Internet Copy - Gleniffer Lake Resort and Country Club

Transcription

FINAL REPORT
Gleniffer Lake Resort and Country Club
Block A (Phase 1)
Condominium Corp. No. 952-1060
Reserve Fund Study
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Spruce View, Alberta
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Presented to:
The Owners of
Condominium Corporation
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C/O: Mr. Randy Westergaard, Property Manager
P.O. Box 81
Spruce View, AB
T0M 1V0
Report No. 4130020.00-Blk A
September 12, 2013
Morrison Hershfield | Suite 300, 1603 91 Street, Edmonton, AB T6X 0W8 Canada | Tel 780 483 5200 Fax 780 484 3883 | morrisonhershfield.com
TABLE OF CONTENTS
Page
1. INTRODUCTION ........................................................................................................... 2
1.1 GENERAL ...................................................................................................................... 2
1.2 SCOPE OF SERVICES ...................................................................................................... 2
1.3 DOCUMENTS .................................................................................................................. 3
1.4 LIMITATIONS .................................................................................................................. 3
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2. RESERVE FUND REQUIREMENTS ............................................................................. 5
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3. MORRISON HERSHFIELD'S QUALIFICATIONS ......................................................... 6
4. COMPLEX DESCRIPTION ............................................................................................ 7
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5. OBSERVATIONS AND RECOMMENDATIONS ............................................................ 8
5.1 RESORT COMMON PROPERTIES ...................................................................................... 8
5.2 BLOCK A - COMMON BARELAND ELEMENTS ...................................................................34
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6. RESERVE FUND ..........................................................................................................36
6.1 REPLACEMENT COST SUMMARY ....................................................................................36
6.2 25-YEAR CASH-FLOW PLAN EXPLANATION AND INPUT ...................................................36
6.3 DISCUSSION OF CASH-FLOW PLAN ................................................................................37
7. SUMMARY ...................................................................................................................38
8. CONCLUSION ..............................................................................................................39
Appendix A: Reserve Fund Tables, Cash Flow Scenario FINAL - 01
1. INTRODUCTION
1.1
General
Morrison Hershfield Limited (herein after referred to as MH) was retained by the
Owners of Gleniffer Lake Resort and Country Club Condominium Corporation (No.
952-1060) to conduct an Engineered Reserve Fund Study of the complex located in
Spruce View, Alberta. The Study was authorized by Randy Westergaard, Property
Manager, on behalf of the Owners on October 26, 2012.
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Scope of Services
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The scope of services as outlined in our Proposal dated October 24, 2012, is shown
below.
1. Review previously completed reserve fund studies, if applicable.
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2. Review the Condominium Bylaws to determine the common elements or,
alternatively, receive written direction from the property manager or a member
from the Board as to which specific elements to include in our study.
3. Complete a cursory on-site examination of the complex in order to develop a
general assessment of the condition of the various common element components
of the complex.
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The cursory review will include a sampling of the following items where
applicable and depending on the common areas as described in the
Condominium Bylaws:
Landscaping elements;

Walkways and Steps;

Roadways and Surface Parking;
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Exterior cladding, Doors, and Windows;

Roofing and Flashing;

Soffits, fascia, and eaves troughs;

Sewer and Water;

And other common property elements as specified.
The sampling will be made from ground level, decks and/or roof levels, where
accessible.
Reviews of structural elements are NOT included in this Study. However, if we
notice any items that require further investigation, we will notify either the
Property Manager or a member of the Condominium Board.
Report No. 4130020.00-Blk A_FINAL
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4. We will issue a Draft report for your review and input. The report will contain one
cash-flow scenario to satisfy the requirements of the Reserve Fund. Extra
scenarios would be run at a cost of $300 plus G.S.T. per scenario thereafter prior
to the issuance of the final copy. All revisions or omissions should be
communicated to MH prior to issuance of the final copy.
5. Please note that separate reports will be provided for each Block (phase) of the
complex, similar to what was provided for in the previous Study.
6. If no changes and/or revisions are communicated to MH within six (6)
after the Draft report is issued, MH will consider the Draft report a Final
All changes and/or revisions noted should be provided to MH in writing
the issuance of the Final report. MH will provide two (2) bound copies,
unbound copy, and one (1) electronic copy of our Final Report.
months
Report.
prior to
one (1)
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7. No changes and/or revisions will be accepted and new cash flow scenarios will
not be run after issuance of the Final Report.
Documents
Condominium Plan 952-1060 - Gleniffer Lake Resort- Block A (Phase
1)

A copy of the previous Reserve Fund Study prepared by Morrison
Hershfield, dated February 11, 2008.

