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Orchard Park Housing Area UC Davis

June 24, 2014 Project no.: 558-14-001

4401 Hazel Ave, Suite 135 Fair Oaks, CA 916-965-0010

Property Condition Assessment - FINAL

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June 24, 2014 Mark Rutheiser Assistant Director Real Estate Services University of California, Davis Tel 530-752-1616 mirutheiser@ucdavis.edu Project No. 558-14-001 Subject: Property Condition Assessment Orchard Park Student Family Housing One Shields Drive Davis, CA Dear Mr. Rutheiser: 4LEAF Inc. (4LEAF) has completed the contracted consulting services for the above referenced project. We performed this investigation in accordance with the scope of services outlined in 4LEAF e-mail dated May 21, 2014 and subsequently as authorized and accepted by you. We have also revised our PCA to incorporate revisions and the request for a more detailed cost estimate as you requested in your email message dated June 13, 2014. The purpose of this study was to assess the general physical condition and maintenance status of the Property and to recommend repair and maintenance items we consider significant for the Property to continue in its current operation and/or to be restored to a good condition consistent with comparable projects of similar age. We appreciate the opportunity to work with you on this project. If you have questions, or if we may be of further assistance, please call me at (916)965-0010. Sincerely,

Joseph Nicolas, P.E. Project Manager 4LEAF, Inc.

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SECTION............................................................................................................................................. PAGE

1.0 EXECUTIVE SUMMARY ................................................................................................................. 5

1.1 GENERAL PROPERTY DESCRIPTION ............................................................................ 5

1.2 GENERAL PHYSICAL CONDITION ................................................................................... 5

1.3 OPINION OF REMAINING USEFUL LIFE.......................................................................... 5

1.4 SUMMARY OF PROPERTY CONDITION AND COST ESTIMATES ................................ 5

2.0 PURPOSE AND SCOPE OF SERVICES ........................................................................................ 5

2.1 SCOPE OF SERVICES ...................................................................................................... 5

2.2 IMMEDIATE REPAIR AND PHYSICAL NEEDS OVER THE TERM WORK ...................... 6

2.3 CONDITION EVALUATION DEFINITIONS ........................................................................ 6

2.4 OPINIONS OF COST.......................................................................................................... 6

2.5 COMMON ABBREVIATIONS ............................................................................................. 7

3.0 SYSTEM DESCRIPTION AND OBSERVATIONS .......................................................................... 7

3.1 OVERALL GENERAL DESCRIPTION ................................................................................ 7

3.1.1 Property Location ................................................................................................... 7

3.1.2 Current Property Improvements............................................................................. 7

3.1.3 Visual Survey ......................................................................................................... 8

3.2 SITE CONDITIONS............................................................................................................. 8

3.2.1 Topography ............................................................................................................ 8

3.2.2 Property Drainage .................................................................................................. 8

3.2.3 Site Access and Egress ......................................................................................... 8

3.2.4 Paving, Curbing and Parking ................................................................................. 8

3.2.5 Flatwork and Walks ................................................................................................ 9

3.2.6 Landscaping and Appurtenances .......................................................................... 9

3.2.7 Utilities .................................................................................................................... 9

3.2.7.1 Water .......................................................................................................... 9

3.2.7.2 Electricity and Natural Gas ...................................................................... 10

3.2.7.3 Sanitary Sewer ......................................................................................... 10

3.2.7.4 Storm Sewer ............................................................................................ 10

3.3 STRUCTURAL FRAME AND BUILDING ENVELOPE .................................................... 10

3.3.1 Foundation ........................................................................................................... 10

3.3.2 Building Frame ..................................................................................................... 10

3.3.3 Stairs .................................................................................................................... 11

3.3.4 Exterior Doors ...................................................................................................... 11

3.3.5 Windows ............................................................................................................... 11

3.3.6 Roofing ................................................................................................................. 11

3.3.7 Exterior Decks and Posts ..................................................................................... 11

3.3.8 Exterior Stucco ..................................................................................................... 12

3.3.9 Exterior Paint ........................................................................................................ 12

3.3.10 Thermal Insulation ............................................................................................... 12

3.3.11 Bathroom Fixtures ................................................................................................ 12

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3.4 LIFE SAFETY/FIRE PROTECTION .................................................................................. 13

3.4.1 Sprinklers and Suppression Systems .................................................................. 13

3.5 INTERIOR BUILDING COMPONENTS ............................................................................ 13

3.5.1 Painting ................................................................................................................ 13

3.5.2 Resilient Flooring ................................................................................................. 13

3.5.3 Kitchen Appliances .............................................................................................. 13

3.5.4 Water Heaters ...................................................................................................... 13

3.5.5 Acoustics .............................................................................................................. 14

3.6 HEATING & COOLING ..................................................................................................... 14

4.0 ADDITIONAL CONSIDERATIONS ............................................................................................... 14

4.1 ACCESSIBILITY FOR DISABLED PERSONS ................................................................. 14

4.2 TITLE 24 ENERGY STANDARDS .................................................................................... 15

5.0 DOCUMENT REVIEWS AND INTERVIEWS ................................................................................ 16

5.1 DOCUMENT REVIEW ...................................................................................................... 16

5.2 INTERVIEWS .................................................................................................................... 16

6.0 RECOMMENDATIONS AND PRELIMINARY COST ESTIMATES .............................................. 16

6.1 IMMEDIATE REPAIR NEEDS AND COST ESTIMATES ................................................. 16

6.2 REPAIR NEEDS OVER THE TERM ................................................................................. 16

7.0 LIMITATIONS AND QUALIFICATIONS ........................................................................................ 16

