Aliki Condominium

2828 North Atlantic Avenue

Daytona Beach, FL 32118

Condition Survey Report

of:
Exterior Building Envelope

Project Consultant:

KWA Engineers, LLC

Certificate of Authorization No. 30466

P. O. Box 290668 • Port Orange, Florida 32129-0668

Telephone: 386-334-5042 • Facsimile: 904-212-1431
§

1411 N. West Shore Boulevard • Suite 201 • Tampa, Florida 33607-4529

Telephone: 813-228-8212 • Facsimile: 813-223-9864

December 12, 2014

Arthur C. Schoenewaldt III, P.E.
Florida P.E. #60401
 TABLE OF CONTENTS

1.0 INTRODUCTION:..............................................................................................................4
2.1 DESCRIPTION OF BUILDING AND COMPONENTS:......................................................5
2.2 Balconies Including 2-Story Penthouse Units:............................................................5
2.3 Common Areas (Lobby Level):...................................................................................6
2.4 Guardrails:................................................................................................................. 6
2.5 Sliding Glass Doors:...................................................................................................6
2.6 Membrane and Sealants:...........................................................................................6
2.5 Aluminum Architectural Vertical Mullion:....................................................................7
3.0 CONDITION SURVEY FINDINGS:....................................................................................7
3.1 Balconies Including 2-Story Penthouse Units:............................................................7
3.2 Common Areas and Walkways (Lobby Level):...........................................................8
3.3 Guardrails:................................................................................................................. 8
3.4 Sliding Glass Doors:..................................................................................................8
3.5 Sealants, Finishes and Coatings:...............................................................................9
4.1 RECOMMENDATIONS:....................................................................................................9
4.2 Balconies Including 2-Story Penthouse Units:............................................................9
4.3 Common Areas and Walkways (Lobby Level):.........................................................10
4.4 Guardrails:............................................................................................................... 10
4.5 Sealants, Finishes and Coatings:.............................................................................11
5.0 PRIORITY OF REPAIRS.............................................................................................12
6.0 FORWARD PLANNING...............................................................................................12
7.0 CLOSING:................................................................................................................... 13
8.0 FINDINGS SUMMARY TABLE.......................................................................................15
6.1 Sliding Glass Doors / Balconies.................................................................................15
6.2 Wall & Columns / Slab Edges, Ceilings & Undersides...............................................22
9.0 PHOTOGRAPHIC LOG...................................................................................................28
Report of Findings
December 12, 2014

Ms. Sylvia Dowling President - Board of Directors

Aliki Condominium Association, Inc.
2828 N. Atlantic Avenue,
Daytona Beach, Florida 32118

Mgmt. Office Phone: (386) 672-4111

RE: Aliki Condominium

Report of Property Condition Survey

REPORT OF LIMITED CONDITION SURVEY and RECOMMENDATIONS

1.1 INTRODUCTION:

A Limited Condition Survey of the balconies, sliding glass doors and other selected exterior
building envelope elements at the twenty-one (21) story, one hundred twenty (120) unit Aliki
Condominium, located in Daytona Beach, Volusia County, Florida was performed between the
period of November 3, 2014 and November 13, 2014 by KWA Engineers, LLC (KWA).

The condition survey involved visual observations, physical inspections and, where applicable,
soundings of the following elements:

 balcony slab surfaces and edges of all units including two-story Penthouse decks
 slab undersides (balcony ceilings)
 stucco finished vertical columns, beams and wall surfaces
 sliding glass door frames, headers, and threshold tracks
 balcony kneewalls and railing system
 paints and coatings present on the stuccoed surfaces
 stucco covered building walls at the ground level entrance
 expansion joints

The condition survey also involved the use of a four (4) foot level to assist in determining the
direction of slope and potential ponding water locations on the balcony decks.

Attachments to this report include the Findings Summary Table that compiles deficiencies noted
and observed, and a Photographic Log of typical conditions observed during the survey.