Division Sheet- Condos, Marina, RDFC
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
Limitations
This report is intended for the sole use of Condominium Corporation No. 952-1060,
and must not be distributed or used by others without our knowledge. It is based on
the documents and information provided to us and the findings at the time of our onsite investigation.
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To assist with the review, the following documents and information were either
provided to MH or obtained by MH:
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 completion of this report.
Unless specifically noted in this report, no testing, verification of operation of
systems, review of concealed elements, intrusive openings, opening of system
components for internal inspection, detailed analysis or design calculations were
conducted, nor were they within the scope of this review.
Some of the findings herein are based on a random sampling visual review of the
surface conditions, discussions with the Board’s representatives and review of
relevant documents. Observations were made only of those areas that were readily
accessible during our review. Deficiencies existing but not recorded in this report
were not apparent given the level of study undertaken. Components not included
have not been reviewed, and if their conditions need to be known, further study will
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be required. Finally, we have not undertaken a physical review of subsurface
conditions or concealed structural systems.
It is possible that unexpected conditions may be encountered at the building/facility
that has not been explored within the scope of this report. Should such an event
occur, MH should be notified in order that we may determine if modifications to our
conclusions are necessary.
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Replacement allotments may occur for any number of reasons including, but not
limited to, failure, general obsolescence, reduced reliability or excessive
maintenance costs. As per the Property Manager, Randy Westergaard, the
allotments for capital expenses less than $3,000 have been excluded.
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2. RESERVE FUND REQUIREMENTS
A Reserve Fund is defined as “a fund set aside by a corporation or property owner in a
special account for funding of major repair and replacement of building components and
systems that deteriorate over time. It is calculated on the basis of expected repair and
replacement costs and life expectancy”.
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The Reserve Fund was developed to provide sufficient funds for repair and replacement of
components, systems and assets of the Condominium Corporation. In preparing a Reserve
Fund Study, future events are predicted based on a sampling of components and the
assumption of proper maintenance. The actual date of replacement or extent of repairs for
any item may vary from the estimates provided. All life expectancies of building components
are estimated from experience with similar materials and information from supplier
specifications. The status of the complex in relation to this Reserve Fund Study should be
reviewed every year.
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All replacement costs provided in the report are in year 2013 dollars and include five percent
(5%) for the Goods and Services Tax (GST). Consulting and engineering fees, unless
specified, are not included. We have predicted life expectancies for the components as we
found them during our review of the premises. The replacement or repair costs of the
various systems and components are converted to future costs based on estimated inflation
rates. These converted costs are amortized over their anticipated life span at interest rates
based on current term deposit rates.
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The Reserve Fund Study is summarized in the charts contained in Appendix A.
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3. MORRISON HERSHFIELD'S QUALIFICATIONS
MH has been in the consulting engineering business for more than 60 years and in Alberta
for over 35 of those years. Our Building Science Group specializes in investigating the
condition of existing buildings and failures of existing building components including: wall
systems, roofs, parkade slabs, post-tensioned slabs, paving, masonry, and landscape
problems.
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MH has been involved with the design, inspection, investigation and remedial repair of over
five hundred condominiums, apartment residences and cooperative projects, more than
twenty million square feet of parking garage structures and numerous commercial and
institutional buildings for a variety of clients. We have recently completed numerous
Reserve Fund Studies amongst other roofing, water condensation and water penetration
projects.
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MH was one of the first firms in Canada to develop expertise in the field of Building Science.
MH has established extensive experience in undertaking condition and monitoring surveys,
life-cycle studies and maintenance programs, preparing engineering reports dealing with the
condition of building envelopes, determining causes of failure, assessing rehabilitation
strategies, and developing specifications for and providing building envelope design review
services for new and existing residential, commercial, institutional, townhouse, and high-rise
buildings.
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4. COMPLEX DESCRIPTION
Gleniffer Lake Resort and Country Club is approximately 50 km southwest of Innisfail, along
the north shore of Gleniffer Lake. Gleniffer Lake Resort consists of ‘bareland’ condominium
properties with shared common utilities and amenities including sewage and water
treatment plants, access roads, a clubhouse, swimming pools, playground, general store,
boat launch and tennis courts. This report will cover the common property elements of the
complex and Block A (Phase 1).
Starting in 2002, there were originally four individual Condominium Corporations with the
Gleniffer Lake Resort: Blocks A, B, C, and D (Phases 1, 2, 3, and 4). A fifth phase was
added in 2003: Block E (Phase 5). A sixth phase was added in 2005: Block F (Phase 6).
Construction has been completed on a seventh phase of the Gleniffer Lake Resort, which is
identified as Block G (Phase 7).
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Block A, which was incorporated in 1995, contains 95 units on individual lots. The individual
lots are suited for recreational vehicles and cottage trailers. The elements within the
separate lots are the responsibility of the individual owners, while the remaining portions,
such as the access roads, are common elements belonging to the Condominium
Corporation.
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According to the Division Sheet, the funding for complex common property is based on the
number of units within a given Block divided by the total number of units within the complex.
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5. OBSERVATIONS AND RECOMMENDATIONS
Mechanical designers Arnel Teodoro, Vincent Wong, and electrical designer Yaroslav
Stetsyuk, of MH, conducted visual reviews of the complex’s electrical and mechanical
systems on January 9th, 2013. During the visit, the common sewage and water treatment
plants, Clubhouse, West Pool House, General Store, swimming pools, and site lighting were
reviewed.
Aaron Kjeld of MH undertook a visual review of the complex’s architectural elements on April
12th, 2013. During the visit, windows, doors, shingle, pavement, playground, boat launch,
and the rest of the shared elements were reviewed. The common elements related to
Condominium Plan No. 952-1060 were also reviewed.
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The following are our specific observations and recommendations. Our comments and
updated recommendations are based on our observations during the above reviews are
presented in the same order as the original study. Observations are in plain text,
recommendations have been bolded. The Reserve Fund Tables in Appendix A contain the
total recommended budgetary allowances for common elements. Section 6 and the
Reserve Fund Tables in Appendix A contain adjusted values specific to the individual
Condominium Corporation (Block A - Phase 1).
Resort Common Properties
5.1.1 Clubhouse
Landscaping
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5.1.1.1
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The clubhouse is situated on the south portion of the resort, near the north shore of Gleniffer
Lake. It is a two-story wood frame structure constructed over a concrete foundation with
concrete block construction around the water treatment facility. The clubhouse was
constructed in 1998 and contains the administrative offices of the resort, indoor and outdoor
swimming pools, patio, and domestic water treatment facility.
The landscaping around the clubhouse consists of grassed areas with and flowerbeds
planted around the building. Trees were provided north of the clubhouse and along the
north boundary of the clubhouse parking lot. The landscaping elements appear to be in
good condition. Greenery such as grass, shrubs and trees are generally expected to
last the life of the complex. From time to time, these items will require maintenance
and/or replacement. These types of projects will be required on an ongoing basis and
are considered part of the complex’s normal maintenance. Consequently, no money
will be allotted for this work in the Reserve Fund.
Most of the grading of the landscaping surrounding the buildings appears good in condition
to provide proper water drainage away from each building’s foundation wall. To our
knowledge, the complex is not suffering effects from inadequate surface drainage.
Since most of the clubhouse is border by either cast-in-place concrete and uni-brick
pavers, we do not anticipate the need for any significant capital expenditures relating
to soil work at this time.
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5.1.1.2
Roads and Curbs
Asphalt access lanes were provided to the front and sides of the clubhouse. We understand
that the asphalt pavement was installed at the time of construction of the building in 1998.
The asphalt pavement was in fair condition overall with several locations of alligatoring,
cracking, and settlement. Under normal climate conditions for the Central Alberta area
and under typical traffic loading, the life expectancy of asphalt is approximately 15 to
30 years depending on the sub base supporting the asphalt and the level of
maintenance completed. We recommend complete resurfacing every 30 years with
regular maintenance and minor repairs every 6 years. The minor repairs generally
include cutting out poor areas, re-building the base, then patching with new asphalt.
Additional repairs could also include crack sealing, which limits the deteriorating
effects of freeze/thaw cycles. Crack sealing is considered a normal maintenance item
and therefore will not be included in the Study. Complete replacement is carried out
when the asphalt has reached its service life and patching is no longer effective.
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Cast-in-place concrete curbs were provided along the asphalt lane near the front of the
building separating the grass areas from the lane. Curbs were generally not provided at
pavement/grass transitions on the sides and rear of the clubhouse building. The curbs were
in fair condition at the locations reviewed. There was only some minor cracking and
chipping. Cast-in-place curbs typically have a life expectancy of approximately 15 to
20 years. We recommend isolated repairs every five years such as cutting out curb
portions and pouring new sections over the course of the 20 years. Allotments have
been synchronized with the replacement of the cast-in-place walkways in an effort to
reduce mobilization costs.
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Pre-cast concrete curbs were provided at the loading area (east side of the building), the
handicap parking stalls near the northwest portion of the building and the north portion of the
access lane to the clubhouse. The curbs were generally in good condition at the locations
reviewed. Pre-cast concrete curbs typically have a life expectancy of 15 to 20 years.
No significant repairs are generally required within the expected service life of the
curbs; they are typically replaced at the end of their functional life. We recommend
isolated replacement on an as needed basis, therefore we consider this a
maintenance item and will not budget for it in the reserve fund.
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A three foot high poured concrete retaining wall is located on the east side of the clubhouse.
The retaining wall is in good condition. Poured retaining walls are typically expected to
last between 25 years and the life of a complex. During this time however, repairs
may need to be made to sections of the wall. We recommend an isolated repair and
replacement schedule of every 10 years for deteriorated portions. Allotments have
been synchronized with the repair of the cast-in-place curbs.
5.1.1.3
Walkways, Patios, and Balconies
Cast-in-place concrete steps and concrete loading dock were located on the east elevation.
Cast-in-place concrete steps were also located on the west elevation at the doors between
the indoor and outdoor pools. The steps and dock surface appeared to be in good condition
without significant cracking or chipping. The cast-in-place concrete steps and loading
dock typically have a service life of approximately 25 years with proper care and
maintenance. The service life depends mostly on the quality of the materials and
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installation. Over the life of the complex, the stairs will require complete replacement
due to deterioration or settlement, typically every 30 years.
Cast-in-place concrete walkways were provided at the north, west, and south entrances of
the clubhouse building. Cast-in-place concrete walkways were also provided around the
perimeter of the outdoor pool. The concrete walkways appeared to be in fair condition with
only minor cracking observed. Cast-in-place concrete walkways have an anticipated
service life between 25 years and the life of the complex. The service life depends
mostly on the quality of the materials and installation. Over the life of the complex,
sections will require replacement due to deterioration or settlement, typically every 5
years.
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Uni-brick pavers set in concrete borders were provided for walkways in the front and rear of
the building. Two patios at the rear of the building also consisted of uni-brick pavers. The
pavers were in good condition. We did not observe any surface scaling, cracking, or
chipping in the pavers at the locations reviewed. The pavers were also generally aligned
without locations of significant depression. A drain east of the outdoor pool was noted to be
above the elevation of the patio surface. The uni-brick walkways will periodically need
to be reset to maintain the same elevation as the concrete borders since it can lead to
a potential tripping hazard and drainage issues. The uni-brick pavers typically have a
functional life of approximately 30 years with proper maintenance. We do not
anticipate replacement of the uni-brick pavers within the next 30 years at this time.
Regular maintenance, however, will be required to maintain alignment of the pavers.
Misalignment of the pavers can lead to a potential tripping hazard and drainage
issues. We recommend allotting for minor repairs, or resetting every five years.
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The concrete borders around the paver walkways are similar to cast-in-place concrete
curbing. The outdoor pool patio is enclosed with a concrete border around the perimeter.
The pool patio border is combination of surface level curbing and cast-in-place concrete
walls approximately 18-inches high. The concrete borders were in good condition. Cast in
place borders are typically expected to last between 25 years and the life of a
complex. During this time however, repairs may need to be made to sections of the
border. We recommend an isolated repair and replacement schedule of every 10
years for deteriorated portions. Allotments have been synchronized with the repair of
the cast-in-place curbs.
A balcony was provided on the rear of the building. Vinyl decking and deck mounted metal
railings were provided. No signs of water accumulation on the balcony deck were observed.
The life expectancy of typical balcony vinyl decking is approximately 15 years with
proper maintenance (assuming appropriate material and thickness for the amount of
traffic).
The proper maintenance includes sealing any punctures, tears, or
penetrations with a new vinyl membrane patch immediately to stop water penetration
through the waterproofing. Any water penetration through the waterproofing would
allow the wood decking and balcony structure to be at risk of moisture damage. We
recommend an allowance for complete balcony replacement including waterproofing,
deck sheathing, and membrane transition between the membrane and the walls every
15 years.
Metal stairs with railings were provided on the east elevation of the clubhouse outside of the
Water Laboratory room. The stairs and railings appeared to be in good condition and
sufficiently anchored. No significant chips, corrosion, or scratches are noted. Typically,
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painted metal stairs and railings are expected to last the life of the building. From
time to time, these may experience minor corrosion. As railings are a safety element,
it is recommended that they are checked annually and that maintenance repairs such
as painting be completed to promote the integrity of the component. This should be
included in the maintenance budget. We recommend replacing the metal stairs every
40 years.
5.1.1.4
Fencing and Railing
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A painted metal railing is provided for along the cast-in-place concrete stairs and part of the
loading dock located on the east exposure. The railing appears to be in good condition and
sufficiently anchored. No significant chips, corrosion, or scratches are noted. Typically,
painted metal railings are expected to last the life of the stairs. From time to time,
these railings may become loose or experience minor corrosion, depending on the
location. As railings are a safety element, it is recommended that they are checked
annually and that maintenance repairs such as painting and tightening of bolts are
completed to promote the integrity of the component. This should be included in the
maintenance budget. We recommend replacing the railings when the stairs are
replaced.
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1.8 m (6 ft.) high prefinished ornamental metal fencing were provided around the outdoor
pool of the clubhouse. The fencing was in good condition. Typically, prefinished metal
railings are expected to last the life of the building. We recommend an allowance
every 10 years for painting and repairs, due to the quantity and type of fencing, we
recommend that this be a Reserve Fund item, and full replacement every 30 years.
5.1.1.5
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The chain link fencing around the tennis courts is discussed in Section 5.1.4.6, Tennis
Courts.
Structural Systems
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The Clubhouse was of a wood frame construction erected on top of a concrete foundation.
There was no significant cracking of the floor and no concerns regarding the slab were
reported to us. At the locations reviewed, no cracks in the exterior walls or ceiling were
observed. There were also no concerns regarding the roof assembly and exterior walls
reported to us. Typically, constructions of this class are expected to last the life of the
structure with proper maintenance. The longevity of the system, however, can be
compromised if moisture damage occurs. Therefore, we recommend repairing any
cracks and openings in the slab, roof, and walls. Since the slab, roof and wall
structures are expected to last the life of the structure, no money has been allotted
for their repair or replacement.
5.1.1.6
Exterior Cladding
The exterior walls were clad with acrylic stucco. The stucco at locations reviewed was in fair
to poor condition with isolated locations of cracking and damage. We understand that there
has been no occurrence of water ingress through the building envelope. The average
lifespan of stucco is approximately 35 years to the life of the complex at which time
full replacement may be necessary. However, interim repairs during this time should
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be completed every 7 years to extend the life of the stucco; these repairs should be
provided for under the reserve fund. Considering the current condition of the stucco,
we recommend repairs within the next few years.
Sealant had been used to seal the joints formed at utility pipe wall penetrations and around
window and door perimeters. The sealant, that was present, was in fair to poor condition.
The life expectancy of sealant varies greatly with the adhesive and elastic properties
of the sealant. Exposure to the sun also shortens the life span of the sealant. We
recommend that all failed joints be replaced each time the stucco is repaired.
Allotments have been synchronized with the stucco repairs.
5.1.1.7
Doors and Windows
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Commercial metal and glass doors were installed at the front entrance, rear exits to the
patio, and inside the Clubhouse such as the unit entering the game room. Hollow metal
doors were also provided for access to washrooms and service rooms including the
mechanical and laundry rooms. The doors were in good condition at the locations reviewed.
There were no significant surface deterioration or damage to the hardware other than
normal wear. Typically, commercial metal and glass doors have an expected service
life in excess of 25 years with regular maintenance. The doors will require visual
review, refurbishment, including weather-stripping and hardware repairs, in addition
to ‘touch –ups’ to the exterior surface as part of regular maintenance.
The interior metal doors will have a longer life expectancy than the exterior doors since they
are not exposed to the climate. With regular maintenance, including refurbishing and
hardware repairs, we do not anticipate that the interior doors would require replacement
within the next 25 years.
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The windows for the Clubhouse were typically a combination of fixed and operable units set
in vinyl frames. The glazing lights were sealed units with weep holes provided in the frame
for drainage of incidental moisture. The stucco finish was applied to the edge of the window
frame and no sealant was applied on the outside of the frame and stucco. The windows
were in good condition at the locations reviewed. Evidence of glazing unit failure was
observed on a few of the windows located next to the indoor pool. Typical vinyl window
units of the class in the clubhouse, fixed and operable units, can have a service life of
approximately 25 to 30 years with regular maintenance. Other than physical stress on
the window frames and glass (such as impact and movement), moisture damage is
the significant factor in reducing the service life of window units. Consequently,
maintenance to ensure proper closure and continuity of seals can allow the window
units to reach their expected life. The replacement of failed units is considered a
maintenance item. We recommend allowing for complete window replacement
(supplied, installed, painted finishes around opening) every 30 years.
5.1.1.8
Roofing and Flashing
The roofs were sloped with asphalt shingles, chimneys, exhaust fans, and vent stacks. We
understand that the asphalt shingles, original to the construction of the Clubhouse, were ‘25
year’ type shingles. Generally, the asphalt roof shingles appear to be in good to fair
condition, with some visible areas of deterioration of the granular coating. The areas of
shingles with premature deterioration are located east of the balcony. We did not observe
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any missing shingles at the time of our review and there were no reports of water ingress
through the roof. Chimneys, vent stacks, exhaust fans and other penetrations through the
roofs were generally completed with flashing details, which directed moisture away from
openings around the penetrations. The expected functional life of asphalt shingles
typically is about 25 to 30 years. This is an estimated life expectancy because the
durability of the shingles will depend not only on the weight, but also on the amount
of exposure to the sun, frequency of foot traffic, and hail damage. Proper
maintenance including miscellaneous shingle and flashing replacement will help to
prolong the life expectancy. Typically, the maintenance costs for a properly designed
and installed roof is minimal. We recommend an allowance for the complete
replacement of the asphalt shingles every 25 years.
5.1.1.9
Eaves troughs, Fascia, and Soffits
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Soffits and fascia consisted of pre-finished metal. They were in good condition at the
locations reviewed. No damaged or missing pieces were observed during our review.
Typically, soffits and fascia are items that can last the service life of the building with
proper maintenance. Cleaning, securing, and replacing miscellaneous sections of the
soffits and fascia may be required until the replacement. These items are considered
regular maintenance and have therefore been excluded from the tables. In practice,
however, they are often replaced in conjunction with roofing replacement because the
soffits and fascia can be renewed with minimal mobilization costs. Allotments have
been synchronized with the scheduled roof replacements.
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Eaves trough similarly consisted of pre-finished metal with downspouts. It is our
experience that eaves trough and downspouts generally need replacing
approximately every 20 to 25 years. Allotments have been synchronized with the
scheduled roof replacements to reduce mobilization cost. Eaves trough and
downspouts should be cleaned annually to facilitate proper drainage and prevent
premature deterioration. In addition, they should be checked for tightness and resecured, as they often become loose due to wind and storms. Downspouts may need
to be repaired or replaced in various locations as they can become easily damaged
near grade level.
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5.1.1.10 Swimming Pools
The deck area and lower portions of the walls of the indoor swimming pool were lined with
ceramic tiles. The tiles were generally in good condition without any cracking, surface
deterioration, or presence of efflorescence. No cracking was observed in the grouting. The
ceramic tiles on the deck of the indoor swimming pool typically have a life
expectancy in excess of 25 years with regular maintenance. There will be isolated
sections of tiles on the deck and walls needing repairs and replacement as part of
regular maintenance. However, we do not anticipate at this time that complete
replacement of tiles will be required within the next 25 years.
The interior finishes of the swimming pool area were in good condition. The interior
finishes of the indoor swimming pool will need to be renewed similar to other interior
elements. In general, we recommend painting the walls of the room every seven
years. The cost for repainting is included as part of the overall interior finish. See the
following section, Section 5.1.1.11, Interior Elements.
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The deck area of the outdoor swimming pool consisted of uni-brick pavers with cast-in-place
concrete walkway around the perimeter of the pool both of which are discussed above in
Section 5.1.1.3, Walkways, Patios, and Balconies.
The top edge and upper portion of the outdoor pool walls were lined with ceramic tiles. The
tiles were generally in good condition with a few isolated locations in poor condition due to
cracked grout and elevated tiles. The ceramic tiles on the deck of the outdoor pool
typically have a life expectancy in excess of 25 years with regular maintenance.
There will be isolated sections of tiles on the deck and walls needing repairs and
replacement as part of regular maintenance. However, we do not anticipate at this
time that complete replacement of tiles will be required within the next 25 years.
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The conditions within the indoor and outdoor swimming pools were not reviewed. There
were no reports of concerns within the pool. The coatings of the swimming pools
typically are expected to last 20 years when installed in accordance to good practice.
We recommend an allowance for complete replacement of the pool coating every 20
years.
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The swimming pool mechanical systems are in good condition and no significant
deficiencies were noted. The heat exchangers can clog up easily and care should be taken
to ensure that the heating water remains clean. The pool mechanical systems are in good
condition and are being maintained as required. The outdoor pool, indoor pool, and hot tub
were equipped with four filters and four pumps. The filters are System 3 or Triton 2 units and
pumps are AO Smith. The heating for the pools and hot tubs are provided by plate and
frame heat exchangers, which are tied to the buildings heating system. Based mounted
pumps have a functional life of approximately 10 years. Filters have a functional life
of approximately 20 years. Replacement items are listed in Table 1 of Appendix A.
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The clubhouse indoor pool area is being heated and ventilated by a gas fired make-up air
furnace. The unit appears to be in good condition. Generally, makeup air units have a
functional life of approximately 20 years. Therefore, we recommend an allowance for
complete replacement of the unit and all accessories every 20 years.
In
5.1.1.11 Interior Elements
Interior finishes generally included painted walls, ceramic floor tiles, and carpeting. These
elements were in good condition. We were informed that the walls were repainted in 2007.
Typically, wall finishes are expected to last approximately seven years before they are
repainted. This will depend largely on the frequency of use of the interior space.
Generally, carpeting designed for medium traffic is expected to last approximately 12
years. The ceramic tiles are expected to last in excess of 25 years. Therefore, we
recommend an allowance for carpet replacement 12 years. No money has been
allowed for tile replacement because minor repairs and replacement of isolated units
are to be carried out as part of maintenance.
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5.1.1.12 Mechanical Systems
The water, storm, and sanitary sewer lines were underground and, therefore, out of view for
inspection. The domestic water service entered the mechanical room from the municipal
service and served both the domestic water service requirements and the fire protection
service.
Storm water from building was splashed to grade.
The sanitary system for the building is routed below grade and drained into on-site water
treatment plant.
The natural gas for the building entered the mechanical room at the west. Natural gas
entered the building at medium (15#) pressure and is distributed throughout the building. An
outdoor natural gas meter is provided at the gas entry point.
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The components of the typical water and sewer system (valves, pipes, etc.) are
expected to last the life of the structure without requiring repairs. However, problems
can arise and if they occur, the repairs are generally costly because of the difficulty in
accessing the underground services. As an example, a collapsed storm drain line or
plugged sewer line requires extensive excavation resulting in high labor and
equipment charges. From our experience, remedial work with limited scope such as
replacing one water valve can require expenditure in the order of $2,000 to $3,000.
For more extensive underground service work, the cost would be even greater.
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While it is impossible to predict the need or magnitude of repairs and, therefore, the
associated financial requirements, we recommend that a minimum balance be kept in
the reserve fund to reduce the potential financial burden of repairs. For a complex
this size, we recommend that a minimum balance of $15,000 be kept in any given year
to acknowledge the potential for problems and repairs.
We recommend a regular sewer flushing as a preventative maintenance program
every five years.
In
5.1.1.12.1 Plumbing Systems
Domestic Water Supply:
The domestic water supply for the building is primarily copper. Where the piping is
visible it was generally properly supported and mechanically sound. Although the
domestic water and sanitary piping system were generally in fair condition, we
recommend an annual allowance as part of maintenance to repair minor leaks
and to replace piping supports from time to time.
Domestic Hot Water Supply (DHW):
There is a single brazed stainless steel heat exchanger for domestic water heating.
Hot water from the building heating system is used to heat domestic water, which is
then stored in two (2) State PV 120 00RT4CAN 120 US gal storage tanks coupled with
a Taco re-circulation pump. The equipment appears to be in good condition. The
typical service life of a hot water tank of this type is approximately 20 years.
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5.1.1.12.2 Heating and Ventilation
The heating for the building’s common areas is provided by a hydronic heating system
that consists of two (2) RayPack 1,200MBH hot water boilers coupled with two (2)
Taco base mounted circulation pumps that distribute heating throughout building. The
heating system appeared to be serviced regularly and appeared to be in good
condition and a chemical treatment system was installed as required. The typical
service life of a boiler is up to 30 years. Base mounted pumps have functional
life of approximately 20 years. Therefore, we provided an allowance of for
replacement of pumps including all accessories every 20 years. Regular
maintenance is required to maintain the functional life of the heating system this
should be considered as part of annual ongoing maintenance.
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Terminal heating units include cabinet unit heaters in entrances, horizontal unit heaters
in the mechanical spaces and wall fin radiation at building’s perimeter. Typically they
do not require replacement and is expected to last the life of the complex, but
from time to time, these items may be susceptible to damage that would require
isolated replacement. This would be considered a maintenance item and no
monies have been provided in the Reserve Fund.
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The ventilation for the common areas is provided by a natural gas fired make-up air
unit, System air c/w cooling coil model: DM60111.5/1DND. This unit provides
tempered air to the common areas and is located in the mechanical room on the
second floor. Unit appears to be in good condition. Generally, makeup air units
have a functional life of approximately 20 years. Therefore, we have provided an
allowance in the Reserve Fund for the replacement of the make-up air unit on the
second floor and all accessories every 20 years.
In
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There are two (2) direct expansion AC units located in the games room and the
exercise room; we were informed that the units were installed in 2011. Evaporator
Eco-Air model: TUH 12UM-E 12,500 BTU/HR located in games room. Evaporator TILI
model: TU18WM 18,000 BTU/HR located in the exercise room both units appear to be
in good condition. Evaporators and condensers have a functional life of
approximately 20 years. We recommend allowance for replacement of the
evaporators and condensers every 20 years.
5.1.1.13 Electrical and Lighting Systems
5.1.1.13.1 Distribution Equipment
Main Distribution:
The main electrical service is coming in to the Electrical/Mechanical room from the pad
mounted 225kVA utility transformer located at the north side of the building and rated
800A, 120/208V, 3 phase, 4 wire. The main distribution system consists of a two
sections of main distribution panel (MDP) comprised of breakers including 800A main
breaker, two sections of motor control center (MCC), distribution fused disconnect
switches and branch circuit panels. The distribution electrical equipment manufacturer
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is primarily Siemens. The electric utility for this facility is Fortis Alberta. No issues are
reported at this time.
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We recommend that visual inspections of the main distribution equipment be
regularly performed. We also recommend that infrared thermographic (IR)
studies of the main distribution equipment be performed in accordance with the
manufacturer’s recommendations. An IR study allows maintenance to identify
and remedy loose electrical connections and equipment to be considered for
replacement. Due to the fact that an IR study is not considered a capital
replacement, there will not be an allotment provided for in the Reserve Fund.
For budgeting purposes, the amount to perform an IR study of the main
distribution equipment would be in the range of $500-$1,000. We further
recommend that a single line diagram drawing of the electrical distribution
system be posted in the electrical room, and if such a drawing is not available,
then we also recommend that the one be produced (either through an electrical
contractor company or an electrical engineering firm).
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The typical life expectancy of the main power distribution system is 45 years,
which can be shortened depending on the environmental conditions, quality of
equipment/installation, maintenance and loading. Most manufacturers will
support installations 25 to 30 years old with replacement parts or upgradeequipment replacement kits.
Panelboards:
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A majority of the panelboards are manufactured by Siemens. The distribution and
branch circuit panels are provided for the “public” loads, such as corridors, storage
areas, service rooms, emergency & exit lighting, exterior entry lighting and exterior
receptacles.
The following issues are noted:
Storing of items directly in front of electrical equipment is an issue; a minimum of
1-meter clearance is to be provided in front of all electrical equipment as per code
requirements.
In