APPENDICES

A Site Plan

B Property Photographs

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1.0 EXECUTIVE SUMMARY 1.1 GENERAL PROPERTY DESCRIPTION The Orchard Park Student Family Housing (the Property) buildings were constructed in approximately 1963 and 1964. The buildings were designed by Clark, Beuttler, Rockrise and Watson, Architects Associated of San Francisco, CA. The site contains 10 two-story 8-unit buildings, and 12 two-story 10 unit buildings, with a total number of 200 residential units. All units are similar two-bedroom, one bath units. The site also contains an office/laundry building, a community center with laundry, a shop building with laundry, and two laundry/storage buildings. 1.2 GENERAL PHYSICAL CONDITION Based on our document reviews, interviews, and field observations, it is our opinion that the Property is in poor to fair condition for a property over fifty years old, however there are significant areas needing repairs and reconstruction. Some por t ions of the Proper ty can be c lass if ied in good condit ion, and wi l l be ident i f ied below. 4LEAF, Inc. (4LEAF) will also provide subjective comment where appropriate that identifies differences between the complex as it exists and new construction. In these cases, such comment will be identified as “Commentary” and provided in bold italics. Cost estimates for the various recommendations are explained in more detail in Section 6.0. 1.3 OPINION OF REMAINING USEFUL LIFE It is our opinion that the remaining useful life of the property is approximately 15 - 25 years, if the recommended repairs/replacement in this report are made; the physical improvements receive continuing maintenance; the various components are repaired or replaced on a timely basis; and no natural disaster occurs. To achieve a good level of service, the Property will require very significant expenditures. Commentary: If all required repairs and renovations are made, the Property cannot be expected to achieve more than another 25 years of service, far below that of new construction, and in any case, the required on-going maintenance and repair costs will be significant.

1.4 SUMMARY OF PROPERTY CONDITION AND COST ESTIMATES Overall, the Property is in poor to fair physical condition. Refer to Section 6.1 for immediate repair costs. 2.0 PURPOSE AND SCOPE OF SERVICES 2.1 SCOPE OF SERVICES 4LEAF has conducted a building and property observation survey or Property Condition Assessment of the Property. The scope of services for this assessment included visits to the Property with observations of the Property and its improvements, reviews of available construction and maintenance documents, and interviews with various persons. The purpose of these observations was to assess the general physical condition and maintenance status of the Property and to recommend repair and maintenance items we consider significant for the Property to continue in its current operation and/or to be restored to a good condition consistent with or superior to comparable projects of similar age. A Phase I Environmental Site Assessment was prepared by Geocon Consultants, Inc. for URL, in February 2014. It was noted that given the project’s age, one should suspect the presence of lead-containing paint or asbestos on the property. Geocon recommended that an asbestos and lead-containing paint survey be performed by properly trained and certified personnel.

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2.2 IMMEDIATE REPAIR AND PHYSICAL NEEDS OVER THE TERM WORK Immediate Repair Needs – Immediate Repair Needs are those repairs that are beyond the scope of regular maintenance and that should be performed immediately. Work that requires action based on its being (i) an existing or potentially significant unsafe condition, (ii) material physical deficiency, (iii) poor or deteriorated condition of a critical element or system, (iv) significant building code violation, or (v) a condition that if left “as is,” with an extensive delay in remedying it, has the potential to result in or contribute to a critical element or system failure and will probably result in a significant escalation of its remedial costs. Repairs Over the Term (Years 1 through 10) – Repair Needs Over the Term are items needing repair or replacement that are beyond the scope of regular maintenance but are necessary to maintain the overall condition of the Property. Physical Needs Over the Term are reasonably predictable both in terms of frequency and cost, however, they may also include components or systems that have an indeterminable life, but nonetheless have a potential liability for failure within an estimated time period. 2.3 CONDITION EVALUATION DEFINITIONS Definitions of the terms used in this report to describe average or overall conditions include the following: Good: Average to above-average condition for the building system or materials assessed,

with consideration of its age, design, and geographical location. Generally, other than normal maintenance, no remedial work is recommended or required.

Fair: Average condition for the building system evaluated. System is aging and some work is

required or recommended, primarily due to normal aging and wear of the building system, to return the system to a good condition.

Poor: Below average condition for the building system evaluated. Significant work (major

repair or replacement) should be anticipated to restore the building system or material to an acceptable condition.

Where it seemed more appropriate, 4LEAF assigned combination assessments such as "poor to fair” and “fair to good" in evaluating various construction components. 2.4 OPINION OF COST The opinions of cost presented are for the repair/replacement of readily visible materials and building system defects that might significantly affect the value of the property during the loan period. These opinions are based on approximate quantities and values. They do not constitute a warranty that all items, which may require repair or replacement, are included. Estimated cost opinions presented in this report are from a combination of sources. The primary sources are from Means Repair and Remodeling Cost Data, the ENR Square Foot Costbook 2014 Edition, data from staff interviews, as well as 4LEAF’s and this author’s forty years experience with costs for similar projects and city cost indexes. Replacement and Repair Cost estimates are based on approximate quantities. Information furnished by site personnel or the property management, if presented, is assumed by 4LEAF to be reliable. A detailed inventory of quantities for cost estimating is not a part of the scope of this Report. Actual costs may vary depending on such matters as type and design of remedy, quality of materials and installation, manufacturer of the equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole; phasing of the work, quality of the contractor(s), project management exercised, and the availability of time to thoroughly solicit competitive pricing. In view of

