BUILDING CONDITION REPORT - Windsor · 2019-01-10 · Building Condition Report 363 Mill, Windsor,...

BUILDING CONDITION REPORT

363 Mill, Windsor, Ontario

The Corporation of the City of Windsor

Parks and Facilities 2450 McDougall Street

Windsor, Ontario

JASEL ENGINEERING James A. Smith Engineering Limited

2465 McDougall Street, Suite 500 Windsor, Ontario, N8X 3N9

P (519) 971-0005, F (519) 971-0006, E-mail [email protected]

Building Condition Report 363 Mill, Windsor, Ontario March 27, 2012 BUILDING CONDITION REPORT

JASEL ENGINEERING P a g e | 2

Executive Summary

JASEL Engineering was commissioned to provide professional consulting services related to evaluate of the current status of the building at 363 Mill Street, Windsor, Ontario owned by The Corporation of the City of Windsor. NOTE: This building is a Designated Heritage Site and restrictions apply to this building. All upgrades must be coordinated with the Heritage Committed prior to commencing any work. This Building Condition Report addressed the following items:

• life-cycle deficiencies in all building systems, • inspection of suspected hazardous materials contained on site, • future accessibility deficiencies and building code deficiencies. • Identification any deferred maintenance costs and expected future costs if

occupancy of the properties were to continue.

The following building systems components were reviewed and the following is our opinion of the as found condition of the building: 1. General Building structure ……………………………… POOR 2. Building Site Exterior ……………………………………… POOR 3. Hazardous Materials ………………………………………… UNKNOWN 4. Windows ……………………………………………………… POOR 5. Doors ………………………………………………………… POOR 6. Roof ………………………………………………………… POOR 7. Accessibility …………………………………………………… POOR 8. Plumbing ………………………………………………………. POOR 9. Mechanical HVAC Systems ………………………………….. POOR 10. Miscellaneous items …………………………………………..POOR 11. Fire System …………………………………………………… MODERATE 12. Electrical ……………………………………………………….POOR 13. Security (East Building)…………………………………… MODERATE 14. Thermal Scan ………………………………………………… UNKNOWN In general, this building has significant issues and all upgrades should be carefully reviewed prior to commencement of any work. The cost implication to repair the building to a reasonable level is $435,000.



Table of Contents

Title Page ________________________________________________________ Page 1

Executive Summary ________________________________________________ Page 2

Table of Contents __________________________________________________

Report Overview __________________________________________________ Page 4

Building Data _____________________________________________________ Page 6

1.0 Building Envelope ______________________________________________ Page 7

2.0 Building Site __________________________________________________ Page 10

3.0 Hazardous Materials ___________________________________________ Page 11

4.0 Windows _____________________________________________________ Page 11

5.0 Doors _______________________________________________________ Page 13

6.0 Roof ________________________________________________________ Page 15

7.0 Accessibility __________________________________________________ Page 17

8.0 Plumbing ____________________________________________________ Page 17

9.0 Mechanical Systems ___________________________________________ Page 20

10.0 Miscellaneous _______________________________________________ Page 23

11.0 Fire Protection Systems ________________________________________ Page 24

12.0 Electrical Systems ____________________________________________ Page 25

13.0 Security ____________________________________________________ Page 30

14.0 Infrared Imaging ______________________________________________ Page 30

15.0 Cost Summary _______________________________________________ Page 31



Report Overview

THE SCOPE OF THE BUILDING CONDITION REPORT JASEL Engineering was commissioned to provide professional consulting services related to evaluate of the current status of the building at 363 Mill Street, Windsor, Ontario owned by The Corporation of the City of Windsor. This Building Condition Report will address the following items:

• life-cycle deficiencies in all building systems, • inspection of suspected hazardous materials contained on site, • future accessibility deficiencies and building code deficiencies. • Identification any deferred maintenance costs • expected future costs if occupancy of the properties were to continue.

