1. No category

January 1, 201#
The Strata Council of Townhouse Village, BCS####
c/o Mr. John Smith,
Strata Management Company XYZ
1234 Someplace Street
City BC V0V 1A1
Dear Strata Council:
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The enclosed Depreciation Report has been prepared to provide pertinent information about the
property at Townhouse Village, BCS####, 1234 Townhouse Drive, City, BC. This report is not
technically exhaustive.
The entire study must be read in its entirety to understand the findings contained within. Sampling
information in the study may put it out of context. We recommend the study be updated every
three years to keep it current.
The study will not be released to anyone without your permission.
We would appreciate your feedback about our services. Please take a few moments to complete
the enclosed questionnaire and return it now by fax, to 604.945.7114.
Thank you for giving us the opportunity to be of service. Should you have any questions regarding
this study, please do not hesitate to call us.
Sincerely,
Henry Khuu, B.Sc.(Mech.), RHI.
CLIENT QUESTIONNAIRE
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Name: John Smith
Company: Strata Management Company XYZ Telephone: 604.464.7548
Address Inspected: Townhouse Village, BCS####, 1234 Townhouse Drive, City
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Townhouse Village, BCS####
DEPRECIATION REPORT
January 1, 201#
FINAL REPORT SUBMITTED
DATE: January 1, 201#
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1234 Townhouse Drive
City, BC
63 - 1833 Coast Meridian Road, City, BC V3C 6G5
Metro Vancouver: 604.942.8272 | Abbotsford & East: 604.854.1516
www.CDWengineering.com
Table of Contents
1.0 SUMMARY: ................................................................................................................ 1 2.0 INTRODUCTION: ....................................................................................................... 1 3.0 COMPONENT DESCRIPTION: ..................................................................................... 4 4.0 BUILDING OCCUPANT SURVEYS: ............................................................................ 11 5.0 CAPITAL RENEWAL PROJECTIONS: ......................................................................... 11 6.0 SCHEDULE OF RENEWALS: ...................................................................................... 12 S
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7.0 RESERVE FUND CASH FLOW PROJECTIO4NS:.......................................................... 12 8.0 DATA ANALYSIS: .................................................................................................... 14 9.0 CLOSING COMMENTS: ............................................................................................. 15 APPENDIX A
PHOTOGRAPHS
APPENDIX B
CAPITAL RENEWAL PROJECTIONS
APPENDIX C
SCHEDULE OF RENEWALS
APPENDIX D
RESERVE FUND CASH FLOW PROJECTION AT RECOMMENDED CONTRIBUTION LEVEL –
SCENARIO 1
APPENDIX E
RESERVE FUND CASH FLOW PROJECTION AT RECOMMENDED CONTRIBUTION LEVEL –
SCENARIO 2
APPENDIX F
RESERVE FUND CASH FLOW PROJECTION AT RECOMMENDED CONTRIBUTION LEVEL –
SCENARIO 3
APPENDIX G
RESERVE FUND CASH FLOW PROJECTION AT PRESENT CONTRIBUTION LEVEL
APPENDIX H
MAINTENANCE SCHEDULE
STATEMENTS OF QUALIFICATIONS
GLOSSARY
CDW Engineering
Table of Contents
Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
Report #####
January 1, 201#
January 1, 201#
DEPRECIATION REPORT
Property: 1234 Townhouse Drive, City, BC
1.0
SUMMARY:
The present annual contribution of $35,000 is not considered adequate. Based on the given
average rate of return of 1 percent for the reserve fund investment and an annual inflation
rate of 2 percent, annual contributions starting at $135,000 to the reserve fund should be
adequate. The contributions must be indexed to annual inflation. The annual contribution
will need to be increased annually by the inflation rate plus 3 percent from Years 2014 to
2023 and by the inflation rate thereafter.
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The general condition of the property appears to be satisfactory. The general maintenance
of the property appears to be adequate. Improvements that could extend the life
expectancy of the common components include the following:
Repair gutter joints.
Repair and re-paint wood fences.
Improve exhaust duct fan connections at the attic roof vents.
Improve loose cladding and trim
2.0
INTRODUCTION:
2.1
Authorization and Scope:
As per the request of Mr. John Smith of Strata Management Company XYZ and in
accordance with our Proposal dated January 1, 201#, a Depreciation Report was prepared
for Townhouse Village, 1234 Townhouse Drive, City, British Columbia.
This report complies with The Strata Property Act, [SBC 1998] CHAPTER 43.
This study is intended for the exclusive use of our client. Use of the information obtained
within this study by another party is not intended and, therefore, we accept no
responsibility for such use.
The Depreciation Report is not technically exhaustive. While some comments on building
construction may be made with respect to life expectancies, this study is not a technical
evaluation of the property. Before any major repairs or replacements are undertaken, we
recommend that a detailed condition survey be performed and a plan of action developed.
The site inspection was carried out on January 1, 201#, with access to six units in order to
sample attics, window assembly and balcony details. Our inspection was limited to
components that were readily visible and not obstructed by storage, vegetation, etc.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
Report #####
January 1, 201#
The units that were sampled during the inspection are as follows:
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Unit 2
"
Unit 13
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Unit 17
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Unit 30
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Unit 48
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Unit 50.
The following defined terms are used to describe the condition of the components and
systems reviewed:
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Satisfactory – Performing its intended function; no major defects noted.
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Serviceable – Performing its intended function, but has visible defects or is
aging. It will require minor to moderate repairs.
Fair – Barely performing its intended function. Has visible defects or is aging and
will require moderate to major repairs in the short term.
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Poor – Not properly performing its intended function. At or beyond its useful life.
Component requires major repair or replacement.
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Only the items specifically addressed in this study were examined. No comment is offered
on building code and building bylaw compliance, or on environmental concerns.
2.2
Property Description:
The subject property consists of 16 blocks of three-storey, multi-family residential buildings,
and totaling 71 townhouse units. There are two entrances into the property located at the
northeast and southeast sides.
The buildings are approximately eight years old and of wood-frame construction. The
exterior walls have vinyl and artificial stone cladding. There are sloped asphalt shingle roofs.
There is a vehicle attached garage for each of the townhouse units. There are visitors
parking stalls located at various locations along the roadway in the complex.
There are concrete patios, wood-frame balconies and privacy fences at the townhouse
complex.
The Strata Plans indicated that the complex was completed in four separate phases.
For the purpose of this report, Skeena Street runs along the east perimeter of the complex.
A more detail description of the building components is provided in Section 3.0 of this study.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
2.3
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January 1, 201#
Document Review:
As part of the Depreciation Report, a request to review all building plans, specifications,
warranties and records, as well as the corporation declaration and by-laws, was made. The
following was available for our review:
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Strata Plan
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Corporation Bylaws
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Financial Sheets
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Townhouse Village Owner-Occupant Questionnaire
2.3.1 Strata Plan:
Strata BCS1135 Phase 1 dated January 28, 2005.
Strata BCS1135 Phase 2 dated April 14, 2005.
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Strata BCS1135 Phase 3 dated July 11, 2005.
Strata BCS1135 Phase 4 dated November 2, 2005.
The Strata Plans provided approximate sizes for each of the townhouse blocks.
2.3.2 Corporation Bylaws:
Strata Plan LMS4302, Madison Gardens (1234 Townhouse Drive, City, British Columbia)
Standard Bylaws and Amendments April 26, 2012.
These bylaws lay out the general corporation structure and provide no salient information
for the purposes of this study.
2.3.3 Financial Statements:
Owners Strata Plan BCS1135 – Townhouse Village Operating Budget dated March 1, 2012 –
February 28, 201#.
Strata Management Company XYZ Income Statement - Townhouse Village– For the 8
months ending October 31, 2012.
Strata Management Company XYZ Balance Sheet - Townhouse Village– For the 8 months
ending October 31, 2012.
General Ledger Detail – Summary from March 2012 – October 2012.
These statements were taken into consideration but did not provide any significant addition
information.
2.3.4 Townhouse Village Questionnaire:
Townhouse Village Owner-Occupant Questionnaire dated November 2, 2012.
These comments were taken into consideration during the site inspection. The
questionnaires did not provide any significant addition information.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
3.0
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January 1, 201#
COMPONENT DESCRIPTION:
In this section, the components included in this study are listed, along with a description
and recommendations for eventual major repair or replacement. On-site conditions that
may have an effect on life expectancy or performance are also noted, where applicable.
Improvements to these conditions will help to extend the life expectancy of the components.
ROOF
A1
Asphalt Shingle Replacement
The sloped roofs are covered with a single layer of asphalt shingles. The roof vents for the
complex are conventional metal and soffit vents.
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The asphalt shingle installations are approximately eight years old. This type of system has
an average life expectancy of 20 years. The lifespan of any sloped roof covering is strongly
dependent on the quality of the original material, roof slope and orientation, maintenance
level, and weather severity.
No major deficiencies were noted at the sloped roof areas. The overall asphalt roof shingle
system condition is satisfactory. The maintenance has been good based upon visual inspection.
The study allows for the eventual replacement of the asphalt shingle roofs in two separate
phases. It is considered at that time that the existing shingles will be removed before
adding another layer.
There are access hatches to attics within the buildings, located at each of the townhouse
units. The roof framing consists of wood roof trusses and oriented strand board sheathing.
Roof vents are located at the roof peaks and at the soffit area. Sample inspection of the
attics revealed minor discolouration on the underside of the roof towards the exhaust duct
connections. It appears that the exhaust duct connections at the roof vents are less than
ideal. This should be improved as required. The remaining attics should be further evaluated
for proper duct and roof vent connection in the attics.
Blown-in fibreglass insulation was noted in the attics, valued at approximately R-40. Sample
inspections of the attics revealed no major deficiencies to the insulation. The insulation was
generally well distributed and covered the ceiling truss members here.
A2
Metal Chimney Vent Replacement - Roof Level
There are metal chimneys for the domestic water heaters, and furnaces at the townhouse
units. No major deficiencies were noted at these areas.
The overall metal chimney condition is satisfactory. Maintenance has been good.
The study allows for the ongoing replacement of the metal chimneys.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
A3
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January 1, 201#
Aluminum Gutter and Downspout Replacement
The buildings are equipped with prefinished aluminum gutters and downspouts. The
downspouts discharge water below grade. It was noted that the gutters at some locations
are leaking at the joints.
As part of the ongoing maintenance program, the following issues should be addressed on a
regular basis:
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Cleaning gutters and valleys of organic debris.
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Repairing loose downspouts.
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Sealing gutter joints.
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Improving gutter slope as necessary.
A4
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The study allows for the eventual replacement of the gutters and downspouts in two
separate phases.
Fascia Board Replacement
There are wood fascia boards located throughout the buildings. The fascia boards are
attached to the buildings at the gable ends, roof peaks and the upper and lower roofs,
allowing for gutter attachment. The fascia boards are showing some minor paint
deterioration at several locations at the complex due to weathering.
The study allows for the replacement of the fascia boards. This typically would be done
concurrent with shingle and gutter and downspout replacement.
EXTERIOR
A5
Window Replacement
The windows throughout are vinyl-framed, double-glazed units with a ½-inch air space
between the glass sections. The operable windows are single hung and horizontal slider types.
All of the windows that were sampled operate properly with no major deficiencies noted.
The study allows for the eventual replacement of the windows in four separate phases. The
budget is for window assembly replacement, not just the glazing sections. Replacement
always assumes using current technologies, but not necessarily improvements to the
existing. For example, if current technology is for double-glazed windows, then that is what
would be installed. This is not considered an improvement in that this is considered to be a
standard practice.
The caulking around the doors and windows is covered elsewhere in this study.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
A6
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January 1, 201#
Slider Door Replacement
The balcony and patio doors at the residential units consist of vinyl-framed, double-glazed
sliding door units.
No major deficiencies were noted at these areas. The sliding doors are in satisfactory
condition. All doors that were sampled operated properly.
The study allows for the eventual replacement of the sliding doors with similar units in four
separate phases.
The caulking around the doors and windows is covered elsewhere in this study.
A7
French Door Replacement
The rear wood deck entrances to the townhouse units at Skeena Street side consist of
centered double-glazed, solid metal core double-door units. No major deficiencies were noted.
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The study allows for the eventual replacement of the doors with similar units.
The caulking around the doors and windows is covered elsewhere in this study.
A8
Entrance Door Replacement - Unit Entrance
The entrance door into each residential unit consists of a metal-insulated door unit and
standard deadbolt and hardware.
These doors are currently in satisfactory condition. All doors that were sampled operated
properly. The weather stripping and trim is showing various signs of deterioration depending
on the owner’s load and care and weather exposure. These areas should be improved as
part of the ongoing maintenance program.
The study allows for the eventual replacement of these entrance doors.
The caulking around the doors and windows is covered elsewhere in this study.
A9
Service Door Replacement - Electrical Room
The service door into each electrical meter room consists of a standard metal door with
standard hardware. These doors are in satisfactory condition.
It was noted that some of the more exposed doors are showing signs of minor corrosion and
paint deterioration at the wood trims due to weathering over the years. These areas should
be improved as part of the ongoing maintenance program.
The study allows for the eventual replacement of these doors.
A10
Balcony Membrane Replacement
The balconies at the townhouse units are covered by a vinyl waterproofing membrane. No
major deficiencies were noted at the sampled areas.
While regular maintenance programs for the balcony components are necessary, these
should all be inspected periodically for any signs of material damage, while the metal
railings should be checked for proper attachment to the structure.
The study allows for the ongoing replacement of the vinyl membranes and railings.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
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January 1, 201#
Railing Replacement
There are custom fabricated powder coated hand railings and guardrails located at the
balcony areas, window wells and wood staircases and porches throughout the complex. No
major deficiencies were noted.
The study allows an amount for the eventual replacement of the aluminum railings.
