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Crossbow Landing - Balcony Condition Analysis BTC # A16049-4 of 22

Balcony Condition Analysis

Crossbow Landing 150/170 Crossbow Place

Canmore, AB

Prepared for: Crossbow Landing Condominiums

C/o PEKA Professional Property Management Ltd. 105, 1002 8th Ave.

Canmore, AB T1W 0C4

Prepared by: Building Technologies Consulting Inc.

#3 105 Rundle Drive Canmore, Alberta T1W 2L8

Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 of 22

BACKGROUND:

As requested, BTC performed a review of the supplied balcony condition reports from Ultimate Contracting Inc. of the existing balcony systems on Crossbow landing for PEKA Professional Property Management. The investigation was requested by Gibson Rencz.

METHODOLOGY:

As indicated in our proposal PA17045 dated April 28, 2016, BTC undertook to perform the following to assess the condition of the balcony waterproofing on buildings 170 and 150. The principal goal is to carry out a review of the balcony condition report to establish the current condition of the existing system, estimate its remaining life expectancy, identify the source of any current leaks in the building, and propose the appropriate repair solutions.

Review of the third party Ultimate Contracting Inc. Reports.

Review of applicable manufacturer, architectural, and best practice details with respect to the age of the building

Review of investigation, leak history, and repair documentation provided by PEKA

BTC did not perform on-site visual or destructive investigations. Based on this initial evaluation, BTC may recommend additional testing to investigate balcony deck conditions more thoroughly, in order to recommend an appropriate course of action.

EXECUTIVE SUMMARY:

The following report outlines the observations and recommendations for all balconies of Crossbow Landing Condominiums, individually based on the third party reports submitted for review. It was found that in general the decks are in fair condition with some delamination, ponding and slope issues that is to be expected for their age. All balcony membranes are approaching their effective lifespan, and should be budgeted for replacement in the next 1-5 years. When replaced; almost all decks should be re-sloped. Detailed summary has been attached at the back of the report for each deck. Decks recommended for replacement in 2018 and 2019 present delamination, negative slopes (towards the buildings), and cuts or tears to the membrane. The third party reviews did not fully encompass the condition of the railings, unless obvious damaged or deterioration was noted. Decks with railing deficiencies have been recommended for attendance in 2017/2018.


OBSERVATIONS - GENERAL PVC membranes are used which are manufactured from petroleum, using plasticizers or other chemicals to provide flexibility to waterproofing membranes to enable them to resist the environmental stresses (thermal expansion and contraction, structural deflections under loading, mechanical impact of rooftop service, etc.) imposed upon them during service. As these materials age, external factors such as heat, Ultraviolet Radiation, mechanical impact and thermal cycling cause these waterproof membranes to oxidize and become more brittle. Although each membrane material ages in a slightly different manner, they essentially all lose their flexibility and ability to resist the stresses imposed upon them. Initially, repairs and maintenance can address localized problems, prevent pre-mature failure due to neglect, and extend the service lives of most balcony deck systems. However, eventually all systems will become so aged and brittle that local repairs can only be expected to perform temporarily and failure of adjacent older materials is imminent. Based on our experience and generally accepted industry standards, properly designed low-slope membrane systems in Canada can generally be considered to have an expected service life of +/-20 years. Variations in specific membrane type and quality, in-situ service conditions, quality of original design, detailing and installation, quality control procedures during installation, securement method, seasonal issues during initial installation, and risk and leak tolerance of the building owners are just some of the factors that influence actual service life. Once a membrane system has failed, unaddressed leaks can be expected. Where left unaddressed, prolonged leaks can result in great building occupant nuisance, mould or other environmental and indoor air quality problems, deterioration and costly repairs to structural or other interior building elements. In worst case scenarios water damage can result in possible structural failure and collapse. As such, proper and timely maintenance, repair and replacement of all waterproofing systems should be a key component of all building asset management plans.