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these limitations, the costs presented herein should be considered “order of magnitude” and used for budgeting purposes only. Detailed design and contractor bidding is recommended to determine actual cost. These opinions should not be interpreted as a bid or offer to perform the work. All costs are stated in present value. The recommendations and opinions of cost provided herein are based on the understanding that the facility will continue operating in its present occupancy classification and general quality level unless otherwise stated. 2.5 COMMON ABBREVIATIONS

3.0 SYSTEM DESCRIPTION AND OBSERVATIONS 3.1 OVERALL GENERAL DESCRIPTION 3.1.1 Property Location The Property is located on Orchard Park Drive, University of California Davis, CA, and is bounded on three sides by Orchard Park Circle. 3.1.2 Current Property Improvements The construction of all buildings typically consists of wood framing with ground level slabs on grade and perimeter footings. Exterior finish is typically stucco over plywood; roofing is typically composition shingle

ADA: HID: High-Intensity Discharge (Lighting)

AHU: HP: Horsepower

BLDG: HVAC: Heating, Ventilation & Air Conditioning

BOCA: IN: Inches

BTU: KVA: Kilovolt Ampere

CBC: California Building Code LF: Linear Feet

BUR: MBH: Thousand BTUs per Hour

CF: MEP: Mechanical, Electrical, and Plumbing

CFM: NRA: Net Rentable Area

CIP: NO: Number

CMP: OSB: Oriented Strand Board

CMU: PB: Polybutylene

CY: PSI: Pounds per Sqaure Inch

DC: Direct Current PVC: Poly Vinyl Chloride

EIFS: Exterior Insulation Finish System RTU: Roof-Top Unit (HVAC)

EMT: Electrical Metallic Tubing (Conduit) RUL: Remaining Useful Life

EPDM: Ethylene Propylene Diene Monomer SBC: Standard Building Code

EUL: Estimated Useful Life SD: Smoke Detector

F: Fahrenheit SF: Square Feet

FT: Feet SY: Square Yard

GBA: Gross Building Area UL: Underwriters Laboratory

GPM: Gallons Per Minute VAV: Variable Air Volume

HC: Handicap VWC: Vinyl Wall Covering

Corrugated Metal Pipe

Concrete Masonry Unit

Cubic Yard

Americans with Disabilities Act

Air Handling Unit

Building

Building Officials & Code Administrators

British Thermal Unit

Built-Up Roofing

Cubic Feet

Cubic Feet per Minute

Cast Iron Pipe

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over plywood. All design criteria were acceptable at the time of construction. Vehicle parking is provided in various surface lots on four sides of the project perimeter. The interior of the site is well landscaped, with two areas of children’s playground apparatus. A consistent architectural feature of the residential buildings is exterior wooden stairs and handrails, two story 6 X 6 wooden posts and wooden decks at the second level, and large roof overhangs on certain exposures. 3.1.3 Visual Survey 4LEAF visited the property May 28

th -30

th, 2014, to make a field assessment consisting of visual

observations of the physical condition and maintenance of the property. 4LEAF visually observed the Property systems including site, structure, building envelope, roofing, mechanical, electrical, plumbing, fire suppression and life safety. In addition, 4LEAF reviewed accessible interior areas at the p roperty, as well as miscellaneous construction drawings. It must be noted that access to and the ability to take photographs was not possible in all interior portions of the structures due to occupancy. See Appendix A for Site Map and Appendix B for various site and property photographs. 3.2 SITE CONDITIONS 3.2.1 Topography The property is flat. No abnormal features such as ground fractures, settlement areas or areas of ponding water were found. 4LEAF recommends the following work this year: None 3.2.2 Property Drainage All storm water from the property is delivered to the storm sewer system, which is in good condition. Storm water does not discharge into the sanitary sewer system. It was reported that the storm drain system functions adequately, even during heavy periods of rain; an on-site detention area serves to retain excess runoff until discharged. 4LEAF recommends the following work this year: None 3.2.3 Site Access and Egress The property is accessed from the north off of Russell Blvd. via Orchard Park Drive, and further bound on three sides by Orchard Park Circle. It can also be accessed from the southeast via Orchard Drive off of La Rue Road.. 4LEAF recommends the following work this year: None 3.2.4 Paving, Curbing and Parking Asphaltic paving is provided in automobile parking areas, of an unknown structural section. Seven defined parking lots are provided, plus an additional seven parking areas directly off the perimeter roads. The drives and parking areas are in fair to good condition, with no evidence of significant spalling, fracturing or undue settlement. Stall markings, handicapped spaces and signage in all lots are missing. Parking areas are primarily lighted by pole mounted fixtures, all in good working condition.

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4LEAF recommends the following work this year: Reseal and stripe all parking lots. Provide curb cuts for accessible transition from the parking areas to site pathways. Provide accessibility signage as required. Estimated Cost: $120,000. 3.2.5 Flatwork Exterior flatwork consists of a mixture of concrete flatwork, asphaltic concrete pathways, and a limited amount of brick. With one exception of bricks that have heaved due to root upheaval, and a similar unsafe condition of an asphaltic concrete walk, the site pathways appear to be in good condition. 4LEAF recommends the following work this year: Repair brick and asphaltic pathways to eliminate tripping hazards. Estimated Cost: $4000. 3.2.6 Landscaping and Appurtenances The landscaping consists primarily of turf areas with some shrubs, and a large quantity of shade trees. All of the landscaping except for some minor shrub areas appears to be in good condition, and well maintained. Two children’s recreation areas are on-site. These appear in good condition, including perimeter fence, play apparatus, ground treatment, lighting, and accessibility. It was reported however that the design on the playground perimeter fencing is such that the bottom rail and top rail, given its design to secure wire mesh, is an inviting habitat for black widow spiders. As these fences are in close proximity to small children, this danger should be eliminated. Black widows were observed when 4LEAF was on site; the following morning the Housing maintenance staff was observed pressure washing the fences in an effort to eradicate the spiders. It is our opinion that this is a temporary fix at best. Use of pesticides should also be avoided, given the immediate proximity of small children. Various park benches are provided along pathways, some of which are in fair condition. They do not pose a safety hazard however, more of an aesthetic concern. 4LEAF recommends the following work this year: Remove and replace the perimeter fences with a design to eliminate nesting areas for the spiders. Estimated Cost: $30,000.

