Building Condition Assessment Report
C3b - Holly Drive Cottage 106
Building Condition Assessment Reports
Asset
Address
C3b - Holly Drive cottage 106
Riverview Lands, 2601 Lougheed Highway, Coquitlam, BC.
V5C 4J2
Construction Year
1918.
Size (Gross Floor Area)
3,087
Asset Type
Floors Above Ground
Report Date
Sq.Ft.
RV_Cottage 107 etc., 2 Story Vinyl Siding & 15% Brick Veneer /
Wood Frame
1
October 2013
1
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
Executive Summary
Cottage 106 is one of nine residences that were initially constructed to accommodate various site staff. This
Cottage was constructed in 1918 as the Farm Superintendent’s Residence. It is one and a half storeys with wood
frame construction with stucco finish. It has a side entry porch, a jerkhin-headed roof with a jerkhin-headed
dormer. The Cottage is 286.88 m2 and is centrally located, close to site services and several major BCMHS
facilities. Cottage 106 was given a “good” rating in the previous Heritage Evaluation. This Cottage is currently
occupied by PHSA, FPS. PHSA have requested to renew their tenancy for a further five year term.
This report assumes a continuation of the current use (or previous use if building is vacant) and does not include
costs associated with a change of use of the building.
Summary Results of Assessment: C3b - Holly Drive Cottage 106
Replacement Costs
$574,348.00
Renewal Costs
$312,200.00
FCI
54%
Definitions:
• Replacement Cost: The combined costs (construction only - soft costs are not included) to replace all the components
g without demolition and rebuilding.
g This number is arrived at from RS Means and other sources then
in the building
verified (validated) by the persons doing the building assessments.
• Renewal Cost: The combined costs (construction only - soft costs are not included) of all the identified renewal needs.
• Facility Condition Index (FCI): a ratio of renewal costs divided by replacement costs
• FCI Level Definitions:
o Good: 0%-5%
o Fair: 6%-10%
o Poor: 11%-30%
o Critical: greater than 30%
2
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
A10 Foundations
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$35,000
Footings and foundation's are reinforced
(presumed)concrete cast in place.
Commentary (Condition ...)
Various locations indicate issues with perimeter
drainage.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Study
$1,500
2014.
Foundation perimeter drainage.
Commentary
Investigate extent of perimeter drainage and
repair as required. Study required to address
seismic and overall building conditions.
Poor
A20 Basement Construction
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$45,000
Reinforced slab on grade.
Footings and foundations reinforced, cast in
place.
Commentary (Condition ...)
There are visual signs (efflorescence) of water
ingress.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Study
$0
2014.
There are visual signs of water ingress.
Investigate source of leakage into basement.
Commentary
Study required to address seismic and overall
building structural conditions.
3
Poor
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
B10 Superstructure
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$25,000
Wood frame construction with side entry porch.
Chimney for fireplace. No visual signs of
distress.
Commentary (Condition ...)
The building’s framing system appears to consist
of standard dimensional lumber, joists, studs
and beams; however this was not verified due to
the presence of architectural finishes. The
gravity load resistance system has provided
acceptable performance levels.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Study
$0
2014.
The structural system for the above grade
portion of the building is wood framing, which
would be typical for this building type/era.
Commentary
Study required to address seismic and overall
building conditions. See "Foundations"
Good
B2010 Exterior Walls
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
Commentary (Condition ...)
1918.
$130,000
Rock dash stucco, painted.
The buildings framing system appears to consist
of standard sawn lumber, joists and beams with
the exception of reinforced concrete posts and
beams at front entry porch area.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Repair
$6,000
2014.
Targeted repairs to stucco siding, (short term).
Commentary
Cracking has occurred due to age and exposure
to elements.
4
Fair
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
B2020 Exterior Windows
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$30,000
Original single glazed wood frame casement
windows. 22 total.
Commentary (Condition ...)
Mix of wood casement vertical slide and fixed
multi-pane wood casement single glazed
windows.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$30,000
2018.
Original wood frame windows. Replace or repair
windows.
Commentary
Re & re with new, or repair and paint existing
trim.
Fair
B2030 Exterior Doors
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$6,000
Front entry solid wood with lite and rear and
basement entry exterior wood doors with lites. 3
total.
Commentary (Condition ...)
Doors are beyond life cycle. Condition is fair to
poor. Glass lites are single glazed.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$6,000
2018.
Replace exterior doors.
Commentary
Doors are beyond life cycle. Condition is fair to
poor. Glass lites are single glazed.
5
Fair
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
B30 Roofing
Component
1
Last Major Action Year
Replacement Value
What & Where
2010.
$50,000
Jerkhin-head roof with a Jerkhin-head dormer
asphalt shingled.
Commentary (Condition ...)
New roof 2010.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$50,000
2032.
Overall Condition
Good
Overall Condition
Fair
Commentary
C1010 Partitions
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$40,000
Lath & plaster on wood studs, painted.
Commentary (Condition ...)