No other issues are reported at this time.
We recommend that visual inspections of the distribution and branch circuit
panels be regularly performed. We also recommend that infrared thermography
(IR) studies of the distribution and branch circuit panels be performed in
accordance with the manufacturer’s recommendations. The budget amount to
perform an IR study of the distribution and branch circuit panels has been
included in the IR study budget of the Main Distribution equipment section
above.
The typical life expectancy of the distribution and branch circuit panels is 45
years, which can be shortened depending on the environmental conditions,
quality of equipment/installation, maintenance and loading.
Motor Starters & Disconnect Switches:
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A majority of the motor starters are manufactured by Siemens. A majority of the motor
disconnect switches are manufactured by Siemens. No issues are reported at this
time.
The typical life expectancy of the motor starters and disconnect switches is 45
quality of equipment/installation and maintenance.
5.1.1.13.2 Lighting Systems
Exterior and Interior Lighting:
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Exterior lighting is comprised of building mounted light fixtures. For building perimeter
lighting, a combination of decorative wall mounted incandescent and under canopy,
light fixtures are used at entrances/exits. The building perimeter lighting is controlled
by exterior mounted photocell.
Interior lighting is comprised primarily of incandescent/compact fluorescent wall
sconces located in public corridors and entrances, with fluorescent lights used in the
public laundry rooms. There are HID lights in the Electrical/Mechanical room.