3.2.7 Utilities

3.2.7.1 Water The University of California, Davis supplies domestic drinking water to the subject Property. In general, water lines can be expected to provide 40 or more years of useful life, depending on the type and quality of materials and workmanship of the installation. The lines in this project are 50 years old at this time, have shown evidence of corrosion and spot failures, and their remaining useful life is questionable. 4LEAF recommends the following work this year: Replace domestic water supply throughout the Property. Estimated Cost: $6,000,000 - $9,000,000.

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3.2.7.2 Electricity & Natural Gas Pacific Gas and Electric supplies electric and gas services to the subject Property. In general, gas and electric services can be expected to provide 40 or more years of useful life, depending on the type and quality of materials and workmanship of the installation. The utility services to and within this Property have already exceeded their estimated useful life. It should also be noted that the gas meter enclosures on the outside of each building should have vents; these were called for in the original documents, but not installed for some reason. Commentary: Although these utility services are approaching or exceeding their estimated useful like, replacement would be prohibitive. This dilemma would be resolved with new construction. 4LEAF recommends the following work this year: Provide vents in gas enclosures throughout the Property. Estimated Cost; $2,700.

3.2.7.3 Sanitary Sewer The University of California, Davis supplies sanitary sewer service to the Property. In general, sanitary sewer lines can be expected to provide 50 or more years of useful life, depending on the type and quality of materials and workmanship of the installation. The waste lines at this Property have a record of failures due to corrosion, root intrusion and occupant caused blockages. Numerous failures due to clogging have been reported in the two story kitchen waste stacks, resulting in backup and flooding of ground floor units. 4LEAF recommends the following work this year: Replace two story waste stacks at all units, replace waste lines in all second floor apartments (see also Section 3.5.5, Acoustics), and sewer laterals to the City collection system. Estimate Cost: $8,000,000 - $12,000,000.

3.2.7.4 Storm Sewer The University of California, Davis provides storm sewer service to the subject Property. In general, storm drain lines can be expected to provide 50 or more years of useful life, depending on the type and quality of materials and workmanship of the installation. Regular maintenance should extend the life of this system another 15 – 25 years. 4LEAF recommends the following work this year: None. 3.3 STRUCTURAL FRAME AND BUILDING ENVELOPE 3.3.1 Foundation 4LEAF did not perform destructive testing, did review partial construction documents, and was only able to make limited observations. The foundation appeared to be in good condition, with no evidence of concrete failure or settlement, evidenced by lack of cracks in the exterior plaster walls. 4LEAF recommends the following work this year: None. 3.3.2 Building Frame All buildings are wood framed, sheathed in plywood. Roof trusses are wood frame. There were no visible signs of framing deficiencies. A shade trellis and fenced enclosure is located on the north side of Building 6100 (shop), and is in extremely poor condition. Individual spaced 2x members are badly rotted and the

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primary support beam is severely rotted and failing. A “fix” of this beam was attempted at some time in the past, but is structurally unsafe. 4LEAF recommends the following work this year: Replace the shade structure/enclosure in its entirety. Estimated Cost: $20,000 3.3.3 Stairs Stairs and handrails observed at the Property appeared to be in poor to fair condition. Throughout the Property, the stair handrail is noncompliant in profile and clearance (IBC 1012). Many treads and stringers show evidence of dry rot and decay. New handrails must be configured per requirements of CBC Chapter 11B, including extensions at the top and bottom of each flight. 4LEAF recommends the following work this year: Reconstruct all handrails, numerous treads and stringers. Estimated Cost: $405,000 - $507,000 3.3.4 Exterior Doors The exterior doors observed at the Property appeared to be in good condition, with the exception accessible hardware where required (refer to Section 4.1). 4LEAF recommends the following work this year: None 3.3.5 Windows The windows observed at the Property appeared to be in good condition. However, all windows and sliding doors are aluminum frame and single glazed; i.e., highly thermally inefficient, and noncompliant with current standards dictated by Title 24. 4LEAF recommends the following work this year: Replace all aluminum windows and doors with thermal glazing and efficient vinyl frames. Systems are available for the windows per se that preclude cutting or damaging exterior plaster systems; retrofit of sliding glass doors is more complicated, but often performed. The savings in energy costs would be significant, and recognized immediately. Estimated Cost: $1,700,000 - $2,000,000. 3.3.6 Roofing Roofing typically consists of composition shingle roofing, over plywood. Re-roofing has taken place on a case by case basis over a ten year period, with the latest re-roof in approximately 2009. Portions of the roofs are low pitch 2:12 (eaves and elevated walkways in the 8-unit buildings), and subject to accelerated weathering. Other than a large build-up of pine needles on the roof of Buildings 6500 and 6600, the roof shingles appear to be in good condition, with a remaining useful life of 5 – 15 years. 4LEAF recommends the following work this year: None 3.3.7 Decks and Posts The perimeter of each residential building has wooden posts extending from grade to the roof. In some cases, these posts also support stairs and decks. Many of these posts have rotted at the base, and are in poor to fair condition. Each building has wooden balconies and walks, in various stages of wear and