Repair damaged walls throughout and paint as
required.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Repair
$40,000
2029.
Ensure any/all compromised wall finishes are
reinstated to ensure fire separations remain
intact.
Commentary
Asbestos identified in various areas, guidelines
must be followed. Ensure Asbestos inventory is
updated.
6
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
C1020 Interior Doors
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$40,000
Original solid wood interior doors.
Commentary (Condition ...)
Most raised panel with wood frames. Some with
single glazed glass lite panels.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$40,000
2018.
Upgrade, replace doors.
Commentary
Frames and doors do not have a Fire
Resistance Rating tag.
Fair
C1030 Fittings
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1995.
1995
$24,000
Kitchen and bathroom cabinetry.
Commentary (Condition ...)
Melamine veneer surfaced particle board
cabinets and laminate countertops.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$24,000
2018.
Replace fittings.
Commentary
Fixed fittings throughout in fair condition.
7
Fair
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
C20 Stairs
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$14,000
Exterior: Mix of reinforced concrete and wood
frame.
Interior: Wood frame with carpet finish.
Commentary (Condition ...)
Interior stairs in good condition. Exterior stairs in
varying need of repair.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$14,000
2018.
Concrete and wood frame stair finishing.
Commentary
Repair concrete stair and stairwells, power wash
and paint. Wood frame stairs require paint or
stain finish.
Fair
C3010 Wall Finishes
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$11,000
Basement perimeter walls reinforced (presumed)
concrete, full height with interior wood framed
bearing walls. Upper floor - Lath and Plaster
walls.
Commentary (Condition ...)
Overall in good to fair condition.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$11,000
2018.
Repair and repaint walls as required.
Commentary
Ensure any/all compromised wall finishes are
reinstated to ensure fire separations remain
intact. Asbestos identified in various areas,
guidelines to be followed. Ensure Asbestos
inventory is updated.
8
Good
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
C3020 Floor Finishes
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$25,000
Wood floor substrate with vinyl and carpet
finishes, main and second floor. Reinforced
concrete floor in basement.
Commentary (Condition ...)
Overall condition good to fair condition.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$25,000
2018.
Common areas, carpet.
Walk-in closet, VC Tile. May have ACM.
Kitchen and bathroom, Armstrong vinyl sheet
goods.
Commentary
Re & re as required. ACMaterials have been
identified in various areas, guidelines must be
followed. Ensure Asbestos inventory is updated.
Good
C3030 Ceiling Finishes
Overall Condition
Component
1
Last Major Action Year
Replacement Value
1918.
$15,000
What & Where
Painted lath and plaster ceilings. Living and
dining rooms have coffered ceilings. Enclosed
porch area has painted strip T & G finish,
painted.
Commentary (Condition ...)
Conditions range fair to poor.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$15,000
2018.
Re & re as required.
Commentary
Re & re as required. ACMaterials have been
identified in various areas, guidelines must be
followed. Ensure Asbestos inventory is updated.
9
Fair
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
D2010 Plumbing Fixtures
Component
1
Last Major Action Year
Replacement Value
What & Where
1995.
$10,000
Kitchen, 2 washrooms and laundry room in
basement.
Commentary (Condition ...)
Era and finishes of units vary.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$10,000
2018.
Replace fixtures as required.
Commentary
Upgrade fixtures with water efficient type units.
Overall Condition
Fair
Overall Condition
Fair
D2020 Domestic Water Distribution
Component
1
Last Major Action Year
Replacement Value
1918.
1918
$5,000
What & Where
Main supply copper piping in basement with
PRV. Washer connections have thrust arresters
installed.
Commentary (Condition ...)
1/2" copper supply lines to each floor with
flexible and non-flexible connections to each
fixture.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Study
$1,500
2014.
Domestic water system.
Commentary
Recommend Consultant study to define scope of
work and order of magnitude for multiple
buildings on site to achieve economies of scale.
10
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
D2030 Sanitary Waste
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$3,000
Sanitary sewer from building to collector on site.
Commentary (Condition ...)
Cast in iron piping - Gravity based risers leading
to sewer pipe in the basement.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Study
$0
2014.
Sanitary waste lines.
Commentary
Assess at time of domestic Water Distribution
Consultant study.
Fair
D2040 Rain Water Drainage
O
Overall
ll C
Condition
di i
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$2,000
Gravity based storm system terminating in main
collector on site.
Commentary (Condition ...)
Eavestrough with exterior rigid rainwater leaders
to perimeter drainage.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Repair
$500
2014.
Gutters, rain water leaders and perimeter
drainage.
Commentary
Repair at various locations as required.
11
G d
Good
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
D2095 Domestic Water Heaters
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
2000.
$1,200
Electric hot water storage tank.
Commentary (Condition ...)
Replaced in 2001.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$1,200
2014.
Replace hot water tank.
Commentary
Hot water tank located in basement. Replace at
first sign of leaking.
Fair
D3012 Gas Supply System
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
2011.