BUILDING INFORMATION: The building is a four-storey residential condominium building. The exterior building envelope walls consist of cultured stone masonry, wood siding, wood trim and Log framing on various components. The roof consists of a steep-slope asphalt shingle with eaves and downspouts. There are 134 suites at the property of which 96 have one or two vinyl clad balconies per unit on the second and third floors only; totalling 116 balconies. These balconies are waterproofed with a vinyl deck membrane. Drainage from balconies varies between drains, eaves trough, and drip edge. The condominium is split into two separate buildings; the Riverside building – 170 Crossbow Landing and the street side building – 150 crossbow landing. Based on the records provided and visual observations, the balconies are covered or over unoccupied space, however many play a significant role in the waterproofing of the building and failure may lead to interior damage. The balcony membranes must be able to withstand weather and foot traffic while remaining waterproof. The balconies are used by the tenants extensively and contain equipment such as hot tubs, barbecues, and outdoor furniture. General Description of Membrane System on this Site Vinyl membranes (PVC) are single-ply synthetic waterproofing membranes that are pre-manufactured into wide sheets (6’ to 12’) that are typically adhered to wood deck and seemed together using a hot-air welder. The membrane consists of a petroleum-based waterproof polymer reinforced with a light scrim to provide strength. The top surface is manufactured with a textured finish providing grip. These balcony systems have been in use in Canada for approximately 40 years. The membrane thickness is not significant and the single ply offers no redundancy. As a result, proper training of installers is critical. Site Observations BTC did not directly review the site, though Ultimate Contracting Inc. attended all balconies and provided reports noting the condition of each balcony. On site staff reported no active leaks during our review. Leaks may not be present due to low levels of recent local precipitation. The visual review completed by a third Party Contractor revealed the following typical deficiencies on balconies:

Adhesive failure exists in membrane flashing, resulting in air and moisture trapped between the membrane and wall. This occurs typically against heated walls, and may result in condensation on the inside of the membrane.


“Tenting” is listed in a number of reports and is directly related to the comment above. Tenting is the delamination of the membrane on flashings, substrates or walls and directly corresponds to membrane shrinkage due to excessive stresses; improper installation, building settlement, infiltration of water behind the membrane or a combination of these factors. If left unattended the membrane will continue to delaminate and the risk of deterioration to substrates or building materials such as framing due to water ingress increases.

Failure of sealant on posts and perimeter details.

Membrane cuts, tears, rips or holes in the existing membrane. General wear and deterioration of the membrane.

Sections where leaks have led to the deterioration of the balcony substrate, and “soft spots” where substrate has deteriorated compromising the balconies.

Seam failure, indicative of installation defects, and/or excessive stresses due to membrane shrinkage.

Contamination on balcony membrane: animal feces and/or urine.

Water ponding due to poor drainage. This may cause unsafe circumstances for users and can lead to more severe water infiltration into the building in the event of a membrane failure.

Moisture noted within the membrane system. Moisture damage of the substrate was observed. Prolonged exposure to moisture can lead to significant structural damage and air quality concerns.

Masonry and grout deterioration were observed on cultured stone balcony walls. In many cases there was tenting and pooling noted directly adjacent the rock coloumns.

Metal flashing is improperly secured, damaged, or missing at several locations.

Termination details are improper, and will be ongoing maintenance problems. Open laps in the flashing may allow moisture penetration and air leakage.

Membrane termination details are too low and could result in water penetration from snow accumulation.

Negative slope towards the wall of the unit versus the balcony edge or drain system resulting in ponding or water ingress into the building.

Positive slope less than 2% can result in ponding or pooling of water on the top of the membrane. This is more likely in scenarios where the positive slope is less than 1% and can result in early deterioration of the membrane, growth of organics or a combination thereof.

Railing securement was reviewed and found to be deficient on multiple units indicating a safety issue with the balconies.

The balcony deck substrate is not flush with the wall and no metal flashing or substrate was used to cover the gap. This inadequately supports the membrane and creates an air space behind the membrane.


SUMMARY OF OBSERVATIONS Structural Summary No Structural deficiencies were noted at the time of inspection, though water ingress through the membrane or wall detail locations could result in water damage, rot or organic growth once uncovered. Part 4 of the 2006 Alberta Building Code, Section 4.1.1.3 Design Requirements indicates, “Buildings and their structural members (…) shall be designed to have sufficient structural capacity and structural integrity to safely and resist all loads, effects of loads, and influences that may reasonably be expected” Section 4.1.3.5 Deflection indicates, “In proportioning structural members to limit serviceability problems resulting from deflections, consideration shall be given to (b) limiting damage to non-structural members made of materials whose physical properties are known at the time of design” The railing securement is deficient on several balconies (See detailed observations in Appendix A). The missing fasteners and damaged substrate do not meet design or code intention and may pose a hazard to occupants. These railing securements should be tended to immediately if there is any delay in administering a full balcony repair and replacement project. Building Envelope Summary Canadian Construction Materials Centre, part of the National Research Council of Canada, offers evaluations to manufacturers for a construction product to meet objectives and functional statements contained within the building code. This is based on Clause 1.1.2.1 Attribution to Acceptable Materials (1), “For the purposes of compliance with this Code as required in Clause 1.2.1.1.(1)(b) of Division A, the objectives and functional statements attributed to the acceptable solutions in Division B shall be the objective and functional statements identified in Part 4 of Division A”. As part of the testing, Resistance to Accelerated Weathering (Visual) is included and requires no visible blistering, color change, or cracking to pass. The balcony waterproofing membranes contain several deficiencies as noted on the third party inspections. The blistering of membrane flashing is consistent across the majority of balconies. The installer did not adequately follow the manufacturer guidelines or industry best practice with respect to substrate preparation and use of adhesive. Open seams are also an error of installation, as they were not properly hot air welded by the installer and/or has deteriorated prematurely by exposure.