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degradation. The 2x decking is in fair condition; interior decks in the 10-unit buildings, with north exposure, are in good condition. Decks and landings in exposed locations show greater deterioration, and are in poor to fair condition. 4LEAF recommends the following work this year: Replace exterior posts with new footings and stand-off bases. Replace decking in all exposed locations. Estimated Cost: $1,000,000 - $1,500,000 3.3.8 Exterior Stucco All buildings are finished with exterior stucco, and all are In good condition, evidenced by lack of cracking and exterior paint. Except as required by specific exterior reconstruction (e.g., new doors, exposure of plumbing systems, etc), the existing stucco should expect a remaining useful life of 15 years. 4LEAF recommends the following work this year: None. 3.3.9 Exterior Paint As described above, paint on exterior stucco is in good condition. However, paint on exterior wood (e.g., eaves, exposed roof beams, barge boards, posts, handrails, etc.) is in poor condition, and provides a health safety issue. There are many examples of peeling and flaking paint, much of which is immediately accessible by children. Lead content of these exterior finishes is not a part of 4LEAF’s services, but the flaking of paint in large pieces should be of immediate concern, and if they contain lead, they pose an imminent danger. 4LEAF recommends the following work this year: removal of exterior paint on eaves, exposed beams, posts, stringers, and fencing. Encapsulate lead contamination, or remove as necessary. An asbestos and lead-containing should be performed if the University decides to rehabilitate this property. Estimated cost: $2,000,000 – 2,500,000. 3.3.10 Thermal Insulation Attic insulation is well below current standards to comply with Title 24 Energy Conservation requirements. 4LEAF recommends the following work this year: blow in approved insulation into each building attic to achieve a R value of 38. Estimated Cost: $200,000 - $260,000 3.3.11 Bathroom Fixtures Toilet fixture, wall hung lavatories and bathtubs were observed to be in fair condition. Lavatory and bathtub /shower fittings are in poor to fair shape, with many leaking, and replacement parts extremely difficult to obtain. Ceiling exhaust fans are in poor condition, some very noisy when operating. Ceramic tile surrounds at the tubs are in fair condition, with evidence of mold between the bottom tile and the tub. 4LEAF recommends the following work this year: replace lavatory, tub and shower fittings. Replace bathroom exhaust fans, Estimated Cost: $650,000 - $850,000

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3.4 LIFE SAFETY/FIRE PROTECTION 3.4.1 Sprinklers and Suppression Systems All buildings are provided with smoke and/or thermal detectors but no fire sprinkler systems Campus Facilities/Housing checks alarms which are tied into the Fire Alarm Control Panels (FACP). Laundry rooms are provided with alarm pull stations. Tripping of smoke detectors activates local alarms, while thermal detectors signal the UCD Fire Department. All buildings are provided with exterior fire extinguishers, readily visible, and all appear to be maintained with inspection cards signed off properly. The UCD Fire Department indicates the Property has had a minimum of alarms over twenty years, with most being small kitchen fires. Even with that record to date, having no fire sprinklers poses an immediate hazard. 4LEAF recommends the following work this year: installation of a UFC approved fire sprinkler system throughout. Estimated Cost: $4,000,000 - $5,000,000 3.5 INTERIOR BUILDING COMPONENTS

3.5.1 Painting Interior walls and ceilings are all painted, smooth finish gypboard, and appear to be in good condition. However, new gypboard work is recommended within this assessment in certain areas, and these surfaces will require finishing to match. 4LEAF recommends the following work this year: paint all new wall and ceiling surfaces, refinish individual units showing excessive wear. Estimated Cost:$270,000 - $330,000 3.5.2 Resilient Flooring Interior floors consist of resilient floor, sheet goods, applied over existing 12” x 12” tile. These floors have been replaced on a case by case basis in the 1980’s and 90’s, and are in fair to good condition. 4LEAF recommends the following work this year: None 3.5.3 Kitchen Appliances Each unit has a refrigerator and gas range/oven, The refrigerators are not energy efficient, and require excessive and increasing maintenance. The ranges are in fair condition, the refrigerators poor to fair. The ranges expected useful life is 5 – 10 years. 4LEAF recommends the following work this year: replace all refrigerators. Estimated Cost: $110,000 - $150,000 3.5.4 Water Heaters Each unit has a 30 gal. gas water heater, laundries have an 84 - -90 gal gas water heater. None of the residential heaters have required seismic straps; only one laundry (in Building 5000) has the required straps. The unit heaters are not equipped with a cold water shut off valve, nor are they provided with pressure relief valve piping to the exterior. Some heaters show signs of incomplete combustion, with soot visible on the outside of the heaters. Most heaters were manufactured to 1980 era efficiency standards,

