building envelope maintenance manual yaletown park 1 +...

BUILDING ENVELOPE MAINTENANCE MANUAL

YALETOWN PARK

1 + 2

BUILDING ENVELOPE MAINTENANCE MANUAL YALETOWN PARK 1+2

BC BUILDING SCIENCE OCTOBER 2007

TABLE OF CONTENTS Maintenance Manual Overview ……………….………………………………….…………… 2 pages

The Maintenance Manual Sections of the Manual

Project Overview ……………………………………………………………………………….. 2 pages Description Contacts

Maintenance Discussion ………………..…………………………..…………………………… 5 pages The Building Envelope Interior Conditions Maintenance Plan Maintenance Recommendations Service Life and Renewal Warranties Glossary of Terms

Maintenance and Renewal Plan Summary …………….…..………………………………… 3 pages Maintenance and Renewal Plan Summary

Vertical Assemblies …………….…..………………………………….………………………… 6+ pages Maintenance and Descriptions Warranties and Product Literature

Horizontal Assemblies …………….…..……………………………..………………………… 12+ pages Maintenance and Descriptions Warranties and Product Literature

Window Assemblies …………….…..…………………………………………………………… 6+ pages Maintenance and Descriptions Warranties and Product Literature

Related Components …………….…..………………………………..………………………… 6+ pages Maintenance and Descriptions Warranties and Product Literature

Interior Conditions ……………………………………………………..………….…..………… 2 pages Maintenance and Descriptions

Occupant Maintenance Information …………..……………..……………………………… 3 pages Occupant Maintenance Information Handout

Maintenance and Renewal Costs …………….…..…………………………………..………… 2 pages Sample Maintenance and Renewal Cost Table

Home Warranty Insurance ………………………..…………………………………..………… 2+ pages Home Warranty Description and Policy

Appendices Appendix A – Maintenance Records Appendix B – Maintenance Reports

This Manual is prepared for the current Owners’ information and may not be used or relied upon by any other person, unless that person is specifically named by us in this Agreement as a beneficiary of the Manual, in which case the Manual may also be used by the additional beneficiary we have named. You agree to maintain the confidentiality of the Manual and reasonably protect the Manual from distribution to any other person. If you directly or indirectly cause the Manual to be distributed to any other person, you agree to indemnify, defend, and hold us harmless if any third party brings a claim against us relating to our inspection or the Manual.



MAINTENANCE MANUAL OVERVIEW



THE MAINTENANCE MANUAL This manual is intended as a guide to exclusively address building envelope maintenance. A scheduled maintenance program is important in sustaining the serviceability of the building and maintaining any warranty provisions. Through the maintenance of all individual components, the overall function and integrity of the building envelope is preserved for the expected service life. Where applicable, the manufacturers written product literature shall take precedence over this manual’s written recommendations. Publication or reproduction of this manual in part, or in whole, is not permitted without written approval from BC Building Science. This manual is to be used solely for the maintenance of this specific building(s). SECTIONS OF THE MANUAL The main sections included in this manual are: Maintenance Manual Overview, Project Overview, Maintenance Discussion, Maintenance and Renewal Plan, Occupant Maintenance Information, Maintenance and Renewal Costs, Home Warranty Insurance, and Appendices. The Maintenance Manual Overview

section is a general introduction to the maintenance manual.

The Project Overview section provides a

brief description of the building(s). Listed in this section are the parties involved specifically with the building envelope.

The Maintenance Discussion section

provides an introduction and further explanation of the key elements to building envelope maintenance and renewal.

The Maintenance and Renewal Plan

section describes the assemblies and the maintenance recommendations of each

major component of the building envelope. As well, the available warranties and manufactures literature is included for certain components. The maintenance and renewal of the assemblies and components are summarized in table format over a 25-year period.

The Occupant Maintenance Information

section includes a handout outlining the building envelope related maintenance responsibilities of the individual Occupants.

The Maintenance and Renewal Costs

section provided a sample of a renewal plan for the major components of the building envelope.

The Home Warranty Insurance section

includes information about the third-party, HPA mandated warranty.

Appendix A contains the Maintenance

Records. The records are to be filled each time a maintenance action is completed.

Appendix B contains the Maintenance Log

and Inspection Reports. The annual maintenance reports are to be filled out during regular annual maintenance inspections. The detailed maintenance reports are to be filled out if extensive maintenance reporting is required. Prior to each inspection, a copy is to be made of the original blank reports. After the inspection is undertaken, the completed reports should be returned to this binder and logged in the maintenance report log as a permanent record of the inspections preformed on this project.



PROJECT OVERVIEW



DESCRIPTION Building Name:

Yaletown Park - Buildings 1 and 2

Civic Address:

1: 928 Homer Street, Vancouver, BC 2: 909 Mainland Street, Vancouver, BC

Building Completion:

1: June 2006 2: October 2006

CONTACTS Owner:

The Owners, Strata Plan BCS 2103

Developer:

Yaletown Park Condominium Properties Ltd. #3502 – 1088 Burrard Street, Vancouver, B.C. V6Z 2R9

Architect:

Buttjes Architecture Inc. 3707 First Avenue Burnaby, B.C. V5C 3V6

Building Envelope Consultant:

BC Building Science 611 Bent Court, New Westminster, B.C. V3M 1V3

Warranty:

National Home Warranty Program 17685 – 57th Avenue, Surrey, B.C., V3S 1H1



MAINTENANCE DISCUSSION



THE BUILDING ENVELOPE The building envelope is typically defined as “the built enclosure that separates the outdoor environment from the indoor environment”. This includes walls, roofs, foundations, balconies, and decks. The performance of the building envelope and its expected service life is directly affected by the: exposure to climatic conditions of the area; structural design and installation of the

supporting assemblies; type, quality, and construction details of the

assemblies; use, occupancy, and interior environmental

conditions; quality and quantity of maintenance

programs. The owners/occupants have most control over the final two items listed above: interior conditions and maintenance programs. This manual is intended to address these items. INTERIOR CONDITIONS Apart from the various factors influencing the building envelope from the exterior, there are many others influencing it from the interior. The most notable being use and occupancy of the interior space. Some typical uses that impact the performance of the building envelope include: extensive plant growth within the suite, number of occupants within the suite, or daily activities, such as cooking, bathing, or

washing and drying clothes. Although not considered to be as great a factor as exterior moisture penetration, elevated interior moisture levels will ultimately have an impact on the performance of the building envelope. Typically, high moisture levels show

up in the form of condensation on cold surfaces such as windows. Ideal moisture levels for human comfort range from 35% to 55% relative humidity, and any levels above these should be avoided. Refer to Interior Conditions and Occupant Maintenance Information sections for further information. MAINTENANCE PLAN Proper maintenance as outlined in the following sections will enhance the expected service life of the building envelope components. This maintenance and renewal plan individually addresses the: vertical assemblies, horizontal assemblies, window assemblies, related components, and interior conditions. Each major assembly or component is briefly described and specific maintenance requirements are listed. A summary of the maintenance and renewal plan is included in table format for an overall view of the maintenance recommendations and renewal timeline. MAINTENANCE RECOMMENDATIONS As part of the maintenance recommendations, a complete review and assessment by a qualified consultant on a three to five year cycle should be undertaken of the entire building envelope. These systematic, professional reviews will allow a periodic evaluation of each component, highlighting items that need to be addressed, or that may be covered under a warranty. Annual inspections of each component or assembly is also recommended. These inspections are to be executed directly by the owners, the building maintenance staff, or by qualified contractors. As a guide for these annual inspections, a list of recommended items to review is included under “Inspect for”. Standard format inspection reports (included in



Appendix B) are to be filled out during these inspections. Completed reports are to be filed in this binder for future reference. Additional recommendations beyond the annual inspections and professional reviews include regular visual review of certain components and minor repair or maintenance activities such as adjustment of operating components, clearing drains, cleaning, and painting. Refer to manufacturers recommendations for cleaning of each component. SERVICE LIFE AND RENEWAL The expected service life is the time when the specific component can no longer serve its intended function. For example, a built-up tar and gravel roof may have an expected service life of 15 years. The roof may perform beyond the expected years; however, risk of failure is increased and more frequent inspection and repair is required. The expected service life time frames, listed in this manual, are based on available manufacturers literature, warranties, and theoretical industry standards. All systems and components are subject to a wide variety of factors that affect their life expectancy, including quality of installation, quality of materials, weather conditions, and quantity and quality of maintenance programs. As a result of this variation, systems and components demonstrate wide variations of predictability: some may out live their expected service life, while others may not. Although replacement of an entire system may not be required at the end of the service life, it can be expected that extensive repairs and replacement of some components will be needed in order to maintain the performance. It is also expected that maintenance requirements will become much higher with the age of the systems and components. It is also important that any renewal plan be continually updated, based on the recommendations of a qualified consultant during the inspection processes.

WARRANTIES Proper maintenance is required in order to ensure warranty provisions are met. Meeting these provisions provide protection against premature failure. Owners should understand the type of coverage and conditions of any applicable product warranties. Warranties vary in coverage: some cover both installation and materials, while others cover only materials. The recommended assessments by a qualified consultant can evaluate whether a claim is warranted. Scheduled regular maintenance is important in sustaining the serviceability of the building and maintaining any warranty provisions. Through the maintenance of all individual components, the overall function and integrity of the building envelope is preserved for the expected service life. GLOSSARY OF TERMS Definitions with * have specific meanings as per the Vancouver Building By-law and the BC Building Code *Air barrier system means the assembly installed to provide a continuous barrier to the movement of air. *Attic of roof space means the space between the roof and the ceiling of the top storey or between a dwarf wall and a sloping roof. Balcony means a horizontal surface or projection exposed to the exterior. *Basement means a storey or storeys of a building located below the first storey. *Building means any structure used or intended for supporting or sheltering any use or occupancy. Building Envelope means building materials that separate environmentally dissimilar interior space, or, building materials exposed to exterior space or the ground.



*Building Envelope Professional means a member of the Architectural Institute of British Columbia or the Association of Professional Engineers and Geoscientists of British Columbia who has completed a recognized program in building envelope studies and has met all of the requirements for listing as a Building Envelope Professional with the Institute or Association. Building Paper means a breather-type asphalt sheathing paper rated in minutes based on preventing water flow at saturation in accordance with a standard test. Built-up Roof (BUR) means a waterproof system constructed of multiple felt layers mopped down with hot bitumen. *Cavity wall means a construction of masonry units laid with cavity between the wythes. The wythes are tied together with metal ties or bonding units, and are relied on to act together in resisting lateral loads. Cladding means a material or assembly that forms the exterior skin of the wall. Cladding types include; stucco, EIFS, metal panels, brick/stone veneer, various siding materials. *Contractor means a person who contracts with an owner or an authorized agent of an owner to undertake a project, and includes an owner who contracts with more than one person for the work on a project or undertakes the work on a project or any part thereof. Control Joint means a joint in a structure, usually applicable to stucco cladding used to regulate the amount and location of cracking. Delamination means a separation along a plane parallel to the surface. Deck means a horizontal surface exposed to the outdoors, located over a living space. Drip Edge means a projection detailed to direct water run-off to the exterior.

