royal oaks community sun city, az...3) client component history. 4) vendor expertise and...

Royal Oaks Facility Condition Assessment Capital Budget Forecast of 78

Final Draft 9/24/13©

Target Building Inspections LLC ● Tel: 480-228-6165●Fax: 480-336-2262●[email protected]●www.TargetBuildingInspections.com

Royal Oaks Community Sun City, AZ

Report Prepared For Client: Report, Inspection Performed By: Client: People of Faith Inc. / Royal Oaks

Inspection Date: 7/29 thru 8/30 of 2013

Inspector: Benjamin Schern AZBTR#50397

Prepared By: Heather Austin

Reviewed By: In House Self Reviewer




Table of Contents

Purpose and Scope ............................................................................................................................................... 3

Methodology ........................................................................................................................................................... 3

The Facility In Perspective .............................................................................................................................. 3

Sources of Information..................................................................................................................................... 4

Expenditures – Annual ...................................................................................................................................... 5

Component Parameters – Summary ...........................................................................................................13

Component Parameters....................................................................................................................................19

Mechanical .............................................................................................................................................................19

Elevators ................................................................................................................................................................36

Fire Systems ............................................................................................................................................................39

Exteriors ..................................................................................................................................................................42

Roofing .....................................................................................................................................................................50

Interiors ...................................................................................................................................................................54

Vehicles ....................................................................................................................................................................64

Swimming Pool Equipment ................................................................................................................................67

Advisory Notes ......................................................................................................................................................72

Limitations ...............................................................................................................................................................77

Reliance ....................................................................................................................................................................77

Additional Documentation..............................................................................................................................78




Purpose and Scope

The purpose of this study is to provide Royal Oaks with an inventory of the capital assets that require periodic replacement. This study includes current condition assessments and a recommended financial budget to fund for projected replacements and repairs. In addition, this facility condition assessment is to assist Royal Oaks in evaluating the physical aspects of this property and how its condition may affect the dependability of the Client’s decisions over time.

Methodology

This Facility Condition Assessment-Capital Budget Forecast is a budgeting tool to help prepare and plan for future expenditures. It should be noted that the projections made in this study are just that, projections and do not predict the future with 100% surety. We do however, use well defined methodologies, and extensive research is done in preparation of each Project. In this Report, you will find the Component Parameter List. It contains our estimates for Expected Useful Life (EUL), Remaining Useful Life (RUL), and the current repair or replacement cost for each major component the client is responsible to maintain or replace. Based on that list of needs provided, we created a recommended 17-year future (we took this out to the Year 2030) outlook for expenditures. What Physical Assets should be included in the Study? There is a national-standard four-part test to determine which expenses should be funded. First, it must be a common area maintenance responsibility. Second, the component must have a limited life. Third, the limited life must be predictable. Fourth, the component must be above a minimum threshold cost. This means that Reserve Components should be major, predictable expenses. It is incorrect to include “lifetime” components, unpredictable expenses (such as insurance related losses), and expenses more appropriately handled from the Current Operational Budget.

**No items have been reserved for which have an estimated useful life of less than one year or a total combined cost less than $3,000. We have not figured in items that are considered normal and/or ongoing operating expenses. **

How are Useful Life and Remaining Useful Life established? 1) Visual Inspection (observed wear and age). 2) Cost Database of experience and similar projects. 3) Client Component History. 4) Vendor Expertise and Recommendations.

The Facility In Perspective

Royal Oaks is a large senior open living campus with several amenities located in Sun City, Arizona. The Community is a 38-acre retirement campus consisting of 263 Independent apartment homes, 110 garden homes, 59 assisted living apartments, a 125 bed skilled nursing facility with multiple amenities including, Laundry facilities, Covered Parking, Dining and Kitchen facilities, Health Care Center, Multipurpose Center (Reception hall, Dining rooms, Wellness center, Beauty shop, Life Enrichment Center (Auditorium), Fitness Center & Spa, Woodworking Shop, 2 level Parking Garage, 1 ½ miles of fitness walking paths (Asphalt), Miscellaneous landscaped common areas and gate systems, Heated indoor swimming pool and outdoor walking pool, Various club rooms, Multiple vehicles to include bus, vehicle, and golf carts, the site is maintained with on site facility offices, work shop, and receiving areas. Construction of the buildings varies in that Garden homes are typical slab on grade, wood framed, gable pitched tile roof, single level duplex housing. Independent, Assisted, and Health Care buildings comprise of typical 2 and 3 level construction with CMU masonry block, structural steel, metal and concrete floor decks, balconies, flat roof systems, with multiple elevators for vertical transportation. Buildings are mechanized with various water source cooling, boilers, and heat pump AC units. The major structures are equipped with wet pipe fire sprinkler systems, fully ADA compliant with life safety monitoring. Capital improvements are reported to be ongoing with demolition plans and construction of additional multi level care center planned for the future.




No blatant and/or major anomalies were discovered with the buildings and grounds inspected. Overall, the construction appears to meet generally accepted standards for material and workmanship. Based on the general good condition of the property, the remaining useful life is estimated to be not less than 50 years (Marshall Swift, RS Means referenced), barring any natural disasters. This opinion is based on its current condition and maintenance status, assuming any recommended immediate repairs are completed and appropriate routine maintenance and replacement items are performed on an annual or as-needed basis. This is not an opinion or comment on the marketability of the property’s useful life. The site is served by municipal water and municipal sewer. There was no indication of water distribution or sewer problems within the boundaries of this site. This site is also served by public utilities for electricity, natural gas, and telephone. There was no evidence of any deficiencies or other concerns with the services provided by public utilities. Overall conditions of equipment are well maintained, with good oversight, inventory catalogues and maintenance records. Spikes in expected funding to replace capital replacement items are noted in that some equipment is at or near its end of use cycle, pushing out the lifespan of equipment by means of replacement parts will result in these spikes of needed revenue to replace. Reviewing the report in its entirety is recommended, so as to better plan for eliminating these spikes in annual needed funds. We were requested to perform this study for 10 years, we have elected to push this out to the year 2030 for a total of 17 years due

to the broad range of installation dates of buildings and/or equipment.

Actual Total Needs Thru 2030: $13,948,579.00

Above Total With 3% Inflation: $18,075,976.42

Total Annual Average Needs: $820,504.65

Total Monthly Average Needs: $68,375.39

Total Annual Average Per Bed: $1,483.73

Total Monthly Average Per Bed: $123.64

Sources of Information

The following people were interviewed during our survey, furnished documents, recommendations, bids, and/or other

information.

Wayne Esposito, Paula Webb, and Ray Sobarzo - Royal Oaks’ Facilities Management

David Robinson - Tecta America Roofing: Consulted with roofing inspections, and Louis Hunt - Roofing Inspector

ThyssenKrupp Elevator -

Justin Seibel, Modernization Sales: Office Direct: 602-453-1406, Email: [email protected] Ronnie Williams, Account Manager: Office Direct: 602-453-1439, Email: [email protected]

David Williams - Tenaire Inc.: Consulted with replacement of the east cooling towers, submitted proposal for

replacement/upgrade for closed circuit cooling towers.

Ron McCook, McCook Boiler - Ron is the Arizona Rep for Parker Boiler Inc.: Submitted information for Plant Boilers.

Advanced Water Systems Phoenix

355 Able Distributing Phoenix, AZ: Replacement Cost Data for 500 Gallon Water Heaters.

Don Cook: Pro Tech Building; Consulted w/ Fire Systems Installation of Independent Bldg.

American Fire, Shane Beleverde; Consulted with Fire Systems, and Fire Master Fire Extinguishers

Tower Mechanical Services, Chemical Sales and Services

APS Electric Utility; Julie in Construction, and Southwest Gas Utilities

Misc. Other Vendors; Sub-Contractors

The following documents were made available to us and/or reviewed:

Maricopa County GIS and/or Other On-Line Records

AZ Office Of Pest Management, AZDEQ, EDR

Multiple Spread Sheets and Other Equipment Data

Misc. Product Brochures, Previous Invoices, Equipment Catalogues Google and other mapping services




Expenditures – Annual

Desc. 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030

BAC Fluid Cooling Towers (2) 178900 3500 3500 3500

BAC Closed Circuit Fluid Cooling Tower 3500 3500 3500 3500

Replacement Tower Repair, Pumps, Motors 3000 3000 3000 3000

Parker Hot Water Boiler #1 36500

Parker Hot Water Boiler #2 36500

TACO Pump #1

TACO Pump #2

150 HP Pump Motor #1

150 HP Pump Motor #2

500 Gallon PVI Water Heater #1 37610

500 Gallon PVI Water Heater #2 37610

Water Softener Health Care 12000 12000

A.O. Smith 100 Gallon Hot Water Heater 4650 4650

American 100 Gallon Hot Water Heater 4650 4650


A.O. Smith 100 Gallon Hot Water Heater 4650



A.O. Smith 100 Gallon Hot Water Heater 4650 4650



Rheem 100 Gallon Hot Water Heater 4650






Water Softners and Controls (5) 12000 6000 6000 6000 6000 6000 6000

LARS Hot Water Boiler #1 Assisted

LARS Hot Water Boiler #2 Assisted




Desc. 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 LARS 200 Gallon Hot Tank Assisted 3700

40 Gallon Water Heaters (10+Yrs.) 11900 11900

40 Gallon Water Heaters (5 - 10 Yrs.) 11900 11900

40 Gallon Water Heaters (0 - 5 Yrs.) 11900

Basement Ejection Pump 2600

Heat Pump AC Units 2.5 - 3.5 (10+ Yrs.) 39200

Heat Pump AC Units 2.5 - 3.5 (5 -10 Yrs.) 89600

Heat Pump AC Units 2.5 - 3.5 (1 - 5 Yrs.) 78400 78400

RTU Heat Pump AC 2 - 3.5 Tons 112000 112000

RTU Heat Pump AC 4 Tons 12600 12600


Air Handlers, Assisted, LEC 52500 52500 52500

RTU Heat Pump AC 7.5 Tons 35200


Make Up Air Greenheck 8600

Munters Pool De-Hue 4500 4500 4500 4500 4500 4500

Make Up Air Greenheck 12900 12900

DCU-3 Mitsubishi Small RTU 2800



HP-1 McQuay 11500

HP-2 McQuay 11500

HP-3 McQuay 11500

HP-4 McQuay 11500

HP-5 McQuay 11500

HP-6 McQuay 11500

AHU-2 McQuay 11500

Facilities RTU Heat Pump 5 Ton 5000

Wood Shop RTU Heat Pump 5 Ton 5000

RTU Administration 5 Ton 5000 5000

Auction Garage 2.5 Ton 2800

Entry Guard Gate 1.5 Ton 2200

Swamp Coolers, Receiving 1800 1800 1800 1800

Window Insert AC @ Receiving, Parking 900 900 900

RTU Healthcare 3 Ton 5600

RTU Condenser Healthcare 13600




Desc. 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030

Console McQuay Units 35000

W S Heat Pumps Above Grid Apts Rebuild 21787 21787 21787 21787 21787 21787 21787 21787 21787 21787 21787 21787 21787 21787 21787 21787 21787

W S Heat Pumps Above Grid Halls Rebuild 5250 5250 5250 5250 5250 5250 5250 5250 5250 5250 5250 5250 5250 5250 5250 5250 5250

W S Heat Pumps Above Grid Rebuild 9712 9712 9712 9712 9712 9712 9712 9712 9712 9712 9712 9712 9712 9712 9712 9712 9712

Elevator #1 Dover Modernize 910 135,000






Elevator #7 Dover Modernize 2921 135000 3700

Elevator #8 Tac 20 Modernize 3700 135000

Elevator #9 Tac 20 Modernize 135000

Elevator #10 Tac 20 Modernize 135000

Elevator Cab Remodel Interior of Cabs (3) 7400 14,800

Elevator Cab Remodel Interior of Cabs (7) 22200

Generator Back Up LEC

Generator Back Up HCC & IT

Generator Back Up Illingworth 54485

SES Main Cabinets Federal Pacific 46400

Back Flow Preventers Small Rebuild 5040 5040

Back Flow Preventers Large 4" + Rebuild 4580

Fire Riser Pipe Interior Scans, Inspections 3250 3250 3250 3250

Fire Riser Piping System Independent 333000 333000 333000

Fire Alarm System Independent 108000

Fire Alarm System Assisted 108000

Fire Smoke Detectors Every 10 Years 18750 18750 18750 18750 18750 18750

Fire Ansel Systems Kitchen Hoods 16400

Fire Ansel Systems Kitchen Hoods 8200

Fire System I.T. Room 4800

Fire Alarm, Dialer, Panels, Misc. 12500 12500 12500 12500

Fire Sprinkler Head Replacement




Desc. 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 Fire Sprinkler Head Replacement 12500

Fire Sprinkler Head Replacement 12500

Fire Sprinkler Head Replacement 12500

Fire Extinguisher Tear Down R&R 3900 3900 3900

Asphalt Drives, Lots, Re-Surface

Asphalt Patch Work, Repairs Every 10 12500

Asphalt Sealant, Re-Stripe Every 2 Yrs 19600 19600 19600 19600 19600 19600 19600 19600 19600 19600 19600 19600 19600 19600 19600 19600 19600

