should be reserved for maintenance work only. The patio set should be removed from the roof area.

Photo 8 Patio furniture set up on roof membrane.

Photo 9 Lower tier roofs over the spa room (concrete topping) and racket ball court.

The lower tier roofs appear to be in poorer condition than the main roofs and may be reaching the end of their service lives. Roof leaks were reported to be occurring over the spa room on the northeast corner of the building. Refer to Photo 9. There is a concrete topping over the roof membrane in this area and a planter area at edge of the roof of which both should be permanently removed to facilitate the application of a new roof membrane. A small roof area on the north elevation has a single internal drain, which leads to the balcony of Suite 608 below. There is staining and corrosion on underside the soffit beneath this roof. This roof area is too large to collect water and drain on the balcony below. This abundance of water is penetrating through the balcony membrane of Suite 608 and leaking through the soffit below, affecting the balcony of Suite 513. This roof membrane should be replaced and an adequate drain and rainwater leader should be installed, directing the water to the ground level rather than the balcony below. As a general observation, the lower tier roofs appear to not be performing adequately and failures are becoming apparent. It is our recommendation to be proactive and replace the membranes on these small roof areas. A cost savings would be expected if the lower tier roofs were replaced as a single contract rather than replacing them separately.

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Recommendation 5.2.r1 Main Roofs The existing membrane should be expected to provide approximately five more years of reliable service. The Strata should budget in the upcoming years to replace the main roofs with a new SBS roofing system. Time Frame Next 5 Years A budget of $275,000 should be allocated to implement this recommendation. Recommendation 5.2.r2 Lower Tier Roofs - A roof replacement program for these smaller roofs should be implemented within the following year. The roofs membranes should be replaced with a new SBS system. New rain water leader design should be incorporated, where required. Time Frame Within 1 Year A budget of $45,000 should be allocated to implement this recommendation. Recommendation 5.2.r3 All Roof Areas - A qualified tradesman should review the low-sloped roofs annually and any required maintenance should be performed during this review. Time Frame Annually A budget of $2,000 annually should be allocated to implement this recommendation.

5.3 5.3.1

BALCONIES, ROOF DECKS, AND PLAZA DECKS Balconies

Due to the age of the balcony membranes, approximately 30 years, and the quality of the waterproofing, it can be assumed that the balcony membranes beneath the concrete toppings have reached the end of their service life. This being said, the majority of the balconies at Chelsea Terrance are protected from the elements by the balconies above. This balcony layout reduces the exposure and, as a result, the risk associated with water ingress. The upper balconies on the building that receive direct precipitation are considered to be high-risk and therefore these membranes should be replaced. A good example of the high-risk upper balconies was the ongoing balcony leak in Suite 813 that was observed during the investigation. The drywall was removed, exposing the corroded steel
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framing in the wall. Refer to Photos 10 and 11. The cladding should be removed from the wall, steel framing members removed and replaced, and the wall rebuilt including new stucco. This work should be completed with the balcony membrane replacement. The balcony membrane of Suite 608 should be replaced as well during this work.

Photo 10 Corroded steel framing on the exterior wall of Suite 813.

Photo 11 High exposure balcony of Suite 813. Water has been entering the suite from this balcony area for some time.

It is apparent that the drainage system for the balconies was not designed to perform in the most efficient manner. The balconies have single floor drains that direct water into a downspout, which discharges onto the balcony directly below it. Refer to Photos 12 and 13. This system is undesirable as the collection of water from upper balconies must drain onto all balcony surfaces below before being collected into the buildings water collection system. This water drainage strategy places additional stress on the balcony surfaces and, in some instances, directs water onto balconies that would otherwise remain dry during heavy rains.

Photo 12 Balconies on south elevation. Note drain pipes on the left walls directing water from balcony to balcony.

Photo 13 Balcony drainpipe (on right) from balcony above discharging onto lower balcony.

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Many resident surveys identified this system as an issue with regards to drain back-ups and disturbing residents below while washing the balcony surfaces. MAE recommends that a new rain water collection system be installed on the balconies (and roof decks where applicable) that collects the water, directs it to the ground level, and bypasses all balconies beneath. Recommendation 5.3.1.r1 Suite #813 The existing balcony membrane should be removed and replaced with a new SBS system including concrete pavers overtop. The corroded steel framing members must be replaced with new. This work will entail removing the interior finishes and stucco and replace with new. Time Frame As Soon As Feasible A budget of $15,000 should be allocated to implement this recommendation. Recommendation 5.3.1.r2 Upper Exposed Balconies The existing balcony membranes should be removed and replaced with a new SBS system, including concrete pavers overtop, as soon as feasible for The Strata. The balcony of Suite #608 should also have the membrane replaced. Time Frame As Soon As Feasible A budget of $40,000 should be allocated to implement this recommendation. Recommendation 5.3.1.r3 Balcony Rain Water Collection System A new rain water collection system be installed on the balconies (and roof decks where applicable) that collects the water, directs it to the ground level, and bypasses all balconies beneath. Time Frame As Soon As Feasible A budget of $30,000 should be allocated to implement this recommendation.