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which are well below those required now. The laundry room heaters do not have blow off to the outside, but as these rooms have floor drains, none is required. One laundry room heater shows extensive corrosion of piping due to dissimilar metals. 4LEAF recommends the following work this year: replace all 30 gal. water heaters. Install seismic straps on all heaters, including the laundries. Install drain blow-offs to the outside from pressure relief valves. Estimated Cost: $400,000 - $520,000 3.5.5 Acoustics All tenants interviewed shared a history of unsatisfactory acoustical separation between units, both through shared party walls, and through floor/ceiling assemblies. A review of the party wall construction would indicate a Sound Transmission Coefficient (STC) of approximately 38-40, where an STC 50 (45 if field tested) is required. Similarly, the ceiling/floor assembly does not indicate a construction that would provide a compliant Impact Insulation Class (IIC) rating of 50. Both assemblies use 1/2“ gypboard, where typically 5/8” would be used, and neither indicate use of resilient channels, rather direct fastening of gypboard to the structure. Further, it appears that electrical boxes in party walls are not staggered between stud spaces, and recessed soap dispensers in tub/showers provide a short cut for sound between units. Penetrations or openings in construction assemblies; electrical devices, bathtubs, exhaust fans, etc. must be sealed, lined, insulated or otherwise treated to maintain the required ratings. 4LEAF recommends the following work this year: remove ½” gypboard at party walls, and replace with resilient channels and 5/8” gypboard. Extend electric boxes and relocate if necessary. Remove bathtub ceramic tile surround and recessed soap dishes, replace with fiberglass surrounds with integral soap shelf and grab bar. Remove gypboard ceilings at ground floor units; increase acoustical insulation within the assembly, replace with resilient channels and 5/8” gypboard. Seal all openings in the assembly. Estimated Cost: $1,300,000 - $1,670,000 3.6 HEATING & COOLING The residential units all have gas fired wall furnaces, and wall mounted air conditioning units. The wall furnaces have exceeded their estimated useful life, are very inefficient, and typically are showing thermostatic control problems. Many furnaces have problems staying lighted. They should be considered a possible safety risk, whether by fire or carbon monoxide. The wall mounted air conditioning units are in good condition and are highly energy inefficient. 4LEAF recommends the following work this year: Replace all wall furnaces with energy efficient units and thermostats. Estimated Cost: $530,000 - $600,000 4.0 ADDITIONAL CONSIDERATIONS 4.1 ACCESSIBILITY FOR DISABLED PERSONS The Fair Housing Act (Title VIII of the Civil Rights Act of 1968) and an Amended Act in 1988 prohibits discrimination in the rental of dwellings. The design and construction requirements of the Fair Housing Act apply to all new multi-family housing projects of four or more dwelling units. Similar to the CBC, the design and construction requirements of the Fair Housing Act apply only to new construction for occupancy after March 13, 1991. After January 26, 1992, American Disability Act (ADA) began requiring that architectural and communication barriers be removed in public areas of existing facilities when their removal is readily achievable.

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Title II of the ADA guarantees that people with disabilities have equal access to services, programs, and activities offered by public entities. With respect to housing, this encompasses public housing and housing provided for state colleges and universities. The provisions of Housing Accessibility specified in the CBC Chapter 11A do not apply to the alteration, repair, rehabilitation or maintenance of multifamily dwellings constructed for occupancy prior to March 1, 1991. However, per Chapter 11B of the CBC, all existing public use areas must comply with the requirements of the Division of the State Architect – Access Compliance. This would include the Office (Building 5000) and it’s toilet facilities, and the Community Center and it’s toilet facilities and kitchen. Access to and through exterior doors, and interior doors serving the above areas are required. A cursory review of the Property was performed to assess its general compliance to portions of Title III of the ADA and the accessibility provisions of the International Building Code, with California amendments. The goal of 4LEAF’s review is to identify accessibility problems and to provide a guide for making the facility more usable for people with disabilities. The Department of Justice recommends this be done by the development of an implementation plan stating specifically what improvements are determined to be readily achievable. Some of the obvious deficiencies related to accessibility items were as follows: The Office has service counters that exceed maximum height for accessibility, a substandard interior hall leading to an inaccessible toilet room. The exterior door to the Office has the proper width, and a compliant landing/threshold, but non-compliant door hardware. None of the Residential Units are designed for or comply with accessibility requirements, including door thresholds, hardware, kitchen counters, door clearances or bathroom fixtures. The Laundry Facilities and Tenant Storage Rooms are not accessible, given high thresholds at the entry doors and door hardware. Certain site features project beyond the maximum 4” into exterior pathways (e.g., a fire extinguisher at Building 7000, and sign cabinet at Building 6600). Finally, many wall air conditioning units are a projection hazard, specifically six air conditioning units in every 10-unit building. Commentary: The design and construction of new housing will by law and code comply with all accessibility provisions of applicable codes and standards, and will address accessibility to all ground level units, adaptability of units, and accessibility of common or public access facilities. To provide the same applicable codes and standards for the existing Orchard Park facility, the scope would be cost prohibitive. That being said, note that the accessibility requirements are not building codes, rather federal anti-discrimination law, and subject to severe repercussions if ignored. 4LEAF recommends the following work this year: If the Orchard Park complex is to remain in use, retain a qualified accessibility specialist, CASp certified, and provide a detailed and thorough examination of all aspects of the property.Provide accessible parking, entrance, counter, circulation and toilet room in the office, accessible entrance, kitchen, circulation space and toilet room in the community building, accessible entrances to laundry rooms at one storage unit in each of the storage buildings. Remove items that exceed maximum projection of 4” into pathways, circulation paths, and etc. Note that conversion of individual units is not a part of our recommendation at this time, subject to change depending on the CASp report and recommendations. Estimated Cost: $80,000 - $120,000 4.2 TITLE 24 - ENERGY STANDARDS A renovation project of this magnitude will require compliance with the UCD mandate to not only comply with Title 24 standards, but to achieve a 25% increase in compliance levels. Such a task is beyond the scope of this report, and although included as a line item in Section 6.1, no costs associated with such compliance are specified.