Dry Wells Service, Clean 3800 3800

Pole Lights, Old Style 136500

Pole Lights, New Style Large

Bollard Lights

Mail Box 8 Gang Clusters 14400

Ornamental Iron Balcony Railings 76800

Ornamental Iron Pool Fence 4600

Exterior Stucco Paint Independent 70400 70400

Exterior Stucco Paint Assisted Living, LEC 33000 33000

Exterior Stucco Paint GHS 111000 111000

Exterior Stucco Paint Healthcare 20400 20400

Exterior Stucco Paint Dining Fitness 21600

Exterior Stucco Paint Parking Garage 24000

Exterior Walls, Fence, Block, Common 30000

Security Entry Gates Large 39200

Security Entry Arm Gates 20800

Secuity Gate Motors, Controls 12800 12800 12800

Garage Door Openers 3200 3200 3200 3200 3200 3200

Monument Signage 14400

Landscape Granite Replenshment 5500 5500 5500

Patio and Pool Furniture Replacement 11700 11700 11700

Patio Portable Comfort Vertcal Gas Heater 2250 2250 2250

Walking Swimming Pool Re-Surface 8700

Indoor Swimming Pool Re-Surface 19200

Roofing, R & R Underlayment, Tile GHS 334833 334833 334833

Roofing, R & R Underlayment, Tile GHS




Desc. 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030

Roof Flat Surfaces GHS (8) 34000

Roofing, Tile Underlayment, Independent 75000

Roof Surface Coat Assisted, Enrichment 139000

Roof Surface Healthcare Upper 32500 42000

Roof EPDM Healthcare 243000

Roof Surface Fitness, Dining 30660

Roof EPDM Independent 688500

Tile Underlayment, Admin & Tile Mansard 13000

Tile Underlayment, HCC Tile Mansards 4500

Tile Underlayment, Assisted Living Tile Mansards

Roof Surface Facilities, Wood Shop 8000

Carpet @ Assist Halls, Common Areas 72600

Carpet @ All LEC 33000

Carpet @ Independent Halls 112410 112410

Carpet @ Dining 23310 23310 23310

Carpet @ Healthcare Halls, Offices 13750 13750

Paint Interiors Numerous GSF 40000 40000 40000

Craft Room Furniture - Replace 7200

Auditorium Seating - Replace 43750

Common Area Furniture, Sofas, Chairs 10800

Dining Room Furniture Chairs - Replace 97350

Library Book Cases 35280

Laundry B & C Dryers 22400

Laundry Milnor washers 31200

Kenmore Washer, Dryer Set 34200

Kenmore Washer, Dryer Set 22800

Garden Homes Appliance, Laundry 6120 6120 6120 6120 6120 6120 6120 6120

Kitchen Grills 15800

Kitchen Exhaust Hoods - Replace 25000 25000

Kitchen RTU Exhaust Cook Med 6400

Kitchen RTU Exhaust Cook Small 5600

Kitchen Fryers 7200

Kitchen Dishwashers 12900 12900

Kitchen Warmers 3400 3400 3400




Desc. 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030

Kitchen Refer's 4800 4800 4800 4800

Kitchen Walk In Cooler 68000

Kitchen Misc. Equipment 3500 3500 3500 3500 3500 3500 3500 3500 3500

Automatic Door Openers - Replace 103000 103000

Flat Screen TVs - Replace 4500 4500

Car 2010 Cadillac 52060 52060

Van #1 2013 Starc BS 52500

Van #2 2012 Starc BS 53681

Bus #3 2013 Fores BS 63400

Gener BS 2011 179800

Van #5 2012 Dodge 4DSW 42790

Van #7 2013 Starc BS 54500

Truck 2007 Silverado 18000 18000 18000

Sweeper Tennant 6400 17750

Walker MTGHS Mower 12500

GATOR #1, 2, and 3 John Deer TS 22500

Golf Carts, Club Carts, 31200 31200 62400 31200

Raypak Heater #1 15500

Raypak Heater #2 15500

Raypak Heater #3 Small 2400

Pump Pentair WhisperFlo 550 550 550 550 550 550

Pump EQ500 Large (2) 1250 1250 1250 1250

Chlorine/Bromine Feeder 275 275 275 275 275

Tank Stainless 1600

Astral Sand Filter Large (3) 16200 16200

Astral Sand Filter Small (1) 2200 2200

Hayward Cat Comm 5000 Controller 12600 12600

Ozone OCD Destructs OCD-11 14400 14400

Ozone CD12 Generator Walking Pool 2750 2750

Ozone CD10 Generator Spa 2200 2200

Ozone CD1500P Generator Indoor 4400 4400

Oxygen Concentrator Airsep Topaz (3) 9600 9600

Ozone Fiberglass Tank 1600 1600

Sewer, Supply Piping Misc. GHS 92666 92666 92666

Sewer, Supply Piping Misc. Independent 240000 240000 240000

Water Piping From Plant Thru Structures 330000 330000 330000




Desc. 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 Electrical Interior Panels Independent

Electrical Panels GHS

Health Care Bed Joerns Ultra Care 57600 57600

Health Care Beds Basic American Products 70200 70200

Health Care Beds Graham Field Zenith 23000

Health Care Beds Graham Field Zenith III

Health Care Beds Graham Field Zenith 7 & 9000 35700

Health Care Beds Brakes, Controls, Parts 2400 2400 2400 2400 2400 2400 2400 2400 2400

Gas Meters 11M175, 5M175, 16M175 9600 9600

Security Systems Individual Networx GHS 320000

30,318 1,071,734 1,011,122 879,842 572,152 356,674 402,659 485,119 1,229,319 612,095 1,003,319 1,018,759 717,529 727,534 481,469 972,015 1,313,070 1,063,850

30,318 1,071,734 1,041,456 933,424 625,190 401,437 466,803 579,281 1,511,939 775,402 1,309,131 1,369,110 993,204 1,037,318 707,037 1,470,270 2,045,763 1,707,160

2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030




Notations for spikes in funding

2013- As of September 1st Funding for recommended elevator upgrades, two 100 gallon water heaters, 1 HVAC unit, and roof re-surfacing (in process as of 9/1/2013).

2021- Spike in Funding is contributed primarily due to the need for the replacement of the EPDM roof systems of the Independent and Healthcare buildings.

2029- Spike in Funding is contributed primarily due to the need for replacing the 2 other elevators at the Assisted Living Building.

99818

1052334 1022372

807242

536602 398024

535609 482719

1155369

609695

1007769 980659

738979 725134

434569

899415

1301520

1048450

0

500000

1000000

1500000

2000000

2500000

2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030

Capital Replacement Needs USD

Actual

Inflated 3%




Component Parameters – Summary

Description, Component Category Location Cost Basis Qnty. Total Cost Date Installed Age EUL RUL Condition

BAC Fluid Cooling Towers (2) HVAC Plant East Towers 178,900 Unit 1 178,900 1/1 1983 30 30 0 Replace

BAC Closed Circuit Fluid Cooling Tower HVAC Plant West Tower 110,000 Unit 1 110,000 10/1 2009 4 30 26 Good

Replacement Tower Repair, Pumps, Motors HVAC Plant East/West Tower 3,500 Unit 4 14,000 1/1 2011 2 5 3 Good

Parker Hot Water Boiler #1 HVAC Plant Plant 36,500 Each 1 36,500 1/1 1983 30 40 10 Good

Parker Hot Water Boiler #2 HVAC Plant Plant 36,500 Each 1 36,500 1/1 1983 30 40 10 Good

TACO Pump #1 HVAC Plant Plant 12,400 Each 1 12,400 1/1 2008 5 25 20 Good

TACO Pump #2 HVAC Plant Plant 12,400 Each 1 12,400 1/1 2008 5 25 20 Good

150 HP Pump Motor #1 HVAC Plant Plant 16,800 Each 1 16,800 1/1 2008 5 25 20 Good

150 HP Pump Motor #2 HVAC Plant Plant 16,800 Each 1 16,800 1/1 2008 5 25 20 Good

500 Gallon PVI Water Heater #1 Water Heaters Health Care 37,610 Unit 1 37,610 1/1 1995 18 20 2 Aged

500 Gallon PVI Water Heater #2 Water Heaters Health Care 37,610 Unit 1 37,610 1/1 1996 17 20 3 Aged

Water Softener Health Care Water Softener Health Care 12,000 Unit 1 12,000 1/1 2005 8 12 4 Good

A.O. Smith 100 Gallon Hot Water Heater Water Heaters Near Rm 111 4,650 Each 1 4,650 3/1 1999 14 12 0 Replace

American 100 Gallon Hot Water Heater Water Heaters Near Rm 111 4,650 Each 1 4,650 2/1 2003 10 12 2 Aged


A.O. Smith 100 Gallon Hot Water Heater Water Heaters Near Rm 134 4,650 Each 1 4,650 9/1 2012 1 12 11 Good



A.O. Smith 100 Gallon Hot Water Heater Water Heaters Near Rm 161 4,650 Each 1 4,650 11/1 2001 12 12 0 Replace



Rheem 100 Gallon Hot Water Heater Water Heaters Near Rm 246 4,650 Each 1 4,650 1/1 2007 6 12 6 Good






Water Softners and Controls (5) Water Softners Independent 6,000 Unit 5 30,000 1/1 2005 8 12 4 Good

LARS Hot Water Boiler #1 Assisted Boiler Assisted Living 5,800 Unit 1 5,800 8/1 2011 2 20 18 Good

LARS Hot Water Boiler #2 Assisted Boiler Assisted Living 5,800 Unit 1 5,800 9/1 2011 2 20 18 Good

LARS 200 Gallon Hot Tank Assisted Storage Tank Assisted Living 3,700 Unit 1 3,700 6/1 2011 2 12 10 Good

40 Gallon Water Heaters (10+Yrs.) Water Heaters Garden Homes 350 Unit 34 11,900 1/1 2001 12 12 0 Aged

40 Gallon Water Heaters (5 - 10 Yrs.) Water Heaters Garden Homes 350 Unit 34 11,900 1/1 2005 8 12 4 Good




Description, Component Category Location Cost Basis Qnty. Total Cost Date Installed

Age EUL RUL Condition 40 Gallon Water Heaters (0 - 5 Yrs.) Water Heaters Garden Homes 350 Unit 34 11,900 1/1 2010 3 12 9 Good

Basement Ejection Pump Plumbing Health Care 2,600 Unit 1 2,600 1/1 1993 20 20 0 Good

Heat Pump AC Units 2.5 - 3.5 (10+ Yrs.) HVAC Garden Homes 2,800 Each 14 39,200 1/1 2003 10 15 5 Good

Heat Pump AC Units 2.5 - 3.5 (5 -10 Yrs.) HVAC Garden Homes 2,800 Each 32 89,600 1/1 2006 7 15 8 Good

Heat Pump AC Units 2.5 - 3.5 (1 - 5 Yrs.) HVAC Garden Homes 2,800 Each 56 156,800 1/1 2008 5 15 10 Good

RTU Heat Pump AC 2 - 3.5 Tons HVAC Assisted Living 3,200 Each 70 224,000 1/1 2004 9 15 6 Good

RTU Heat Pump AC 4 Tons HVAC Assisted Living 4,200 Each 6 25,200 1/1 2004 9 15 6 Good

RTU Heat Pump AC 5 Tons HVAC Assisted Living 5,400 Each 5 27,000 1/1 2004 9 15 6 Good

Air Handlers, Assisted, LEC HVAC Assisted Living 1,750 Each 90 157,500 1/1 2004 9 20 11 Good

RTU Heat Pump AC 7.5 Tons HVAC LEC 8,800 Each 4 35,200 1/1 2004 9 18 9 Good

RTU Heat Pump AC 10 Tons HVAC LEC 11,000 Each 5 55,000 1/1 2004 9 18 9 Good

Make Up Air Greenheck HVAC Assisted Living 8,600 Each 1 8,600 1/1 2004 9 14 5 Good

Munters Pool De-Hue HVAC Fitness Center 58,000 Unit 1 58,000 1/1 2009 4 25 21 Good

Make Up Air Greenheck HVAC Fitness, Dining 8,600 Each 3 25,800 1/1 2009 4 14 10 Good

DCU-3 Mitsubishi Small RTU HVAC Fitness, Dining 2,800 Unit 1 2,800 1/1 2009 4 12 8 Good



HP-1 McQuay HVAC Fitness, Dining 11,500 Unit 1 11,500 10/1 2009 4 18 14 Good






AHU-2 McQuay HVAC Fitness, Dining 11,500 Unit 1 11,500 10/1 2009 4 18 14 Good

Facilities RTU Heat Pump 5 Ton HVAC Facilities 5,000 Unit 2 10,000 1/1 2004 9 15 6 Good

Wood Shop RTU Heat Pump 5 Ton HVAC Facilities 5,000 Unit 1 5,000 1/1 2008 5 15 10 Good

RTU Administration 5 Ton HVAC Administration 5,000 Unit 1 5,000 1/1 1999 14 15 1 Replace

Auction Garage 2.5 Ton HVAC Auction 2,800 Unit 1 2,800 1/1 2004 9 15 6 Good

Entry Guard Gate 1.5 Ton HVAC Guard Shack 2,200 Unit 1 2,200 1/1 2008 5 15 10 Good

Swamp Coolers, Receiving HVAC Receiving 450 Each 5 2,250 1/1 2010 3 12 9 Good

Window Insert AC @ Receiving, Parking HVAC Receiving 450 Each 2 900 1/1 2010 3 7 4 Fair

RTU Healthcare 3 Ton HVAC Health Care 2,800 Unit 2 5,600 1/1 2011 2 15 13 Good

RTU Condenser Healthcare HVAC Health Care 3,400 Unit 4 13,600 1/1 2011 2 15 13 Good

Console McQuay Units HVAC Console 1,750 Unit 20 35,000 1/1 1997 16 20 4 Good

W S Heat Pumps Above Grid Apts Rebuild HVAC Independent 1,750 Unit 249 435,750 1/1 1997 16 20 4 Good

W S Heat Pumps Above Grid Halls Rebuild HVAC Ind. Halls 1,750 Unit 60 105,000 1/1 1997 16 20 4 Good

W S Heat Pumps Above Grid Rebuild HVAC Healthcare 1,750 Unit 111 194,250 1/1 1997 16 20 4 Good

Elevator #1 Dover Modernize Elevators Independent 135,000 Unit 1 135,000 1/1 1983 30 25 0 Aged





Age EUL RUL Condition Elevator #2 Dover Modernize Elevators Independent 135,000 Unit 1 135,000 1/1 1983 30 25 0 Aged





Elevator #7 Dover Modernize Elevators Health Care 135,000 Unit 1 135,000 1/1 1993 20 25 5 Upgrade

Elevator #8 Tac 20 Modernize Elevators Parking Garage 135,000 Unit 1 135,000 1/1 2003 10 25 15 Good

Elevator #9 Tac 20 Modernize Elevators Assisted Living 135,000 Unit 1 135,000 1/1 2004 9 25 16 Good