*Exhaust Duct means a duct through which air is conveyed from a room or space to the outdoors. Face-Seal means a wall assembly where the performance of the wall dependents on the ability of the exterior surface and associated sealants to shed water and prevent any water infiltration. This system has no drainage plane as provided by a rainscreen wall assembly. *Firewall means a type of fire separation of noncombustible construction which subdivides a building or separates adjoining buildings to resist the spread of fire, has a fire-resistance rating, and has structural stability to remain intact under fire conditions for the required fire-rated time. Fishmouth means a deficiency in the installation of sheet membranes which results in a fold in the leading edge which can allow water penetration. Flashing means a sheet metal or other material used in roof or wall construction designed to direct or shed water, typical type include: cap or parapet flashing: (top of walls, roof parapets), head or sill flashing (top or bottom of windows or other penetrations), cross-cavity (sheds water from the moisture barrier to the exterior, across the cavity and cladding), saddle flashing (flashing used at wall to horizontal planes), base flashing (used at the bottom edge of wall surfaces or edges of soffits) Frame means the associated head, jamb, sill, and, where applicable, mullion and muntin that, when assembled, house the sash or fixed glazing. *Grade means the lowest of the average levels of finished ground adjoining each exterior wall of a building. *Guard means a protective barrier around openings in floors or at the open sides of stairs, landings, balconies, mezzanines, galleries, raised walkways or other locations to prevent accidental falls from one level to another. Such barrier may or may not have openings through it.



Gum Lip means a method of sealing a flashing to a wall surface whereby the top edge of the flashing is bent outwards to provide a location for a sealant bead. Head means horizontal member forming the top of the frame. Housewrap means a sheet plastic material, which is used as a sheathing paper, usually a spun-bonded polyolefin material. This material has a low liquid material air leakage rate and a high water vapour diffusion rate. Insulating Glass Unit (IGU) means two or more panes spaced apart and hermetically sealed in a factory Jamb means the upright or vertical members forming the side of the frame. *Load-Bearing (as applying to a building element) means subjected to or designed to carry loads in addition to its own dead load, excepting a wall element subjected only to wind or earthquake loads in addition to its own dead load. Mullion means a vertical or horizontal frame member that separates two or more lights within a window unit. *Partition means an interior wall 1 storey or part-storey in height that is not load-bearing. *Party Wall means a wall jointly owned and jointly used by 2 parties under easement agreement or by right in law, and erected at or upon a line separating 2 parcels of land each of which is, or is capable of being, a separate real-estate entity. Punched Window means a single window frame and glass assembly surrounded by cladding as opposed to a number of frames coupled horizontally or vertically (window wall assembly). Rainscreen (or Drainage) Cavity means a wall design providing a drainage plane behind the

exterior cladding material. Allows incidental water entering the wall system to drain by gravity and allows venting and drying of underlying wall assemblies. *Roof Drain means a fitting or device that is installed in the roof to permit storm water to discharge into a leader. *Roof Gutter means an exterior channel installed at the base of a sloped roof to convey storm water. Scupper means a metal pipe or trough section, which directs water to the exterior from a roof or balcony. Sheathing means a panel material used to provide stiffness to the wall framing and /or provide backing for the cladding. Sheathing Paper means a material in a wall assembly whose purpose is to protect materials from water penetration. Spall means a piece of material, which has delaminated due to mechanical damage, or weather action (usually as a result of freeze/ thaw condition). Strapping means strips of wood or metal to form a cavity in a rainscreen wall assembly. UV means ultra-violet radiation (from the sun), which has a degrading effect on many membrane and sealing materials (asphalt based) unless protected by an appropriate shielding layer. *Vapour Barrier means the elements installed to control the diffusion of water vapour. Weep Hole means an opening in a wall or window assembly, which allows incidental water to drain to the exterior. Weep holes also act as vents allowing air movement and drying of cavity wall assemblies



MAINTENANCE AND RENEWAL PLAN

SUMMARY



MAINTENANCE AND RENEWAL PLAN SUMMARY

This table outlines the recommendations and expected services lives found in the following sections over a 25-year time period. Refer to following sections for complete maintenance recommendations, component descriptions, and expected service lives. Refer to renewal cost section for estimated maintenance and renewal costs associated with each item.

Years 0-5

(2011) Years 5-10

(2016) Years 10-15

(2021) Years 15-20

(2026) Years 20-25

(2031)

INSPECTIONS

Regular Inspections

Annual inspections of all components by building maintenance personnel as outlined in each components section listed under “Inspect For”. Use blank inspection reports as provided in Appendix B.

Consultant Inspections

Inspection by Consultant





Home Warranty Insurance

Building Envelope Warranty Expires

Structural Defects Warranty Expires

VERTICAL ASSEMBLIES

Brick Veneer 5 year Cleaning Re-surface 5 year Cleaning Re-surface 5 year Cleaning

Painted Concrete 5 year Cleaning Re-surface 5 year Cleaning Re-surface 5 year Cleaning

HORIZONTAL ASSEMBLIES

Balcony Annual Cleaning Re-surface Annual Cleaning Re-surface Annual Cleaning

Deck (over living space)

6 month Cleaning 5 year Cleaning




Component Renewal

Roof





Component Renewal

Overhang Annual Cleaning Re-surface Annual Cleaning Re-surface Annual Cleaning

Suspended Slab (over parkade)

5 year Cleaning 5 year Cleaning 5 year Cleaning 5 year Cleaning Component Renewal

Table continued on next page



Maintenance and Renewal Plan Summary Table Continued

Years 0-5

(2012) Years 5-10

(2022) Years 10-15

(2027) Years 15-20

(2032) Years 20-25

(2037)

WINDOW ASSEMBLIES

Aluminum Windows

Annual Cleaning Annual Cleaning Annual Cleaning Replace IGU Annual Cleaning Annual Cleaning

Aluminum Swing Doors


Storefront Windows


RELATED COMPONENTS

Flashings 5 year Cleaning 5 year Cleaning 5 year Cleaning 5 year Cleaning 5 year Cleaning

Exterior Sealants

5 year Cleaning Component Renewal 5 year Cleaning

Component Renewal 5 year Cleaning

Aluminum Guardrails

5 year Cleaning 5 year Cleaning 5 year Cleaning 5 year Cleaning 5 year Cleaning

Vents 6 month Cleaning 5 year Cleaning





INTERIOR CONDITIONS

Interior Regular monitoring of interior humidity levels by each occupant is recommended. Review of the interior conditions and mechanical air control systems is recommended during 5-year Consultant inspections.



