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REPORT

Type II - Building Condition Audit


Blackburn Preschool Day Care
202 Glen Park Drive
Ottawa, ON

Prepared for:
City of Ottawa
Building and Park Assets Unit
Asset Management Branch - ISD
100 Constellation Crescent
Ottawa, ON K2G 6J8

Date: December 3, 2014

FINAL

Report No. 2140576.00


L:\PROJ\2140576\07 FINAL REPORT\BLACKBURN PRESCHOOL DAY CARE BCA REPORT - FINAL.DOC

Morrison Hershfield | 2440 Don Reid Drive, Suite 200, Ottawa, ON K1H 1E1 Canada | Tel 613 739 2910 Fax 613 739 4926 | morrisonhershfield.com

TABLE OF CONTENTS
Page
1.

2.

3.

4.

5.

INTRODUCTION

1.1

Site Background

1.2

Scope of Work

1.3

Participants

1.4

Limitations

1.5

Terminology

EXECUTIVE SUMMARY

2.1

Building Condition Highlights

2.2

Building Structure

2.3

Building Envelope

2.4

Roof

2.5

Interior Elements

2.6

Electrical

2.7

Mechanical

2.8

Life Safety Systems

2.9

Operational & Functional Components

2.10

Site Work

10

2.11

Code Compliance Issues

10

2.12

Recommended Investigations

10

2.13

Lifecycle Costing Forecast

10

BUILDING STRUCTURE

11

3.1

Foundation

11

3.2

Superstructure

11

BUILDING ENVELOPE

12

4.1

Windows

12

4.2

Exterior Doors

12

4.3

Exterior Steps and Ramps

13

4.4

Exterior Cladding

14

4.5

Sealant

15

4.6

Insulation, Air/Vapour Barrier

15

ROOFING

16

TABLE OF CONTENTS (continued)


Page
5.1
6.

7.

8.

9.

Asphalt Shingles

16

BUILDING INTERIOR

18

6.2

Ceilings

18

6.3

Flooring

18

6.4

Walls

18

6.5

Interior Doors

19

6.6

Fitments

19

6.7

Washroom Fixtures

19

ELECTRICAL SYSTEMS

21

7.1

Main Service

21

7.2

Interior Panelboards

21

7.3

Conduit and Raceways

21

7.4

Lighting Systems

22

7.5

Electric Heaters

22

MECHANICAL SYSTEMS

24

8.1

Domestic Water Systems

24

8.2

Air Conditioning Systems

24

8.3

Fan Systems

24

8.4

Plumbing

24

LIFE SAFETY SYSTEMS

26

9.1

Fire Alarm Systems

26

9.2

Security Lighting (Exterior)

26

9.3

Fire Extinguishers

26

9.4

Emergency Lighting Systems

26

10.

OPERATIONAL & FUNCTIONAL COMPONENTS

27

11.

SITE WORK

29

11.1

Surface Drainage

29

11.2

Fencing

29

11.3

Walkways

29

11.4

Playground

29

TABLE OF CONTENTS (continued)


Page
12.

APPLICABLE CODE COMPLIANCE ISSUES

30

13.

RECOMMENDED INVESTIGATION

31

14.

LIFECYCLE FORECAST

32

APPENDIX A Remediation Summary


APPENDIX B Plans (none available)
APPENDIX C CDs
APPENDIX D Foundation Report

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

1. INTRODUCTION
Morrison Hershfield Limited was retained by the City of Ottawa to conduct a Type II Building Condition Audit of the Blackburn Preschool Day Care located at 202 Glen Park
Drive, Ottawa, Ontario. Client authorization to proceed was received via Purchase Order
No. 46396075.

1.1

Site Background
The building consists of north and south classrooms connected to a central core.
Each classroom is constructed from two portable prefabricated buildings. The
portables were moved to the site in 1974 (when the central core was built); it is our
understanding that the portables were used when installed. An unheated addition
was installed at the rear of the south classroom approximately 10 years ago. The
building is clad with metal siding and the roof protected by asphalt shingles.
As per the request for proposal, we have provided a cost for the replacement of the
Day Care facility with new portables.

Number

Event

1.1.1.1

Replace the existing portables with new


portables.

Condition

Years

Cost/
Occurrence

Fair

2015

$400,000

Although a 20-year horizon of estimated costs is presented, Building Condition


Audits should be updated at least every 10 years. The cost is below the dollar
threshold of this report.

1.1.1 Reference Documents


No documents/drawings were provided for our review to assist in the
preparation of this report.

1.2

Scope of Work
Our review was based on the following:

Project No.: 2140576.00

A review of available architectural, structural, mechanical, electrical and site


drawings and specifications, and other available documentation.

A meeting with representatives of the building on-site at the time of our site
visit to discuss the history of maintenance and repairs at the building, the
current operation and function of the building and systems, and any known
problems, current issues and concerns.

A visual review of the building and systems to determine general condition of


building components and systems to establish significant repair requirements
(threshold of $7,500), to plan future projects (within the next 20 years) and to
determine funding requirements to implement those projects.

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

Elements to be addressed include the following:

Building Structure and structural add-ons (for visually apparent signs of


distress, defects or material deterioration);

Building Envelope (exterior cladding systems, doors and windows, sealants);

Roof;

Interior finishes (ceilings, floors, walls and interior doors);

Mechanical Systems including cooling and ventilation systems, DHW


systems, and plumbing systems;

Electrical Systems including electrical supply and distribution, lighting, and


heating; and

Exterior site elements.

For each element there is a discussion including:

a description of the system and components, including areas served by the


equipment, the location of the item, type of material, and manufacturer (serial
and model number, if available);

a statement on the current condition of the system and components,

a list of repairs and replacements recommended by Morrison Hershfield for


this system and component within the next 20 years, where applicable, and

a description of major problem areas requiring further in-depth testing, as


observed.

The findings are summarized in a Building Condition Audit Report with tables that
can be used as a preliminary plan and budget for the building. For each identified
task we have provided our assessment of priority, schedule, and budget construction
cost estimate (class D).

1.2.1 Opinions of Probable Cost


Opinions of probable cost presented assume a like with like replacement or
replacement with current technology, unless otherwise noted. Opinions of
probable cost do not reflect any re-purposing or future functional program
changes.
The costs shown throughout this report and in the Cost ($) Excl. Tax & PM
Fees column of the tables are provided only as an indication of possible
construction cost of remedial work. Cost estimates include the cost of
materials, installation, equipment rentals and consultant design fees and
contingency (typically 20%), as applicable. The repair or replacement costs
are based on published construction cost data, recent bid prices on similar
work, information provided by the owner, and our experience. More precise
opinions of probable cost would require more detailed investigation to define
the scope of work.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

The opinions of probable cost we have presented can vary due to a number
of reasons including changing market conditions, availability of newer
materials and systems, and increased or decreased scope of work than we
have identified.
All opinions of probable cost assume that regular annual maintenance and
repairs will be performed to all elements at the facility.
Quantities used in preparation of probable costs are estimates based on
available drawings; no measurements were taken on site to confirm the
accuracy of the provided information. Where drawings were not available,
limited measurements were taken on site, as needed, to develop opinions of
probable costs. In some instances, budgets have been estimated based on
overall square footage of the building. All costs are identified in 2014
Canadian dollars.
The costs shown within the Tables in the Lifecycle Forecast Section and
Appendix A (except for the Cost ($) Excl. Tax & PM Fees column) include a
City of Ottawa project management fee (15% applied to the before tax cost)
and taxes (13% HST, not applied to the PM fee).