Elevator #10 Tac 20 Modernize Elevators Assisted Living 135,000 Unit 1 135,000 1/1 2004 9 25 16 Good

Elevator Cab Remodel Interior of Cabs (3) Elevators Elevators 3,700 Each 4 14,800 1/1 2004 9 12 3 Good

Elevator Cab Remodel Interior of Cabs (7) Elevators Elevators 3,700 Each 7 25,900 1/1 2013 0 12 12 Good

Generator Back Up LEC Generators LEC 112,000 Unit 1 112,000 1/1 2007 6 25 19 Good

Generator Back Up HCC & IT Generators Health Care 97,000 Unit 1 97,000 9/1 2011 2 25 23 Good

Generator Back Up Illingworth Generators Illingworth 54,485 Unit 1 54,485 10/1 2004 9 25 16 Good

SES Main Cabinets Federal Pacific Electrical Garden Homes 5,800 Unit 8 46,400 1/1 1983 30 40 10 Good

Back Flow Preventers Small Rebuild Plumbing Exteriors 315 Each 16 5,040 1/1 2009 4 10 6 Good

Back Flow Preventers Large 4" + Rebuild Plumbing Exteriors 4,580 Each 1 4,580 1/1 2009 4 15 11 Good

Fire Riser Pipe Interior Scans, Inspections Fire Equipment Fire Systems 650 Each 5 3,250 1/1 2009 4 5 1 Good

Fire Riser Piping System Independent Fire Equipment Independent 999,999 Unit 1 999,999 1/1 1983 30 40 10 Monitor

Fire Alarm System Independent Fire Equipment Independent 325,000 Unit 1 325,000 1/1 2006 7 20 13 Good

Fire Alarm System Assisted Fire Equipment Assisted Living 325,000 Unit 1 325,000 1/1 2004 9 20 11 Good

Fire Smoke Detectors Every 10 Years Fire Equipment All Bldgs. 150 Unit 750 112,500 1/1 2004 9 10 1 Good

Fire Ansel Systems Kitchen Hoods Fire Equipment Dining 8,200 Unit 2 16,400 10/1 2009 4 10 6 Good

Fire Ansel Systems Kitchen Hoods Fire Equipment Assisted Living 8,200 Unit 1 8,200 1/1 2004 9 10 1 Maintain

Fire System I.T. Room Fire Equipment Health Care 4,800 Unit 1 4,800 1/1 2010 3 10 7 Good

Fire Alarm, Dialer, Panels, Misc. Fire Equipment Fire Systems 12,500 Unit 5 62,500 1/1 2006 7 15 8 Good

Fire Sprinkler Head Replacement Sprinkler Head Dining Fitness 25 Unit 500 12,500 10/1 2009 4 20 16 Good

Fire Sprinkler Head Replacement Sprinkler Head Assisted Living 25 Unit 500 12,500 1/1 2004 9 20 11 Good

Fire Sprinkler Head Replacement Sprinkler Head Independent 25 Unit 500 12,500 1/1 1983 30 20 0 Good

Fire Sprinkler Head Replacement Sprinkler Head Health Care 25 Unit 500 12,500 1/1 1999 14 20 6 Good

Fire Extinguisher Tear Down R&R Fire Equipment Fire Systems 20 Unit 65 1,300 1/1 2008 5 6 1 Maintain

Asphalt Drives, Lots, Re-Surface Asphalt Exteriors 260,000 Sq.Ft. 1 260,000 1/1 2012 1 20 19 Good

Asphalt Patch Work, Repairs Every 10 Asphalt Exteriors 12,500 Misc. 1 12,500 1/1 2012 1 10 9 Good

Asphalt Sealant, Re-Stripe Every 2 Yrs Asphalt Exteriors 19,600 Sq.Ft. 1 19,600 1/1 2013 0 2 2 Maintain

Dry Wells Service, Clean Exteriors Exteriors 950 Each 4 3,800 1/1 1983 30 10 0 Good

Pole Lights, Old Style Exteriors Exteriors 2,100 Each 65 136,500 1/1 1983 30 32 2 Aged

Pole Lights, New Style Large Exteriors Exteriors 2,800 Each 18 50,400 1/1 2009 4 25 21 Good

Bollard Lights Exteriors Exteriors 600 Each 79 47,400 1/1 2009 4 25 21 Good





Age EUL RUL Condition Mail Box 8 Gang Clusters Mail Boxes Garden Homes 1,200 Each 12 14,400 1/1 1983 30 20 0 Aged

Ornamental Iron Balcony Railings Exteriors Independent 32 Ln.Ft. 2400 76,800 1/1 1983 30 40 10 Good

Ornamental Iron Pool Fence Exteriors Swimming Pool 36 Ln.Ft. 128 4,608 1/1 2009 4 20 16 Good

Exterior Stucco Paint Independent Paint Exteriors Independent 22 Ln.Ft. 3200 70,400 1/1 2005 8 12 4 Fair

Exterior Stucco Paint Assisted Living, LEC Paint Exteriors Assisted Living 22 Ln.Ft. 1500 33,000 1/1 2005 8 12 4 Fair

Exterior Stucco Paint GHS Paint Exteriors Garden Homes 2,200 Each 50 110,000 1/1 2005 8 12 4 Fair

Exterior Stucco Paint Healthcare Paint Exteriors Health Care 17 Ln.Ft. 1200 20,400 1/1 2005 8 12 4 Fair

Exterior Stucco Paint Dining Fitness Paint Exteriors Dining Fitness 18 Ln.Ft. 1200 21,600 10/1 2009 4 12 8 Good

Exterior Stucco Paint Parking Garage Paint Exteriors Parking Garage 24,000 Unit 1 24,000 1/1 2005 8 12 4 Good

Exterior Walls, Fence, Block, Common Paint Exteriors Common Areas 30,000 Unit 1 30,000 1/1 2005 8 12 4 Fair

Security Entry Gates Large Gates Exteriors 9,800 Unit 4 39,200 1/1 2009 4 15 11 Good

Security Entry Arm Gates Gates Exteriors 5,200 Unit 4 20,800 1/1 2009 4 15 11 Good

Secuity Gate Motors, Controls Gates Exteriors 3,200 Unit 4 12,800 1/1 2009 4 7 3 Good

Garage Door Openers Exteriors Garden Homes 375 Each 107 40,125 1/1 1999 14 12 0 Maintain

Monument Signage Exteriors Exteriors 4,800 Each 3 14,400 1/1 2009 4 15 11 Good

Landscape Granite Replenshment Exteriors Exteriors 55 Tons 400 22,000 1/1 2009 4 20 16 Good

Patio and Pool Furniture Replacement Exteriors Common Areas 325 Unit 36 11,700 1/1 2009 4 7 3 Good

Patio Portable Comfort Vertcal Gas Heater Exteriors Common Areas 375 Unit 6 2,250 1/1 2009 4 7 3 Good

Walking Swimming Pool Re-Surface Swimming Pool Swimming Pool 6 Sq.Ft. 1450 8,700 10/1 2009 4 12 8 Good

Indoor Swimming Pool Re-Surface Swimming Pool Swimming Pool 6 Sq.Ft. 3200 19,200 10/1 2009 4 12 8 Good

Roofing, R & R Underlayment, Tile GHS Roofing Garden Homes 24,500 Unit 41 1,004,500 10/6 1983 30 32 2 Replace

Roofing, R & R Underlayment, Tile GHS Roofing Garden Homes 24,500 Unit 9 220,500 1/1 2003 10 40 30 Good

Roof Flat Surfaces GHS (8) Roofing Garden Homes 34,000 Unit 1 34,000 1/1 2012 1 12 11 Good

Roofing, Tile Underlayment, Independent Roofing Independent 75,000 Unit 1 75,000 1/1 1983 30 30 0 Good

Roof Surface Coat Assisted, Enrichment Roofing Assisted Living 69,500 Unit 1 69,500 8/26 2013 0 12 12 Good

Roof Surface Healthcare Upper Roofing Health Care 3 Sq. Ft 13000 32,500 1/1 1999 14 16 2 Maintain

Roof EPDM Healthcare Roofing Health Care 7 Sq. Ft 36000 243,000 1/1 1999 14 25 11 Good

Roof Surface Fitness, Dining Roofing Fitness Dining 4 Sq. Ft 8400 30,660 1/1 2009 4 20 16 Good

Roof EPDM Independent Roofing Independent 7 Sq. Ft 1E+05 688,500 1/1 1999 14 20 6 Good

Tile Underlayment, Admin & Tile Mansard Roofing Admin, Porta 2 Sq.Ft. 6500 13,000 1/1 2000 13 30 17 Good

Tile Underlayment, HCC Tile Mansards Roofing Health Care 2 Sq. Ft 4500 9,000 1/1 1983 30 40 10 Good

Tile Underlayment, Assisted Tile Mansards Roofing Assisted Living 2 Sq.Ft. 7000 14,000 1/1 2004 9 40 31 Good

Roof Surface Facilities, Wood Shop Roofing Facilities 3 Sq. Ft 3200 8,000 1/1 2004 9 15 6 Good

Carpet @ Assist Halls, Common Areas Flooring Assisted Living 30 Sq.Yd 2420 72,600 9/1 2013 0 10 10 Good

Carpet @ All LEC Flooring LEC 30 Sq.Yd 1110 33,300 9/1 2013 0 10 10 Good

Carpet @ Independent Halls Flooring Independent 30 Sq.Yd 3747 112,410 1/1 2010 3 10 7 Good

Carpet @ Dining Flooring Dining 30 Sq.Yd 777 23,310 1/1 2009 4 6 2 Fair

Carpet @ Healthcare Halls, Offices Flooring Health Care 25 Sq.Yd 550 13,750 1/1 2009 4 8 4 Aged





Age EUL RUL Condition Paint Interiors Numerous GSF Paint Interiors Interiors 40,000 GSF TBD 40,000 1/1 2009 4 10 6 Good

Craft Room Furniture - Replace Furniture Interiors 150 Unit 48 7,200 1/1 2013 0 14 14 Good

Auditorium Seating - Replace Furniture Interiors 175 Each 250 43,750 10/1 2013 0 14 14 Good

Common Area Furniture, Sofas, Chairs Furniture Interiors 12 Unit 900 10,800 1/1 2004 9 14 5 Good

Dining Room Furniture Chairs - Replace Furniture Interiors 330 Unit 295 97,350 1/1 2009 4 8 4 Good

Library Book Cases Furniture Interiors 36 Unit 980 35,280 1/1 2004 9 20 11 Good

Laundry B & C Dryers Laundry Health Care 5,600 Each 4 22,400 9/1 2006 7 12 5 Good

Laundry Milnor washers Laundry Health Care 7,800 Each 4 31,200 9/1 2006 7 12 5 Good

Kenmore Washer, Dryer Set Laundry Independent 950 Set 36 34,200 1/2 2013 0 8 8 Good

Kenmore Washer, Dryer Set Laundry Assisted Living 950 Set 24 22,800 12/2 2009 4 8 4 Good

Garden Homes Appliance, Laundry Appliances Garden Homes 1,200 Set 102 122,400 1/1 2008 5 8 3 Good

Kitchen Grills Kitchen Kitchen 3,950 Unit 4 15,800 10/1 2009 4 10 6 Good

Kitchen Exhaust Hoods - Replace Kitchen Kitchen 12,500 Unit 4 50,000 10/1 2009 4 15 11 Good

Kitchen RTU Exhaust Cook Med Kitchen Kitchen 1,600 Unit 4 6,400 10/1 2009 4 12 8 Good

Kitchen RTU Exhaust Cook Small Kitchen Kitchen 1,400 Unit 4 5,600 10/1 2009 4 12 8 Good

Kitchen Fryers Kitchen Kitchen 1,800 Unit 4 7,200 10/1 2009 4 8 4 Good

Kitchen Dishwashers Kitchen Kitchen 4,300 Unit 3 12,900 10/1 2009 4 8 4 Good

Kitchen Warmers Kitchen Kitchen 3,400 Unit 6 20,400 10/1 2009 4 8 4 Good

Kitchen Refer's Kitchen Kitchen 4,800 Unit 4 19,200 10/1 2009 4 8 4 Good

Kitchen Walk In Cooler Kitchen Kitchen 68,000 Unit 1 68,000 10/1 2009 4 15 11 Good

Kitchen Misc. Equipment Kitchen Kitchen 3,500 Unit 6 21,000 1/1 2012 1 3 2 Good

Automatic Door Openers - Replace Interiors Interiors 4,300 Unit 24 103,200 1/1 2009 4 10 6 Good

Flat Screen TVs - Replace Interiors Fitness 750 Unit 6 4,500 1/1 2009 4 8 4 Good

Car 2010 Cadillac Vehicles Cadillac 52,060 Unit 1 52,060 1/1 2010 3 5 2 Aged

Van #1 2013 Starc BS Vehicles Van #1 52,500 Unit 1 52,500 1/1 2013 0 10 10 Good


Bus #3 2013 Fores BS Vehicles Bus #3 63,400 Unit 1 63,400 1/1 2013 0 10 10 Good

Gener BS 2011 Vehicles Bus 179,800 Unit 1 179,800 1/1 2011 2 10 8 Good

Van #5 2012 Dodge 4DSW Vehicles Van #5 42,790 Unit 1 42,790 1/1 2012 1 10 9 Good


Truck 2007 Silverado Vehicles Truck 18,000 Unit 1 18,000 1/1 2007 6 10 4 Aged

Sweeper Tennant 6400 Vehicles Street Sweeper 17,750 Unit 1 17,750 1/1 2004 9 15 6 Good

Walker MTGHS Mower Vehicles Mower 12,500 Unit 1 12,500 1/1 2004 9 15 6 Good

GATOR #1, 2, and 3 John Deer TS Vehicles Gators 7,500 Unit 3 22,500 1/1 2004 9 15 6 Good

Golf Carts, Club Carts, Vehicles Golf Cart 5,200 Unit 12 62,400 1/1 2000 13 14 1 Replace

Raypak Heater #1 Swimming Pool Pool Room 15,500 Unit 1 15,500 10/1 2009 4 20 16 Good