VERTICAL ASSEMBLIES



ASSEMBLY: BRICK VENEER ASSEMBLY

Description: The brick veneer is installed with an air space over the concrete structure. Behind is a spray-applied foam acting as the thermal/air/vapour barrier. The thermal barrier controls the heat flow, the air/vapour barrier controls the air and vapour movement through the assembly. Location: All elevations. Products: Brick Coating: Hydrostop by Kryton Thermal/Moisture/Air/Vapour Barrier: Spray-applied Polyurethane Foam – Polarfoam by Demilec



ASSEMBLY: BRICK VENEER ASSEMBLY

MAINTENANCE RECOMMENDATIONS: FREQUENCY

Cleaning: Clean brick units by washing with water to remove minor staining or efflorescence. If necessary, use a weak muriatic acid solution. Avoid use of strong acids as they may have an adverse effect on the system. Protect windows and other components when cleaning.

Re-surface: Clean and re-apply water repellent coating. Any paint or coating should be specified and reviewed by a qualified consultant.

Re-point Mortar: Clean and re-point mortar joints. Remove the outer portion of the mortar and install new mortar at all joints.

Consultant Inspection: Have a qualified consultant provide an

assessment of this assembly on a three to five year cycle. Regular Inspection: Have maintenance personnel carry out an annual

inspection of this assembly as outlined below.

5 years

10 years

30 years

3-5 years

1 year

INSPECT FOR: annually

Condition of sealant at interfaces and penetrations. Overall appearance: free of staining, continuity, proper shedding of water. Flaking and deterioration of mortar joints. Excessive or abnormal cracking (>1/16”) at mortar joints and brick. Obstruction or clogging of weep holes. Efflorescence or spalling of brick units. Staining or corrosion at brick angles and floor levels and above windows. Condition of interior finishes. Irrigation systems (eg. sprinklers) shedding on wall. Related Components: Flashings, Sealants, and Vents. Maintenance of

these components is under “Related Components” in this section.

EXPECTED SERVICE LIFE: 50 years +

All systems and components are subject to a wide variety of factors that affect their life expectancy. Isolated repair or adjustment may be required to achieve or possibly extend the expected service life.

WARRANTY:

HPO Warranty: Refer to warranty policy. Brick Veneer Warranty: Refer to product literature. SPF Warranty: Refer to product literature.



ASSEMBLY: PAINTED CONCRETE ASSEMBLY

Description: This assembly is painted structural concrete wall with a spray applied polyurethane foam air/ moisture/ vapour/ thermal barrier on the interior. The thermal barrier controls the heat flow, the air/vapour barrier controls the air and vapour movement through the assembly. Location: All elevations. Products: Concrete Coating: General Paint VIP Coating System Thermal/ Moisture/ Air/ Vapour Barrier: Spray-applied Polyurethane Foam – Polarfoam by Demilec



ASSEMBLY: PAINTED CONCRETE ASSEMBLY


Cleaning: Clean surface of concrete by washing with water and mild detergent to remove minor staining or efflorescence.

Re-surface: Clean and re-apply paint. Paint product must be breathable to avoid moisture trapping or blistering. Any paint or coating should be specified and reviewed by a qualified consultant.




5 years

10 years

3-5 years

1 year


Condition of sealant at interfaces and penetrations. Overall appearance: free of staining, continuity, proper shedding of water. Excessive or abnormal cracking (>1/16”). Efflorescence or spalling on concrete surface. Staining at floor levels or above windows. Condition of interior finishes. Condition of surface paint: blistering, cracking, chipping, staining. Related Components: Flashings, Sealants, and Vents. Maintenance of

these components is under “Related Components” in this section.

EXPECTED SERVICE LIFE: 50 years +


WARRANTY:

HPO Warranty: Refer to warranty policy. Paint Warranty: Refer to product literature. SPF Installation Warranty: Refer to product literature.



WARRANTIES AND PRODUCT LITERATURE The following pages include the available warranty and product literature for the applicable components of the vertical assemblies.



ASSEMBLY: BALCONY ASSEMBLY

Description: The balcony assembly typically consists of a membrane installed over the concrete structure with a painted soffit below. Balconies are exterior surfaces not over interior space. Location: All elevations. Products: Balcony Membrane: Liquid applied Polyurethane – Sonoguard by Degussa/BASF Concrete Soffit Paint: General Paint VIP Coating System



ASSEMBLY: BALCONY ASSEMBLY


Cleaning: Clean membrane at regular intervals as per manufacturers specifications. Do not use aggressive cleaning chemicals.

Cleaning: Clean any standing water off the balconies in order to prevent build up and staining. Some minor ponding may occur; however any excessive ponding should be corrected.

Re-surface: Have a qualified contractor re-surface the existing membrane. Re-surfacing the membrane will typically renew the warranty period and increase the expected service life.

Any maintenance and remedial work should be by a manufacturer-approved contractor, in accordance with warranty requirements.




1 year

as required

5-10 years

as required

3-5 years

1 year


Surface sloped away from building and to drain. Proper drainage and shedding of water; especially at the wall

intersections. Uniform drip edge; staining along drip edge. Delaminating of membrane at balcony edges, seams and wall upturns. Ponding or retention of water on horizontal surfaces. Rips, tears, punctures, blisters, or cracks in membrane. Soffit: Refer to Painted Concrete Assembly for maintenance. Related Components: Flashings and Guardrails. Maintenance of these

components is under “Related Components” in this section.

EXPECTED SERVICE LIFE: 10 years


WARRANTY:

HPO Warranty: Refer to warranty policy. Membrane Warranty: Refer to product literature. Soffit Paint Warranty: Refer to product literature.