A12
Exterior Cladding Replacement
An examination of the buildings’ exposure level is an important factor in the assessment of
the performance of the buildings’ components. Building design with low exposure can expect
to perform sufficiently, but may fail in highly exposed locations. Factors that may influence
the buildings’ exposure level include:
Presence or limited overhang protections at the roof level, and their projection length.
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The building height and configuration.
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The orientation of the building according to the wind-driven rain.
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The surrounding topography, vegetation or other buildings.
The buildings’ configuration consists of sloped roofs with overhangs of approximately one to
two feet being provided beyond the exterior walls. The vinyl and artificial stone cladding in
conjunction with the windows is the primary assembly throughout the buildings, which is
installed on backup wood framing.
In the majority of cases, the vinyl and artificial stone cladding appears to be in satisfactory
condition with no major deficiencies noted. We recommend regular and diligent
maintenance to achieve long term performance of the building envelope.
There is some loose or missing artificial stone noted at the bottom of the front entry door
threshold area at several locations at the complex; i.e.) Unit 33 and 38. These areas should
be repaired as required, and as part of the ongoing maintenance program.
The study allows for the eventual replacement of exterior cladding in four separate phases.
The cost for the professional fee has also been included in the report.
The caulking at the exterior cladding is covered elsewhere in this study.
A13
Exterior Exhaust Vent Replacement - Wall Mounted
There are wall-mounted exhaust vents for the gas fireplaces at the townhouse units. No
major deficiencies were noted at these areas.
The study allows for the replacement of the wall-mounted exhaust vents for the gas fireplaces.
A14
Wood Trim Repair
The exteriors of the buildings at the complex consist of vinyl siding, artificial stone, wood
trim around the windows and the horizontal wood band. Most of the wood trim, horizontal
band and paint were found to be in good condition. Some trim were noted to be loose at
several locations; i.e.) Unit 1. These areas should be repaired as part of the ongoing
maintenance program.
The study allows for the ongoing replacement of the wood trim and horizontal band.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
A15
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January 1, 201#
Exterior Caulking Renewal
Caulking has been used around all doors, windows, vents and trim at the exterior walls. The
caulking at some of the cladding assemblies is showing minor deterioration, depending on
the exposure level.
The study allows for the ongoing replacement of the caulking.
A16
Trim Paint Renewal
The exterior of the buildings consists of vinyl siding, windows, doors and wood trim. The
weather stripping and trim is showing minor paint deterioration depending on the owner’s
load and care and weather exposure.
SITE WORK
A17
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The study allows for the ongoing renewal of the exterior paint at the residential units’
window and door trim, and horizontal trim bands.
Concrete Sidewalk and Driveway Repair – Contingency
There are concrete sidewalks, curbs and stamped concrete driveway aprons located at the
front of the townhouse units. No major deficiencies were noted at these areas.
Complete replacement of the concrete sidewalks and driveways will not likely be necessary
within the timeframe considered by this study. However, a contingency amount for repairs
to the concrete sidewalks and driveways has been allowed for.
A18
Concrete Patio Repair – Contingency
There are concrete patios located at the rear side of the townhouse units. No major
deficiencies were noted at this area.
Complete replacement of the concrete patios will not likely be necessary within the
timeframe of this report. However, a contingency amount for repairs to the concrete patios
has been allowed for.
A19
Garage Vehicle Door Replacement
Each of the townhouse units consists of a vehicle attached garage structure with an interior
man door. The garage structures each have a wood overhead door powered by a ½horsepower overhead opener.
The majority of the vehicle doors are in satisfactory condition. Minor paint deterioration and
some minor impact damage were noted at a number of doors.
There are approximately 47 doublewide vehicle doors and 24 singlewide vehicle doors.
The study allows for the eventual replacement of the vehicle doors in four separate phases.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
A20
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January 1, 201#
Wood Privacy Fence Replacement - Rear Yard
There are combination three- and six-foot high, wood privacy fences separating the
backyards of the townhouse units. It appears the fences extend out approximately 24 feet
from the back walls of the buildings, towards the perimeter fencing. They include wood
gates to allow for access to the adjacent yards.
Minor damage, paint failure, and poor mechanism were noted at these areas. These areas
should be repaired and repainted in the short term, and as part of the ongoing maintenance
program.
The study allows for the eventual replacement of these wood privacy fences in four
separate phases.
A21
Wood Fence Replacement – Perimeter
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There are six-foot high wood fences located at the north, west and south sides of the
complex. These fences are primarily used as privacy barriers for adjacent properties. No
major deficiencies were noted at these areas.
The study allows for the eventual replacement of the wood fences.
A22
Wood Staircase and Porch Replacement
There are wood staircases for access to the front entrance porch noted at some of the
townhouse end units, and also at the rear deck entrances to units located on the Skeena
Street side. No major deficiencies were noted at this area.
The study allows for the replacement of the wood stairs and porch areas.
A23
Wood Column Replacement
There are wood columns that provide structural support for the upper balcony and entry
porch structures above. The majority of these columns are in satisfactory condition. The
wood column condition is strongly dependant on the location, orientation, exposure level,
weathering and maintenance.
The study allows contingency amount for ongoing replacement of the wood columns.
A24
Retaining Wall Repair – Contingency
There are concrete block retaining walls located at the east side of the property, at adjacent
townhouse units and also at the visitors’ parking stalls. No major deficiencies were noted at
these areas.
The complete replacement of the concrete block retaining walls will not likely be necessary
within the timeframe of this study. However, a contingency amount for repairs to the
concrete block retaining walls has been allowed for.
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Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
A25
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January 1, 201#
Asphalt Pavement Replacement
The roadway and the visitors parking areas located throughout the property are covered
with asphalt paving. The asphalt paving displays no major deficiencies.
The study allows for the eventual replacement of the asphalt pavement. It is assumed at
the time that the existing asphalt will be removed first.
A26
Landscaping Contingency
There are various landscaping components at the property, including signs, plants, etc. Most
of these components will require ongoing maintenance repair.
The study allows a contingency amount for ongoing maintenance and replacement of
various components.
E1
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ELECTRICAL COMPONENTS
Pole-mounted Light Fixture Replacement
There are two-foot pole-mounted light fixtures located at various areas of the complex. No
major deficiencies were noted.
The study allows for the eventual replacement of the pole-mounted light fixtures.
E2
Building Exterior Light Replacement
The exterior walls at the front garages, patios and balconies include exterior light fixtures.
The light fixtures consist of a pre-finished metal body with a glass fixture portion. No
significant deficiencies were noted with the fixtures.
The study allows for the eventual replacement of these light fixtures with similar quality units.
E3
Electrical Meter Base and Sub Service Disconnect Replacement - Meter Room
There are electrical meter bases with electrical disconnect switches for each of the
townhouse units located in the electrical meter rooms. No major deficiencies were noted at
these areas.
The study allows for the eventual replacement of this equipment.
MECHANICAL
SS1
Site Services Rehabilitation
There are various site services at the property, including water service pipes, sewers,
telephone wires, and cable TV wires etc. Most of these services are not visible.
The study allows for a contingency amount for major repairs to these components.
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1234 Townhouse Drive, City, BC
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January 1, 201#
ENGINEERING
Eng1 Depreciation Report Update – Based on a Site Visit:
As updates to the Depreciation Report are now required every three years, an allowance has
been made for this expense. The cost of this work can be paid for from the reserve fund.
4.0
BUILDING OCCUPANT SURVEYS:
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As part of the Depreciation Report, questionnaires were delivered to the condominium
corporation for distribution to the residents. The purpose of the questionnaire was to gather
information about known problems with the common element components of the building.
During our site visit, there may not be problems detectable because of certain
environmental or weather conditions.
These comments were taken into consideration during the site inspection. The
questionnaires gathered did not provide any significant addition information.
5.0
CAPITAL RENEWAL PROJECTIONS:
Appendix B contains the capital renewal projections for the property. This chart lists the
common element components, the remaining life expectancy and replacement cost of the
components, and provides a starting point for calculating what the annual contributions
should be. It should be noted that the calculations in this table do not contemplate interest
or inflation.
The following explains each of the terms in the Capital Renewal Projections chart:
Term
Definition
Report Reference Number
This relates to the report reference for the
description of the item.
Item Description
This indicates the component being replaced or
rehabilitated
Year of Acquisition
This is the year that the component was
acquired. This year is based on known
information or is estimated where no information
was available.
Present Age
This is the present age of the system or
component.
Quantity
This is the quantity or number of components
noted from our site survey or document review.
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1234 Townhouse Drive, City, BC
Term
Definition
Units
These are the corresponding units for the
quantities noted from the site survey or from the
document review.
Typical Life
This is the typical life expectancy of the
component.
Estimated Life Remaining
This is the estimated remaining life of the
component, based on the on-site conditions.
Present Cost of Replacement
This is the present replacement cost, or cost for
major rehabilitation, of the item.
Construction Contingency
Allowance
This is the amount or percentage, included in the
project budget to cover unpredictable changes in
the work or items of work.
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January 1, 201#
SCHEDULE OF RENEWALS:
The chart in Appendix C shows a projection of what the expenditures are anticipated to be
each year, over the next 30 years, for major repairs and replacements of the common
element components. These figures are provided in present dollar values. These figures
include a 15 percent increase for professional fees for replacement projects likely to require
professional designers or project management.
7.0
RESERVE FUND CASH FLOW PROJECTIO4NS:
The charts in Appendices D, E, F and G show the reserve fund balance over the next 30
years. These values incorporate an assumed annual inflation rate and the given interest rate
for the Reserve Fund investment. The following was given by the condominium corporation:
"
Present reserve fund balance $116,740 (As of October 31, 2012)
"
Average reserve fund rate of return 1%
"
The assumed annual inflation rate was taken as 2%
Appendices D, E and F show three acceptable cash flow scenarios over the next 30 years. To
illustrate the current situation, Appendix G shows the reserve fund cash flow over the next
30 years at the present contribution level. These cash flows consider the effect of interest
and inflation.
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January 1, 201#
The following provides an explanation for each of the terms in the cash flow projections:
Definition
Opening Balance
This is the amount of money in the reserve fund
at the beginning of the year. This amount was
given as $116,740.
Annual Contribution
This is the annual contribution to the reserve
fund. The contribution amounts are increased
annually by the inflation rate.
Increase over previous year
The value here shows what the increase in the
annual contribution is over the previous year.
Catch-up Amount
This is the amount of additional funds required to
overcome any shortfall in the fund. These
amounts are based on the capital renewal
projections.
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Term
Total Contributions
This is the sum of the annual contribution and
the catch-up amount.
Interest Income
In years without an expenditure, this is the
interest generated by the opening balance for the
entire year, plus interest generated by the annual
contribution. In years where there is an
expenditure, the interest is calculated based on
the expenditure occurring at the half-way point in
the year. The interest income is calculated based
on the given rate of return.
Renewal Costs
These two columns show the expenditures
required, as per the capital renewal projections.
These figures are given in 201# dollars and in
inflated dollars, to the year of expenditure.
Closing Balance
This is the balance of the fund at the end of the
year. The closing balance equals the total
contribution, plus the interest income, less any
renewal costs in that year.
CDW Engineering
Page 13
Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
8.0
Report #####
January 1, 201#
DATA ANALYSIS:
The goal of the study is to ensure there are sufficient funds available for major repairs and
replacements. However, since the study covers a finite time period, it is equally important
to know what the balance should approximately be at the end of the study period. A balance
that is too low at the end of the study period could penalize future owners, as insufficient
funds may have been accumulated by the present owners. To have too high a balance at
the end of the study period would penalize the present owners.
To ensure the closing balance at the end of the study period is appropriate, the cash flow
was projected to 60 years in the future. The Reserve Fund balance was verified not to fall
below 20 percent of any expenditure in a given year and not to fall below an absolute
minimum of $10,000. The fund was also verified not to become excessive at any of the
recommended contribution scenarios.
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Thus, starting total annual contributions of $135,000 or $11,250 per month (with the annual
contribution increased annually by the inflation rate plus 3 percent from Years 2014 to 2023
and by the inflation rate thereafter) should prove sufficient to meet both criteria. This cash
flow is illustrated in Appendix D. The cash flow scenarios in Appendices E and F use different
methods of increasing the contribution levels to provide equally acceptable funding results.
Annual contributions of $35,000 result in a deficit in the Year 2025. This is illustrated in the
cash flow in Appendix G.
The inflation rate used in the study was taken as a previous five year average from that
published by Statistics Canada. The interest rate used in the study was taken as a five year
average from the current Strata reserve fund investment.
CDW Engineering
Page 14
Townhouse Village, BCS1135
1234 Townhouse Drive, City, BC
9.0
Report #####
January 1, 201#
CLOSING COMMENTS:
The information contained in this study is time-sensitive. We recommend this study be
updated every three years. Please contact our office in three years for an update.
Please find photographs documenting the common components in Appendix A.
Please find the Maintenance Schedule in Appendix H.
We trust this information is of value. Should you have any questions, please feel free to contact me
directly.
Reviewed by,
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Sincerely,
Henry Khuu, B.Sc.(Mech.), RHI
CDW Engineering
Richard Weldon, P.Eng. LEED AP
Page 15
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APPENDIX A
PHOTOGRAPHS
Townhouse Village, BCS####
Strata Management Company XYZ
1234 Townhouse Drive
City, BC
Townhouse Village, BCS####
1234 Townhouse Drive, City, BC
Photo 2. Typical view of a townhouse end unit.
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Photo 1. Front view of a typical townhouse
block.
Report #####
January 1, 201#
Photo 3. Typical rear view of a townhouse
block.
CDW Engineering
Photo 4. East elevation of a townhouse block
located at the Skeena Street side.
Page 1
Townhouse Village, BCS####
1234 Townhouse Drive, City, BC
Photo 6. Typical view of a window well and
guard rail at the property.
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Photo 5. A rear view of the townhouse block
located at the centre of the complex.