The balcony design is also deficient in several areas. The proper rationale was not implemented to adequately slope the balconies for both water drainage and occupant comfort. An approximate 2% slope should be indicated at the design phase to allow water to drain without affecting the functionality of the balcony. The installation should be performed with a tolerance under +/- 1%. Pooling water in a cold climate can lead to a slipping hazard in a high traffic area such as a balcony. Additionally, standing water can lead to more severe water infiltration into the building in the event of a membrane failure Based on the above and site observations noted in the Observations section, it is our opinion that the overall condition of balcony deck system and the remaining life expectancy of these balcony decks is as shown in the table listed in Appendix ‘A’, pending ongoing maintenance and subsequent reviews to monitor their condition. Balconies noted in “fair” condition or with low priority are still due for replacement in the next 1-5 years and are in fair condition in relation to all of the balconies reviewed. The majority of repairs should be scheduled for the year 2019 to avoid further failure and damage to surrounding building materials resulting in an increased repair scope and cost to the condominium. It should be noted that inspections were restricted to exterior access and unit numbers listed in appendix A were determined by cross referencing plans provided by PEKA Property Management. If any unit numbers are provided incorrectly or any discrepancies are noted; it is not the responsibility of the contractor or BTC Group. All units scheduled for replacement should be cross-referenced to the third party inspection reports provided.

PLEASE REFRENCE APPENDIX ‘A’

REPAIR OPTIONS: The following options are available to address the deficiencies. As the balconies are of different size and complexity, the budget numbers provided are general.

1. Status Quo – No Further Action: This option is not recommended as the balconies are nearing their service life, and if not repaired and replaced could lead to water ingress into the surrounding building components leading to deterioration and organic growth. Introduction of water into the framing elements of the decks could lead to structural damage and costly repairs in the future. Water introduction into surrounding building components could lead to water migration into the building envelope, and into the units causing costly repairs to the interior wall and structural assemblies. If water ingress does in fact occur, and areas are exposed to heat, the possibility of organic growth can occur and can be linked to resident discomfort or in serious cases illness. Repair of railings is a life safety item that should be attended immediately, and if not attended can result in the legal liability of the Condominium for resident safety. These are all serious scenario results if the presented issues were left attended for long periods of time. This approach is not recommended and a conservative replacement plan should be adopted by the condominium.


2. Local Repairs and Maintenance: Local repairs and a maintenance program could be undertaken to address local deficiencies identified in our balcony deck condition assessment such as open laps, damaged railings, and torn membranes and/or tenting. Nevertheless, based on the existing condition of the balconies system, it is anticipated that ongoing leaks would continue to occur, as the existing membrane has poor details and seams. As such, the anticipated service life of the balcony decking system following local repairs and maintenance would remain 1 year or less. As a result, we should only perform emergency repairs to stop active leaks and address safety issues. Masonry wall terminations would have a sealant movement joint installed and masonry grout would be repaired. This option is only recommended for balconies performing well with minor deficiencies or balconies with deficient safety features (railings).

Balcony Minor repairs: 170:

203 - Repair tenting and details

211 - Repair tenting and details

308 - Cover exposed blue skin, repair tenting and details

312 - Repair tenting and details and maintenance items 150:

303 - Patch holes in membrane, or replace membrane

309-2 - Repair damaged and burned membrane with patches, repair tenting

311 - Repair tenting and details Balcony Railings Repairs: 170:

205-2 - Replace/repair loose railing

206 - Railing insecure – repair/replace 150:

302 - Reinforce and re-attach middle railing support

327 - Secure railing spindles Cost of Localised Membrane and Railing Repairs and Maintenance: $10,000.00