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Linear fluorescent strip lights for the Electrical/Mechanical room did not have wireguards. Wire-guards protect the lamps from accidental damage and are
recommended as good practice.
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It is recommended that the incandescent lights be replaced with more energy
efficient fluorescent lighting.
In
The typical life expectancy of the exterior and interior lighting systems is 20
quality of equipment/installation and maintenance.
Emergency and Exit Lighting (Life Safety):
The emergency lighting system is manufactured by Dual-Lite and is comprised of selfcontained battery pack units and remote light heads. Public corridor emergency
lighting battery packs are located on the 2nd floor providing power to the remote
heads. No issues are reported at this time.
The latest annual testing report is by Alarm Tech. We recommend that the selfcontained emergency lighting be tested in accordance to provincial fire codes
(monthly for self-contained unit and light head inspection, and annually for
complete system testing).
The typical life expectancy of emergency lighting system is 15 years, which can
be shortened depending on the environmental conditions, quality of
equipment/installation, and maintenance. The typical life expectancy of the exit
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lighting system is 20 years, which can be shortened depending on the
environmental conditions, quality of equipment/installation, and maintenance.
5.1.1.13.3 Low Voltage Systems
The main incoming services for telephone are located in the Electrical/Mechanical
room. No issues are reported at this time.
The television service for this facility is coming from roof mounted satellite dish located
at the east side of the building. No issues are reported at this time.
The typical life expectancy of the telephone and cable television systems is the
life of the building, and typically requires no maintenance.
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5.1.1.13.4 Fire Alarm (Life Safety)
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The fire alarm system is manufactured by Edwards, panel model EST 6616 – single
stage. No issues are reported at this time. The fire alarm system is monitored by an
outside agency. The latest annual testing report is by Alarm Tech. We
recommend that the fire alarm system be tested annually in accordance to
provincial fire codes.
The typical life expectancy of the fire alarm system is 25 years primarily due to
advancements in technology and changes to the building code. The life
expectancy can be shortened depending on the environmental conditions,
quality of equipment/installation, and maintenance.
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5.1.2 General Store
The general store is located in the central portion of the common property of Block A. It is a
single story wood frame structure set on a concrete slab. The building was constructed in
approximately 1988 and typically operates during the summer.
In
We were informed that though the General Store is located within the boundaries of Block A,
it is considered resort common property; as a result, the repair and replacement costs are
shared between the seven condominium corporations.
5.1.2.1
Pavement
Asphalt paved parking areas were provided on the north and west side of the building. The
pavement was in fair condition. The allowances for repairs and resurfacing of pavement
around the General Store have been incorporated within the asphalt quantities for the
entire complex. See Section 5.1.4.2.
5.1.2.2
Walkways
Cast-in-place concrete walkways were provided around the perimeter of the general store
building. The concrete walkways appeared to be in good condition with no cracking
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observed. Cast-in-place concrete walkways have an anticipated service life between
25 years and the life of the complex. The service life depends mostly on the quality of
the materials and installation. Over the life of the complex, sections will require
replacement due to deterioration or settlement, typically every 5 years. However
since the walkways are mostly protected from the elements, we recommend an
allowance for partial replacement every 15 years.
5.1.2.3
Structural Systems
5.1.2.4
Exterior Cladding
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The general store was of wood frame construction set on a concrete foundation slab.
Generally, the structured appeared to be in good condition. It should be noted that our
observations were limited to the exterior of the building. Typically, constructions of this
class are expected to last the life of the structure with proper maintenance. The
longevity of the system, however, can be compromised if moisture damage occurs.
Therefore, we recommend repairing any cracks and openings in the slab, roof, and
walls. Since the slab, roof and wall structures are expected to last the life of the
structure, no money has been allotted for their repair or replacement.
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The exterior walls were clad with wood lap siding, which was in fair condition. Split and
checked boards, peeling paint, and cracked sealant between siding and trim boards were
observed at multiple locations. The estimated life of wood strip siding varies depending
on the quality of materials and installation, exposure to the sun and precipitation.
Generally solid wood lap siding has an estimated life of up to 40 years if maintained
properly. The proper maintenance work includes painting of the siding on a regular
basis and replacement of damaged wood strips in a timely manner.
In
Accordingly, we recommend that an allowance be included in the Reserve Fund for
refinishing of the wood siding every seven years. The refinishing work includes
replacement of deteriorated wood siding, replacement of sealant joints and painting
of the siding. Complete replacement of the wood siding is recommended as the
siding approaches the end of its service life.
5.1.2.5
Doors and Windows
A set of solid wood double doors was provided at the front entrance of the general store.
Steel single doors were provided for washrooms and utility rooms. The doors were in good
condition given the age of the units. There were no significant peeling paint, dents, or
misalignment of the door with respect to the frame. Solid wood doors typically have an
estimated life of 25 to 30 years with regular maintenance. The life expectancy of the
wood frame, metal clad single doors is approximately 30 years and will likely need
replacement at the end of this time.
The general store windows consisted of a combination of fixed and operative awing units.
Sealed units were set in wooden frames. The windows appeared to be in fair condition with
no reports of condensation or water ingress. Windows of this type generally have a life
expectancy of around 30 years with regular maintenance. Regular maintenance
includes painting of the window frames.
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5.1.2.6
5.1.2.7
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The general store’s roof was finished with asphalt shingles with penetrations such as stacks,
exhaust, and flue. We understand that the asphalt shingles, were replaced in 2009 are ‘25
year’ type shingles. From our eaves trough level review, we noted that the asphalt roof
shingles appear to be in good condition, with no visible areas of deterioration. Chimneys,
vent stacks, exhaust fans and other penetrations through the roofs were generally
completed with flashing details, which directed moisture away from openings around the
penetrations. The expected functional life of asphalt shingles typically is about 25 to
30 years. This is an estimated life expectancy because the durability of the shingles
will depend not only on the weight, but also on the amount of exposure to the sun,
frequency of foot traffic, and hail damage.
Proper maintenance including
miscellaneous shingle and flashing replacement will help to prolong the life
expectancy. Typically, the maintenance costs for a properly designed and installed
roof is minimal. We recommend an allowance for the complete replacement of the
asphalt shingles every 25 years.
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In
approximately every 20 to 25 years. Eaves trough and downspouts should be
cleaned annually to facilitate proper drainage and prevent premature deterioration. In
addition, they should be checked for tightness and re-secured, as they often become
loose due to wind and storms. Downspouts may need to be repaired or replaced in
various locations as they can become easily damaged near grade level. Due to the
limited amount of eaves troughs and downspouts, this element shall be addressed as
a maintenance item.
5.1.2.8
Mechanical Systems
inspection. The domestic water service entered the mechanical room from the municipal
service and served the domestic water service requirements.
treatment plant.
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The natural gas for the building entered the mechanical room. Natural gas entered the
building at medium (15#) pressure and is distributed throughout the building. An outdoor
natural gas meter is provided at the gas entry point. LNG tank (by LNG Supplier) located
outside supply LNG to building.
We recommend that a minimum balance be kept in the reserve fund to reduce the
potential financial burden of repairs. For a building this size, we recommend that a
minimum balance of $5,000 be kept in any given year to acknowledge the potential for
problems and repairs.
every five years.
Plumbing Systems
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5.1.2.8.1
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visible, it was generally properly supported and mechanically sound. Although the
domestic water and sanitary piping system were generally in fair condition, we
and to replace piping supports from time to time be set aside.
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The domestic hot water heater for the building is supplied by a Jet Glass Domestic hot
water heater with 318L capacity. The hot water heater appears to be in fair condition.
The typical service life of a hot water tank/heater of this type is approximately 20
years. However, since a hot water tank/heater of this type is less than the
established minimum cost for elements covered by the reserve fund, it was not
included in the Reserve Fund tables.
5.1.2.8.2
Heating and Ventilation
In
The heating for the building’s common areas are provided by a hydronic heating
system that consists of a Super-Hot boilers model: GSE-90-N coupled to two (2)
Grundfos inline re-circulation pumps. The heating system appeared to be serviced
regularly, however, the boiler is fairly old and in poor condition. The typical service
life of a boiler is up to 30 years. Regular maintenance is required to maintain the
functional life of the heating system and should be considered as part of annual
ongoing maintenance.
The heating fins and casing for the baseboard radiators typically do not require
replacement and is expected to last the life of the complex. From time to time,
these items may be susceptible to damage and would require isolated
replacement. However, this would be considered a maintenance item and,
therefore, no monies have been provided in the Reserve Fund.
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5.1.2.9
Electrical and Lighting Systems
5.1.2.9.1
Distribution Equipment
Main Distribution:
The main electrical service is rated 600A, 120/208V, 3 phase, 4 wire. The main
distribution system consists of a main fused disconnect switch, distribution splitter, and
branch circuit panels. The electric utility for this facility is Fortis Alberta.
one-meter clearance is to be provided in front of all electrical equipment as per
code requirements.
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performed regularly. We further recommend that a single line diagram drawing
of the electrical distribution system be posted in the electrical room, and if
such a drawing is not available, then one should be produced (either through
an electrical contractor company or an electrical engineering firm).
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The typical life expectancy of the main power distribution system is 45 years,
which can be shortened depending on the environmental conditions, quality of
equipment/installation, maintenance and loading. Most manufacturers will
support installations 25 to 30 years old with replacement parts or upgradeequipment replacement kits.
Panelboards:
In
A majority of the panelboards are manufactured by Siemens, Square ‘D’. The
distribution and branch circuit panels are provided for the “public” loads, such as
corridors, store areas, service rooms, exit lighting, exterior entry lighting and exterior
receptacles.
 Some panels are missing blank covers for empty breaker spaces, and these
empty breaker spaces are providing access to bare live electrical parts in violation
to code requirements; blank covers are to be installed as per code requirements.
We recommend that visual inspections of the distribution and branch circuit
panels be regularly performed. The typical life expectancy of the distribution
and branch circuit panels is 45 years, which can be shortened depending on
the environmental conditions, quality of equipment/installation, maintenance
and loading.
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5.1.2.9.2
Lighting Systems
For building perimeter lighting, a under canopy mounted incandescent light fixtures are
used.
Interior lighting is comprised primarily of incandescent and surface fluorescent in
corridors and entrances, with fluorescent lights used in the public washrooms and
laundry room.