5.3.2

Roof Decks

Roof decks are situated above living spaces and as such, the repercussions of leaks occurring are greater than that of the balconies. The roof decks typically have high exposure with little or no

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overhang protection. Two roof decks were identified during the site visits. See Photos 14 and 15. No leaks were reported during the investigation.

Photo 14 Roof deck on northeast corner of the building.

Photo 15 Roof deck with wood decking overtop on ninth level, southwest side.

The age of the waterproofing on these two roof decks in not known but it did not appear that the roof decks have had any recent work completed. We were unable to review the condition of the membranes as both are covered. It is recommended that The Strata review the age and condition of the roof deck membranes and, if warranted, replace them while other roof work is being completed. Recommendation 5.3.2.r1 Roof Decks The Strata should review the age and condition of the roof deck membranes and, if warranted, replace them while other roof work is being completed. Time Frame As Soon As Feasible A budget of $20,000 should be allocated to implement this recommendation.

5.3.3

Plaza Decks

The plaza decks at Chelsea Terrace are on the south and west sides of the building. The south decks have concrete paving stone placed overtop of a liquid membrane. The plaza deck membrane on the west side of the building is covered mostly with soil and vegetation. Plaza deck membranes have a finite life span, which is dependent upon many factors including: the type and quality of the membrane, how it was installed, overburden, and maintenance

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performed. During the review, it appeared that the membrane has deteriorated at some locations. Refer to Photos 16 and 17.

Photo 16 Plaza deck membrane is delaminating from the exterior wall.

Photo 17 Plaza deck drain exposed beneath paver. The membrane is deteriorated and is no longer sealed to the drain housing, creating a point of water ingress. Also, the drain is clogged with debris.

No leaks were reported that could be attributed to the plaza deck membranes. During the investigation, many repairs to this membrane were noted, primarily against the exterior walls where water would enter a suite. From our investigation and our experience with similar buildings, it would appear that the plaza deck membranes are nearing the end of their life spans. It may be possible to avoid large scale replacement for a few years with vigorous maintenance, but The Strata should budget to replace the membranes in these areas. To aid with the replacement costs, The Strata may wish to consider replacing the membrane in sections on a needs basis. Recommendation 5.3.3.r1 Plaza Deck Membranes The plaza deck membranes should be removed and replaced with new. This work could be completed possibly in three phases in the coming years. It would be prudent to commence this work in approximately three years time and continue the remaining two phases one year apart. Time Frame Next 3, 4, and 5 Years A budget of $75,000 should be allocated to EACH PHASE to implement this recommendation.

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5.4

PARKING GARAGE

It appears that water ingress through the parking garage structure has been an ongoing issue for some time. Epoxy injection ports were visible at numerous locations particularly along the north wall between levels 2 and 3 and at the north end of the underside of the level 3 slab. The epoxy has been injected at strategic locations to stop water from passing through walls or slabs. This section will be divided into walls and slabs. 5.4.1 Parking Garage Walls

Isolated leaks were noted through the north exterior wall, despite the epoxy injection. For example: Moisture was observed at the bottom of the level 2!level 3 wall in the vicinity of parking stall 31. A mortar patch, which appears to have covered an epoxy injection site, is delaminating from the level 2!level 1 wall in the vicinity of Parking Stall 30. Efflorescence was observed around several epoxy injection sites at the west end of the north level 2!level 3 wall. It was unclear if the efflorescence is from old leaks that occurred prior to the epoxy injection or it is from newer leaks that have occurred subsequent to the epoxy injection.

In general, the exterior parking garage walls were in adequate condition at the time of our site visit. Although isolated leaks and numerous vertical hairline cracks were observed, there was no evidence of concrete delamination (except at some mortar patches, which we do not consider to be cause for concern) or rebar corrosion. If the leaks remain isolated through a few vertical cracks, structural deterioration would be minimized and the overall structural integrity of the wall would not be compromised. Should The Strata elect to inject more cracks with epoxy, water may simply penetrate through un-injected cracks, possibly causing structural damage to be more widespread. If leakage occurs through cracks that have not been previously injected, The Strata should consider alternate leakage mitigation schemes. Leakage mitigation schemes in increasing order of complexity and cost include:

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