Our Project Strategy
How does our commitment translate to project success?
We love buildings! The amount of time our society spends indoors has increased dramatically over the past 100 years. We now spend the majority of our time enjoying the comforts of a controlled environment for work, rest and play. As we continue to spend more time indoors our expectations for their performance, comfort and functionality also increase. These demands have given rise to wave of technical knowledge, products and services aimed at the real estate market.
Truman Engineering Services has extensive experience in building restoration, repair, and renovation on the interior and exterior of all types of buildings. We are focused on connecting our clients to this experience and knowledge through a collaborative and open project process designed to first understand their objects and then to map those objectives onto the necessary construction processes. Connecting our clients to this knowledge and expertise doesn’t end with the project. By staying connected our clients maintain a strong strategic advantage.
Examples of our sensible approach
Concrete Repair
Concrete rehabilitation requires repairs to be effected in a manner that reduces the potential for further deterioration and restores the structural integrity of the system. The traditional “cut-and-patch” method requires diligent preparation of concrete removals, cleaning reinforcing steel and providing new concrete. This method introduces the embedded reinforcing steel to different environments along its length, promoting further corrosion and associated concrete deterioration. It also does not fully address concrete problems elsewhere in the structure.
To reduce this so-called “halo-effect”, a strategy of interrupting the corrosion cell by epoxy coating the exposed reinforcing steel is often employed. The success of this approach depends on the ability of the contractor and the quality control employed by the field reviewer. The chances of success are further improved by addressing another component of the corrosion process: moisture. The “belts and suspenders” approach is to epoxy coat exposed reinforcing steel, then limit exposure to moisture by applying membranes or coatings. This approach also serves to slow deterioration in other areas of the structure.
In addition, alternative technologies to passivate the structure and improve repair performance are available and are analysed to maximize Client value where applicable.
Comprehensive Strategy
Simply repairing existing deterioration is insufficient without a long-term strategy in place to limit future repair costs and improve the long-term asset value. Understanding the existing nature of the structure through investigation and testing allows us to assess whether mitigation strategies will extend the life of the garage. Once repairs have begun, it is typical that traditional repairs need to be effected on a recurring basis, sometimes every 3-5 years, to address ongoing deterioration.
Visual Survey
A visual review identifies gross areas and types of defects. Repair extents are estimated using hammer-tap and chain-drag and compared to similar projects to develop accurate project budgets.
Carbonation Testing
The normally high pH of concrete protects embedded reinforcing steel, passivating the corrosion process. Over time, concrete chemically reacts with atmospheric carbon dioxide, reducing the concrete’s pH to a level that can support corrosion in the presence of sufficient moisture and oxygen.
Once carbonation reaches the level of reinforcing steel, corrosion and subsequent concrete deterioration occur within a relatively short time frame. The rate of carbonation is such that a 25-year old building may see widespread carbonation at the depth of reinforcing steel, depending on the quality of the original concrete.
Testing will reveal the depth of carbonation, quality of concrete and assist in devising mitigating measures, such as anti-carbonation coatings and reducing exposure to moisture.
Hairline and shrinkage cracks on the undersides of the concrete slabs accelerate carbonation penetration and present a particular concern where cracks are present over embedded reinforcing.
We believe understanding Client requirements and restraints, combined with a complete assessment and strategy to mitigate garage deterioration, will provide the greatest benefit and investment on your project expenditures.
As part of our services on every project project, we will perform the following review to develop a comprehensive repair and maintenance strategy.
Drawing Review
Original structural drawings are required to develop the repair details and shoring requirements. They are also useful to assess how the structural elements are intended to work and the quality of the originally specified materials.
Chloride Testing
Chlorides are a significant problem in concrete, as they act to both initiate and accelerate the corrosion process. Chlorides are a common problem in parking garages, where they are either applied as de-icing chemicals or drip from slush-laden vehicles during the winter. Chlorides migrate through the concrete, often reaching the depth of reinforcing steel within 10-20 years of exposure, depending on concrete quality and finish.
The most severe effects occur with varying chloride concentrations along the length of embedded reinforcing steel, creating significant differences in corrosion potentials, linked by the steel – a prime requirement for establishing a severe corrosion cell. In addition, carbonation and chlorides act synergistically to initiate and accelerate corrosion.
Chlorides should be evaluated by obtaining concrete cores for laboratory analysis.
Half-Cell Testing
Another tool to determine the health of a structure is to assess the corrosion activity potential of the slab via half-cell testing. This test measures the electrical capacity of the concrete to support corrosion and when used in conjunction with chloride and carbonation testing, provide a clear indication of the right repair strategy.
High corrosion potentials throughout the slab may indicate the need for additional mitigation measures to restore the pH balance of the concrete and reduce corrosion potential, or to protect it from further exposure to moisture – a critical ingredient in the corrosion process.
This test is also useful as an indication of the effectiveness of the chosen strategy once repairs are complete.
Reserve Fund Studies
The process of developing the Reserve Fund Plan involves both art and science – the science involved in quantifying and evaluating Reserve Components and the art of developing the best approach to these projects in light of the Corporation’s objectives.
The primary responsibility of the Board of Directors is to maintain, protect and enhance the assets of the corporation, in keeping with Unit Owner objectives. As the Corporation’s physical assets age and deteriorate, it is important to accumulate financial assets to offset required maintenance or repairs. The Reserve Fund Plan is the document that helps keep the physical and financial assets of the Corporation in balance. The Reserve Fund Plan is a budget planning document, used by the Board to develop the Corporation’s financial plan.