3. Balcony Membrane Replacement and sloping:

The membrane adhesion on the majority of the balconies has failed and has reached the end of its service life. All but 4 balconies have less than 1.5% slope, no slope, or negative slope; causing occupant discomfort or poor water drainage, respectively. 35 balconies have a; 1% or less slope, which will likely pond water and not drain properly. 7 balconies have negative slope towards the building or are level without any notable slope (< 0.1%). Only 4 balconies were noted to contain the prescribed 2% slope (+/- 0.5%) and will drain effectively. When reviewing the balcony replacements, it is recommended that the substrate be removed from each balcony to allow for the proper slope design such that the balconies will drain efficiently and avoid early membrane deterioration, ensure the proper adhesion of a new vinyl membrane and ensure occupant comfort. In this option, the membrane and wood substrate is removed. Structural fasteners may be verified by a qualified person. Over the existing structure, new wood counter-sloping is installed to create a 2% slope. New plywood decking is installed, and fully adhering a new membrane with proper terminations and details. Following this replacement, the new balcony decking system can be expected to have a service life of approximately 20 yrs., depending on maintenance and use. Masonry wall terminations would have a sealant movement joint installed and masonry grout would be repaired. As there are a large number of balconies at the property and some are in worse conditions than others, we have provided a prioritization based on the third party reviews, to establish a timeline for replacement versus full replacement of all balconies in a single year.

2018: The balconies noted below were reviewed to have reached the lifespan of the membrane and are in poor condition including; zero slope for drainage or negative slope towards the building, major tenting (delamination of membrane), significant pooling, damage to the membrane (cuts, tears, burns), poor detailing, and noted discolouration due to deterioration. Please reference the unit numbers to Appendix A for exact descriptions. If not replaced, there is a high risk of water entry into surrounding building elements, possibly resulting in costly future repairs and resident discomfort. These balconies were observed to be in the worst condition of the building(s).

170 Suites: 205-2(end), 206-2(end), 216, 217, 218, 220, 224, 304, 308, 309, 317

150 Suites: 203, 204, 205-2, 206, 209, 215, 314

2018 Budget: $6,000 Per Balcony X 18 balconies = $108,000.00


2019: The balconies noted below were reviewed to have reached, or are nearing the lifespan of the

membrane. Items noted on these balconies include; Less than 0.5% slope where 2% is recommended or required, significant tenting (delamination of membrane), pooling, poor detailing resulting in possible damage to surrounding masonry or structural framing, and noted discolouration due to deterioration. By 2019 the condition of these membranes is expected to be worse than when they were originally reviewed, and ready for replacement and re-sloping. Please reference the unit numbers to Appendix A for exact descriptions and conditions.

150 Suites: 201, 201-2, 204, 205, 205-2, 206, 207, 209, 211, 214, 216, 217-2 (end), 302, 303,

305, 313, 314, 315, 317, 318, 323, 324, 325, 328 170 Suites: 201, 201-2, 205(side), 210, 212, 214-2(end), 216, 217, 217-2, 301, 302, 306, 308,

311, 313, 315, 316, 317, 318, 320, 320-2, 321, 322, 323, 324, 326, 327


2020: The balconies noted below were reviewed to be nearing the lifespan of the membrane and are currently in fair condition though deteriorating. The balconies listed below are in the best condition of all of those reviewed, though present items of concern for future failure. Items noted on these balconies include; Less than 2% slope, minor tenting (delamination of membrane) at posts, doors and wall terminations, minor pooling and water stains, poor detailing resulting in possible damage to surrounding masonry or structural framing if ongoing deterioration of the membrane is noted. By 2020 or the following years; the condition of these membranes is expected to worsen and the current review may no longer be valid. If damage is incurred to the membrane these balconies should be considered for replacement sooner. If no further deterioration is noted, a number of these balconies may be delayed for replacement until 2021 or 2022. Re-sloping is recommended for the majority of these balconies though most of the balconies listed below currently present satisfactory slope to drain effectively with the current design. Ongoing maintenance of sealant and review of the membrane should be carried out until the membranes can be replaced. Please reference the unit numbers to Appendix A for exact descriptions and conditions.