Report #####
January 1, 201#
Photo 7. Typical view of the window assembly
area. Note the loose wood trim.
CDW Engineering
Photo 8. Typical view of the vinyl membrane
and guard rail at a balcony area.
Page 2
Townhouse Village, BCS####
1234 Townhouse Drive, City, BC
Photo 10. Drainage at a rear yard.
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Photo 9. Typical sliding glass door and patio
area.
Report #####
January 1, 201#
Photo 12. Typical double wide garage door.
Photo 11. Wood staircase at a townhouse end
unit.
CDW Engineering
Page 3
Townhouse Village, BCS####
1234 Townhouse Drive, City, BC
Photo 14. Typical stamped concrete driveway
apron.
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Photo 13. View of the impact damage to a
garage door.
Report #####
January 1, 201#
Photo 15. Typical fences at the townhouse
complex.
CDW Engineering
Photo 16. Retaining walls located on the
Skeena street side.
Page 4
Townhouse Village, BCS####
1234 Townhouse Drive, City, BC
Report #####
January 1, 201#
Photo 18. Wood staircase and porch located at
the Skeena street side.
Photo 19. Playground area located at the
centre of the complex.
Photo 20. Mailbox structure located at the
northeast corner of the property.
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Photo 17. Masonry steps located at the Skeena
street side.
CDW Engineering
Page 5
Townhouse Village, BCS####
1234 Townhouse Drive, City, BC
Photo 22. Typical view of the upper sloped
asphalt shingle roofs.
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Photo 21. Typical view of the roadway at the
complex.
Report #####
January 1, 201#
Photo 23. A typical view of the lower sloped
asphalt shingle roofs.
CDW Engineering
Photo 24. Typical view of the attic space.
Page 6
Townhouse Village, BCS####
1234 Townhouse Drive, City, BC
Photo 26. View of the dryer duct and roof vent
exhaust. Note the lack of a proper collar
connection to the roof vent.
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Photo 25. View of the wood truss and oriented
strand board sheathing.
Report #####
January 1, 201#
Photo 27. Another view of a dryer duct and roof
vent connection. Note the open connection with
dryer lint built-up.
CDW Engineering
Photo 28. Typical view of the electrical meter
room.
Page 7
Townhouse Village, BCS####
1234 Townhouse Drive, City, BC
Photo 30. A typical exterior light standard
located at various areas of the property.
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Photo 29. A typical distribution panel for the
common areas.
Report #####
January 1, 201#
Photo 31. Close-up view of a timer switch for
the bathroom exhaust fan in one of the
townhouse units.
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Page 8
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APPENDIX B
CAPITAL RENEWAL PROJECTIONS
Townhouse Village, BCS####
Strata Management Company XYZ
1234 Townhouse Drive
City, BC
Appendix B: Capital Renewal Projections
Townhouse Village, BCS####
Report
Ref. #
01-Jan-1X
Item Description
Year of
Acquisition
Present
Age
Quantity
Units
Typical
Life
(Years)
Est. Life
Remaining
(Years)
2005
2005
2005
2005
2005
2005
2005
2005
8
8
8
8
8
8
8
8
51604
51604
71
6596
6596
13192
1518
1518
sq ft
sq ft
each
linear ft
linear ft
linear ft
linear ft
linear ft
20
20
30
25
25
25
20
20
12
13
22
17
18
17
12
13
$
$
$
$
$
$
$
$
309,624
309,624
35,500
65,960
65,960
10,554
12,144
12,144
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
3457
3457
3457
3457
24
25
25
25
12
71
5
2950
1928
34050
34050
34050
34050
1
71
16988
6799
16988
36372
sq ft
sq ft
sq ft
sq ft
each
each
each
each
each
each
each
linear ft
linear ft
sq ft
sq ft
sq ft
sq ft
lump sum
each
linear ft
linear ft
linear ft
linear ft
30
30
30
30
30
30
30
30
30
30
50
15
30
40
40
40
40
25
30
15
20
15
15
20
22
24
26
21
23
25
25
27
22
42
7
22
29
31
33
35
17
22
7
13
7
7
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
172,850
172,850
172,850
172,850
40,800
42,500
42,500
42,500
16,800
49,700
4,500
59,000
38,560
272,400
272,400
272,400
272,400
50,000
35,500
25,000
10,000
50,964
36,372
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
2005
8
8
8
8
8
8
8
8
8
8
8
8
8
8
11860
4720
23
12
24
12
2306
1197
21
12
160
2948
23868
1
sq ft
sq ft
each
each
each
each
linear ft
linear ft
each
each
each
sq ft
sq ft
set
50
50
30
30
30
30
20
25
25
25
25
50
30
10
21
20
18
20
21
23
12
17
17
18
17
21
22
10
$
$
$
$
$
$
$
$
$
$
$
$
$
$
17,790
7,080
34,500
9,000
36,000
9,000
69,180
35,910
31,500
30,000
80,000
14,740
83,538
10,000
Present Cost of
Replacement
ARCHITECTURAL
Roof
A1a
A1b
A2
A3a
A3b
A4a
A4b
A4c
Asphalt Shingle Replacement - Phase 1
Asphalt Shingle Replacement - Phase 2
Metal Chimney Vent Replacement - Roof Level
Aluminum Gutter and Downspout Replacement - Phase 1
Aluminum Gutter and Downspout Replacement - Phase 2
Fascia Board Replacement - Gutter - Contingency (10%)
Fascia Board Replacement - Gable End & Roof Peak - Phase 1
Fascia Board Replacement - Gable End & Roof Peak - Phase 2
Exterior
Window Replacement - Phase 1
Window Replacement - Phase 2
Window Replacement - Phase 3
Window Replacement - Phase 4
Slider Door Replacement - Phase 1
Slider Door Replacement - Phase 2
Slider Door Replacement - Phase 3
Slider Door Replacement - Phase 4
French Door Replacement
Entrance Door Replacement - Unit Entrance
Service Door Replacement - Electrical Room
Balcony Membrane Replacement
Railing Replacement
Exterior Cladding Replacement - Phase 1
Exterior Cladding Replacement - Phase 2
Exterior Cladding Replacement - Phase 3
Exterior Cladding Replacement - Phase 4
Exterior Envelope Repair - Contingency
Exterior Vent Exhaust Replacement - Wall Mounted
Wood Trim Repair - Window and Door - Contingency
Wood Trim Repair - Horizontal Band - Contingency
Exterior Caulking Renewal
Trim Paint Renewal
Site Work
A17
A18
A19a
A19b
A19c
A19d
A20
A21
A22a
A22b
A23
A24
A25
A26
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A5a
A5b
A5c
A5d
A6a
A6b
A6c
A6c
A7
A8
A9
A10
A11
A12a
A12b
A12c
A12d
A12e
A13
A14a
A14b
A15
A16
Concrete Sidewalk and Driveway Repair - Contingency
Concrete Patio Repair - Contingency
Garage Vehicle Door Replacement - Phase 1
Garage Vehicle Door Replacement - Phase 2
Garage Vehicle Door Replacement - Phase 3
Garage Vehicle Door Replacement - Phase 4
Wood Privacy Fence Replacement - Rear Yard
Wood Fence Replacement - Perimeter
Wood Staircase and Porch Replacement - Front Entry
Wood Staircase and Porch Replacement - Rear Entry
Wood Column Replacement
Retaining Wall Repair - Contingency
Asphalt Pavement Replacement
Landscaping Contingency
ELECTRICAL
E1
E2
Pole-mounted Light Fixture Replacement
Building Exterior Light Replacement
2005
2005
8
8
7
252
each
each
30
30
22
22
$
$
3,500
50,400
E3
Electrical Meter Base and Sub Service Disconnect Replacement - Meter Room
2005
8
76
each
40
32
$
38,000
2005
8
1
each
50
21
$
20,000
2013
0
1
each
3
3
$
$
$
3,443
3,421,163
342,116
$
3,763,279
MECHANICAL
SS1
Site Services Rehabilitation
ENGINEERING
Eng1
Depreciation Report Preparation
Subtotal
Construction Contingency Allowance (10%)
TOTALS INCLUDING PROFESSIONAL FEES AND CONTINGENCY:
Note: These costs do not take into account routine maintenance and outstanding repair costs.
All repairs/replacements to be covered 100% by the Reserve Fund
CDW Engineering
B-1
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APPENDIX C
SCHEDULE OF RENEWALS
Townhouse Village, BCS####
Strata Management Company XYZ
1234 Townhouse Drive
City, BC
Appendix C: Schedule of Renewals
Townhouse Village, BCS####
Years 1-10
(2013 Dollars)
25-Jan-1X
Years out
Report
Ref. #
Item Description
Immed
2013
1
2014
2
2015
3
2016
4
2017
5
2018
6
2019
7
2020
8
2021
9
2022
10
2023
ARCHITECTURAL
Roof
A1a
A1b
A2
A3a
A3b
A4a
A4b
A4c
Asphalt Shingle Replacement - Phase 1
Asphalt Shingle Replacement - Phase 2
Metal Chimney Vent Replacement - Roof Level
Aluminum Gutter and Downspout Replacement - Phase 1
Aluminum Gutter and Downspout Replacement - Phase 2
Fascia Board Replacement - Gutter - Contingency (10%)
Fascia Board Replacement - Gable End & Roof Peak - Phase 1
Fascia Board Replacement - Gable End & Roof Peak - Phase 2
Exterior
Window Replacement - Phase 1
Window Replacement - Phase 2
Window Replacement - Phase 3
Window Replacement - Phase 4
Slider Door Replacement - Phase 1
Slider Door Replacement - Phase 2
Slider Door Replacement - Phase 3
Slider Door Replacement - Phase 4
French Door Replacement
Entrance Door Replacement - Unit Entrance
Service Door Replacement - Electrical Room
Balcony Membrane Replacement
Railing Replacement
Exterior Cladding Replacement - Phase 1
Exterior Cladding Replacement - Phase 2
Exterior Cladding Replacement - Phase 3
Exterior Cladding Replacement - Phase 4
Exterior Envelope Repair - Contingency
Exterior Vent Exhaust Replacement - Wall Mounted
Wood Trim Repair - Window and Door - Contingency
Wood Trim Repair - Horizontal Band - Contingency
Exterior Caulking Renewal
Trim Paint Renewal
Site Work
A17
A18
A19a
A19b
A19c
A19d
A20
A21
A22a
A22b
A23
A24
A25
A26
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A5b
A5c
A5d
A6a
A6b
A6c
A6c
A7
A8
A9
A10
A11
A12a
A12b
A12c
A12d
A12e
A13
A14a
A14b
A15
A16
59000
25000
50964
36372
Concrete Sidewalk and Driveway Repair - Contingency
Concrete Patio Repair - Contingency
Garage Vehicle Door Replacement - Phase 1
Garage Vehicle Door Replacement - Phase 2
Garage Vehicle Door Replacement - Phase 3
Garage Vehicle Door Replacement - Phase 4
Wood Privacy Fence Replacement - Rear Yard
Wood Fence Replacement - Perimeter
Wood Staircase and Porch Replacement - Front Entry
Wood Staircase and Porch Replacement - Rear Entry
Wood Column Replacement
Retaining Wall Repair - Contingency
Asphalt Pavement Replacement
Landscaping Contingency
10000
ELECTRICAL
E1
E2
Pole-mounted Light Fixture Replacement
Building Exterior Light Replacement
E3
Electrical Meter Base and Sub Service Disconnect Replacement - Meter Room
MECHANICAL
SS1
Site Services Rehabilitation
ENGINEERING
Eng1
Depreciation Report Preparation
Subtotal
Construction Contingency Allowance (10%)
3443
3443
344
TOTALS INCLUDING PROFESSIONAL FEES AND CONTINGENCY:
$
-
$
-
$
-
$
3,787
3443
3443
344
$
-
$
-
$
3,787
3443
3443
344
171336
17134
$
188,470
$
-
$
3,787
10000
1000
$
11,000
Note: These costs do not take into account routine maintenance and outstanding repair costs.
Also, these figures do not take into account the effects of inflation or interest.
CDW Engineering
C-1
Appendix C: Schedule of Renewals
Townhouse Village, BCS####
Years 11-20
01-Jan-1X
(2013 Dollars)
Years out
Report
Ref. #
Item Description
11
2024
12
2025
13
2026
14
2027
15
2028
16
2029
17
2030
18
2031
19
2032
20
2033
ARCHITECTURAL
Roof
A1a
A1b
A2
A3a
A3b
A4a
A4b
A4c
Asphalt Shingle Replacement - Phase 1
Asphalt Shingle Replacement - Phase 2
Metal Chimney Vent Replacement - Roof Level
Aluminum Gutter and Downspout Replacement - Phase 1
Aluminum Gutter and Downspout Replacement - Phase 2
Fascia Board Replacement - Gutter - Contingency (10%)
Fascia Board Replacement - Gable End & Roof Peak - Phase 1
Fascia Board Replacement - Gable End & Roof Peak - Phase 2
356068
356068
65960
65960
10554
12144
12144
Exterior
Window Replacement - Phase 1
Window Replacement - Phase 2
Window Replacement - Phase 3
Window Replacement - Phase 4
Slider Door Replacement - Phase 1
Slider Door Replacement - Phase 2
Slider Door Replacement - Phase 3
Slider Door Replacement - Phase 4
French Door Replacement
Entrance Door Replacement - Unit Entrance
Service Door Replacement - Electrical Room
Balcony Membrane Replacement
Railing Replacement
Exterior Cladding Replacement - Phase 1
Exterior Cladding Replacement - Phase 2
Exterior Cladding Replacement - Phase 3
Exterior Cladding Replacement - Phase 4
Exterior Envelope Repair - Contingency
Exterior Vent Exhaust Replacement - Wall Mounted
Wood Trim Repair - Window and Door - Contingency
Wood Trim Repair - Horizontal Band - Contingency
Exterior Caulking Renewal
Trim Paint Renewal
Site Work
A17
A18
A19a
A19b
A19c
A19d
A20
A21
A22a
A22b
A23
A24
A25
A26
198778
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A5a
A5b
A5c
A5d
A6a
A6b
A6c
A6c
A7
A8
A9
A10
A11
A12a
A12b
A12c
A12d
A12e
A13
A14a
A14b
A15
A16
50000
10000
Concrete Sidewalk and Driveway Repair - Contingency
Concrete Patio Repair - Contingency
Garage Vehicle Door Replacement - Phase 1
Garage Vehicle Door Replacement - Phase 2
Garage Vehicle Door Replacement - Phase 3
Garage Vehicle Door Replacement - Phase 4
Wood Privacy Fence Replacement - Rear Yard
Wood Fence Replacement - Perimeter
Wood Staircase and Porch Replacement - Front Entry
Wood Staircase and Porch Replacement - Rear Entry
Wood Column Replacement
Retaining Wall Repair - Contingency
Asphalt Pavement Replacement
Landscaping Contingency
7080
34500
9000
69180
35910
31500
30000
80000
10000
ELECTRICAL
E1
E2
Pole-mounted Light Fixture Replacement
Building Exterior Light Replacement
E3
Electrical Meter Base and Sub Service Disconnect Replacement - Meter Room
MECHANICAL
SS1
Site Services Rehabilitation
ENGINEERING
Eng1
Depreciation Report Preparation
Subtotal
Construction Contingency Allowance (10%)
3443
440835
44083
TOTALS INCLUDING PROFESSIONAL FEES AND CONTINGENCY:
$
-
$
484,918
3443
3443
344
378212
37821
$
416,033
$
-
$
3,787
3443
133903
13390
273924
27392
$
-
$
301,316
$
147,293
224858
22486
$
-
$
247,343
Note: These costs do not take into account routine maintenance and outstanding repair costs.