Surface mounted fluorescent lights for the washroom area are missing protective
covers.
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5.1.3 West Pool House
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It is recommended that the incandescent lights be replaced with more energy
efficient fluorescent lighting. The typical life expectancy of the exterior and
interior lighting systems is 20 years, which can be shortened depending on the
environmental conditions, quality of equipment/installation and maintenance.
5.1.3.1
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The west pool house is located in the area between Block’s E and F (Phases 5 & 6). It is a
single story wood frame structure set on a concrete slab. The building was constructed in
2006 and contains two changing rooms, mechanical room, hot tub, and outdoor swimming
pool.
Roads and Curbs
In
Asphalt paved parking areas were provided on the south side of the building. The pavement
was in fair condition. The allowances for repairs and resurfacing of pavement around
the West Pool House have been incorporated within the asphalt quantities for the
entire complex. See Section 5.1.4.2.
Pre-cast concrete curbs were provided along the parking area. The curbs were generally in
good condition at the locations reviewed. Pre-cast concrete curbs typically have a life
expectancy of 15 to 20 years. No significant repairs are generally required within the
expected service life of the curbs; they are typically replaced at the end of their
functional life. We recommend isolated replacement on an as needed basis, therefore
we consider this a maintenance item and will not budget for it in the reserve fund.
5.1.3.2
Walkways
Cast-in-place concrete walkways were provided around the building and pool deck area.
The concrete walkways appeared to be in good condition with only minor cracking observed.
Cast-in-place concrete walkways have an anticipated service life between 25 years
and the life of the complex. The service life depends mostly on the quality of the
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materials and installation. Over the life of the complex, sections will require
replacement due to deterioration or settlement, typically every 5 years.
5.1.3.3
Fencing
1.8 m (6 ft.) high prefinished ornamental metal fencing were provided around the pool deck
area. The fencing was in good condition. Typically, prefinished metal railings are
expected to last the life of the building. We recommend scheduling for painting and
repairs every 10 years, due to the quantity and type of fencing we recommend that
this be included in the maintenance budget. We recommend an allowance for full
replacement every 30 years.
5.1.3.4
Structural Systems
5.1.3.5
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The West Pool house was of a wood frame construction erected on top of a concrete
foundation. There was no significant cracking of the floor and no concerns regarding the
slab were reported to us. At the locations reviewed, no cracks in the exterior walls or ceiling
were observed. There were also no concerns regarding the roof assembly and exterior
walls reported to us. Typically, constructions of this class are expected to last the life
of the structure with proper maintenance. The longevity of the system, however, can
be compromised if moisture damage occurs. Therefore, we recommend repairing any
cracks and openings in the slab, roof, and walls. Since the slab, roof and wall
structures are expected to last the life of the structure, no money has been allotted
for their repair or replacement.
Exterior Cladding
In
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The exterior walls were clad with acrylic stucco. The stucco at locations reviewed was in
good condition. We understand that there has been no occurrence of water ingress through
the building envelope. The average lifespan of stucco is approximately 35 years to the
life of the complex at which time full replacement may be necessary. However,
interim repairs during this time should be completed to extend the life of the stucco;
these repairs should be provided for under the maintenance budget. We recommend
an allowance for full replacement every 35 years.
5.1.3.6
Doors
Commercial metal doors were installed at the entrances of the building. The doors were in
good condition at the locations reviewed. There was no significant surface deterioration or
damage to the hardware other than normal wear. Typically, commercial metal doors
have an expected service life in excess of 25 years with regular maintenance. The
doors will require visual review, refurbishment, including weather-stripping and
hardware repairs, in addition to ‘touch –ups’ to the exterior surface as part of regular
maintenance.
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5.1.3.7
The general store’s roof was finished with asphalt shingles. We understand that the asphalt
shingles, original to the construction of the pool house, were ‘25 year’ type shingles. From
our grade level review, we noted that the asphalt roof shingles appear to be in good
condition, with no visible areas of deterioration. The expected functional life of asphalt
shingles typically is about 25 years. We recommend an allowance for the complete
replacement of the asphalt shingles every 25 years.
5.1.3.8
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5.1.3.9
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approximately every 20 to 25 years. Eaves trough and downspouts should be
cleaned annually to facilitate proper drainage and prevent premature deterioration. In
addition, they should be checked for tightness and re-secured, as they often become
loose due to wind and storms. Downspouts may need to be repaired or replaced in
various locations as they can become easily damaged near grade level, which shall
be addressed as a maintenance item. We recommend replacement of eaves troughs
and downspouts at the same time as the fascia replacement.
Swimming Pools
In
The walls of the swimming pool were of aluminum construction with a concrete base or floor.
The hot tub was of fiberglass construction. The deck area around the outdoor swimming
pool and hot tub consisted of cast-in-place concrete walkway, which was discussed above in
Section 5.1.3.2, Walkways.
The conditions within the hot tub and swimming pool were not reviewed. There were no
reports of concerns within the pool. The linings of the swimming pools typically are
expected to last the life of the structure when installed in accordance to good
practice. Since there have been no reported concerns of leakage, we do not
anticipate the need for replacement of the pool lining within the next 25 years.
Consequently, no allowance has been made to the Reserve Fund tables.
The heating for the pool and hot tub is provided by a hydronic heating system that consists
of two (2) A/C Brazed heat exchanger model: 05G604.039. There are three (3) Hayward
pumps model: C48J2N131B1 coupled with three (3) STA-Rite filters. The heating system
appears to be serviced regularly and seemed to be in good condition.
Generally, heat
exchangers have functional life of approximately 25 years. Base mounted pumps
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have functional life of approximately 10 years. Filters have functional life of
approximately 20 years.
5.1.3.10 Mechanical Systems
inspection. The domestic water service entered the mechanical room from the water
treatment facility and served both the domestic water service requirements and the fire
protection service.
treatment plant.
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The natural gas for the building entered the mechanical room at the west. Natural gas
entered the building at medium (15#) pressure and is distributed throughout the building. An
outdoor natural gas meter is provided at the gas entry point.
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The components of the typical water and sewer system (valves, pipes, etc.) are
expected to last the life of the structure without requiring repairs. However, problems
can arise and if they occur, the repairs are generally costly because of the difficulty in
accessing the underground services. As an example, a collapsed storm drain line or
plugged sewer line requires extensive excavation resulting in high labor and
equipment charges. From our experience, remedial work with limited scope such as
replacing one water valve can require expenditure in the order of $2,000 to $3,000.
For more extensive underground service work, the cost would be even greater.
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While it is impossible to predict the need or magnitude of repairs and, therefore, the
associated financial requirements, we recommend that a minimum balance be kept in
the reserve fund to reduce the potential financial burden of repairs. For a building
this size, we recommend that a minimum balance of $7,000 be kept in any given year
to acknowledge the potential for problems and repairs.
In
every five years.
5.1.3.10.1 Plumbing Systems
visible, it was generally properly supported and mechanically sound. Although the
domestic water and sanitary piping system were generally in good condition, we
and to replace piping supports from time to time.
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The domestic hot water heaters for the building is provided by a SpaceSaver Domestic
hot water heater with 143L capacity and two (2) Grundfos hot water re-circulating
pumps in mechanical room, they appear to be in fair condition. The typical service
life of a hot water tank/heater of this type is approximately 20 years. We
recommend replacement of the domestic hot water re-circulation pump every 10
years. However, since these items are less than the established minimum cost
for elements covered by the reserve fund, they were not included in the Reserve
Fund tables.
5.1.3.10.2 Heating and Ventilation
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The heating for the building’s common areas is provided by a hydronic heating system
that consists of two (2) NTI 200MBH boilers. There are four (4) Grundfos circulation
pumps one (1) 2 HP Hayward pump. The heating systems appeared to be serviced
regularly and are likely to be in good condition and a chemical treatment system was
installed as required. The typical service life of a boiler is up to 30 years. The
base mounted hydronic pumps including all accessories should be replaced
every 15 years. Regular maintenance is required to maintain the functional life of
the heating system and should be considered as part of annual ongoing
maintenance.
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The heating fins and casing for the baseboard radiators typically do not require
replacement and is expected to last the life of the complex. From time to time,
these items may be susceptible to damage and would require isolated
replacement. However, this would be considered a maintenance item and,
therefore, no monies have been provided in the Reserve Fund.
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The heating water distribution piping throughout the building appears to have been
well installed and in good condition.
In
The ventilation for the common areas is provided by a natural gas fired furnace, Nu-Air
Model: N9750. This unit provides tempered air to the common areas to replace air
being extracted by the change rooms. Unit appears to be in good condition.
Generally, makeup air units have a functional life of approximately 20 years.
However, since a makeup air unit and all accessories are less than the
established minimum cost for elements covered by the reserve fund, they were
not included in the Reserve Fund tables.
5.1.3.11 Electrical Systems
The branch circuit panel board is manufactured by Eaton, Cutler-Hammer and is provided
power distribution for the pool loads, such as pumps for water treatment equipment in
elect/mechanical room, exit lighting, exterior & interior lighting and exterior receptacles.
The following issue is noted:

Labeling of panel name identification is an issue; electrical panelboards
are to be labeled as per code requirements.
- 28 -
We recommend that visual inspections of the branch circuit panels be regularly
performed. The typical life expectancy of the branch circuit panels is 45 years, which
can be shortened depending on the environmental conditions, quality of
equipment/installation, maintenance and loading. This element was not included in
the Reserve Fund table since it did not exceed the established minimum costs.
For building perimeter lighting, a under canopy mounted incandescent light fixtures are
used.
Interior lighting is comprised primarily of surface fluorescent in elect/mechanical room and
washrooms.
The following issue is noted:
Surface mounted fluorescent lights for the elect/mechanical room is
missing protective covers.
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It is recommended that the incandescent lights be replaced with more energy efficient
lighting. The typical life expectancy of the exterior and interior lighting systems is 20
years, which can be shortened depending on the environmental conditions, quality of
equipment/installation and maintenance. These items are considered maintenance
items since they do not exceed the established minimum cost for elements covered
by the reserve fund.
5.1.4.1
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5.1.4 Resort Common Amenities
Landscaping
The resort entrance has prefinished ornamental metal fencing mounted between stucco
columns on either side of the roadway, with a metal sign mounted above the roadway.
In
The fencing and sign were in fair condition. The life expectancy of metal fencing is
largely governed by proper maintenance (i.e. painting and repairs). Under normal
conditions, the life expectancy of metal fencing and signage is estimated at 30 years
after which total replacement may be necessary. A regularly scheduled program of
painting and repair shall be provided under the maintenance fund. We recommend an
allowance for full replacement every 30 years.
The stucco columns at locations reviewed were in fair condition. The average lifespan of
stucco is approximately 35 years to the life of the complex at which time full
replacement may be necessary. However, interim repairs during this time should be
completed to extend the life of the stucco; these repairs should be provided for under
the maintenance fund.
The landscaping throughout the resort common property consists of grassed areas with
trees. The landscaping elements appear to be in fair condition. Greenery such as grass,
shrubs and trees are generally expected to last the life of the complex. In large areas,
- 29 -
such as this resort, we recommend including an allowance in the reserve fund for the
removal and replacement of dead trees every 5 years.
5.1.4.2
Roads and Curbs
5.1.4.2.1
Access Roads
5.1.4.2.2
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Common asphalt-paved access roads were provided throughout the resort. The roads were
in fair condition, with isolated locations cracking and settlement. Under normal climate
conditions for the Central Alberta area and under typical traffic loading, the life
expectancy of asphalt is approximately 15 to 30 years depending on the sub base
supporting the asphalt and the level of maintenance completed. We recommend
complete resurfacing every 30 years with regular maintenance and minor repairs
every 6 years. Due to the large quantity of asphalt throughout the complex and the
fact that the roadways do not experience heavy year round use; we recommend
allotting for isolated base repairs every 6 years and partial resurfacing every 6 years.
The minor repairs generally include cutting out poor areas, re-building the base, then
patching with new asphalt. Additional repairs could also include crack sealing, which
limits the deteriorating effects of freeze/thaw cycles. Crack sealing is considered a
normal maintenance item and therefore will not be included in the Study. Complete
replacement is carried out when the asphalt has reached its service life and patching
is no longer effective.
Boat Launch
In
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The boat launch consisted of an asphalt approach leading to a cast-in-place concrete apron.
We understand that the apron was constructed approximately in 1990 and extended in
2008. The asphalt approach was installed approximately in 1993. At the time of our review,
we observed two depressions in the asphalt approach at the edge of the apron. The two
depressions indicate locations of high wear. The boat launch overall was in fair condition,
but repairs and replacement to portions will be needed within the next five years. The
asphalt approach will require repairs within the next few years. This would be
considered part of maintenance. We recommend allowing for complete replacement
of the asphalt approach every 25 years.
The cast-in-place concrete apron typically will have a life expectancy of
approximately 15 years depending on the frequency of use and damage from lake ice.
It follows that we recommend an allowance for full replacement every 20 years.
We were informed that the dock and pre-cast concrete block retaining wall south of the boat
launch are part of the resort common property.
The dock was constructed in 2006 and appeared to be in good condition. The expected
functional life of similarly constructed docks can vary between 10 to 20 years. This is
an estimated life expectancy because the durability of the dock will depend on proper
installation, frequency of use, and lake effect damage. We recommend an allowance
for the complete replacement of the dock every 15 years.
- 30 -
The swim area booms were installed in 2012. The expected functional life of swim boom
is between 4 to 7 years. We recommend an allowance for complete replacement every
5 years.
Concrete block retaining walls are typically expected to last about 30 years. We
recommend scheduling an allotment for complete replacement of the block retaining
wall every 30 years.
5.1.4.3
Security Gate
5.1.4.4
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An electrically operated swing arm gate system was provided at the entrance of the access
road to the condominium blocks and common amenities. (Doorlec Corporation, Model
TCBOD 97-111058 with a single phase, ½ hp motor). We were informed that the security
gate was replaced in August of 2005 with an associated cost of $18,000 and gears were
replaced in December 2012. The longevity of the system will greatly depend on the
frequency of use and the amount of physical impact on the system. We recommend
allowing for full replacement every 20 years.
Site Lighting
5.1.4.5
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Site lighting was provided by typical light standards along the common asphalt lanes of the
resort. The light standards, which were provided with a powder-coated finish, the standards
reviewed were in good condition without corrosion, peeling finish, or damage from physical
impact. It should be noted that our site review was conducted during the day and we could
not confirm that all lights were in operating condition. The steel light standards will
require periodic painting to prevent corrosion. The steel light standards have a life
expectancy of 30 to 40 years at which time they may require replacement. When the
light standards are to be replaced, we suggest using galvanized standards to
eliminate the requirement of periodic painting.
Playground
In
A steel and plastic play structure was erected northwest of the Clubhouse in June of 2004 at
a cost of approximately $22,000. A risk and safety analysis of the playground was not
carried out as it was outside the scope of our services. Typically, a steel and plastic play
structure is expected to function in excess of 20 years with regular maintenance.
Consequently, we have allotted for complete replacement of the playground every 20
years.
5.1.4.6
Tennis Courts
Two tennis courts were provided near the Clubhouse. The court surface was asphalt with
an acrylic painted finish. The courts were enclosed by 3.7 m (12 ft.) high chain link fence.
Cracks in the surface of the courts were observed in the main field of the playing area and at
fence and net post mount locations. The remainder of the court surface was in fair condition
and the cracks should be repaired as part of regular maintenance.
We recommend an
allowance every 14 years for asphalt resurfacing.
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The chain link fencing was in good condition without unstable fence posts or openings in the
wire mesh. Chain link fences typically have a life expectancy of 30 years. We have
allotted for replacement every 30 years.
5.1.5 Infrastructure
5.1.5.1
Water Intake Pump Station
The intake pumps were located in an underground vault on the shore of Gleniffer Lake near
the clubhouse. Pumps generally last 10 years under good operating conditions and
should be budgeted for replacement at that time.
5.1.5.2
Water Treatment Plant
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The water treatment plant was a prepackaged system from US filter (Aquarius Model
AQ70B) rated at 350 US Gal. /min. The plant appears to be in fair condition. The chemical
handling area was generally tidy, clean and in good order. We did not examine the
submersible delivery pumps.
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The plant operations manual from manufacturer outlines the regular maintenance
program. We recommend checking with the supplier as to the typical frequency of
filter media replacement. The plant components should last in excess of 20 years
with regular maintenance and replacement of miscellaneous parts as needed. Pumps
should be budgeted for replacement at the ten-year mark. We have allotted for
5.1.5.3
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The filter media will require replacement every five to ten years largely depending on
the condition of water. We have allotted for replacement every 7 years.
Sewage Treatment Plant
In
The treatment plant building was clad with stucco. The stucco at locations reviewed was in
fair condition with isolated locations of cracking and damage. The average lifespan of
stucco is approximately 35 years to the life of the complex at which time full
replacement may be necessary.
The roof was cover with asphalt shingles. The expected functional life of asphalt
shingles typically is about 25 to 30 years. We recommend an allowance for the
complete replacement of the asphalt shingles every 25 years.
The sewage treatment plant is a packaged Sequential Batch Reactor (SBR) plant provided
by US Filter & Petwa. The plant appeared to be operating well and no concerns were
reported. The plant components are expected to last in excess of 20 years with
regular maintenance and replacement of miscellaneous parts as needed (the plant
operations manual from the manufacturer will outline the recommended maintenance
program). The concrete tank will last much longer. Pumps and electrical motors
should be budgeted for replacement every 10 years.
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The main electrical service is coming into the electrical room from the pad mounted 150kVA
utility transformer located at the northeast side of the facility and rated 200A, 600/347V, 3
phase, 4 wire. The main distribution system consists of a main breaker, distribution splitter
and 347/600V central distribution panel (CDP). The CDP fed the 15kVA, 600-208/120V local
transformer which supplied power to the low voltage branch circuit panel.