150 Suites: 202, 203, 210, 210-2, 216-2, 218, 219, 220, 221, 221-2, 301, 306, 307, 309-2, 310,

311, 312, 319, 320, 321, 322, 323-2, 326, 327, 329, 330, 331 170 Suites: 202, 204-2, 207, 208, 208-2, 211, 213, 213-2, 214, 303, 304, 305, 307, 308-2, 309,

310, 312, 319, 325, 326,



RECOMMENDATIONS: At this time it is our opinion that all the balconies should be scheduled for replacement (Option 3) with the majority of balconies requiring re-sloping and installation of new substrates. A budget of $6,000 has been carried for the replacement of each balcony as this would include replacing the plywood substrate and installing new slopes to each of the balconies. Only 4 balconies were noted to have an effective slope currently out of 116 balconies reviewed. It is not uncommon for the plywood substrate to be damaged from moisture ingress, or in removal of the existing membrane if it was installed correctly originally. To provide for a full 20 year replacement the substrate should be replaced on each balcony when the vinyl membrane is replaced and sloping provided to 112 of those balconies. Pricing during construction may vary dependant on the size of the balcony, repairs to masonry details and any other unperceived items that may arise during construction. Repairs to the miscellaneous items are should be conducted concurrently, or immediately depending on relation to a life safety issue (railings). Option #2: Railing repairs should be carried out as soon as possible in the current year to ensure resident safety. Crossbow Landing Balcony Defects There is a common theme amongst the list of defects found on this complex. The chart below lists 21 types of common defects, with the most probable cause of each that are noted and expected on a variety of balconies.

Defect Indicative of

Adhesive failure – failed/open flashing (tenting)

Improper installation

Adhesive failure – blisters Improper installation

Adhesive failure – wrinkles Improper installation

Membrane termination too low Poor installation/poor design

Unsealed seam in membrane Improper installation

Moisture under membrane Membrane

compromised/improper installation

Void under membrane (tenting) Poor structural construction/poor

installation

Membrane termination with post poor (tenting)

Improper installation, Membrane shrinkage

No slope to drain or edge Improper installation impedes

drainage


Water staining on soffit below Membrane failure

Water Staining on Membrane Poor installation/poor design

Plywood substrate not flush to wall

Poor design/improper membrane installation

Soft spots in substrate Rot due to water infiltration

Slope too high or too low Structural issue (subsidence, up

lift)

Parapet wall separation Infrastructure subsidence poor

design

Masonry termination on membrane

Improper masonry installation and

Railing not properly secured Poor design/poor installation

Masonry and grout deterioration Poor installation

Elbow leaking down spout Poor material selection

Grout used instead of waterproof sealant

Poor material selection

CONCLUSIONS:

It is not to be expected that the average Unit owner or tenant would/should be aware of these or any other defects and therefore could not have been expected to have taken action at an earlier date to minimize the damage. The defects noted were the result of; lifespan of the materials, design/workmanship and not the result of owner/tenant misuse. The water proofing integrity of a building system is the joint responsibility of the architect, builder and the sub trades involved. In this report we have listed decks based on priority obtained from the third party inspections provided. In general the balconies have reached their lifespan and will continue to fail, and should be rescheduled and budgeted for replacement as soon as viable to avoid any structural damage. Safety items such as loose or faulty railings should be replaced immediately. If the board of directors wishes to receive any further information or consultation on the review completed, or to help determine a budget, timeline or specifications for repair, we would welcome the opportunity to further assist the board.


LIMITATIONS

This report is limited to the visual observations recorded during the site visit and exterior condition review completed by a third party only. This report does not include a review of structural capacity of the building elements. Achieving the objectives stated in this report has required BTC to arrive at conclusions based upon the best information available to BTC at time of report preparation. No single method of investigation can provide a complete analytical overview of current conditions of the construction. Professional judgement was exercised in gathering and analyzing the information obtained and in the formulation of the conclusions, as no destructive methods of testing were implemented. The passage of time will alter the balcony deck assembly’s condition and may affect the accuracy of the information provided in this report. The material presented in this report has been prepared for the PEKA Professional Property Management account for the property at 150/170 Crossbow Place, Canmore Alberta. Any action taken based on the information provided in this report by an Third Party is the responsibility of such Third Party. BTC accepts no responsibility for damages, if any, suffered by any Third Party as a result of decisions made or actions based on this report. This report has been prepared in accordance with generally accepted study and or accepted practises. No other warranties, either expressed or implied, are made as to the professional service provided under terms of our agreement and included in this report. We trust this meets your present requirements. If you have any questions or concerns, or if we may be of further assistance, please do not hesitate to contact the undersigned. Yours truly, BUILDING TECHNOLOGIES CONSULTING INC. (BTC GROUP) Duncan Ernst EIT | Project Manager| BTC Group #3 105 Rundle Drive Canmore, Alberta T1W 2L8 Ph: 403.701.5314 | Cl: 403.510.9065 Email: [email protected] PROFESSIONAL ENGINEERS – CANADA WIDE