Page 4
2.1 DESCRIPTION OF BUILDING AND COMPONENTS:

General Description: The individual units of the residential tower are accessed from two
common central elevators. The building contains a total of one hundred twenty (120) units, with
six (6) residential units present per floor. The building is constructed of conventionally
reinforced cast in place floor slabs and concrete masonry unit walls with filled and reinforced
corners, columns, and beams.

KWA utilized the following guidelines in the assessment of the building components:

•ASCE Standard SEI/ASCE 30-00; Guideline for Condition Assessment of the Building
Envelope
• ICRI Strengthening and Stabilization of Concrete and Masonry Structures
• Concrete Repair Manual - Published jointly by ACI, ICRI and BRE
• ACI 201R; Guide for Making a Condition Survey of Concrete in Service

It is the understanding of KWA that the Association is planning a building repair project in the
near future and has requested this professional evaluation of the exterior building envelope as a
portion of that process.

A general description and the condition survey findings for the balconies and other building
components observed are briefly described as follows:

2.2 Balconies Including 2-Story Penthouse Units:

All one hundred twenty-five (125) elevated balconies including the five (5) 21st floor two-story
decks were included in the condition survey. Each of the 1st to 21st floor units contains one
reinforced concrete balcony, and five (5) out of six (6) 21st floor units contain both first and
second story balconies. Unit #2104 does not have a second story balcony due to the original
design of the building.

There are two types of balconies present, with smaller balconies located at the 03 and 04 unit
stacks. The larger balconies are located at the building corner 01, 02, 05, and 06 units. The
smaller balconies are 48’ long and vary from 4’-2” to 6’-2” wide (±237 square feet). The larger
corner balconies are L shaped with the long side measuring approximately 50’-4” long and
varying from 4’-2” to 5’-6” in width, and the short side measuring 26’-6” long and varying from 4’-
2” to 5’-6” wide (±372 square feet).

There are two types of balconies present at the 2 nd floor of the 21st floor units. Unit #2103 is the
smaller sized 2nd floor balcony, and the larger balconies are located on the 01, 02, 05, and 06
corner units. The smaller 2nd floor balcony at Unit #2103 measures 15’ x 47’ (±705 square feet),
and the larger “L” shaped corner unit balconies measures 28’ x 20’ at the long side, and 20’ x
20’ at the short side (totaling ±960 square feet). Each balcony has a concrete masonry unit
(block) partition wall at each end. A reinforced concrete column is present between each sliding
glass door at each unit balcony. The exterior perimeter shape of the balconies can generally be
described as a “saw tooth” design.
The balcony slabs of all units have a waterproofing membrane system applied to them. All
building surfaces adjacent to the balconies and walk up locations were visually observed as well
as physically sounded to determine and document the locations and quantities of concrete
spalls, dis-bonded paints, delaminated stucco and cracking of mortar joints (if applicable).

2.3 Common Areas (Lobby Level):

An elevated reinforced concrete porte-cochere and common walkway are present at the
perimeter of the lobby level floor. These elements were also included in the condition survey.
The columns, entrance ramp, walk ramps, and handicap ramps consist of conventional
reinforced cast in place concrete. This floor typically consists of reinforced vertical columns and
store front glass. Access to the office and building lobby are gained from this floor. All concrete
surfaces were visually observed as well as physically sounded to determine and document the
locations and quantities of concrete spalls, dis-bonded paints, delaminated stucco and cracking
of mortar joints (if applicable).

2.4 Guardrails:
Guardrails are located on every balcony and are part of the concrete knee wall system. The
guardrail system consists of a ±27½” tall reinforced concrete knee wall with a ±14¼” aluminum
railing installed into the top of the knee wall with a finished height of ±41¾”. The guardrail
system consists of knee wall sections which are ±11’-7” in length. The concrete kneewall/railing
assembly is separated by a vertical, architectural, 4” x 8” aluminum mullion that is located at the
inset of the “saw tooth” angle and is present throughout the perimeter of the building. The
concrete and aluminum guardrail system is present at the entire outside edge of all balconies.

The aluminum rails are secured into the concrete knee wall with various methods, and the
attachment method seems to depend on whether the knee wall has been previously repaired.
The aluminum railing appears to originally have been an anodized bronze finish, but most
appear to have since been painted. The knee walls of the guardrail system were visually
observed as well as physically sounded to determine and document the locations and quantities
of concrete spalls, dis-bonded paints and delaminated stucco.