Labeling of equipment name identification is an issue; electrical equipment is to
be labeled as per code requirements.

code requirements.
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regularly performed. We further recommend that a single line diagram drawing of the
electrical distribution system be posted in the electrical room, and if such a drawing
is not available, then we also recommend that the one be produced (either through an
electrical contractor company or an electrical engineering firm). The typical life
expectancy of the main power distribution system is 45 years, which can be
shortened
depending
on
the
environmental
conditions,
quality
of
equipment/installation, maintenance and loading. Most manufacturers will support
installations 25 to 30 years old with replacement parts or upgrade-equipment
replacement kits.
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A dry-type transformer is manufactured by Hammond, and is located in the main electrical
room.
code requirements.
In

The typical life expectancy of dry-type transformers is 25 years, which can be
shortened
depending
on
the
environmental
conditions,
quality
of
equipment/installation, maintenance and loading.
A majority of the panelboards are manufactured by Eaton, Cutler-Hammer. The distribution
and branch circuit panels are provided for the local sewage treatment plant loads.

Labeling of panel name identification is an issue; electrical panelboards are to be
labeled as per code requirements. No other issues are reported at this time.
We recommend that visual inspections of the distribution and branch circuit panels
be regularly performed. The typical life expectancy of the distribution and branch
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circuit panels is 45 years, which can be shortened depending on the environmental
conditions, quality of equipment/installation, maintenance and loading.
Exterior lighting is comprised of building mounted light fixtures. Interior lighting is comprised
primarily of fluorescent surface mounted fixtures.

Linear fluorescent strip lights did not have a protective covers.
5.1.5.4
Sewage Lift Stations
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It is recommended that the T12 fluorescent lamp be replaced with more energy
efficient T8 lamp and electronic ballast. The typical life expectancy of the exterior and
interior lighting systems is 20 years, which can be shortened depending on the
environmental conditions, quality of equipment/installation and maintenance. These
items are considered maintenance items since they do not exceed the established
minimum cost for elements covered by the reserve fund.
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The lift Stations No. 1, 2, 3, and 4 appeared to be a ‘Flygt’ package pump stations. We
understand that the pump systems are a combination of one pump and two pump systems.
Typically, the ventilation fans and pumps should be budgeted for overhaul or
We understand that lift station No. 1 is the responsibility of Block A.

We understand that lift station No. 2 is shared between all of the blocks, and
that it was overhauled in January of 2009 at a cost of approximately $9,200.

We understand that lift station No. 3 is the responsibility of Block F.