Raypak Heater #2 Swimming Pool Pool Room 15,500 Unit 1 15,500 10/1 2009 4 20 16 Good

Raypak Heater #3 Small Swimming Pool Pool Room 2,400 Unit 1 2,400 10/1 2009 4 16 12 Good





Age EUL RUL Condition Pump Pentair WhisperFlo Swimming Pool Pool Room 550 Unit 5 2,750 10/1 2009 4 5 1 Good

Pump EQ500 Large (2) Swimming Pool Pool Room 1,250 Unit 2 2,500 10/1 2009 4 5 1 Good

Chlorine/Bromine Feeder Swimming Pool Pool Room 275 Unit 3 825 10/1 2009 4 5 1 Good

Tank Stainless Swimming Pool Pool Room 1,600 Unit 1 1,600 10/1 2009 4 12 8 Good

Astral Sand Filter Large (3) Swimming Pool Pool Room 5,400 Unit 3 16,200 10/1 2009 4 8 4 Good

Astral Sand Filter Small (1) Swimming Pool Pool Room 2,200 Unit 1 2,200 10/1 2009 4 8 4 Good

Hayward Cat Comm 5000 Controller Swimming Pool Pool Room 4,200 Unit 3 12,600 10/1 2009 4 6 2 Good

Ozone OCD Destructs OCD-11 Swimming Pool Pool Room 4,800 Unit 3 14,400 10/1 2009 4 6 2 Good

Ozone CD12 Generator Walking Pool Swimming Pool Pool Room 2,750 Unit 1 2,750 10/1 2009 4 6 2 Good

Ozone CD10 Generator Spa Swimming Pool Pool Room 2,200 Unit 1 2,200 10/1 2009 4 6 2 Good

Ozone CD1500P Generator Indoor Swimming Pool Pool Room 4,200 Unit 1 4,200 10/1 2009 4 6 2 Good

Oxygen Concentrator Airsep Topaz (3) Swimming Pool Pool Room 3,200 Unit 3 9,600 10/1 2009 4 6 2 Good

Ozone Fiberglass Tank Swimming Pool Pool Room 1,600 Unit 1 1,600 10/1 2009 4 8 4 Good

Sewer, Supply Piping Misc. GHS Plumbing GHS 6,800 Misc. 41 278,800 1/1 1983 30 45 15 Good

Sewer, Supply Piping Misc. Independent Plumbing Independent 4,800 Misc. 150 720,000 1/1 1983 30 45 15 Good

Water Piping From Plant Thru Structures Plumbing Plant 330,000 Misc. 3 990,000 1/1 1983 30 45 15 Good

Electrical Interior Panels Independent Electrical Independent 850 Each 250 212,500 1/1 1983 30 50 20 Good

Electrical Panels GHS Electrical GHS 850 Misc. 41 34,850 1/1 1983 30 50 20 Good

Health Care Bed Joerns Ultra Care Healthcare Healthcare Beds 3,600 Each 16 57,600 1/1 2003 10 12 2 Fair

Health Care Beds Basic American Products Healthcare Healthcare Beds 1,800 Each 39 70,200 1/1 2004 9 12 3 Good

Health Care Beds Graham Field Zenith Healthcare Healthcare Beds 2,300 Each 10 23,000 1/1 2009 4 12 8 Good

Health Care Beds Graham Field Zenith III Healthcare Healthcare Beds 2,300 Each 39 89,700 1/1 2010 3 12 9 Good

Health Care Beds Graham Field Zenith 9000 Healthcare Healthcare Beds 2,100 Each 17 35,700 1/1 2012 1 12 11 Good

Health Care Beds Brakes, Controls, Parts Healthcare Healthcare Beds 2,400 Unit 1 2,400 1/1 2012 1 2 1 Good

Gas Meters 11M175, 5M175, 16M175 Plumbing Plant 3,200 Unit 3 9,600 10/1 2009 4 10 6 Good

Security Systems Individual Networx GHS Security System Garden Homes 3,200 Unit 100 320,000 1/1 2010 3 15 12 Good

14,310,923




Component Parameters

Mechanical

BAC Fluid Cooling Towers

Item Number 1 Measurement Basis Unit

Type Common Area Estimated Useful Life 32:00

Category HVAC Plant Basis Cost 178,900.00

Tracking Logistical Salvage Value $ 20,000.00

Method Fixed

Service Replace Rem Adj Replacement Cost

Code Description Date Date Life Life Quantity Current Future 910-000-0001 01/01/1983 01/01/2015 1:05 32:00 1.00 $ 178,900.00 $ 178,900.00

MFG Date/Age Size Model# Serial#

BAC Fluid Coolers 1/1/1983 Apx. 400 VXI-360-2 83-5772M

This BAC Baltimore Air Coil cooling tower was installed back in 1983. Generally, fair functional condition, no obvious signs of

corrosion, leaks, etc. The system has been proactively maintained and ensured to have proper water chemistry to extend life as

much as possible, it is now pushing 31 years of age with recommended replacement in year 2015. We have received a bid for

$178,900 from Tenaire to replace the system with a newer closed circuit style similar unit (see bid).

BAC Closed Circuit Fluid Cooling Tower





Method Fixed







BAC Closed Circuit Fluid Cooler 1/10/2009 200 VF1-216-41P U083324701

Per interview with Britten from Chemical Sales and Service (services water chemistry): recommended replacement of the drift

eliminators atop of the unit due to overspray, for a total amount of apx. $3000 (also inserted into 2014 budget). This BAC Baltimore

Air Coil closed circuit cooling tower was installed in 2009. This system is generally in very good condition, no obvious signs of

corrosion, leaks, etc. The system has been proactively maintained to ensure proper water chemistry as to extend life as much as

possible. This system has a very positive remaining useful life.

Parker Hot Water Boiler #1 and #2

Item Number 3 and 4 Measurement Basis Unit




Method Fixed




Parker Boiler 1/1/1983 3.6 Mil BTU T-3600 28676

Parker Boiler 1/1/1983 3.6 Mil BTU T-3600 28675

These are 2 each Parker Boilers installed back in 1983. No major problems or issues reported. Appears to be functioning properly

with no visible damage. Future replacement should be anticipated in apx. 9 – 10 years. Ron McCook suggested via a telephone

interview and after reviewing list cost: A possible different model/brand may be cheaper, however can replace them the same for

apx. $36,500 each for a total of apx. $73,000.

TACO Pump #1 and #2




Tracking Logistical Salvage Value $ 0.00

Method Fixed






MFG Date/Age Size Model#

Taco Circulating 1/10/2009 2343 GPM TA-2038

Taco Circulating 1/10/2009 2343 GPM TA-2038

These are 2 each Taco branded pumps. Reportedly in serviceable condition and installed in 2008 – 2009. These pumps when well

maintained should last upwards of 20 – 25 years with 1 rebuild as maintenance. They are adjoined via 150 horsepower Baldor

Electric Motors discussed below. We made no observations of dysfunction and/or damage.

150 HP Pump Motor #1 and #2





Method Fixed




Baldor Motor for above Taco 1/10/2009 150 HP EM2558T-4 18F033W866

Baldor Motor for above Taco 1/10/2009 150 HP EM2558T-4 18F033W866

These are 2 each 150 horsepower electric Baldor branded motors to power the 2 Taco Pumps above. Also reportedly in serviceable

condition and installed in 2008 – 2009 These motors when well maintained should last upwards of 20 – 25 years. These systems

adjoined are mounted on a reinforced pad to help with balance and stability. We made no observations of dysfunction and/or

damage.

500 Gallon PVI Water Heater #1 and #2



Category Water Heaters Basis Cost 37,610.00


Method Fixed






Component MFG Date/Age Size Model# Serial#

500 Gallon Health Care PVI Turbo Power 1995 500 1000 P 500A-TP 109586277

500 Gallon Health Care PVI Turbo Power 1996 500 1000 P 500A-TP 109689449

These are 2 each 500 gallon hot water heaters turbo gas fired. They have been re-worked already in the past with an interior scrub

and re-coating applied. They are functional, however showing their age. We reached out to the manufacturer directly in which

submitted replacement costs from 355 Able Distributing in Phoenix for a total of $37,610 each with a 4 – 6 week lead time for

delivery. These systems are similar in cost to the 2 Parker Boilers in the Plant Room, it would make feasible sense to eliminate these

2 systems in the Health Care room and replace with an upgraded system such as boilers and storage tank in which would outlast

these 2 heaters if replaced with same or like product.

A.O. Smith, American, and Rheem 100 Gallon Hot Water Heaters Located @ Independent Building





Method Fixed



There are fifteen 100 gallon gas hot water heaters for the Independent Building. They are a mixture of brands typically A.O. Smith,

American, and Rheem. With misc. installation dates however an average useful life of 12 years, apx 3 need replaced due to age

within the next year. Installation and equipment overall appeared in good serviceable condition with no defects noted. TPR lines and

safety were acceptable. Continue replacement as needed every 12th year at apx. $4,650 each.




Water Softeners and Controls (5) Independent Building



Category water Softeners Basis Cost 6,000.00


Method Fixed



There are 5 total water softeners located within the same rooms for the hot water heaters. They are a custom manufactured

component made and serviced by Advanced Water Systems in Phoenix. They are functional with good conditions currently and

proven historically sufficient. They consist of a tank, control module, pump, and salt bucket. We interviewed the person who

services the systems, and a speculative EUL is apx. 12 years, with continued good maintenance and service.

LARS Hot Water Boiler #1 and #2

Item Number 18 - 19 Measurement Basis Unit




Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0018 08/01/2011 08/01/2031 18:00 20:00 2.00 $ 5,800.00 $ 5,800.00 $ 5,800.00 $ 5,800.00

200 Gallon Storage Tank LARS, Bradford 7/1/2011 200 A2086000 HG 15247424

Boiler #1 Assist Liv LARS, Bradford 8/1/2011 N/A 235695 11235695

Boiler #2 Assist Liv LARS, Bradford 9/1/2011 N/A 235695

Water Softener Assisted Living Advanced Water Sys 1/1/2011 Custom water system, tank, module, pump, salt bucket.




2 Lars-Bradford Boilers, Storage tank, and water softener are found within the Assisted Living Building. They have proven sufficient,

are in very good condition, with recent replacement back in 2011. Remaining useful life is very positive with continued maintenance.

This would be an ideal set up for the Health Care building that was discussed above regarding the two 500 gallon water heaters.

40 Gallon Water Heaters @ Garden Homes



Category Water Heaters Basis Cost 350.00


Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0021 01/01/2001 01/01/2014 0:05 13:00 34.00 $ 11,900.00 $ 35,700

The Garden Homes each have a separate 40 gallon electric hot water heater of misc. dates and age. We have grouped them into 3

separate groups of apx. 34 with not accounting for the buildings scheduled for demolition. These groups range from 0 – 5 years, 5 –

10 years, and 10 – 15 years. Budgeting for these replacements @ $350 a piece with groups of $11,900 replaced every 5 years. We

did not inventory every water heater as it should be sufficient for budgeting purposes.

Basement Ejection Pump



Category Plumbing Basis Cost 2,600.00


Method Fixed



Budgeting for a 12 year replacement is industry standard. Reportedly in good condition with no issues discovered. Considered a

minor expense compared to the majority.

Heat Pump AC Units 2.5 - 3.5 (10+ Yrs.) Garden Homes Only






Category HVAC Basis Cost 2,800.00


Method Fixed



Garden Home HVAC is an electric split system heat pump AC source. We have compiled an accurate list of serial numbers and model

numbers to acquire correct EUL and RUL for replacements. This aged group consists of 14 aged units 10 years of age and older.

However still very operational, serviceable, and in fair to good condition, replacement costs have been factored accordingly for this

group.

Heat Pump AC Units 2.5 - 3.5 (5 -10 Yrs.) Garden homes Only





Method Fixed



Similar to above group, however we have apx. 32 midage of 5 – 10 years. All of which are in good condition with routine

maintenance suggested.

Heat Pump AC Units 2.5 - 3.5 (1 - 5 Yrs.) Garden Homes Only





Method Fixed






This is the largest group of apx. 56 units as newer units between the age of 1 – 5 years. All of which are in good condition with

routine maintenance suggested.

RTU Heat Pump AC 2 - 3.5 Tons Assisted Living Building Roof Tops





Method Fixed



Assisted Living roof top units range in size, however not in age. This group with apx 70 units of Trane Branded 2 – 3.5 nominal ton,

with remaining useful life of apx. 5 – 6 years with a total of $224,000 in replacement cost. The systems have proven sufficient, with

no hail damage or abuse observed, we did note the deterioration of Freon line insulation of apx. 4 feet per unit. This should be

repaired and installed under the normal operating budget. Otherwise no further recommendations at this time.

RTU Heat Pump AC 4 Tons Assisted Living Building Roof Tops





Method Fixed



Similar in nature to those discussed above, however size is larger and quantity is only 6 with a slight increase for individual

replacement cost. Dates are the same for 2004, similar conditions exist with Freon Line insulation the same.

RTU Heat Pump AC 5 Tons Assisted Living Building Roof Tops








Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0030 01/01/2004 01/01/2019 5:05 15:00 5.00 $ 27,000.00 $ 27,000.00 $ 27,000.00 $ 27,000.00

Similar in nature to those discussed above however size is larger and quantity is only 5 with a slight increase for individual

replacement cost. Dates are the same for 2004, similar conditions exist with Freon Line insulation the same.

Air Handlers, Assisted, LEC Interior Air Handlers





Method Fixed



These Trane evaporative air handler systems are out of sight located above ceiling grids. Typical useful life is 18 -20 years, however

budgeting for misc. replacement rebuilding should be expected. Reportedly in good condition with observations the same.

Remaining useful life is 10 - 12 years.

RTU Heat Pump AC 7.5 Tons





Method Fixed



There are 4 of these Trane Branded 7.5 nominal ton units with conditions good. Remaining useful life is apx. 8 – 10 years. Exterior

observations were good with continued maintenance recommended. Professional inspections and maintenance are recommended.

Future replacement should be anticipated at roughly the time frame above.