1.2.2 Life Expectancy


We have provided the normal life expectancy for each component. This is
the time that the equipment/component might be expected to remain in
operation before replacement. Our comments are in reference to what we
consider to be good practice in the context of this building type. The normal
life expectancies are based on our experience of similar
equipment/components operating in similar environments, manufacturers
recommendations and published industry guidelines. Whenever possible, we
have used the realized service life of the component at the facility.
The actual realized service life of any component is dependent upon a
number of factors. These factors include quality of the component and
installation, the level and quality of maintenance, number of hours of
operation, design and installation quality, operating environment and
equipment and material quality.
Replacement may occur for any number of reasons including, but not limited
to failure, general obsolescence, reduced reliability, excessive maintenance
costs, tenant requirements, business strategies, aesthetics, etc.

1.2.3 Operational and Functional Components


For the structural review, and review of structural add-ons (operational and
functional components), we conducted a visual review of readily accessible
and exposed structural members and related structural elements at a
sampling of locations for evidence of structural distress, defects or material
deterioration. Our visual review was completed from grade, accessible roof
levels, and the building interior, including service platforms or mezzanines
that have fixed access. Exposed structural elements that were not within

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

arms reach were visually sampled using binoculars or similar visual aids.
Where the structural elements are concealed, we reviewed the adjacent
finishes and components for evidence of structural distress, such as cracked
or buckled finishes. Given that our review has been made on a random
sampling basis and that structural members were generally not subjected to
their full design live loads (including wind and seismic effects), this type of
review is very limited in identifying hidden or latent structural defects. Where
accessible, we conducted a random sampling review of the structural
elements above the level of the suspended ceiling tiles. The locations of
these ceiling reviews are documented on floor plans, included as an
Appendix to this report. Where signs of structural deterioration, distress or
defects were identified we notified the Audit Coordinator at the completion of
the site visit and provided our recommendations for appropriate actions which
may or may not include further investigation, analysis or monitoring. These
recommendations are summarized within the Building Condition Audit report.

1.2.4 Designated Substance Review


A Designated Substance Review was not conducted as part of the Scope of
Work for this Building Condition Assessment.

1.3

Participants
This report has been prepared and/or reviewed by various personnel within Morrison
Hershfield. The following are the reviewers and the respective disciplines for which
each was responsible.

Heather Penner, CET conducted the review of the building and site elements
and prepared this report.

Allison Huffman, P.Eng., provided technical review of the structure, building


envelope, interior finishes and site sections of the report and as Project
Manager provided overall quality assurance review.

Brian Michels, P.Eng. provided technical review of the mechanical sections of


this report.

Wm. Jeff Siddall, LEL, CET provided technical review of the electrical
sections of this report.

Paul Cheney reviewed the crawl space and the foundation supports.

1.3.1 Site Visit


Morrison Hershfield conducted the visual review of the building, mechanical
and electrical systems on October 3, 2014. During our review of the facility,
we were accompanied by Ted Keyes and Mark Winder who provided access
to areas of the facility and background information.

1.4

Limitations
The Morrison Hershfield scope of work specifically excluded:

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

Code compliance study;

Inspection of concealed elements, intrusive openings, or opening of system


components for internal inspection;

Verifying operation of systems;

Engineering design/analysis;

Energy performance audit;

Seismic screening or structural analysis; and

Routine maintenance tasks and repairs, and associated costs.

This report was prepared for the exclusive use of the City of Ottawa, and may not be
reproduced, in whole or in part, or used or relied upon by any other party. Morrison
Hershfield accepts no responsibility for any damages suffered by any third party as a
result of decisions made or actions taken based on this report.
Professional judgment was exercised in gathering and analyzing the information
obtained and in the formulation of the conclusions. Like all professional persons
rendering advice, we do not act as insurers of the conclusions we reach, but we
commit ourselves to care and competence in reaching those conclusions. No other
warranties, either expressed or implied, are made.
The assessment is based, in part, on information provided by others. Unless
specifically noted, we have assumed that this information was correct and have
relied on it in developing our conclusions. It is a basic assumption that any
correspondence, material, data, evaluations and reports furnished by others are free
of latent deficiencies or inaccuracies except for apparent variances discovered
during the work.
No testing, detailed analysis or design calculations were conducted. If the need for
such procedures is identified during the course of the work they will be relayed to the
client.
Conclusions are based on a visual review of a sampling of building elements for the
purpose of identifying major deficiencies within the building, building elements and
site. Observations were made only of those areas that were readily accessible
during our review. The general findings reported may not be extended to portions of
the facility that were unavailable for direct observation at the time of the Morrison
Hershfield visits.
It is possible that unexpected conditions may be encountered at the facility that have
not been explored within the scope of this report. Should such an event occur,
Morrison Hershfield should be notified in order that we may determine if
modifications to our conclusions are necessary.
Any comments or conclusions within this report represent our opinions, which are
based upon the documents provided to us, our review of physical conditions, and our
past experience.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

1.5

Terminology
The current condition of the major systems and components were rated using the
following terminology:
Very Good:

Asset or assembly is observed to be in optimum condition. No


deterioration evident or observed.

Asset or assembly fully meets its design intent.

There is no observable risk of injury or loss to persons or property.

Asset or assembly replacement is not required for 10 years or more.

Asset or assembly is observed to be in very good to good condition.


Some evidence of normal age based deterioration.

No significant maintenance (other than preventive maintenance)


anticipated within five (5) years.

Asset or assembly replacement is not required for 5-10 years.

There is no identifiable risk of asset failure.

Asset or assembly fully meets design intent.

Asset or assembly is observed to be in fair operating condition.

Asset or assembly is (minor) maintenance intensive.

Asset or assembly is inefficient or cost prohibitive to operate.

Asset or assembly must be replaced within 1 to 5 calendar years.

Potential risk of injury/damage to persons or property is possible.

Asset or assembly is observed to be in poor condition.

Asset or assembly functions intermittently or is major maintenance


intensive.

Asset performance no longer meets design intent.

Asset or assembly is unreliable for intended use.

Asset or assembly must be replaced within 1 to 2 calendar years.

Potential risk of injury/damage to persons or property is considered


serious.

Good:

Fair:

Poor:

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Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

Very Poor:

Project No.: 2140576.00

Asset or assembly is failing or has failed repeatedly (documented history


of failure).

Observed signs of damage or distress to the assembly or adjacent


systems.

Persons or property are at significant and immediate risk of injury/loss.

Asset or assembly must be replaced without delay.

Asset or assembly fails to achieve design intent.

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

2. EXECUTIVE SUMMARY
Morrison Hershfield was retained by the City of Ottawa to conduct a Building Condition Audit
of the Blackburn Preschool Day Care located at 202 Glen Park Drive in Ottawa, Ontario. A
visual assessment of the building was conducted on October 3, 2014.