All inspections were non-destructive and based on visual inspection supported of the site and assets contained within. The building systems, which are required to be reviewed, are as listed below: 1. Building Envelope - signs of cracking or settling, visible signs of water penetration 2. Building Site Exterior – Walkways, Driveways, parking lots and Landscaping. 3. Hazardous Materials – Signs of encapsulated asbestos failure and visible signs

of lead and/or mold. 4. Windows – Skylights, windows (frame, seals, glassing) 5. Doors – Exterior doors (locks, hinges, frame, handles, etc.), bay doors (tracks,

motors, locks), internal fire doors, security doors. 6. Roof – Observable condition of roofing systems, flashing and drains only and

confirmation of existing city surveys. 7. Accessibility – The sites will be reviewed under the guidelines of the City of

Windsor’s Facility Accessibility Design Standards (FADS) 8. Plumbing – Main supply, hot water tanks, pumps (circulating, supply, sump, etc.),

fixtures and drainage (domestic and storm) 9. Mechanical – Review of all major components used in the HVAC system. This

includes but is not limited to main heat generating plants, cooling plants, Air Handling Units, furnaces; exhaust systems, filtration systems, and any and all distribution of air or radiant heating throughout the buildings

10. Miscellaneous items – gas lines and other notable items



11. Fire System – Fire annunciator panels, fire alarm systems, detection equipments, sprinkler systems (piping, pumps, detection/heads), fire barriers, hose stands, stand pipes and other related major components

12. Electrical – Main supply, distribution system, lighting (internal/external),

generators and other major components 13. Security – Intrusion systems (motion, glass break, door sensors, etc.), card

access, gates, fences, bollards, CCTV systems 14. Thermal Scan - Provide a thermal infrared image of the exterior envelope for

each building CONVENTIONS USED IN THIS REPORT SATISFACTORY - Indicates the component is functionally consistent with its original purpose but may show signs of normal wear and tear and deterioration. MARGINAL - Indicates the component will probably require repair or replacement anytime within five years. POOR - Indicates the component will need repair or replacement now or in the very near future. MAJOR CONCERNS - A system or component that is considered significantly deficient or is unsafe. SAFETY HAZARD - Denotes a condition that is unsafe and in need of prompt attention.



Building Data

Number of Stories Approximate Square Footage Est. Age of Building Main Building Two (2) 3,600 greater than 50 Years Sandwich Stable N/A N/A Three Door Garage N/A N/A Current Use of Building Main Entrance Faces Property Address Storage East 363 Mill St. Recent Rain Municipal Zoning State of occupancy Yes RD3.3 Not occupied

Aerial View of Site

Main Building

Sandwich Stable

3 Door Garage



1.0 Building Envelope The Building Envelope was reviewed for issues such as the integrity of the building structure. This will be measured as a visual report on any signs of cracking or settling in the building structure. The building will also be inspected on if there are any visible signs of water penetration. Exterior Walls Satisfactory Marginal Poor Stucco Exterior Siding Satisfactory Marginal Poor Eavestroughs Satisfactory Marginal Poor Trim, Soffit, Fascia, Flashing Satisfactory Marginal Poor Caulking Condition: Satisfactory Marginal Poor Chimney Satisfactory Marginal Poor General comments The Building envelope is in very poor condition and requires immediate attention.

Heritage Designation East view

South View South / West View



North view West wall

Eavestrough South East corner Eavestrough South East corner

North wall Eavestrough north wall



Sandwich Stable North Wall Stable

North Wall Stable East Wall Stable

South Wall Stable South Wall Stable



North View Garage East View Garage 2.0 Building Site The building site was visually inspected based upon the current state of the followings areas: Driveway/Parking N/A Satisfactory Marginal Poor Fence (chain Link) N/A Satisfactory Marginal Poor Landscaping N/A Satisfactory Marginal Poor Service Walks N/A Satisfactory Marginal Poor Steps N/A Patio N/A Decks N/A Weeds are significantly overgrown and cover the asphalt pavement and the asphalt is in poor condition. South / West Side – there is no asphalt paving.

North view landscaping Pavement In front Of Stable



3.0 Hazardous Materials JASEL Engineering performed a visual review of the building to investigate the possibility of mould or lead paint.

• It is not likely that Lead paint exists in the building. • It is likely that mould is present in the building as there are several openings in

the building envelope where moisture is introduced, however there was no obvious signs of a mould odour or residual film.

• It is likely that asbestos is present in the building. Further testing is recommended to properly investigate for hazardous materials. 4.0 Windows The building will be inspected based upon the current state of the windows in the building, this will also include skylights. This will be a visual inspection of the frame, sealing, and glassing as they are the key components of a window. Window Material: Wood Metal Alum/Vinyl Clad Vinyl Damaged Failed glass Recommend repair Window Condition: Satisfactory Marginal Poor Skylight Condition: N/A General comments The windows on the south and north exterior walls are covered with plywood and are in need of replacement.