ASSEMBLY: DECK ASSEMBLY

Description: The deck assembly typically consists of concrete pavers over insulation over a drainage-mat installed over a waterproofing membrane. The membrane controls the air and vapour movement through the assembly. Decks are exterior surfaces over interior space. Location: All elevations. Products: Deck Membrane: Liquid applied Polyurethane – HLM5000 (HB) by Degussa/BASF Thermal Insulation: Roofmate by Dow



ASSEMBLY: DECK ASSEMBLY


Cleaning: Clean all drains of debris and obstructions to ensure water flows freely. Surrounding pavers may be lifted to ensure clear drainage.

Cleaning: Lift selected concrete pavers to ensure drainage paths are clear. Remove build-up and debris at deck perimeter and between pavers. Clean or pressure-wash concrete pavers to remove surface build-up.

Any new penetrations through the membrane should be with approval of manufacturer and installer for warranty purposes.




6 months

5 years

as required

3-5 years

1 year


Drains clear of debris and obstructions. Drains covered by screen or protected to eliminate drain blockage. All penetrations through membrane well sealed and flashed. Ponding or pooling of water below pavers that may indicate blocked or

inadequate drainage. Visible moisture penetration at underside of structure from below. Delaminating or failed lap seams and air pockets below the membrane at

interfaces, curbs or terminations and penetrations well sealed and flashed. Deterioration of ultraviolet protection (loss of granules). Related Components: Flashings and Guardrails. Maintenance of these




WARRANTY:

HPO Warranty: Refer to warranty policy. Membrane Warranty: Refer to product literature.



ASSEMBLY: ROOF ASSEMBLY

Description: The flat roof assembly typically consists of gravel ballast over filter fabric over insulation over a drainage-mat installed over a waterproofing membrane. The membrane controls the air and vapour movement through the assembly. Location: Upper roofs Products: Roof Membrane: Liquid applied Polyurethane – HLM5000 (HB) by Degussa/BASF Thermal Insulation: Roofmate by Dow



ASSEMBLY: ROOF ASSEMBLY


Cleaning: Clean all drains of debris and obstructions and ensure water flows freely.

Cleaning: Remove build-up and debris at entire roof and specifically at the perimeter and penetrations. Do not pressure wash membrane.

Any new penetrations through the membrane should be with approval of manufacturer and installer to ensure the warranty is preserved.

Avoid excess roof traffic. Do not store anything on roof. Consultant Inspection: Have a qualified consultant provide an



6 months

5 years

as required

as required

3-5 years

1 year


Drains clear of debris and obstructions. Drains covered by screen or protected to eliminate drain blockage. All penetrations through membrane well sealed and flashed. Ponding or pooling of water below pavers that may indicate blocked or

inadequate drainage. Visible moisture penetration at underside of structure from below. Blistering, bubbling, rips or tears in the membrane at all roof areas. Ensure interfaces, curbs or terminations and penetrations are well sealed

and flashed. Related Components: Flashings, Guardrails, and Sealants. Maintenance

of these components is under “Related Components” in this section.



WARRANTY:

HPO Warranty: Refer to warranty policy. Membrane Warranty: Refer to product literature.



ASSEMBLY: OVERHANG ASSEMBLY

Description: The concrete overhang assembly is the same as the balcony assembly. They typically consist of a membrane installed over the concrete structure with a painted soffit below. Location: Upper levels and Townhouses Products: Membrane: Liquid applied Polyurethane – Sonoguard by Degussa/BASF Concrete Soffit Paint: General Paint VIP Coating System



ASSEMBLY: OVERHANG ASSEMBLY


Cleaning: Clean membrane at regular intervals as per manufacturers specifications. Do not use aggressive cleaning chemicals.

Re-surface: Have a qualified contractor re-surface the existing membrane. Re-surfacing the membrane will typically renew the warranty period and increase the expected service life.




1 year

10 years

3-5 years

1 year


Surface sloped towards drain. Proper drainage and shedding of water; especially at the wall

intersections. Uniform drip edge; staining along drip edge. Delaminating of membrane at edges and wall upturns. Ponding or retention of water on horizontal surfaces. Rips, tears, punctures, blisters, or cracks in membrane. Soffit: Refer to Painted Concrete Assembly for maintenance.



WARRANTY:

HPO Warranty: Refer to warranty policy. Membrane Warranty: Refer to product literature. Soffit Paint Warranty: Refer to product literature.



ASSEMBLY: SLAB ASSEMBLY

Description: The suspended concrete slab over the parking garage is covered with a waterproofing membrane with drainage mat and sand over. Landscaping, gravel walkways and concrete paver patios are installed over. Location: Ground floor at grade. Products: Slab Membrane: Liquid applied Polyurethane – HLM5000 (HB) by Degussa/BASF



ASSEMBLY: SLAB ASSEMBLY


Cleaning: Lift selected concrete pavers to ensure drainage paths are clear. Remove build-up and debris at perimeter and between pavers. Clean or pressure-wash concrete pavers to remove surface build-up.

Any new penetrations through the membrane should be with approval of manufacturer and installer for warranty purposes.




5 years

as required

3-5 years

1 year


Drains covered by screen or protected to eliminate drain blockage. All penetrations through membrane well sealed and flashed. Ponding or pooling of water below pavers that may indicate blocked or

inadequate drainage. Visible moisture penetration at underside of structure from below. Delaminating and air pockets below the membrane at interfaces, curbs or

terminations and penetrations well sealed and flashed. Deterioration of ultraviolet protection (loss of granules). Unprotected areas of membrane. Exposure to direct sunlight. Landscaping and/or soil not sloped away from building or in contact with

bottom of cladding. Irrigation or drainage systems (sprinklers or downpipes) shedding on wall. Related Components: Flashings and Sealants. Maintenance of these




WARRANTY:

HPO Warranty: Refer to warranty policy. Membrane Warranty: Refer to product literature. Membrane Warranty: Refer to product literature.