Harry Koyle, R.R.O. | Senior Project Manager| BTC Group A.R.C.A. Accepted Inspector - Certified Infrared Thermographer

#3 105 Rundle Drive Canmore, Alberta T1W 2L8 Ph: 403.510.5313| TF: 888.992.4282 Email: [email protected]

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Appendix A

BTC Review of third party deck inspections and reccomendations

Glacier Rock BTC # A16006 of 22

Building Unit Slope Overall condition Recommended Action

Timeline Priority

170 201 0.45% Fair - Bad Tenting and

pooling Repair Tenting 2019 Mid

170 201-2 1.10% Fair - Minor Tenting and

pooling Replace in future - repair

at rock wall - diverter 2019 Low

170 202 1.30% Fair - Minor Tenting and

pooling Replace in future - Low 2020+ Low

170 203 0.75% Fair - Pooling - Bad Tenting

Replace - Mid 2018/2019 Mid- High

170 204 0.20% Poor - Detail - Pooling -

tenting Repair/and replace 2018/2019 Low

170 204-2 1.40% Fair - Minor Tenting reverse

lap Replace in future - Low 2020 Low

170 205-2 0.50% Fair - Pooling along rock

column, tenting REPAIR RAILING 2018 High

170 205 1.00% Fair - Pooling, Stains, tenting

Replace in future 2019 Mid

170 206 0.60% Fair - Poor laps, tenting

Railing insecure repair railing 2018 High

170 207 0.65% Fair - Membrane lapped wrong, tenting against

building Replace in future - Low 2020+ Low

170 208 0.84% Fair - Burn, tenting, pooling

Repair Burn 2018/2020 Mid

170 208-2 1.40% Fair - tenting, wrong

membrane lap Replace in future - Low 2020+ Low

170 209 0.95% Poor - Tenting, staining,

major pooling Replace substrate + vinyl 2018 Mid/High

170 210 1.40%

Fair/Poor - Tenting on building and posts, pooling against rock column, poor

lap

Replace in future - Mid 2019 Mid

170 210-2 1.60% Fair - discolouration, tenting

Replace in future - Low 2020 Low

170 211 1.30% Fair - Stains, tenting under doors and posts. Poor lap

Repairs/Replace in future - Low

2018/2020 Low

170 212 1.10% Fair - Stains, tenting and pooling at rock column.

Pooling rock column Replace - Low 2018/2019 Mid

170 213 2.30% Fair/Good - Tenting against

building Repairs/Replace in future

- Low 2020+ Low



Timeline Priority

170 213-2 1.10% Fair - minor discolouration,

tenting against building Replace - Low 2020+ Low

170 214-2 0.35% Fair - Pooling, tenting, wrong membrane lap

Replace - Low 2019 Low/Mid

170 214 1.40% Fair - tenting against

building Replace - Low 2020 Low

170 215 1.30% Fair/Poor - Stains, tenting,

major pooling Replace - High 2018 High

170 216 0.95% Fair - Stains, tenting,

pooling, incorrect membrane lap

Replace - Mid 2018/2019 Mid

170 217 2.00%

Fair - minor discolouration, tenting against building.

Pooling against rock column; Membrane lap

Replace - Mid 2019 Mid

170 217-2 1.50% Fair/Poor - Ponding and tenting against building,

granules on deck Replace - Mid 2018/2019 Mid

170 301 0.50% Poor - Separate pooling,

tenting, discolouration, dip at edge


170 302 0.80% Fair/Poor Membrane lapped wrong around post, pooling,

tenting, stains Replace - Mid 2018/2019 Mid


building, pooling edge of deck, discolouration

Replace - Mid/Low 2019/2020 Mid/Low

170 304 0.30% Fair - minor tenting,

pooling, seams lapped wrong.