2.5 Sliding Glass Doors:

All sliding glass doors and frames were observed as a portion of the condition survey. Unit
sliding glass doors provide access from the living areas of the dwelling units onto the balconies.
The sliding glass doors are three-panel, bronze anodized, and measure 11’ wide by 8’ in height.
These doors are installed into masonry rough openings. There are four (4) to six (6) sliding
glass doors present at each of the balconies depending on unit location within the building and
unit configuration.

2.6 Membrane and Sealants:

A waterproofing membrane system was observed on all elevated balcony slabs. The fastener,
through wall penetrations, and perimeter sealants were also observed during the survey. The
sealants observed are located at wall and door perimeters, wall fixture perimeters, wall
penetrations, and floor to wall transitions. Sealants are specified to terminate fixtures and
fittings and are used to properly seal out moisture and water intrusion at these types of
locations. The floor to wall sealants (typically referred to as “cove” or “cant” bead sealants), are
applied and installed in conjunction with the balcony waterproofing system and were present
and observed at the horizontal balcony floor to vertical wall transitions.

2.5 Aluminum Architectural Vertical Mullion:

An aluminum architectural vertical mullion is present at the “inset” between the knee walls at all
balconies. It consists of a 4” x 8” continuous aluminum bronze anodized mullion that extends
from bellow the 1st floor balconies to above the guard railing system at the penthouse level. It is
attached to each floor slab with a 3” x 3” x ¼” galvanized steel clip angle above and below each
concrete balcony slab.

3.1 CONDITION SURVEY FINDINGS:

3.2 Balconies Including 2-Story Penthouse Units:

The balcony survey performed by KWA revealed deficiencies present in the concrete slabs and
other balcony components. Generally the deficiencies observed and recorded were:

 slab cracks
 slab edge spalls
 spalled concrete (with and without exposed reinforcing steel)
 peeling paint
 delaminated and/or failing deck coating
 ponding water location on balcony slabs
 areas of exposed metal and rust spots (typically unit owner installed hooks, hangers and
miscellaneous fasteners)
 deteriorated guardrails (peeling paint, missing screws, cracked/missing welds)
 deteriorated or open guardrail post pockets and loose rail posts
 storm shutter components (unsealed fasteners, rusting washers, nuts, fasteners)
 delaminated and cracked stucco at slab edges, ceilings, and wall surfaces
 block joint cracks in masonry walls on 21st floor
 blistered, deteriorated and delaminated sealants
 deteriorated sliding glass door flashing, tracks and bumpers

The specific quantities of each of the individual categories are summarized by balcony and are
totaled on the Findings Summary Table which is included as an attachment to this report. A
general summary of quantities of the deficiencies observed and recorded on the balconies are:

 1085.5 linear feet (lf) of slab/wall/column cracks

 930 square feet (sf) of spalled/delaminated concrete
 128 sf slab edge spalls
 1208 sf of delaminated stucco
 110 individual rust spots with and without exposed rebar
 406 sf of delaminated/peeling paint / ceiling texture
 660 open post pockets within the railing system
 181 sf of floor/slab ponding
 166.5 lf of bad sealants
Additional building components observed with deterioration also included galvanic corrosion or
dissimilar metal corrosion present at the vertical architectural mullion with missing fasteners and
cracked connection angles/plates. This corrosion occurs when aluminum is connected to a
ferrous metal (the fasteners and clip angles) and both are in contact with the same electrolyte
(the salt air). Peeling paint on railings, and block joint stair step cracking at the masonry walls of
the penthouse units were also observed and documented.