WARRANTIES AND PRODUCT LITERATURE The following pages include the available warranty and product literature for the applicable components of the horizontal assemblies.



WINDOW ASSEMBLIES



ASSEMBLY: ALUMINUM WINDOWS AND DOORS

Description: A large portion of the building envelope consists of glazed window wall assemblies. The windows control the thermal/ air/ moisture/ vapour movement between the interior and exterior environments. Location: All elevations Products: Windows and Doors: Thermally-broken aluminum frame - 4800 Series by Toro Aluminum

Typical section reproduced from Shop Drawings by Toro Aluminum



ASSEMBLY: ALUMINUM WINDOWS AND DOORS


Cleaning: Visually inspect, rinse and clean frame cavities, weep holes, hinges and rollers using a small amount of mild detergent mixed with warm water. Clean glass with a standard glass cleaner. Do not clean with pressure washing, bleach, acids, solvents or silicone based cleaners as they may cause failure of the IGU.

Cleaning: Lubricate hinges (push out windows and swing doors) using white lithium grease; lubricate rollers, slider tracks and contact points (sliding door) with silicone spray.

Have a qualified glazing contractor replace failed insulated glazing units as they occur. Refer to original building warranty information to determine whether manufacturer’s warranty coverage is applicable.




1 year

as required

as required

3-5 years

1 year


Excessive condensation at interior of window frame. Missing or delaminated sealant at mitered (jamb/sill intersection) corners. Obstructed weep holes. General frame and latch alignment and ease of operation. Failure of the IGU (sweating in between panes of glass). Misalignment of seals, damaged or missing weather-stripping. Deflection of glass, bowing of mullions or indications of stress on frame. Related Components: Flashings and Sealants. Maintenance of these



All systems and components are subject to a wide variety of factors that affect their life expectancy. Isolated repair or adjustment may be required to achieve or possibly extend the expected service life. IGU (Insulated Glass Unit) only: 10-20 years.

WARRANTY:

HPO Warranty: 2 year (installation) / 5 years (water penetration) Window Warranty: 2 year (installation) / 5 years (water penetration and finish) IGU (Sealed Insulating Glass) Warranty: 10 years



ASSEMBLY: STOREFRONT WINDOWS AND DOORS

Description: The ground floor windows and doors (excluding townhouses) at the main entrance and parking garages are a different glazing system than the rest of the building. Location: Ground Floor Entrances

Typical section



ASSEMBLY: STOREFRONT WINDOWS AND DOORS


Cleaning: Visually inspect, rinse and clean frame cavities, weep holes, hinges and rollers using a small amount of mild detergent mixed with warm water. Clean glass with a standard glass cleaner. Do not clean with pressure washing, bleach, acids, solvents or silicone based cleaners as they may cause failure of the IGU.

Cleaning: Lubricate hinges (push out windows) using white lithium grease; lubricate rollers, slider tracks and contact points (sliding door) with silicone spray.

Have a qualified glazing contractor replace failed insulated glazing units as they occur. Refer to original building warranty information to determine whether manufacturer’s warranty coverage is applicable.




1 year

as required

as required

3-5 years

1 year


Excessive condensation at interior of window frame. Missing or delaminated sealant at mitered (jamb/sill intersection) corners. Obstructed weep holes. General frame and latch alignment and ease of operation. Failure of the IGU (sweating in between panes of glass). Misalignment of seals, damaged or missing weather-stripping. Deflection of glass, bowing of mullions or indications of stress on frame. Related Components: Flashings and Sealants. Maintenance of these



All systems and components are subject to a wide variety of factors that affect their life expectancy. Isolated repair or adjustment may be required to achieve or possibly extend the expected service life. IGU (Insulated Glass Unit) only: 10 years.

WARRANTY:

HPO Warranty: Refer to warranty policy. Storefront Window and Door Warranty: Refer to product literature. IGU Warranty: Refer to product literature.



WARRANTIES AND PRODUCT LITERATURE The following pages include the available warranty and product literature for the applicable components of the window assemblies.



RELATED COMPONENTS



COMPONENT: FLASHINGS


Cleaning: Clean flashings with soap and water solution using non-abrasive brush or cloth. Typically cleaned in conjunction with associated main components or full assemblies.

Review and replace sealant at flashing joints and damaged flashings as required.


assessment of this component on a three to five year cycle. Regular Inspection: Have maintenance personnel carry out an annual

inspection of this component as outlined below.

5 years

as required

3-5 years

1 year


Positive slope of flashings in order to properly shed water. Generally roof and balcony parapet flashings slope to the interior. All other flashings slope to the exterior.

Joints and corner intersections lapped and sealed.

End dams provided at the flashing terminations.

Corrosion resistant fasteners. Obstructions impeding airflow and drainage

above and below flashings. Damaged or corroded flashing. Sharp edges

causing cut hazards. Damaged or missing sealant as seams. Areas of standing water and excess staining.


Typically replaced in conjunction with associated main components or full assemblies. Expected service life varies.

COMPONENT DESCRIPTION:

Flashings: Light gauge sheet metal designed to deflect water. Typical Locations: Windows and doors; roof and deck details and parapets; and others.



COMPONENT: EXTERIOR SEALANTS


Cleaning: Clean sealant joint with soap and water solution using a non- abrasive brush or cloth. Typically cleaned in conjunction with associated main components or full assemblies.

All caulking should be immediately replaced if signs of deterioration are evident. The damaged sealant should be cut out and the joint cleaned of all debris. The new joint should be primed and new sealant and backer rod installed. Refer to manufacturers requirements.




5 years

as required

3-5 years

1 year


Smooth, consistent shape. Free of discontinuities. Adhered to either side of joint. Elastomeric qualities (flexible). Excess bulging and sagging. Loss of adhesion to adjacent

material. Cracking or splitting. Blockage of drainage paths.


