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Champlain Towers

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The Surfside, Florida Champlain Towers condominium collapse was a cause of great anguish. The loss of life seems so unnecessary when disasters like these strike, where from all appearances, it is caused by human error and so very preventable. Although the engineering and legal investigations will take some time to reach any conclusion on a cause, what is known so far suggests a tragedy that need not have occurred. One can only hope that the victims within suffered as little as possible. 

As of this time, the overwhelming focus of the news reports and opinions have been on the state of the building and possible issues with its construction. The most striking aspect of the reporting to me is a building receiving a report noting they required $9 to $12 million dollars of repair. My immediate thought is: how do they get to that point?

Those of us in the building restoration industry recognize this is a large number. We imagine the size of the project it would take to spend that amount of money – and when we apply it to a building like Champlain Towers it suggests there were serious, serious issues. 

Florida buildings must withstand a severe environment – and not just from the occasional hurricane. On a daily basis they are exposed to the salt-laden, wind-driven spray from the ocean. In the particular area of Champlain Towers, King Tides regularly inundated the ground with salty ocean water. This brings a unique range of chemicals to which concrete is susceptible – such as sulphates which weaken the concrete, and chlorides. Coral aggregate found in Florida concrete – particularly in buildings of this age – is another factor. Again, more chlorides.

Chlorides accelerate the corrosion of the reinforcing steel or rebar that makes concrete strong enough for buildings. Once that corrosion begins the expansive forces can severely damage the surrounding concrete. Then add the high humidity and frequent rains of South Florida to this cocktail. All of this moisture results in a process called carbonation, which further degrades concrete over time. Add all these ingredients together and it creates a recipe for concrete deterioration. 

These problems have long been long-known in Florida. An example for such deterioration are ocean-facing balconies, which are known trouble-spots as they tend to collect and hold salty ocean spray. So it was not entirely surprising that the ocean-facing portion of the Champlain condominium collapsed first. Additionally, the report of a resident observing the swimming pool disappear into the parking garage supports the engineering report that spoke to the significant concrete deterioration around the pool deck area.

In Ontario, the Elliot Lake Mall collapse also resulted from a similar lack of proper maintenance. In both disasters, the custodians of the building kicked-the-can-down-the-road when it came to addressing observed problems. We aren’t yet aware of what prior reports were levied against the Champlain Condominiums, but in the case of the Elliot Lake mall, owner after owner elected to not implement significant repair recommendations. As mentioned before, the Champlain Condominiums reached a level requiring up to $12 million in repairs – and that was from three years ago! The situation would suggest a similar attitude in play – neglect or unwillingness to do the necessary work – to do the job right!

Bad habits like trying to look responsible by not spending money, not wanting to delay an opening, refusing to swing around for another shot at the runway, failing to question what appears to be a short-sighted decision, or not maintaining a reasonable course of action because it might create inconveniences – all of these attitudes can play a role in charting a course towards disaster.

In Florida we are aware that engineering reports were submitted to the local municipality – at least the most recent report was. In Canada at least, submitting reports to the local Building Department only became a reality – for public buildings anyway – in the wake of the Elliot Lake Mall collapse. In this way Engineers inspecting a building are able to build on the understanding and work of previous investigators. The practice of building owners finding a report that they favour should end.

A major difference between the Florida condominium requirements and those in Ontario should give comfort to all condominium owners here. In Ontario, a Reserve Fund Study is not an option as it is in Florida. Despite many shortfalls and poorly developed Reserve Fund plans, most Ontario condominium corporations at least have a plan in place and have some money to spend on necessary and planned repair projects. Planned and preventative maintenance is made into an ongoing activity. In such a planning regime, repairs are to be anticipated, not avoided. It is therefore increasingly rare in Ontario for buildings to have the kind of deficits that lead up to the South Side Towers disaster.

To sum up, what the Champlain Towers collapse has clearly highlighted is the need to address building issues before they become too big to address, or risk turning into a tragedy. An engineering review of all building components is therefore an essential element for preventative maintenance. Although the Condominium Act permits Reserve fund plans to be developed by qualified persons other than engineers – an engineering review is a critical component for long-term building health and safety. An engineering review entails a comprehensive depth of analysis that can determine the impacts of issues such as corrosion on structural safety and effective measures to avoid them. Moreover, a well-developed Reserve Fund will add value to a building over time by reducing the risk of special assessments, improving curb appeal, and reducing overall fee contributions through effective cash flow analysis and reduced operating costs.

