Building Envelope Condition Assessment for Chelsea Terrace1040 Pacific Street, Vancouver, British Columbia Page 25 09/30/2011
Main Roofs – The existing membrane should be expected to provide approximately five moreyears of reliable service. The Strata should budget in the upcoming years to replace the mainroofs with a new SBS roofing system.Time Frame – Next 5 YearsA budget of $275,000 should be allocated to implement this recommendation.
Lower Tier Roofs - A roof replacement program for these smaller roofs should be implementedwithin 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.
All Roof Areas - A qualified tradesman should review the low-sloped roofs annually and anyrequired maintenance should be performed during this review.Time Frame – AnnuallyA budget of $2,000 annually should be allocated to implement this recommendation.
5.3 BALCONIES, ROOF DECKS, AND PLAZA DECKS5.3.1 Balconies
Due to the age of the balcony membranes, approximately 30 years, and the quality of thewaterproofing, it can be assumed that the balcony membranes beneath the concrete toppingshave reached the end of their service life. This being said, the majority of the balconies atChelsea Terrance are protected from the elements by the balconies above. This balcony layoutreduces 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 andtherefore these membranes should be replaced.A good example of the high-risk upper balconies was the ongoing balcony leak in Suite 813 thatwas observed during the investigation. The drywall was removed, exposing the corroded steel