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5.0 DOCUMENT REVIEWS AND INTERVIEWS 5.1 DOCUMENT REVIEW Various and miscellaneous plans were made available, and consisted of incomplete collections of old prints, as-builts and others. We selected representative samples of documents, as many as possible in the brief amount of time allotted, and have incorporated salient information into this report. The authors of the documents were previously identified in Section 3 above. Specific construction documents reviewed included Sheets A1-14, S1-8, M1-3, ME1 and 2, E2 and 3, LR, L1-10, and single sheet site plan and apartment key. No structural calculations were provided or reviewed. 5.2 INTERVIEWS Persons interviewed for this evaluation included: Mark Rutheiser Assistant Director Real Estate Services University of California, Davis (530) 752-1616 Doug Van Winkle Assistant Director Residential Facilities Maintenance Student Housing (530) 752-3768 Peter Menard-Warwick Physical Plant Mechanic UC Davis (530) 681-7553 Captain Shawn Cullen UC Davis Fire Department (530) 752-1236 Various residents, anonymous 6.0 RECOMMENDATIONS AND PRELIMINARY COST ESTIMATES 6.1 IMMEDIATE REPAIR NEEDS AND COST ESTIMATES Items of work which are beyond the scope of regular maintenance and which we feel should be considered for immediate repair, remediation, or maintenance projects in order to continue effective use of this facility in its current capacity. See chart page 18. 6.2 REPAIRS OVER THE TERM Items of work which are beyond the scope of regular maintenance and which we feel should be considered for repair, remediation, or maintenance projects within the next ten years in order to continue effective use of this facility in its current capacity. See chart page 19. 7.0 LIMITATIONS AND QUALIFICATIONS The information and opinions rendered in this report are exclusively for use by the University of California,

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Davis. 4LEAF will not distribute or publish this report without consent except as required by law or court order. The information and opinions expressed in this report are given in response to a limited assignment and should be considered and implemented only in light of that assignment. The services provided by 4LEAF in completing this project were consistent with normal standards of the profession. No other warranty, expressed or implied, is made. 4LEAF has made reasonable effort to evaluate the Property conditions within the contracted scope of services. It should be recognized that this investigation is limited in several important respects including, but not limited to, the following: Our findings and conclusions were based primarily on the visual appearance of the Property at the time of our Property visit and on comparative judgments with similar properties in the 4LEAF Property observer’s experience. Our Property observations included only areas that were readily accessible to our representative without opening or dismantling any secured components or areas. The scope did not include invasive investigation, component sampling, laboratory analysis, an environmental Property assessment, or engineering evaluations of structural, mechanical, electrical, or other systems with related calculations and review of design assumptions. Some of our conclusions were partially based on information provided by others including representatives of the client, the Property manager, maintenance staff, and local Fire Department officials. For the purposes of this report, we have assumed this information to be complete and correct unless otherwise noted. 4LEAF assumes no liability for incorrect information provided by others. Our cost estimates represent a preliminary opinion only and are neither a quote nor a warranty or representation as to the actual costs that may be incurred. These estimates are based on typical cost data that may not fully characterize the scope of the Property conditions and are further limited by possible future changes in technology, by regulatory requirements, by Property location, and by contingencies that cannot reasonably be discovered until after commencement of on-Property construction activities. These estimates do not address the cost impact of the possible presence of asbestos-containing materials (ACM) or lead-based paints on renovation or demolition activities. 4LEAF shall not be liable to the Client nor any other party for any costs or expenses that may be incurred in excess of these estimates, for any losses that may be incurred as a result of these estimates being different from the actual costs, nor for any damages whatsoever in connection with these estimates. The scope-of-services performed in execution of this assessment may not be appropriate to satisfy the needs of other users, and any use or re-use of this document or its findings, conclusions, or recommendations is at the risk of said user. 4LEAF, Inc. is not responsible for conclusions, opinions, or recommendations made by others based on this information. 4LEAF reserves the right to provide supplemental information or addenda within thirty calendar days at an agreed upon cost if such information becomes available and would be determined to be of value to the client, as determined by 4LEAF.

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NO. ITEM QUAN UNIT PRICE LOW RANGE HIGH RANGE

1 Paving, Curbing and Parking 120,000.00 $ 120,000.00 $ Includes reseal, stripe, 7 curb cuts Interior lots 7 EA 12,000.00 $ 84,000.00 $ 84,000.00 $ Street service 7 EA 5,150.00 $ 36,000.00 $ 36,000.00 $

2 Flatwork 1 LS 4,000.00 $ 4,000.00 $ 4,000.00 $ 3 Landscaping & Appurtenances 1 LS 4,000.00 $ 30,000.00 $ 30,000.00 $ 4 Water 1 LS NOTE 1 6,000,000.00 $ 9,000,000.00 $

Includes replacement of domestic water system throughout

5 Electricity and Natural Gas Adding 12"x12" vents 27 EA 100.00 $ 2,700.00 $ 2,700.00 $

6 Sanitary Sewer 1 LS NOTE 2 8,000,000.00 $ 12,000,000.00 $ Includes replacing two story waste stacks, second level waste lines, and sewer laterals

7 Building Frame 1 LS 20,000.00 $ 20,000.00 $ 20,000.00 $ Demolition and reconstruction of the shade enclosure outside of the Shop building

8 Stairs NOTE 3 405,600.00 $ 507,000.00 $ Steel frame, concrete treads, switch- back, and partial deck replacement 40 EA 4,000.00 $ 160,000.00 $ 200,000.00 $ Straight run stairs, partial deck 28 EA 3,200.00 $ 89,600.00 $ 112,000.00 $ Handrails, guardrails, demo and new 78 EA 2,000.00 $ 156,000.00 $ 195,000.00 $

9 Windows and sliding doors 1,700,000.00 $ 2,000,000.00 $ Windows 600 NOTE 7 1,960.00 $ 1,180,000.00 $ 1,388,000.00 $ Sliding glass doors 200 EA 2,600.00 $ 520,000.00 $ 612,000.00 $

