engineering Inc. (BEST Consultants) was retained by Strata Corporation BCS 1844 to prepare a Depreciation report for the property known as Cotton Ridge Estates located at 45645 Knight Road in Sardis, British Columbia.. This development is a comprised of one four-storey wood-framed structure and contains a total offifty four (54) townhouse style residential strata lots. We understand construction was completed circa 2006. As per section 94 of the BC Strata Property Act, SBC 1998 (the Act) and section 6.2 of the BC Strata Property Regulation, B.C. Reg. 238/2011 (the Regulation), the completion of a “Depreciation Report” is mandatory for all Strata Corporations of 5 or more strata lots, unless if the requirement is waived via a resolution passed by a ¾ vote at an annual meeting or special general meeting. Furthermore, the Regulation dictates that the information contained in the Depreciation Report must be updated and supported by a visual inspection of the property on a 3-year basis. The objective of the Depreciation Report is to determine whether the amount of money in the Contingency Reserve Fund (CRF) and the amount of contributions collected by the Strata Corporation, are adequate to provide for the expected costs of major repair and/or replacement of the common property components. We have been advised that the 2015-2016 fiscal year CRF opening balance is $129,956 with a budgeted annual contribution of $14,601. This study includes a detailed analysis, which takes into account: the amount of money reserved to date, the proposed annual contribution, and our recommendations regarding the annual contributions required to provide sufficient funds for anticipated major repair and/or replacement of common property components and assets of the corporation. These components typically include but are not necessarily limited to Sitework (i.e. asphalt pavement), Building Envelope (i.e. walls & windows), and Mechanical & Electrical Equipment (i.e. plumbing, wiring). Replacement costs of the common elements detailed in this study are based on unit rates detailed in the relevant editions of: Hanscomb's “Yardsticks for Costing” published by Southam Construction Information Network, Means Building Construction Cost Data, published by R.S. Means Company Inc., Construction Publishers & Consultants; Means “Facilities Maintenance Standards”, published by R.S. Means Company Inc., combined with experience gained by BEST Consultants Building Science Engineering Inc. in the repair and renovation of similar buildings. We recommend that this Depreciation Report be reviewed and updated within three (3) years as per the requirements of the Act and the Regulation. The periodic updates increases the accuracy of the information contained herein with respect to both the assessed condition and estimated replacement costs of each component.



1 INTRODUCTION

BEST Consultants Building Science Engineering Inc. (BEST Consultants) was retained by Strata Corporation BCS 1844 to prepare a Depreciation report for the property known as Cotton Ridge Estates located at 45645 Knight Road in Sardis, British Columbia, herein referred to as the “Corporation’”. As per section 94 of the BC Strata Property Act, SBC 1998 (the Act) and section 6.2 of the BC Strata Property Regulation, B.C. Reg. 238/2011 (the Regulation), the completion of a “Depreciation Report” is mandatory for all Strata Corporations of 5 or more strata lots, unless if the requirement is waived via a resolution passed by a ¾ vote at an annual meeting or special general meeting. The objective of the Depreciation Report is to determine whether the amount of money in the Contingency Reserve Fund (CRF) and the amount of contributions collected by the Strata Corporation, are adequate to provide for the expected costs of major repair and/or replacement of the common property components. Experience has shown that the amount of funding set aside for major repair and replacement of common property components and assets is not necessarily the appropriate amount to meet the future costs. Within this study is a detailed cost analysis that utilizes the current reserve contributions compared to the anticipated cost of future repairs and/or replacement of the common property components in this development. Also, included in the detailed cost analysis are those items requiring significant maintenance and/or repair requirements. In an effort to facilitate the understanding of the content of this Deprecation Report, a glossary of the terms used has been included as an appendix.

1.1 Scope of Work

During the course of this study, the following scope of work was undertaken: • Review of pertinent documentation made available for the purpose of this study as

they relate to the particular components of the development under investigation; such as: ° as-built architectural, structural, mechanical, electrical and site plans; ° warranties, guarantees and service contracts; ° engineering, technical or maintenance reports; ° Strata Plan, recent financial statements, and by-laws; and, ° maintenance history including repair and maintenance records.

• Compilation of an itemized list of the common property components and assets of the Corporation.

• Visual review and assessment of the accessible common property components; such as: ° building's structure; ° building's exterior, including roofs, roof decks, doors, windows and skylights;



° building's systems, including the electrical, heating, plumbing, fire protection and security systems;

° common amenities and facilities; ° parking facilities and roadways; ° utilities, including water and sewage; ° landscaping, including paths, sidewalks, fencing and irrigation; ° interior finishes, including floor covering and furnishings; and, ° balconies and patios.

• Preparation of a financial forecast as per the requirements of the Act and Regulation.

1.2 Limitations

The following discuss the limitations and considerations for the interpretation of this report. This report was prepared with the intention to be read in its entirety; as such, the content of this report and its various parts (i.e. narratives, graphs, tables, etc.) are to be interpreted within the context of the entire report and not to be used as separate entities. This report is intended solely for the Client named herein. Reliance on the information contained in this report by any party other than the Client named or parties granted a Reliance Letter by BEST Consultants, is prohibited. As such, BEST Consultants accepts no liability concerning consequential damages related to decisions based on the information contained in this report by any party other than the Client named or parties granted a Reliance Letter. Furthermore, the Client accepts to distribute this report reasonably and consistent with the intended purposes of this report. This study is intended to meet the requirements detailed in the BC Strata Property Act, SBC 1998 (the Act) and the BC Strata Property Regulation, B.C. Reg. 238/2011 (the Regulation). Relevant excerpts from these statutes are included in this study; however, we recommend that the complete Act and Regulation be referenced for accurate information and context. This study is limited in scope to the common property and/or limited common property components that are specifically referenced within the text. This report is not a certification that the requirements of the Building Code, the local authorities, or any other individual or corporate bodies have been met, with respect to the conditions present in this development. Nor does this report purport to be a comprehensive and complete list of all deficiencies, which may exist at this development. It does however reflect the deficiencies that came to the attention of BEST Consultants during the course of the study. No physical or destructive testing was carried out other than that which is specifically recorded within the body of this report. As such, responsibility cannot be accepted for any incorrect assessment of the condition and life expectancy of those building components of the development, which were concealed or inaccessible at the time of the assessment. No legal survey, environmental audit, soil test, verification of the operation of systems, detailed structural engineering investigation, or quantity survey compilation has been



made. No responsibility, therefore, is assumed concerning these matters, or for failure to carry out other technical or engineering techniques that would be required to discover any inherent or hidden condition of this property since such an investigation was not included in the terms of reference governing this study. The cash flow scenarios detailed within the financial forecasting section of this study apply only to the Reserve Fund Schedule detailed in this report. Individual evaluations as estimated by BEST Consultants for the purposes of this study must not be used in conjunction with any other appraisal or Depreciation Report and shall not be relied upon for any purpose without the prior written consent of BEST Consultants. In order to determine both the replacement cost and the life expectancy of the various components forming the common elements, both documented and estimated data have been utilized. Every effort has been made to ensure the accuracy of the data forming the basis of the projections of life expectancy and replacement costs used in this report; however, responsibility cannot be accepted for unknown factors that may adversely affect the accuracy of these projections such as latent or hidden defects present in the construction of this development or sudden economic changes. Cost estimates detailed in this report are based on preliminary information, and are subject to change when further information is available with regard to the extent or type of work required. It must be realized that the costs for remedial work are dependent on factors over which BEST Consultants have no control. Therefore, we cannot guarantee the accuracy of the cost estimates and we shall have no liability where our cost estimates are exceeded.



2 REQUIREMENTS

As per section 94 of the BC Strata Property Act, SBC 1998 (the Act) and section 6.2 of the BC Strata Property Regulation, B.C. Reg. 238/2011 (the Regulation), the completion of a “Depreciation Report” is now mandatory for all Strata Corporations of 5 or more strata lots, unless if the requirement is waived via a resolution passed by a ¾ vote at an annual meeting or special general meeting.

Part 6 of the Regulation states that a Depreciation Report shall contain the results of a physical analysis of building components and/or assets that the Corporation is responsible to maintain; the results of a financial forecasting of the CRF projected over 30 years; and, specific information pertaining to the Depreciation Report service provider(s). The following sections provide additional information pertaining to the requirements:

Physical Analysis:

As per section 6.2 of the BC Strata Property Regulation, B.C. Reg. 238/2011 (the Regulation), a Depreciation Report must include:

1. The physical component inventory and evaluation of the Corporation; and,

2. A summary of repairs and maintenance work of items identified within the physical component that usually occur less often than once a year or that do not usually occur.

The physical component inventory and evaluation of the Corporation must be based on an on-site visual inspection of the property, to be conducted by the individual preparing the Depreciation Report. The physical component inventory should include a description and estimated service life over 30 years of those items that comprise the common property, the common assets and those parts of a strata lot or limited common property, or both, that the Corporation is responsible to maintain or repair under the Act, the strata corporation’s bylaws or an agreement with an owner, including, but not limited to, the following items:

(i) the building's structure;

(ii) the building's exterior, including roofs, roof decks, doors, windows and skylights;

(iii) the building's systems, including the electrical, heating, plumbing, fire protection and security systems;

(iv) common amenities and facilities;

(v) parking facilities and roadways;

(vi) utilities, including water and sewage;

(vii) landscaping, including paths, sidewalks, fencing and irrigation;

(viii) interior finishes, including floor covering and furnishings;

(ix) green building components; and,

(x) balconies and patios.



The physical inventory and evaluation should also identify common property and limited common property that the strata lot owner, and not the strata corporation, is responsible to maintain and repair.

Financial Forecasting:

As per section 6.2 of the Regulation, the financial forecasting contained in a Depreciation Report must include:

1. The anticipated maintenance, repair and replacement costs which usually occur less often than once a year or that do not usually occur for the items identified in the physical component inventory and evaluation;

2. The financial forecasting will be projected over 30 years, beginning with the current or previous fiscal year of the Corporation;

3. A description of the factors and assumptions made during the analysis, including interest rates and rates of inflation;

4. A description of how the contingency reserve fund is currently being funded;

5. The current balance of the contingency reserve fund minus any expenditures that have been approved but not yet taken from the fund; and,

6. A minimum of three (3) cash-flow funding models for the contingency reserve fund relating to the maintenance, repair, and replacement of the items identified in the physical component inventory and evaluation.

Other Requirements:

The following information is also required in a Depreciation Report as per the Regulation:

1. The name and qualifications of the individuals preparing the Depreciation Report

This Depreciation Report was prepared by the following BEST Consultants personnel:

- Mr. Alexandre Bouchard, P.Eng. – On-site visual review and report preparation; and,

- Mr. Martin Gerskup, B.Arch., Architect AIBC, OAA, MRAIC – Technical review

The professional resumes summarizing the experience and qualifications of each member of the project team have been included as an appendix to this report.

2. A description of the errors and omissions insurance carried by the service provider;

BEST Consultants is insured against professional liability (i.e. errors & omissions) to the following limits:

- Claim Limit: $1,000,000

- Aggregate Limit: $2,000,000

A copy of the certificate of coverage is available upon request.



3. A description of the relationship between the service provider and the Corporation;

and,

To the best of its knowledge, BEST Consultants has no direct relationship with the named strata corporation or any of its members.

4. The date of the report.

The Draft Depreciation Report was issued on September 21st, 2015. The finalized version of the Depreciation Report was issued on February 16th, 2016.



3 PHYSICAL ANALYSIS

The present condition of this development was assessed by a random sampling visual review of the accessible common property carried out by BEST Consultants during the month of May 2015.

The common property and limited common property components listed in the physical component inventory are based on the unit boundaries as outlined in section 68 of the Act and/or the Strata Plan, if provided.

The assumptions regarding the expected useful life of each of the various items included in the physical components inventory are based in part on technical literature available from various manufacturers and on our experience with similar materials used in other similar developments.

The estimated remaining useful life of the various items included in the physical components inventory is based on our observations at the time of the field review.

The physical analysis involves determining the individual components comprising the common property and limited common property in order to formulate an inventory of these items. Once the component inventory is determined, a visual condition survey is undertaken for each component. A description of the conditions encountered during our field review is provided within this section of the report. Comments regarding the estimated remaining useful life of the components and associated recommendations have also been provided.

All pertinent information provided by the Corporation relating to capital replacement and/or significant repair projects recently undertaken has been incorporated into this report. Photographs of existing conditions are provided as an appendix to this report.

3.1 Physical Component Inventory and Evaluation

This development is a comprised of one four-storey wood-framed structure constructed above a 1-storey concrete parking garage structure which also contains the major services rooms. The building is clad with a combination of brick, vinyl siding, and cementitious fiberboard along with double pane windows set in vinyl frames. The majority of the building is provided a steep-slope roof covered with asphalt shingles.Low-sloped roofs with a 2-ply membrane system are located along the outer perimeter of the building footprint. The development contains fifty-four (54) residential strata lots. Common amenities include a lobby, multi-purpose room, exercise room, guest room, and a passenger elevator. We understand construction was completed circa 2006. Vehicle access is provided via the asphalt paved road and parking area which connects to the underground parking garage. Pedestrians can access the building using concrete walkways connecting the municipal sidewalk to the building entrance and unit terraces. In accordance with the British Columbia Building Code, this development is classified as a Group “C” (i.e. residential) occupancy.



3.1.1 Site Work

3.1.1.1 Asphalt & Walkways

Entrance to the site is provided through the asphalt paved access road located at the south of the property. The asphalt paved access road leads to the visitor parking area located at the south of the building. The parking area is provided painted lines demarking the various parking stalls.

A secondary entrance is provided through an access lane at the east of the site which provides entry into the parking garage. No significant deficiencies were observed or reported at the time of the field review.

3.1.1.2 Concrete

Cast-in-place concrete curbs are provided along the east and south of the building at the perimeter of the asphalt paved roadway and visitor parking area. Cast-in-place concrete stairs are also provided at the southwest and northeast of the building, and are utilized for pedestrian traffic from the residential terraces to the municipal walkways. A cast-in-place concrete pad was observed along the southern portion of the property. The pad is used to support the electrical transformer . The property is provided with cast-in-place concrete walkways which provide pedestrian access from the building to the visitor parking area. Concrete sidewalks are also provided at the building services doors leading to the municipal sidewalks. Walkways located at the main front entrance have the added embellishment of a stamped pattern for aesthetics. The following observations were made at the time of the field review:

• Localized cracks in the concrete curbs along the perimeter of the asphalt parking area (photo 19);

• Localized spalling of the concrete curbs along the perimeter of the asphalt parking area (photos 20 & 22); and,

• Localized longitudinal cracks in the concrete walkway beneath the entrance canopy (photo 23).

3.1.1.3 Railings & Fences

Metal bollards are located next to the electrical transformers along the southern portion of the property. A wood fence is located along the northern property boundary. The fence is provided a paint cover to improve aesthetics and protect the component from premature deterioration. The following observations were made at the time of the field review:

• Localized damage and displacement of the wood fence along the northern property boundary (photo 108).



3.1.1.4 Retaining Walls

Concrete retaining walls are provided at the east and south building elevations. The concrete retaining walls stabilize the variations in site grading. The retaining walls have also been used to create planters around the visitor parking area. No significant deficiencies were observed or reported at the time of the field review.

3.1.1.5 Site Amenities

The site is provided a chain-link fence enclosure around the gas meter located at the southwestern corner of the building. The site is provided a custom wood sign, which displays the property’s name. The sign is located along the southern site entrance to the visitor parking area. Additional site signage is used to provide traffic directives within the parking areas. No significant deficiencies were observed or reported at the time of the field review.