Also, these figures do not take into account the effects of inflation or interest.
CDW Engineering
C-2
Appendix C: Schedule of Renewals
Townhouse Village, BCS####
Years 21-30
01-Jan-1X
(2013 Dollars)
Years out
Report
Ref. #
Item Description
21
2034
22
2035
23
2036
24
2037
25
2038
26
2039
27
2040
28
2041
29
2042
30
2043
ARCHITECTURAL
Roof
A1a
A1b
A2
A3a
A3b
A4a
A4b
A4c
Asphalt Shingle Replacement - Phase 1
Asphalt Shingle Replacement - Phase 2
Metal Chimney Vent Replacement - Roof Level
Aluminum Gutter and Downspout Replacement - Phase 1
Aluminum Gutter and Downspout Replacement - Phase 2
Fascia Board Replacement - Gutter - Contingency (10%)
Fascia Board Replacement - Gable End & Roof Peak - Phase 1
Fascia Board Replacement - Gable End & Roof Peak - Phase 2
35500
Exterior
Window Replacement - Phase 1
Window Replacement - Phase 2
Window Replacement - Phase 3
Window Replacement - Phase 4
Slider Door Replacement - Phase 1
Slider Door Replacement - Phase 2
Slider Door Replacement - Phase 3
Slider Door Replacement - Phase 4
French Door Replacement
Entrance Door Replacement - Unit Entrance
Service Door Replacement - Electrical Room
Balcony Membrane Replacement
Railing Replacement
Exterior Cladding Replacement - Phase 1
Exterior Cladding Replacement - Phase 2
Exterior Cladding Replacement - Phase 3
Exterior Cladding Replacement - Phase 4
Exterior Envelope Repair - Contingency
Exterior Vent Exhaust Replacement - Wall Mounted
Wood Trim Repair - Window and Door - Contingency
Wood Trim Repair - Horizontal Band - Contingency
Exterior Caulking Renewal
Trim Paint Renewal
Site Work
A17
A18
A19a
A19b
A19c
A19d
A20
A21
A22a
A22b
A23
A24
A25
A26
198778
198778
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A5a
A5b
A5c
A5d
A6a
A6b
A6c
A6c
A7
A8
A9
A10
A11
A12a
A12b
A12c
A12d
A12e
A13
A14a
A14b
A15
A16
198778
46920
48875
48875
48875
19320
57155
59000
38560
313260
35500
25000
50964
36372
Concrete Sidewalk and Driveway Repair - Contingency
Concrete Patio Repair - Contingency
Garage Vehicle Door Replacement - Phase 1
Garage Vehicle Door Replacement - Phase 2
Garage Vehicle Door Replacement - Phase 3
Garage Vehicle Door Replacement - Phase 4
Wood Privacy Fence Replacement - Rear Yard
Wood Fence Replacement - Perimeter
Wood Staircase and Porch Replacement - Front Entry
Wood Staircase and Porch Replacement - Rear Entry
Wood Column Replacement
Retaining Wall Repair - Contingency
Asphalt Pavement Replacement
Landscaping Contingency
17790
36000
9000
14740
83538
10000
ELECTRICAL
E1
E2
Pole-mounted Light Fixture Replacement
Building Exterior Light Replacement
3500
50400
E3
Electrical Meter Base and Sub Service Disconnect Replacement - Meter Room
MECHANICAL
SS1
Site Services Rehabilitation
20000
ENGINEERING
Eng1
Depreciation Report Preparation
Subtotal
Construction Contingency Allowance (10%)
3443
138893
13889
TOTALS INCLUDING PROFESSIONAL FEES AND CONTINGENCY:
$
152,782
674267
67427
$
741,693
3443
202221
20222
57875
5788
$
63,663
$
222,443
97750
9775
$
107,525
3443
22763
2276
198778
19878
$
218,655
$
25,039
3443
13443
1344
313260
31326
$
-
$
344,586
$
14,787
Note: These costs do not take into account routine maintenance and outstanding repair costs.
Also, these figures do not take into account the effects of inflation or interest.
CDW Engineering
C-3
S
A
R M
EP P
O LE
R
T
APPENDIX D
RESERVE FUND CASH FLOW PROJECTION AT
RECOMMENDED CONTRIBUTION LEVEL
– SCENARIO 1
Townhouse Village, BCS####
Strata Management Company XYZ
1234 Townhouse Drive
City, BC
Appendix D: Reserve Fund Cash Flow Projections at Recommended Contribution Level - Scenario 1
Townhouse Village, BCS####
01-Jan-1X
2.00%
1.00%
INFLATION RATE:
INTEREST RATE:
2013 ANNUAL CONTRIBUTION: $135,000 ($11,250.00 per month)
Note: The Annual Contribution has been increased annually by the inflation rate
plus 3% from Years 2014 to 2023 and by the inflation rate thereafter.
Year
Opening
Balance
Annual
Contribution
$
116,740
$
135,000
2014
$
253,582
$
141,750
2015
$
398,577
$
148,838
2016
$
552,144
$
156,279
2017
$
710,485
$
164,093
2018
$
882,504
$
172,298
2019
$
1,064,489
$
180,913
2020
$
1,252,450
$
189,959
2021
$
1,227,430
$
199,456
2022
$
1,440,158
$
209,429
2023
$
1,660,259
$
219,901
2024
$
1,883,713
$
224,299
2025
$
2,127,970
$
228,785
2026
$
1,730,207
$
233,360
2027
$
1,414,119
$
238,028
2028
$
1,667,478
$
242,788
2029
$
1,922,776
$
247,644
2030
$
2,190,886
$
252,597
2031
$
2,021,428
$
257,649
2032
$
2,078,585
$
262,802
2033
$
2,363,487
$
268,058
2034
$
2,268,674
$
273,419
2035
$
2,321,786
$
278,887
2036
$
1,415,291
$
284,465
2037
$
1,609,395
$
2038
$
1,539,542
2039
$
2040
Catch-Up
Amount
-
Interest
Income
2013 ($)
RENEWAL COSTS
Inflated ($)
Inflated+GST
Closing
Balance
$
135,000
$
1,842
$
-
$
-
$
-
$
253,582
5.00%
$
141,750
$
3,245
$
-
$
-
$
-
$
398,577
5.00%
$
148,838
$
4,730
$
-
$
-
$
-
$
552,144
5.00%
$
156,279
$
6,282
$
3,787
$
4,019
$
4,220
$
710,485
5.00%
$
164,093
$
7,925
$
-
$
-
$
-
$
882,504
5.00%
$
172,298
$
9,687
$
-
$
-
$
-
$
1,064,489
5.00%
$
180,913
$
11,527
$
3,787
$
4,265
$
4,478
$
1,252,450
5.00%
$
189,959
$
12,338
$
188,470
$
216,492
$
227,317
$
1,227,430
5.00%
$
199,456
$
13,272
$
-
$
-
$
-
$
1,440,158
5.00%
$
209,429
$
15,425
$
3,787
$
4,526
$
4,752
$
1,660,259
5.00%
$
219,901
$
17,632
$
11,000
$
13,409
$
14,079
$
1,883,713
2.00%
$
224,299
$
19,959
$
-
$
-
$
-
$
2,127,970
2.00%
$
228,785
$
19,195
$
484,918
$
614,993
$
645,743
$
1,730,207
2.00%
$
233,360
$
15,643
$
416,033
$
538,183
$
565,092
$
1,414,119
2.00%
$
238,028
$
15,331
$
-
$
-
$
-
$
1,667,478
2.00%
$
242,788
$
17,862
$
3,787
$
5,097
$
5,352
$
1,922,776
2.00%
$
247,644
$
20,466
$
-
$
-
$
-
$
2,190,886
2.00%
$
252,597
$
20,957
$
301,316
$
421,916
$
443,011
$
2,021,428
2.00%
$
257,649
$
20,398
$
147,293
$
210,371
$
220,890
$
2,078,585
2.00%
$
262,802
$
22,100
$
$
2,363,487
2.00%
$
268,058
$
23,046
$
247,343
$
367,539
$
385,916
$
2,268,674
2.00%
$
273,419
$
22,838
$
152,782
$
231,567
$
243,145
$
2,321,786
2.00%
$
278,887
$
18,592
$
741,693
$
1,146,643
$
1,203,975
$
1,415,291
2.00%
$
284,465
$
15,048
$
63,663
$
100,389
$
105,409
$
1,609,395
290,154
2.00%
$
290,154
$
15,666
$
222,443
$
357,785
$
375,674
$
1,539,542
$
295,957
2.00%
$
295,957
$
15,949
$
107,525
$
176,406
$
185,226
$
1,666,222
1,666,222
$
301,877
2.00%
$
301,877
$
16,251
$
218,655
$
365,902
$
384,197
$
1,600,153
$
1,600,153
$
307,914
2.00%
$
307,914
$
17,317
$
25,039
$
42,739
$
44,876
$
1,880,507
2041
$
1,880,507
$
314,072
2.00%
$
314,072
$
20,375
$
-
$
-
$
-
$
2,214,955
2042
2043
$
$
2,214,955
1,913,320
$
$
320,354
326,761
2.00%
2.00%
$
$
320,354
326,761
$
$
20,539
20,626
$
$
$
$
1,913,320
2,232,583
CDW Engineering
$
TOTAL
CONTRIBUTION
S
A
R M
EP P
O LE
R
T
2013
Increase Over
Previous Year
-
344,586
14,787
$
$
$
-
611,931
26,785
$
$
$
-
642,528
28,124
D-1
S
A
R M
EP P
O LE
R
T
APPENDIX E
RESERVE FUND CASH FLOW PROJECTION AT
RECOMMENDED CONTRIBUTION LEVEL
– SCENARIO 2
Townhouse Village, BCS####
Strata Management Company XYZ
1234 Townhouse Drive
City, BC
Appendix E: Reserve Fund Cash Flow Projections at Recommended Contribution Level - Scenario 2
Townhouse Village, BCS####
01-Jan-1X
2.00%
1.00%
INFLATION RATE:
INTEREST RATE:
2013 ANNUAL CONTRIBUTION: $147,000 ($12,250.00 per month)
Note: The Annual Contribution has been increased annually by the inflation rate
plus 2% from Years 2014 to 2023 and by the inflation rate thereafter.