Window north wall 2ND floor Window Interior north wall 2nd floor

Windows east wall Windows west east

Window Interior kitchen Window east wall 2nd floor

Window east wall 2nd floor Window east wall 2nd floor



Window washroom 2nd floor Window washroom 2nd floor 5.0 Doors The doors of the building were reviewed to see if they are in working condition. For exterior doors, this will include the locks, hinges, handles, frame, the door itself, etc. For bay doors, the tracks, motor, and locks will be the primary focus. Door Operational: Yes No Locks/Latches Operable: Yes No Door Material: Wood Metal Door Condition: Satisfactory Marginal Poor All doors are not properly sealed and need new weather stripping. Most exterior doors should be replaced.

Main Entrance Door East wall Overhead door East wall



Door south wall Door 2nd Floor

Doors east wall stable Door North wall stable

Overhead doors north garage Overhead door north garage



6.0 Roof The existing conditions of the roof will be inspected as a confirmation of the existing city surveys. This inspection will only pertain to the conditions of the flashing and drains. The flashing and drains will be inspected to insure that they are in acceptable conditions. Main Building Inspected From Roof Ladder at eaves Ground Type: Gable Hip Mansard Shed Flat Other Pitch: Low Medium Steep Flat Roof Type: Rolled Roofing Approximate age of cover: Unknown Ventilation System Type: None Condition of Roof Coverings: Satisfactory Marginal Poor

South View South / West View Stable Inspected From Roof Ladder at eaves Ground Type: Gable Hip Mansard Shed Flat Other Pitch: Low Medium Steep Flat Roof Type: Asphalt Shingles Approximate age of cover: Unknown Ventilation System Type: None Condition of Roof Coverings: Satisfactory Marginal Poor



Stable Shingle Roof Garage Inspected From Roof Ladder at eaves Ground Type: Gable Hip Mansard Shed Flat Other Pitch: Low Medium Steep Flat Roof Type: Metal Approximate age of cover: Unknown Ventilation System Type: None Condition of Roof Coverings: Satisfactory Marginal Poor

Garage Metal Roof



7.0 Accessibility The building was inspected to determine if the building meets the guidelines of the City of Windsor’s Facility Accessibility Design Standards (FADS). The Building does not have any Barrier free components and it does not comply with FADS. 8.0 Plumbing The plumbing of the building was reviewed to determine the condition of the existing Plumbing systems. The review will not only to be of the building’s main supply, but to any hot water tanks, pumps (including circulating, supply, sump, etc.), and fixtures and drainage (domestic and storm). Water Piping Water Entry Piping: Copper/Galv. Plastic Visible Water Distribution Piping: Copper Galvanized Plastic Condition: Satisfactory Marginal Poor Lead Other Than Solder Joints: Yes No Unknown Water Functional Flow: Adequate Poor Cross Connection Device Yes No Unknown

Basement Water piping



Water Bib location north wall Water Bib north wall Sanitary Drain Piping Drainage piping: Satisfactory Marginal Poor Drain/Waste/Vent Pipe: Copper Cast iron Galvanized PVC ABS Traps Proper P-Type: N/A Yes No P-traps recommended Functional Drainage: Adequate Poor

Floor drain Basement Floor drain kitchen Sink Piping 1st Floor Storm Drain Piping There is very little storm drainage piping in the building due to the gable roof with eaves troughs.



Domestic Hot Water Heaters Condition: Satisfactory Marginal Poor Type: Gas Electric Oil Other Unit Elevated: N/A Yes No Capacity: 30 gallons Approximate age: unknown – relatively new Relief Valve: Yes No Sign of tank Leaking: Yes No