3.1.1.6 Landscaping

The property has a variety of soft landscaping such as hedges, trees, shrubs and garden plants. A number of planters contain the soft landscaping along the southern portion of the property as well as around the perimeter of the building. Grass cover is also provided throughout the property. An irrigation system was observed on the property for the landscaped areas. No significant deficiencies were observed or reported at the time of the field review.

3.1.1.7 Utilities

A sanitary sewage drainage system collects and transports domestic waste from the building sanitary lines to the municipal sewage system. The drainage system connects to the residential unit drainage and runs through the parking garage and then an underground infrastructure to the municipal system. The property is provided with a storm water collection system that collects and transports storm water and discharges it away from the building. The collection system consists of various area drains, drain tile, and catch basins that flow into storm water drainage lines running through the parking garage and into the storm water sump within the parking garage. The storm water collection line is understood to be located along the south of the property and discharges to the municipal system located beneath Knight Road. The property is provided an underground domestic water supply line, which appears to originate beneath Knight Road and enters the building via the mechanical room located in the parking garage. The subject property is provided a natural gas service, which is distributed via underground supply lines and enters the parking garage along the south elevation of the building. Natural gas is distributed to various equipment such as the make-up air unit and water heaters as well as the residents’ fireplaces.



The subject property is provided its electric service via an underground supply line, which appears to be fed from the pad-mount transformer located on the southern portion of the property. It is our understanding that the electricity and natural gas service providers retain ownership and responsibility for their distribution infrastructure until it reaches the utility meter or the primary disconnect switch.

No significant deficiencies were observed or reported at the time of the field review.

3.1.1.8 Recommendations

Based on the observations made at the time of the field review, the following actions are recommended:

• Consider repairing concrete curbs along with the renewal of the asphalt pavement; • Monitor the cracked concrete walkways and repair as deemed necessary; and, • Repair wood fences as needed.

3.1.2 Building Envelope

3.1.2.1 Foundations & Structure

Based on the information provided, the building foundations are reinforced concrete strip-footings with concrete foundation walls generally used to construct the concrete parking garage structure and support the wood frame structure above. The levels above are built of wood frame construction with wood load-bearing walls, wood beams, joists, columns and trusses with the exception of fire rated assemblies such as the exit stairs or elevator core walls, constructed with concrete block or poured-in place concrete. No significant deficiencies were observed or reported at the time of the field review.

3.1.2.2 Parking Garage Structure

The subject property is provided a parking garage with a concrete structure located at ground level. The structure is formed of cast-in-place perimeter concrete walls, concrete block interior walls, cast-in-place concrete slab-on-grade floor, concrete support columns, and a suspended concrete slab ceiling. The concrete structure extends beyond the footprint of the building above, where the ground level patios are located above the garage roof slab. The concrete structure contains the parking garage, bicycle storage area, and provides access to the main electrical and mechanical rooms. The parking garage is accessed via one overhead access door at the eastern property boundary and man-doors located along the eastern, southern and northern building elevations. Concrete stairs also provide egress from the building into the parking garage and out to the exterior in emergencies. The parking garage is considered to be unconditioned and therefore an exterior space. The underside of the building slab is insulated with blown-in insulation to prevent heat transfer from the parking garage to the building above.



The exterior of the concrete foundation walls are understood to be provided damp proofing to mitigate water infiltration. To further control and direct water away from the foundation, a weeping tile is located along the perimeter of the foundation wall, adjacent to the footings. It should be noted that these components were concealed at the time of the field review. The following observation was made at the time of the field review:

• Step cracking of mortar joints at concrete block partition walls within the parking garage;

• The concrete block partition wall within the mechanical room is incomplete compromising the require fire separation (photo 62)

• Hairline cracks in multiple location throughout the parking garage concrete slab-on-grade and perimeter walls (photos 51-53 and 56-57);

• Hairline cracks in the suspended slab of the parking garage with evidence of moisture infiltrations (e.g. efflorescence) (photos 54, 55, 58, and 59); and,

• Spalled concrete along the cast-in-place support columns within the parking garage.

3.1.2.3 Exterior Walls

The building is provided a with an open canopy which is located adjacent to the building entrance. The canopy structure is of wood-frame construction, with masonry clad piers, and is protected by a sloped asphalt shingle roof. The structure is accessible from the concrete walkway leading to the building entrance. The building is primarily clad with a combination of vinyl siding and cementitious fiberboard siding along the upper levels of the structure. The lower levels are provided a combination of masonry veneer and concrete wall coating. The a brick masonry veneer is generally located at the lower levels. The existing wall system is designed to act as a cavity; when water enters the system it has an outlet to drain and exit. Overtime, weathering and decay can cause voids in the joints between the masonry units, allowing the entrance of water. Review and repointing of the brick mortar joints is recommended as an on-going maintenance item to prevent water from entering into the building envelope. Repointing is the process of cutting out and replacing the mortar at cracked or deteriorated areas The exposed concrete foundation walls, which extend above grade are provided a cementitious parge for aesthetics and to prevent premature deterioration of the component. The cladding is provided with metal perimeter drip flashings, which are used to direct water away from the building envelope at the horizontal junctures, such as windows and in-between the wood trim and the cladding system. Wood trim and cementitious fiberboard panel cladding are used around the balcony beams and columns. Wood panel trim 2 x 10 boards are also located along the perimeter of the building at each floor level with 2 x 6 wood trim boards around the perimeter of the windows. The cementitious fiberboard panel components and wood trim are provided paint cover to improve aesthetics and protect the component from deterioration. Sealants are applied at the exterior wall joints, including brick masonry control joints, cladding junctures, and window/ door perimeters as a defence against water ingress. The



review and reapplication of sealants and caulking is recommended as part of on-going routine maintenance. Periodic allowances have been included for lifecycle replacements of sealants and caulking. The following observations were made at the time of the field review:

• Efflorescence and hairline cracking of the masonry at entrance canopy piers (photos 27 & 28);

• Concrete wall coating at northern exterior stairwell walls are deteriorated (photo 99);

• Localized damage to the wood trim along the outer perimeter of the concrete garage foundation wall (photo 102); and,

• Sealants were drying out and splitting in areas (photo 30).

3.1.2.4 Roofing

The building is primarily provided with a sloped roofing system with low-sloped roofing along portions of the outer building perimeter. The sloped roof is protected with asphalt shingles laid over wood sheathing, while the low-sloped roofing areas are provided a 2-ply modified bituminous (SBS) membrane assembly. The parapet walls along the perimeter of the low-slope roof are provided metal cap flashing. The outer perimeter of the roof is provided a painted wood fascia. Eavestroughs and downspouts are generally mounted along the perimeter of the roof to collect the storm water. The roof soffits are typically provided with metal soffit panels, except for the edges of the low-slope roofs, which are provided a decorative cementitious fiberboard cornice detail. The entrance canopy is also provided a sloped roof assembly covered with asphalt shingles. The building’s sloped asphalt shingle roof is provided a safety anchor system, which includes fall protection anchors and a guide wire system. The roof is accessed via a wall-mounted ladder and steel access hatch, which are accessible from the fourth floor stairwell corridor. The sloped roof is provided a number of vents, which allow natural ventilation into the attic spaces below. The following observations were made at the time of the field review:

• Roof access is deemed inconvenient (photo 80); • Corrosion along the roof hatch cover (photo 81); • Vegetative growth within the asphalt shingle roof assembly (photos 84 & 88); • Evidence of localized deterioration of the asphalt shingle roof assembly (photo

86); and • Roof safety guide wires were corroded (photo 87).

3.1.2.5 Windows & Frames

The building is provided with aluminum frame windows at the front entrance to the building. The windows are double pane insulated glazing unit (IGU) models.



The majority of the windows are installed within the residential units and are vinyl frame windows provided throughout the development. The windows are double pane insulated glazing unit (IGU) models. No significant deficiencies were observed or reported at the time of the field review.

3.1.2.6 Doors & Frames

The building’s main entrance is a store-front style door comprised of a double pane IGU set in an aluminum frame. French style wood doors are provided in the multi-purpose room along the southern building elevation. The residential units are provided either with vinyl sliding doors or with hinged wood doors, both of which are provided a double pane IGU inset. The doors are used to provide access to the balconies or terraces. The underground parking garage is provided metal access doors located along the northern, southern, and eastern building elevations. Each door is provided hardware (e.g. handles, hinges, etc.) which is anticipated to require maintenance and replacement throughout the door’s service life. The following observations were made at the time of the field review:

• Gaps along the edge of the parking garage overhead door results in pathway for pests and water infiltration into the parking garage (photo 60).

3.1.2.7 Balconies & Terraces

Each residential unit is provided either a first level terrace or a wood-frame balcony. The terraces are constructed above the parking garage structure and provided a waterproof vinyl membrane to mitigate water infiltration. The terraces are sloped to drain off the deck perimeter and have metal railings along their outer perimeter with access gates at each unit. The wood-frame balconies are provided at all levels to the residential units located throughout the remaining portions of the building. The balconies are provided vinyl membranes supported on top of wood decking. The wood structure is supported by both the adjacent building walls as well as wood support columns. The balconies have metal railings along the open edges. The undersides of the balconies are provided corrugated metal soffit covers. The following observations were made at the time of the field review:

• Steel gate along southwestern portion of the property at ground level terrace has a damaged hinged resulting in improper gate operation.





• Clean efflorescence and monitor deterioration to the canopy piers; • Monitor the step cracking for evidence of further settlement, deterioration and/or

displacement of the concrete blocks; • Reinstate concrete block wall and required fire separation in the mechanical

room; • Monitor the spalled concrete columns in the parking garage for evidence of further

deterioration; • Monitor hairline cracks in parking garage concrete slab-on-grade and perimeter

walls for evidence of water infiltration and/or displacement; • Clean efflorescence and monitor hairline cracks for further evidence of moisture

infiltration and/or evidence of deterioration to the concrete roof slab. • Inspect waterproofing membrane system at garage roof slab and undertake

repairs required to seal slab and ensure there is no water infiltration to prevent premature deterioration of concrete slab;

• Repair decayed wood trim as part of on-going routine maintenance; • Monitor conditions of sealants and replace as deemed necessary; • Consider removing metal plate along the roof access ladder and replace with a

conventional lock and key at the hatch; • Refinish the roof hatch cover to mitigate further deterioration; • Remove vegetative growth from the roof assemblies as part of maintenance

activities; • Monitor the deterioration of the asphalt shingle roof assembly and prepare for

lifecycle replacement of the system; • Have roof safety systems inspected and repaired as required; and, • Repair first level terrace railing system gate as part of on-going routine

maintenance; and • Install weather stripping along the edge of the overhead door to mitigate pathway

for pests and/or water infiltration.

3.1.3 Interior Finishes It is our understanding that all interior finishes within the individual strata lots are resident responsibilities; as such, no findings or recommendations have been included for these components. However, the interior finishes located within the common areas such as the lobby and hallways are considered common property and are discussed herein.

3.1.3.1 Flooring

Carpet flooring is provided in the 1st to 4th level hallways and stairwells. Painted wood base trim is provided along the perimeter walls in the hallways and stairwells. Tile flooring with a painted wood base trim is located in the entrance lobby and elevator lobbies.



The floor is generally provided a wood sub-floor structure with the exception of the ground floor, which would be provided a concrete floor structure.


3.1.3.2 Walls & Ceiling

The common area walls and ceilings are typically of gypsum board construction. The walls are provided a paint cover in the lobby, hallways, and in the stairwells. The ceilings are generally finished with a stippled finish, with the exception of the multi-purpose room, which is provided a drop ceiling. No significant deficiencies were observed or reported at the time of the field review.

3.1.3.3 Doors and Frames

The residential units are provided with a wood door mounted within a wood frame. There are a number of fire-rated steel access doors set in steel frames within the common areas. The steel doors are generally provided along stairwell access points as well as access points to the utility rooms. Double wide steel doors are also provided in the hallways to enclose the utility closets. Each door is provided hardware (e.g. handles, hinges, etc.), which is anticipated to require maintenance and replacement throughout the door’s service life. In addition, it is anticipated that the paint cover of the interior doors will also require refurbishment throughout the door’s service life. The following observations were made at the time of the field review:

• Stairwell door on the 3rd level scrapes along the tiled floor finishes, this also presents a potential safety hazard by compromising fire separation when the door is left ajar or during evacuation if the door is not allowed to open freely.

3.1.3.4 Interior Amenities

The site is provided a number of interior amenities such as, an entrance lobby, mail area, multi-purpose room, exercise room, guest suite, as well as miscellaneous furnishings and decorations. The entrance lobby is located on the ground floor and is provided with decorative finishes and fixtures. The mail area is located within the entrance lobby and is equipped with wall-mounted mailboxes. A portion of the underground parking garage is secured with a chain-link fence to provide a bicycle storage area. The building is also provided multi-purpse room, which is located adjacent to the entrance lobby. The multi-purpose room is equipped with a table and chairs, bookshelves, couches and a kitchenette. The exercise room is provided with various exercise equipment such as a rowing machine,treadmill and accessories. The guest suite is located on the first floor of the building and is understood to be fully furnished. It should be noted that the guest suite was not available for review at the time of the field review. .



Unit Numbers to identify the suites are provided in the corridors. Interior metal windows with wire glass are provided in the elevator lobbies at each floor level providing light into the space. No significant deficiencies were observed or reported at the time of the field review.



• Readjust third level stairwell door to prevent further scraping with the floor tile.

3.1.4 Mechanical Systems

3.1.4.1 Heating, Ventilation and Air Conditioning (HVAC)

The common areas are heated by a gas-fired makeup air unit, which is located in the parking garage mechanical room. The unit conditions exterior air and distributes it throughout the common areas via sheet metal ducts. The makeup air unit was manufactured by Engineered Air and has a supply capacity of 4,500 CFM and output of 276 MBH. Additional heating to the common areas is provided by electric-resistance baseboards, which are located throughout the building. The residences are provided exhaust vent connections, which vent to the exterior. The ducting termination is generally provided a vent cover with backdraft damper, which is installed along the exterior wall. The exhaust fans and ducting are considered a resident responsibility, while the vent covers are generally considered common property. The residential units are each provided a natural gas fireplace. It is our understanding that the fireplace is considered a resident responsibility; as such, no observations or recommendations are provided in this report. It should be noted that, although the fireplaces are considered a resident responsibility, the exhaust stacks, which penetrate the building envelope are generally considered common property. As such, the exterior vent covers have been considered within this assessment. The utility rooms are provided ceiling mounted exhaust fans, which provides ventilation to these rooms. Each residential strata lot is provided a variety of ventilation systems. The washrooms are provided a ceiling mounted exhaust fan; and, kitchens are provided range hoods. All of these systems are provided infrastructure to discharge air to the exterior of the building. It is our understanding that the ventilation equipment (e.g. fans & ducting) is considered a resident responsibility and beyond the scope of this assessment. However, the vent covers along the building exterior are considered common property and have been included as part of this assessment. Natural gas is distributed within the building to the make-up air unit and gas fire places within each residence. The natural gas distribution system is comprised of steel piping.



The following observations were made at the time of the field review:

• Corrosion along the natural gas distribution lines.