We understand that lift station No. 4 is the responsibility of Block G.
In
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
5.1.6 Reserve Fund Study Update
In accordance with the owners’ instruction, we have included a budgetary allowance for
subsequent Reserve Fund Studies as mandated by law. Due to length of time between
updates, a full site review is recommended for every update. We recommend
budgeting for this update every five years accordingly.
5.2
Block A - Common Bareland Elements
5.2.1 Landscaping
Grass and trees were generally provided in the common landscaping areas of the property.
Greenery such as grass, shrubs and trees are generally expected to last the life of the
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complex. In large areas, such as this resort, we recommend including an allowance
in the reserve fund for the removal and replacement of dead trees every 5 years.
5.2.2 Roads
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Common asphalt-paved access roads were provided throughout the resort. The roads were
in fair condition, with isolated locations cracking and settlement. Under normal climate
conditions for the Central Alberta area and under typical traffic loading, the life
expectancy of asphalt is approximately 15 to 30 years depending on the sub base
supporting the asphalt and the level of maintenance completed. We typically
recommend complete resurfacing every 30 years with regular maintenance and minor
repairs every 7 years. Due to the large quantity of asphalt throughout the phase and
the fact that the roadways do not experience heavy year round use; we recommend
allotting for isolated base repairs every 6 years and partial resurfacing every 6 years.
The minor repairs generally include cutting out poor areas, re-building the base, then
patching with new asphalt. Additional repairs could also include crack sealing, which
limits the deteriorating effects of freeze/thaw cycles. Complete replacement is carried
out when the asphalt has reached its service life and patching is no longer effective.
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5.2.3 Fencing
Single rail polyvinyl fencing is provided along the perimeter of the complex and unit property
lines within the block. The railings and posts were in good condition. We understand that
the repairs of the fencing are to be done as part of scheduled maintenance;
consequently, no allowance has been made for this item in the Reserve Fund.
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5.2.4 Site Lighting
In
Site lighting was provided by typical light standards along the common asphalt lanes of the
subdivision. The light standards, which were provided with a powder-coated finish, the
standards reviewed were in good condition without corrosion, peeling finish, or damage from
physical impact. It should be noted that our site review was conducted during the day and
we could not confirm that all lights were in operating condition. The steel light standards
will require periodic painting to prevent corrosion. The steel light standards have a
life expectancy of 30 to 40 years at which time they may require replacement.
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6. RESERVE FUND
Two tables each have been included in this Engineered Reserve Fund Study; they can be
located in- Appendix A: Table 1 is the “Replacement Cost Summary” and Table 2 is the “25Year Cash Flow Plan”.
6.1
Replacement Cost Summary
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Reserve Fund Table 1 identifies major repair and replacement costs for common elements
and assets. All replacement costs are in 2013 dollars, and do not include consulting fees
unless otherwise specified. The component inventory excludes capital expenses less than
$3,000. These smaller items are assumed to be covered out of the operating budget. We
have predicted remaining life expectancies for the components as we found them during our
site review. We have further taken into consideration the type and extent of maintenance
work, and related these findings to buildings of similar construction and services. The
“Adjustment to Life Expectancy” reflects the present condition, therefore variations in
condition or materials used may result in the “Time to First Replacement” differing from the
normal arithmetical difference between the “Normal Life Expectancy” and the “Present Age”.
a)
Past bid prices on similar projects.
b)
Quotations from Contractors.
c)
R.S. Means Cost Data Reference.
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6.2
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We have reviewed recent overall economic inflation rates and rates of escalation of
construction costs in Alberta. Costs for repairs or replacements are typically based on:
25-Year Cash-Flow Plan
Explanation and Input
In
Table 2 is a 25- year cash-flow plan for the major repair and/or replacement of commonelement items within your complex. In Table 2, a replacement cost and/or contingency cost
for major repairs is shown, under the appropriate year recommended for the replacement,
for each of the common-element items. The assumed inflation rate (which, for the purposes
of this study, remains constant during the 25-year period) is accounted for in the
replacement cost figures. The expenditures have been summed for each year in the
schedule, and are listed as “Total Expenses”.
The interest amounts represent money earned from interest on bank deposits at the
assumed yearly interest rate. The expenses in any year are assumed to be spent at the
beginning of that year.
All dollar values given in Table 2 are inflated to the year in question. The ending balance for
any year is a sum of the Starting Balance, Interest and Contribution minus the Total
Expense.
The concept of a Reserve Fund is to plan to have a reasonable amount in the fund to meet
predictable major expenses (such as painting or roof replacement) and to maintain a
minimum contingency balance in the account to meet emergency expenses. We have
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recommended a minimum balance of at least $30,000 be maintained in the Reserve Fund at
all times in order to prepare the Condominium Corporation for future and unforeseen
expenses such as sudden failures or large capital expenditure projects. In calculating the
25-year cash-flow plan, we have used the inflation rate of 3.0% interest rate of 1.5%, and a
current reserve fund balance of $85,386 (which does not include the special assessment
funds collected for the future UV treatment system and Chlorine contact tank) as provided
by Mr. Randy Westergaard, Property Manager, on behalf of the Condominium Corporation.
6.3
Discussion of Cash-Flow Plan
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In Appendix A, we calculated the minimum annual contribution required to satisfy the
Reserve Fund to be $18,960 in 2014 and $23,400 in 2015 assuming all contributions are
equal among all 95 units, this works out to $246.327 per unit in 2015. At this rate of
contribution, the Reserve Fund maintains a minimum balance of $30,958 in 2034 and has an
ending balance in 25 years of $65,176, which should prepare the Condominium Corporation
for expenditures following the end of the chart.
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The annual contribution figures listed in Appendix A represents only one possible scenario
and is not intended to imply that these are the only acceptable cash-flow plans.
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7. SUMMARY
Morrison Hershfield was retained by the Gleniffer Lake Resort and Country Club
Condominium Corporation to provide a Reserve Fund Study for the replacement of common
elements. A visual survey of the building components has been conducted and specified
items discussed. We have provided an assessment of life expectancies and replacement
costs (2013 dollars and 2013 construction and material costs) for each item we considered
significant, together with an annual reserve fund contribution for each item.
Based on our review of the actual condition of the components and their replacement costs,
a cash-flow plan for the Reserve Fund is presented in Table 2 of Appendix A.
An extra column has been provided in Table 1 of Appendix A that represents the cost that a
given Block is responsible for with regards to resort common property.
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The reserve fund study should be used as a general guide for the next five years. The
prediction of life expectancy, and costs associated with replacement are subject to proper
maintenance and repair. In light of this information, we recommend that your reserve fund
be reviewed annually in order to achieve an accurate record of the site conditions and
replacement costs.
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We would be happy to attend a meeting to discuss prioritizing the above repairs or
replacement and ways to combine similar work to provide cost savings to the condominium.
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8.
CONCLUSION
Morrison Hershfield Limited prepared the preceding report. Authors of the report are
employees of Morrison Hershfield Limited and are not employees or agents of, or otherwise
associated with the Condominium Corporation or any person who performs management or
maintenance services for the Condominium Corporation.
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MORRISON HERSHFIELD LIMITED
APEGGA PERMIT TO PRACTICE: 2277
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In issuing this report, Morrison Hershfield Limited does not assume any of the duties or
liabilities of the designers, builders or owners of the subject property. Owners, prospective
purchasers, tenants or others who rely on the contents of this report do so with the
understanding as to the limitations of the general visual inspection undertaken, and
understand that Morrison Hershfield cannot be held liable for damages they may suffer in
respect to the purchase, ownership, use or other interests they may have in the subject
property.
In
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Aaron Kjeld,
Building and Material Science Consultant
Billy Huet, P. Eng., Principal,
Department Manager
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APPENDIX A
RESERVE FUND TABLES
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SCENARIO FINAL - 01
- 40 -
Table 1 - Replacement Cost Summary
Gleniffer Lake Resort - Block A (Phase 1) - September 12, 2013
Present
Age
(years)
Adjustment
To Life
Expectancy
(years)
6
30
10
25
30
5
5
10
15
40
30
10
35
7
7
25
30
25
25
25
20
10
20
20
7
12
5
20
30
20
20
20
45
45
45
45
20
20
18
25
15
40
7
25
30
25
25
30
45
45
20
2%
100%
20%
100%
100%
20%
20%
20%
100%
100%
100%
100%
100%
10%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
25%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
15
15
15
15
15
15
15
15
5
15
15
15
15
15
15
15
15
15
15
15
7
15
15
3
6
15
15
15
15
15
15
2
15
15
15
15
15
15
15
15
5
25
9
25
25
4
25
25
25
25
25
11
-7
6
5
8
10
10
6
0
0
0
10
-2
-2
-2
0
0
-4
-4
-4
0
3
0
0
1
6
12
0
0
0
0
0
0
0
0
0
0
0
0
0
5
-4
0
5
0
0
0
5
0
0
10
Time to
Years Over
Time To First
Subsequent Which Work
Replacement
Replacements
is Phased
(years)
(years)
(years)
py
Allowance
(%)
Co
Isolated asphalt base repair and resurfacing.
Full asphalt resurfacing.
Cast-in-place roadway curb: isolated replacement.
Concrete retaining wall: repair allowance.
Cast-in-place steps & loading dock: partial repairs.
Cast-in-place sidewalks: isolated replacement.
Uni-brick paver: partial repair & realignment.
Cast-in-place curbs and wall: partial repair and replacement.
Balcony membrane: full replacement.
Metal stairs and landing: full replacement.
Outdoor pool patio fencing: full replacement.
Outdoor pool patio fencing: clean & repaint.
Stucco: full replacement.
Stucco: isolated repair.
Sealant: allowance for repair and replacement.
Doors: full replacement.
Windows: full replacement.
Roofing: full replacement of asphalt shingles & flashing.
Soffit & fascia: full replacement.
Eave troughs & downspouts:full replacement.
Coating: replacement.
Circulating pump replacement.
Filter replacement.
Pool lounge furnace replacement.
Repainting of interior walls.
Replacement of carpeting in Game Rm. & Weight Rm.
Sewer flushing.
DHW tank replacement.
Boiler replacement.
Heating water circulating pump replacement.
Ventilation replacement.
Replacement of A/C units in Exercise & Game Rooms.
Main distribution replacement.
Motor control center replacement.
Panelboards: replacement.
Motor switches: replacement.
Exterior lighting replacement.
Interior lighting replacement.
Emergency and exit light replacment.
Fire Alarm system upgrade/ replacement.
Cast-in-place sidewalks: partial replacement.
Wood siding: full replacement.
Wood siding repainting and replacement of sealant.
Doors: replacement.
Window: replacement.
Boiler replacement.
Main distribution: replacement.
Exterior and Interior lighting: replacement.
Normal Life
Expectancy
(years)
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et
5.1.1.2a
5.1.1.2b
5.1.1.2c
5.1.1.2d
5.1.1.3a
5.1.1.3b
5.1.1.3c
5.1.1.3d
5.1.1.3e
5.1.1.3f
5.1.1.4a
5.1.1.4b
5.1.1.6a
5.1.1.6b
5.1.1.6c
5.1.1.7a
5.1.1.7b
5.1.1.8a
5.1.1.9a
5.1.1.9b
5.1.1.10a
5.1.1.10b
5.1.1.10c
5.1.1.10d
5.1.1.11a
5.1.1.11b
5.1.1.12.1a
5.1.1.12.1c
5.1.1.12.2a
5.1.1.12.2b
5.1.1.12.2c
5.1.1.12.2d
5.1.1.13.1a
5.1.1.13.1b
5.1.1.13.1c
5.1.1.13.1d
5.1.1.13.2a
5.1.1.13.2b
5.1.1.13.2c
5.1.1.13.4
5.1.2.2
5.1.2.4a
5.1.2.4b
5.1.2.5a
5.1.2.5b
5.1.2.6
5.1.2.7a
5.1.2.8.2a
5.1.2.9.1a
5.1.2.9.1b
5.1.2.9.2a
Recommendations
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Clubhouse- Roads and Curbs
Clubhouse- Walkways, Patios, and Balconies
Clubhouse- Fencing and Railing
Clubhouse- Fencing and Railing
Clubhouse- Exterior Cladding
Clubhouse- Doors and Windows
Clubhouse- Doors and Windows
Clubhouse- Roofing and Flashing