2.1

Building Condition Highlights


The building consists of north and south classrooms connected to a central core.
Each classroom is constructed from two portable prefabricated buildings. The
portables were moved to the site in 1974 (when the central core was built); it is our
understanding that the portables were used when installed. An unheated addition
was installed at the rear of the south classroom approximately 10 years ago. The
building is clad with metal siding and the roof protected by asphalt shingles. The
overall condition of the facility is fair.
Immediate, life safety repairs (which have a cost below the dollar threshold) required
include:

2.2

Repair the sagging roof sheathing on the east elevation.

Building Structure
The portables have a wood pier foundation; the foundation of the central core
reportedly consists of concrete block masonry on grade. The Day Care is wood
framed. The wood piers of the south portable have settled into the granular base,
creating an uneven floor surface. For the building to remain in serviceable condition
The foundation piers for the south portable need to be adjusted to create a level
building. The condition of the foundation piers for the north portable and the central
core should be reviewed in detail when these repairs are undertaken, and adjusted
as needed.

2.3

Building Envelope
The building is clad with metal siding. The windows are double-glazed wood or vinyl
framed windows. Exterior doors are painted metal in wood frames. Overall, the
building envelope is in fair condition. It is recommended that the metal siding, wood
framed windows and original exterior doors be replaced in the short term.

2.4

Roof
The roof is protected by asphalt shingles and is in poor condition. The roof is leaking
and there is water damaged sheathing and insulation. As well, the vapour barrier is
discontinuous. The roof should be replaced within the next year.
Roof #

Location
Main roof

Project No.: 2140576.00

Roof System
Asphalt Shingles

Area
2670 sf

Cost
$36,000

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

2.5

Interior Elements
Ceiling finishes include suspended tiles, painted drywall, and painted panels. Floor
finishes include carpet and vinyl tile flooring. The interior walls are painted panels or
painted drywall. Overall, the interior finishes are in fair condition. We recommend
budgeting to upgrade interior finishes in the short term.

2.6

Electrical
The main service to the Day Care is provided from the adjacent Blackburn Arena via
underground cables. Two interior panelboards are used to supply the loads in the
building. The panelboards have surpassed the reliable service life and should be
replaced. The majority of the interior lighting throughout the Day Care consists of
fluorescent fixtures which were retrofit to T8 fluorescents in 2010. The fixtures are in
fair condition with significant discolouration of the lenses. It is recommended that the
fluorescent fixtures be replaced in conjunction with upgrades to the interior finishes.
The building is heated by electrical baseboard heaters with built-in thermostats. The
baseboard heaters appear to be in good condition; no problems with operation were
reported to us. In the crawl space (below the washrooms) a baseboard heater is
installed. The heater does not appear to be suitable for this application or rated for
installation in a damp environment (this should be confirmed). It is recommended
that an appropriate system (i.e. trace heating) be installed to prevent the plumbing
from freezing.

2.7

Mechanical
Water is supplied by the adjacent arena and heated by an electric hot water heater.
Two through-wall residential window-style air conditioning units are provided at the
classrooms. No mechanical ventilation is provided for the facility and further review
is recommended to determine if required. Exhaust fans are not provided in the
washrooms. Overall, the mechanical systems are in good condition.

2.8

Life Safety Systems


A fire detection and alarm system is not installed at the building. ABC type, wallmounted fire extinguishers are installed throughout the building. No emergency
lighting is provided for the building. To improve the life safety performance of the
building, it is recommended that emergency lighting with battery units be installed.

2.9

Operational & Functional Components


Structurally supported add-ons (operational and functional components) include
kitchen cupboards and counters, shelving and railings; no damage or signs of
structural distress was observed. The thru-wall air conditioning units for the
classrooms are also structurally supported add-ons. At the north classroom, the
wood support is in poor condition and is weathered, water stained and the painted
finish is peeling or absent. At the south classroom, the air conditioning unit is

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Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

10

balanced on the wall opening and is secured back to the building with plumbers
strapping. The supports for the air conditioning units should be replaced.

2.10 Site Work


Asphalt paved walkways are provided along the building and around the perimeter of
the playground. There is a playground located at the rear (east) of the Day Care
which is enclosed by a chain link fence. The site components are in good condition.
We recommend including for replacement of the playground equipment within the
time frame of this report.

2.11 Code Compliance Issues


Although a detailed Code Compliance Review is not included within the scope of this
work, we noted the following potential Code related items:

Handrail extensions are not provided at the exterior stairs and ramps (south and
west elevations). If built today handrail extensions would be required under the
current Ontario Building Code (OBC), however, there are no requirements to
upgrade the handrails to meet the current OBC. It is recommended that when
the handrails are replaced that the handrails are upgraded to meet the current
code requirements including the provision of handrail extensions.

Exhaust fans are not provided in the washrooms. Washroom exhaust fans are
required to be installed.

2.12 Recommended Investigations


Further studies recommended:

If major replacements are not undertaken in the short-term, we recommend


completing exploratory openings through the exterior walls to determine if
hidden damage has occurred.

Review the requirements for the provision of mechanical ventilation to the


facility.

2.13 Lifecycle Costing Forecast


Our review identified Turn Key Costs totaling $232,320 in immediate (1-3 years)
expenditures and $453,120 in years 4 to 20.

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Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

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3. BUILDING STRUCTURE
3.1

Foundation
At the exterior of the building, a metal skirt is installed around the perimeter
preventing a visual review of the foundation from the exterior. The foundation of the
central building core was not accessible for review, it was reported that the
foundation consists of concrete block masonry on grade. A limited review of the
south portable foundation was conducted through a floor access point. The
foundation of the south portable consists of wood beams resting on wood piers. The
wood piers are installed on a stone granular base. It is assumed that the foundation
construction of the north and south portables are similar.
The permanent foundation of the central core is in good condition; the foundation of
the portables is in poor condition. The wood piers of the south portable have settled
into the granular base, creating an uneven floor surface (refer to the Foundation
report in Appendix C). For the building to remain in serviceable condition it is
recommended that the foundation piers for the south portable be adjusted to create a
level building. The foundation of the north portable and the central building should
be accessed, and adjusted (if required) at the same time. To simplify the below floor
access, the metal skirt should be modified to enable easy access for adjustments.
The asphalt paving adjacent to the portables will need to be cut back to allow for
removal of the metal skirt and to allow access to the crawl space. The building
should be reviewed each spring after the ground thaws. Regular leveling of the
support piers is required to maintain the original position of the free standing
structures. As a place holder, we have included an allowance every five years for
adjustments, but they should be completed, as needed, based on the annual
reviews.

Number
3.1.1.1

3.2

Event

Condition

Years

An allowance to adjust the foundation piers to


maintain a level building.

Poor

2015,
2020,
2025,
2030

Cost/
Occurrence
$25,000

Superstructure
The Daycare structure is wood framed including wood studs, joists and rafters. The
building structure appears to be in good condition. No major deterioration was
observed that would be indicative of a structural concern at the building. The south
portable has settled due to changes in the foundation. In the accessed ceiling
space, we noted water staining of the wood framing but no deterioration was
observed. As part of the roof replacement (refer to item 5.1.1.1), it is recommended
that the roof framing components be reviewed for structural deterioration as it
appears that the roof has been leaking for some time. The structure is anticipated to
last the life of the building. Major capital expenditures are not anticipated within the
timeframe of this report.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

12

4. BUILDING ENVELOPE
4.1

Windows
The original windows at the Day Care consist of double-glazed wood framed
casement or awning windows. The operable sections are provided with aluminum
framed insect screens. These windows are located along the west side of the north
classroom, in the office, and by the main entrance door. The windows are in poor
condition. The wood frames are weathered with bubbled, cracked and peeling paint.
The windows are difficult to open and some of the windows have been painted shut.
The typical life expectancy of a wood framed window is between 30 and 40 years;
the realized service life is largely dependent upon the level of maintenance received.