3.1.4.2 Plumbing

A backflow preventer or double check valve is installed along both the domestic water and the fire suppression supply lines in the mechanical room. The backflow of water is when there is a reversal of the water flow against normal direction, which could result in contamination of the water supply. The backflow can occur in an instance when the pressure of building system is greater than the pressure in the City's water supply system. It is our understanding that the building’s domestic water is provided from an underground utility line, which is connected to the municipal supply system. Subsequently, domestic water supply lines are distributed to each residential unit via copper tubing. Domestic hot water is produced by two (2) gas-fired water heaters located in the mechanical room at the parking garage level. The current water heaters were manufactured by Rheem-Ruud and have a thermal efficiency of 80%. The domestic hot water is stored within the water heater, which is subsequently distributed via a circulation loop throughout the building. The domestic waste drainage systems appeared to be comprised of steel piping. The domestic waste drainage systems were mostly concealed; as such, the assessment was limited at the time of the field review. Sump pumps are found in the parking garage as part of the storm and sanitary drainage system, and are used to discharge the accumulated out the municipal systems. No significant deficiencies were observed or reported at the time of the field review.

3.1.4.3 Miscellaneous

Miscellaneous mechanical equipment at this property includes the remote activated parking garage door operator. The parking garage is also provided a dedicated exhaust fan to ventilate the interior space and maintain air quality. No significant deficiencies were observed or reported at the time of the field review.



• Refinish natural gas pipes in an effort to mitigate further corrosion.



3.1.5 Electrical

3.1.5.1 Electrical Service Distribution

The electrical room contains the building’s main disconnect and secondary switchgear providing the distribution of the electrical service throughout the building. The main disconnect switch is rated for 1000 amps (A) for a 120/208 volt (V) service. The service is subsequently sent to a distribution panel, which feeds the meter banks, major equipment as well as the house panel. It should be noted that the utility meters are understood to be owned and maintained by the utility provider; as such, no allowances have been included in the cost tables for this component.

Each individual residential unit is provided a dedicated utility meter with a built-in isolation breaker. Subsequently, branch wiring feeds the service to an electrical breaker panel located within the residential unit for general distribution. The common areas are also provided a dedicated meter and breaker panels (i.e. “house” panels). It should be noted that the electrical wiring is understood to be a resident responsibility; as such, no allowances have been carried for the wiring within the residential units. An allowance for the wiring within the common areas has been included.


3.1.5.2 Lighting

The residential units are provided a variety of lighting fixtures, all of which are considered a resident responsibility; as such, no allowances are carried for the lighting fixtures within the residential units. Emergency lighting with battery packs are provided throughout the building, providing lighting for egress out to grade in emergency situations, including the parking garage, corridors and exit stairs. The common areas are provided with a combination of wall and ceiling mounted compact fluorescent lighting fixtures and florescent fixtures. The parking garage is provided with T8 fluorescent tube lighting fixtures. The building exterior is provided an incandescent lighting fixture in the vicinity of each doorway (e.g. entrance door, access door, patio door). The lighting fixtures include wall-mounted models. Additional light standards (lamp posts) are located along the exterior asphalt visitor parking area. No significant deficiencies were observed or reported at the time of the field review.


Based on the observations made at the time of the field review, no significant actions to the electrical systems are anticipated with the exception of on-going maintenance and inspection activities.



3.1.6 Fire & Life Safety

3.1.6.1 Exit Signage

The building is provided a number of exit signs located in strategic locations throughout the building. The exit signs appeared to use incandescent lamps.


3.1.6.2 Entry Phone System

The building is provided with an entry phone system, which services the residential strata lots. The entry phone panel is located along the southern elevation, near the main entrance.


3.1.6.3 Fire Alarm System

The building is provided a conventional fire alarm system. The main fire alarm panel is located in the entrance lobby. The system is equipped with typical smoke detectors, manual pull stations and fire alarm bells throughout the building. Each of the residential strata lots are provided with independent smoke detectors. It is our understanding that the smoke detectors are considered fixtures within the suites and are an owner responsibility; as such, no allowance has been included in the cost tables.


3.1.6.4 Fire Suppression

The building is provided with a wet sprinkler system, which services the interior of the building including the residential units. The building is also provided a dry sprinkler system, which services the parking garage. The sprinkler system is comprised of a steel piping. The dry type system is equipped with an air compressor, which is located in the mechanical room. A standpipe system or Siamese connection is located on the south building elevation. The system allows fire fighters a connection for their fire hoses, and therefore the use of water during a fire. Within the context of a building, a standpipe serves the same purpose as a fire hydrant. The hallways are provided with fire extinguishers within wall-mounted cabinets to provide additional fire suppression. No significant deficiencies were observed or reported at the time of the field review.

3.1.6.5 Gas Detection

Carbon monoxide accumulates in parking garages from the large volume of vehicular traffic in such an enclosed space. As such, a gas monitoring system is provided in the parking garage to monitor air quality and active the exhaust fan as required,


http://en.wikipedia.org/wiki/Fire_hose

http://en.wikipedia.org/wiki/Fire_hydrant



3.1.6.6 Security System

The building is provided with a video surveillance system, which monitors activities in the common areas, including the parking garage.



• Based on the observations made at the time of the field review, no significant actions to the fire & life safety systems are anticipated with the exception of on-going maintenance and inspection activities.

3.1.7 Vertical Transportation

3.1.7.1 Elevators

It should be noted that the elevator review was completed by a generalist assessor; as such, the elevator shaft as well as exteriors of the elevator cabs were not accessed or assessed. The building is provided with a single hydraulic passenger elevator. The elevator was manufactured by Richmond Elevator. The elevator has a maximum weight capacity of approximately 1,150 kg (2,500 lbs). The car finishes are comprised of plastic laminate walls, tile flooring, and a suspended ceiling. No significant deficiencies were observed or reported at the time of the field review.

3.1.8 Professional Consulting

3.1.8.1 Depreciation Report Updates

As per the requirements of the Act and the Regulations, allowances to complete updates to the Depreciation Report have been included in the cost tables on a three (3) year cycle.

3.1.8.2 Contingency Allowance

This category is included to provide for unforeseeable expenses throughout the evaluation period. The contingency allowance is calculated as a percentage of all the other allowances provided that year.



4 FINANCIAL FORECASTING

The objective of the Depreciation Report is to determine whether the amount of money in the Contingency Reserve Fund (CRF) and the amount of contributions collected by the Corporation, are adequate to provide for the expected costs of major repair and/or replacement of the common property components and assets of the Corporation over a 30-year period. In order to determine both the replacement/repair cost and the life expectancy of the various components forming the physical component inventory, both documented and estimated cost data have been utilized. The cost estimates provided are approximate. These estimates would be subject to confirmation of adjustment at the time competitive bids are obtained from firms specializing in the replacement/repair work required. The estimated replacement and maintenance costs contained in this report are based in part on information and quantities obtained both by a visual review of the property and a review of the pertinent documentation made available at the time of the assessment. Replacement costs of the various components forming the common elements detailed in this study are based in part on the unit rates detailed in Hanscomb's “Yardsticks for Costing” published by Southam Construction Information Network, Means Building Construction Cost Data, published by R.S. Means Company Inc., Construction Publishers & Consultants, Means Repair & Remodeling Cost Data, published by R.S. Means Company Inc., Construction Publishers & Consultants, "Means Facilities Maintenance & Repair Cost Data", published by R.S. Means Company Inc. combined with the experience gained by BEST Consultants in the repair and renovation of similar buildings. To determine the estimated common property replacement cost, account has been taken, where appropriate, of the cost of removal of the existing building component in addition to the cost of installation of the new material and/or equipment. Furthermore, the estimated costs include allowances for taxes, consulting fees, and reasonable contingency amounts, where appropriate. It does not however include costs or fees associated with obtaining building permits, when necessary. Estimates of replacement and maintenance costs as well as the projected contributions to the CRF are reported in Canadian dollars and are, in our opinion, representative of current cost values. It should be appreciated that cost estimating is subject to a high degree of variance and may prove inaccurate, at times, due to factors beyond control such as the state of the economy, unexpected weather conditions, time of year, and/or changing rules and regulations. The Depreciation Report should be reviewed and updated within three (3) years in accordance with the requirements of the Act and Regulation. Notwithstanding the limitations presented in this report, we confirm that as of the date of this report, we are not aware of any conditions that could materially or adversely affect the recommended contributions to the CRF as scheduled herein.



4.1 Status of the Contingency Reserve Fund

We have been advised that the 2015-2016 fiscal year CRF opening balance is $129,956 with a budgeted annual contribution of $14,601.

4.2 Assumptions

The replacement cost of each component is based on the following assumptions:

• Standard building materials will be used; • Current construction techniques will be used to replace or repair the building

components; and, • The quality of construction will be in accordance with the current edition of the British

Columbia Building Code as well as any other applicable municipal/regional building requirements.

For the purpose of this Depreciation Report, it has been assumed that corrective action, where required, will be taken in the near future to address anticipated problems. Our recommendations regarding the amount of money directed into the CRF will require reassessment in the event that any required repairs are not carried out. We have assumed that a good preventative maintenance program is in place and that minor repairs will be carried out on a regular basis and funded out the operating budget and not out of the CRF. The failure to implement preventative maintenance programs will negatively influence the life expectancy of the common elements of the development that could have an adverse effect on the adequacy of the CRF and its ability to provide for the expected costs of major repair and/or replacement of the components identified in this report. The inflation rate of 1.33% is a mean (i.e. average) calculation of the annual inflation rates over the past ten (10) years as recorded by Statistics Canada for British Columbia and as detailed in the table below.

Annual Rates Of Inflation

Year Inflation Rate (%) 2005 2.0% 2006 1.7% 2007 1.8% 2008 2.1% 2009 0.0% 2010 1.3% 2011 2.4% 2012 1.1% 2013 -0.2% 2014 1.0%

Average Rate 1.33%



An interest rate of 1.30% has been assumed as the yield of funds on deposit for the average of the previous two opening balances. It has been assumed for the purpose of the cash flow tables that the interest on all funds held in reserve will be re-invested into the CRF. The inflation rate is used to adjust both the annual contributions and the future costs of replacement. It must be appreciated that both inflation and interest rates can be volatile due to a number of factors such as global business cycles, the state of the economy, and government policies.

4.3 Projected Costs & Expected Useful Life

The estimate of the remaining life of the common property components of this development is based on our assessment of their present condition carried out by BEST Consultants. We draw your attention that some of the replacement costs have been revised to reflect a “percentage for reserve” of less than 100%, the figures are modified based experience of reasonable allowances to include in the CRF for given building components. We caution that revisions to these percentages may become necessary in future updates. The Common Property Replacement Costs and Life Expectancies table is included as an appendix to this report.

4.4 Schedule of Replacement Costs

Schedules for the common property replacement costs provide details pertaining to the projected cash flow requirements of the common property components. These are based on the interest, inflation, and costs anticipated during the evaluation period relative to the total for a given year in that period. The Schedule of Replacement Costs table is included as an appendix to this report.

4.5 Cash Flow Tables

The cash flow tables detail the projected cash flow requirements, based on the interest, inflation and anticipated expenditures for a thirty- (30) year evaluation period starting in the 2015-2016 fiscal year. This report includes four (4) cash flow tables each of which illustrates various CRF funding scenarios and their projected account balances. The various scenarios included are:

• Scenario 1: Contributions Remain at Current Amounts; • Scenario 2: Short-term Adjustments; • Scenario 3: Medium-term Adjustments; and, • Scenario 4: Long-term Adjustments.



Each cash flow table is accompanied with a graph, which illustrates the information contained within the table. Cash flow tables 2 through 4 provide various strategies to maintain a positive closing balance throughout the evaluation period. Typically, each scenario uses different methods to adjust the annual contributions until the minimum closing balance in any year was close to, but not less than, zero. Alternatively, some scenarios introduce other contributions (i.e. “special levies”) in the form of lump sum payments to offset anticipated deficits. It should be appreciated that the accuracy of this projected cash flow decreases toward the end of the thirty- (30) year period as a result of uncertainties related to the economy, interest and inflation rates, annual contributions and future replacement costs. In this regard, we reiterate our recommendation to update the Depreciation Report on a regular basis, such as every three (3) years. Since the minimum closing balance occurs after a period of time when large expenses are predicted to occur, it is reasonable to expect that the closing balance will increase in the years immediately following those large expenses. Regular updates to this study, combined with an ongoing program of maintenance work, will probably permit large expenditures to occur at different times and/or in different amounts than those currently predicted. This current projection is reliable to the extent of the information available at this time as detailed in this report.



5 CLOSING

We recommend that this Depreciation Report be reviewed, and updated within three (3) years to ensure that it is maintained as a useful and relevant document to the development of the Corporation’s fiscal policy and to ensure compliance with the Act and Regulation. Items with normal and extended life expectancies should be reviewed on a periodic basis and the life expectancy and/or scope of repair/replacement work for every item should be adjusted, as required. An ongoing preventative maintenance program should be implemented, and adjusted as required, in order to ensure that the anticipated life expectancies of the various common elements and assets are realized. In our experience, it is sometimes possible to extend the usefulness of some components beyond their expected useful life because of a thorough and comprehensive maintenance program. Furthermore, the Council should consider the benefits of preparing appropriate repair specifications and site reviews for the recommended replacement projects. This will overall increase the construction quality and provide competitive prices from suitably qualified contractors.

BEST Consultants are available to answer any questions pertaining to this report or assist with the implementation of the recommendations provided within.

Please do not hesitate to contact us if you require further information or clarification.

Yours truly,

BEST Consultants Building Science Engineering Inc.

Alexandre Bouchard, P.Eng. Martin Gerskup, B.Arch., Architect AIBC, OAA, MRAIC Managing Partner Principal

Appendices


APPENDIX A

FINAL BCS 1844 Cotton Ridge Estates45645 Knight Road, Chilliwack, BC

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v5.0.4 - 16-02-16 BEST Consultants Building Science Engineering Inc.