Hot Water tanks Basement Plumbing Fixtures Condition: Satisfactory Marginal Poor

Sink location1st Floor Washroom Sink 1st Floor Washroom



Toilet 1 st Floor Washroom Urinal 1st floor washroom

Washroom Sink Piping 2nd Floor 9.0 Mechanical systems All major mechanical components used in the HVAC system will be inspected. This includes but is not limited to main heat generating plants, cooling plants, Air Handling Units, furnaces, exhaust systems, filtration systems, and any and all distribution of air or radiant heating throughout the building. Boiler System System not operated due to: boilers have been

removed and not replaced



Boiler Disconnected and Removed air conditioning Units 2nd Floor

Air Conditioning Unit 2nd Floor Exhaust South Wall

Dryer Vent 1st Floor Exhaust Fan 1st Floor Washroom



Heating Radiators 1st Floor Heating Radiator kitchen

Return Air Grill 2nd Floor Electric baseboard Heaters 2nd Floor

Heating Radiator South stairwell Heating Radiator 2nd FL. Washroom



Air Conditioning Unit 2nd Floor 10.0 Miscellaneous Gas Line: Copper Brass Black iron Stainless steel CSST Not visible Condition: Satisfactory Marginal Poor Main Fuel Shut-Off Location On the South side exterior wall

Gas meter



11.0 Fire System All components of the fire system will be reviewed including, Sprinkler System (piping, pumps, detection/heads) fire Alarm system, annunciator panels, fire barriers, hose stands, stand pipes, and all other related major components of the fire system. Sprinkler System The building is not sprinklered. Fire Extinguishers Operational: Yes No Type : Wet Dry ABC Fire Alarm System Operates: Yes No Not tested Fire alarm bell: Yes No Operates: Yes No

Not tested

1st Floor Fire Alarm Panel 1st Floor North Wall Pull Station



2nd FL. Pull Station and fire bell 2nd FL. Fire Extinguisher

Heat Detector 2nd floor 2nd floor 12.0 Electrical Systems The electrical components of the building were reviewed to determine the state of the existing systems. The building’s main power supply and distribution system will be inspected along with the lighting (interior and exterior), generators, and other power supplies currently existing. Power The existing services is a 120 / 240 volt, 1 phase, 3 wire rated for 100 amps. The overall service size is not adequate for this type of building. The electrical system has been modified and has a combination of old and relatively new electrical components. Some of the components are acceptable and some need to be replaced. Main Panel Location: Satisfactory Marginal Poor



Adequate Clearance To Main Panel: Yes No Main Amperage Protection: Breakers Fuses Appears Grounded: Yes No Work required: Yes No Sub Panel Yes No Work required: Yes No Branch Wire: Copper Aluminum Copper clad aluminum Condition: Satisfactory Marginal Poor Exterior G.F.C.I. Receptacles: Yes No

Main Power Supply West wall Electric Meter West Wall

Power supply Kitchen 1ST Floor Power panel Kitchen 1st Floor



240V receptacle kitchen Above counter receptacle kitchen Lighting A representative number of installed lighting fixtures, switches, and receptacles located inside the building and exterior walls were tested and found to be: The lighting systems are old inefficient light fixtures and are in need of repair. Condition: Satisfactory Marginal Poor

Exterior Lighting North wall Lighting 1st Floor washroom



Lighting Kitchen Lighting 1st floor

Lighting 2nd floor



Life Safety Devices A representative number of installed lighting fixtures, switches, and receptacles located inside the building and exterior walls were tested and found to be: The lighting systems are old inefficient light fixtures and are in need of repair. Condition: Satisfactory Marginal Poor

Exit sign 2nd floor Exit sign 2nd floor

Emergency/exit lighting 1st floor Emergency lighting



13.0 Security The inspection of all intrusion systems (motion, glass break, door sensors, etc.) in the building will be done, as well as any card access, gates, fences, bollards, and CCTV systems. East Building Security pad: Yes No Door Contacts: Yes No Window contacts: Yes No Motion Sensors: Yes No

East Door security contact 14.0 Thermal Scan Thermal infrared image was not provided for this site because the heating system was not operational.



15.0 Cost Summary The building is in desperate need of repair all building components need to be replaced. The following is a cost summary if all the existing system needs to be replaced and repaired. Main Building 1. Site Rework $100,000 2. Building Envelope (walls and roof) $100,000 3. Interior Partitions $50,000 4. Mechanical Systems (plumbing and HV) $50,000 5. Fire Protection $5,000 6. Electrical $50,000 Total $355,000 Carriage House Estimated Total $50,000 Garage Estimated Total $30,000 Overall Total $435,000.00

BUILDING CONDITION REPORT - Windsor · 2019-01-10 · Building Condition Report 363 Mill, Windsor,...

Documents

Transcript of BUILDING CONDITION REPORT - Windsor · 2019-01-10 · Building Condition Report 363 Mill, Windsor,...