RTU Heat Pump AC 10 Tons Life Enrichment Center LEC








Method Fixed



There are 3 of these Trane Branded 10 nominal ton units with conditions good. Remaining useful life is apx. 8 – 10 years. Exterior

observations were good with continued maintenance recommended. Professional inspections and maintenance are recommended.


Make Up Air Greenheck Assisted Living Kitchen





Method Fixed



Kitchen make up air for the exhaust hoods. No damage noted, reportedly in good condition. Professional inspections and

maintenance are recommended. Future replacement should be anticipated at roughly the time frame above.

Munters Pool De-Hu Fitness Center





Method Fixed






This is a Munters branded dehumidification/air recovery/heating and cooling system custom produced for this fitness center only, it

is part of the PV line of custom packaged air-to-air energy recovery systems and designed to provide the most efficient solution for

the indoor swimming pool air recovery needs. Model # PV-W8-PVX, Tag: HRV, Order Number: 565514, Shop Number: 65558

Replacing the entire unit within the 20 - 25 year EUL future may not be needed, however replacement of components within the

system such as compressor’s (there are four total), 10 horse power fan motors, control circuits (4), R-22 Refrigerant, Gas/heat

controls and exchangers, filters, etc. should be expected. Useful life of these systems within the total unit vary greatly. A budget

should be in place for at least the replacement of these parts, we have configured a tri-annual budget of apx. $4500 however this

could change. No damage was noted, reportedly in good condition with maintenance scheduled and logged. Professional inspections

and maintenance are recommended. Future replacement should be anticipated at roughly the time frame above.

Make Up Air Greenheck Dining Kitchens





Method Fixed



There are 3 of these systems atop of the Dining kitchens. Kitchen make up air for the exhaust hoods. No damage noted, reportedly

and observed to be in good condition. Professional inspections and maintenance are recommended. Future replacement should be

anticipated at roughly the time frame above.

DCU-1,2,and 3 Mitsubishi Small RTU








Method Fixed



There are 3 of these smaller split packaged systems. No damage noted, reportedly and observed to be in good condition.

Professional inspections and maintenance are recommended. Future replacement should be anticipated at roughly the time frame

above.

HP-1 – 6 McQuay Water Source Heat Pumps





Method Fixed



There are 6 of these McQuay Branded water source heat pump AC units. No damage noted, reportedly and observed to be in good

condition. Professional inspections and maintenance are recommended. Future replacement should be anticipated at roughly the

time frame above.

AHU-2 McQuay





Method Fixed






There is 1 other McQuay Branded Unit similar to those discussed above. No damage noted, reportedly and observed to be in good


time frame above.

Facilities RTU Heat Pump 5 Ton





Method Fixed



2 Trane branded 5 ton RTU’s atop of Facilities installed apx. 2004 with no damage noted, reportedly and observed to be in good


time frame above.

Wood Shop RTU Heat Pump 5 Ton





Method Fixed






1 Trane branded 5 ton RTU atop of the Wood Shop with no damage noted, reportedly and observed to be in good condition.


above.

RTU Administration 5 Ton





Method Fixed



RTU Administration 1999 5 Carrier 4699G20041 50TJQ006

This 5 ton unit atop of the front entry for the facility is due for replacement within the next 1 – 2 years, however still operational

and appearing to be in serviceable condition this may be pushed out even further with continued good maintenance.

Auction Garage 2.5 Ton





Method Fixed




above.

Entry Guard Gate 1.5 Ton








Method Fixed




above.

Swamp Coolers, Receiving



Category HVAC Basis Cost 450.00


Method Fixed



Typical belts, pads, floats and angle stop valves are considered maintenance, these are typically a low cost item for replacement

compared to the majority. Maintenance and conditions appeared good. Professional inspections and maintenance are

recommended. Future replacement should be anticipated at roughly the time frame above.

Window Insert AC @ Receiving, Parking Garage



Category HVAC Basis Cost 450.00


Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0053 01/01/2010 01/01/2017 3:05 7:00 2.00 $ 900.00 $ 900.00

We discovered 2 of these units 1 at parking garage and 1 at receiving, these are typically a low cost item for replacement compared

to the majority.




RTU Healthcare 3 Ton Health Care IT Roof





Method Fixed



3 each Carrier branded 3 nominal ton RTU’s with no damage noted, reportedly and observed to be in good condition. Professional

inspections and maintenance are recommended. Future replacement should be anticipated at roughly the time frame above.

RTU Condenser Healthcare, IT Roof





Method Fixed



4 each Heatcraft Condensers with no damage noted, reportedly and observed to be in good condition. Professional inspections and

maintenance are recommended. Future replacement should be anticipated at roughly the time frame above.

Console McQuay Units





Method Fixed






There are apx. 20 of these units scattered throughout the common areas. Professional inspections and maintenance are


W S Heat Pumps Above Grid Apts Rebuild





Method Fixed



There are apx. 249 of these units. Date ranges are across the board with an average total of apx. 1997 This budget for total

replacement should be drawn out over the budget accordingly due to this mixture of age ranges. It was reported these units are

typically re-built in house. We are configuring the total and averaging it over the span of its total expected useful life of 20 Years for

an annual budget of apx. $21,787. Professional inspections and maintenance are recommended. Future replacement should be


W S Heat Pumps Above Grid Hallway Independent





Method Fixed



There are apx. 60 of these units. Date ranges are across the board with an average total of apx. 1997 This budget for total

replacement should be drawn out over the budget accordingly due to this mixture of age ranges. It was reported these units are

typically re-built in house. We are configuring the total and averaging it over the span of it’s total expected useful life of 20 Years for

an annual budget of apx. $5,250. Professional inspections and maintenance are recommended. Future replacement should be


W S Heat Pumps Above Grid Health Care Rebuild





Method Fixed



There are apx. 111 of these units. This budget for total replacement should be drawn out over the budget similarly the same as

above. It was reported these units are typically re-built in house. We are configuring the total and averaging it over the span of it’s

total expected useful life of 20 Years for an annual budget of apx. $9712. Professional inspections and maintenance are





Elevators

Elevator #1, 2, 3, 4, 5, and 6 Dover Independent



Category Elevators Basis Cost 135,000.00


Method Fixed



These six Dover branded elevators are beyond their useful life. Replacement should be had as soon as possible. One additional

Dover elevator at the Healthcare building soon to follow. The remaining three Tac-20 elevators designated for the Assisted Living

and Parking garage building are fairly newer systems. All maintenance records appeared good. Service updates and additional notes

below need to be read in their entirety.

Elevator (Model)

Needed Replacement and or

Modernization, Notes

*Expected

Cost EUL

RUL

Date

Installed Location

Elevator #1 (Dover Relay) Modernization ASAP $135,000.00 20-25 0 1/1/1983 Independent






Elevator #7 (Dover DMC) Modernization Recommended $135,000.00 20-25 5 1/1/1993 Health Care

Elevator #8 (Tac-20)

No upgrades recommended at

this time

0

20-25 10-15 1/1/2003

Parking

Garage



this time

0

20-25 9-14 1/1/2004 Assisted Living



this time

0

20-25 9-14 1/1/2004 Assisted Living

ThyssenKrupp Elevator Evaluation and Recommendations for Royal Oaks

*Expected cost reflects elevator modernization ($75K), work by others required by code when modernizing estimated cost ($40K)

and $20K allowance for electable aesthetic upgrades, (cab interior, hoist-way entrances frames, hoist-way doors or car doors.) The

work by others cost is estimated at $40K per elevator, but this cost can vary depending on what site conditions are and what the




State Elevator Inspector requires. We recommend a state elevator inspector consultation at no charge to survey for this work by

others cost and determine what is needed. We would assist in scheduling a consultation with the state inspector.

Justification for Modernization:

1) Product Life Cycle: These Dover Relay Logic systems are the original equipment installation from when the building was built and are

past their reliable life spans. Thysson Krupp’s records show these elevators were installed in 1984 making them 29 - 30 years old.

The general life span of a Dover hydraulic elevator is 20-25 years. We recommend proactive modernization of elevator systems that

are 20-25 years old to avoid extended downtime and disruption of service for your residents.

2) Dwindling Product Support: The field expertise for troubleshooting and maintaining this type of equipment is dwindling. As the

veteran mechanics who were trained on this technology have retired or are nearing retirement this knowledge base is becoming

obsolete -- and being replaced by mechanics who are primarily trained on the modern microprocessor based control systems.

In addition, new parts for critical control components are not available or are only available as refurbished components. In the

event we cannot locate a replacement part then that component must be upgraded. This will result in extended downtime to

initially try to locate a replacement part and then process the upgrade once that is approved for installation. This downtime can

vary from days to weeks depending on the specific part failure.

3) Outdated Technology: These systems employ primarily relay logic technology in the control systems as well as outdated controller

components such as resistors, transformers and the mechanical starter. The system also does not have any diagnostic devices to aid

in troubleshooting. In the event of catastrophic failure where the elevator or elevators become unreliable, the only solution may be

a modernization. General lead times to procure the materials for a modernization are 3-4 months since each of the new system

components are manufactured to the building specifications.

What is the impact to the business if there are unexpected and repeated failures for a 3-4 month period?

RECOMMENDATION:

Due to the age of your equipment, its outdated technology and with dwindling product support . We recommend that the elevators

be modernized as soon as possible. Elevators 1-6 should be priority for modernization, elevator 7 to follow. Due to labor efficiency

approval of 6 or 7 elevators at one time for modernization will provide a better price per unit.

ADA PHONES:

There are 6 elevators that need ADA compliant communication phones, They are elevators 1,2,3,4,6 & 7. The cost for phones run

apx. $910 each.

DOOR EDGES:

There is 1 elevator (#5) that will need an infrared door edge. The cost for edges run apx. $1603 each.

SOFT START MOTOR STARTERS:

There are 4 elevators that need the Soft Start motors. They are elevators 3, 4, 5 & 7. The cost for soft starts run apx. $2011 each.

Elevator Cab Remodel Interior of Cabs



Category Elevators Basis Cost 3,700.00


Method Fixed


Code Description Date Date Life Life Quantity Current Future




910-000-0071 01/01/2004 01/01/2016 2:05 12:00 3.00 $ 11,100.00 $ 11,100.00

Remodel Interior Cabs of 3 accordingly as desired.

Electrical

Generator Back Up



Category Generators Basis Cost 112,000.00


Method Fixed



Generator Back Up LEC Katolight Jan-07 230KW D230FPJ4T228978 130205-0806 $112,000


MTU

Onsite Sep-11 250KW DS200250D6SPAH1574 333953-1-1-0611

$97,000

Generator Back Up

Illingworth Onan Oct-04 100KW GGHH56002270 D030486925

$5,4485

Current Inspection reports appeared good and the 3 generators well maintained, reportedly and observed to be in good condition.

Continued professional inspections and maintenance are recommended. Future replacement should be anticipated at roughly the

time frame noted.






Method Fixed






Generator Back Up Illingworth





Method Fixed



SES Electrical Main Cabinet Federal Pacific



Category Electrical Basis Cost 5,800.00


Method Fixed



These 8 Federal pacific Main Electrical SES cabinets for the Garden Homes should be monitored due to the exposure to the elements

and age, with apx. 10 years of remaining useful life projected.

Fire Systems

Back Flow Preventers Small Rebuild



Category Plumbing Basis Cost 315.00


Method Fixed



Back Flow Preventers Large 4" + Rebuild








Method Fixed



Typical annual inspections and testing are performed for apx. 16 small BFP’s and the Large BFP. Typical Re-Building of valves, and

diaphragms should be expected apx. every 10 -15 years.

Fire Riser Piping Sprinkler System Independent



Category Fire Equipment Basis Cost 999,999.00 +/-


Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0079 01/01/1983 01/01/2023 9:05 40:00 1.00 $ 999,999.00 +/- $ 999,999.00 +/-

Fire Sprinkler Piping will need to be replaced after year 40 in apx. 9 – 10 years. Every 5 years you should be having interior scans of

each riser to assess the condition of the pipe. This expense to replace will undoubtedly be a very high expense, further evaluation

and consultation with a Professional Fire Company and consultation with the city on how to phase this into different groups etc. We

are speculating at minimum a 7 $ figure replacement however firm bids and solicitation of contractors should be had apx. 5 years

from now to prepare for the replacement in year 10. All inspection tags were current, the current monitoring company did not know

when the last reported scans were had when interviewed.

Fire Alarm System Independent



Category Fire Equipment Basis Cost 325,000.00





Method Fixed

Service Replaced Rem Adj Replacement Cost


Originally reported to be replaced due to the aged system as original to the building however this has reportedly been accomplished

for the majority in the year 2006, however there is still original equipment within the direct vicinity of the apartments within the old

code, it is not assumed for these areas to be replaced unless the city requires it due to major remodeling etc. Every 10 years the

smoked detectors should be replaced with an expected cost of apx. $150 ea. with a recommended budget of $18750 per phased

building.

Fire Ansel Systems @ Kitchen Hoods Replace Every 10 Years





Method Fixed


Code Description Date Date Life Life Quantity Current Future 920-001-0081 10/01/2009 10/01/2019 6:02 10:00 2.00 $ 16,400.00 $ 16,400.00 920-002-0081 01/01/2004 01/01/2014 0:05 10:00 1.00 $ 8,200.00 $ 8,200.00

Fire System Suppression @ I.T. Room Every 10 Years





Method Fixed



Fire Alarm, Dialer, Panels, Misc.





Method Fixed






Fire Sprinkler Head Replacement Every 20 Years



Category Fire Sprinkler Head Basis Cost 25.00


Method Fixed


Code Description Date Date Life Life Quantity Current Future 920-004-0084 01/01/1999 01/01/2019 5:05 20:00 500.00 $ 12,500.00 $ 12,500.00 920-002-0084 01/01/2004 01/01/2024 10:05 20:00 500.00 $ 12,500.00 $ 12,500.00 920-003-0084 01/01/1999 01/01/2019 5:05 20:00 500.00 $ 12,500.00 $ 12,500.00 920-001-0084 10/01/2009 10/01/2029 16:02 20:00 500.00 $ 12,500.00 $ 12,500.00

Fire sprinkler heads were noted to have been replaced however some were suspect to be aged at several areas, continued replacement and testing as needed by your contracted Fire Company. Budgeting for these 20 year replacements has been figured as above for 500 head groups at Independent, Health Care, Assisted LEC, and Fitness Dining.