Replace - Low 2020 Low

170 305 0.60% Fair - Stains, tenting,

pooling, incorrect membrane lap


170 306 0.10% Fair/Poor - discolouration,

tenting pooling (rock column)

Replace - Mid 2018/2019 Mid/High

170 307 0.35% Fair - Minor tenting,

incorrect membrane lap Replace - Low 2020+ Low



Timeline Priority

170 308 0.45%

Fair - Tenting against wall and posts, blue skin

exposed to UV, incorrect membrane lap

Repairs - replace - Low 2019 Low /

repairs-High

170 308-2 0.95% Fair - Discolouration, minor

tenting, incorrect membrane lap

Replace - Low 2019/2020 Low

170 309 0.55% Fair - Stains, Tenting at edge of deck, loos railing spindles Replace - Low 2020

Low / repairs-

High

170 310 0.70% Fair - minor tenting, seams

lapped wrong. Replace - Low 2020+ Low

170 311 0.60% Fair/Poor - discolouration,

Major tenting, pooling (rock column)


170 312 0.90%

Fair/Poor - tenting against building, pooling edge of

deck, dog ears failing, chipped paint on rails

Repairs - Replace - Low 2018/2020 Low /

repairs-High


building, ponding in front of door, lapped wrong


170 314 1.10% Poor - Major tenting,

multiple pooling Replace - Mid/High 2018 Mid/High


building, pooling at edge Replace - Low 2019 Low

170 316 1.00% Fair/Poor - tenting, staining

and pooling observed Replace - Mid 2018/2019 Mid

170 317 0.80%

Fair/Poor - Tenting against building, pooling at rock column, discolouration,

incorrect laps

Replace - Mid 2019 Mid/Low

170 318 0.80% Fair - Staining, pooling and

tenting Replace - Mid 2019 Mid/Low

170 319 0.90% Fair - Minor pooling and

staining, tenting, incorrect lap

Replace - Mid 2019/2020 Low

170 320 0.30%

Fair - at RISK - stains, tenting and pooling at seams observed. Incorrect

membrane lap

Replace - Mid 2018/2019 Mid/Low



Timeline Priority

170 320-2 0.40% Fair - Significant tenting

against building, pooling in corner

Replace - Mid 2019 Mid/Low

170 321 1.40% Fair- Poor - Staining, tenting

and pooling observed. Incorrect laps.

Replace - Mid 2018/2019 Mid/Low

170 322 0.80% Fair - Minor staining tenting

and pooling Replace - Low 2019 Low

170 323 1.70% Fair/Poor - minor wear of

membrane, Tenting, Pooling at edge, incorrect lap

Replace - Mid/Low 2019 Mid/Low

170 324 1.00%

Fair - Minor tenting and pooling against wall and

rock column, membrane lap incorrect

Replace - Low/Mid 2019 Low

170 325 0.85% Fair - Very minor pooling, incorrect membrane lap

Replace - Low 2020+ Low

170 326 0.90% Fair - Tenting against wall,

minor pooling, incorrect lap Replace - Low 2019 Low

170 327 0.95% Fair/Poor - very dirty minor tenting and pooling against building and rock column

Replace - Low 2019 Low/Mid

150 201 0.30% Fair/Poor - tenting and pooling beneath door, possible water ingress.

Replace - Mid/High 2018/2019 Mid/High

150 201-2 1.20%

Poor - Discolouration, tenting at edge and posts, pooling under door, dip on

inside edge.

Replace - Mid 2018/2019 Mid/High

150 202 1.00% Poor - discolouration, tenting, pooling along

building Replace - Mid 2018/2020 Mid/High

150 203 0.40% Poor/Fair - Tenting along

building and seams Replace - Low 2020 Low

150 204 0.50%

Fair - Tenting and pooling against building, dip against

building, chipped railing Replace - Mid 2019 Mid

150 205 0.25% Poor - Discolouration, minor

tenting, pooling on rock column


150 205-2 0.10% Poor - Discolouration, tenting and pooling of



membrane, incorrect lap


Timeline Priority

150 206-2 -0.15% Poor - Negative slope, staining, major pooling

Replace - High 2018 High

150 206 0.90% Poor - Minor tenting and

pooling against rock column Replace - Mid 2018/2019 Mid

150 207 0.20% Poor - Discolouration,

tenting on building and posts, pooling on edge


150 208 0.90%

Poor - discolouration, tenting and pooling at rock column, multiple patches,

incorrect laps

Replace - Mid/High 2018 High

150 209 0.90% Fair - Patches, minor tenting

Replace - Low/Mid 2019/2020 Mid

150 210 1.00% Fair - incorrect lap on

membrane Replace - Low 2020+ Low

150 210-2 0.90% Fair - Minor tenting against


150 211 0.80% Fair - Discolouration, tenting

against building Replace - Mid 2019 Low

150 212 1.30% Poor - Staining, pooling, tenting, incorrect laps

Replace - High 2018/2019 High

150 212-2 1.10% Poor - Stains pooling and

tenting, incorrect laps Replace - High 2018/2019 High

150 213 0.05%

Poor - minor stains, minor tenting, pooling, multiple

patches - membrane lifting at back corner


150 214 1.10% Poor - Membrane lifting off

metal, tenting, pooling, patches


150 215 0.75%

Poor - Discolouration and pooling under door,

patches, possible leak from above through siding

Replace - Mid/High 2018 High

150 216 0.70% Poor - tenting at posts and

wall, multiple patches Replace - Mid 2019 Mid

150 216-2 1.10% Fair


150 217-2 1.20% Poor - Melted in center,

pooling at column Replace Mid 2019 Mid



Timeline Priority

150 217 1.00%

Failed - minor discolouration, tenting

against posts and building, pooling at column, leaking

at post.