Number
4.1.1.1

Event
Replace the wood framed windows (this
should be completed in conjunction with the
replacement of the metal siding).

Condition

Years

Cost/
Occurrence

Poor

2015

$3,500

Double-glazed vinyl framed fixed or slider windows are installed in the north
classroom (east elevation) and in the south classroom. The operable sections are
provided with aluminum framed insect screens. The vinyl framed windows were
installed in 2001. The windows are in good condition. No problems with drafts or
operation were reported to us. We were informed that there have been previous
problems with the windows (of the west elevation) being broken due to vandalism
and that Lexan has been installed to protect the windows from damage. We noted
that several of the screens are damaged. Vinyl framed windows of this type have a
typical service life of between 25 and 30 years. We recommend planning for
replacement of the vinyl framed windows.

Number
4.1.1.2

4.2

Event
Replace the vinyl framed windows.

Condition

Years

Cost/
Occurrence

Good

2026

$10,000

Exterior Doors
The exterior doors at the facility consist of painted metal doors in painted wood
frames; some of the doors are provided with wired glazed vision panels. With the
exception of the doors in the addition, it is our understanding that the doors pre-date
1974. The doors in the addition are in good condition, with no damage or
deterioration reported or observed. The older doors and frames are in fair condition.
No problems with drafts or water penetration were reported to us. We noted that
some of the doors are difficult to open (this appears to be due to swelling of the wood
frames). We observed peeling paint and wood deterioration of the frames. We
noted corrosion of the hinges and in localized areas at the bottom of the doors. The

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Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

13

typical life expectancy of the metal doors is between 35 and 45 years. Repairs to the
doors (including replacement of weatherstripping, door hardware, and cleaning and
repainting), can be completed as part of building maintenance. For the older doors,
we recommend replacing the wood frames and metal doors (replacement of the
addition doors is not anticipated within the time frame of this report). It is
recommended that this be completed in coordination with the replacement of the
metal siding (refer to item 4.4.1.1).

Number
4.2.1.1

4.3

Event

Condition

Years

Cost/
Occurrence

An allowance to replace the wood frames and


metal doors.

Fair

2015

$5,000

Exterior Steps and Ramps


At the main entrance door (west elevation) precast concrete steps with painted metal
railings are installed. The steps and railings are in fair condition. We noted
corrosion of the railings and associated staining of the adjacent steps. The railings
should be abrasively cleaned and painted to protect against future deterioration (this
can be completed as part of building maintenance). Capital expenditures related to
the main entrance steps are not anticipated at this time.
At the west elevation of the Day Care, there is a wood ramp with wood railings which
was installed in 2013. It is our understanding that the wood stairs at the south
elevation were installed at the same time. The ramp and stairs are in generally good
condition. One of the concrete supports for the front ramp is cracked and broken
and should be replaced as part of maintenance. Dependent upon maintenance, the
service life of this ramp is between 20 and 30 years. Complete replacement of the
ramp and stairs is not anticipated within the time frame of this report.
At the east (rear) elevation of the Day Care, a ramp and steps are installed. The
ramp and steps have a wood structure and composite wood treads and planks. with
painted metal railings. It was reported to us that the rear ramp and steps were
installed 15 years ago. The ramp, steps and railings are in good condition. We
would expect a ramp and steps of this typed to have a service life of between 25 and
30 years. We recommend budgeting for replacement within the time frame of this
report.

Number
4.3.1.1

Project No.: 2140576.00

Event
Replace the east elevation steps, ramp and
associated railings.

Condition

Years

Cost/
Occurrence

Good

2028

$7,000

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

4.4

14

Exterior Cladding
The facility is primarily clad with metal siding. The siding of the central core is
original to construction in 1974; the exact age of the siding of the portables is
unknown and pre-dated 1974. The siding was painted approximately ten years ago.
The metal siding is in fair condition. The painted finish is faded and there are areas
of peeling paint. The siding is dented and several patch repairs have been
completed. Corrosion at the base of the wall was noted at the exterior doors (this
can likely be contributed to exposure to de-icing salts). Due to the settlement of the
south portable, there is a gap between the south portable and the central core and
there is the potential for water infiltration at this location (photo 1). .

Photo 1
The bottom of the metal skirt (at the base of the wall over the crawl space) has been
partially covered with asphalt paving. The typical life expectancy of the metal siding
is between 40 and 50 years; we recommend planning for replacement. Upon
replacement of the metal siding, the wall components should be inspected for water
damage (e.g. at the connection of the core and south portable) and repairs
completed if necessary. At the time or replacement, appropriate building envelope
openings should be installed around the air conditioners.
Number
4.4.1.1

Event
Replace the metal siding.

Condition

Years

Cost/
Occurrence

Fair

2015

$55,000

At the north and south elevations, painted plywood has been installed at the upper
wall section for the roof peak. The plywood was installed in the 1980s when the
sloped roofs were installed. The plywood is in poor condition. The plywood is
weathered and deteriorated, the painted finish is peeling. At the north elevation, the
panels are not securely attached (at the bottom). We have included for the plywood
siding to be removed and metal siding installed at these locations with the metal
siding replacement project.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

4.5

15

Sealant
Sealant is installed at the facility around the windows, between the metal siding
sections and at some penetrations through the siding. The age of the sealant is
unknown. The sealant is in poor condition. The sealant is cracked and hard. We
noted failed sealant (and exposed spray foam insulation) at the north classroom air
conditioning unit; the south classroom air conditioning unit is not sealed to the siding.
Maintaining the integrity of the sealed joints around the penetrations through the
exterior walls is essential to ensure the weather-tightness of the building envelope.
The life expectancy of any sealed joint is dependent on several factors, including the
exposure (e.g. direct sunlight), the amount of movement, and the quality of the
original materials and workmanship. The range of these factors results in a wide
range of realized life, from 5 to 20 years. In general, we would expect the sealant at
this building to have a life expectancy of between 10 and 15 years. In the short term,
the sealant will be replaced with the metal siding (refer to item 4.4.1.1). Future
replacements of the sealant can be completed as part of building maintenance.