The basic objective of the Reserve Plan is to provide a plan to collect funds at a stable rate to offset the irregular Planned Expenditures, ensuring current and future Owners pay their fair share.
Today’s condominium buyers are increasingly sensitive to building performance issues that may adversely impact their future financial situation and are becoming increasingly aware of the importance of a strong reserve. A healthy and well-managed reserve is a significant asset in maintaining unit value.
How much reserves are enough? How do you know?
In terms of Quality Management, project success is defined by Client Satisfaction, which typically takes the form of time, cost and quality. In that sense, the truest measure of how much reserves are enough is whether the Reserves meet the needs of the Corporation.
Corporations are required by the Act to be “Fully Funded”, where the annual Reserve Balance is adequate to fund that year’s anticipated expenditures. This requirement actually presents a minimum condition, as Corporations are free to choose the replacement life on many building components, impacting the building renewal period. The Board may elect to renew items such as finishes on a more frequent basis to maintain building value, although this increases the contribution levels required to support this approach.
A measure we use to assess the health of the Reserve is the Annual Funded Ratio (AFR) – the 3-year moving average of the Reserve Starting Balance to the Planned Expenditures. The higher this value is, the less likely unexpected or sooner than anticipated expenditures will have a significant impact on the Reserve. Using a 3-year moving average allows the AFR to look forward to the future health of the Reserve Fund. Industry typically utilizes 3 and 7 –year moving averages as forecasting tools, and the 3-year period also suits the required Reserve analysis period. A Fully Funded Reserve in accordance with the Act has AFR = 1, with the reserve balance just meeting the anticipated expenditures.
Our Approach
Meeting the requirement of the Act only requires a Corporation to have sufficient funds to meet the Planned Expenditures. If Expenditures occur earlier than planned, or the economic climate deteriorates, this level of funding exposes the corporation to the risk of Special Assessments or deferred maintenance, which increases the future cost.
Truman Engineering Services develops each Funding Plan to meet the requirements of the Act and offers varying Funding Recommendations the Corporation can adopt to suit your financial requirements, including risk tolerance. When the Funding Ratio is greater than 2, there is some risk of over-inflated future-year reserves, depending on economic conditions. Therefore, to ensure the most efficient Contribution rate, the Funding Plan should be reviewed on an annual basis to maintain the Corporation’s desired level of risk mitigation.
Further Reading: Condo Building: Annual Funded Ratio & A Risk Management Approach to Reserve Fund Planning
Performance Audits
Ontario’s recent Condominium Act helps to better protect your investment and to improve the day-to-day operation of your condominium. The performance audit is one of the many new requirements of the Act that contributes to the long term physical health of the Corporation and the peace of mind knowing that your building was constructed in accordance with project plans.
The purpose of the Performance Audit is to identify any major problems before the 12-month deadline for submitting warranty claims to the Tarion Warranty Corporation (Tarion). Tarion is responsible for administering the Ontario New Home Warranties Plan Act, which outlines the warranty protection that new home and condominium builders must provide, by law, to their customers. The audit requires an inspection of the common element components and includes a survey of owners asking them about any damage to their units that may have been, that has been, or may be caused by defects in the common elements.
The Performance Audit process goes beyond the initial first year report submission to Tarion. Once the report is submitted the process of getting claims resolved begins, followed by a second year claim for water penetration, and ending in seven years with any structural issues that may be identified. Without proper communication and cooperation these processes can be a time consuming and costly effort for both the Corporation and Builder.
Our approach is to encourage a collaborative relationship between the Builder and Board of Directors to resolve claims. This approach helps the Board achieve their objective for long term performance of their assets while at the same time the Builder maintains a strong reputation in the market place and good standing with Tarion.
Energy Retrofit: Variable Speed Drives
Condominiums are continually looking to reduce operating costs. The current business climate with respect to energy savings has made it an ideal time to seek new cost reduction opportunities. However, a holistic approach to building energy retrofits must be considered in order to ensure the proposed measures will not adversely affect building performance, and to ensure that the promised savings can be achieved.
Adding Variable Speed (or Fan) Drives (VSD/VFD) to make up air units is a simple way to reduce building energy consumption. The idea is to reduce the amount of heat / cool supplied to the buildingÍs common areas by reducing the amount of air supplied. This reduces gas or electrical consumption of the make up air units by reducing the amount of energy required to heat/cool the fresh air being supplied to the building. The drives typically turn down supply air volumes during non-peak hours, such as overnight or in the middle of the day.
We recommend that for every VSD installation you:
1. Confirm that a licensed gas fitter confirm the proper operation of the MUA, including the VSD. This will come in the form of a TSSA certificate.
2. Confirm that the installer obtained a TSSA approval for field modification of a CSA approved fuel device.
3. Confirm that the installer has obtained sign-off from the MUA manufacturer relating to the modifications necessary to install the VSD.
4. Confirm that the MUA design complies with the OBC / ASHRAE standards for ventilation. This will often require a P.Eng. to review the building mechanical systems and review the air balancing. If the work is being done as part of a larger retrofit, these costs would become part of the overall project cost.
This approach is consistent with our holistic approach to energy retrofit Greengineering. It is critical that the building systems work in conjunction with the exterior envelope, and other building systems to maximize energy savings while maintaining occupant comfort and health. It is also critical that any retrofits are completed in conjunction with the reserve fund plan for any condominium.
Please contact us at 416-4-TRUMAN (1-866 5-TRUMAN) or jeff@truman.ca with any questions or to discuss how our client-focused approach can help you discern the realistic from the fantastic in terms of realizable energy savings for your building.
Further Reading: Holistic Building Renovations for Condominiums: An Economic Approach