Opening
Balance
Year
Annual
Contribution
$
116,740
$
147,000
2014
$
265,642
$
152,880
2015
$
421,943
$
158,995
2016
$
585,953
$
165,355
2017
$
753,753
$
171,969
2018
$
934,120
$
178,848
2019
$
1,123,203
$
186,002
2020
$
1,316,866
$
193,442
2021
$
1,295,990
$
201,180
2022
$
1,511,136
$
209,227
2023
$
1,731,744
$
217,596
2024
$
1,953,596
$
221,948
2025
$
2,196,189
$
226,387
2026
$
1,796,698
$
230,915
2027
$
1,478,817
$
235,533
2028
$
1,730,315
$
240,243
2029
$
1,983,684
$
245,048
2030
$
2,249,795
$
249,949
2031
$
2,078,265
$
254,948
2032
$
2,133,277
$
260,047
2033
$
2,415,957
$
265,248
2034
$
2,318,845
$
270,553
2035
$
2,369,579
$
275,964
2036
$
1,460,624
$
281,484
2037
$
1,652,185
$
2038
$
1,579,703
2039
$
2040
Catch-Up
Amount
-
Interest
Income
2013 ($)
RENEWAL COSTS
Inflated ($)
Inflated+GST
Closing
Balance
$
147,000
$
1,902
$
-
$
-
$
-
$
265,642
4.00%
$
152,880
$
3,421
$
-
$
-
$
-
$
421,943
4.00%
$
158,995
$
5,014
$
-
$
-
$
-
$
585,953
4.00%
$
165,355
$
6,665
$
3,787
$
4,019
$
4,220
$
753,753
4.00%
$
171,969
$
8,397
$
-
$
-
$
-
$
934,120
4.00%
$
178,848
$
10,235
$
-
$
-
$
-
$
1,123,203
4.00%
$
186,002
$
12,140
$
3,787
$
4,265
$
4,478
$
1,316,866
4.00%
$
193,442
$
12,999
$
188,470
$
216,492
$
227,317
$
1,295,990
4.00%
$
201,180
$
13,966
$
-
$
-
$
-
$
1,511,136
4.00%
$
209,227
$
16,134
$
3,787
$
4,526
$
4,752
$
1,731,744
4.00%
$
217,596
$
18,335
$
11,000
$
13,409
$
14,079
$
1,953,596
2.00%
$
221,948
$
20,646
$
-
$
-
$
-
$
2,196,189
2.00%
$
226,387
$
19,865
$
484,918
$
614,993
$
645,743
$
1,796,698
2.00%
$
230,915
$
16,296
$
416,033
$
538,183
$
565,092
$
1,478,817
2.00%
$
235,533
$
15,966
$
-
$
-
$
-
$
1,730,315
2.00%
$
240,243
$
18,478
$
3,787
$
5,097
$
5,352
$
1,983,684
2.00%
$
245,048
$
21,062
$
-
$
-
$
-
$
2,249,795
2.00%
$
249,949
$
21,533
$
301,316
$
421,916
$
443,011
$
2,078,265
2.00%
$
254,948
$
20,953
$
147,293
$
210,371
$
220,890
$
2,133,277
2.00%
$
260,047
$
22,633
$
$
2,415,957
2.00%
$
265,248
$
23,556
$
247,343
$
367,539
$
385,916
$
2,318,845
2.00%
$
270,553
$
23,325
$
152,782
$
231,567
$
243,145
$
2,369,579
2.00%
$
275,964
$
19,056
$
741,693
$
1,146,643
$
1,203,975
$
1,460,624
2.00%
$
281,484
$
15,487
$
63,663
$
100,389
$
105,409
$
1,652,185
287,113
2.00%
$
287,113
$
16,079
$
222,443
$
357,785
$
375,674
$
1,579,703
$
292,855
2.00%
$
292,855
$
16,335
$
107,525
$
176,406
$
185,226
$
1,703,668
1,703,668
$
298,713
2.00%
$
298,713
$
16,609
$
218,655
$
365,902
$
384,197
$
1,634,793
$
1,634,793
$
304,687
2.00%
$
304,687
$
17,647
$
25,039
$
42,739
$
44,876
$
1,912,250
2041
$
1,912,250
$
310,781
2.00%
$
310,781
$
20,676
$
-
$
-
$
-
$
2,243,707
2042
2043
$
$
2,243,707
1,938,985
$
$
316,996
323,336
2.00%
2.00%
$
$
316,996
323,336
$
$
20,809
20,866
$
$
$
$
1,938,985
2,255,063
CDW Engineering
$
TOTAL
CONTRIBUTION
S
A
R M
EP P
O LE
R
T
2013
Increase Over
Previous Year
-
344,586
14,787
$
$
$
-
611,931
26,785
$
$
$
-
642,528
28,124
E-1
S
A
R M
EP P
O LE
R
T
APPENDIX F
RESERVE FUND CASH FLOW PROJECTION AT
RECOMMENDED CONTRIBUTION LEVEL
– SCENARIO 3
Townhouse Village, BCS####
Strata Management Company XYZ
1234 Townhouse Drive
City, BC
Appendix F: Reserve Fund Cash Flow Projections at Recommended Contribution Level - Scenario 3
Townhouse Village, BCS####
01-Jan-1X
2.00%
1.00%
INFLATION RATE:
INTEREST RATE:
2013 ANNUAL CONTRIBUTION: $176,000 ($14,666.67 per month)
Note: The Annual Contribution has been increased annually by the inflation rate plus 1%.
Opening
Balance
Year
Annual
Contribution
$
116,740
$
176,000
2014
$
294,787
$
179,520
2015
$
478,153
$
183,110
2016
$
666,960
$
186,773
2017
$
857,095
$
190,508
2018
$
1,057,127
$
194,318
2019
$
1,262,988
$
198,205
2020
$
1,470,313
$
202,169
2021
$
1,459,742
$
206,212
2022
$
1,681,582
$
210,336
2023
$
1,905,010
$
214,543
2024
$
2,125,526
$
218,834
2025
$
2,366,709
$
223,211
2026
$
1,965,731
$
227,675
2027
$
1,646,284
$
232,228
2028
$
1,896,137
$
236,873
2029
$
2,147,776
$
241,610
2030
$
2,412,072
$
246,442
2031
$
2,238,641
$
251,371
2032
$
2,291,662
$
256,399
2033
$
2,572,259
$
261,527
2034
$
2,472,970
$
266,757
2035
$
2,521,430
$
272,092
2036
$
1,610,103
$
277,534
2037
$
1,799,190
$
2038
$
1,724,130
2039
$
2040
Catch-Up
Amount
-
Interest
Income
2013 ($)
RENEWAL COSTS
Inflated ($)
Inflated+GST
Closing
Balance
$
176,000
$
2,047
$
-
$
-
$
-
$
294,787
2.00%
$
179,520
$
3,845
$
-
$
-
$
-
$
478,153
2.00%
$
183,110
$
5,697
$
-
$
-
$
-
$
666,960
2.00%
$
186,773
$
7,582
$
3,787
$
4,019
$
4,220
$
857,095
2.00%
$
190,508
$
9,523
$
-
$
-
$
-
$
1,057,127
2.00%
$
194,318
$
11,543
$
-
$
-
$
-
$
1,262,988
2.00%
$
198,205
$
13,599
$
3,787
$
4,265
$
4,478
$
1,470,313
2.00%
$
202,169
$
14,577
$
188,470
$
216,492
$
227,317
$
1,459,742
2.00%
$
206,212
$
15,628
$
-
$
-
$
-
$
1,681,582
2.00%
$
210,336
$
17,844
$
3,787
$
4,526
$
4,752
$
1,905,010
2.00%
$
214,543
$
20,052
$
11,000
$
13,409
$
14,079
$
2,125,526
2.00%
$
218,834
$
22,349
$
-
$
-
$
-
$
2,366,709
2.00%
$
223,211
$
21,554
$
484,918
$
614,993
$
645,743
$
1,965,731
2.00%
$
227,675
$
17,970
$
416,033
$
538,183
$
565,092
$
1,646,284
2.00%
$
232,228
$
17,624
$
-
$
-
$
-
$
1,896,137
2.00%
$
236,873
$
20,119
$
3,787
$
5,097
$
5,352
$
2,147,776
2.00%
$
241,610
$
22,686
$
-
$
-
$
-
$
2,412,072
2.00%
$
246,442
$
23,138
$
301,316
$
421,916
$
443,011
$
2,238,641
2.00%
$
251,371
$
22,539
$
147,293
$
210,371
$
220,890
$
2,291,662
2.00%
$
256,399
$
24,199
$
$
2,572,259
2.00%
$
261,527
$
25,101
$
247,343
$
367,539
$
385,916
$
2,472,970
2.00%
$
266,757
$
24,848
$
152,782
$
231,567
$
243,145
$
2,521,430
2.00%
$
272,092
$
20,555
$
741,693
$
1,146,643
$
1,203,975
$
1,610,103
2.00%
$
277,534
$
16,962
$
63,663
$
100,389
$
105,409
$
1,799,190
283,085
2.00%
$
283,085
$
17,529
$
222,443
$
357,785
$
375,674
$
1,724,130
$
288,747
2.00%
$
288,747
$
17,759
$
107,525
$
176,406
$
185,226
$
1,845,409
1,845,409
$
294,522
2.00%
$
294,522
$
18,006
$
218,655
$
365,902
$
384,197
$
1,773,739
$
1,773,739
$
300,412
2.00%
$
300,412
$
19,015
$
25,039
$
42,739
$
44,876
$
2,048,290
2041
$
2,048,290
$
306,420
2.00%
$
306,420
$
22,015
$
-
$
-
$
-
$
2,376,726
2042
2043
$
$
2,376,726
2,068,864
$
$
312,549
318,800
2.00%
2.00%
$
$
312,549
318,800
$
$
22,117
22,142
$
$
$
$
2,068,864
2,381,681
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$
TOTAL
CONTRIBUTION
S
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EP P
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2013
Increase Over
Previous Year
-
344,586
14,787
$
$
$
-
611,931
26,785
$
$
$
-
642,528
28,124
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APPENDIX G
RESERVE FUND CASH FLOW PROJECTION AT
PRESENT CONTRIBUTION LEVEL
Townhouse Village, BCS####
Strata Management Company XYZ
1234 Townhouse Drive
City, BC
Appendix G: Reserve Fund Cash Flow Projections at Present Contribution Level
(Note deficit at year 2025)
Townhouse Village, BCS####
2.00%
1.00%
INFLATION RATE:
INTEREST RATE:
01-Jan-1X
2013 ANNUAL CONTRIBUTION: $35,000 ($2,916.67 per month)
Note: The Annual Contribution has been increased annually by the inflation rate.
Year
Opening
Balance
Annual
Contribution
$
116,740
$
35,000
2014
$
153,082
$
35,700
2015
$
190,492
$
36,414
2016
$
228,993
$
37,142
2017
$
264,369
$
37,885
2018
$
305,088
$
38,643
2019
$
346,975
$
39,416
2020
$
385,556
$
40,204
2021
$
201,363
$
41,008
2022
$
244,590
$
41,828
2023
$
284,297
$
42,665
2024
$
315,869
$
43,518
2025
$
362,763
$
44,388
2026
$
(237,971) $
45,276
2027
$
(762,765) $
46,182
2028
$
(723,980) $
47,105
2029
$
(689,258) $
48,047
2030
$
(647,863) $
49,008
2031
$
(1,050,314) $
49,989
2032
$
(1,232,573) $
50,988
2033
$
(1,193,656) $
52,008
2034
$
(1,541,169) $
53,048
2035
$
(1,747,629) $
54,109
2036
$
(2,920,720) $
55,191
2037
$
(3,000,395) $
2038
$
2039
Catch-Up
Amount
-
Interest
Income
2013 ($)
RENEWAL COSTS
Inflated ($)
Inflated + GST
Closing
Balance
$
35,000
$
1,342
$
-
$
-
$
-
$
153,082
2.00%
$
35,700
$
1,709
$
-
$
-
$
-
$
190,492
2.00%
$
36,414
$
2,087
$
-
$
-
$
-
$
228,993
2.00%
$
37,142
$
2,455
$
3,787
$
4,019
$
4,220
$
264,369
2.00%
$
37,885
$
2,833
$
-
$
-
$
-
$
305,088
2.00%
$
38,643
$
3,244
$
-
$
-
$
-
$
346,975
2.00%
$
39,416
$
3,644
$
3,787
$
4,265
$
4,478
$
385,556
2.00%
$
40,204
$
2,920
$
188,470
$
216,492
$
227,317
$
201,363
2.00%
$
41,008
$
2,219
$
-
$
-
$
-
$
244,590
2.00%
$
41,828
$
2,631
$
3,787
$
4,526
$
4,752
$
284,297
2.00%
$
42,665
$
2,986
$
11,000
$
13,409
$
14,079
$
315,869
2.00%
$
43,518
$
3,376
$
-
$
-
$
-
$
362,763
2.00%
$
44,388
$
621
$
484,918
$
614,993
$
645,743
$
(237,971)
2.00%
$
45,276
$
(4,979) $
416,033
$
538,183
$
565,092
$
(762,765)
2.00%
$
46,182
$
(7,397) $
-
$
-
$
-
$
(723,980)
2.00%
$
47,105
$
(7,031) $
3,787
$
5,097
$
5,352
$
(689,258)
2.00%
$
48,047
$
(6,652) $
-
$
-
$
-
$
(647,863)
2.00%
$
49,008
$
(8,449) $
301,316
$
421,916
$
443,011
$
(1,050,314)
2.00%
$
49,989
$
(11,358) $
147,293
$
210,371
$
220,890
$
(1,232,573)
2.00%
$
50,988
$
(12,071) $
$
(1,193,656)
2.00%
$
52,008
$
(13,606) $
247,343
$
367,539
$
385,916
$
(1,541,169)
2.00%
$
53,048
$
(16,362) $
152,782
$
231,567
$
243,145
$
(1,747,629)
2.00%
$
54,109
$
(23,226) $
741,693
$
1,146,643
$
1,203,975
$
(2,920,720)
2.00%
$
55,191
$
(29,458) $
63,663
$
100,389
$
105,409
$
(3,000,395)
56,295
2.00%
$
56,295
$
(31,601) $
222,443
$
357,785
$
375,674
$
(3,351,375)
(3,351,375) $
57,421
2.00%
$
57,421
$
(34,153) $
107,525
$
176,406
$
185,226
$
(3,513,333)
$
(3,513,333) $
58,570
2.00%
$
58,570
$
(36,761) $
218,655
$
365,902
$
384,197
$
(3,875,722)
2040
$
(3,875,722) $
59,741
2.00%
$
59,741
$
(38,683) $
25,039
$
42,739
$
44,876
$
(3,899,540)
2041
$
(3,899,540) $
60,936
2.00%
$
60,936
$
(38,691) $
-
$
-
$
-
$
(3,877,294)
2042
2043
$
$
(3,877,294) $
(4,499,343) $
62,155
63,398
2.00%
2.00%
$
$
62,155
63,398
$
$
(41,675) $
(44,817) $
$
$
(4,499,343)
(4,508,886)
CDW Engineering
$
TOTAL
CONTRIBUTION
S
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2013
Increase Over
Previous Year
-
344,586
14,787
$
$
$
-
611,931
26,785
$
$
$
-
642,528
28,124
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APPENDIX H
Client-requested element. Not included in standard reports.
MAINTENANCE SCHEDULE
Townhouse Village, BCS####
Strata Management Company XYZ
1234 Towhouse Drive
City, BC
Townhouse Village, BCS####
1234 Towhouse Drive, City, BC
Report #####
January 1, 201X
This Appendix provides maintenance recommendations related to items mentioned in our report.