4.6

Insulation, Air/Vapour Barrier


The wall construction of the building could not be determined based on a visual
review, and no drawings of the building were available. Based on the conditions of
the interior wall finishes, the exterior metal cladding, sealant and the poor
construction around penetrations through the exterior cladding, we anticipate that
there has been some moisture penetration into the exterior walls. This moisture
would likely have resulted in damage to the exterior sheathing and insulation. The
damage would likely be concentrated around the window and door openings and
other penetrations through the exterior wall (such as at the air conditioning units).
In addition, the building relies on windows for fresh air and ventilation. During winter
months, it is likely that the building becomes stuffy and moisture builds up within the
interior air. This creates a potential for condensation within the walls due to vapour
drive or air leakage. Significant replacements are warranted in the short-term;
therefore, further investigation can be completed during these repairs, and damaged
components replaced. If major replacements are not undertaken in the short-term,
we recommend completing exploratory openings through the exterior walls to
determine if hidden damage has occurred.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

16

5. ROOFING
5.1

Asphalt Shingles
It was reported that originally the portables had flat roof systems and in the mid1980s sloped roofs were constructed (the existing flat roofs were left in place). The
sloped roofs of the facility are protected by asphalt shingles; we were informed that
the shingles have been replaced within the last ten years. The typical life
expectancy of asphalt shingles is between 10 and 15 years. The sloped roofs are
drained via an aluminum eavestrough and downspout system. The downspouts are
dented and extensions are required; the eavestrough and downspout system should
be replaced with the roof replacement.
The roof is in poor condition. The asphalt shingles are curling and granular loss was
observed. At the east elevation, there is substantial sagging of the sheathing (photo
2); it is recommended that this area be repaired prior to winter as there is the
potential that the sheathing will not be able to support winter snow loads.

Photo 2
The roof is leaking and the sheathing is likely water damaged. The space above the
ceiling tiles was accessed in four locations in the north classroom and water staining
was observed at each location. We noted stained and discoloured insulation within
the ceiling space. There is evidence of water pooling at the low points of the vapour
barrier (photo 3).

Photo 3

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

17

As well, the vapour barrier is not continuous, not sealed at the edges and we noted
cuts and openings in the vapour barrier (photo 5).

Photo 4
Mouse droppings were also observed in the ceiling cavity and appropriate
extermination and cleaning procedures should be undertaken. The attic space could
not be accessed (between the original flat roof and the sloped roof). Vents are
present on the roof, indicating this space is vented. The evidence of water leakage
on the underside of the flat roof indicates that water has penetrated past the asphalt
shingles, as well as the original flat roof membrane, and reached the polyethylene
vapour barrier. It is possible that significant moisture is trapped within the attic space
(above the original membrane).
Number
5.1.1.1

Event
Replace the asphalt shingles, deteriorated
sheathing and water damaged insulation and
make the vapour barrier continuous.

Condition

Years

Poor

2015,
2030

Cost/
Occurrence
$36,000

5.1.2 Soffits and Fascia


Prefinished aluminum fascia is installed at the perimeter of the roof. The
fascia is in fair condition. At the rear addition, the fascia installation is
buckled with areas of exposed wood. We have included for the replacement
of the aluminum fascia with the roof replacement project (refer to item
5.1.1.1). Vented aluminum soffits are installed at the eaves of the building.
The soffits are in good condition and replacement is not anticipated within the
time frame of this report.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

18

6. BUILDING INTERIOR
Upgrading of interior finishes is largely dependent on the aesthetic preferences of the
owner. We have based our recommendations on our visual review of the interior finishes
and the expected service lives of similar types of interior finishes. More significant upgrades
to the interior finishes may be warranted if alternate uses or if major renovations are
undertaken at the building.
It was reported to us that replacement of the interior finishes and painting is currently
completed on a cooperative basis with the community by the Day Care. Overall, the finishes
within the building are in fair condition. We recommend budgeting to upgrade interior
finishes.
Number
6.1.1.1

6.2

Event

Condition

Years

Upgrade interior finishes including


replacement of the carpet and vinyl tile
flooring, repairs to and painting of the wall
panelling, and painting of the drywall walls,
paneled and drywall ceilings and interior doors
and frames.

Fair

2015,
2025

Cost/
Occurrence
$33,000

Ceilings
The ceiling finishes include suspended tiles, painted drywall, and painted panels.
The ceiling finishes are in good condition. No damage to the painted finishes was
noted. The age of the ceiling tiles is unknown; we noted localized chips and cracks
in the ceiling tiles.

6.3

Flooring
Floor finishes include carpet and vinyl tile flooring. The age of the carpet is
unknown; the vinyl tile flooring appears to be original to construction. The floor
finishes are in fair condition. The carpet is stained, worn and fraying at the seams.
There is separation of the vinyl tile flooring (at the location of the floor joists) and
cracking of the tiles (primarily at thresholds and high traffic areas). There is a section
of vinyl tile floor missing in the central storage room.

6.4

Walls
The walls are vinyl covered wall panels or painted drywall. The painted finish is in
good condition with localized marks and scuffs. The wall panel finish is in fair
condition. The surface material of the wall panels is wrinkled and sagging at the
bottom of the panels (photo 5).

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

19

Photo 5

6.5

Interior Doors
The interior doors are painted wood doors in painted wood frames with twist knobs.
The doors are in good condition, no problem with operation of the doors was
experienced by us. Complete replacement of the interior doors and hardware is not
anticipated within the time frame of this report; replacements (as required) can be
completed as part of building maintenance.

6.6

Fitments
In the north classroom, kitchen cupboards and counters were installed in 2004. The
kitchen cupboards and counters are in good condition. No damage or deterioration
was observed. In this environment, we would expect the cupboards to have a
serviceable life of between 20 and 30 years. We recommend planning for
replacement of the cupboards within the time frame of this report.

Number
6.6.1.1

6.7

Event
Replace the kitchen cupboards and
countertops.

Condition

Years

Cost/
Occurrence

Good

2029

$3,500

Washroom Fixtures
The Day Care is equipped with two washrooms. Each washroom contains a wallmounted lavatory with manual faucets and a tank-style floor-mounted toilet. It was
reported to us that the lavatories and toilets were installed approximately 20 years
ago. The washroom fixtures are in good condition. No problems with the washroom
fixtures were reported to us; we noted some discolouration of the toilets. The
expected service life of commercial fixtures is 30 years; these appear to be
residential-grade fixtures and due to the high use we would expect a reliable service
life of between 25 and 30 years.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

Number
6.7.1.1

Event
Replace the toilets, lavatories and hot water
heater at the end of the reliable service life.

20

Condition

Years

Cost/
Occurrence

Good

2020

$4,000

The Day Care is also provided with a two basin stainless steel kitchen sink which
was installed in 2004. The sink is in very good condition; no deficiencies with the
sink were observed or reported to us. The typical life expectancy of this type of sink
is 40 years and replacement is not expected within the time frame of this report. The
faucet can be replaced, as required, as part of maintenance.
An exterior frost-free hose bib is provided at the rear of the Day Care. No problems
with the hose bib were reported to us. The hose bib should be replaced as part of
maintenance upon failure.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

21

7. ELECTRICAL SYSTEMS
7.1

Main Service
The main service to the Day Care is provided from the adjacent Blackburn Arena via
underground cables. It was reported that there is an individual utility meter for the
Day Care located within the arena. The underground cables were not reviewed and
the condition is assumed; no problems with the underground distribution were
reported to us. The cables are assumed to be original to the installation of the
portables in 1974. The typical service life of the underground supply cables is
between 40 and 50 years. As the cables are approaching the end of their typical
service life, replacement is recommended. No information regarding the installation
of the underground cables was provided; it is assumed that the cables are direct
buried and that excavation will be required for replacement.