3.3 Common Areas and Walkways (Lobby Level):

The common areas and walkway areas are showing the same signs of deterioration as the
balconies. The deficiencies observed during the survey through visual observation and acoustic
soundings were:

 slab cracks
 peeling paint
 delaminated/spalled concrete
 delaminated and cracked stucco at columns, walls, and ceilings
 areas of exposed metal and rust spots
 corroded door jambs
 a portion of the walkway was noted to be settling

Quantities of each of the individual categories are summarized and totaled on the Findings
Summary Table. A general summary of the common areas and walkway deficiencies observed
during the condition survey include:

 41.5 linear feet (lf) of column, wall and ceiling cracks

 50.5 square feet (sf) of spalled/delaminated concrete
 10 sf of delaminated stucco on ceiling, walls and columns
 11 sf of delaminated/peeling paint ceiling texture
 10 sf of rust spots with and without exposed rebar

3.4 Guardrails:
The aluminum guardrails at the balconies can be described as being in poor condition. The
railings are mounted into the reinforced concrete knee walls with a cementitious grout and/or
epoxy grout. Most of the post pockets can be described as failing. The rails themselves have
peeling paint, missing screws and failed welds. The current configuration of the railings does
not conform to the requirement of the existing Florida Building Code (FBC) for height (42”) and
picket spacing (less than 4”) requirements. Approximately 80% of the railing system requires
repairs outside of the building code issues.

3.5 Sliding Glass Doors:

The sliding glass doors and frames in each unit were observed and documented. The sliding
glass door frame perimeters have deteriorated and/or missing sealants, weather stripping,
glazing, and fasteners. The sliding glass door thresholds are deteriorated at the bump stop for
the operable panel, most likely caused by corrosion due to dissimilar metals (ferrous fasteners
into the aluminum thresholds). Exposed fasteners are present at the door headers, and bump
stops for the operable panel of the doors. These fasteners are corroded and unsealed. Thirty-
two (32) bump stops were noted as missing, and the aluminum sliding glass door track was
perforated at these locations.

3.6 Sealants, Finishes and Coatings:

Exterior building sealants were found to be in deteriorated states and in reverting conditions.
When the surficial skin was peeled off selected sealant beads the material beneath was noted
as being very sticky and gummy. When this condition is observed, the sealants are classified
as “reverting”, which is returning to an un-cured state. This condition indicates the sealants
have been in-place past their recommended useful service life.

The majority of sealants present at sliding glass door perimeter and wall penetrations were
documented as being in this condition. Additionally, a lack of sealants was noted at wall
penetrations, sliding glass door thresholds, and screw caps, all of which can allow for moisture
intrusion into the concrete slabs and wall cavities throughout the building.

The finish systems (paint/coatings) throughout the building are in varying stages of aging and/or
weathering. The existing condition of the finish system is highly dependent on location. The
stucco and coatings present at areas of ocean front exposed balcony sections and exposed wall
areas are more deteriorated and blistered than those within protected and dry areas. The
typical deficiencies observed and recorded can be classified as cracked reinforced masonry as
a result of corrosion and delaminated stucco due to water intrusion from failing coatings.

The elevated balcony slabs have what is referred to as a “Standard Pedestrian” urethane
waterproofing membrane system applied. It has been reported to KWA that this waterproofing
membrane, for the most part, was installed approximately ±10 years ago. The aggregate
installed in the top wearing coat is becoming dislodged and the coating is worn and weathered
due to lack of re-coating and maintenance within the recommended 5-year period. 40% of the
membrane on the balcony decks was found to be faded, ripped, peeling, torn or blistered.

The cove bead sealants (sealants located at vertical wall to horizontal slab transitions) at
balconies and walkways were documented as peeling and blistering, and the waterproofing
membrane system is delaminating from the sealants.

4.1 RECOMMENDATIONS:

4.2 Balconies Including 2-Story Penthouse Units:

It is KWA's recommendation that all cracking and spalling be properly repaired. These repairs
should include removal of the existing deck coating. Additionally, the delaminated and spalled
concrete should be excavated and patched in accordance with ACI and ICRI Codes,
Specifications and Guidelines. As a portion of the reinforced concrete repairs, it is
recommended that exposed reinforcing steel be cleaned and protected, a corrosion inhibitor be
applied, and sacrificial anodes be installed at concrete repair locations.
It appears, without the benefit of removal of the existing deck coating, that the spalling taking
place may be secondary spalling adjacent to previous patch locations. The use of sacrificial
anodes, and a liquid spray applied corrosion inhibitor would assist in reducing and minimizing
incidences of secondary spalling.