Fire Extinguisher Tear Down R&R Every 6 Years



Category Fire Equipment Basis Cost 20.00


Method Fixed



Minimal Cost for 195 extinguishers, 65 of them are due for tear downs this January of 2014

Exteriors

Asphalt Drives, Lots, Re-Surface, Scarify, Re-Apply

Item Number 86 Measurement Basis Sq. Ft.


Category Asphalt Basis Cost 1.40


Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0086 01/01/2012 01/01/2032 18:05 20:00 260000.00 $ 220,000.00

Asphalt Sealant, Re-Stripe Every 2 Yrs






Category Asphalt Basis Cost (fluctuation due to petroleum product use) 0.14


Method Fixed



Asphalt lot seal and re-striping has been performed as needed throughout with different phases completed at different times. We configure the entire asphalt surfaces roughly @ 260,000 sq. ft. including the roadways and lots, lower parking garage , under canopy parking, and pathways. Average sealant and re-stripe pricing as of today is typically .12 - .14 cents per foot. This is a petroleum product so pricing fluctuates with oil prices, could be lower, could be higher. To provide a replacement cost is difficult at best, however if we average the entire project at a sq. ft. price we would arrive @ 36,400 total. This could again be split for every other year as recommended @ 18,200 accordingly. This component budgets to seal-coat the asphalt every other year. Surfaces observed to be smooth and in fair condition, but surface is dry. Recommend seal-coating to rejuvenate and protect this valuable asset. Note that regular cycles of seal coating, along with any needed repairs, has proven to be the most cost effective program for the long-term care of asphalt.

Pole Lights, Old Style



Category Exteriors Basis Cost 2,100.00


Method Fixed



These pole lights appear to be operational however aged condition. Direct replacements are no longer available to match the style.

Observed during daylight hours; assumed to be in functional operating condition. As routine maintenance, inspect, repair/change

bulbs as needed. Best to plan for large scale replacement at roughly the time frame above, for cost efficiency and consistent

quality/appearance throughout the property.

Pole Lights, New Style Large





Method Fixed






New style lighting has a very positive remaining useful life and appeared in good condition. Observed during daylight hours;

assumed to be in functional operating condition. As routine maintenance, inspect, repair/change bulbs as needed.

Bollard Lights



Category Exteriors Basis Cost 600.00


Method Fixed



Observed during daylight hours; assumed to be in functional operating condition. As routine maintenance, inspect, repair/change

bulbs as needed.

Mail Box 8 Gang Clusters



Category Mail Boxes Basis Cost 1,200.00


Method Fixed



There are apx. 14 each of these 8 gang cluster mailboxes showing signs of age, for an improved aesthetic appearance these should

be replaced within the next year or two for cost efficiency and consistent quality/appearance throughout the property.

Ornamental Iron Balcony Railings @ Independent Only

Item Number 93 Measurement Basis Lineal F







Method Fixed



With an industry standard useful life of apx. 45 years, these should be expected to be replaced as above. Welds, and connections

were acceptable at the few observed, reported conditions were good.

Ornamental Iron Pool Fence For Walking Pool Area





Method Fixed



With an industry standard useful life of apx. 20 years due to the exposure at or near water, these should be expected to be replaced

as above. Welds, and connections were acceptable reported conditions were good.

Exterior Stucco Paint Independent



Category Paint Exteriors Basis Cost 22.00


Method Fixed



The stucco surfaces around the building have a clean attractive appearance. No significant fading or buildup noted. Overall good conditions observed. Recommend repainting at roughly the time frame above.

Exterior Stucco Paint Assisted Living, LEC





Method Fixed






Exterior Stucco Paint GHS



Category Paint Exteriors Basis Cost 2,200.00


Method Fixed



Exterior Stucco Paint Healthcare





Method Fixed



Exterior Stucco Paint Dining Fitness





Method Fixed



Exterior Stucco Paint Parking Garage





Method Fixed






Exterior Walls, Fence, Block, Parking Structures, Common Areas





Method Fixed



Security Entry Gates Large





Method Fixed




were acceptable, reported conditions were good.

Security Entry Arm Gates





Method Fixed




were acceptable, reported conditions were good.

Security Gate Motors, Controls





Method Fixed






Motor controls were in good condition with expected replacement costs typically 7 – 10 years. Continued maintenance, inspections

and service recommended.

Garage Door Openers





Method Adjusted



Garage Door openers for the Garden Homes, Receiving, and Auction. Reportedly in fair to good condition. Date ranges are across the

board with a budget splitting the quantity up over the life span cost to have budget for 1 group @ $3200 every 3rd year.

Monument Signage





Method Fixed



Good conditions observed. Recommend planning for eventual replacement.

Landscape Granite Replenishment




Item Number 107 Measurement Basis Tons




Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0107 01/01/2009 01/01/2029 15:05 20:00 400.00 $ 5500 $ 22,000

There is decomposed granite throughout the property. Granite is still full and in good condition. It will take approximately 400 tons

to top dress all areas with a 1.5” layer. Budgeting for several tons every few years as needed.

Patio and Pool Furniture Replacement





Method Fixed



Apx. 36 pieces of patio furniture that is not manufactured with steel and or will decompose with the elements has been figured @

$350 per piece every 7 years. Furniture appeared to be in relatively good condition with expected replacement at the times above.

Patio Portable Comfort Vertical Gas Heater





Method Fixed






Apx. 6 vertical portable propane heaters will need replacement every 6 – 8 years accordingly. Appearance was good with propane

filled as maintenance.

Swimming Pool Re-Surface Both Pools





Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0110 10/01/2009 10/01/2021 8:02 12:00 2 $ 27,900.00

Surfaces were in exceptionally good condition with expected useful life of 12 – 15 years before re-coating/re-surfacing.

Swimming Pool Deck Re-Surface Interior





Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0111 10/02/2009 10/02/2021 8:02 12:00 1200.00 $ $ 9,600.00

Surfaces were in exceptionally good condition with expected useful life of 12 – 15 years before re-coating/re-surfacing.

Roofing

Roofing, R & R Underlayment, Replace Tile @ Older Garden Homes (41Bldgs.)



Category Roofing Basis Cost 24,500.00





Method Fixed


Code Description Date Date Life Life Quantity Current Future 920-001-0112 10/06/1983 10/06/2014 1:02 31:00 41.00 $ 1,004,500.00 $ 1,004,500.00 920-002-0112 01/01/2003 01/01/2034 20:05 31:00 9.00 $ 220,500.00 $ 220,500.00

Roof inspections from Louis Hunt suggest similar recommendations to remove the existing tile and replace the deteriorated

underlayment. We noted the tile as brittle in that the corners break off rather easily, budgeting for 3 phases of R & R is

recommended in the next couple of years however other priorities involved with safety should be replaced before these roofs such

as elevators and fire alarm systems. The existing tile is Monier branded, it may be desirable to replace with like materials such as

Eagle branded at the Fitness and Dining Centers. The other 9 newer Garden homes have very positive remaining useful life.

Roofing, Tile Underlayment, Independent





Method Fixed



Independent tile underlayment should be installed when the EPDM roof is replaced. The tile appeared in fairly good condition

however similar in nature to the older Garden Home Tile.

Roof Surface Coat Assisted, Enrichment





Method Fixed






910-000-0114 08/26/2013 08/26/2023 12:00 12:00 1.00 $ 69,500.00 $ 139,000.00

In process as this report is being compiled. This roof should last another 10 – 12 years after being coated.

Roof Surface Healthcare Upper

Item Number 115 Measurement Basis Sq. Ft


Category Roofing Basis Cost 2.50


Method Fixed



The upper Healthcare building is overdue for debris removal, drain screens were clogged, surface appears in need of a re-coating

next year, with replacement apx. 8 - 10 years from there.

Roof EPDM Healthcare, Independent Replace Completely





Method Fixed



910-000-0118 01/01/1999 01/01/2024 10:05 25:00 102000.00 $ 688,500.00 $ 688,500.00




The Health Care and Independent EPDM roof was reportedly installed apx. 1999. This is typically a 20 - 25 year life roof with

replacement due in 8 - 10 years. Light debris needs cleared at the north parapet walls due to pine needle buildup. Otherwise

maintenance and inspections historically have been good, we observed no blatant defects or needed repairs at this time.

Roof Surface Fitness, Dining





Method Fixed



Fitness and Dining center roof coverings are in very good condition with no recommendations at this time. Remaining useful life for

the TPO surfaces is very positive.

Roof Surface Facilities, Wood Shop





Method Fixed






Rain Gutters at the south side are clogged with debris, a slipped tile above the entry door needs secured. Reported to be serviceable

and in good condition. Due to the estimated age, future replacement should be expected at roughly the time frame above.

Interiors

Carpet @ Assisted Living , LEC, Hallways, Common Areas

Item Number 120 Measurement Basis Sq. Yd


Category Flooring Basis Cost 30.00


Method Fixed



1110 .00 $ 33,300.00 $ 33,300.00

Originally Installed during 2004. Generally fair condition. No blatant advanced wear patterns or rips noted. Plan to replace at roughly

the time frame above. Vacuum and spot clean regularly as routine maintenance.

Carpet @ Independent Halls, Common Areas





Method Fixed



Originally Installed during 2010. Generally in Good condition. No blatant advanced wear patterns or rips noted. Plan to replace at

roughly the time frame above. Vacuum and spot clean regularly as routine maintenance.

Carpet @ Dining





Method Fixed






Useful Life is lower with Dining area traffic, originally Installed during 2009. Generally in Good condition. No blatant advanced wear

patterns or rips noted. Plan to replace at roughly the time frame above. Vacuum and spot clean regularly as routine maintenance.

Carpet @ Healthcare Halls, Offices





Method Fixed



Useful Life is lower with Healthcare traffic, suspected be installed prior to 2009. Generally in Fair condition. No blatant advanced

wear patterns or rips noted. Plan to replace at roughly the time frame above. Vacuum and spot clean regularly as routine

maintenance.

Craft Room Furniture - Replace



Category Furniture Basis Cost 150.00


Method Fixed



Furniture Replacement costs for this type of seating and tables is apx. 150 per unit. Conditions were good, expect replacement at

roughly the time frame above.

Auditorium Seating - Replace





Method Fixed






Furniture Replacement costs for this type of seating and tables is apx. 175 per unit. Conditions were good, expect replacement at

roughly the time frame above.

Common Area Furniture, Sofas, Chairs





Method Fixed



Furniture Replacement is replaced as needed, we have budgeted for minor replacements as above. Furniture for the majority was in

good condition with no blatant defects observed.

Dining Room Furniture Chairs - Replace





Method Fixed






Dining furniture is apx. 295 pieces, or sets, with apx. 295 per piece budgeted for replacements at roughly the time frame above.

Appearance was good, with no blatant defects noted.

Interior Painted Surfaces



Category Paint Basis Cost NM GSF


Method Adjusted


Code Description Date Date Life Life Quantity Current Future 910-000-000 01/01/2009 01/01/2024 10:05 10:00 NM GSF $ 40,000.00

No significant scuffing or peeling noted. On-site maintenance staff paints interiors periodically. We have included a budget of 40,000

at apx. 10 year intervals. Funding for large-scale painting project to maintain uniform appearance and lower overall painting costs.

Library Book Cases





Method Adjusted



There is apx. 36 bookcase spaces of avg apx. 3’ wide, and 7’ high with apx. cost of $980 each. Expect replacement at roughly the

frame above.

Laundry B & C Dryers

Item Number 130 Measurement Basis Each


Category Laundry Basis Cost 5,600.00





Method Fixed



Dryer #5 9/1/2006 B & C Technologies DE-75-TN-23NOOOLSOABA 2196


Dryer #7 9/1/2006 B & C Technologies DE-75 TR-23-N000LSOABA 2197


4 each No problems at this time, just normal age. Service and maintain as part of ongoing contract with mechanical vendor to ensure

full service life.

Laundry Milnor washers

Item Number 131 Measurement Basis Each


Category Laundry Basis Cost 7,800.00


Method Fixed



Washer Machine #1 9/1/2006 Milnor 30022M5J AA Q6741602

Washer Machine #2 9/2/2006 Milnor 30022M5J AAQ6741601

Washer Machine #3 9/3/2006 Milnor 30022M5G AAQ6741605

Washer Machine #4 9/4/2006 Milnor 30022M5J AAQ6741603

4 each No problems at this time, just normal age. Service and maintain as part of ongoing contract with mechanical vendor to ensure

full service life.

Kenmore Washer, Dryer Sets @ Independent and Assisted Living

Item Number 132 Measurement Basis Set


Category Laundry Basis Cost 950.00





Method Fixed


Code Description Date Date Life Life Quantity Current Future 920-001-0132 01/02/2013 01/02/2023 9:05 10:00 36.00 $ 34,200.00 $ 34,200.00 920-002-0132 12/02/2009 12/02/2019 6:04 10:00 24.00 $ 22,800.00 $ 22,800.00

Washers and dryers have recently been replaced at the majority with date range groups from 2009 – 2013. Service and maintain as part of ongoing contract with mechanical vendor to ensure full service life. Budget for replacement at roughly the time frame above.

Garden Homes Washers Dryers

Item Number 133 Measurement Basis Set


Category Laundry Basis Cost 950.00


Method Fixed



Washers and dryers for the Garden Homes should be replaced as needed, we have budgeted for a replacement of 4 sets annually as

needed.

Kitchen Grills



Category Kitchen Equipment Basis Cost 3,950.00


Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0134 10/01/2009 10/01/2019 6:02 10:00 4.00 $ 15,800.00

Appearance was good, kitchen staff reported no major anomalies, typically a Vulcan Branded Grill, budget for replacement at

roughly the time frames above.




Kitchen Exhaust Hoods - Replace





Method Fixed





Kitchen RTU Exhaust Cook Large





Method Fixed



Appearance was good, budget for replacement at roughly the time frames above.

