ADVANCING ROOF & WALL CONSTRUCTION ROOFING & BUILDING ENVELOPE ENGINEERS
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Crossbow Landing - Balcony Condition Analysis BTC # A16049-4 Page 1 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 Page 2 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.
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 3 of 22
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.
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 4 of 22
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.
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 5 of 22
“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.
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 6 of 22
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.
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 7 of 22
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.
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 8 of 22
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
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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
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 10 of 22
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
2019 Budget: $6,000 Per Balcony X 51 balconies = $306,000.00
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,
2020 Budget: $6,000 Per Balcony X 43 balconies = $258,000.00
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 11 of 22
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
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 12 of 22
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.
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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]
Crossbow Landing – Balcony Condition Analysis BTC # A16049-4 Page 14 of 22
Appendix A
BTC Review of third party deck inspections and reccomendations
Glacier Rock BTC # A16006 Page 15 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
Glacier Rock BTC # A16006 Page 16 of 22
Building Unit Slope Overall condition Recommended Action
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
Replace - Mid 2018/2019 Mid
170 302 0.80% Fair/Poor Membrane lapped wrong around post, pooling,
tenting, stains Replace - Mid 2018/2019 Mid
170 303 1.10% Fair - tenting against
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
Replace - Low 2019 Low
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
Glacier Rock BTC # A16006 Page 17 of 22
Building Unit Slope Overall condition Recommended Action
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)
Replace - Mid 2018/2019 Mid
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
170 313 0.75% Fair - tenting against
building, ponding in front of door, lapped wrong
Replace - Mid 2018/2019 Mid
170 314 1.10% Poor - Major tenting,
multiple pooling Replace - Mid/High 2018 Mid/High
170 315 0.85% Fair - tenting against
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
Glacier Rock BTC # A16006 Page 18 of 22
Building Unit Slope Overall condition Recommended Action
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
Replace - Mid 2019 Mid
150 205-2 0.10% Poor - Discolouration, tenting and pooling of
Replace - Mid 2018/2019 Mid
Glacier Rock BTC # A16006 Page 19 of 22
membrane, incorrect lap
Building Unit Slope Overall condition Recommended Action
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
Replace - Mid 2018/2019 Mid
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
building Replace - Low 2020 Low
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
Replace - Mid/High 2018/2019 Mid/High
150 214 1.10% Poor - Membrane lifting off
metal, tenting, pooling, patches
Replace - Mid/High 2018/2019 Mid/High
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
Replace - Low 2020+ Low
150 217-2 1.20% Poor - Melted in center,
pooling at column Replace Mid 2019 Mid
Glacier Rock BTC # A16006 Page 20 of 22
Building Unit Slope Overall condition Recommended Action
Timeline Priority
150 217 1.00%
Failed - minor discolouration, tenting
against posts and building, pooling at column, leaking
at post.
Replace - High 2018 High
150 218 1.00% Fair/Poor - Stains, pooling by column, incorrect laps
Replace - Mid 2019/2020 Mid
150 219 1.10% Fair - Incorrect laps
Replace - Low 2020+ Low
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
Replace - High 2018 High
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
Replace - High 2018 High
150 309 -0.15% Poor - Negative slope,
staining, major pooling, Replace - High 2018 High
Glacier Rock BTC # A16006 Page 21 of 22
tenting
Building Unit Slope Overall condition Recommended Action
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
Replace - Low 2020 Low
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
Replace - Low 2020 Low
150 313 0.50% Poor - Tenting against
building/Middle, patches Replace - Mid 2019 Mid
150 314 0.40% Fair - Discolouration, tenting
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
Replace - High 2018 High
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.
Replace - Low 2020 Low
150 320 0.75% Fair - discolouration, tenting
under door, incorrect lap Replace - Low 2020 Low
150 321 1.00% Fair - tenting under door,
incorrect laps Replace - Low 2020 Low
150 322 1.10% Fair
Replace - Low 2020+ Low
Glacier Rock BTC # A16006 Page 22 of 22
Building Unit Slope Overall condition Recommended Action
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
building Replace - Low 2020 Low
150 324 0.70% Poor - tenting under door,
lifting seams, multiple patches
Replace - Mid 2019 Mid
150 325 0.65% Fair - tenting under door,
multiple patches replace - Mid 2019 Mid
150 326 0.25% Fair - Discolouration, tenting
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