Your Building Engineer is a critical component to your building’s health and long-term value. Use them wisely!

Building Electrical Systems

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Electrical systems? Who takes care of that? Property managers – did you know? 

Your building owns its hydro vault. As the Building Owner, you are responsible for the inspection and maintenance of your hydro vault. If you do not fulfill this responsibility, you will have breached your Customer Service Agreement with your hydro provider. In the event of any power failures associated with the vault, your building could be liable for associated damages and losses. 

Only licensed contractors and knowledgeable professionals are able to perform work in hydro vaults. Make sure your vault is reviewed annually, as part of your building’s fire safety inspection. Your hydro provider gives you one cost-free access to the vault each year, which should be coordinated with the fire safety and vault condition assessment.  This is especially critical for older buildings with older, underground electrical vaults. 

Although most building electrical systems have life spans that often exceed the times that most people reside in or manage a building, system or component failures can have significant cost and other impacts on the building. To reduce this risk it is important that major electrical equipment be properly maintained. Transformers switchgear and associated electrical system components should be cleaned on a regular basis. Cleaning may be required more often when equipment is located in a parking garage for example.

Proper maintenance, including maintaining a proper temperature in electrical rooms, is essential to the optimal performance of your buildings electrical systems. Regular maintenance, including cleaning, reduces the risk of catastrophic loss and associated insurance claims. Electrical systems review and maintenance is an essential part of the buildings maintenance plans. As such, these activities should be captured within its operational and/or Reserve Fund Plans.

2017 Year in Review

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2017 was another excellent and busy year in the buildings industry. The year got off to a slow start with the weather. It looked in February like it was going to be a beautiful and early Spring, however Mother Nature decided to rain from March through June, delaying the start of many construction projects and impacting many others. The run on effect lasted throughout spring impacting Construction and the availability of trades. This even affected my own home renovation.

As we look forward, Economists suggest that our economy is currently at full capacity. That means we will expect labor shortages and similar delays in construction as projects compete for limited resources. As always it is important to get ahead of this demand and have work priced early in the year.

Our staff continue to develop well. In his first year Geoff Carleton has provided light steel design design for EcoFRAME and our ongoing design work. Frances continues to provide good support to our clients’ construction projects and the smooth running of our building assessments.

We are grateful to be able to continue working with many of our long-standing clients. We enjoy the relationships that we form and the deep attachment and knowledge of our buildings that we develop over time. This connection allows us to improve building value over time, helping our clients improve their net worth.

Truman delivered approximately 2.5 million dollars of renovation projects this year including one major $450,000 garage restoration at a commercial condominium and an eventual $500,000 restoration of the exterior cladding at a triple tower residential complex. We also provided structural design services to projects with an estimated construction value of almost five million dollars. These projects are primarily residential, typically architectural design homes through the GTA and Ontario. A unique feature of our design capability includes light gauge steel using the EcoFRAME system, which can provide spans of up to 35 ft at a 16in joist depth. Truman has worked extensively with the owner to commercialize this product over the previous 2 years and is excited to see the first projects come to market in 2018.

Last year we also provided design management and project management services to a two and a half million dollar mechanical retrofit at two towers in Mississauga. The project includes replacements of major building systems as they have approached the end of their service life. Truman has worked with the board over the past two years to refine this project and to develop the reserve fund plan to extract the maximum value from the overall retrofit. Truman has provided continuous support and guidance to the board and the building owners throughout the process, including the adoption of a borrowing by law to achieve the board’s Financial objectives.

In general, our approach is to develop repair plans in keeping with the Owner’s facility and budget objectives, while maximizing long term value. TESI’s 2017 major projects include the following:

  • 1360 Glenanna Road, Pickering – Townhome roof replacements and repairs – $85,000
  • 1000 The Esplanade, Pickering – Garage leak investigations and repairs – $225,000.
  • 25 Telegram Mews and 4K Spadina, Toronto – Garage membrane repairs – $300,000.
  • 55 Delisle Avenue, Toronto – Driveway repairs and garage repairs – $150,000
  • 163-179 Bleecker St and 205 & 207 Wellesley St, Toronto – Condominium stair repairs – $125,000
  • 2750 14th Avenue, Markham – Major garage repairs including concrete repairs, drainage repairs, and electrical repairs – $400,000
    Complete garage restoration to address a failed roof membrane and significant concrete deterioration due to an asphalt overlay that had been installed 10 years ago. Work also included lighting repairs, exhaust improvements, and painting while maintaining the operation of the commercial condominium building. TESI also assisted the Board with renderings and design for a façade renewal project, to be undertaken in the near future.
  • 10 Dayspring Circle, Brampton – Condos exterior cladding repairs – $250,000
    TESI was asked to step in to provide technical and project guidance for an exterior envelope rehabilitation. Significant aspects of our service included ensuring proper materials specifications and use, coordination with materials suppliers to ensure complete warranty coverage to protect the Corporation’s investment, reviewing balcony glass failures and developing a balcony guard repair protocol, and investigating other moisture and air penetration issues. TESI developed a complete specification based on the Contractor’s original scope of work and extended that work to the other two buildings at the complex. TESI was also asked to deliver Reserve Fund Studies for the various corporation, in order to develop the best financial plan moving forward. This work included determining appropriate and cost-effective garage repairs, and to address site traffic and paving issues.
  • 32a Henry Lane, Toronto – Garage repairs and drainage improvements – $125,000
  • 268 Poplar Plains Road, Toronto – Hydro vault repairs – $300,000
    TESI applied both our unique structural design and repair expertise, along with our knowledge of Toronto Hydro repair standards to develop the repair of a severely deteriorated Hydro Vault. Unique aspects included the overall age of the structure, the vault location under the main entrance lobby and driveway, and to improve the older vault to meet current Toronto Hydro standards and ensure the Client’s compliance with the Toronto Hydro Servicing Agreement.

Click here for more project profiles.

Please contact us for more information on our project experience.

Building Durable Driveways: The Romans Did It, So Can You!

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This article has been published in the Condominium Manager Magazine summer 2017 issue!  You can read it in the online magazine here, or directly download the PDF version.

Money spent on the best landscape design and best stones will be wasted if the brand-new driveway shows wear after just a few years.  Especially if it needs to be re-done again within the Owners’ memory!  Good engineering design saves your money.

A well designed and durable entrance driveway significantly increases the curb appeal of any home.  Take the example of a condominium, where many people use and see the entranceway.  The driveway welcomes people to the building, directs vehicles and pedestrians, and sets up visitors to enjoy their arrival and departure.

Rome was famous for its roadway network.  Wikipedia tells us that “At the peak of Rome’s development, no fewer than 29 great military highways radiated from the capital, and the late Empire’s 113 provinces were interconnected by 372 great roads. The whole comprised more than 400,000 kilometres (250,000 miles) of roads, of which over 80,500 kilometres (50,000 mi) were stone-paved.” This is an incredible amount of construction!  They must have had methods that worked.

Not only are the roads legendary, many survive to this day.  However, most are likely below current roadways, serving as durable bases.  The roads were designed for durability, because no one wants to perform construction maintenance by hand, more frequently than necessary.

Their construction process:

  • dig down to hard surface (preferably bedrock)
  • pack gravel backfill
  • overlay with a rubble concrete made of stones: ceramic and lime; fine concrete using crushed ceramic and lime
  • lay the roadbed
  • use large stones set in pozzolanic concrete

The durability comes from the entirety of the construction.  The roads were graded to promote drainage and often had ditches and methods to control water.  They had curbs to control erosion.  The road surface was tightly laid and sealed with concrete and was supported on a firm base that was also water resistant.  This sat on a drainage layer that would accommodate groundwater and freeze-thaw effects.  Since this layer was overlain by concrete, fine sand would not wash from the roadway above and clog the gravel bed.

Roman concrete was also unique as it relied heavily on pozzolans, which are by-products of volcanic activity.  Pozzolanic concrete has a much lower heat of hydration than modern Portland cement concretes, meaning there is less heat given off as it sets. This means that there is less expansion due to the heat, and therefore less micro cracking. Therefore, Pozzolanic concrete is also less permeable than Portland concretes.  In fact, pozzolans such as fly ash are used to improve modern concrete’s resistance to chloride penetration, due to the reduced permeability.

The Romans also used pozzolanic concrete for their floors – to lay their travertine tiles, much like we do today.  Interestingly, the Colosseum in Rome is constructed almost entirely out of travertine. Fun fact: Travertine’s Latin name is Lapis Tiburtinus, meaning Tibur stone, for the ancient Roman city where it was quarried, which is now known as Tivoli.  This pozzolanic concrete was very durable due to the reduced micro-cracking and permeability.