2016 $129,9562006 $14,601

$9,170,000 $5,250 1.33%54 $140,996 1.30%

Item Component Description Year of Acquisition Current AgeNormal Expected

LifeRemaining Life

ExpectancyRepair or

Replacement YearPhases

Current Repair or Replacement Cost ($)

% for Reserve

Adjusted Reserve Cost ($)

1.00 SITE WORK1.00 Asphalt & Walkways1.01 Asphalt Paving - Access Roads & Visitor Parking 2006 10 25 15 2031 1 50,000 80 40,000 1.01 Concrete1.02 Concrete - Curbs 2006 10 50 40 2056 1 22,000 80 17,600 1.03 Concrete - Cast-in-place Entrance Stairs 2006 10 50 40 2056 1 20,000 80 16,000 1.04 Concrete - Pads 2006 10 50 40 2056 1 2,000 100 2,000 1.05 Concrete - Sidewalks/Walkways 2006 10 50 40 2056 1 20,000 100 20,000 1.05 Railings & Fences1.06 Metal Bollards 2006 10 50 40 2056 1 3,000 100 3,000 1.07 Wood Fences - Painting 2006 10 10 1 2017 1 1,000 100 1,000 1.08 Wood Fences - Perimeter 2006 10 35 25 2041 1 12,000 100 12,000 1.08 Retaining Walls1.09 Concrete - Precast Retaining Walls 2006 10 50 40 2056 1 45,000 100 45,000 1.09 Site Amenities1.10 Gas Meter Enclosure (Chain Link Fence & Gates) 2006 10 30 20 2036 1 3,000 100 3,000 1.11 Signage - Site 2006 10 20 10 2026 1 2,000 100 2,000 1.11 Landscaping1.12 Landscaping * Note 4 2006 10 10 4 2020 1 50,000 10 5,000 1.13 Irrigation System 2006 10 40 30 2046 1 15,000 100 15,000 1.13 Utilities1.14 Catchbasin & Manhole Repairs 2006 10 25 15 2031 1 2,000 100 2,000 1.15 Storm & Sanitary Drainage System 2006 10 45 35 2051 1 60,000 25 15,000 1.16 Water Supply (Watermain) 2006 10 45 35 2051 1 50,000 100 50,000 1.17 Natural Gas Distribution System *Note 3 2006 10 50 40 2056 1 50,000 0 - 1.18 Electrical Distribution System *Note 3 2006 10 45 35 2051 1 40,000 0 -

(Component Inventory)

Common Element Replacement Costs and Life Expectancies

Study YearYear of Acquisition

Total CostsNumber of Units

2015-2016 Opening Balance2015-2016 Annual Contribution2015-2016 Estimated Expenses

2015-2016 Closing BalanceInflation RateInterest Rate


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2016 $129,9562006 $14,601

$9,170,000 $5,250 1.33%54 $140,996 1.30%


LifeRemaining Life

ExpectancyRepair or



% for Reserve








2.00 BUILDING ENVELOPE2.00 Foundation & Structure2.01 Concrete - Building Structure 2006 10 100 90 2106 1 200,000 2 4,000 2.02 Exterior Walls & Roof Framing (Structural Components) 2006 10 100 90 2106 1 1,700,000 2 34,000 2.02 Parking Garage Structure2.03 Parking Garage - Concrete - Columns 2006 10 50 40 2056 1 30,000 2 600 2.04 Parking Garage - Concrete - Slab-on-grade 2006 10 50 40 2056 1 600,000 2 12,000 2.05 Parking Garage - Concrete - Garage Roof Slab 2006 10 25 15 2031 1 1,100,000 2 22,000 2.06 Parking Garage - Soffit Insulation 2006 10 25 15 2031 1 150,000 10 15,000 2.07 Parking Garage - Concrete - Walls 2006 10 50 40 2056 1 270,000 2 5,400 2.08 Parking Garage - Exit Stairs & Handrail 2006 10 35 25 2041 1 20,000 25 5,000 2.09 Parking Garage - Wall Dampproofing 2006 10 50 40 2056 1 15,000 80 12,000 2.10 Foundation Weeping Tiles 2006 10 50 40 2056 1 30,000 10 3,000 2.10 Exterior2.11 Entrance Canopy 2006 10 50 40 2056 1 35,000 100 35,000 2.12 Exterior Painting * Note 4 2006 10 10 4 2020 1 50,000 100 50,000 2.13 Exterior Walls - Aluminum Perimeter Flashing 2006 10 25 15 2031 1 80,000 100 80,000 2.14 Exterior Walls - Brick Repointing Allowance * Notes 1 & 4 2006 10 10 4 2020 1 10,000 100 10,000 2.15 Exterior Walls - Brickwork 2006 10 100 90 2106 1 300,000 80 240,000 2.16 Exterior Walls - Concrete Wall Coating 2006 10 20 10 2026 1 20,000 100 20,000 2.17 Exterior Walls - Cementitious Fiberboard (Siding & Columns) 2006 10 30 20 2036 1 250,000 100 250,000 2.18 Exterior Walls - Wood Trim 2006 10 30 20 2036 1 300,000 100 300,000 2.19 Exterior Walls - Vinyl Siding (Vertical & Horizontal) 2006 10 30 20 2036 1 200,000 100 200,000 2.20 Exterior Walls - Perimeter Sealants 2006 10 15 5 2021 1 35,000 100 35,000 2.21 Windows & Doors - Perimeter Sealants 2006 10 15 5 2021 1 50,000 100 50,000 2.21 Roofing2.22 Roofing - Access Hatch 2006 10 20 10 2026 1 2,000 100 2,000 2.23 Roofing - Access Ladder 2006 10 40 30 2046 1 2,000 100 2,000 2.24 Roofing - Sloped Roof Safety Anchor System & Guide Wires 2006 10 20 10 2026 1 25,000 100 25,000 2.25 Roofing - Asphalt Shingles 2006 10 20 10 2026 1 110,000 100 110,000 2.26 Roofing - Asphalt Shingles - Canopy Roof 2006 10 20 10 2026 1 6,000 100 6,000 2.27 Roofing - Downspouts 2006 10 40 30 2046 1 10,000 100 10,000 2.28 Roofing - Drains (Low-Sloped Roofing) 2006 10 20 10 2026 1 6,000 100 6,000 2.29 Roofing - Eavestroughs 2006 10 40 30 2046 1 22,000 100 22,000 2.30 Roofing - Fascia & Trim 2006 10 40 30 2046 1 4,000 100 4,000 2.31 Roofing - Low-sloped w/ 2-Ply Membrane & Insulation 2006 10 20 10 2026 1 50,000 100 50,000 2.32 Roofing - Metal Cap Flashings (Low-sloped Roofing) 2006 10 20 10 2026 1 15,000 100 15,000 2.33 Roofing - Metal Soffits 2006 10 40 30 2046 1 15,000 100 15,000 2.34 Roofing - Cementitious Fiberboard Panels (Upper Level Cornices) 2006 10 30 20 2036 1 35,000 100 35,000 2.35 Roofing - Wood Decking 2006 10 20 10 2026 1 80,000 10 8,000 2.36 Roof Stacks & Venting 2006 10 20 10 2026 1 30,000 100 30,000


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2016 $129,9562006 $14,601

$9,170,000 $5,250 1.33%54 $140,996 1.30%


LifeRemaining Life

ExpectancyRepair or



% for Reserve








2.36 Windows and Frames2.37 Windows - Aluminum Frame (Lobby) 2006 10 35 25 2041 1 15,000 100 15,000 2.38 Windows - Vinyl Frame 2006 10 30 20 2036 1 160,000 100 160,000 2.38 Doors and Frames2.39 Doors - Exterior French Doors & Frames (Multi-purpose Room) 2006 10 25 15 2031 1 4,000 100 4,000 2.40 Doors - Exterior Glass Doors & Frames (Lobby) 2006 10 30 20 2036 1 8,000 100 8,000 2.41 Doors - Exterior Metal Doors & Frames 2006 10 35 25 2041 1 8,000 100 8,000 2.42 Doors - Exterior Sliding Doors & Frames 2006 10 25 15 2031 1 20,000 100 20,000 2.43 Doors - Exterior Swing Glass Doors & Frames 2006 10 25 15 2031 1 95,000 100 95,000 2.44 Doors - Garage Access Door 2006 10 20 10 2026 1 10,000 100 10,000 2.44 Balconies and Terraces2.45 Balcony - Metal Railings 2006 10 35 25 2041 1 55,000 100 55,000 2.46 Balcony - Metal Soffits 2006 10 40 30 2046 1 15,000 100 15,000 2.47 Balcony - Vinyl Membrane 2006 10 25 15 2031 1 35,000 100 35,000 2.48 Balcony - Wood Sheathing 2006 10 25 15 2031 1 12,000 20 2,400 2.49 Terraces - Metal Railings & Gates (First Floor Level Garage Deck) 2006 10 35 25 2041 1 45,000 100 45,000 2.50 Terraces - Vinyl Membrane (First Floor Level Garage Deck) 2006 10 25 15 2031 1 25,000 100 25,000


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2016 $129,9562006 $14,601

$9,170,000 $5,250 1.33%54 $140,996 1.30%


LifeRemaining Life

ExpectancyRepair or



% for Reserve








3.00 INTERIOR COMPONENTS3.00 Flooring3.01 Base Trim - Wood 2006 10 25 15 2031 1 8,000 100 8,000 3.02 Flooring - Carpet (Corridors) *Note 2 2015 1 25 24 2040 1 20,000 100 20,000 3.03 Flooring - Carpet (Stairwell) 2006 10 25 15 2031 1 10,000 100 10,000 3.04 Flooring - Plywood Subfloor 2006 10 25 15 2031 1 40,000 5 2,000 3.05 Flooring and Walls - Ceramic Tile - Elevator Lobbies 2006 10 35 25 2041 1 20,000 100 20,000 3.06 Flooring and Walls - Ceramic Tile - Lobby 2006 10 35 25 2041 1 15,000 100 15,000 3.06 Walls and Ceiling3.07 Ceilings - Interior Suspended 2006 10 20 10 2026 1 5,000 100 5,000 3.08 Ceilings - Textured Finish 2006 10 20 10 2026 1 10,000 100 10,000 3.09 Interior Painting - Ceilings and Walls *Note 2 2015 1 10 9 2025 1 10,000 100 10,000 3.10 Walls and Ceilings - Gypsum Board Sheathing 2006 10 50 40 2056 1 60,000 5 3,000 3.10 Doors and Frames3.11 Doors - Fire Rated Metal Doors 2006 10 40 30 2046 1 50,000 100 50,000 3.12 Doors - Interior Painting 2006 10 10 1 2017 1 5,000 100 5,000 3.13 Doors - Suite Entry Wood Door & Hardware 2006 10 40 30 2046 1 80,000 100 80,000 3.13 Interior Amenities3.14 Elevator Lobby Finishes and Furnishings 2006 10 25 15 2031 1 2,000 100 2,000 3.15 Entrance Lobby and Lounge 2006 10 35 25 2041 1 30,000 100 30,000 3.16 Exercise Room (First Floor Level) 2006 10 15 5 2021 1 10,000 100 10,000 3.17 Guest Suite (First Floor Level) 2006 10 30 20 2036 1 25,000 100 25,000 3.18 Chain Link Fences - Parking Garage 2006 10 25 15 2031 1 3,000 100 3,000 3.19 Mailboxes 2006 10 30 20 2036 1 2,000 100 2,000 3.20 Multi-purpose Room & Kitchenette 2006 10 20 10 2026 1 30,000 100 30,000 3.21 Unit Identification Numbers 2006 10 20 10 2026 1 4,000 100 4,000 3.22 Stair Finishes - Interior Painting & Handrail 2006 10 30 20 2036 1 20,000 100 20,000 3.23 Windows - Steel Frame w/ Wired Glass (Elevator Lobbies) 2006 10 30 20 2036 1 20,000 100 20,000


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LifeRemaining Life

ExpectancyRepair or



% for Reserve








4.00 MECHANICAL4.00 HVAC (Heating, Ventilation, and Air Conditioning)4.01 Air Supply - Corridor Ducting 2006 10 50 40 2056 1 15,000 100 15,000 4.02 Baseboard Heaters 2006 10 35 25 2041 1 5,000 100 5,000 4.03 Direct Vents - Fireplaces 2006 10 30 20 2036 1 55,000 100 55,000 4.04 Vent Covers 2006 10 30 20 2036 1 8,000 100 8,000 4.05 Exhaust Fans 2006 10 25 15 2031 1 5,000 100 5,000 4.06 Make Up Air Unit (Engineered Air) 2006 10 25 15 2031 1 50,000 100 50,000 4.07 Natural Gas Distribution System 2006 10 50 40 2056 1 170,000 10 17,000 4.07 Plumbing4.08 Backflow Preventers 2006 10 25 15 2031 1 15,000 100 15,000 4.09 Water Heater Exhaust Stack 2006 10 15 5 2021 1 10,000 100 10,000 4.10 DCW Supply Lines 2006 10 45 35 2051 1 280,000 100 280,000 4.11 DHW Supply Lines 2006 10 45 35 2051 1 280,000 100 280,000 4.12 Water Heaters 2006 10 15 5 2021 1 10,000 100 10,000 4.13 Recirculation Piping & Valves 2006 10 45 35 2051 1 20,000 100 20,000 4.14 Sanitary Drains 2006 10 45 35 2051 1 280,000 10 28,000 4.15 Sump Pumps 2006 10 15 5 2021 1 3,000 100 3,000 4.15 Miscellaneous4.16 Parking Garage - Door Operator 2006 10 15 5 2021 1 1,000 100 1,000 4.17 Parking Garage - Exhaust Fan 2006 10 35 25 2041 1 5,000 100 5,000 5.00 ELECTRICAL5.00 Electrical Supply5.01 Electrical Power Supply System (Main Switch Gear) 2006 10 45 35 2051 1 150,000 50 75,000 5.01 Lighting5.02 Emergency Lighting 2006 10 25 15 2031 1 15,000 100 15,000 5.03 Fluorescent Fixtures - Parking Garage 2006 10 25 15 2031 1 6,000 100 6,000 5.04 Interior Lighting - Corridors * Note 2 2015 1 30 29 2045 1 4,000 100 4,000 5.05 Interior Lighting - Common Area 2006 10 30 20 2036 1 10,000 100 10,000 5.06 Site Lighting - Exterior Unit Lighting (Balconies & Patios) 2006 10 30 20 2036 1 8,000 100 8,000 5.07 Site Lighting - Lamp Posts 2006 10 30 20 2036 1 15,000 100 15,000 5.08 Site Lighting - Wall Mounted 2006 10 30 20 2036 1 2,000 100 2,000


Page 6 of 6


2016 $129,9562006 $14,601

$9,170,000 $5,250 1.33%54 $140,996 1.30%


LifeRemaining Life

ExpectancyRepair or



% for Reserve








6.00 FIRE & LIFE SAFETY6.01 Emergency Exit Signs 2006 10 20 10 2026 1 5,000 100 5,000 6.02 Enterphone System 2006 10 25 15 2031 1 5,000 100 5,000 6.03 Fire Alarm Panel 2006 10 20 10 2026 1 20,000 100 20,000 6.04 Fire Extinguishers 2006 10 20 10 2026 1 3,000 10 300 6.05 Fire Suppression Compressor 2006 10 30 20 2036 1 3,000 100 3,000 6.06 Gas Monitoring System 2006 10 20 10 2026 1 5,000 100 5,000 6.07 Surveillance System 2006 10 20 10 2026 1 10,000 100 10,000 6.07 Siamese Connection 2006 10 25 15 2031 1 - 100 - 6.08 Sprinkler System 2006 10 45 35 2051 1 300,000 10 30,000 7.00 ELEVATORS7.01 Elevator - Cab Finishes * Note 2 2006 10 25 15 2031 1 12,000 100 12,000 7.02 Elevator - Code Compliance 2006 10 10 1 2017 1 10,000 100 10,000 7.03 Elevator - Modernization * Note 2 2006 10 25 15 2031 1 80,000 100 80,000 8.00 PROFESSIONAL CONSULTING8.01 Depreciation Report Update 2016 0 3 3 2019 1 5,000 100 5,000 8.02 Contingency Allowance 2006 10 1 0 2016 1 5% 100 -

NOTES1234

Repair/replacement allowance and schedule subject to further review and assessment.Repair/replacement allowance based on information provided by BSC 1844 - Cotton Ridge Estates.% For Reserve has been revised as component is understood to be maintained by others. Repair/Replacement Year revised based on site observations.