10 Decks and Posts 1 LS NOTE 4 1,094,000.00 $ 1,490,000.00 $ 11 Exterior Paint 1 LS NOTE 5 2,000,000.00 $ 2,500,000.00 $ 12 Thermal Insulation 57500 SF 3.50 $ 200,000.00 $ 260,000.00 $ 13 Bathroom Fixtures

Lavatories, tub and shower fittings, bathroom exhaust fans 200 3,250.00 $ 650,000.00 $ 850,000.00 $

14 Sprinklers and Suppression Systems 1 LS NOTE 6 4,000,000.00 $ 5,000,000.00 $ 15 Interior Painting 200 UNITS 1,350.00 $ 270,000.00 $ 330,000.00 $ 16 Kitchen Appliances 200 EA 550.00 $ 110,000.00 $ 150,000.00 $ 17 Water Heaters 206 EA 1,940.00 $ 400,000.00 $ 520,000.00 $ 18 Acoustics 1,300,000.00 $ 1,670,000.00 $

Gypbd, resilient channels 99100 SF 10.90 $ 1,080,000.00 $ 1,380,000.00 $ Tub surrounds 200 EA 1,100.00 $ 220,000.00 $ 282,000.00 $

19 Heating and Cooling 200 EA 2,650.00 $ 530,000.00 $ 600,000.00 $ 20 Accessibility 1 LS 80,000.00 $ 80,000.00 $ 120,000.00 $ 21 Asbestos and Lead Survey Not included Not included 22 Detailed ADA survey Not included Not included 23 Title 24 uprades (not defined) Not included Not included

SUBTOTALS 28,936,900.00 $ 41,462,700.00 $ OH&P 15% 4,340,535.00 $ 6,219,405.00 $ DESIGN, PM, ETC 30% 9,983,230.50 $ 14,304,631.50 $

TOTAL IMMEDIATE NEEDS 43,200,000.00 $ 62,000,000.00 $

IMMEDIATE REPAIR NEEDS

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NOTES 1 An allowance, based on comparable replacements performed at Regan Complex

2 An allowance, based on comparable work at Solano Park and Regan Complex 3 High range based on 1.25 multiplier

4 An allowance, based on similar work at Solano and Orchard Parks 5 No takeoff has been performed for this task, however it is noted that the level of work, beginning with

removal, safe disposal, prepping, and painting will be very extensive. Costs could run higher.

6 An allowance, based on a retrofit project at the Regan Complex 7 Includes removel, reframe, gyp and exterior finish patch

8 Where applicable, Davis-Bacon Wages have been incorporated by a 1.3 muliplier 9 Refer to Section 2.4 for scoping language regarding these estimates

NO. ITEM QUAN UNIT PRICE LOW RANGE HIGH RANGE

1 Reroof LS 2,500,000.00$ 3,000,000.00$

2 Accessibility (10 units plus site) LS 2,600,000.00$ 3,000,000.00$

3 Kitchen Appliances (ranges) 200 150,000.00$ 200,000.00$

GRAND SUBTOTALS 48,450,000.00$ 68,200,000.00$

OH&P 15% 787,500.00$ 930,000.00$

DESIGN, PM, ETC. 30% 1,575,000.00$ 1,860,000.00$

PROJECT TOTALS 50,800,000.00$ 71,000,000.00$

REPAIRS OVER THE TERM

APPENDIX A

APPENDIX B

1. Parking at office, no accessible stalls or access.

2. Off street parking, no curb cuts.

3. Perimeter fence at children’s play areas.

4. Excessive projection (>4”) into accessible pathway

5. Excessive projection (>4”) into accessible pathway

6. Brick upheaval at pathway

7. Inaccessible counter in office (+42”) 8. Inaccessible counter in office (+42”)

9. Exterior door into toilet, inaccessible width and hardware

10. Door into Laundry, inaccessible threshold, hardware

11. All exterior doors (Laundry and Storage) inaccessible

12. Inaccessible hall and toilet room in office 13. Inaccessible kitchen facilities in community center

14. Inaccessible toilet at Bldg 6100 15. Inaccessible door hardware, threshold into Laundry

16. Residential water heater, incomplete combustion, no seismic straps

17. No seismic straps

18. Compliant water heater in Bldg 5000 Laundry

19. Laundry water heater, no seismic straps

19A. Missing seismic restraints in Laundry 20. Dielectric corrosion at Laundry water heater

21. Typical recessed soap dish in ceramic tile

22. Exposed wiring, building exterior 23. Missing courtyard fencing between units

24A.Noncompliant stair handrail, profile and clearance

25. Second floor balcony gates (opening hardware too high)

24. Typical exterior, 8 unit building

26. Typical exterior, 8 unit building

28. Roof eave, excessive peeling paints 27. Typical use of tall posts to roof overhang, no balcony

29. Typical paint failures, full height posts 30. Typical paint failures, full height posts

31. Paint failure at roof eave 32. Paint failure at roof eave

33. Shade enclosure outside of Bldg 6100, dry rot in eave

34. Extensive dry rot (beam crushing)

35. Extensive dry rot 35-A. Dry rot at second floor exterior balcony

36. Typical dry rot at stair railings 37. Dry rot at midlanding exterior stair

38. Dry rot at midlanding exterior stair 39. Dry rot under stair to second level

40. Extensive dry rot

41. Dry rot at stair landing 42. Stair tread dry rot

43. Stringer dry rot 44. Early failure of stair rail

45. Stair tread dry rot 46. Dry rot at stair handrail, early stages in stringer

48. Stair tread dry rot

47. Stair stringer dry rot 47-A. Stair tread dry rot

49. Stair tread dry rot

50. Dry rot at stair rail 51. Dry rot at post base

52. Dry rot and paint failure

53. Dry rot at post base

54. Typical stair tread dry rot