In addition to repairing all the damaged concrete, all cracks should also be repaired, either by
epoxy methods (gravity feed or pressure injection) or sealant application dependent upon the
orientation and location of the crack. It is suspected additional cracking and potential spalling
may be occurring on the balcony slabs beneath the existing failed membrane which can trap
moisture and atmospheric chlorides due to the type of construction, and the age and proximity
of the structure to the ocean. The intended goal is to provide long term protection against
chemical attack from chloride ions and carbonic acid pollutants. Unforeseen or hidden
conditions beneath the existing membrane has manifested in the form of concrete deterioration,
spalling, cracking, rust staining and abnormal concrete surface movements (delamination). All
of these conditions were observed and documented to varying degrees at balcony slabs and
edges and at guardrail post bases during the condition survey.

Chloride ion concentration in the concrete balcony slabs would usually expect to increase over
time. With the existing coating being approximately ±10 years of age and the condition of the
balcony slab edges observed, it is suspected additional hidden damage would be present to a
certain extent on the balcony slabs beneath the existing membrane system.

4.3 Common Areas and Walkways (Lobby Level):

As stated above, KWA recommends all spalled, cracking, and reinforced and filled masonry wall
sections be repaired. The repairs to the reinforced sections of the masonry walls would also
include restoration to beams and columns as necessary. Additionally, it is recommended that
entire wall surfaces be sounded to determine the extent of delaminated stucco and other
deterioration. Upon completion of the sounding process, all delaminated stucco and other
deterioration to reinforced masonry and concrete should be removed and all damage properly
repaired.

It is also recommended as a portion of this work that a surface applied corrosion inhibitor be
applied to all deficiencies at reinforced columns and beams, and a water repellant coating/paint
system be applied after stucco patches are completed. Again, these recommendations are
made to repair and protect the masonry, concrete and stucco finished elements by helping to
prohibit further moisture intrusion thus reducing the potential of corrosion of the reinforcing steel
and the build-up of contaminates in the masonry and concrete.

4.4 Guardrails:
Since the majority of guardrails require repair and restoration, it is KWA’s recommendation that
the aluminum guardrails present on the knee walls be removed and replaced. Several options
are available to the Board and Association for this item. KWA feels that a properly fabricated
and protected code compliant aluminum system would provide greater security and be more
architecturally pleasing. It is KWA’s recommendation that options be included in the future
Project Manual bid scope items, and if the Board elects, repairs to the existing system could be
performed, although this approach is not recommended by KWA.
4.5 Sliding Glass Doors:
Complete removal and replacement of all exterior sliding glass door perimeter sealants is
recommended to be performed with the exterior building coating work. KWA also recommends
the removal of all corroded non-stainless steel frame fasteners, including header, jambs and
thresholds and replacement with new AISI stainless steel 316 fasteners. Typically this work
would include mechanically removing corroded exterior exposure screws, filling hole with a
urethane sealant and replacing all screws with new stainless steel 316 screws. New screw
heads should then be sealed or capped depending on the fastener type used.

Additionally, it is the recommendation of KWA that all floor mounted storm shutter fasteners be
cleaned and sealed to prevent moisture penetration at these connections. Embed and seal all
fasteners with a high quality, commercial grade sealant (compatible with the deck coating
system) and replace all non-stainless steel fasteners with AISI 316 stainless steel fasteners,
washers, and nuts, and a protective vinyl cap be installed with an adhesive sealant over top of
the fasteners.

4.6 Sealants, Finishes and Coatings:

It is recommended that prior to any new coating application, proper surface preparation,
cleaning, and removal of all loose and peeling coatings be performed. Upon completion of the
recommended surface preparation, adhesion tests should be conducted to determine if a proper
coating application can be implemented. Layers of paint build-up have been identified on
surfaces of the building. A high build-up of coatings can result in blistering of the underlying
layers during the drying process of the newly applied coating. This occurs because as coatings
dry they shrink and can pull loose substrate coatings, or coatings with contamination between
layers, from vertical wall and horizontal ceiling surfaces.