Clubhouse- Eaves trough, Fascia, and Soffits
Clubhouse- Eaves trough, Fascia, and Soffits
Clubhouse- Swimming pools
Clubhouse- Interior Elements
Clubhouse- Interior Elements
Clubhouse- Mechanical Systems- Plumbing
Clubhouse- Mechanical Systems- Plumbing
Clubhouse- Mechanical Systems- HVAC
Clubhouse- Electrical- Distribution Equipment
Clubhouse- Electrical- Lighting Systems
Clubhouse- Electrical- Fire Alarm Systems
General Store- Walkways
General Store- Exterior Cladding
General Store- Exterior Cladding
General Store- Doors and Windows
General Store- Doors and Windows
General Store- Roofing and Flashing
General Store- Eaves trough, Fascia, and Soffits
General Store- Mechanical Systems- HVAC
General Store- Electrical- Distribution Equipment
General Store- Electrical- Distribution Equipment
General Store- Electrical- Lighting Systems
Item No.
In
Item
2
8
1
15
23
0
0
1
10
25
15
5
18
-10
-10
10
15
6
6
6
13
-2
5
17
2
3
2
5
15
5
5
18
30
30
30
30
5
5
3
10
15
11
-2
5
5
21
0
10
20
20
5
6
30
10
25
30
5
5
10
15
40
30
10
35
7
7
25
30
25
25
25
20
10
20
20
7
12
5
20
30
20
20
20
45
45
45
45
20
20
18
25
15
40
7
25
30
25
25
30
45
45
20
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Block A Contribution
Costs
$1,276
$27,753
$1,364
$418
$1,716
$396
$1,276
$704
$517
$902
$3,025
$484
$5,753
$583
$781
$2,200
$4,279
$6,512
$1,463
$572
$1,599
$1,118
$1,443
$715
$975
$1,508
$385
$869
$5,522
$627
$5,621
$880
$2,970
$3,520
$2,090
$2,310
$605
$3,520
$660
$4,400
$416
$1,872
$728
$689
$793
$1,469
$897
$611
$2,860
$715
$715
Total Repair or
Replacement
Costs - 2013
($)
$11,600
$252,300
$12,400
$3,800
$15,600
$3,600
$11,600
$6,400
$4,700
$8,200
$27,500
$4,400
$52,300
$5,300
$7,100
$20,000
$38,900
$59,200
$13,300
$5,200
$12,300
$8,600
$11,100
$5,500
$7,500
$11,600
$3,500
$7,900
$50,200
$5,700
$51,100
$8,000
$27,000
$32,000
$19,000
$21,000
$5,500
$32,000
$6,000
$40,000
$3,200
$14,400
$5,600
$5,300
$6,100
$11,300
$6,900
$4,700
$22,000
$5,500
$5,500
Table 1 - Replacement Cost Summary
Block A - Common Bareland Elements- Roads
Block A - Common Bareland Elements- Site Lighting
Allowance
(%)
Present
Age
(years)
Adjustment
To Life
Expectancy
(years)
5
30
35
30
25
25
5
25
10
20
30
20
35
30
5
6
6
25
20
15
30
5
20
35
20
14
30
10
10
20%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
2%
20%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
7
7
7
7
7
7
1
7
7
7
7
7
10
10
1
3
3
12
10
10
10
1
8
15
9
15
15
5
10
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
4
0
0
2
0
0
0
Co
Cast-in-place walkways: isolated replacement.
Pool patio fencing: full replacement.
Doors: replacement.
Eaves troughs, soffits, & fascia: full replacement.
Hot tub- refinish and repair cracks.
Heat exchanger replacement.
Filter replacement.
Boiler replacement.
Resort entrance: replacement of stucco on columns.
Resort entrance: replacement of metal fencing and overhead sign.
Remove and replace dead trees.
Common access roads: isolated asphalt base repair and resurfacing.
Common access roads: partial asphalt resurfacing.
Boat launch: asphalt approach resurfacing.
Boat launch: replace concrete apron.
Boat launch: replace wood dock.
Boat launch: replace concrete block retaining wall.
Boat launch: replace swim area booms.
Full replacement of Security Gate.
Replacement of light standards.
Playground replacement.
Asphalt overlay.
Replacement of chainlink fence and gates.
Pump replacement.
Pump replacement.
Normal Life
Expectancy
(years)
rn
et
5.1.3.2
5.1.3.3
5.1.3.5
5.1.3.6
5.1.3.7
5.1.3.8
5.1.3.9a
5.1.3.9b
5.1.3.9c
5.1.3.9d
5.1.3.11.2a
5.1.3.11.2b
5.1.4.1a
5.1.4.1b
5.1.4.1c
5.1.4.2a
5.1.4.2b
5.1.4.2c
5.1.4.2d
5.1.4.2e
5.1.4.2f
5.1.4.2g
5.1.4.3
5.1.4.4
5.1.4.5
5.1.4.6a
5.1.4.6b
5.1.5.1
5.1.5.2a
Time to
Years Over
Time To First
Subsequent Which Work
Replacement
Replacements
is Phased
(years)
(years)
(years)
-2
23
28
23
18
18
4
18
3
13
23
13
25
20
4
3
3
13
10
5
20
4
16
20
11
1
15
5
0
5
30
35
30
25
25
5
25
10
20
30
20
35
30
5
6
6
25
20
15
30
5
20
35
20
14
30
10
10
Block A Contribution
Costs
Total Repair or
Replacement
Costs - 2013
($)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,301
$2,275
$2,431
$416
$897
$533
$442
$390
$741
$832
$1,716
$520
$781
$517
$550
$4,950
$18,953
$2,249
$2,132
$1,235
$2,639
$611
$2,915
$2,629
$3,913
$5,174
$1,846
$330
$715
$17,700
$17,500
$18,700
$3,200
$6,900
$4,100
$3,400
$3,000
$5,700
$6,400
$13,200
$4,000
$7,100
$4,700
$5,000
$45,000
$172,300
$17,300
$16,400
$9,500
$20,300
$4,700
$26,500
$23,900
$30,100
$39,800
$14,200
$3,000
$6,500
5.1.5.2b
Filter media replacement.
7
100%
7
0
0
7
1
$1,078
$9,800
5.1.5.3a
Replace stucco cladding.
35
100%
15
0
20
35
1
$671
$6,100
5.1.5.3b
Asphalt shingle replacement.
25
100%
15
0
10
25
1
$561
$5,100
5.1.5.3c
Replace pumps and motors.
10
100%
10
0
0
10
1
$1,030
$9,360
5.1.5.3e
Electrical: replace transformers.
25
100%
15
0
10
25
1
$473
$4,300
5.1.5.3ef
Electrical: panel boards.
45
100%
15
0
30
45
1
$1,441
$13,100
5.1.5.4a
Replace or overhaul lift station no. 2.
$10,900
10
100%
4
0
6
10
1
$1,199
Lift station no. 1 (Blk. A only)
10
100%
10
0
0
10
1
$3,300
$3,300
5.1.6
5.2.1
5.2.2a
Reserve Fund Study Update
5
5
6
100%
100%
2%
0
3
5
0
0
2
5
2
3
5
5
6
1
1
1
$1,625
$5,300
$14,200
$12,500
$5,300
$14,200
5.2.2b
5.2.4
Partial asphalt resurfacing.
Light standards: replacement.
6
35
14%
100%
5
1
2
0
3
34
6
35
4
1
$43,400
$20,500
$43,400
$20,500
In
West Pool - Walkways
West Pool - Fencing
West Pool - Exterior Cladding
West Pool - Doors
West Pool - Roofing and Flashing
West Pool - Eaves trough, Fascia, and Soffits
West Pool - Swimming Pool
West Pool- Mechanical Systems- HVAC
West Pool- Mechanical Systems- HVAC
Resort Common Amenities- Landscaping
Resort Common Amenities- Roads and Curbs
Resort Common Amenities- Security Gate
Resort Common Amenities- Site Lighting
Resort Common Amenities- Playground
Resort Common Amenities- Tennis Courts
Resort Common Amenities- Tennis Courts
Resort Common Amenities- Infrastructure- Water Intake
Resort Common Amenities- Infrastructure- Water
Treatment Plant
Resort Common Amenities- Infrastructure- Water
Treatment Plant
Resort Common Amenities- Infrastructure- Sewage
Teatment Plant
Teatment Plant
Teatment Plant
Teatment Plant
Teatment Plant
Resort Common Amenities- Infrastructure- Sewage Lift
Stations
Resort Common Amenities- Infrastructure- Sewage Lift
Stations
Block A - Common Bareland Elements- Landscaping
Block A - Common Bareland Elements- Roads
Recommendations
py
Item No.
te
Item
5.1.5.4b
Table 2 - Twenty-Five Year Cash-Flow Plan
Scenario Final-01
Concrete retaining wall: repair allowance.
Cast-in-place steps & loading dock: partial repairs.
5.1.1.3b
5.1.1.3c
5.1.1.3d
Cast-in-place sidewalks: isolated replacement.
Uni-brick paver: partial repair & realignment.
Cast-in-place curbs and wall: partial repair and
replacement.
Balcony membrane: full replacement.
Metal stairs and landing: full replacement.
Outdoor pool patio fencing: full replacement.
Outdoor pool patio fencing: clean & repaint.
Stucco: isolated repair.
Sealant: allowance for repair and replacement.
Doors: full replacement.
Windows: full replacement.
Roofing: full replacement of asphalt shingles &
flashing.
Eave troughs & downspouts:full replacement.
Coating: replacement.
Filter replacement.
Pool lounge furnace replacement.
Repainting of interior walls.
Replacement of carpeting in Game Rm. & Weight
Rm.
Sewer flushing.
5.1.1.3e
5.1.1.3f
5.1.1.4a
5.1.1.4b
5.1.1.6a
5.1.1.6b
5.1.1.6c
5.1.1.7a
5.1.1.7b
5.1.1.8a
5.1.1.9a
5.1.1.9b
5.1.1.10a
5.1.1.10b
5.1.1.10c
5.1.1.10d
5.1.1.11a
5.1.1.11b
5.1.1.12.1a
5.1.1.12.1c
5.1.1.12.2a
5.1.1.12.2b
5.1.1.12.2c
5.1.1.12.2d
5.1.1.13.1a
DHW tank replacement.
Boiler replacement.
Ventilation replacement.
Replacement of A/C units in Exercise & Game
Rooms.
Main distribution replacement.
5.1.1.13.1b
5.1.1.13.1c
5.1.1.13.1d
Motor control center replacement.
Motor switches: replacement.
5.1.1.13.2a
Exterior lighting replacement.
5.1.1.13.2b
5.1.1.13.2c
5.1.1.13.4
5.1.2.2
5.1.2.4a
5.1.2.4b
Interior lighting replacement.
Emergency and exit light replacment.
Fire Alarm system upgrade/ replacement.
Cast-in-place sidewalks: partial replacement.
Wood siding: full replacement.
Wood siding repainting and replacement of sealant.
5.1.2.5a
5.1.2.5b
5.1.2.6
Doors: replacement.
Window: replacement.
flashing.
Boiler replacement.
Main distribution: replacement.
Exterior and Interior lighting: replacement.
5.1.2.7a
5.1.2.8.2a
5.1.2.9.1a
5.1.2.9.1b
5.1.2.9.2a
Page 1 of 2
120,225
59,185
1,540
24,102
86,682
15,551
1,370
24,825
97,325
36,872
1,375
25,570
87,398
24,593
1,324
26,337
90,467
8,318
1,498
27,127
110,774
39,488
1,575
27,941
100,802
67,236
1,224
28,779
63,569
40,433
873
29,642
53,651
27,777
825
30,532
57,231
24,613
910
31,448
64,975
12,104
1,127
32,391
86,389
5,985
1,501
33,363
115,268
117,240
1,107
34,364
33,499
25,577
576
35,395
43,892
28,512
718
36,456
52,555
40,012
770
37,550
50,863
4,087
1,022
38,677
86,474
37,718
1,313
39,837
92,519
1
2013
103,578
2
2014
120,225
3
2015
1,354
86,682
4
2016
97,325
5
2017
87,398
6
2018
90,467
7
2019
110,774
8
2020
100,802
9
2021
(a)
35,157
63,569
10
2022
53,651
11
2023
57,231
12
2024
64,975
13
2025
86,389
14
2026
115,268
15
2027
1,930
33,499
16
2028
43,892
17
2029
52,555
18
2030
50,863
19
2031
86,474
20
2032
89,906
21
2033
2,305
1,405
1,888
30,958
22
2034
42,082
23
2035
44,834
24
2036
2,537
651
3,387
396
1,276
459
1,479
532
1,715
725
617
1,988
715
2,305
975
1,310
695
op
y
5.1.1.2d
5.1.1.3a
103,578
8,419
1,666
23,400
561
656
879
4,713
754
9,794
(b)
1,330
807
1,081
2,957
7,776
1,747
683
et
C
Full asphalt resurfacing.
Cast-in-place roadway curb: isolated replacement.
92,519
9,361
1,460
18,960
6,667
2,348
1,416
1,673
1,034
1,903
1,182
1,272
1,648
408
1,565
1,924
2,349
474
549
te
rn
Item No.
5.1.1.2a
5.1.1.2b
5.1.1.2c
85,386
8,692
1,324
14,500
636
738
1,007
8,603
727
6,516
1,498
In
Starting Balance
Total Expense
Interest
Contribution
Special Assessments
Ending Balance
Year
Inflation Rate
Interest Rate
Starting Fund
Periods per year
Starting Monthly Contribution
89,906
30,958
42,082
100,880
31,683
41,426
900
544
647
41,032
42,263
43,531
701
4,081
721
1,228
5,913
648
2,591
844
1,038
1,277
799
919
2,733
897
821
5,165
1,291
829
3.0%
1.5%
85,386
12
1,208
44,834
25,314
819
44,837
65,176
25
2037
Table 2 - Twenty-Five Year Cash-Flow Plan
Scenario Final-01
5.1.4.1a
Resort entrance: replacement of stucco on columns.
5.1.4.1b
5.1.4.2b
Resort entrance: replacement of metal fencing and
overhead sign.
Common access roads: isolated asphalt base repair
and resurfacing.
Common access roads: partial asphalt resurfacing.
5.1.4.2c
5.1.4.2d
5.1.4.2e
5.1.4.2f
Boat launch: asphalt approach resurfacing.
Boat launch: replace concrete apron.
Boat launch: replace wood dock.
Boat launch: replace concrete block retaining wall.
5.1.4.2g
5.1.4.3
5.1.4.4
5.1.4.5
5.1.4.6a
5.1.4.6b
5.1.5.1
5.1.5.2a
5.1.5.2b
5.1.5.3a
5.1.5.3b
5.1.5.3c
5.1.5.3e
5.1.5.3ef
5.1.5.4a
5.1.5.4b
5.1.6
5.2.1
5.2.2a
5.2.2b
5.2.4
Boat launch: replace swim area booms.
Full replacement of Security Gate.
Replacement of light standards.
Playground replacement.
Asphalt overlay.
Replacement of chainlink fence and gates.
Pump replacement.
Pump replacement.
Filter media replacement.
Replace stucco cladding.
Asphalt shingle replacement.
Replace pumps and motors.
Electrical: replace transformers.
Electrical: panel boards.
Replace or overhaul lift station no. 2.
Lift station no. 1 (Blk. A only)
Partial asphalt resurfacing.
Light standards: replacement.
5.1.4.1c
5.1.4.2a
120,225
59,185
1,540
24,102
86,682
15,551
1,370
24,825
97,325
36,872
1,375
25,570
87,398
24,593
1,324
26,337
90,467
8,318
1,498
27,127
110,774
39,488
1,575
27,941
100,802
67,236
1,224
28,779
63,569
40,433
873
29,642
53,651
27,777
825
30,532
57,231
24,613
910
31,448
64,975
12,104
1,127
32,391
86,389
5,985
1,501
33,363
115,268
117,240
1,107
34,364
33,499
25,577
576
35,395
43,892
28,512
718
36,456
52,555
40,012
770
37,550
50,863
4,087
1,022
38,677
86,474
37,718
1,313
39,837
92,519
1
2013
103,578
2
2014
120,225
3
2015
86,682
4
2016
2,514
97,325
5
2017
87,398
6
2018
90,467
7
2019
110,774
8
2020
100,802
9
2021
2,915
63,569
10
2022
53,651
11
2023
57,231
12
2024
64,975
13
2025
86,389
14
2026
3,379
115,268
15
2027
33,499
16
2028
43,892
17
2029
52,555
18
2030
50,863
19
2031
3,917
86,474
20
2032
89,906
21
2033
42,082
23
2035
44,834
24
2036
4,541
4,490
65,176
25
2037
821
907
497
577
669
775
898
664
810
1,088
1,222
1,462
3,387
619
5,409
718
6,459
20,710
24,729
764
934
832
964
1,118
7,712
9,208
29,528
35,258
3,303
2,865
1,432
688
5,329
1,901
2,231
4,766
797
924
4,748
8,061
2,876
514
961
1,291
1,631
2,005
1,212
754
1,384
636
1,860
1,432
3,300
Input removed due to full asphalt resurfacing scheduled for the same year.
(b)
Input removed due to full stucco replacement scheduled for the same year.
1,924
4,435
2,184
1,884
5,623
15,517
11,856
12,212
12,578
12,955
1,242
5,417
1,326
1,030
1,071
4,678
383
715
1,078
(a)
Page 2 of 2
30,958
22
2034
3.0%
1.5%
85,386
12
1,208
44,834
25,314
819
44,837
1,527
op
y
5.1.3.11.2b
103,578
8,419
1,666
23,400
et
C
5.1.3.8
5.1.3.9a
5.1.3.9b
5.1.3.9c
5.1.3.9d
5.1.3.11.2a
Cast-in-place walkways: isolated replacement.
Pool patio fencing: full replacement.
Doors: replacement.
flashing.
Eaves troughs, soffits, & fascia: full replacement.
Hot tub- refinish and repair cracks.
Heat exchanger replacement.
Filter replacement.
Boiler replacement.
92,519
9,361
1,460
18,960
te
rn
Item No.
5.1.3.2
5.1.3.3
5.1.3.5
5.1.3.6
5.1.3.7
85,386
8,692
1,324
14,500
In
Starting Balance
Total Expense
Interest
Contribution
Special Assessments
Ending Balance
Year
Inflation Rate
Interest Rate
Starting Fund
Periods per year
Starting Monthly Contribution
89,906
30,958
42,082
100,880
31,683
41,426
900
544
647
41,032
42,263
43,531
5,960
2,935
2,532
6,518
7,557
18,528
14,157
14,581
15,019
15,470
8,760
22,123
16,904
17,411
17,933
10,155
18,471
26,416
20,184
20,790
21,413
22,056

Internet Copy - Gleniffer Lake Resort and Country Club

Transcription

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