Kitchen RTU Exhaust Cook Med





Method Fixed







Kitchen RTU Exhaust Cook Small





Method Fixed



910-000-0138 10/01/2009 10/01/2021 8:02 12:00 4.00 $ 5,600.00 $ 5,600.00


Kitchen Fryers





Method Fixed



Appearance was good, kitchen staff reported no major anomalies, budget for replacement at roughly the time frames above.

Kitchen Dishwashers





Method Fixed








Kitchen Warmers





Method Fixed




Kitchen Refrigerators





Method Fixed







Kitchen Walk In Cooler





Method Fixed



Appearance was good, kitchen staff reported no major anomalies, budget for replacement at roughly the time frames above,

typically the floors will need replaced first.

Kitchen Misc. Equipment





Method Fixed



A budget for misc. other kitchen equipment such as the steamers, broilers and other small devices of apx. $3,500 every other year

should be expected.

Security Systems Individual Networx Garden Homes



Category Security System Basis Cost 3,200.00


Method Fixed



Automatic Door Openers - Replace



Category Interiors Basis Cost 4,900.00


Method Fixed






Reportedly in good condition with recent replacement of apx. 12, expect replacement at roughly the time frames above.

Flat Screen TVs - Replace



Category Interiors Basis Cost 750.00


Method Fixed



Replacing the Flat Screen T.V’s within the Fitness center at roughly the time frames above.

Vehicles

Mileage is Unknown, Industry Standards for 5, 7, and 10 year replacement life is considered below.

Car 2010 Cadillac



Category Vehicles Basis Cost 52,060.00


Method Fixed



Van #1 2013 Starcraft BS








Method Fixed








Method Fixed



Bus #3 2013 Fores BS





Method Fixed



Gener BS 2011





Method Fixed



Van #5 2012 Dodge 4DSW





Method Fixed











Method Fixed



Truck 2007 Silverado





Method Fixed



Street Sweeper Tennant 6400





Method Fixed



Appearance was good, reportedly in fair to good condition, budget for replacement at roughly the time frames above.

MTGHS Walker Mower





Method Fixed



GATOR #1, 2, and 3 John Deer TS








Method Fixed



Golf Carts, Club Carts: These are showing signs of Age, Replacement is Recommended in the short term.





Method Fixed



Swimming Pool Equipment

Raypak Heater #1 and #2



Category Swimming Pool Basis Cost 15,500.00


Method Fixed



Raypak Heater #1 Raypak Hi Delta Oct-09 650,000 BTUH P-0652B 812290635

Raypak Heater #2 Raypak Hi Delta Oct-09 650,000 BTUH P-0652B 812290636

No damage noted, reportedly and observed to be in good condition. Professional inspections and maintenance are recommended.


Raypak Heater #3 Small








Method Fixed





Pump Pentair WhisperFlo



Category Swimming Pool Basis Cost 550.00


Method Fixed



Expect to Replace 1 of these apx. every 3 – 5 years. No damage noted, reportedly and observed to be in good condition. Professional

inspections and maintenance are recommended. Future replacement should be anticipated at roughly the time frame above.

Pump EQ500





Method Fixed








Chlorine/Bromine Feeder



Category Swimming Pool Basis Cost 275.00


Method Fixed


Code Description Date Date Life Life Quantity Current Future 910-000-0164 10/01/2009 10/01/2014 1:02 5:00 3.00 $ 825.00 $ 825.00



Tank Stainless





Method Fixed





Astral Sand Filter Large





Method Fixed








Hayward Cat Comm 5000 Controller





Method Fixed





Ozone OCD Destructs and other Ozone Equip.





Method Fixed





Ozone CD12 Generator Walking Pool








Method Fixed





Ozone CD10 Generator Spa





Method Fixed



Ozone CD1500P Generator Indoor





Method Fixed



Oxygen Concentrator Airsep Topaz (3)





Method Fixed



Ozone Fiberglass Tank








Method Fixed



Gas Sub Meters 11M175, 5M175, 16M175





Method Fixed



No damage noted, there are several sub meters (4) verified with Southwest gas, reportedly and observed to be in good condition.


above.

Advisory Notes

The following advisory notes are provided to discuss potential issues associated with budgeting practices, presence of potential hazardous materials, constructions products that may be defective or have a shorter useful life than anticipated for similar or alternative products used for the same purpose. The list of items addressed is not intended to list all such products, but includes some that could be present at this type of development.

Recalled Fire Sprinkler Heads - Our site observations may have noted the presence of fire suppression sprinklers within

this/these structure(s). There have been several national recalls of various defective sprinkler heads. These manufacturers include Omega and recalled heads from Central, Star or Gem. The national recall of Central, Star or Gem sprinkler heads was due to the degradation failure of the O-rings. Other manufacturer-related reasons for non-functioning sprinkler heads also exist. If the presence of fire suppression sprinklers at the subject site was observed, we noted the type of spare heads stored on-site in the spare sprinkler head cabinet by observing the manufacturer’s name of the heads; however, the same sprinkler head type may not be in actual service throughout the subject site. Because of manufacturer recalls, we therefore recommend that property owner(s) or their management firm(s) promptly contact the licensed fire suppression contractor that inspects and services their system in order to confirm the in-place head-types, and to verify if they are part of any manufacturer’s recall or service bulletin. The time for a manufacturer’s offer of partial dollar compensation.




Fire Sprinkler System Microbial Induced Corrosion – (MIC) – Destructive microbial activity has been found to

be a contributing factor in the corrosion of wet fire protection sprinkler systems. Symptoms of MIC include pinhole leaks, smelly water, black water and tubercles forming inside the piping. The corrosion is seen more often in lower (numerical) Schedule steel piping than with higher Schedule piping and appears to happen more at pipe seams. The National Fire Protection Agency (NFPA) is currently addressing the MIC problem with changes in NFPA 13 and 25. Over time if left untreated, this corrosion can result in chronic leaking of the sprinkler piping. The presence of these organisms can only be confirmed using analytical tests. If the testing identifies MIC, the treatment will vary depending upon the organism. Treatments include removal of microbial nutrient; providing accessibility for frequent cleaning; changes to the pH of the water; the use of suitable protective coatings; the use of more-resistant materials; and possible cathodic protection. For some species, the use of biocides has been effective. A drypipe sprinkler system could also be affected because wet testing can allow residual moisture to be retained in piping low spots; this moisture, coupled with oxygen available in the compressed air within the pipe can potentially increase internal wall corrosion rates and possibly lead to leaks. We did not perform any testing as part of our scope of work for this PCR. Although we did interview available persons knowledgeable with the property to determine whether historical chronic leaking has occurred, we recommend regular testing and proactive maintenance to address this potential condition of the fire sprinkler piping as normal preventative maintenance as part of an operating budget cost. No costs were included in this Report for significant piping replacement unless otherwise specifically noted in the Cost Tables.

Tenant-Responsible Expenses - It should be recognized that, even if a tenant is responsible for maintenance and

replacement of certain equipment, such as their HVAC equipment according to their lease, situations can occur where the Owner may still be required to bear the cost of the replacement. Target Building Inspections has not included these potential costs in this Report.

Hazardous Materials - This Report does not confirm or deny the presence or absence of items such as mold, asbestos,

environmental conditions or hazardous substances on this property.

Water Intrusion - Presence of excessive moisture and visible evidence of suspect mold development - Limited interior areas of

the buildings to which access was provided, and where building elements were readily observable, were visually observed for the presence of excessive moisture and visible evidence of suspect mold development, if included as part of the authorized scope of work. No observations were conducted within concealed locations (behind wall and ceiling finishes, and other building components considered to be hidden conditions). No sampling or testing was performed in this assessment. In addition to our visual observation efforts, our questionnaire requested information from property personnel regarding their disclosure of any known excessive moisture or mold issues. The scope of this work should not be construed as a mold assessment.

Existing Roof Warranties – It is recommended that the Client investigate the transferability of the any in-place roof

warranties to the new Ownership prior to any property transaction.

Phenolic Foam Insulation - Our evaluation of the roof systems at this property was visual and did not include moisture

surveys or roof cores to evaluate the condition of unexposed roof system components, including the underlying insulation materials. Phenolic foam insulation was manufactured from 1980 through 1992 and has been determined to possibly lead to corrosion of steel decks because of an acidic reaction that takes place when the phenolic foam insulation contacts moisture. A national class action lawsuit was filed and settled on behalf of building owners that had phenolic foam roof insulation installed on metal decking, and against the roof insulation manufacturers. We recommend that the entire roof system, including the insulation and the condition of metal decking, should be inspected yearly and particularly prior to specifying a roof replacement. If phenolic foam insulation is determined to be present, full replacement of the insulation and/or the metal roof deck, or some portion of the deck, could be required. Additional costs such as these are not included in our roof replacement estimates. Ongoing repairs and maintenance should be anticipated as part of routine operating maintenance, the cost of which will likely increase as the roofing ages. Making recommendations concerning specific roof replacement type and design requires in-depth testing and evaluation that is not a part of this report’s scope of services. For purposes of this level of assessment, any replacement is assumed to be the same construction-type as that which is currently in place.

Energy Policy Act of August 2005 and Energy Independence Act of 2007 – Federal legislation has

mandated that direct expansion (DX) cooling equipment, sized 1- through 5.5- nominal tons, single- and three-phase electric service, manufactured after June 19, 2008 shall have a minimum Seasonal Energy Efficiency Ratio (SEER) of 13. Within the next five years, it is speculated that minimum SEER ratings may be raised to 18 or 20. Further, due to the required reduction in the manufacture of




refrigerant HCFC-22 since 2004, manufacturers began to provide SEER 13 and higher rated units in 2007 based on using refrigerant HFC-410A, the replacement for HCFC-22. Manufacturing of refrigerant HCFC-22 in 2015 will be limited to 10- percent of pre-2003 levels until final phase-out in 2020. Air conditioning systems that use HFC-410A operate at much higher pressures than with HCFC- 22. Direct conversion of in-place HCFC-22 equipment may not be practical. Consideration must be given to the age, efficiency, condition and pressure rating of the existing evaporator coils, condition of the air handlers or furnaces, length and diameter of refrigerant piping, and configuration of the mechanical ductwork and plenums. Prior to replacing an individual system, or implementing a broader replacement program, a registered professional engineer or licensed air conditioning contractor should be consulted. Our cost estimates provided in this Report assume that replacement condensing units compatible with the existing systems will remain available through 2011 or longer, however, the date that the client may realize the cost impact of these regulations may be sooner or later than can be estimated. Unless stated differently elsewhere in this Report, Target Building Inspections has based replacement and conversion costs on utilizing existing refrigerant piping and evaporator coils for use with refrigerant HFC-410A. Depending on equipment in place, replacement and conversion may also require evacuation of HCFC-22 refrigerant, flushing and cleaning the existing refrigerant piping of refrigerant and oils, installing a filter-dryer, replacing the thermal expansion device if required, and charging the system with R-410A. These costs are not included in our cost estimate. We recognize that replacement or conversion strategies may differ at each property based on equipment ages, economics, availability of HCFC-22 refrigerant, and the extent of costs associated with consequential building alterations due to air conditioning equipment and system modifications. Actual costs of maintenance, replacement, conversion, or of collateral physical renovations to unspecified building components may vary over the next several years and be additional to the cost tables; hence we recommend that a client consider establishing a contingency fund within its operating budget beyond any costs already reserved in the evaluation term. Complete replacement of the split DX systems, if required, could range from $3,000 to $5,000 per system.

Building Electrical Systems - Recognizing that a property’s electrical distribution components are a mostly hidden

condition, and that these systems must be maintained on a regular basis as part of an operating budget, property owners/managers should utilize a licensed electrician to routinely monitor electrical connections, grounding systems, and fault protection devices for signs of metallic corrosion, for overheating, such as softened, distorted, or charred insulation on a wire or of a component’s casing, and for cracking of pre-1965 rubbertype wire insulation. Close visual inspection of breaker panels at the branch circuit level might detect a developing problem with a high frequency of occurrence over the long-term. Infrared scans are recommended on a regular basis for main distribution equipment. When electrical equipment manufacturers go out of business, part shortages can occur for inplace equipment, which may lead to replacing entire assemblies rather than a single component. Reusing salvaged electrical components can require extensive prior examination and refurbishing since they may contain aluminum parts or other corroded or degraded materials that must be reconditioned, or be wholly rejected by a licensed electrician; testing agency-approved / listed new replacement parts are recommended. From time to time, property owners/managers should check recall announcements from the United States CPSC (Consumer Product Safety Commission) for in-place electrical equipment, including HVAC equipment.

Federal Pacific Electric (FPE) Stab-Lok and Zinsco (Sylvania) Circuit Breakers - 110- 220 volt FPE and

Zinsco circuit breaker panels, manufactured from the 1950s into the mid- 1980s, may have a higher potential for failing to trip under overload or short-circuit condition at a greater frequency than comparable equipment made by other producers. Failure of a circuit breaker to trip can result in fire, property damage, or personal injury. These manufacturers are no longer in business, and all FPE Stab-Lok and Zinsco (renamed Sylvania after it bought Zinsco) panels need to be reviewed promptly by a licensed electrician. Note that information about fire and shock hazards associated with specific FPE and Zinsco and Sylvania equipment should be fully researched and understood by the licensed electrician prior to performing any repair or replacement work. Pending the findings by the inspecting electrician, simply replacing a circuit breaker should not be considered a complete repair; the panel should be replaced, since the breaker itself may not be the sole problem within the panel. Full panel replacement would be advisable much sooner than an assumed normal service life, but immediately if there is an insurance-related problem at the property due to the presence of these panels. Unless otherwise noted in the Cost Tables, no funds are included for full panel replacement work or associated costs.