It is the recommendation of KWA to completely remove and replace the existing waterproofing
membrane present on the balconies. This recommendation is made in order to expose the
horizontal reinforced concrete elements, identify all damage and deterioration, and implement
properly specified and performed repairs. A completely new waterproofing membrane system
will also provide the Association with a comprehensive waterproofing warranty from the product
manufacturer and selected contractor.

4.7 Vertical Aluminum Architectural Mullion:

It is KWA’s recommendation to replace all clips and fasteners where cracking and spalling is
occurring at the connection points to the balcony slab edges. All corroded and oxidized clips
should also be replaced. Perforated sections of the mullion will require replacement and or
repairs in place. It is also recommended that the entire vertical mullion be cleaned, sanded, and
prepared in order to receive a high build primer and high performance protective coating
system. All deteriorated connections, clips, and fasteners are also recommended for
replacement with non-reactive materials.
5.1 PRIORITY OF REPAIRS

It is KWA's recommendation that the above described deficiencies be addressed in the following
Order of Priority:

1. In order to facilitate the recommended comprehensive concrete repairs at the balcony

locations, remove the existing deck coating system from balcony slabs and then perform
any and all necessary repairs to cracks, spalling and delaminations. Install sacrificial
anodes and apply a corrosion inhibitor to limit instances of secondary spalling at repair
areas. Upon completion of the structural concrete repairs apply a waterproofing
membrane with a decorative top coat wearing surface. Identifying and re-sloping of
ponded water locations is also recommended.

2. Replace the existing guardrail system mounted on the kneewalls with a properly
designed new system. In conjunction with the railing work, perform repairs to the vertical
architectural mullion, and the connections of the mullion to the building slab edges.

3. Remove and replace all delaminated stucco and/or cementitious finishes found to be
delaminated or deteriorated.

4. Perform joint sealant replacements to include storm shutter fasteners and other exposed
fasteners and through wall penetrations throughout the structure. All corroded fasteners
should be replaced with new AISI stainless steel 316 fasteners. All new screw caps
should then be sealed with compatible sealants.

5. Perform all necessary surface preparation, repairs, primer application and paint
applications to exterior walls and ceilings.

6. Work at the lobby level should be included in the above described repairs as they are
identified and these items are being performed throughout other portions of the
structure.

6.0 FORWARD PLANNING

KWA recommends an Engineer’s Project Manual be produced that includes an adequate level
of detail describing comprehensive repair and preventative maintenance as needed to address
the surveyed components as described. The most efficient approach would be to include as
much of the priority list as can be funded. KWA recommends that all priority repairs be
addressed as single restoration project. Our experience with other similar projects has proven
this to be the most cost effective, timely and manageable approach. The ability to have a single
General Contractor perform one comprehensive repair project will reduce mobilization and
permitting fees, potential costs of redoing work, and inconvenience to the unit owners.

The Project Manual will contain necessary bid documents, repair specifications and drawings to
allow the solicitation of competitive bids from qualified General Contractors. It will also provide
adequate levels of detail for repair to all deficiencies documented. The bid schedule included in
the Project Manual will provide for line item costs of each component of repair to allow KWA and
the Board to review all repair costs and, if necessary, make adjustments to the Scope of Work
to meet budgetary allowances prior to the Association entering into a repair contract with a
General Contractor. The Project Manual will include the repair recommendations made in this
report.

7.0 CLOSING:
As previously stated, the purpose of this report is to provide documentation concerning
significant defects and / or deficiencies with respect to exterior building envelope.

These observations and resulting opinions are based upon construction standards and methods
that are considered normal and customary as of the time of this report. The staff of KWA
Engineers, LLC (KWA) conducted site inspections and made observations on the dates
indicated within this report. The observations that were made were visual in nature and
therefore were non-destructive unless otherwise described. KWA did not provide direction for
removal of walls, ceilings or other interior or exterior cladding components so that hidden,
covered or concealed conditions could be observed.