These recommendations are intended to be general and should not be construed as all-inclusive.
Maintenance should be undertaken by qualified personnel only.
ELECTRICAL
1. The area in front of electrical panels and disconnects should always be accessible at the
electrical meter rooms (i.e., no storage or debris).
2. Each circuit should be labelled to identify the area or appliance it controls at the electrical meter
rooms.
3. Circuit breakers should be manually tripped and reset semi-annually at the electrical meter
rooms.
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4. Hardware on all electrical equipment should be checked for looseness semi-annually. Cable
connections, fuse clips and circuit breakers are common areas where loose connections can be
found at the electrical meter rooms.
5. Extension cords should not be used as permanent wiring.
6. Electrical modifications should be performed by qualified personnel only.
7. Test buttons on ground fault circuit interrupters should be operated monthly at exterior outlets.
PLUMBING
1. Every fall, the inside control valves for outdoor faucets should be closed. The outside pipes
should be drained and the exterior faucets left open.
2. Disconnect all hoses and/or all add-ons from external outdoor faucets.
ROOFING
The sloped roofs should be inspected semi-annually, in the fall and in the spring. When examining
the roofs check for the following:
1. Particular attention should be paid to the flashings, edges and intersections. Ensure all of the
roof penetrations are in good condition.
2. Visually inspect the roof for missing, crack and/or damaged shingles, or granules bare spots.
3. Keep trees trimmed to prevent contact with the roofs, or from providing excessive shade.
4. Clear away moss, debris or branches and inspect for damage.
5. Ensure sealants are in good condition i.e.) storm collars at metal chimneys
6. Gutters should be maintained free of debris, leakage and should be properly secured and slope
properly toward downspouts. Paint deterioration should also be noted. Inspections should be
carried out semi-annually.
CDW Engineering
Page H-1
Townhouse Village, BCS####
1234 Towhouse Drive, City, BC
Report #####
January 1, 201X
7. Downspout seams should be checked for splitting (the seam is usually against the wall). A split
downspout is often plugged with debris. Water accumulates in the downspout, freezes and
splits open.
8. Ensure the downspouts are in place and securely connected to the gutters and the wall.
9. Soffits and fascia should be inspected for loose and rotted areas as well as areas damaged by
pests. Paint condition should be noted.
10. The metal chimneys should be examined annually for corrosion, leaning and loose or missing
rain caps.
INTERIOR COMPONENTS
1. Windows should be inspected at least annually for damage resulting from leakage and
condensation.
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2. Wall and ceiling surfaces should be periodically examined for evidence of roof or plumbing leakage.
EXTERIOR COMPONENTS
1. Inspect for signs of loose, damaged, or worn cladding.
2. All walls should be checked for indication of settling.
3. Basement window wells should be cleared of debris monthly or as necessary.
4. Exterior trim should be inspected annually for paint failure.
5. Exposed wood components should be inspected annually for decay i.e.) wood columns.
6. The caulking and weather stripping should be inspected every fall. Caulking is applied around
penetrations and fasteners, at control joints, cladding terminations, saddle connections, window
perimeters, and other areas around the exterior wall.
7. Ensure that all flashing slopes away from the building and down. Ensure flashing are not loose,
missing, or damaged.
8. Ensure all ground clearances are achieved and the ground is sloped away from the wall.
9. Exterior catch basins should be cleaned and tested.
10. Trim all landscaping away from the wall, as this will help protect the building structure from
excessive moisture.
11. Check balconies and decks for signs of physical damage to the vinyl membrane.
12. Driveways and sidewalks should be checked for cracks and deterioration. Settling which will
result in surface water runoff towards the house should be corrected as should uneven sections
which pose a safety hazard to pedestrians.
CDW Engineering
Page H-2
Townhouse Village, BCS####
1234 Towhouse Drive, City, BC
Report #####
January 1, 201X
13. Retaining walls and fences should be checked for damage. Retaining walls should be checked
for evidence of movement.
14. The asphalt paving should be visually examined annually for cracks or depressions. Repairs
should be made promptly.
INSULATION
1. Check the interior attic space for signs of poor air circulation such as stuffy stagnant air,
clogged vented soffits, and water stains or mold on the underside of the roof decking.
2. Check for moisture ingress by looking for damp or black areas on the underside of the roof
decking, wet or damp attic insulation, and water stains on the ceiling finish.
3. Check the interior attic space for loose and/or disconnected exhaust vent ducting.
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4. Clean dryer ducting and vent hood annually.
CDW Engineering
Page H-3
Appendix H: Maintenance Schedule
01-Jan-1X
Townhouse Village, BCS####
Activity
As Necessary
As Directed
Daily
Weekly
Monthly
Quarterly
Semi-Annually
Annually
Electrical
Test buttons on exterior ground fault circuit interrupters should be
operated monthly.
x
Plumbing
x
Disconnect all hoses and/or all add-ons from external outdoor faucets
x
Roofing
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Every fall, the inside control valves for outdoor faucets should be
closed. The outside pipes should be drained and the exterior faucets
left open.
Particular attention should be paid to the flashings, edges and
intersections. Ensure all of the roof penetrations are in good
condition.
Visually inspect the roof for missing, crack and/or damaged shingles,
or granules bare spots.
Keep trees trimmed to prevent contact with the roofs, or from
providing excessive shade.
Clear away moss, debris or branches and inspect for damage.
Ensure sealants are in good condition i.e.) storm collars at metal
chimneys.
Gutters should be maintained free of debris, leakage and should be
properly secured and slope properly toward downspouts. Paint
deterioration should also be noted. Inspections should be carried out
semi-annually.
Downspout seams should be checked for splitting (the seam is usually
against the wall). A split downspout is often plugged with debris.
Water accumulates in the downspout, freezes and splits open.
Ensure the downspouts are in place and securely connected to the
gutters and the wall.
Soffits and fascia should be inspected for loose and rotted areas as
well as areas damaged by pests. Paint condition should be noted.
The metal chimneys should be examined annually for corrosion,
leaning and loose or missing rain caps.
x
x
X
X
X
X
X
X
X
X
Interior Components
Windows should be inspected at least annually for damage resulting
from leakage and condensation.
Wall and ceiling surfaces should be periodically examined for evidence
of roof or plumbing leakage.
CDW Engineering
x
X
Page H-4
Appendix H: Maintenance Schedule
01-Jan-1X
Townhouse Village, BCS####
Activity
As Necessary
As Directed
Daily
Weekly
Monthly
Quarterly
Semi-Annually
Annually
Exterior Components
X
X
Inspect for signs of loose, damaged, or worn siding panels..
Insulation and Ventilation
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All walls should be checked for indication of settling.
Basement window wells and exterior stairwells should be cleared of
debris monthly or as necessary.
Exterior trim should be inspected annually for paint failure.
Exposed wood components should be inspected annually for decay
i.e.) wood columns.
The caulking and weather stripping should be inspected every fall.
Caulking is applied around penetrations and fasteners, at control
joints, cladding terminations, saddle connections, window perimeters,
and other areas around the exterior wall.
Ensure that all flashing slopes away from the building and down.
Ensure flashing are not loose, missing, or damaged.
Ensure all ground clearances are achieved and the ground is sloped
away from the wall.
Exterior catch basins should be cleaned and tested..
Trim all landscaping away from the wall, as this will help protect the
building structure from excessive moisture.
Check balconies and decks for signs of physical damage to the vinyl
membrane.
Driveways and sidewalks should be checked for cracks and
deterioration. Settling which will result in surface water runoff
towards the house should be corrected as should uneven sections
which pose a safety hazard to pedestrians.
Retaining walls and fences should be checked for rot. Retaining walls
should be checked for evidence of movement.
The asphalt paving should be visually examined annually for cracks or
depressions. Repairs should be made promptly.
Check the interior attic space for signs of poor air circulation such as
stuffy stagnant air, clogged vented soffits, and water stains or mold
on the underside of the roof decking.
Check for moisture ingress by looking for damp or black areas on the
underside of the roof decking, wet or damp attic insulation, and water
stains on the ceiling finish.
Check the interior attic space for loose and/or disconnected exhaust
vent ducting.
Clean dryer ducting and vent hood annually.
CDW Engineering
X
x
x
x
x
x
x
X
X
x
x
x
x
x
x
x
Page H-5
STATEMENTS OF QUALIFICATIONS
HENRY KHUU, B.Sc. (Mech.), RHI – Carson Dobney Weldon & Associates Ltd.
Carson Dobney Weldon & Associates Ltd. is an engineering firm that specializes in Property
Condition Assessments of commercial buildings.
Graduated from the University of Calgary with a Bachelor of Science in Mechanical Engineering
•
Registered Home Inspector (RHI 164-BC/07), with the Canadian Association of Home &
Property Inspectors of British Columbia – CAHPI BC – who has worked for James Dobney
inspections since 2006 performing residential and commercial building inspections
•
Licensed Home inspector with the Business Practices & Consumer Protection Authority of British
Columbia – CPBC (#47510)
•
Currently an instructor at Douglas College for the Carson Dunlop Home Inspection Training
Program
•
An employee of Carson Dobney Weldon & Associates Ltd, an engineering firm that specializes in
Property Condition Assessments of commercial buildings. Henry is part of a team that performs
Property Condition Assessments, Capital Reserve Studies and Reserve Fund Studies on
commercial and residential properties
•
Memberships:
− Association of Professional Engineers and Geoscientists of BC
− Canadian Association of Home & Property Inspectors BC (RHI)
− British Columbia Building Envelope Council
− Business Practices & Consumer Protection Authority
•
Continuing education courses include:
− Building Code: Part 9 (SFD), BCIT
− Building Envelope Performance, BCIT
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Qualifications Page 1
STATEMENTS OF QUALIFICATIONS
RICHARD WELDON, P.Eng. – Carson Dobney Weldon & Associates Ltd.
Carson Dobney Weldon & Associates Ltd. is an engineering firm that specializes in
Property Condition Assessments of commercial buildings.
Graduated in 1987 from the University of Toronto, Ontario with a B.A.Sc. in Mechanical
Engineering
•
Designated by the Association of Professional Engineers of Ontario as a Professional Engineer in
1989
•
Designated as a Consulting Engineer in 1995
•
West Central Region Councillor, Professional Engineers Ontario
•
An employee of Carson Dunlop & Associates Limited from 1987 to 1997. Duties include
inspecting over 4,000 residential and commercial buildings of various descriptions and reporting
on conditions of major components such as structure, building envelope and mechanical
systems
•
An employee of Carson Dunlop Rohmann & Associates Ltd. in 1991. Duties include: − detailed
progress inspections of roofing membrane installations − consulting with architects on roofing
details and procedures and specification writing for roofing applications
•
Formed Carson Dunlop Weldon & Associates Ltd. with Alan Carson and Robert Dunlop in 1997
•
Memberships:
− OBEC – Ontario Building Envelope Council
− OPIA – Ontario Plumbing Inspectors Association
− HRAI – Heating, Refrigeration and Air Conditioning Institute of Canada
•
Served as an expert witness to the Ontario Courts — General Division
•
Revised and updated the Rehabilitation Skills Course for Canada Mortgage and Housing
Corporation
•
Continuing education courses include:
− Deterioration and Failure of Concrete Structures, University of Toronto, Ontario
− Ontario Building Code, Part 9: Technical Requirements, Ontario Ministry of Housing
− Electrical Safety Code, University of Toronto, Ontario
− Structural Design, University of Toronto, Ontario
− Advanced Plumbing Design, Seneca College, Ontario
•
Co-authored and currently teaches Commercial Property Assessment courses for various public
and private groups across North America
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CDW Engineering
Qualifications Page 2
GLOSSARY
ABS — A type of black plastic pipe commonly used for
waste water lines.
Aggregate — Crushed rock or stone.
Air chamber — A vertical, air filled pipe that prevents
water hammer by absorbing pressure when water is shut
off at a faucet or valve.
Air-conditioner condenser — The outside fan unit of
the air conditioning system. The condenser discharges
heat to the building exterior.
Brick tie — Metal strips or wires that are inserted into
the mortar joints of the brick veneer. Ties hold the
veneer wall to the backer wall behind it.
Brick veneer — A vertical facing of brick used to clad a
building. Brick veneer is not a load-bearing component.
Building paper — A general term for papers, felts and
similar sheet materials used in buildings without
reference to their properties or uses. Generally comes in
long rolls.
Built-up roof — A roofing composed of three to five
layers of asphalt felt laminated with coal tar, pitch or
asphalt. The top is finished with crushed slag or gravel.
Generally used on flat or low-pitched roofs.
Ampacity — Refers to the how much current a wire can
safely carry. For example, a 12-gauge electrical copper
wire can safely carry up to 20 amps.
Butt joint — The junction where the ends of building
materials meet. To place materials end-to-end or end-toedge without overlapping.
Asphalt — A bituminous material employed in roofing
and road paving materials because of its waterproofing
ability.
Cant strip — A triangular shaped piece of lumber used
at the junction of a flat deck and a wall to prevent
cracking of the roofing which is applied over it.
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Alligatoring — Coarse checking pattern on the surface
of a material. Typically caused by ageing, exposure to
sun and/or loss of volatiles.
Backfill — The replacement of excavated earth into a
trench or pit.
Cantilever — Any part of a structure that projects
beyond its main support and is balanced on it.
Backflow — A reverse flow of water or other liquids into
the water supply pipes, caused by negative pressure in
the pipes
Cap flashing — The flashing covering over a horizontal
surface to prevent water from migrating behind the base
flashing.
Ballast — A transformer that steps up the voltage in a
florescent lamp.
Cap sheet — The top layer in modified bitumen roofing.
Balusters — Vertical members in a railing used between
a top rail and bottom rail or the stair treads. Sometimes
referred to as pickets or spindles.