Corrosion in Potable / Non-potable Water Distribution and Drainage Systems – Various corrosive

conditions, including destructive Microbial Induced Corrosion (MIC) activity, can be present in both potable and non-potable water distribution systems, such as in space heating/chilled water piping, as well as a building’s sanitary plumbing system. Over time, this corrosion can result in chronic leaking of piping. Some piping installations may be more prone to accelerated degradation or blockage, such as low-sloped waste drainage piping, low-usage supply piping, exceedingly high-flow velocities in undersized pipe, or installations with numerous bends/irregular lay-out geometries. Poor initial installation practices may also promote corrosion. Particular defects, such as pinholes in copper, may exist without discovery until substantial damage has occurred. Such piping is considered a hidden condition, including insulated or wrapped or embedded piping, and will prevent adequate visual observation and therefore need to be part of preventative maintenance programs that could consist of flushing or videoing of these systems at




recommended intervals. If testing identifies MIC, the treatment will vary depending upon the organism. Treatments include removal of microbial nutrient; providing accessibility for frequent cleaning; changes to the pH of the water; the use of suitable protective coatings; and the use of more-resistant materials. No costs were included in this Report for significant testing or piping replacement unless otherwise specifically noted in the Cost Tables. We did not perform any testing as part of our scope of work for this PCR. Although we did interview available persons knowledgeable with the property to determine whether historical chronic leaking has occurred, we recommend regular testing and proactive maintenance to address this potential condition as part of an operating budget cost.

PB (polybutylene) Piping – Domestic water distribution using polybutylene piping has been the subject of class action

lawsuits due to leakage. If PB piping was identified at the subject site, refer to the recommendations within the Report, and also to public websites that describe the product’s performance and potential claim procedures, which are not described in this Report or in its scope of work to evaluate. Time limits for making PB piping claims appear to have expired, but should be verified by a qualified legal authority. Not all manufacturers’ information may have been released on websites pertaining to a specific product or to litigation’s outcome. PB is recognized as a defective product within the Real Estate industry, used during the 1980s and 1990s. This material is known to exhibit a need for repair or full replacement as a result of problems associated with the various materials used, attack by high chlorine content in the water, or with the method of installation. Water leaks at fittings and splits in the piping are common, especially as the materials age. Problems can develop immediately or after 12-to-15 years. You cannot fully evaluate the condition of polybutylene piping visually because some deterioration may be from a breakdown of the integrity of the material itself. When PB piping systems leak, the occurrence can be catastrophic to interior finishes with a constant flow of water until a plumber or maintenance person turns off the supply. Many factors contribute to the performance of PB installations, including the type of connector, type of banding (crimping), improper supported pipe lengths, kinked pipe, UV degradation of piping prior to enclosure, pipe subject to locally hot temperature (too close to water heater), bad crimps, improperly installed connectors, loose plumbing fixtures, and pipe lay-outs wholly unapproved by the manufacturer. Certain plastic-type connectors and aluminum-type bands (crimps) are reportedly more prone to quicker failure than others. Higher chlorine levels in municipal water supplies can accelerate PB systems’ failure at plastic-type connectors. Lack of leaks or usage of later year products or different installation methods, such as longer piping lengths or manifold-type pipe configurations to eliminate mid-run connectors, and brass or copper fittings/connectors, may reduce leakage potential but do not guarantee a leak-free PB installation. We believe polybutylene water distribution piping will experience leakage, and that the problems associated with failed polybutylene will likely accelerate. We understand the difficulty in replacing something that is currently functional. Owners and lenders deal with this issue in different ways. As part of an acquisition, the presence of PB may impede or irrevocably affect the transaction, since some or accelerated full replacement is required as part of the transaction; other parties may conditionally accept the piping. For an existing Owner that is retaining its property, the economic choice may be to systematically replace the piping to prevent extensive damage to finishes and potential mold formation. Other Owners might maintain the system until the leaks become frequent enough to cause disruptions to the operation whereby some economic determinant or judgment is reached that justifies full replacement in the eyes of the concerned parties. An aggressive and regular preventative maintenance program, such as using instrument testing (nondestructive) to detect moisture along PB runs within all hidden locations, may be economically justifiable to an Owning party, but as a third party, we cannot make this choice, since we must identify this material as a defective product that is projected to be replaced. There is no good way to predict when leaks will occur or when the cost of maintenance will justify replacement. We are not aware of any technical studies that can forecast when chronic problems will likely commence on less problematic PB systems, or to what degree. Target Building Inspections recommends that polybutylene piping be replaced; however, the method, timing, and economic assessment are factors within the judgment and risk tolerance of the property’s Owner or potential Ownership. Costs for PB replacement will vary depending upon the configuration of the apartment units and buildings; however, it is our opinion that additional costs may be needed for repairs to non-plumbing items that might be affected. Any dollar amount indicated by this Report should be understood as being budget-only, and that it does not account for disturbance to the operation of the unit or complex or for mold testing and remediation. The method of replacement and scheduling (entire buildings vs. one unit at a time) will have a major impact on cost. If chronic leakage commences, the costs will significantly increase.

Batt Insulation on Underside of Metal Roofing – Some types of insulation batts with integral vapor barriers,

especially metal foil-type barriers, have been known to cause deterioration of roof decks and rusting of metal roof connectors when attached securely to the roof framing. This situation can create a dead air space above the insulation, potentially trapping moisture from condensation or roof leaks. As part of the ongoing maintenance of buildings that have this type of insulation, we recommend a random inspection of the roof framing to verify that no current damage exists and that the insulation be vented to prevent future condensation buildup and damage to the assembly. Where insulation batts lack this barrier, the underside of a metal roof deck or panel is still considered a hidden condition that should be randomly monitored on a routine basis.




Roofing Replacement Costs – Costs for replacement are based on using the same construction-type as the currently in

place roofing, unless otherwise noted. Making recommendations concerning specific roof replacement type and design requires in-depth testing and evaluation that are not part of this Report’s scope. Where an overlay-type system is already in place, or when a property’s owner/management considers using a recovery-type overlay system in lieu of a complete tear-off to expose the structural deck, the existing underlying substrate and conditions cannot be evaluated visually or within the scope of this Report. For purposes of confirming underlying conditions to accommodate an overlay-type system or replacement of only the membrane portion of an existing overlay system, additional testing is necessary, as well as verification by a manufacturer that it will accept the underlying substrate and conditions in order to fulfill Warranty requirements, achieve an estimated service life, as well as deliver performance characteristics. For the purpose of estimating a replacement dollar amount, a type of re-roofing system and its cost have been assumed, although confirmation that the system will be compatible with underlying conditions at the time of actual replacement will be required. The selected re-roofing type, along with its cost assumed by this Report, may no longer apply when unacceptable conditions are later found, with consequential additional costs not included in this Report such as for significant remediation of underlying components or when a complete tear-off procedure is then deemed necessary. Costs for roofing recommendations necessarily assume that the building and roof superstructures will accommodate the roofing’s loads or change in load patterns, if any; supplemental structural engineering verification may be needed at additional cost beyond this Report. All roofing recommendations or costs are intended to be confirmed by the property’s Owner/management’s roofing advisors and roofing installer at time of the roofing proposal. Applicable roof design requirements (storm drainage criteria, fire ratings, Code requirements, insurance company ratings, energy criteria, zoning, etc.) need to be further verified while soliciting proposals and prior to installation, which are beyond the scope of this Report. Note that overlay systems can have a shortened service life or voided warranties where installed over existing roof conditions that do not allow rapid storm water drainage or other localized situations, and which should be understood by Owner/property management as being an acceptable economic choice between cost and long-term performance.

Piping/Duct Insulation - Gaps, splits, and vapor barrier failure in various types of pipe insulation has been known to cause

corrosion of metallic piping and ductwork within hydronic systems where the insulation either absorbs moisture or allows condensation to form on the piping and ductwork. Since condensation and related corrosion can potentially cause long-term deterioration and damage to piping and ductwork within hidden spaces, as part of the ongoing maintenance of buildings that have this type of piping and insulation, we recommend a random inspection of the piping and ductwork and its insulation to verify that damage has not occurred. This condition can be latent and may require Ownership to open enclosed / sealed chase spaces.

Mechanical Connections in Proprietary Domestic Water Piping Systems – Proprietary piping systems of

non-metallic semi-flexible piping material, such as PEX (cross-linked polyethylene), utilize metal or plastic inserts and crimped fittings to make pipe connections, which are installed by specialized tools. PEX piping and its connection methods are approved in model plumbing codes, which are projected to perform as long as other approved plumbing distribution materials such as plastic or copper. PEX materials were introduced to the United States since the 1980s; usage has increased widely and is produced by manufacturers globally. System designs, fittings, and installation tools vary with manufacturer. Since PEX expands and contracts more than traditional plumbing materials, accommodation for movement of the pipe needs to be made during installation. Some early PEX installations experienced leakage at connections, typically attributed to unfamiliarity with installation methods or to specific fittings or other requirements. Manufacturers, from time to time, have changed a fitting’s material or design in order to address a particular fitting’s tendency to corrode or crack. Reportedly in 2005, a Kitec metal fitting corroded when used on its Kitec brand PEX pipe having an aluminum inter-lining, which is not a typical PEX pipe design. A Zurn metal fitting reportedly showed cracking tendencies about 2007. Since January 2008, a limit on PEX use in California is reportedly based on leakage from a particular manifold-type fitting. PEX is wholly unrelated to problematic PB (polybutylene) piping, which was recognized by the Real Estate industry as defective in the 1980s to early 1990s. Target Building Inspections advises that the installation quality of an overall PEX system cannot be readily determined visually, and leakage with a potential for mold formation are considered hidden conditions. Regardless of manufacturer, if PEX piping is present, property ownership/management and maintenance personnel need to be familiar with the characteristics of their PEX system’s fittings and should exercise an increased awareness for the possibility of a localized leaking connection, and which should be considered a regular preventative maintenance practice, such as with non-destructive moisture meters.

ABS Pipe - ABS (acrylonitrile-butadiene-styrene) pipe is black rigid, non-pressurized plastic pipe used as drainage and vent.

Certain ABS piping, manufactured during specific times by particular manufacturers, has experienced circumferential-type cracking at joints with subsequent leakage. Certain manufacturers, between 1984 and 1990, produced the piping that has been the subject of litigation, but not all pipe manufactured by the identified manufacturers during those periods will crack. ABS pipe is marked on the outside wall; markings include manufacturer name, references to code specifications, and a date code, when translated, reveals the date of manufacture. Those manufacturers and time periods include, but may not be limited to: Centaur: January 1985 through




September 1985; Phoenix: November 1985 through September 1986; Gable: periodically between November 1984 and December 1990; Polaris: periodically between January 1984 and December 1990; Apache: periodically between November 1984 and December 1990. Any drain/vent type ABS piping that has leaked or shows cracking should be further examined for manufacturer name and date. Most usage of this piping is typically enclosed within walls or ceilings and is considered a hidden condition. Maintenance personnel should undertake an inspection of their property where occasional openings in finishes or previous repairs have occurred and in attics/basements or crawl spaces where this piping might be exposed to view.

Limitations The observations described in this report are valid on the dates of the investigation under the conditions noted in the report. We prepared this report for the exclusive use of Client and their successors and assignees. Target Building Inspections, LLC does not intend any other individual or party to rely upon the report without our express written consent. If another individual or party relies on the report, they shall indemnify and hold Target Building Inspections, LLC harmless for any damages, losses, or expenses they may incur as a result of its use. The report is limited to the visual observations made during our inspection. We did not remove surface materials, conduct any destructive or invasive testing, move furnishings or equipment, or undertake any digging or excavation. Accordingly, we cannot comment on the condition of systems that we could not see, such as buried structures and utilities, nor are we responsible for conditions that could not be seen or were not within the scope of our services at the time of inspection. We did not undertake to completely assess the stability of the buildings or the underlying foundation soil since this effort would require excavation and destructive testing. Likewise, this is not a building inspection, or seismic assessment. The accuracy of the calculations made in the Capital Budget Forecast is dependent on expenditures NOT being made from excluded items. The following items listed below are not being configured such as but not limited to: flag poles, computer systems, communication systems, audio/visual systems, landscape such as plantings, irrigation components such as sprinkler heads, water features and/or fountains, drinking fountains, fixture plumbing faucets, cabinetry, desks, wood shop machinery, tools, club, craft, church and library equipment, dishes, medical supplies, uniforms, linens, medical or life care machines or other healthcare equipment simply as we are not qualified to perform inspections of healthcare or hospital related items, interior spaces of living quarters, administration, office, payroll, normal operating maintenance control measures, items that have a useful life beyond the 10 year requested study, capital improvements such as building new infrastructure or additions. We did not inspect the following: Components covered by interior and exterior finishes or otherwise not visible, Only a sampling of interior spaces was visited, Television, telephone, sound/entertainment, security, and fire alarm systems were not tested, Office equipment and kitchen appliances were not operated We do not render an opinion on uninspected portions of the facility. We did not perform any computations or other engineering analysis as part of this evaluation, nor did we conduct a comprehensive code compliance investigation. The report is not to be considered a warranty of condition, and no warranty is implied. The photographs are an integral part of this report and must be included in any review. If cost estimates are presented, they are estimates only. The estimates are based on our general knowledge of building systems and the contracting/construction industry. When appropriate, we have relied on standard sources, such as RS Means Building Construction Cost Data, to develop cost estimates. However, for items for which we have developed cost estimates (e.g., structural repairs), no standard guide for developing such estimates exists. We have performed no design work as part of the study, nor have we obtained competitive quotations or estimates from contractors as this also is beyond the scope of the project. The actual cost to remedy deficiencies and deferred maintenance items that we have identified may vary significantly from estimates and competitive quotations from contractors. This Report contains certain information described herein pertaining solely to the exterior of the target property, which information was obtained from a variety of public and other sources reasonably available to Target Building Inspections. We do not produce, maintain or verify the information contained in these sources; and assumes, without independent investigation, that the information in such sources is accurate and complete. Any analyses, estimates, ratings or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. This Report does not provide information pertaining to the interior of the target property such as, but not limited to: mold, asbestos, lead, radon or other issues. Additionally, the information provided in this Report is not to be construed as legal advice.

Reliance




This investigation, inspection, and reporting was prepared for the sole use and benefit of our client listed above. Neither this report, nor any of the information contained herein shall be used or relied upon for any purpose by any person or entity other than our client listed above.

Additional Documentation

Additional spread sheets containing qnty. model and serial numbers etc. were sent under separate cover…

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royal oaks community sun city, az...3) client component history. 4) vendor expertise and...

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