KWA has performed these services and prepared this report in accordance with generally
accepted construction and engineering consulting practices, and makes no warranties, either
expressed or implied as to the character and nature of such services. This report is not to be
construed as a guarantee or warranty of future building conditions. KWA used its best
engineering judgment and ability to inspect and report the items presented herein, but KWA
cannot guarantee that all past, present or potential deficiencies or defective conditions have
been found during its inspections.

This report does not include a representation of active or past termite infestation and/or
treatments. Additionally, this report does not indicate nor include any investigation of
environmental conditions at the subject property structures and grounds. This report does not
make any representation as to the property being free of hazardous or toxic materials.

This report has been prepared for The Aliki Management Association, Inc. in conformance with
KWA’s proposal dated October 14, 2013, and authorized on October 23, 2013. Personal
responsibilities of KWA, or any individual or company working on behalf of KWA, do not extend
to a third party, other than as defined above, under any circumstances. An original copy of this
report remains on file at the office of KWA, and no changes may be made to this report without
the prior written permission of KWA. KWA reserves the right to modify this report upon
discovery of additional information, and charge an additional copying fee for release of this
report to an additional party if requested.

If there are any questions or more information is required, please do not hesitate to contact our
Branch Manager, Heather Hamilton, at kwa@cfl.rr.com or by phone at 386-334-5042.
 Aliki Condominium
Condition Survey Report December 12, 2014

8.1 FINDINGS SUMMARY TABLE

8.2 Sliding Glass Doors / Balconies

Sliding Glass Doors Balconies

Post
Missing Storm Floor Bad Rust
Unit Number OPP CR SPL Fasteners DLS
Bumpers Shutters Ponding Sealant Spots
Missing
# #/fasteners # (ft) (sq ft) (#) sq ft sq ft ft #
101 6 8.5
102 6/96 3 LEGEND:
103 2 4 2 1 1
104 2 OPP Open post pockets
105 9 CR Crack
106 27 5 1 SPL Spall
201 6/96 3 3 12 3 DLS Delaminated Stucco
202 10 1 4 6
203 9 6
204 3 6 1 4
205 1 5 1 6 2 12
206 14 2 1 8
301 6/96 12
302 3 1 8 1
303 3 4
304 2 1
305
306 1

Page 15
 Sliding Glass Doors /Shutters Balconies
Post
Unit Missing Storm Floor Bad Rust
OPP CR SPL Fasteners DLS
Number Bumpers Shutters Missing Ponding Sealant Spots
# #/fasteners # (ft) (sq ft) (#) sq ft sq ft ft #
401 6/96 4 LEGEND:
402 8 1 5
403 2
OPP Open post pockets
404 8 15 6 CR Crack
405 7 4.5 SPL Spall
406 27 1 2 2 DLS Delaminated Stucco
501 2 1
502 5.5
503 4/32 3 6
504 1 10 1.5 6
505
506 10 1.5
601 5.5
602 1.5 1 2 2
603 7
604 5
605 1
606 10 0.5 1
701 1
702 2 1
703 2 3
704 8 7.5 9.5
705 4 1 1
 Sliding Glass Doors /Shutters Balconies
Post Rust
Unit Missing Storm Floor Bad
OPP CR SPL Fasteners DLS Spots
Number Bumpers Shutters Missing Ponding Sealant
LEGEND:
# #/fasteners # (ft) (sq ft) (#) sq ft sq ft ft #
706 4 1 1
801 OPP Open post pockets
CR Crack
802 2.5
SPL Spall
803 2 DLS Delaminated Stucco
804 6 15
805 5
806 1 15 2.5 2
901 4 4
902 1 2
903 3 7 1 3
904 4
905 1
906 7 1 10
1001 8.5
1002 3 6/0 4
1003 8
1004 11
1005 3 4 1.5 2
1006 14 1
1101 6/96 1 72 3
1102 6/96 1 2
1103 3
1104 3
 Aliki Condominium
Condition Survey Report December 12, 2014