Base sheet — Bottom layer of built-up roofing.
Batt — A section of fiberglass or rock-wool insulation.
Bay window — Any window space projecting outward
from the walls of a building, either square or polygonal in
plan.
Beam — A structural member transversely supporting a
load. A structural member carrying building loads
(weight) from one support to another. Sometimes called
a girder.
Bearing wall — A wall that supports any vertical load in
addition to its own weight.
Bird’s-mouth cut — A cutout in a rafter where it crosses
the top plate of the wall providing a bearing surface for
nailing. Also called a heel cut.
Bitumen — Term commonly applied to various mixtures
of naturally occurring solid or liquid hydrocarbons,
excluding coal. These substances are described as
bituminous. Asphalt is a bitumen. See Asphalt.
Blocking — Small wood pieces to brace framing
members or to provide a nailing base for gypsum board
or paneling.
Board and batten — A method of siding in which the
joints between vertically placed boards or plywood are
covered by narrow strips of wood.
Bottom chord — The lower or bottom horizontal
member of a truss.
CDW Engineering
Casement window — A window with hinges on one of
the vertical sides and swings open like a door.
Ceiling joist — One of a series of parallel framing
members used to support ceiling loads and supported in
turn by larger beams, girders or bearing walls. Can also
be roof joists.
Cement — The grey powder that is the “glue” in
concrete. Portland cement. Also, any adhesive.
Certificate of Occupancy — Certificate is issued by the
local municipality and is required before anyone can
occupy and live within the building. It is issued only after
the local municipality has made all inspections and all
monies and fees have been paid.
CFM (cubic feet per minute) — A rating that expresses
the amount of air a blower or fan can move. The volume
of air (measured in cubic feet) that can pass through an
opening in one minute.
Chase — A framed enclosed space around a flue pipe or
a channel in a wall, or through a ceiling for something to
lie in or pass through.
Checking — Cracks that appear with age in many large
timber members. The cracks run parallel to the grain of
the wood. At first superficial, but in time may penetrate
entirely through the member and compromise its
integrity.
Cleanout — An opening providing access to a drain line.
Closed with a threaded plug.
Closed-cut valley — A method of valley treatment in
which shingles from one side of the valley extend across
the valley, while shingles from the other side are
trimmed 2 inches from the valley centerline. The valley
flashing is not exposed.
Glossary Page 1
*/266$5<
Collar tie — Nominal one- or two-inch-thick members
connecting opposite roof rafters. They serve to stiffen the
roof structure.
Cupping — A type of warping that causes boards or
shingles to curl up at their edges. Typically caused by
uneven drying or loss of volatiles.
Column — A vertical structural compression member
that supports loads acting in the direction of its
longitudinal axis.
Curb — The short elevation of a supporting element
above the deck of a roof. Normally a box (on the roof) on
which a skylight or piece of mechanical equipment is
attached.
Combustion air and ventilation air — The ductwork
installed to bring fresh, outside air to the furnace or
boiler room. Normally two separate supplies of air are
brought in: one high for ventilation and one low for
combustion.
Compressor — A mechanical device that pressurizes a
gas in order to turn it into a liquid, thereby allowing heat
to be removed or added. A compressor is the main
component of conventional heat pumps and air
conditioners. In an air conditioning system, the
compressor normally sits outside and has a large fan (to
remove heat).
Damper — A metal “door” placed within the ductwork,
typically. Used to control flow of air, etc., in the
ductwork.
Damp-proofing — The black, tar-like material applied to
the exterior of a foundation wall. Used to minimize
moisture penetration into the wall.
Deck — The surface, installed over the supporting
framing members, to which the roofing is applied.
Dedicated circuit — An electrical circuit that serves only
one appliance or a series of electric heaters or smoke
detectors.
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Concrete board or cement board — A panel made out
of concrete and fiberglass, usually used as a tile backing
material.
Curtain wall — An exterior building wall that is
supported entirely by the building structure, rather than
being self-supporting or load-bearing.
Condensate drain line — The pipe that runs from the
air conditioning cooling coil to the exterior or internal
building drain, to drain away condensation.
Condensation — The change of water from vapor to
liquid when warm, moisture-laden air comes in contact
with a cold surface.
Condensing unit — The outdoor component of a cooling
system. It includes a compressor and condensing coil
designed to give off heat.
Conduit, electrical — A pipe, usually metal, in which
wire is installed. The pipe serves to protect the wire.
Control joint — Tooled, straight grooves made on
concrete floors or structures to “control” where the
concrete should crack (as a result of shrinkage).
Cooling load — The amount of cooling required to keep
a building at a specified temperature during the summer,
usually 25° C, based on a design outside temperature.
Corbel— To build out one or more courses of brick or
stone from the face of a wall. This may be decorative, or
serve to support a structural component.
Counterflashing — A metal flashing usually used to
cover another flashing and prevent moisture entry.
Course — A row of shingles or roll roofing running the
length of the roof. Parallel layers of building materials
such as bricks, or siding laid up horizontally.
CPVC — See PVC.
Crawlspace — A shallow space below a building,
normally enclosed by the foundation walls.
Cricket — A saddle-shaped, peaked construction
connecting a sloping roof plane with a wall or chimney.
Designed to encourage water drainage away from the
chimney or wall joint.
Culvert — Round, corrugated drain pipe (normally 15 or
18 inches in diameter) installed beneath a driveway and
parallel to and near the street.
CDW Engineering
Dew point — Temperature at which a vapor begins to
deposit as a liquid. Applies especially to water in the
atmosphere.
Disconnect — A large electrical ON-OFF switch.
Diverter valve — A device that changes the direction of
water flow from one faucet to another.
Dormer — A box-like projection from the sloping plane
of a roof that frames a window.
Double-hung window — A window with two vertically
sliding sashes, both of which can move up and down.
Downspout — A pipe for draining water from roof
gutters. Also called a leader.
Drain tile — A perforated, corrugated plastic pipe laid at
the bottom of the foundation wall and used to drain
excess water away from the foundation. It prevents
ground water from seeping through the foundation wall.
Sometimes called perimeter drain.
Drip —A groove in the underside of a sill or drip cap to
cause water to drop off on the outer edge instead of
drawing back and running down the face of the building.
Ducts — Usually round or rectangular metal pipes
installed for distributing warm or cold air from the
heating and air-conditioning equipment.
Eaves protection — Additional layer of roofing material
applied at the eaves to help prevent damage from water
backup (typically caused by ice damming).
EIFS —Exterior Insulation Finish System. An exterior
cladding system that employs a relatively thin acrylic
stucco coating over insulation panels. (Pronounced “eefus”)
Elbow — A plumbing or electrical fitting that lets you
change directions in runs of pipe or conduit.
Evaporator coil — The part of a cooling system that
absorbs heat from air passing through it. The evaporator
coil is found within the ductwork.
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Expansion joint — A joint that allows for building
material expansion and contraction caused by
temperature changes.
Exposed aggregate finish — A method of finishing
concrete which washes the cement/sand mixture off the
top layer of the aggregate — usually gravel. Often used
with precast concrete exterior wall finishes.
Exposure — The portion of the roofing or wall cladding
material exposed to the weather after installation.
Fascia — a vertical member attached to the ends of the
roof structure and often the backing of the gutter.
Felt — Fibrous material saturated with asphalt and used
as an underlayment or part of a built-up roofing system.
Finger joint — A manufacturing process of interlocking
two shorter pieces of wood end to end to create a longer
piece of dimensional lumber or molding. Often used in
jambs and casings and are normally painted (instead of
stained).
Frost line — The depth of frost penetration in soil and/or
the depth at which the earth will freeze and swell. This
depth varies in different parts of the country.
Furring — Strips of wood or metal applied to a wall or
other surface to even it and normally to serve as a
fastening base for finish material.
Gable — A sidewall, typically triangular, that is formed
by two sloping roof planes.
Gable roof — A type of roof with sloping planes of the
same pitch on each side of the ridge. Has a gable at each
end.
Gasket — A device used to seal joints against leaks.
GFI or GFCI or Ground Fault Current Interrupter — A
electrical device used to prevent injury in locations where
one might be in contact with a grounded surface and an
electrical appliance. Most GFIs are located in a receptacle
or circuit breaker and can be identified by the presence of
a “test” and a “reset” button.
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Fire stop — A solid, tight closure of a concealed space,
placed to prevent the spread of fire and smoke through
such a space. Includes stuffing wire and pipe holes in the
fire separations.
Framing, balloon — A system of framing a building in
which all vertical structural elements of the bearing walls
consist of single pieces extending from the top of the
foundation sill plate to the roof plate and to which all
floor joists are fastened.
Flashing — (1) Sheet metal or flexible membrane pieces
fitted to the joint of any roof intersection, penetration or
projection (chimneys, copings, dormers, valleys, vent
pipes, etc.) to prevent water leakage. (2) The building
component used to connect portions of a roof, deck, or
siding material to another surface such as a chimney,
wall, or vent pipe. Often made out of various metals,
rubber or tar and is mostly intended to prevent water
entry.
Glued laminated beam (glulam) — A structural beam
composed of wood laminations. The laminations are
pressure-bonded with adhesives.
Granules — Crushed rock coated with ceramic material,
applied to the exposed surface of asphalt roofing
products to add color and reduce ultraviolet degradation.
Copper compounds added to these help make them algae
resistant.
Flatwork — Common word for concrete floors,
driveways, patios and sidewalks.
Groundwater — Water from a subsurface water source.
Flue — The space or passage in a chimney through
which smoke, gas, or fumes ascend.
Grout — Mortar made of such consistency (by adding
water) that it will flow into the joints and cavities of the
masonry work and fill them solid.
Fluorescent lighting — A fluorescent lamp is a gasfilled glass tube with a phosphor coating on the inside.
Gas inside the tube is ionized by electricity which causes
the phosphor coating to glow. Normally with two pins
that extend from each end.
Footing — A widened, below-ground base of a
foundation wall or a poured concrete, below-ground, base
used to support foundations or piers.
Forced air heating — a common form of heating with
natural gas, propane, oil or electricity as a fuel. Air is
heated through a heat exchanger and distributed through
a set of metal ducts.
Form — Temporary structure erected to contain concrete
during placing and initial hardening.
Foundation — The supporting portion of a structure
below the first floor construction, or below grade,
including the footings.
Framing — The structural wood, steel or concrete
elements of the building.
Gusset — A flat metal, wood, plywood or similar type
member used to provide a connection at the intersection
of wood members. Most commonly used at joints of wood
trusses. They are fastened by nails, screws, bolts, or
adhesives.
Gutter — The trough that channels water from the eaves
to the downspouts.
H-beam — A steel beam with a cross section resembling
the letter H.
H-clip — Small metal clips formed like an H that fits at
the joints of two plywood (or wafer board) sheets to
stiffen the joint. Normally used on the roof sheeting.
Header — A beam placed perpendicular to joists and to
which joists are attached in framing for around an
opening.
Hearth — The fireproof area directly in front of a
fireplace. The inner or outer floor of a fireplace, usually
made of brick, tile, or stone.
Heat pump — A device that uses compression and
decompression of gas to heat and/or cool a building.
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Heating load — The amount of heating required to keep
a building at a specified temperature during the winter,
based on an outside design temperature.
Hip — The external angle formed by the meeting of two
sloping sides of a roof.
Honeycombs — The appearance concrete makes when
aggregate in the concrete is visible and where there are
void areas in the concrete.
Hose bib — An exterior water faucet.
Hot wire — The wire that carries electrical energy to a
receptacle or other device-in contrast to a neutral, which
carries electricity away again. Normally the black wire.
HVAC — An abbreviation for Heat, Ventilation, and Air
Conditioning.
I-beam — A steel beam with a cross section resembling
the letter I.
Louvre — A vented opening into a room that has a
series of horizontal slats and arranged to permit
ventilation but to exclude rain, snow, light, insects, or
other living creatures.
Mansard roof — A roof with two sloping planes of
different pitch on each of its four sides. The lower plane
is steeper than the upper, and may be almost vertical.
Masonry — Stone, brick, concrete, hollow-tile, concrete
block, or other similar building units or materials.
Normally bonded together with mortar to form a wall.
Modified bitumen roof — A roof covering that is
typically composed of a factory-fabricated composite
sheet consisting of a copolymer-modified bitumen, often
reinforced with polyester and/or fiberglass, and installed
in one or more plies. The membrane is commonly
surfaced with field-applied coatings, factory-applied
granules or metal foil. The roofing system may
incorporate rigid insulation.
Mortise — A slot cut into a board, plank, or timber,
usually edgewise, to receive the tenon (or tongue) of
another board, plank, or timber to form a joint.
Irrigation — Lawn sprinkler system.
Neutral wire — Usually color-coded white, this wire
carries electricity from a load back to the service panel.
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Ice damming — The buildup of ice and water at the
eaves of a sloped roof. Melting snow on the roof
refreezes at the roof overhang, causing the damming.
Buildings with inadequate attic insulation or ventilation or
with large roof projections beyond the exterior walls are
more pronto to ice damming.
Jack post — A type of structural support made of metal,
which can be raised or lowered through a series of pins
and a screw to meet the height required. Typically used
as a replacement for an old supporting member in a
building.
Joist — One of a series of parallel beams, usually two
inches in thickness, used to support floor and ceiling
loads, and supported in turn by larger beams, girders, or
bearing walls.
Joist hanger — A metal U-shaped item used to support
the end of a floor joist and attached with hardened nails
to another bearing joist or beam.
Knob-and-tube wiring — A common form of electrical
wiring used before the Second World War. When in good
condition it may still be functional for low amperage use
such as smaller light fixtures.
Lath — A building material of narrow wood, metal,
gypsum, or insulating board that is fastened to the frame
of a building to act as a base for plaster, shingles, or
tiles.
Lattice — An open framework of crisscrossed wood or
metal strips that form regular, patterned spaces.