150 218 1.00% Fair/Poor - Stains, pooling by column, incorrect laps


150 219 1.10% Fair - Incorrect laps


150 220 0.70% Fair - minor tenting under

door Replace - Low 2020+ Low

150 221 0.85% Fair - incorrect laps, dip on

edges of deck. Replace - Low 2020 Low

150 221-2 0.95% Fair - Minor tenting against

building, pooling at rock column.

Replace - Low 2019/2020 Low

150 301 0.70% Fair - minor tenting,

possible pooling Replace - Low 2020 Low

150 302 0.60%

Poor - discolouration near BBQ, tenting along building, pooling, Middle support of

railing not connected

RAILING REPAIR HIGH replace - Mid

2018/2019 Mid

150 303 0.50% Failed - multiple holes in

membrane, different colour membrane.

REPAIR/REPLACE - High 2017/2018 High

150 304 0.40% Poor - Moss on membrane,

tenting along building, Major Pooling


150 305 0.55%

Poor - tenting Middle of deck, different colour

membrane, incorrect laps, pooling

Replace - Mid/High 2018/2019 High/Mid

150 306 0.75% Poor - tenting on posts and

building, dip against unit wall

Replace - Low/Mid 2019/2020 Mid

150 307 0.65% Fair - minor tenting and

pooling against rock column Replace Low 2019/2020 Low

150 308 -0.25% Very Poor - Negative Slope,

Moss growing, Major pooling, staining, tenting


150 309 -0.15% Poor - Negative slope,

staining, major pooling, Replace - High 2018 High


tenting


Timeline Priority

150 309-2 0.70% Poor - Minor melting of

membrane, tenting, some pooling

Repair - High - Replace - Mid

2018/2020 High/Low

150 310 0.70% Fair - dip along building


150 311 0.90% Fair - tenting under door,

incorrect lap, missing siding nails

Repair 2018, Replace - Low

2020 Low

150 312 0.85% Fair - Tenting against

building, floor tile covering deck


150 313 0.50% Poor - Tenting against

building/Middle, patches Replace - Mid 2019 Mid


at seams, patches Replace - Mid 2019 Mid

150 315 1.00% Fair - Discoloration, tenting

against building. Replace - Mid 2019 Mid

150 316 0.10% Very Poor - Nil Slope, Major

tenting, Major pooling, staining


150 317 0.60%

Poor - Discolouration, tenting against building,

pooling against column, dip against unit wall.

Replace Mid 2019 Mid

150 318 0.70%

Poor - Discolouration, tenting against building,

pooling against column, dip against unit wall, incorrect

lap.

Replace Mid/High 2019 Mid/High

150 319 0.70% Fair - Minor staining, some

pooling, railing require paint.


150 320 0.75% Fair - discolouration, tenting

under door, incorrect lap Replace - Low 2020 Low


incorrect laps Replace - Low 2020 Low

150 322 1.10% Fair




Timeline Priority

150 323 0.20%

Fair - Staining and some moss in corners, tenting

under doors and at corners Replace - Low 2019 Low

150 323-2 0.80% Fair - some discolouration’s and minor tenting against


150 324 0.70% Poor - tenting under door,

lifting seams, multiple patches



multiple patches replace - Mid 2019 Mid


under door Replace - Low 2020 Low

150 327 0.50% Fair - Tenting under door, silicone on screw holes,

railing spindles loose Repairs / Replace Low 2017/2020 Low

150 328 0.80%

Poor - stains and discoloration, tenting at

building and column, pooling at column

replace - Mid 2019 Mid

150 329 0.60% Fair - some discolorations

and minor pooling Replace - Low 2020 Low

150 330 0.50% Fair/Good - low slope no

other issues observed Replace Low 2020+ Low

150 331 0.90% Fair - Minor staining and

minor pooling Replace - Low 2020 Low

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