Anticipated replacement of sealant should be on a ten-year cycle. Typically replaced in conjunction with associated main components or full assemblies.


Exterior Joints: Polyurethane - Tremco Dymonic Typical Locations: Window and door perimeters; floor levels, changes in cladding; vents;

etc.



COMPONENT: ALUMINUM GUARDRAILS


Cleaning: Clean guardrail connections and wall intersections to avoid build up of debris. Clean guardrail with soap and water solution using a non- abrasive brush or cloth.

Stability of railings and connections to the building should be inspected annually by occupants or building maintenance.

Replace any cracked, delaminated or missing sealant at penetrations and mounting plates.

Should excessive scratches or damage to the aluminum finish occur, sand down the affected area of the frame to bare metal. Apply primer and paint specified for structural aluminum and to match existing frame colour.




5 years

1 year

as required

as required

3-5 years

1 year


Structural stability. Well and tightly anchored to wall and balcony/deck.

Loose anchorage. Movement of guardrail could create openings for water ingress at anchorage locations.

Stability of glass panels in the aluminum frames.

Corrosion, cracks, de-lamination of finish.

Sealant/gasket condition at wall and floor connections.




Guardrails: Coated aluminum guardrails Typical Locations: At all balcony and deck perimeters.



COMPONENT: VENTS (DRYER, EXHAUST, AND OTHERS)


Cleaning: Clean ducts, vent, and screen to ensure proper operation of flaps and airflow.

Cleaning: Clean lint at dryer and the dryer to duct connection after use. Cleaning: Clean vents during cleaning of adjacent assembly.




6 months

as required 5 years

3-5 years

1 year


Build up of lint in the duct and the screens and resultant condensation.

Items (e.g. plants) obstructing air flow. Moisture build-up above vent at wall or at

any structure (e.g. soffit) above. Staining around vent. Vent blowing moist air into cavity or wall

assembly below. Balcony vents sealed to perforated soffit

ensuring air is directed to the exterior


Typically replaced in conjunction with associated main components or full assemblies. Expected service life varies.


Vents: Metal exhaust-vents venting the interior to the exterior. Typical Locations: Through wall areas, roofs, underside of balconies or rooflines.



WARRANTIES AND PRODUCT LITERATURE The following pages include the available warranty and product literature for the applicable components of the miscellaneous components.



INTERIOR CONDITIONS



INTERIOR CONDITIONS


Maintain interior moisture levels in the range of 35% to 55% relative humidity. Interior humidity levels can be controlled by: proper use of the humidistat (this information may be found in the

mechanical systems operations manual, and the Home Owner Manual provided to each Owner);

opening exterior doors or windows; proper use of fresh air vents; use of kitchen and bathroom exhaust fans.

If interior humidity levels remain consistently high, occupants may want to consider the use of de-humidifiers.

Clean minor surface mould using a mild bleach solution. Notify appropriate personnel if extensive mould growth is present or reoccurring. Proper procedures must be undertaken by qualified personnel to remove extensive mould growth.

Clean and dry condensation as it occurs. If excessive condensation continues, high humidity at the units interior should be reviewed.

Consultant Inspection: Have a qualified consultant review the interior

conditions on a three to five year cycle as part of the overall maintenance plan.

Consultant Inspection: Have a qualified consultant review the mechanical air control systems on a three to five year cycle as part of the overall maintenance plan.

consistently

as required

as required

as required

3-5 years

3-5 years

INSPECT FOR: regularly

Moisture levels higher than 55% relative humidity. Excessive condensation on windows or other cold surfaces. Mould growth in bathroom, at the base of walls, or other areas. Excessive plant growth within the suite contributing to high moisture

levels. Overall air quality. Musty smells or regular allergic reactions can be

indicators of poor air quality.



OCCUPANT MAINTENANCE INFORMATION



OCCUPANT MAINTENANCE INFORMATION The following handout should be provided to the Occupant or Owner to outline their individual responsibilities in maintaining the building envelope. This handout should be issued to each unit on a yearly basis to ensure these responsibilities are met.

OCCUPANT MAINTENANCE INFORMATION

YALETOWN PARK 1+2

INTRODUCTION In maintaining the entire Building Envelope, each individual Occupant / Owner has a responsibility in fulfilling their portion of the overall Maintenance and Renewal Plan. Occupants / Owners should be aware of or consider the following: GENERAL Continuously monitor the interior and exterior

environment within and around your suite and report any problems or concerns to the designated personnel.

Have the Strata Council review and approve any

alterations to your suite prior to proceeding. Cooperate with the Strata Corporation’s

appointed maintenance personnel during annual maintenance inspections or maintenance work by allowing full access to your suite.

Request access to the master Building Envelope

Maintenance Manual if further information about the overall Maintenance and Renewal Plan is desired.

INTERIOR ENVIRONMENT Always use the kitchen exhaust fan when boiling

water or with any cooking activities that produce moisture.

Always use the bathroom exhaust fan during

and after using the shower or bath. Regularly open windows or doors for natural

ventilation. Leave window blind louvers slightly open or

raise blinds slightly off the sill to allow air flow around windows to minimize condensation.

Locate furniture away from exterior walls to

allow air flow over the wall surface. Avoid excess plant growth within suite. Plants

contribute a notable amount of moisture into the interior environment.

Ensure dryer exhaust ducts are properly connected and ensure dryer lint traps are cleaned (with water) regularly.

Clean any condensation or debris from window

surfaces and sill track. Ensure the humidistat (relative humidity) is set to

55%RH or less or set to operate at an appropriate time period. This will operate the exhaust vent until the interior RH is below the setting or the set amount of time is reached.

Ensure the thermostat (temperature) is not set

beyond 25 degrees Celsius for long periods. Typical comfort range is between 19C and 22C.