Appendices


APPENDIX B


Page 1 of 18


2015 - 2016 2016 - 2017 2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2021 2021 - 2022 2022 - 2023 2023 - 2024 2024 - 20255,250 17,023 5,462 71,954 133,483 5,683 17,739

Item Component Description1.00 SITE WORK

Asphalt & Walkways1.01 Asphalt Paving - Access Roads & Visitor Parking

Concrete1.02 Concrete - Curbs 1.03 Concrete - Cast-in-place Entrance Stairs 1.04 Concrete - Pads 1.05 Concrete - Sidewalks/Walkways

Planters1.05 Concrete - Small Planters

Railings & Fences1.06 Metal Bollards 1.06 Metal Railings 1.06 Metal Railings - Paint 1.07 Wood Fences - Painting 1,013 1.08 Wood Fences - Perimeter

Retaining Walls1.09 Concrete - Precast Retaining Walls

Site Amenities1.10 Gas Meter Enclosure (Chain Link Fence & Gates) 1.11 Signage - Site

Landscaping1.12 Landscaping * Note 4 5,271 1.13 Irrigation System

Utilities1.14 Catchbasin & Manhole Repairs 1.15 Storm & Sanitary Drainage System 1.15 Trench Drain 1.16 Water Supply (Watermain) 1.17 Natural Gas Distribution System *Note 3 1.18 Electrical Distribution System *Note 3

Total Estimated Expenditures

Schedule of Replacement Costs


Page 2 of 18


2015 - 2016 2016 - 2017 2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2021 2021 - 2022 2022 - 2023 2023 - 2024 2024 - 20255,250 17,023 5,462 71,954 133,483 5,683 17,739

Item Component Description



2.00 BUILDING ENVELOPEFoundation & Structure

2.01 Concrete - Building Structure 2.02 Exterior Walls & Roof Framing (Structural Components)

Parking Garage Structure2.03 Parking Garage - Concrete - Columns 2.04 Parking Garage - Concrete - Slab-on-grade 2.05 Parking Garage - Concrete - Garage Roof Slab 2.06 Parking Garage - Soffit Insulation 2.07 Parking Garage - Concrete - Walls 2.08 Parking Garage - Exit Stairs & Handrail 2.08 Parking Garage - Line Painting 2.09 Parking Garage - Wall Dampproofing 2.10 Foundation Weeping Tiles

Exterior2.11 Entrance Canopy 2.12 Exterior Painting * Note 4 52,714 2.13 Exterior Walls - Aluminum Perimeter Flashing 2.14 Exterior Walls - Brick Repointing Allowance * Notes 1 & 4 10,543 2.15 Exterior Walls - Brickwork 2.16 Exterior Walls - Concrete Wall Coating 2.17 Exterior Walls - Cementitious Fiberboard (Siding & Columns) 2.18 Exterior Walls - Wood Trim 2.19 Exterior Walls - Vinyl Siding (Vertical & Horizontal) 2.20 Exterior Walls - Perimeter Sealants 37,390 2.21 Windows & Doors - Perimeter Sealants 53,415

Roofing2.22 Roofing - Access Hatch 2.23 Roofing - Access Ladder 2.24 Roofing - Sloped Roof Safety Anchor System & Guide Wires 2.25 Roofing - Asphalt Shingles 2.26 Roofing - Asphalt Shingles - Canopy Roof 2.27 Roofing - Downspouts 2.28 Roofing - Drains (Low-Sloped Roofing) 2.29 Roofing - Eavestroughs 2.30 Roofing - Fascia & Trim 2.31 Roofing - Low-sloped w/ 2-Ply Membrane & Insulation 2.32 Roofing - Metal Cap Flashings (Low-sloped Roofing) 2.33 Roofing - Metal Soffits 2.34 Roofing - Cementitious Fiberboard Panels (Upper Level Cornices) 2.35 Roofing - Wood Decking 2.36 Roof Stacks & Venting


Page 3 of 18


2015 - 2016 2016 - 2017 2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2021 2021 - 2022 2022 - 2023 2023 - 2024 2024 - 20255,250 17,023 5,462 71,954 133,483 5,683 17,739




Windows and Frames2.37 Windows - Aluminum Frame (Lobby) 2.38 Windows - Vinyl Frame

Doors and Frames2.38 Doors - Aluminum Doors & Frames 2.40 Doors - Exterior Glass Doors & Frames (Lobby) 2.41 Doors - Exterior Metal Doors & Frames 2.42 Doors - Exterior Sliding Doors & Frames 2.43 Doors - Exterior Swing Glass Doors & Frames 2.44 Doors - Garage Access Door

Balconies and Terraces2.45 Balcony - Metal Railings 2.46 Balcony - Metal Soffits 2.47 Balcony - Vinyl Membrane 2.48 Balcony - Wood Sheathing 2.48 Balcony - Wood Columns 2.49 Terraces - Metal Railings & Gates (First Floor Level Garage Deck) 2.50 Terraces - Vinyl Membrane (First Floor Level Garage Deck)


Page 4 of 18


2015 - 2016 2016 - 2017 2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2021 2021 - 2022 2022 - 2023 2023 - 2024 2024 - 20255,250 17,023 5,462 71,954 133,483 5,683 17,739




3.00 INTERIOR COMPONENTSFlooring

3.01 Base Trim - Wood 3.02 Flooring - Carpet (Corridors) *Note 2 3.03 Flooring - Carpet (Stairwell) 3.04 Flooring - Plywood Subfloor 3.05 Flooring and Walls - Ceramic Tile - Elevator Lobbies 3.06 Flooring and Walls - Ceramic Tile - Lobby 3.06 Flooring and Walls - Parking Garage Vestibule

Walls and Ceiling3.07 Ceilings - Interior Suspended 3.08 Ceilings - Textured Finish 3.09 Interior Painting - Ceilings and Walls *Note 2 11,263 3.10 Walls and Ceilings - Gypsum Board Sheathing

Doors and Frames3.11 Doors - Fire Rated Metal Doors 3.12 Doors - Interior Painting 5,067 3.13 Doors - Suite Entry Wood Door & Hardware

Interior Amenities3.14 Elevator Lobby Finishes and Furnishings 3.15 Entrance Lobby and Lounge 3.16 Exercise Room (First Floor Level) 10,683 3.17 Guest Suite (First Floor Level) 3.18 Chain Link Fences - Parking Garage 3.19 Mailboxes 3.20 Multi-purpose Room & Kitchenette 3.21 Unit Identification Numbers 3.22 Stair Finishes - Interior Painting & Handrail 3.23 Windows - Steel Frame w/ Wired Glass (Elevator Lobbies) 3.23 Common Washroom (First Floor Level)


Page 5 of 18


2015 - 2016 2016 - 2017 2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2021 2021 - 2022 2022 - 2023 2023 - 2024 2024 - 20255,250 17,023 5,462 71,954 133,483 5,683 17,739




4.00 MECHANICALHVAC (Heating, Ventilation, and Air Conditioning)

4.01 Air Supply - Corridor Ducting 4.02 Baseboard Heaters 4.03 Direct Vents - Fireplaces 4.04 Vent Covers 4.05 Exhaust Fans 4.06 Make Up Air Unit (Engineered Air) 4.07 Natural Gas Distribution System

Plumbing4.08 Backflow Preventers 4.09 Water Heater Exhaust Stack 10,683 4.10 DCW Supply Lines 4.11 DHW Supply Lines 4.12 Water Heaters 10,683 4.13 Recirculation Piping & Valves 4.14 Sanitary Drains 4.15 Sump Pumps 3,205

Miscellaneous4.16 Parking Garage - Door Operator 1,068 4.17 Parking Garage - Exhaust Fan 4.17 Parking Garage - Exhaust Grilles 4.17 Parking Garage - Exhaust Intake Louvres 5.00 ELECTRICAL5.01 Electrical Power Supply System (Main Switch Gear) 5.01 Electrical Pipe Heat Tracing

Lighting5.02 Emergency Lighting 5.03 Fluorescent Fixtures - Parking Garage 5.05 Interior Lighting - Common Area 5.06 Site Lighting - Exterior Unit Lighting (Balconies & Patios) 5.07 Site Lighting - Lamp Posts 5.08 Site Lighting - Wall Mounted


Page 6 of 18


2015 - 2016 2016 - 2017 2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2021 2021 - 2022 2022 - 2023 2023 - 2024 2024 - 20255,250 17,023 5,462 71,954 133,483 5,683 17,739




6.00 FIRE & LIFE SAFETY6.01 Emergency Exit Signs 6.02 Enterphone System 6.03 Fire Alarm Panel 6.04 Fire Extinguishers 6.05 Fire Suppression Compressor 6.06 Gas Monitoring System 6.07 Surveillance System 6.07 Siamese Connection 6.08 Sprinkler System 7.00 ELEVATORS7.01 Elevator - Cab Finishes * Note 2 7.02 Elevator - Code Compliance 10,133 7.03 Elevator - Modernization * Note 2 8.00 PROFESSIONAL CONSULTING8.01 Depreciation Report Update 5,000 5,202 5,413 5,631 8.01 Reserve Fund Study (Non-Site Based) 8.01 Parking Garage Condition Survey 8.01 Roof Condition Survey 8.02 Contingency Allowance 250 811 260 3,426 6,356 271 845


Page 7 of 18




Concrete1.02 Concrete - Curbs1.03 Concrete - Cast-in-place Entrance Stairs1.04 Concrete - Pads1.05 Concrete - Sidewalks/Walkways


Railings & Fences1.06 Metal Bollards1.06 Metal Railings1.06 Metal Railings - Paint1.07 Wood Fences - Painting1.08 Wood Fences - Perimeter


Site Amenities1.10 Gas Meter Enclosure (Chain Link Fence & Gates)1.11 Signage - Site

Landscaping1.12 Landscaping * Note 41.13 Irrigation System

Utilities1.14 Catchbasin & Manhole Repairs1.15 Storm & Sanitary Drainage System1.15 Trench Drain1.16 Water Supply (Watermain)1.17 Natural Gas Distribution System *Note 31.18 Electrical Distribution System *Note 3

Total Estimated Expenditures2025 - 2026 2026 - 2027 2027 - 2028 2028 - 2029 2029 - 2030 2030 - 2031 2031 - 2032 2032 - 2033 2033 - 2034 2034 - 2035

447,330 19,428 6,152 82,117 714,834 6,660 13,496

48,768

1,156

2,282

6,016

2,438



Page 8 of 18





2.01 Concrete - Building Structure2.02 Exterior Walls & Roof Framing (Structural Components)

Parking Garage Structure2.03 Parking Garage - Concrete - Columns2.04 Parking Garage - Concrete - Slab-on-grade2.05 Parking Garage - Concrete - Garage Roof Slab2.06 Parking Garage - Soffit Insulation2.07 Parking Garage - Concrete - Walls2.08 Parking Garage - Exit Stairs & Handrail2.08 Parking Garage - Line Painting2.09 Parking Garage - Wall Dampproofing2.10 Foundation Weeping Tiles

Exterior2.11 Entrance Canopy2.12 Exterior Painting * Note 42.13 Exterior Walls - Aluminum Perimeter Flashing2.14 Exterior Walls - Brick Repointing Allowance * Notes 1 & 42.15 Exterior Walls - Brickwork2.16 Exterior Walls - Concrete Wall Coating2.17 Exterior Walls - Cementitious Fiberboard (Siding & Columns)2.18 Exterior Walls - Wood Trim 2.19 Exterior Walls - Vinyl Siding (Vertical & Horizontal)2.20 Exterior Walls - Perimeter Sealants2.21 Windows & Doors - Perimeter Sealants

Roofing2.22 Roofing - Access Hatch2.23 Roofing - Access Ladder2.24 Roofing - Sloped Roof Safety Anchor System & Guide Wires2.25 Roofing - Asphalt Shingles2.26 Roofing - Asphalt Shingles - Canopy Roof2.27 Roofing - Downspouts2.28 Roofing - Drains (Low-Sloped Roofing)2.29 Roofing - Eavestroughs2.30 Roofing - Fascia & Trim2.31 Roofing - Low-sloped w/ 2-Ply Membrane & Insulation2.32 Roofing - Metal Cap Flashings (Low-sloped Roofing)2.33 Roofing - Metal Soffits2.34 Roofing - Cementitious Fiberboard Panels (Upper Level Cornices)2.35 Roofing - Wood Decking2.36 Roof Stacks & Venting

2025 - 2026 2026 - 2027 2027 - 2028 2028 - 2029 2029 - 2030 2030 - 2031 2031 - 2032 2032 - 2033 2033 - 2034 2034 - 2035447,330 19,428 6,152 82,117 714,834 6,660 13,496


26,822 18,288

60,159 97,535 12,032

22,825

2,282

28,531 125,537

6,847

6,847

57,062 17,119

9,130 34,237


Page 9 of 18




Windows and Frames2.37 Windows - Aluminum Frame (Lobby)2.38 Windows - Vinyl Frame

Doors and Frames2.38 Doors - Aluminum Doors & Frames2.40 Doors - Exterior Glass Doors & Frames (Lobby)2.41 Doors - Exterior Metal Doors & Frames2.42 Doors - Exterior Sliding Doors & Frames2.43 Doors - Exterior Swing Glass Doors & Frames2.44 Doors - Garage Access Door

Balconies and Terraces2.45 Balcony - Metal Railings2.46 Balcony - Metal Soffits2.47 Balcony - Vinyl Membrane 2.48 Balcony - Wood Sheathing2.48 Balcony - Wood Columns2.49 Terraces - Metal Railings & Gates (First Floor Level Garage Deck)2.50 Terraces - Vinyl Membrane (First Floor Level Garage Deck)

2025 - 2026 2026 - 2027 2027 - 2028 2028 - 2029 2029 - 2030 2030 - 2031 2031 - 2032 2032 - 2033 2033 - 2034 2034 - 2035447,330 19,428 6,152 82,117 714,834 6,660 13,496


24,384 115,823

11,412

42,672 2,926 30,480


Page 10 of 18





3.01 Base Trim - Wood3.02 Flooring - Carpet (Corridors) *Note 23.03 Flooring - Carpet (Stairwell)3.04 Flooring - Plywood Subfloor3.05 Flooring and Walls - Ceramic Tile - Elevator Lobbies3.06 Flooring and Walls - Ceramic Tile - Lobby3.06 Flooring and Walls - Parking Garage Vestibule

Walls and Ceiling3.07 Ceilings - Interior Suspended3.08 Ceilings - Textured Finish3.09 Interior Painting - Ceilings and Walls *Note 23.10 Walls and Ceilings - Gypsum Board Sheathing

Doors and Frames3.11 Doors - Fire Rated Metal Doors3.12 Doors - Interior Painting3.13 Doors - Suite Entry Wood Door & Hardware

Interior Amenities3.14 Elevator Lobby Finishes and Furnishings 3.15 Entrance Lobby and Lounge 3.16 Exercise Room (First Floor Level)3.17 Guest Suite (First Floor Level)3.18 Chain Link Fences - Parking Garage3.19 Mailboxes3.20 Multi-purpose Room & Kitchenette3.21 Unit Identification Numbers3.22 Stair Finishes - Interior Painting & Handrail3.23 Windows - Steel Frame w/ Wired Glass (Elevator Lobbies)3.23 Common Washroom (First Floor Level)

2025 - 2026 2026 - 2027 2027 - 2028 2028 - 2029 2029 - 2030 2030 - 2031 2031 - 2032 2032 - 2033 2033 - 2034 2034 - 2035447,330 19,428 6,152 82,117 714,834 6,660 13,496


9,754 12,192 2,438

5,706 11,412

12,854

5,782

2,438 3,658

34,237 4,565


Page 11 of 18





4.01 Air Supply - Corridor Ducting4.02 Baseboard Heaters4.03 Direct Vents - Fireplaces4.04 Vent Covers4.05 Exhaust Fans4.06 Make Up Air Unit (Engineered Air)4.07 Natural Gas Distribution System

Plumbing4.08 Backflow Preventers4.09 Water Heater Exhaust Stack4.10 DCW Supply Lines4.11 DHW Supply Lines4.12 Water Heaters4.13 Recirculation Piping & Valves4.14 Sanitary Drains4.15 Sump Pumps