Number
7.1.1.1

7.2

Event

Condition

Years

Cost/
Occurrence

Replace the underground supply cables at end


of service life.

Good

2020

$35,000

Interior Panelboards
Two interior panelboards, manufactured by Square D, are used to supply the loads in
the building. The panelboards are 100A, 120/240V, 16-circuit panels dating from
1974. The panelboards are equipped with a main disconnect switch. The panels are
in fair condition. We noted that several of the breakers have been replaced.
Although the panelboards are dated, replacement breakers are still available from
the manufacturer. The typical service life of panelboards is between 35 and 40
years. These panelboards have surpassed the reliable service life and should be
replaced.

Number
7.2.1.1

7.3

Event
Replace the two panelboards and associated
switches, outlets and conductors.

Condition

Years

Cost/
Occurrence

Fair

2015

$30,000

Conduit and Raceways


The wiring is original to 1974. The majority of the wiring appears to be BX armored
conductors. Above the ceiling tiles, non-metallic dry (NMD) conductor was observed.
In a few locations, we observed exposed NDM conductor at the walls, this type of
conductor is not suitable for this application and is meant to be concealed. We have
included for the replacement of the wiring with the replacement of the panelboards
(refer to item 7.2.1.1).

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

7.4

22

Lighting Systems
The majority of the interior lighting throughout the Day Care consists of 1x4, 2-lamp,
T8 fluorescent fixtures. The fluorescent fixtures are flush-mounted or recessed
within the suspended ceiling tile system. We were informed that the original lighting
fixtures were retrofit to T8 fluorescents in 2010. The fixtures are in fair condition with
significant discolouration of the lenses. Efficiency of the lighting is being lost due to
the discolouration of the lenses and it is recommended that the fixtures be replaced.
The typical life expectancy of this type of fluorescent fixture is between 20 and 30
years.

Number
7.4.1.1

Event
Replace the fluorescent fixtures.

Condition

Years

Cost/
Occurrence

Fair

2015

$12,000

Incandescent luminaires are installed in the washrooms (surface mounted globe


fixtures) and in the rear storage addition (bare bulbs). The incandescent luminaires
vary in age and are in good condition. No problems with operation were reported to
or observed by us. These luminaires can be replaced at failure as part of the
building maintenance.

7.5

Electric Heaters
The building is heated by electrical baseboard heaters with built-in thermostats. The
baseboard heaters range in size between 500 W and 1000 W. The baseboard
heaters appear to be in good condition; no problems with operation were reported to
us. In the crawl space (below the washrooms) a baseboard heater is installed. The
heater does not appear to be suitable for this application or rated for installation in a
damp environment (this should be confirmed). It is recommended that an
appropriate system (i.e. trace heating) be installed to prevent the plumbing from
freezing; this can be completed as part of building maintenance.
The typical life expectancy of baseboard heaters of this type is between 20 and 30
years. The heaters appear to have been installed at different times (upon failure)
within the last 15 years. It is recommended that the practice of replacing the
baseboard heaters upon failure be continued. We have included an allowance for
the replacement of the baseboard heaters.

Number
7.5.1.1

Event
An allowance for the replacement of the
baseboard heaters at failure.

Condition

Years

Cost/
Occurrence

Good

2024

$4,000

A convector style force-flow cabinet heater is installed by the main entrance. This
fan appears to be original to construction and is in fair condition. Surface corrosion
of the fins was observed. The typical life expectancy of this type of heater is
between 20 and 25 years; the heater has surpassed its expected service life and

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

should be replaced. The heater can be replaced upon failure as part of building
maintenance, it is anticipated that this will occur in the short term.

Project No.: 2140576.00

23

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

24

8. MECHANICAL SYSTEMS
8.1

Domestic Water Systems


Domestic hot water is produced by a Kenmore Power Miser 6 electric hot water
heater. The water heater has a 170.3 L capacity storage tank and was installed in
2008. The hot water heater is in good condition. No problems with the hot water
heater were reported to us and no deficiencies were observed. The typical life
expectancy of this type of hot water heater is between 10 and 15 years. The heater
should be replaced at the end of the reliable service life. We have included for the
replacement of the hot water heater with the replacement of the washroom fixtures.

8.2

Air Conditioning Systems


Two through-wall residential window-style air conditioning units are provided at the
classrooms which were installed in 2013. No problems with the air conditioning units
were reported to us. The air conditioning units are in good condition. The expected
reliable service life of this type of unit is 10 years. The air conditioning units should
be replaced at the end of the reliable service life as part of building maintenance.
Due to the building use, replacement of the units prior to failure is recommended to
ensure that adequate environmental conditions are maintained for the young
children.

8.3

Fan Systems
A cabinet fan is installed at the north classroom and a wall fan is installed at the
south classroom. It was reported to us that the cabinet fan is not used and it is our
understanding that the wall fan has been disconnected. No mechanical ventilation is
provided to the facility, only natural ventilation through the operable windows.
Further review is recommended to determine if mechanical ventilation is required or
warranted. If mechanical ventilation is not required: the electrical service to the fans
should be disconnected, the fans should be removed and the exterior openings
appropriately closed (refer to the section 4.4 Exterior Cladding) to reduce energy loss
and mitigate moisture transfer.
Exhaust fans are not provided in the washrooms. Washroom exhaust fans are
required. The fans should be installed in conjunction with the roofing or siding
replacement projects.

Number
8.3.1.1

8.4

Event
Install washroom exhaust fans.

Condition

Years

Cost/
Occurrence

Poor

2015

$2,000

Plumbing
The domestic water for the Day Care is supplied from the adjacent Blackburn Arena.
Throughout the building copper domestic water piping and ABS drain piping was

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

25

observed. The piping is assumed to be original to 1974; it appears that localized


sections of the piping may have been replaced with the installation of new fixtures.
Where observed, the piping appears to be in good condition. No problems with the
piping were reported to us. Evaluating the condition of piping systems within a
building is very difficult. Internal wear of piping is dependent on many factors
(including water treatment, level of use, quality of installation, etc.) and the achieved
service life varies greatly.
The life expectancy of the piping is in excess of 40 years. Based on the use and
history of the building, complete replacement of the piping within the time frame of
this report is not anticipated. We have included a contingency for repairs to the
piping systems, to account for localized failures. Unexpected failures can have
significant cost implications (i.e. water damage to interior finishes, requirement for
emergency work).
Number
8.4.1.1

Project No.: 2140576.00

Event
A contingency to complete repairs to the
piping if required.

Condition

Years

Cost/
Occurrence

Good

2024

$15,000

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

26

9. LIFE SAFETY SYSTEMS


9.1

Fire Alarm Systems


A fire detection and alarm system is not installed at the building. Wall mounted,
residential-style, battery powered smoke alarms are installed. Throughout the Day
Care, light switches connected to bells are installed and used for evacuation
notification. These switched bells are not a fire detection and alarm system and are
not a listed notification system. The smoke alarms and switched bells should be
tested on a regular basis and replaced (as required, or every 10 years minimum) as
part of building operations.

