Mountain View RDH Presentation

1Mountain ViewDoor Replacement Information SessionSTRATA PLAN VIS4643DATE: APRIL 21, 2022PRESENTER: ALLAN DAOUST

2Agenda1. Building Enclosure Condition Assessment (BECA) & Renewals Refresher→Overview→Renewal Objectives2. Field review overview3. Renewal Objective4. Planning and Budgeting5. Next Steps Typical renewal project–6. Next Steps Project implementation–7. Owner Responsibilities8. Discussion + Questions

3BECA Overview (Building Enclosure Condition Assessment) →The 2012 Report included base level recommendations to address building enclosure components that have reached the end of their service life.RECOMMENDATION 1aRemove existing cross cavity flashing at stucco walls and replace with a new flashing. 1bPerform full wall rehabilitation utilizing a rain screen wall assembly.2Replace sealants in the stucco cladding including window perimeters, penetrations, wall interface with other cladding etc.3Remove existing sheathing membrane and stucco lath at repair area. Replace with a rain screen stucco wall assembly.4Renew sealants in the stone cladding assembly including window perimeters transitions to adjacent assemblies.5Replace fireplace vents with vents intended for use in high exposure environments.6aMonitor window performance and perform ongoing maintenance and renewals - in conjunction with pro-active wall maintenance programs. Replace windows experiencing significant leakage.6bReplace windows with higher performing windows as part of a full wall rehabilitation program.7Install sealant end dams at window head flashings.8Renew balcony membrane with improved detailing Rehabilitate wood balcony structure during renewals. 9Replace balcony guard rails with face mounted guard rails.10Perform roof maintenance at membrane seams and lap joints and paint finish11Remove interior finishes to expose the crack in the concrete. Perform repairs to seal the crack.

4Renewals Overview: Existing Balcony and Patio Doors→A targeted building enclosure renewal program was completed in 2014 based on the recommendations in the BECA.→The swing doors at the balconies and patios were removed and the openings were waterproofed with the original doors re installed.

5Renewals Overview→RDH was retained to provide consulting services regarding replacing the doors, providing a budget and detail drawings for the balcony and patio door replacements. →As stated previously an enclosure renewal was performed in 2014. Now, 8 years later, the swing doors and frames have reached their performance service lives and should be replaced.

6Field Review Overview :→A questionnaire was submitted.→The doors reviewed on site showed signs of:→Corrosion on the metal doors and hardware. →Deterioration of wood door frames was also observed. Total Number of Forms SubmittedNumer of UnitsNumber of Sumitted Forms

7Renewal Objective: Details→New swing doors are to match the existing doors, including:→Colour→Glass with internal blinds Swing door sill detail at patioSwing door sill detail at balcony

8Renewal Objective: Components

9Planning and BudgetingPrior Quotations 2018→CRDC (Campbell River District Contracting) = $93,408 + GST →Out West Window and Door = $77,827 + GSTCurrent Order of Magnitude Construction Cost BudgetCONSTRUCTION COSTS (rounded)ESTIMATED COSTGeneral Costs$ 107,000 GST$ 5,300 Sub Total - Construction Costs$ 105,000 Project Contingency$ 16,000 Total - Construction Costs$ 123,000

10Next Steps - Typical Rehabilitation/Renewal Project121 .→Review the details and specifications with the Strata to confirm the project needs and Strata’s expectations are being met.→Review the repair project with a suitable contractors. We will provide a list of recommended contractors for review and discussion. We will request a quote from the selected contractors and forward to you for review and approval.→Review quotes, and make recommendations with respect to award of the construction contract and award the work based on your approval.

11Next Steps - Typical Rehabilitation/Renewal Project122 .→Prepare the contract between the Owners and the Contractor.→Review material submittals to confirm proposed materials meet the project specifications.→Undertake contract administration work (review progress claims, issue payment certificates, change orders, etc.).→Complete field review during construction to confirm work completed meets the requirements of the project documents. Document any modifications to the details and/or specifications that are required based on the existing conditions.

12Next Steps - Project Implementation→General contractor (traditional) approach→Strata retains consultant to plan and budget work.→Consultant prepares detailed construction documents and tenders work to a GC. →Owners contract directly with both the consultant and the GC.→Construction work is done by trade contractors hired independently by the GC. General Contractor (Traditional) approach to project implementation

13Owner Responsibilities→Remove interior bug screens and store for re installation.→Remove or move balcony items within 3 feet of the door.→Move interior items within 3 feet of the door.

14 of →rdh.com | buildingsciencelabs.comRDH Building Engineering Ltd. and Building Science Consulting Inc. have merged. Effective November 1, 2015, we now operate asone integrated firm. The merger brings two of the leading building science firms in North America together to provide acombination of cutting-edge research with leading design and implementation capabilities. The result is a unique offering for ourclients an ability to explore new and innovative ideas based on science and our practical knowledge of what can be built. We are–excited about the possibilities as we launch the new firm.Discussion + QuestionsFOR FURTHER INFORMATION PLEASE VISIT