Another secret to Roman durability is climate. Those roads did not experience the effects of a -35oC Canadian winter, or Southern Ontario’s freeze-thaw cycles.

So, what can we learn from the Romans?

  • solid base
  • drainage layer, sealed in (typically using filter fabric)
  • concrete base
  • paved surface with durable joint mortar

This makes sense, and underpins good driveway design.   However, there is a critical difference: In Canada, the harsh winters present another challenge with de-icing efforts (salt, chemicals, heat) and deep freeze thaw cycles.  This cycling has the effect of inducing cracking in the driveway surfaces, as they move due to the significant differences in temperature between summer and winter in Canada, and often on a daily basis.  Once cracks are present, water sitting in those cracks freezes and furthers damage, around the cracks.  Water that gets below a paved surface will expand up to ten times when it freezes, heaving surfaces, even when placed on concrete substrates.

The trick then, is to manage the water and not allow it below the finished surface.  Proper slopes for drainage are a necessity – and those drains must be kept clear.  It is critical for long term durability that water cannot get below a paved surface.  This is especially true of a stone or tiled surface, where the stones can become loose, creating tripping hazards.  It is therefore important to control overall cracking of the driveway itself, by understanding and providing for the thermal movements caused by the seasons.

It is important to control the cracking of the joints in the paved surface, by selecting a high performance grout material and ensuring it is properly installed and cured.  In order to limit moisture under the stones, possibly between the stones and a concrete bed, an adhesive can be used instead of a mortar.  The adhesive is applied in a continuous bed, which does not allow any gaps under the stone, by back-buttering the stone prior to laying into the adhesive that has been troweled onto the concrete.

Case Study:  11 storey condominium in mid-town Toronto

The main entrance driveway paving stones were showing signs of wear after eight years of use.  The building experienced sinkholes along the edge of the garage roof slab due to deteriorating formwork left in the ground after construction.  The sinkholes were of particular concern under the main entrance driveway.  Although about 70% of the driveway was on the garage roof slab, a significant section of the driveway was directly over the edge of the roof slab and the sinkholes.  Ongoing efforts to fill sinkholes were not satisfactory.  The Board agreed that a concrete slab should be installed below the new paving surface.  The concrete slab was designed to cantilever over the edge of the garage roof slab in the event any future sinkholes appeared.

However, as in ancient Rome, the first improvement was to dig down to expose the sinkhole and fill to solid using compacted gravel.   Lean concrete was installed along the edge of the roof slab as a “plug”, prior to installation of the new concrete slab.  This concrete slab was poured in sections, the two ends and middle of the curved driveway were first, and the middle sections last.  Glass Fibre Reinforced Polymer (GFRP) reinforcing bars were placed across the pour joints and were also used to reinforce the cantilever.  Since the driveway would be subject to de-icing salts the GFRP bars will not corrode as steel bars would.  The concrete was reinforced with polymer fibres at a rate that optimized the bending strength of the slab.  The concrete was a non-shrink mix, and was continuously wet cured with burlap for at least four days.   Prior to laying the stone, there was not one crack, despite being poured in August.

The granite paving stones, sourced from China, were installed starting at one end by first ensuring they would be level using small neoprene shims.  They were then back buttered, and laid in a solid bed of adhesive.  The adhesive was not troweled like normal toothed trowelled tiles.  Instead, it was installed as a solid, moisture resistant layer which provides continuous support for the paving stone.  The joints in the stone were filled with high performance (non-shrink) grout.

The driveway has performed well over the first winter.  It has added significant curb appeal to the building and is one of the first projects in Toronto, installed using the adhesive method.

Whether the driveway survives to the next millennia remains to be seen!

Obligation to Repair Leaks

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Are you doing enough to protect your corporation? 

In the Fall edition of CM Magazine, a legal case review by Eric Laxton of Chappell Partners LLP discusses Ryan v. York Condominium Corporation No. 340, 2016 ONSC 2470 (April 2016).  The case illustrates the duty a Condominium Corporation (delivered by the Property Manager) owes to each Owner to address moisture penetration in a timely manner, and to ensure that repairs are indeed effective.  The court decision affirmed an Owner’s right to appeal to the Superior Court in cases where the actions of the Corporation are not effective.  This is usually the end result of an ongoing dispute and will leave lingering acrimony among residents and between the Owner and the Board. Although a resolution is reached, sometimes by legal edict, there is another way.