9.2

Security Lighting (Exterior)


The building perimeter lighting consists of wall pack LED fixtures mounted to the
exterior wall. The LED fixtures have been recently installed. We also noted caged
incandescent fixtures that appear to have been abandoned in place. The LED
fixtures are in very good condition. The typical life expectancy of this fixture is
between 20 and 25 years; replacement of the LED fixtures is not anticipated within
the time frame of this report.
The LED fixtures are controlled by an interior timer clock which appears to have
been installed in 1987. The timer clock is located in the washroom. The timer clock
should be installed in an inaccessible location as there are exposed live components
within the timer. It is recommended that the timer clock be disconnected and
removed and that photocells be installed to control the LED fixtures; this can be
completed as part of building maintenance.

9.3

Fire Extinguishers
ABC type, wall-mounted fire extinguishers are installed throughout the building. The
fire extinguishers should be inspected, maintained and replaced (as required) as part
of building maintenance.

9.4

Emergency Lighting Systems


No emergency lighting is provided for the building. To improve the life safety
performance of the building, it is recommended that emergency battery units be
installed.
Emergency exit signs vary in style including self-illuminating, incandescent and
compact fluorescent signs. The exit signs are not connected to emergency power.
The incandescent signs were installed in 1974 and are energy inefficient. The typical
life expectancy of an electrically illuminated exit sign is 20 years. It is recommended
that the incandescent signs be replaced.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

27

10. OPERATIONAL & FUNCTIONAL COMPONENTS


Structurally supported add-ons (operational and functional components) include kitchen
cupboards and counters, shelving and railings; no damage or signs of structural distress
was observed. The thru-wall air conditioning units for the classrooms are also structurally
supported add-ons. At the north classroom, the air conditioning unit is supported at the
exterior by a wall-mounted wood shelf and bracket system. The wood support is in poor
condition and should be replaced. The wood support is weathered, water stained and the
painted finish is peeling or absent (photo 6).

Photo 6
At the south classroom, the air conditioning unit is balanced on the wall opening and is
secured back to the building with plumbers strapping (photo 7).

Photo 7
The plumbers strapping is not an adequate structural support. It is recommended that an
appropriate supporting bracket or sleeve be provided for the south classroom air
conditioning unit.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

Number
10.1.1.1

Project No.: 2140576.00

Event
Replace supports for air conditioning units.

28

Condition

Years

Cost/
Occurrence

Poor

2014

$5,000

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

29

11. SITE WORK


11.1 Surface Drainage
The surface drainage at the facility is in good condition. The grade slopes away from
the building. No areas of water ponding were noted; no problems with the drainage
were reported to us. Capital expenditures related to the surface drainage are not
anticipated at this time.

11.2 Fencing
There is a chain link fence which encloses the playground at the rear (east) of the
Day Care. The fence is in good condition. Minor discolouration of the fencing was
observed. The typical life expectancy of this type of fence is between 30 and 40
years. Based on the observed condition, replacement of the fence is not anticipated
within the time frame of this report.

11.3 Walkways
Asphalt paved walkways are provided along the building and around the perimeter of
the playground. The asphalt paved walkways are in good condition. We observed
longitudinal cracking of the walkways which should be sealed (as part of building
maintenance) to protect against further deterioration of the asphalt. Providing
preventative maintenance (including sealing of cracks and patch repairs) are
completed, rebuilding of the walkways is not anticipated to be required within the
time frame of this report.

11.4 Playground
There is a playground located at the rear (east) of the Day Care. The playground
consists of assorted wood and plastic structures including activity centers and
climbing features with a surrounding grassed area. The playground appears to be in
good condition; no concerns were reported to us. We noted natural weathering of
the wood and some discolouration of the plastic (due to ultraviolet exposure). The
playground should be regularly inspected to ensure it meets safety standards. We
have included for the replacement of the playground equipment within the time frame
of this report.
Number
11.4.1.1

Project No.: 2140576.00

Event
Replace the playground equipment.

Condition

Years

Cost/
Occurrence

Good

2019

$25,000

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

30

12. APPLICABLE CODE COMPLIANCE ISSUES


Although a detailed Code Compliance Review is not included within the scope of this work,
during the course of our review, the following conditions were noted that may not be in
compliance with prevailing legislation.

Handrail extensions are not provided at the exterior stairs and ramps (south and
west elevations). If built today handrail extensions would be required under the
current Ontario Building Code (OBC), however, there are no requirements to
upgrade the handrails to meet the current OBC. It is recommended that when the
handrails are replaced that the handrails are upgraded to meet the current code
requirements including the provision of handrail extensions.

Exhaust fans are not provided in the washrooms. Washroom exhaust fans are
required.

All recommendations within this report assume repair work and replacements will be
completed in conformance with current Code requirements. Detailed analysis may be
necessary as part of the repair/replacement design process to determine details of
compliance with applicable legislation.

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

13. RECOMMENDED INVESTIGATION


During our visual review, we noted a few areas where further study is required to assign
more timing for replacement projects. In the absence of those studies, we have provided
contingencies for repairs based on our experience with similar buildings.
Further studies recommended:

If major replacements are not undertaken in the short-term, we recommend


completing exploratory openings through the exterior walls to determine if hidden
damage has occurred.

Review the requirements for the provision of mechanical ventilation to the facility.

Project No.: 2140576.00

31

Remediation Summary
Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa
Cost ($) Excl tax & PM
Fees

Cycle
(yrs)

Total Cost
($) - Inc.
Tax & PM
Fees

3.1.1.1 An allowance to adjust the foundation piers to maintain a level building.

Poor

25,000

32,000

32,000

4.1.1.1 Replace the wood framed windows.

Poor

3,500

30

4,480

4,480

4.2.1.1 Replace exterior doors.

Fair

5,000

40

6,400

6,400

4.4.1.1 Replace the metal siding.

Fair

55,000

40

70,400

70,400

Replace the asphalt shingles, deteriorated sheathing and water damaged


5.1.1.1
insulation, create continuous vapour barrier.

Poor

36,000

15

46,080

46,080

6.1.1.1 Upgrade interior finishes.

Fair

33,000

10

42,240

42,240

Replace the two electrical panelboards and associated switches, outlets and
7.2.1.1
conductors.

Fair

30,000

35

38,400

38,400

7.4.1.1 Replace the fluorescent fixtures.

Fair

12,000

25

15,360

15,360

8.3.1.1 Install washroom exhaust fans.

Poor

2,000

2,560

2,560

Poor

5,000

6,400

6,400

Number

Condition

Event

10.1.1.1 Replace supports for air conditioning units.


TOTAL PROJECTED EXPENDITURES

Project No.: 2140245.00

2014
yr 1

8,960

2015

2016

yr 2

yr 3

223,360

Number

Type II Building Condition Audit - Lifecycle Forecast Plan


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa

Event

Condition

Cost ($) Excl tax &


PM Fees

Total Cost ($)


- Inc. Tax &
PM Fees

Cycle
(yrs)