Miscellaneous4.16 Parking Garage - Door Operator4.17 Parking Garage - Exhaust Fan4.17 Parking Garage - Exhaust Grilles4.17 Parking Garage - Exhaust Intake Louvres5.00 ELECTRICAL5.01 Electrical Power Supply System (Main Switch Gear)5.01 Electrical Pipe Heat Tracing

Lighting5.02 Emergency Lighting5.03 Fluorescent Fixtures - Parking Garage5.05 Interior Lighting - Common Area5.06 Site Lighting - Exterior Unit Lighting (Balconies & Patios)5.07 Site Lighting - Lamp Posts5.08 Site Lighting - Wall Mounted

2025 - 2026 2026 - 2027 2027 - 2028 2028 - 2029 2029 - 2030 2030 - 2031 2031 - 2032 2032 - 2033 2033 - 2034 2034 - 2035447,330 19,428 6,152 82,117 714,834 6,660 13,496


6,096 60,959

18,288

18,288 7,315


Page 12 of 18




6.00 FIRE & LIFE SAFETY6.01 Emergency Exit Signs6.02 Enterphone System6.03 Fire Alarm Panel6.04 Fire Extinguishers6.05 Fire Suppression Compressor6.06 Gas Monitoring System6.07 Surveillance System6.07 Siamese Connection6.08 Sprinkler System7.00 ELEVATORS7.01 Elevator - Cab Finishes * Note 27.02 Elevator - Code Compliance7.03 Elevator - Modernization * Note 28.00 PROFESSIONAL CONSULTING8.01 Depreciation Report Update8.01 Reserve Fund Study (Non-Site Based)8.01 Parking Garage Condition Survey8.01 Roof Condition Survey8.02 Contingency Allowance

2025 - 2026 2026 - 2027 2027 - 2028 2028 - 2029 2029 - 2030 2030 - 2031 2031 - 2032 2032 - 2033 2033 - 2034 2034 - 2035447,330 19,428 6,152 82,117 714,834 6,660 13,496


5,706 6,096

22,825 342

5,706

11,412

14,630 11,564 97,535

5,859 6,096 6,342

21,301 925 293 3,910 34,040 317 643


Page 13 of 18




Concrete1.02 Concrete - Curbs1.03 Concrete - Cast-in-place Entrance Stairs1.04 Concrete - Pads1.05 Concrete - Sidewalks/Walkways


Railings & Fences1.06 Metal Bollards1.06 Metal Railings1.06 Metal Railings - Paint1.07 Wood Fences - Painting1.08 Wood Fences - Perimeter


Site Amenities1.10 Gas Meter Enclosure (Chain Link Fence & Gates)1.11 Signage - Site

Landscaping1.12 Landscaping * Note 41.13 Irrigation System

Utilities1.14 Catchbasin & Manhole Repairs1.15 Storm & Sanitary Drainage System1.15 Trench Drain1.16 Water Supply (Watermain)1.17 Natural Gas Distribution System *Note 31.18 Electrical Distribution System *Note 3

Total Estimated Expenditures2035 - 2036 2036 - 2037 2037 - 2038 2038 - 2039 2039 - 2040 2040 - 2041 2041 - 2042 2042 - 2043 2043 - 2044 2044 - 20451,699,892 29,101 129,761 314,108 7,500 21,564

1,320 16,697

3,907

6,866



Page 14 of 18





2.01 Concrete - Building Structure2.02 Exterior Walls & Roof Framing (Structural Components)

Parking Garage Structure2.03 Parking Garage - Concrete - Columns2.04 Parking Garage - Concrete - Slab-on-grade2.05 Parking Garage - Concrete - Garage Roof Slab2.06 Parking Garage - Soffit Insulation2.07 Parking Garage - Concrete - Walls2.08 Parking Garage - Exit Stairs & Handrail2.08 Parking Garage - Line Painting2.09 Parking Garage - Wall Dampproofing2.10 Foundation Weeping Tiles

Exterior2.11 Entrance Canopy2.12 Exterior Painting * Note 42.13 Exterior Walls - Aluminum Perimeter Flashing2.14 Exterior Walls - Brick Repointing Allowance * Notes 1 & 42.15 Exterior Walls - Brickwork2.16 Exterior Walls - Concrete Wall Coating2.17 Exterior Walls - Cementitious Fiberboard (Siding & Columns)2.18 Exterior Walls - Wood Trim 2.19 Exterior Walls - Vinyl Siding (Vertical & Horizontal)2.20 Exterior Walls - Perimeter Sealants2.21 Windows & Doors - Perimeter Sealants

Roofing2.22 Roofing - Access Hatch2.23 Roofing - Access Ladder2.24 Roofing - Sloped Roof Safety Anchor System & Guide Wires2.25 Roofing - Asphalt Shingles2.26 Roofing - Asphalt Shingles - Canopy Roof2.27 Roofing - Downspouts2.28 Roofing - Drains (Low-Sloped Roofing)2.29 Roofing - Eavestroughs2.30 Roofing - Fascia & Trim2.31 Roofing - Low-sloped w/ 2-Ply Membrane & Insulation2.32 Roofing - Metal Cap Flashings (Low-sloped Roofing)2.33 Roofing - Metal Soffits2.34 Roofing - Cementitious Fiberboard Panels (Upper Level Cornices)2.35 Roofing - Wood Decking2.36 Roof Stacks & Venting

2035 - 2036 2036 - 2037 2037 - 2038 2038 - 2039 2039 - 2040 2040 - 2041 2041 - 2042 2042 - 2043 2043 - 2044 2044 - 20451,699,892 29,101 129,761 314,108 7,500 21,564


6,957

68,657 13,731

325,612 390,735 260,490

45,586 65,122

45,586


Page 15 of 18




Windows and Frames2.37 Windows - Aluminum Frame (Lobby)2.38 Windows - Vinyl Frame

Doors and Frames2.38 Doors - Aluminum Doors & Frames2.40 Doors - Exterior Glass Doors & Frames (Lobby)2.41 Doors - Exterior Metal Doors & Frames2.42 Doors - Exterior Sliding Doors & Frames2.43 Doors - Exterior Swing Glass Doors & Frames2.44 Doors - Garage Access Door

Balconies and Terraces2.45 Balcony - Metal Railings2.46 Balcony - Metal Soffits2.47 Balcony - Vinyl Membrane 2.48 Balcony - Wood Sheathing2.48 Balcony - Wood Columns2.49 Terraces - Metal Railings & Gates (First Floor Level Garage Deck)2.50 Terraces - Vinyl Membrane (First Floor Level Garage Deck)

2035 - 2036 2036 - 2037 2037 - 2038 2038 - 2039 2039 - 2040 2040 - 2041 2041 - 2042 2042 - 2043 2043 - 2044 2044 - 20451,699,892 29,101 129,761 314,108 7,500 21,564


20,871 208,392

10,420

11,131

76,527 62,613


Page 16 of 18





3.01 Base Trim - Wood3.02 Flooring - Carpet (Corridors) *Note 23.03 Flooring - Carpet (Stairwell)3.04 Flooring - Plywood Subfloor3.05 Flooring and Walls - Ceramic Tile - Elevator Lobbies3.06 Flooring and Walls - Ceramic Tile - Lobby3.06 Flooring and Walls - Parking Garage Vestibule

Walls and Ceiling3.07 Ceilings - Interior Suspended3.08 Ceilings - Textured Finish3.09 Interior Painting - Ceilings and Walls *Note 23.10 Walls and Ceilings - Gypsum Board Sheathing

Doors and Frames3.11 Doors - Fire Rated Metal Doors3.12 Doors - Interior Painting3.13 Doors - Suite Entry Wood Door & Hardware

Interior Amenities3.14 Elevator Lobby Finishes and Furnishings 3.15 Entrance Lobby and Lounge 3.16 Exercise Room (First Floor Level)3.17 Guest Suite (First Floor Level)3.18 Chain Link Fences - Parking Garage3.19 Mailboxes3.20 Multi-purpose Room & Kitchenette3.21 Unit Identification Numbers3.22 Stair Finishes - Interior Painting & Handrail3.23 Windows - Steel Frame w/ Wired Glass (Elevator Lobbies)3.23 Common Washroom (First Floor Level)

2035 - 2036 2036 - 2037 2037 - 2038 2038 - 2039 2039 - 2040 2040 - 2041 2041 - 2042 2042 - 2043 2043 - 2044 2044 - 20451,699,892 29,101 129,761 314,108 7,500 21,564


27,463 27,828 20,871

14,669

6,599

41,742

13,024 32,561

2,605

26,049 26,049


Page 17 of 18





4.01 Air Supply - Corridor Ducting4.02 Baseboard Heaters4.03 Direct Vents - Fireplaces4.04 Vent Covers4.05 Exhaust Fans4.06 Make Up Air Unit (Engineered Air)4.07 Natural Gas Distribution System

Plumbing4.08 Backflow Preventers4.09 Water Heater Exhaust Stack4.10 DCW Supply Lines4.11 DHW Supply Lines4.12 Water Heaters4.13 Recirculation Piping & Valves4.14 Sanitary Drains4.15 Sump Pumps

Miscellaneous4.16 Parking Garage - Door Operator4.17 Parking Garage - Exhaust Fan4.17 Parking Garage - Exhaust Grilles4.17 Parking Garage - Exhaust Intake Louvres5.00 ELECTRICAL5.01 Electrical Power Supply System (Main Switch Gear)5.01 Electrical Pipe Heat Tracing

Lighting5.02 Emergency Lighting5.03 Fluorescent Fixtures - Parking Garage5.05 Interior Lighting - Common Area5.06 Site Lighting - Exterior Unit Lighting (Balconies & Patios)5.07 Site Lighting - Lamp Posts5.08 Site Lighting - Wall Mounted

2035 - 2036 2036 - 2037 2037 - 2038 2038 - 2039 2039 - 2040 2040 - 2041 2041 - 2042 2042 - 2043 2043 - 2044 2044 - 20451,699,892 29,101 129,761 314,108 7,500 21,564


6,957

71,635 10,420

13,024

13,024

3,907

1,302 6,957

13,024 10,420 19,537

2,605


Page 18 of 18




6.00 FIRE & LIFE SAFETY6.01 Emergency Exit Signs6.02 Enterphone System6.03 Fire Alarm Panel6.04 Fire Extinguishers6.05 Fire Suppression Compressor6.06 Gas Monitoring System6.07 Surveillance System6.07 Siamese Connection6.08 Sprinkler System7.00 ELEVATORS7.01 Elevator - Cab Finishes * Note 27.02 Elevator - Code Compliance7.03 Elevator - Modernization * Note 28.00 PROFESSIONAL CONSULTING8.01 Depreciation Report Update8.01 Reserve Fund Study (Non-Site Based)8.01 Parking Garage Condition Survey8.01 Roof Condition Survey8.02 Contingency Allowance

2035 - 2036 2036 - 2037 2037 - 2038 2038 - 2039 2039 - 2040 2040 - 2041 2041 - 2042 2042 - 2043 2043 - 2044 2044 - 20451,699,892 29,101 129,761 314,108 7,500 21,564


3,907

13,198

6,599 6,866 7,143

80,947 1,386 6,179 14,958 357 1,027

Appendices


APPENDIX C

129,956 1.33%

(3,197,096) 1.30%

Year Opening Balance

Recommended

Annual

Contribution

Other

Contribution

Estimated

Inflation Adjusted

Expenditures

Estimated Interest

Earned

% Increase in

Recommended

Annual

Contribution

Closing Balance

2015 - 2016 129,956 14,601 - 5,250 1,689 n/a 140,996 2016 - 2017 140,996 14,601 - 17,023 1,761 0.00% 140,335 2017 - 2018 140,335 14,601 - - 1,829 0.00% 156,765 2018 - 2019 156,765 14,601 - 5,462 1,931 0.00% 167,835 2019 - 2020 167,835 14,601 - 71,954 2,110 0.00% 112,592 2020 - 2021 112,592 14,601 - 133,483 1,823 0.00% (4,468) 2021 - 2022 (4,468) 14,601 - 5,683 703 0.00% 5,153 2022 - 2023 5,153 14,601 - - 4 0.00% 19,758 2023 - 2024 19,758 14,601 - - 162 0.00% 34,521 2024 - 2025 34,521 14,601 - 17,739 353 0.00% 31,736 2025 - 2026 31,736 14,601 - 447,330 431 0.00% (400,562) 2026 - 2027 (400,562) 14,601 - 19,428 - 0.00% (405,389) 2027 - 2028 (405,389) 14,601 - 6,152 - 0.00% (396,940) 2028 - 2029 (396,940) 14,601 - - - 0.00% (382,339) 2029 - 2030 (382,339) 14,601 - 82,117 - 0.00% (449,855) 2030 - 2031 (449,855) 14,601 - 714,834 - 0.00% (1,150,088) 2031 - 2032 (1,150,088) 14,601 - - - 0.00% (1,135,487) 2032 - 2033 (1,135,487) 14,601 - - - 0.00% (1,120,886) 2033 - 2034 (1,120,886) 14,601 - 6,660 - 0.00% (1,112,945) 2034 - 2035 (1,112,945) 14,601 - 13,496 - 0.00% (1,111,840) 2035 - 2036 (1,111,840) 14,601 - 1,699,892 - 0.00% (2,797,131) 2036 - 2037 (2,797,131) 14,601 - 29,101 - 0.00% (2,811,631) 2037 - 2038 (2,811,631) 14,601 - - - 0.00% (2,797,030) 2038 - 2039 (2,797,030) 14,601 - - - 0.00% (2,782,429) 2039 - 2040 (2,782,429) 14,601 - 129,761 - 0.00% (2,897,589) 2040 - 2041 (2,897,589) 14,601 - 314,108 - 0.00% (3,197,096) 2041 - 2042 (3,197,096) 14,601 - - - 0.00% (3,182,495) 2042 - 2043 (3,182,495) 14,601 - 7,500 - 0.00% (3,175,394) 2043 - 2044 (3,175,394) 14,601 - - - 0.00% (3,160,793) 2044 - 2045 (3,160,793) 14,601 - 21,564 - 0.00% (3,167,756)

NOTES:

1.

2.

3.

BCS 1844 - COTTON RIDGE ESTATES - RESERVE FUND STUDY

RESERVE FUND SCHEDULE (CASH FLOW TABLE)

Scenario 1: Contributions Remain at Current Amounts

Reserve Fund Opening BalanceAssumed Annual Inflation Rate for Reserve Fund

Expenditures

Projected Minimum Reserve Fund

Balance

Assumed Annual Interest Rate for Interest Earned on

Reserve Fund

The contributions for the 2016 fiscal year are amounts budgeted by BCS 1844 - Cotton Ridge Estates

Year 2016 Estimated Inflation Adjusted Expenditures includes approved CRF expenditures for the fiscal year, if any.

The projections included in this table are estimates only, based on the information available at the time of preparation

of the report. The Depreciation Report must be updated regularly as the actual figures will vary from the amounts

detailed in this table due to changes in interest rates, inflation rates and completion of repair/replacement work.