Leader — See Downspout.
Ledger — The wood or metal members attached to a
beam, studding, or wall used to support joist or rafter
ends.
Lintel — A horizontal structural member that supports
the load over an opening such as a door or window.
Load-bearing wall — A wall supporting its own weight
and some other structural elements of the building such
as the roof and floor structures.
Mullion — A vertical divider in the frame between
windows, doors, or other openings.
Newel post — The large starting post to which the end
of a stair guard railing or balustrade is fastened.
Nosing — The projecting edge of a molding or drip or
the front edge of a stair tread.
On center — The measurement of spacing for studs,
rafters, and joists in a building from the center of one
member to the center of the next.
Open valley — Method of valley construction in which
shingles on both sides of the valley are trimmed along a
chalk line snapped on each side of the valley. Shingles do
not extend across the valley. Valley flashing is exposed.
Open web steel joist — One of a series of parallel
beams, used to support floor and roof loads, and
supported in turn by larger beams, girders or bearing
walls. Consists of horizontal top and bottom chords, with
diagonal and/or vertical web members connecting the
chords together.
Oriented Strand Board or OSB — A manufactured 4foot-by-8-foot wood panel made out of one- to two-inch
wood chips and glue. Often used as a substitute for
plywood.
P-trap — Curved, U-section of drain pipe that holds a
water seal to prevent sewer gasses from entering a
building through a fixtures’ drain pipe.
Parapet — The portion of an exterior wall that extends
above the edge of a roof.
Parging — A thin layer of cement placed over masonry
units.
Partition — A wall that subdivides spaces within any
story of a building or room.
Paver — Materials (commonly masonry) laid down to
make a firm, even surface on the exterior.
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Performance bond — An amount of money (usually 10
percent of the total price of a job) that a contractor must
put on deposit with a governmental agency as an
insurance policy that guarantees the contractors’ proper
and timely completion of a project or job.
Perimeter drain — Typically 4-inch perforated plastic
pipe around the perimeter (either inside or outside) of a
foundation wall (before backfill) that collects and diverts
ground water away from the foundation.
Pilot light — A small, continuous flame (in a boiler, or
furnace) that ignites gas or oil burners when needed.
Pitch — (1) The degree of roof incline expressed as the
ratio of the rise, in feet, to the span, in feet. (2) A thick,
oily substance commonly obtained from tar, used to seal
out water at joints and seams. Pitch is produced from
distilling coal tar, wood tar, or petroleum.
Quarry tile — A man-made or machine-made clay tile
used to finish a floor or wall. Generally 6 inches by 6
inches by ¼-inch thick .
R value — A measure of insulation’s resistance to heat
flow. The higher the R value the more effective the
insulation.
Rafter — (1) The framing member that directly supports
the roof sheathing. A rafter usually follows the angle of
the roof, and may be a part of a roof truss. (2) The
supporting framing member immediately beneath the
deck, sloping from the ridge to the wall plate.
Rafter, hip — A rafter that forms the intersection of an
external roof angle.
Rafter, valley — A rafter that forms the intersection of
an internal roof angle.
Rake edge — The overhang of an inclined roof plane
beyond the vertical wall below it.
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Pitch pocket — A container, usually formed of sheet
metal, around supporting connections with roof-mounted
equipment. Filling the container with pitch, or better yet,
plastic roof cement, helps seal out water even when
vibration is present. A pitch pocket is not the preferred
method of flashing a roof penetration.
PVC or CPVC — (Polyvinyl choride) A type of white or light
gray plastic pipe sometimes used for water supply lines
and waste pipe.
Plan view — Drawing of a structure with the view from
overhead, looking down.
Rebar — Reinforcing bar. Ribbed steel bars installed in
concrete structures designed to strengthen concrete.
Comes in various thicknesses and strength grades. May
be epoxy coated to enhance rust resistance.
Plate — Normally a horizontal member within a framed
structure, such as: (1) sill plate — a horizontal member
anchored to a concrete or masonry wall; (2) Sole plate —
bottom horizontal member of a frame wall; or (3) top
plate — top horizontal member of a frame wall
supporting ceiling joists, rafters, or other members.
Refrigerant — A substance that remains a gas at low
temperatures and pressure and can be used to transfer
heat. Freon is an example.
Plenum — The main supply air or return air duct leading
from a heating or cooling unit.
Reglaze — To replace a broken window.
Plumbing stack — A plumbing vent pipe that penetrates
the roof.
Ply — A term to denote the number of layers of roofing
felt, veneer in plywood, or layers in built-up materials, in
any finished piece of such material.
Point load — A point where a bearing/structural weight
is concentrated and transferred to another structural
member or component.
Portland cement — Cement made by heating clay and
crushed limestone into a brick and then grinding to a
pulverized powder state.
Post — a vertical framing member usually designed to
carry a beam.
Post-and-beam — A basic building method that uses
just a few hefty posts and beams to support an entire
structure. Contrasts with stud framing.
Power vent — A vent that includes a fan to speed up air
flow.
Pressure relief valve — A safety device mounted on a
water heater or boiler. The relief valve is designed to
release any high pressure in the vessel and thus prevent
tank explosions.
Pressure-treated wood — Lumber that has been
saturated with a preservative to resist rot.
CDW Engineering
Register — A grille placed over a supply air or return air
duct.
Reinforcing — Steel rods or metal fabric placed in
concrete slabs, beams, or columns to increase their
strength.
Relief valve — A device designed to open if it detects
excess temperature or pressure. Commonly found on
water heating or steam producing systems.
Resilient flooring — A durable floor cover that has the
ability to resume its original shape.
Retaining wall — A structure that holds back a slope or
elevation of land and prevents erosion.
Ridge — The horizontal line at the junction of the top
edges of two sloping roof surfaces.
Riser — A vertical member between two stair treads.
Roll roofing — Asphalt roofing products manufactured in
roll form.
Romex — A name brand of nonmetallic sheathed
electrical cable that is used for indoor wiring.
Roof deck — The surface, installed over the supporting
framing members, to which the roofing is applied.
Roof sheathing — The wood panels or sheet material
fastened to the roof rafters or trusses on which the
shingle or other roof covering is laid.
Roof valley — The “V” created where two sloping roofs
meet.
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Roofing membrane — The layer or layers of
waterproofing products that cover the roof deck.
Run, stair — The horizontal distance of a stair tread
from the nosing to the riser.
Saddle — Two sloping surfaces meeting in a horizontal
ridge, used between the back side of a chimney, or other
vertical surface, and a sloping roof. Used to divert water
around the chimney or vertical surface.
Sanitary sewer — A sewer system designed for the
collection of waste water from the bathroom, kitchen and
laundry drains, and is usually not designed to handle
storm water.
Sash — The frame that holds the glass in a window,
often the movable part of the window.
Saturated felt — A felt that is impregnated with tar or
asphalt.
Scratch coat — The first coat of plaster, which is
scratched to form a bond for a second coat.
Solid waste pump — A pump used to ‘lift’ waste water
to a gravity sanitary sewer line. Usually used in
basements and other locations which are situated below
the level of the city sewer.
Spalling — The cracking and breaking away of the
surface of a material.
Span — The clear distance that a framing member
carries a load without support (between structural
supports).
Splash block — A pad placed under the lower end of a
downspout to divert the water from the downspout away
from the building. Usually made out of concrete or
fiberglass.
Stair stringer — Supporting member for stair treads.
Can be a notched plank or a steel member.
Starter strip — Asphalt roofing applied at the eaves that
provides protection by filling in the spaces under the
cutouts and joints of the first course of shingles.
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Scupper — (1) An opening for drainage in a wall, curb or
parapet. (2) The drain above a downspout or in a flat
roof, usually connected to the downspout.
Soffit — (1)The finished underside of the eaves. (2) A
small ceiling-like space, often out of doors, such as the
underside of a roof overhang.
Sealer — A finishing material, either clear or pigmented,
that is usually applied directly over raw wood or concrete
for the purpose of sealing the wood or concrete surface.
Seasoning — Drying and removing moisture from green
wood in order to improve its usability.
Service equipment — Main control gear at the electrical
service entrance, such as circuit breakers, switches, and
fuses.
Service lateral — Underground power supply line.
Step flashing — Flashing application method used
where a vertical surface meets a sloping roof plane.
Storey — That part of a building between any floor or
between the floor and roof.
Storm collar — A metal flashing used to seal around a
penetration in a roof.
Storm sewer — A sewer system designed to collect
storm water, separate from the waste water system.
Storm window — An extra window usually placed
outside of an existing one, as additional protection
against cold weather, or damage.
Shake — A wood roofing material, normally cedar or
redwood. Produced by splitting a block of the wood along
the grain line. Modern shakes are sometimes machine
sawn on one side.
Stucco — An outside plaster finish made with Portland
cement as its base.
Sheathing — (1) Sheets or panels used as roof deck
material. (2) Panels that lie between the studs and the
siding of a structure.
Stud — One of a series of slender wood or metal vertical
structural members placed as supporting elements in
walls and partitions.
Short circuit — A situation that occurs when hot and
neutral wires come in contact with each other. Fuses and
circuit breakers protect against fire that could result from
a short.
Stud framing — A building method that distributes
structural loads to each of a series of relatively
lightweight studs. Contrasts with post-and-beam.
Sump — Pit or large plastic bucket/barrel inside a
basement, designed to collect ground water (storm
water) from a perimeter drain system.
Sill — (1) The two-by-four or two-by-six wood plate
framing member that lays flat against and bolted to the
foundation wall (with anchor bolts) and upon which the
floor joists are installed. (2) The member forming the
lower side of an opening, as a door sill or window sill.
Sump pump — A submersible pump in a sump pit that
pumps any excess ground water to the storm sewer.
Skylight — A more or less horizontal window located on
the roof of a building.
Suspended ceiling — A ceiling system supported by
hanging it from the overhead structural framing.
Slab-on-grade — A type of foundation with a concrete
floor which is placed directly on the soil. In warm
climates, the edge of the slab is usually thicker and acts
as the footing for the walls. In cold climates, the slab is
independent of the perimeter foundation walls.
Tempered — Strengthened. Tempered glass will not
shatter nor create shards, but will “pelletize” like an
automobile window. Required in tub and shower
enclosures, for example.
Sleeper — Usually, a wood member that serves to
support equipment.
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Termites — Insects that superficially resemble ants in
size, general appearance, and habit of living in colonies;
hence, they are frequently called “white ants.”
Subterranean termites establish themselves in buildings
not by being carried in with lumber, but by entering from
ground nests after the building has been constructed. If
unmolested, they eat out the woodwork, leaving a shell
of sound wood to conceal their activities, and damage
may proceed so far as to cause collapse of parts of a
structure before discovery.
Terra cotta — A ceramic material molded into masonry
units.
Threshold — The bottom metal, concrete, or wood plate
of an exterior door frame. They may be adjustable to
keep a tight fit with the door slab.
Toenailing — To drive a nail in at a slant. Method used
to secure floor joists to the plate. Not acceptable for
securing joists flush to a header or beam.
UV rays — Ultraviolet rays from the sun.
Valley — The inward angle formed by two intersecting,
sloping roof planes. Since it naturally becomes a water
channel, additional attention to waterproofing it is
desirable.
Vapour barrier — A building product installed on
exterior walls and ceilings under the drywall and on the
warm side of the insulation. It is used to retard the
movement of water vapour into walls and prevent
condensation within them. Normally, polyethylene plastic
sheeting is used.
Vent — A pipe or duct allowing the flow of air and gases
to the outside. In a plumbing system, the vent is
necessary to allow sewer gases to escape to the exterior
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Tongue-and-groove — A joint made by a tongue (a rib
on one edge of a board) that fits into a corresponding
groove in the edge of another board to make a tight flush
joint. Typically, the subfloor plywood is tongue-andgroove.
Underlayment — (1) A one-quarter-inch material placed
over the subfloor plywood sheathing and under finish
coverings, such as vinyl flooring, to provide a smooth,
even surface. (2) A secondary roofing layer that is
waterproof or water-resistant, installed on the roof deck
and beneath shingles or other roof-finishing layer.
Top chord — The upper or top member of a truss.
Trap — A plumbing fitting that holds water to prevent
air, gas, and vermin from entering into a building.
Tread — The walking surface board in a stairway on
which the foot is placed.
Treated lumber — A wood product which has been
impregnated with chemicals to reduce damage from
wood rot or insects. Often used for the portions of a
structure which is likely to be in ongoing contact with soil
and water. Wood may also be treated with a fire
retardant.
Truss — An engineered and manufactured roof support
member with “zig-zag” framing members. Does the same
job as a rafter but is designed to have a longer span than
a rafter.
Tube-and-knob wiring — See knob-and-tube wiring.
UFFI — Urea Formaldehyde Foam Insulation, a foam
insulation blown into existing walls. (Pronounced “youfee”)
Ultraviolet degradation — A reduction in certain
performance limits caused by exposure to ultraviolet
light.
CDW Engineering
Vermiculite — A mineral closely related to mica, with
the faculty of expanding on heating to form lightweight
material with insulation quality. Used as bulk insulation
and also as aggregate in insulating and acoustical plaster
and in insulating concrete floors.
Water closet — A toilet.
Weather stripping — Narrow sections of thin metal or
other material installed to prevent the infiltration of air
and moisture around windows and doors.
Weep holes — Small holes in exterior wall cladding
systems that allow moisture to escape and air pressure
equalization in the cavity space drained by the weep
hole.
Wythe — (rhymes with “tithe” or “scythe”) A vertical
layer of masonry that is one masonry unit thick.
Zone — The section of a building that is served by one
heating or cooling loop because it has noticeably distinct
heating or cooling needs. Also, the section of property
that will be watered from a lawn sprinkler system.
Zone valve — A device, usually placed near the heater
or cooler, which controls the flow of water or steam to
parts of the building; it is controlled by a zone
thermostat.
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