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

2033

yr 1

yr 2

yr 3

yr 4

yr 5

yr 6

yr 7

yr 8

yr 9

yr 10

yr 11

yr 12

yr 13

yr 14

yr 15

yr 16

yr 17

yr 18

yr 19

yr 20

3 Building Structure
3.1.1.1 An allowance to adjust the foundation piers to maintain a level building.

Poor

25,000

32,000

32,000

32,000

4.1.1.1 Replace the wood framed windows.

Poor

3,500

30

4,480

4,480

4.1.1.2 Replace the vinyl framed windows.

Good

10,000

25

12,800

Fair

5,000

40

6,400

Good

7,000

25

8,960

Fair

55,000

40

70,400

70,400

Poor

36,000

15

46,080

46,080

Fair

33,000

10

42,240

42,240

6.6.1.1 Replace the kitchen cupboards and countertops.

Good

3,500

20

4,480

6.7.1.1 Replace the toilets, lavatories and hot water heater

Good

4,000

30

5,120

5,120

Good

35,000

40

44,800

44,800

7.2.1.1 Replace the two electrical panelboards and associated switches, outlets and conductors.

Fair

30,000

35

38,400

38,400

7.4.1.1 Replace the fluorescent fixtures.

Fair

12,000

25

15,360

15,360

Good

4,000

20

5,120

8.3.1.1 Install washroom exhaust fans.

Poor

2,000

8.4.1.1 A contingency to complete repairs to the piping if required.

Good

15,000

Poor

5,000

6,400

Good

25,000

32,000

32,000

32,000

4 Building Envelope

4.2.1.1 Replace exterior doors.


4.3.1.1 Replace the east elevation steps, ramp and associated railings.
4.4.1.1 Replace the metal siding.

12,800
6,400
8,960

5 Roofing
5.1.1.1

Replace the asphalt shingles, deteriorated sheathing and water damaged insulation,
create continuous vapour barrier.

46,080

6 Building Interior
6.1.1.1 Upgrade interior finishes.

42,240
4,480

7 Electrical Systems
7.1.1.1 Replace the underground supply cables.

7.5.1.1 An allowance for the replacement of the baseboard heaters

5,120

8 Mechanical Systems
2,560
40

2,560

19,200

19,200

10 Operational & Functional Components


10.1.1.1 Replace supports for air conditioning units.

6,400

11 Site Work
11.4.1.1 Replace the playground equipment.
TOTAL PROJECTED EXPENDITURES

Project No.: 2140245.00

32,000
8,960

223,360

32,000

49,920

24,320

42,240

12,800

8,960

4,480

46,080

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

APPENDIX A
Remediation Summary

Project No.: 2140576.00

Remediation Summary
Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa
Cost ($) Excl tax & PM
Fees

Cycle
(yrs)

Total Cost
($) - Inc.
Tax & PM
Fees

3.1.1.1 An allowance to adjust the foundation piers to maintain a level building.

Poor

25,000

32,000

32,000

4.1.1.1 Replace the wood framed windows.

Poor

3,500

30

4,480

4,480

4.2.1.1 Replace exterior doors.

Fair

5,000

40

6,400

6,400

4.4.1.1 Replace the metal siding.

Fair

55,000

40

70,400

70,400

Replace the asphalt shingles, deteriorated sheathing and water damaged


5.1.1.1
insulation, create continuous vapour barrier.

Poor

36,000

15

46,080

46,080

6.1.1.1 Upgrade interior finishes.

Fair

33,000

10

42,240

42,240

Replace the two electrical panelboards and associated switches, outlets and
7.2.1.1
conductors.

Fair

30,000

35

38,400

38,400

7.4.1.1 Replace the fluorescent fixtures.

Fair

12,000

25

15,360

15,360

8.3.1.1 Install washroom exhaust fans.

Poor

2,000

2,560

2,560

Poor

5,000

6,400

6,400

Number

Condition

Event

10.1.1.1 Replace supports for air conditioning units.


TOTAL PROJECTED EXPENDITURES

Project No.: 2140245.00

2014
yr 1

8,960

2015

2016

yr 2

yr 3

223,360

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

APPENDIX B
Plans (none available)

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

APPENDIX C
CDs

Project No.: 2140576.00

Type II - Building Condition Audit Report


Blackburn Preschool Day Care, 202 Glen Park Drive, Ottawa, ON

APPENDIX D
Foundation Report

Project No.: 2140576.00

December 3, 2014

Ehab Hamed
City of Ottawa
Building and Park Assets Unit
Asset Management Branch - ISD
100 Constellation Crescent
Ottawa, ON K2G 6J8

MH Ref #: 2140576.00

via e-mail: ehab.hamed@ottawa.ca

Dear Mr. Hamed:


Re:

Foundation Settlement of Portables at Blackburn Preschool Day Care


202 Glen Park Drive, Ottawa

As part of a Building Condition Audit of the Blackburn Preschool Day Care, Morrison Hershfield
was retained to conduct a review of the structural integrity of the foundations of the portables.
The scope of our review included accessing the crawl space to conduct a visual review of the
condition of the foundation supports.
The Day Care is located at 202 Glen Park Drive in Ottawa. The Day Care consists of north and
south classrooms connected to a central core. Each classroom is constructed from two portable
prefabricated buildings. The portables were moved to the site in 1974 (when the central core
was built).
Site Observations
The visual review was conducted on October 3, 2014 by Paul Cheney of Morrison Hershfield.
During our review, we were accompanied by Ted Keyes and Mark Winder who provided access
to areas of the facility and background information. A solid metal skirt placed around the
exterior perimeter of the building prohibited an exterior visual review and access to the crawl
space from the exterior. Limited access to the underside of the south portable was provided by
a cut into the floor from a previous foundation review.
The space below the portable floor was not entered at this review, but a visual review through
the opening determined the founding members of the portable building. We have assumed the
north portable building is constructed in a similar manner. Reportedly the center portion of the
Daycare Facility was constructed in a regular on-site manner, the foundation is not known, but
as underground plumbing is involved it may be assumed that a permanent foundation was
provided for the structure.
The foundation observed for the portable building consisted of the following:

Clear stone granular pad over the extent of the structure.

Wood piers constructed of various sized lumber (from 6x6 to 1x6 to provide leveling)
approximately 10 high.

Morrison Hershfield | 2440 Don Reid Drive, Ottawa, ON K1H 1E1, Canada | Tel 613 739 2910 Fax 613 739 4926 | morrisonhershfield.com

-2-

Wood 6x6 beams placed in the east/west direction at approximately 6-0 c/c. Two
beams span across the 24 portable width

The building floor system was fabricated in a sandwich format of, 1 plywood (top), 2x6
floor joists @ 16 c/c, 1/4 OSB (bottom). It is assumed that paper backed fiberglass
insulation was placed in the void.
Underside floor system

6x6 support beam

Wood pier

Granular base

Photograph 1: Portable Building Foundation


It was observed that the wood piers have settled into the granular base, creating an uneven
floor surface. It appears that the portable buildings have not significantly settled where they
abut the centre structure but the settlement increases at each pier line away from the center
building.
Discussion and Recommendations
Given the temporary foundation provided to the portables, it would be expected that frost
heave over the winter seasons would cause the foundation to shift. Regular leveling of the
support piers is required to maintain the original position of the free standing structures. The
greater settlement of the portable buildings away from the centre portion would suggest that the
portable foundations are influenced by a permanent foundation of the centre building.
As the main bearing beams remain in serviceable condition, it is not anticipated that building
failure is imminent. It can be assumed that the settlement will continue, and produce concerns
at other locations (i.e. where the portables join the center section). A gap is currently opening at
the junction of the south portable and the centre portion and will continue to widen with further
foundation settlement. Water will eventually penetrate at these areas.