RESERVE FUND CHART

Scenario 1: Contributions Remain at Current Amounts

$(4,000,000.00)

$(3,000,000.00)

$(2,000,000.00)

$(1,000,000.00)

-

$1,000,000.00

$2,000,000.00

2015-

2016

2017-

2018

2019-

2020

2021-

2022

2023-

2024

2025-

2026

2027-

2028

2029-

2030

2031-

2032

2033-

2034

2035-

2036

2037-

2038

2039-

2040

2041-

2042

2043-

2044

Estimated Inflation Adjusted Expenditures Recommended Annual Contribution Opening Balance


129,956 1.33%

25,000 1.30%


Recommended

Annual

Contribution

Other

Contribution

Estimated

Inflation Adjusted

Expenditures

Estimated Interest

Earned

% Increase in

Recommended

Annual

Contribution

Closing Balance

2015 - 2016 129,956 14,601 - 5,250 1,689 n/a 140,996 2016 - 2017 140,996 127,503 - 17,023 1,761 773.25% 253,237 2017 - 2018 253,237 129,199 - - 2,563 1.33% 384,999 2018 - 2019 384,999 130,917 - 5,462 4,149 1.33% 514,602 2019 - 2020 514,602 132,659 - 71,954 5,847 1.33% 581,154 2020 - 2021 581,154 134,423 - 133,483 7,122 1.33% 589,216 2021 - 2022 589,216 136,211 - 5,683 7,607 1.33% 727,351 2022 - 2023 727,351 138,022 - - 8,558 1.33% 873,931 2023 - 2024 873,931 139,858 - - 10,408 1.33% 1,024,198 2024 - 2025 1,024,198 141,718 - 17,739 12,338 1.33% 1,160,515 2025 - 2026 1,160,515 143,603 - 447,330 14,201 1.33% 870,989 2026 - 2027 870,989 145,513 - 19,428 13,205 1.33% 1,010,278 2027 - 2028 1,010,278 147,448 - 6,152 12,228 1.33% 1,163,803 2028 - 2029 1,163,803 149,409 - - 14,132 1.33% 1,327,344 2029 - 2030 1,327,344 151,396 - 82,117 16,192 1.33% 1,412,815 2030 - 2031 1,412,815 153,410 - 714,834 17,811 1.33% 869,202 2031 - 2032 869,202 155,450 - - 14,833 1.33% 1,039,485 2032 - 2033 1,039,485 157,518 - - 12,406 1.33% 1,209,409 2033 - 2034 1,209,409 159,613 - 6,660 14,618 1.33% 1,376,981 2034 - 2035 1,376,981 161,736 - 13,496 16,812 1.33% 1,542,032 2035 - 2036 1,542,032 163,887 - 1,699,892 18,974 1.33% 25,000 2036 - 2037 25,000 166,066 - 29,101 10,186 1.33% 172,151 2037 - 2038 172,151 168,275 - - 1,281 1.33% 341,708 2038 - 2039 341,708 170,513 - - 3,340 1.33% 515,561 2039 - 2040 515,561 172,781 - 129,761 5,572 1.33% 564,153 2040 - 2041 564,153 175,079 - 314,108 7,018 1.33% 432,142 2041 - 2042 432,142 177,408 - - 6,476 1.33% 616,026 2042 - 2043 616,026 179,767 - 7,500 6,813 1.33% 795,105 2043 - 2044 795,105 182,158 - - 9,172 1.33% 986,436 2044 - 2045 986,436 184,581 - 21,564 11,580 1.33% 1,161,033

NOTES:

1.

2.

3.



Scenario 2: Short-term Adjustments


Expenditures


Balance


Reserve Fund








RESERVE FUND CHART

Scenario 2: Short-term Adjustments

-

$200,000.00

$400,000.00

$600,000.00

$800,000.00

$1,000,000.00

$1,200,000.00

$1,400,000.00

$1,600,000.00

$1,800,000.00

2015-

2016

2017-

2018

2019-

2020

2021-

2022

2023-

2024

2025-

2026

2027-

2028

2029-

2030

2031-

2032

2033-

2034

2035-

2036

2037-

2038

2039-

2040

2041-

2042

2043-

2044



129,956 1.33%

25,000 1.30%


Recommended

Annual

Contribution

Other

Contribution

Estimated

Inflation Adjusted

Expenditures

Estimated Interest

Earned

% Increase in

Recommended

Annual

Contribution

Closing Balance

2015 - 2016 129,956 14,601 - 5,250 1,689 n/a 140,996 2016 - 2017 140,996 23,390 - 17,023 1,761 60.19% 149,124 2017 - 2018 149,124 37,468 - - 1,886 60.19% 188,478 2018 - 2019 188,478 60,022 - 5,462 2,194 60.19% 245,232 2019 - 2020 245,232 96,150 - 71,954 2,819 60.19% 272,247 2020 - 2021 272,247 154,025 - 133,483 3,364 60.19% 296,152 2021 - 2022 296,152 156,073 - 5,683 3,695 1.33% 450,237 2022 - 2023 450,237 158,149 - - 4,852 1.33% 613,238 2023 - 2024 613,238 160,253 - - 6,913 1.33% 780,403 2024 - 2025 780,403 162,384 - 17,739 9,059 1.33% 934,107 2025 - 2026 934,107 164,544 - 447,330 11,144 1.33% 662,466 2026 - 2027 662,466 166,732 - 19,428 10,378 1.33% 820,148 2027 - 2028 820,148 168,950 - 6,152 9,637 1.33% 992,582 2028 - 2029 992,582 171,197 - - 11,783 1.33% 1,175,562 2029 - 2030 1,175,562 173,474 - 82,117 14,093 1.33% 1,281,011 2030 - 2031 1,281,011 175,781 - 714,834 15,968 1.33% 757,925 2031 - 2032 757,925 178,119 - - 13,253 1.33% 949,297 2032 - 2033 949,297 180,488 - - 11,097 1.33% 1,140,882 2033 - 2034 1,140,882 182,888 - 6,660 13,586 1.33% 1,330,696 2034 - 2035 1,330,696 185,321 - 13,496 16,065 1.33% 1,518,586 2035 - 2036 1,518,586 187,785 - 1,699,892 18,520 1.33% 25,000 2036 - 2037 25,000 190,283 - 29,101 10,033 1.33% 196,215 2037 - 2038 196,215 192,814 - - 1,438 1.33% 390,467 2038 - 2039 390,467 195,378 - - 3,813 1.33% 589,658 2039 - 2040 589,658 197,977 - 129,761 6,371 1.33% 664,245 2040 - 2041 664,245 200,610 - 314,108 8,150 1.33% 558,897 2041 - 2042 558,897 203,278 - - 7,950 1.33% 770,125 2042 - 2043 770,125 205,981 - 7,500 8,639 1.33% 977,245 2043 - 2044 977,245 208,721 - - 11,358 1.33% 1,197,323 2044 - 2045 1,197,323 211,497 - 21,564 14,135 1.33% 1,401,392

NOTES:

1.

2.

3.



Scenario 3: Medium-term Adjustments


Expenditures


Balance


Reserve Fund








RESERVE FUND CHART

Scenario 3: Medium-term Adjustments

-

$200,000.00

$400,000.00

$600,000.00

$800,000.00

$1,000,000.00

$1,200,000.00

$1,400,000.00

$1,600,000.00

$1,800,000.00

2015-

2016

2017-

2018

2019-

2020

2021-

2022

2023-

2024

2025-

2026

2027-

2028

2029-

2030

2031-

2032

2033-

2034

2035-

2036

2037-

2038

2039-

2040

2041-

2042

2043-

2044



129,956 1.33%

25,000 1.30%


Recommended

Annual

Contribution

Other

Contribution

Estimated

Inflation Adjusted

Expenditures

Estimated Interest

Earned

% Increase in

Recommended

Annual

Contribution

Closing Balance

2015 - 2016 129,956 14,601 - 5,250 1,689 n/a 140,996 2016 - 2017 140,996 18,995 - 17,023 1,761 30.09% 144,729 2017 - 2018 144,729 24,711 - - 1,857 30.09% 171,297 2018 - 2019 171,297 32,147 - 5,462 2,054 30.09% 200,036 2019 - 2020 200,036 41,821 - 71,954 2,414 30.09% 172,317 2020 - 2021 172,317 54,406 - 133,483 2,420 30.09% 95,660 2021 - 2022 95,660 70,779 - 5,683 1,742 30.09% 162,498 2022 - 2023 162,498 92,078 - - 1,678 30.09% 256,254 2023 - 2024 256,254 119,787 - - 2,722 30.09% 378,762 2024 - 2025 378,762 155,834 - 17,739 4,128 30.09% 520,985 2025 - 2026 520,985 202,729 - 447,330 5,848 30.09% 282,232 2026 - 2027 282,232 205,425 - 19,428 5,221 1.33% 473,450 2027 - 2028 473,450 208,157 - 6,152 4,912 1.33% 680,367 2028 - 2029 680,367 210,926 - - 7,500 1.33% 898,792 2029 - 2030 898,792 213,731 - 82,117 10,265 1.33% 1,040,670 2030 - 2031 1,040,670 216,573 - 714,834 12,607 1.33% 555,016 2031 - 2032 555,016 219,454 - - 10,372 1.33% 784,842 2032 - 2033 784,842 222,373 - - 8,709 1.33% 1,015,923 2033 - 2034 1,015,923 225,330 - 6,660 11,705 1.33% 1,246,299 2034 - 2035 1,246,299 228,327 - 13,496 14,704 1.33% 1,475,834 2035 - 2036 1,475,834 231,364 - 1,699,892 17,694 1.33% 25,000 2036 - 2037 25,000 234,441 - 29,101 9,755 1.33% 240,095 2037 - 2038 240,095 237,559 - - 1,723 1.33% 479,377 2038 - 2039 479,377 240,719 - - 4,677 1.33% 724,773 2039 - 2040 724,773 243,920 - 129,761 7,827 1.33% 846,758 2040 - 2041 846,758 247,164 - 314,108 10,215 1.33% 790,030 2041 - 2042 790,030 250,452 - - 10,639 1.33% 1,051,120 2042 - 2043 1,051,120 253,783 - 7,500 11,967 1.33% 1,309,370 2043 - 2044 1,309,370 257,158 - - 15,343 1.33% 1,581,871 2044 - 2045 1,581,871 260,578 - 21,564 18,793 1.33% 1,839,678

NOTES:

1.

2.

3.



Scenario 4: Long-term Adjustments


Expenditures


Balance


Reserve Fund








RESERVE FUND CHART

Scenario 4: Long-term Adjustments

-

$200,000.00

$400,000.00

$600,000.00

$800,000.00

$1,000,000.00

$1,200,000.00

$1,400,000.00

$1,600,000.00

$1,800,000.00

2015-

2016

2017-

2018

2019-

2020

2021-

2022

2023-

2024

2025-

2026

2027-

2028

2029-

2030

2031-

2032

2033-

2034

2035-

2036

2037-

2038

2039-

2040

2041-

2042

2043-

2044



Appendices


APPENDIX D

BCS 1844 - COTTON RIDGE ESTATES - DEPRECIATION REPORT 1

APPENDIX PHOTOGRAPHS

- -

1. 2.

- -

3. 4.

- -

5. 6.



- -

7. 8.

- -

9. 10.

- -

11. 12.



- -

13. 14.

- -

15. 16.

- -

17. 18.



- -

19. 20.

- -

21. 22.

- -

23. 24.



- -

25. 26.

- -

27. 28.

- -

29. 30.



- -

31. 32.

- -

33. 34.

- -

35. 36.



- -

37. 38.

- -

39. 40.

- -

41. 42.



- -

43. 44.

- -

45. 46.

- -

47. 48.



- -

49. 50.

- -

51. 52.

- -

53. 54.



- -

55. 56.

- -

57. 58.

- -

59. 60.



- -

61. 62.

- -

63. 64.

- -

65. 66.



- -

67. 68.

- -

69. 70.

- -

71. 72.



- -

73. 74.

- -

75. 76.

- -

77. 78.



- -

79. 80.

- -

81. 82.

- -

83. 84.



- -

85. 86.

- -

87. 88.

- -

89. 90.



- -

91. 92.

- -

93. 94.

- -

95. 96.



- -

97. 98.

- -

99. 100.

- -

101. 102.



- -

103. 104.

- -

105. 106.

- -

107. 108.


Appendices


APPENDIX E

Detailed below are definitions of the terms used in the tables and throughout this study:

TERM DEFINITION

GENERAL

Adjusted Reserve Cost The present value of the estimated replacement cost multiplied by the percent for reserve.

Annual Contribution The amount to be put into reserve each year; except for any initial corrective adjustments required, this amount increases annually at the assumed inflation rate.

Closing Balance The opening balance plus total contribution, to reserve, less the estimated cost at time of replacement.

Estimated Cost at Time of

Replacement Estimated replacement cost inflated by the assumed inflation rate.

Estimated Replacement

Cost Estimated cost of replacement at current prices.

Estimated Replacement

Year Year during which repair or replacement will probably be required.

Evaluation Period The period of time in which the study in considering (e.g.

30 years from the date of the report).

Frequency of

Contribution Frequency of contribution of percent for reserve; normally indicated as a yearly contribution.

Interest Earned Assumed yearly interest earned by the initial opening balance, or average of the previous two opening balances, of the reserve.

Life Expectancy Total expected life in years from the year of acquisition.

Opening Balance The amount in reserve at the beginning of the year.

Percent for Reserve Percentage of replacement cost to be included in the reserve. For some components, only partial repair or replacement will be required.

Remaining Life Estimated remaining life in years based on visual assessment.

Total Contribution The annual contribution to the reserve plus interest earned.

Year of Acquisition The year of commissioning; start of use; completion of construction; or replacement of the common element.

SITEWORK

Acoustic Barrier Fence An exterior fence structure commonly constructed out of steel, wood or concrete designed to protect the adjacent area from noise pollution.

Asphalt Paving Consists of asphalt binder and mineral aggregate mixed together then laid down in layers and compacted that generally comprise roadways, driveways or walkways.

APPENDIX - GLOSSARY

Brick Piers An upright support for a structure, such as an arch or wall, made of masonry brick.

Carport Commonly found with two walls, it can be freestanding or attached to a building’s wall and it offers limited protection from the elements to vehicles.

Concrete Curbs Designed and installed along asphalt roadways and parking areas.

Concrete Entrance Slabs A raised concrete step, or set of steps, leading to the entrance of a building.

Concrete Sidewalks Designed for pedestrian traffic and often located running alongside a road or between units.

Decorative Fencing A freestanding structure used to enhance the appearance of a property, garden or other landscaping.

Exterior Shed A single storey structure, usually in the back garden, used for storage, hobbies or workshop.

Foundation Weeping Tiles A pipe that is made of porous material and used for underground drainage.

Garage Air Shafts A vertical space which allows fresh air to enter the interior of the garage and removes stale air.

Precast Unit Pavers Usually used for hard landscaping, it is a form of paving with multi-sized and multicoloured concrete pavers.

Landscaping Elements, such as plants, landforms, or structures that modify the visual features of an area of land.

Mail Kiosk An open or enclosed structure designed to house the letter boxes for a group of buildings.

Metal Gate A point of entry to a space that is enclosed by a fence and is used to control access to the space.

Metal Guard Rail A structure designed to keep people from accidentally straying from safe boundaries (i.e. around balconies).

Patio Slabs Concrete pieces/slabs commonly used in exterior landscaping applications.

Perimeter Fencing Consists typically of wood and installed along the perimeter of an area to prevent access.

Playground Equipment An area designed for children to play freely (i.e. swings, slides, benches, etc).

Privacy Fencing Consists typically of wood and designed to prevent neighbours/outsiders from seeing onto a property.

Retaining Walls A retaining wall is a structure that holds back soil or rock from a building, structure or area.

Site Lighting Light fixtures installed on buildings or light standards installed throughout the site illuminating the site/area.