2011
$6,000
Propane heating with heat exchanger in
basement.
Commentary (Condition ...)
3 - 100 gallon propane fuel interconnected
storage tanks
located in outside mechanical room.
Upgrade completed 2011.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Maintenance
$1,000
2014.
Replace system.
Commentary
Future heating system TBD based on future
development.
12
Good
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
D3027 Heating Generating Equipment & Piping Insulation
Component
1
Last Major Action Year
Replacement Value
What & Where
2011.
$10,000
Viessmann propane gas fired wall mounted
condensing boiler with heat exchanger in
basement. New 2011
Commentary (Condition ...)
Hot water piping to cast iron heat registers.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Commentary
Maintenance
$1,000
2014.
Overall Condition
Good
Overall Condition
Good
D3045 Exhaust Ventilation Systems
Component
1
Last Major Action Year
Replacement Value
What & Where
Commentary (Condition ...)
1995.
$2,500
Kitchen & laundry exhaust.
Clean exhaust systems annually.
Action
1.
Action type
Action Cost
Action Year
Replacement
$2,500
2020.
Brief Description
Commentary
13
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
D3055 Fin Tube Radiation
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$5,000
Cast in iron radiators.
Commentary (Condition ...)
Re & re as required.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$5,000
2018.
Cast iron radiators throughout,
Commentary
Re & re as required.
Overall Condition
Good
Overall Condition
Good
D3060 Controls And Instrumentation
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$6,000
Cast iron radiators throughout cottage.
Commentary (Condition ...)
Manual control throttle valves on each C.I.
radiator.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$6,000
2018.
Original equipment.
Commentary
Re & re as required.
Recommend Mechanical Consultant
assessment to define scope of work and order of
magnitude for multiple buildings on site to
achieve economies of scale.
14
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
D5010 Electrical Service And Distribution
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1995.
$10,000
150 Amp electrical service.
Commentary (Condition ...)
Main panel and meter located in basement.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$10,000
2018.
Commentary
All wiring devices (interior and exterior) should
be tested for correct wiring, polarity and retentive
force. Any defective devices should be replaced.
Good
D5021 Branch Wiring
Component
1
Last Major Action Year
Replacement Value
What & Where
1995.
$15,000
Insulated copper wiring.
Commentary (Condition ...)
Typically not visible.
Overall Condition
Action
1.
Action type
Action Cost
Action Year
Brief Description
Repair
$2,000
2014.
Insulated copper wiring. Interior/exterior wiring &
devices.
Commentary
All wiring devices (interior & exterior) should be
tested for correct wiring polarity and retentive
force. Any defective devices should be replaced.
15
Good
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
D5022 Lighting Equipment
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1995.
$3,000
Mostly incandescent some flourescent in the
kitchen and metal halide on exterior.
Commentary (Condition ...)
Lighting - General
With advances in technology, there are
opportunities for energy savings that will offset
the cost of lighting retrofits. For example, the
cost of LED lighting, which uses far less energy
than traditional fluorescent or incandescent
lights has reduced drastically, and may be an
economical choice. Also, T-5 fluorescent fixtures
use less energy than T-8 fixtures.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$3,000
2018.
Mostly incandescent some flourescent in the
kitchen and metal halide on exterior.
Commentary
Upgrade exterior/interior light fixtures as
required.
Undertake a lighting study or energy audit to
investigate/determine energy savings for all
cottages on site.
Fair
D5033 Telephone Systems
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$5,000
The main telephone equipment is located in the
basement with wall mounted handset centrally
located on main floor.
Commentary (Condition ...)
Phone system provided and maintained by
service provider (Telus typically).
Action
1.
Action type
Action Cost
Action Year
Brief Description
Commentary
Replacement
$1,000
2025.
16
Good
Building Condition Assessment Report
C3b - Holly Drive Cottage 106
D5037 Fire Alarm System
Overall Condition
Component
1
Last Major Action Year
Replacement Value
What & Where
1918.
$648
Fire Alarm system is located in the basement
and is regularly tested as required by code and
monitored by a third party service contractor.
Commentary (Condition ...)
Smoke detectors are located appropriately
throughout the facility. Pull station and alarm bell
located by front entrance. Smoke detectors tend
to get replaced, as they fail, by the service
contractor.
Action
1.
Action type
Action Cost
Action Year
Brief Description
Replacement
$5,000
2025.
Replace fire alarm control panel.
Commentary
The cottage is equipped with a fire alarm
system. The fire alarm panel is located in the
basement. The panel is aging but should
operate well for another 5 to 10 years. It will still
be operational after 10 years; however;
experience dictates that it becomes
becomes increasingly
increasingly
difficult to find replacement parts and technical
support for older fire alarm control panels.
Therefore, it becomes a discretionary call that at
some point in time replacing the panel is less
costly than trying to maintain it. 5K has been
budgeted for the replacement of the fire alarm
panel within 10 years time to account for
changes in the product line of the suppliers.
17
Good