EXTERIOR ENVIRONMENT Avoid using your deck or balcony as storage

space. The decks or balconies have not been designed to carry excess semi-permanent weight.

Avoid excessive planters and pots on balcony or

deck surface. Planters or pots should be relatively small, placed away from the outer edge and exterior walls, and free-draining into drainage pans.

Avoid installation of large mats or carpets over

walking surface. These can inhibit drainage and retain moisture.

Take care not to damage the deck or balcony

membrane. Do not use sharp tools (snow shovels, etc.) or furniture / equipment that does not have proper footings.

Be aware that many deck and balcony

membranes are combustible. Consult Strata by-laws regarding the use of barbeques.

Avoid attachment of anything through the

exterior cladding, soffits, or decks unless approved by the Strata Council and appropriate Consultants.

For further information refer to the by-laws of the Strata Corporation, Building Envelope Maintenance Manual, or Homeowner Manuals.



MAINTENANCE AND RENEWAL COSTS



MAINTENANCE AND RENEWAL COSTS The Owners should prepare a table of Maintenance and Renewal Costs to allow for future budgeting and to establish an appropriate contingency. The following table is a sample table based on the Maintenance and Renewal Plan Summary Table. Each item in the maintenance table should correspond to an associated cost that should be entered into this table. The table should be used as a guideline only for the budgeting the replacement of each component and should be updated regularly.

SAMPLE - ESTIMATED MAINTENANCE AND RENEWAL COSTS

Years 0-5

(2011) Years 5-10

(2021) Years 10-15

(2026) Years 15-20

(2031) Years 20-25

(2036)

INSPECTIONS

Inspections

VERTICAL ASSEMBLIES

Brick Veneer

Painted Concrete


Balcony

Deck

Roof

Overhang

Slab

WINDOW ASSEMBLIES

Window Wall

Storefront Windows

RELATED COMPONENTS

Sealants

TOTALS



HOME WARRANTY INSURANCE



WARRANTY DESCRIPTION Home Warranty Insurance Broker: National Home Warranty Program Labour & Material Warranty: 2 years Building Envelope Warranty: 5 years Structural Defects Warranty: 10 years Proper maintenance is required in order to ensure warranty provisions are met. Meeting these provisions provide protection against premature failure. Owners should understand the type of coverage and conditions of any applicable product warranties. Warranties vary in coverage: some cover both installation and materials, while others cover only materials. The recommended assessments by a qualified consultant can evaluate whether a claim is warranted. Further up-to-date information can be found the following websites: National Home Warranty: www.nationalhomewarranty.com Homeowner Protection Office: www.hpo.bc.ca

The following pages include further information regarding the Home Warranty.



APPENDIX A – MAINTENANCE RECORDS Maintenance Record – The maintenance records are to be filled out each time a maintenance action is

completed. Prior to each action, a copy is to be made of the original blank record. The completed report should be returned to this binder as a permanent record of the maintenance preformed on this project.

Completed forms to be filed in this binder for future reference

MAINTENANCE RECORD

YALETOWN PARK 1+2

MAINTENANCE REQUIRED: ACTION TAKEN:

COMPLETION DATE: ACTION BY:



APPENDIX B – ANNUAL MAINTENANCE REPORTS Maintenance Report Log, Annual Maintenance Inspection Report, and Detailed Maintenance

Inspection Report - The annual maintenance reports are to be filled out during regular annual maintenance inspections for each building. The detailed maintenance reports are to be filled out if extensive maintenance reporting is required. Prior to each inspection, a copy is to be made of the original blank reports. After the inspection is undertaken, the completed reports should be returned to this binder and logged in the maintenance report log as a permanent record of the inspections preformed on this project.


MAINTENANCE REPORT LOG

YALETOWN PARK 1+2

YEAR REPORT NUMBER DATE COMPLETED BY

Eg. 2007 Annual Report 001 December 31, 2007 Initials


ANNUAL MAINTENANCE INSPECTION REPORT

YALETOWN PARK 1+2

BUILDING/UNIT NUMBER: DATE: REPORT NUMBER: PAGE

# 1 OF 4

COMPONENT: OBSERVATIONS: (Refer to those items listed under “Inspect For” in each section.)

Brick Veneer Assemblies

Brick Coating ־

Brick Veneer ־

Flashings ־

Sealants ־

Vents ־

Other ־

Other ־

Painted Concrete Assemblies

Paint Coating ־

Concrete Surface ־

Flashings ־

Sealants ־

Vents ־

Other ־

Other ־



YALETOWN PARK 1+2


# 2 OF 4


Balcony Assembly

Balcony Membrane ־

Flashings ־

Guardrails ־

Soffits ־

Vents ־

Other ־

Deck Assembly

Concrete Pavers ־

Deck Membrane ־

Drains ־

Flashings ־

Guardrails ־

Other ־



YALETOWN PARK 1+2


# 3 OF 4


Roof Assembly

Roof Membrane ־

Drains ־

Flashings ־

Penetrations ־

Other ־

Other ־

Overhang Assembly

Membrane ־

Soffits ־

Other ־

Suspended Slab Assembly

Concrete pavers ־

Courtyard Landscaping ־

Perimeter Landscaping ־

Drains ־

Membrane ־

Parking Garage Ceiling ־

Other ־



YALETOWN PARK 1+2


# 4 OF 4


Window Assembly

Window Frame ־

Glazing Unit (IGU) ־

Flashings ־

Sealants ־

Other ־

Door Assembly

Door Frames ־


Flashings ־

Sealants ־

Other ־

Storefront Assembly

Frames ־


Flashings ־

Sealants ־

Other ־


DETAILED MAINTENANCE INSPECTION REPORT

YALETOWN PARK 1+2

REPORTED BY: DATE: REPORT NUMBER: PAGE

# /

COMPONENT: OBSERVATIONS:

building envelope maintenance manual yaletown park 1 +...

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