Site Signage Graphic images or text designed to display information on the site (i.e. no parking, etc).

BUILDING COMPONENTS

Balcony A platform that protrudes from the side of a building, usually from the upper floors, and enclosed with a railing or guard rail.

Built-Up Roofing system A type of flat roof system using built up layers of asphalt; tar and gravel with various air and vapour barriers.

Deck A floor that is connected to the building but is constructed outdoors and elevated above the ground.

Downspouts Water collected by the eavestrough is transferred to a collection system via the downspout.

Eavestroughs A narrow channel which collects and diverts water away from the building

Entrance Doors & Frames A single rigid panel with hinges that allows it to swing in one direction only and is used to gain access into the front of a building.

Entrance Storm Doors A door that is installed on the exterior side of an entrance door to protect it from bad weather and allows for ventilation.

Exterior Painting Refers to paint on the exterior common element components, (i.e. posts, railings, garage doors, trim, etc).

Exterior Walls -EIFS

An acronym for Exterior Insulation and Finish Systems. EIFS consists of several layers that provide waterproofing and an insulated finished exterior surface.

Exterior Walls- Stucco A coating for exterior or interior walls that is applied wet and hardens when it dries. It is made of aggregate, a binder and water.

Exterior Walls-Brickwork Brickwork masonry is produced when bricks and mortar are used to build up structures such as walls and chimneys.

Exterior Walls-Stone

Veneer An easy to install panel replicated to look like natural stacked stone.

Exterior Walls-Vinyl

Siding

An exterior cladding material which is an engineered product, manufactured primarily from polyvinyl chloride (PVC).

Fascia A vertical board that caps the rafters on the outside of a building and usually holds the eavestrough.

Flashing A piece of impervious material that prevents water from entering the building through a joint or angle.

Foundation Slabs and

Walls

The weight of the structure is transferred down the concrete walls and columns to the soil through a concrete slab placed at the surface.

Garage Doors & Frames A door to the garage that is usually sectional, upward-acting, self-storing and large enough to allow the passage of a vehicle.

Lintel A horizontal beam that supports the building’s cladding above a door or window opening.

IGU (Insulated Glass Unit) Double or triple glass window panes, separated by air (or a gas filled space) to reduce heat transfer across a part of the building envelope.

Mansard A style of roof that has two slopes on each side of the building where the lower part is at a steeper, almost vertical, slope.

Mastic Traffic Topping A surfacing material that is deformation resistant and durable which makes it suitable for suspended slabs and ramps in garages.

Party Walls A dividing partition that spans from the foundation to the parapet that is made of fire resistant material and is placed between two adjoining buildings or units.

Perimeter

Sealants/Caulking

A process used to seal the joints within the building envelope against water, air, dust, insects, etc., typically at window/door openings.

Roofing-Asphalt Shingles A type of roof shingle used to cover the uppermost part of a building.

Shear Walls A concrete wall comprised of braced panels that provides lateral resistance against wind and earthquakes to a building.

Skylights A window or dome that is installed in the roof of a building that allows light into the room underneath.

Sliding (Patio) Doors &

Frames A glass door that slides open on a track usually to the back garden or patio.

Soffit The finished surface below the rafters and fascia.

Splash Pads Usually a concrete trough located at the base of the downspouts to direct rain water away from the building.

Swing Doors and Frames A door that has hinges that allows it to swing open.

Terrace An outdoor extension of the building that is above ground level and is open to the sky.

Wall Damp Proofing A protective measure that is applied to the exterior surface of a building’s foundation walls.

Weep Holes Small holes in the exterior wall designed to allow air flow and drainage of water. Plastic perforated covers are usually installed to prevent insect infestations.

Windows An opening that allows the passage of light and, if not closed or sealed, air and sound. Windows are usually glazed and held in place with frames.

Appendices


APPENDIX F

J.R. ALEXANDRE BOUCHARD P.Eng.

Curriculum Vitae Updated 150611

Page 1 of 3

ACADEMIC TRAINING AND EXPERIENCE

2012 Educational Program Innovations Center (EPIC) Building Condition Assessment 4-Day Seminar

2010 Total Capital Planning Solutions, Asset Validation (AVS) Certification 2010 Building Products University (BPU), Roofing Systems 101 2008 Bachelor of Engineering from Université de Moncton (Moncton, New Brunswick)

PROFESSIONAL AFFILIATIONS

Personal membership and/or certification is held in the following associations and organizations: Association of Professional Engineers & Geoscientists of British Columbia (APEGBC)

Professional Engineers Ontario (PEO)

Member of the Condominium Homeowners Association (CHOA)

Member of the Professional Association of Managing Agents (PAMA)

Member of the British Columbia Building Envelope Council (BCBEC)

PRACTICAL EXPERIENCE

2014 - Present BEST CONSULTANTS MARTIN GERSKUP ARCHITECT INC. Senior Manager – Building Science Division 2012 - Present BEST CONSULTANTS BUILDING SCIENCE ENGINEERING INC. Managing Partner 2006 - 2011 STANTEC CONSULTING LTD. (Formerly Jacques Whitford Ltd.) Project Engineer & Facility Assessor 2005 NEW BRUNSWICK DEPARTMENT OF ENVIRONMENT &

LOCAL GOVERNMENTS Remediation Branch (Summer Work term)

ARTICLES & LECTURES Inspection, Assessment, Repairs and Maintenance of Buildings

Building Condition Assessments

Strata/Condominium Specific Repairs/Maintenance Considerations

Capital Planning, Reserve Fund Studies (a.k.a. Depreciation Reports)

Construction Warranty Reviews



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WORK EXPERIENCE SENIOR MANAGER – BUILDING SCIENCE DIVISION 2014 - PRESENT BEST Consultants Martin Gerskup Architect Inc. Responsible for the overseeing of the production and review of Reserve Fund Studies,

Building Condition Assessments, and Performance Audits prepared by BEST Consultants Martin Gerskup Architect Inc. Areas of expertise include building condition assessment, reserve fund studies, capital planning, technical reporting and project management. Represents the firm at conventions and seminars, and develops liaison with other organizations and professionals. Responsible for the delivery of presentations and seminars to clients and industry professionals on an on-going basis.

MANAGING PARTNER 2012 - PRESENT BEST Consultants Building Science Engineering Inc. Co-founder of BEST Consultants Building Science Engineering Inc. in 2012. Responsible for

the management and local operations of the firm including promotion and networking with other professionals and organizations in western Canada. Areas of expertise include building condition assessment, reserve fund studies (also known as depreciation reports), capital planning, technical reporting and project management. Represents the firm at conventions and seminars, and develops liaison with other organizations and professionals. Responsible for the delivery of presentations and seminars to clients and industry professionals on an on-going basis

PROJECT ENGINEER & FACILITY ASSESSOR 2006 - 2011

Stantec Consulting Ltd. (formerly Jacques Whitford Ltd.) Responsible for conducting field work, technical reporting and project coordination in both the

fields of facility assessment and environmental remediation. Facility assessment included conducting building condition assessments, reserve fund studies, capital planning, technical reporting & providing recommendations. The work was conducted either as a generalist or a mechanical/electrical systems specialist of over 160 structures located throughout Canada. Environmental remediation included field supervision, field soil, water & air sampling programs, interpretation of laboratory analysis, technical reporting & providing recommendations as part of environmental site assessments, monitoring programs, remediation and site decommissioning projects. Represented the firm at conventions and seminars as well as developed liaison with other organizations in both the fields of facility assessment and environmental remediation.

STUDENT POSITION – REMEDIATION BRANCH Summer 2005

New Brunswick Department of Environment & Local Governments

Responsible for completing preliminary review of environmental remediation submission reports as per regulatory guidelines. Also responsible for compilation of various databases.



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TYPES OF PROJECTS Commercial Building Condition Assessment & Capital Planning Commercial Building Investigation Commercial Building Construction Field Review

Strata/Condominium Building Condition Assessment & Capital Planning Strata/Condominium Building Investigation Strata/Condominium Construction Field Review Social Housing Building Condition Assessment & Capital Planning Social Housing Building Investigation Social Housing Construction Field Review Residential Building Condition Assessment & Capital Planning Residential Building Investigation Residential Building Construction Field Review Industrial Building Condition Assessment & Capital Planning

Institutional Building Condition Assessment & Capital Planning

Government Assets Building Condition Assessments & Capital Planning

MARTIN GERSKUP B. Arch., OAA, MAIBC, MRAIC


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ACADEMIC TRAINING AND EXPERIENCE

2012 Membership to AIBC 2011 RAIC Summer Course in the Restoration of Historic Buildings and Innovative Sustainable Practices in Design

(Department of Architecture University of Ferrara, Italy) 2010 RAIC Scholarship in Verona, Italy (Marmomacc “Designing with Natural Stone”) 2002 Member of Council Ontario Association of Architects (OAA) 1994 Certificate of Practice OAA 1988 Membership to OAA & MRAIC 1985 Bachelor of Architecture from University of Toronto 1983 Architecture in Florence, Italy (University of Toronto Study Abroad Program)

PROFESSIONAL AFFILIATIONS

Personal membership and/or certification is held in the following associations and organizations: Ontario Association of Architects (OAA) Architectural Institute of British Columbia (AIBC) Royal Architectural Institute of Canada (RAIC) Member of Council of OAA (2002-2005) Member of ULC Committee on Thermal Insulation Past Member of CSA Committee on Masonry Construction for Buildings President of the Ontario Building Envelope Council (1993-1994) Director of the Ontario Building Envelope Council (1991-1997) Part 5 Code Committee for 1997 Ontario Building Code Steering Committee Member of the Condominium Construction Guide 1995 American Society for Testing and Materials (ASTM) National Fire Protection Association (NFPA) Member of the Association of Condominium Managers of Ontario (ACMO) Past Member of the Ontario Non-Profit Housing Association (ONPHA)

PRACTICAL EXPERIENCE

1992 - Present BEST CONSULTANTS MARTIN GERSKUP ARCHITECT INC. Principal 1988 - 1992 CONSTRUCTION CONTROL GROUP Vice President of Building Science and Technology 1985 - 1988 JOSEPH GERSKUP – ARCHITECT Project Manager 1980 & 1981 ONTARIO MINISTRY OF HOUSING



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Department of Maintenance and Engineering (Summer)

WORK EXPERIENCE PRESIDENT 1992 - PRESENT BEST Consultants Martin Gerskup Architect Inc. Founded the consulting firm of Building Envelope Science & Technology Consultants Inc. in

December of 1992; BEST Consultants Martin Gerskup Architect Inc. in 2002; and BEST Consultants Building Science Engineering Inc. in 2012. Responsible for the overall management of the firm including promotion and the development of liaison with other professionals and organizations. Areas of expertise include building envelope design review, assessment of air and vapour barriers, thermal insulation evaluations, design of high insulation technology window systems, building failure investigations, litigation support services, preparation of specifications and contract documents for repair work, reserve fund studies, and the resolution of complex technical problems in the field both during and after construction. Represents the firm at conventions and seminars, and developed liaison with other organizations. Responsible for the delivery of presentations and seminars to members of the profession on an on-going basis. Membership on several technical committees including CSA A371, CSA A801, the Steering Committee of the Condominium Construction Guide 1995, Part 5 Code Committee for the 1997 Ontario Building Code, and ULC Committee on Thermal Insulation. President of the Ontario Building Envelope Council (1993 - 1994). Assistant Adjunct Professor at University of Toronto Faculty of Architecture, Landscape and Design (1999-2001) and for the Faculty of Engineering and Applied Science at Ryerson University (2002). Member of Council Ontario Association of Architects (2003 to Present).

VICE PRESIDENT 1988 - 1992 Construction Control Group Consulting Engineers - Building Science and Technology Responsible for general management of the day-to-day activities of the office including the

administration and direction of staff, approving policies and programs, synthesizing and analyzing technical information. Directed work of project managers and presided over seven hundred projects. Carried out two hundred investigations and wrote over one hundred expert reports. Successfully resolved a variety of complex technical problems encountered in the field during construction, together with the preparation of specifications and contracts for repair work. Represented the firm at conventions and seminars, and developed liaison with other organizations. Responsible for the delivery of presentations & seminars to members of the profession on an on-going basis.

ARCHITECT 1985 - 1988 Joseph Gerskup Architect Carried out approximately 50 residential, commercial and institutional projects, prepared

feasibility studies, conducted Technical Audits and reserve fund studies, attended meetings with clients, consultants, and authorities having jurisdiction. Assembled tender documents, carried out site review/contract administration.

ARCHITECTURAL DRAFTER 1980 + 1981 The Ministry of Housing, Maintenance and Engineering Branch



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SUMMARY OF EXPERIENCE

Pre-construction Appearances before

Committee of Adjustment

Building Commissioning

Computer Renderings Building Envelope

Design Development

Building Envelope Design Review

Condition Surveys Construction Quality

Control Programs Coordination of

Working Drawings Cost Estimates Design Reviews

Feasibility Studies Maintenance Audits Meetings with

Municipal Bodies (Planning, Zoning, Site

Plan, Fire Safety, Building Permit)

Preparation of colour boards and schedules

During Construction Air Barrier Review Caulking Review Curtain Wall Review Digital Documentation EIFS Review Expansion Joints Exterior Cladding

Review

Fire Separation Review

Firestopping Review Insulation Review Payment Certification Precast Concrete

Review Project Monitoring TARION FRC Review

Roofing Review Shop Drawing Review Site Review and

Reporting Quality Control

Programs Waterproofing Review

Following Construction Air Leakage

Investigations Arbitrations Balcony Surveys Balcony Restoration Brick Investigations Brick Restoration Building Condition

Assessments Building Failure

Investigations Claim Analysis Conciliations Condensation

Investigations Contracts for Repairs

Curtain Wall Investigations

Curtain Wall Repairs Expert Testimony Facility Condition

Assessments Insurance Claims Investigative Repairs Leakage Investigations Litigation Support

Services Maintenance Audits Mediations Performance Audits Pre-purchase Review Recladding Rent Review Hearings

Repair Specifications Reserve Fund Study Roofing Assessment Roofing Replacement Technical Audits Tendering for Repairs Thermal Evaluations Parking Garage

Investigations Parking Garage

Restoration Water Leakage

Investigations Window Evaluation Window Repairs Window Replacement



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TYPES OF PROJECTS Commercial Building Investigation & Retrofit Commercial Building Restoration Commercial Building Renovations and Field Review Institutional Building Investigation & Retrofit Institutional Building Restoration Institutional Building Renovations and Field Review Residential Lowrise Building Investigation and Retrofit Residential Highrise Buildings Investigation and Retrofit Residential Renovations and Field Review Curtain Wall Assessment and Repair Recladding Research and Lecturing Window Assessment and Retrofit Curtain Wall Cladding Design Renderings Granite Cladding Design Renderings Entrance Canopy Design Renderings

RESEARCH & LECTURES Inspection, Appraisal, Repairs and Maintenance of Buildings Construction Methods and Materials Construction, Maintenance and Restoration of Buildings & Structures Design Errors, Construction Mistakes & Building Failures Building Envelope Repair and Maintenance Management Construction Claims Building Façade Maintenance, Repair and Inspection Preventative Maintenance of Buildings Building Condition Assessment Site Management, Documentation and Contract Close-out EIFS Review & Assessment Construction Quality Control & Assurance

Documents

Depreciation Report - Cotton Ridge RFS_BCS1844-Cotton Ridge.pdfand/or replacement of common property components and assets of the corporation. These components typically include but