What have You tried?  Called your trusted contractor?  Sent the building Superintendent to hazard a few guesses?  Sometimes, a repair is obvious, but in the case of issues that lead to legal action, the obvious answer does not resolve the issue.  Difficult to resolve leaks are typically the result of more complex leakage pathways and under conditions that cannot easily be mimicked. It is important to have a complete understanding of the issue, know how the building is constructed, and have the patience to identify leakage pathways in order to reach a permanent resolution.

Don’t be fooled by false bravado.  Resolving moisture penetration issues requires a careful analysis of the timing of the event, the wind direction, rain intensity and building orientation.  This may even require reviewing historical weather records to confirm conditions, including wind information.  Speaking directly to the person affected by the issue can reveal more detailed information than has been communicated to the Property Manager.  The affected resident KNOWS when it happens – they live it.

It also helps to have xray vision.  Or at least an understanding of the wall or window construction that will enable an assessment of the potential pathways that moisture can travel.  Dissimilar materials, junctions in types of construction or window systems, and building geometry all presents areas where moisture management details are difficult to implement, or where normal building aging can impact construction durability. 

Although water is still acted on by gravity, wind pressures have a significant impact on how or even whether moisture is drawn into a building.  Wind and rain intensity also make a difference, and often small gaps and holes can permit large amounts of moisture to enter a building under certain driving rain, or even melting, conditions.  For this reason, testing must occur under similar conditions.  It is not enough to simply apply water using a hose, and any water test must be of sufficient duration to mimic the large amounts of moisture present during an environmental event.  It is difficult to mimic Mother Nature without using a fire hose!

During a water test, a methodological approach is needed to properly identify the leak source.   From the understanding of the building construction, the tester can determine an approach to applying water that will systematically eliminate potential pathways.  The time at each location is critical; the tester must allow sufficient time to know that once water is detected that it came from that source.  Sometimes it can take an hour for water to appear, and if the tester has changed locations, a false conclusion could be reached.

Part of a complete approach is to repair the defect, sometimes temporarily, and then re-test. This ensures that the repair was complete and successful.  Often with difficult repairs, re-testing is the only way to ensure they are successful.  A complete test will include the right tools to mimic the wind driven rain conditions, and to assess the performance of the building envelope and its impact on interior conditions. 

Has your roofer recommended full replacement?  Does it seem too soon to replace shingles again?  Is there “that owner” that is always experiencing water issues?  Our expert approach guarantees success. Contact us.

One poignant recent success was in a suite where the owner had her baseboards in the living room off for almost two full years, some six years after the building had been constructed and occupied.  Moisture penetration had been occurring the entire time, and the Owner was fed up with repairs.  Past repairs had not addressed the issue.  It took testing and repairing FOUR different issues related to the wall construction and patio door system installation, over a period of 3 months, to fully address all moisture penetration issues.

Another significant success involved an Owner’s master bedroom that had flooded regularly for eight years, despite multiple repair attempts.  This had led to this Owner becoming elected to the Board and applying significant pressure to the property manager and other Board members, straining relationships at the Corporation.  Our calm and measured approach identified and resolved three separate issues relating to the masonry wall construction, and a unique “window washing” feature of the aging window systems.

In both cases, a disciplined approach to water testing, including suite depressurization and the methodological application of water was necessary to identify the sources of moisture penetration.  Re-testing after repairs was important to ensuring the complete resolution of each source.  A patient and consistent approach revealed the underlying building construction issues creating each source.  Thorough knowledge of building components and repair detailing resulted in a successful resolution.

“Truman Engineering Services was referred to PCC392 approximately 5 to 6 years ago as a result of unsuccessful attempts from contractors and other engineering firms to address continual leaking in our underground garage and suites.  The Corporation have invested significiant amounts of time and money but there were still continually leaks frustrating not only owners but the Board of Directors and managment.  Since the recommendation of Truman Engineering Services and their arrival on site with their professional, methodical, attention to detail and constant communciation with the Board of Directors and management their services have been invaluable in reaching our goal in addressing major leaks in the infra structure of our underground garage.  We are presenting working on the leaks in our suites, but we have no doubt that we will reach the goal we want and we can recommend their service without reservation.”

Pauline Reynolds ,Property Manager – PCC392