Sliding Glass Doors /Shutters Balconies

Post
Unit Missing Storm Floor Bad Rust
OPP CR SPL Fasteners DLS
Numbe Bumpers Shutters Ponding Sealant Spot
Missing
r s
# #/fasteners # (ft) (sq ft) (#) sq ft sq ft ft #
1105 3 LEGEND:
1106 2
1201 6/96 5 OPP Open post pockets
1202 4.5 1 CR Crack
1203 SPL Spall
DLS Delaminated Stucco
1204
1205 31 2 1
1206 1
1401 5 1
1402 10
1403 8 14 2
1404 9 2
1405 8 2
1406 27
1501 3
1502 5
1503 4/64 6 18
1504
1505 4 12
1506 25 0.5
1601 3 7 1
1602 14 3
1603 5 2 2
1604 13 1 6
 Aliki Condominium
Condition Survey Report December 12, 2014

Sliding Glass Doors /Shutters Balconies

Post
Unit Missing Storm Floor Bad Rust
OPP CR SPL Fasteners DLS
Number Bumpers Shutters Missing Ponding Sealant Spots
# #/fasteners # (ft) (sq ft) (#) sq ft sq ft ft # LEGEND:
1605 15 1 6
1606 22 9 OPP Open post pockets
1701 6/96 5 12 CR Crack
1702 11 3 4.5 SPL Spall
1703 5 DLS Delaminated Stucco
1704 7 1 2
1705 13
1706 13
1801 1.5
1802 3 2.5 9 1
1803 1
1804 3 6
1805 8 1
1806
1901 6/96 6 3 8
1902 14 4 6
1903 6
1904 10
1905 8
1906 17
2001
2002 6/96 2 3
 Sliding Glass Doors /Shutters Balconies
Post Rust
Unit Missing Storm Floor Bad
OPP CR SPL Fasteners DLS Spots
Number Bumpers Shutters Missing Ponding Sealant
LEGEND:
# #/fasteners # (ft) (sq ft) (#) sq ft sq ft ft #
2003 1 1
OPP Open post pockets
2004 6 9
CR Crack
2005 8
SPL Spall
2006 6 DLS Delaminated Stucco
2101 6/0 4
2nd floor 30
2102 6/0 1
2nd floor 27
2103 3 32
2nd floor 6 1.5 50
2104 4/64 7 1 1
none
2105 11 1 2 2
2nd floor 20 2.5 18 10
2106 6/0 14 4 3
2nd floor 12 1 1.5 73 6

Valet OH
East
Ext East
Ext West
 Sliding Glass Doors /Shutters Balconies
Post
Unit Missing Storm Floor Bad Rust
OPP CR SPL Fasteners DLS
Number Bumpers Shutters Ponding Sealant Spots
Missing
# #/fasteners # (ft) (sq ft) (#) sq ft sq ft ft #
Ext South
Ext North

Totals 32 660 149 153 46 182.5 181 166.5 13

LEGEND:

OPP Open post pockets

CR Crack
SPL Spall
DLS Delaminated Stucco
8.3 Wall & Columns / Slab Edges, Ceilings & Undersides

Walls & Columns Slab Edges & Ceilings/Undersides

Unit Number CR DLS PP SPL RS EM ESPL PP CR DLS SPL RS/CF ESPL

(sq (sq (sq (sq (sq (sq LEGEND:

(ft) ft) ft) ft) # # sq ft ft) (ft) ft) ft) # (sq ft)
101 10 9.5 4 34.5 3 0.25
102 47 23.5 11 2 17 17.5 7 CR Crack
103 1 1 DLS Delaminated Stucco
PP Peeling Paint
104 14.5 6 2.5 1 1.5 3.5 7 1
SPL Spall
105 7.5 3.5 20 2 12 7.5 1 6 1 2
RS Rust spots
106 5 13 8 4 EM Exposed Metal
201 4 2 8 1 3 9 9 1 ESPL Slab edge Spall/Pop Out
202 25.5 3 10.5 10 5 RS/CF Rust Spots / Chair Feet
203 3 3 1 3.75 1 5 4
204 5.5 3 2.5 1
205 3 1 4 11.5 3 2
206 9 8 2 4 5 3 2 1
301 4.5 2.5 7.25 4 0.5 3 23.5
302 35 1.5 5 3 4.5 5 29 1
303 1 4 3 2 1 1 1.5 4 1
304 4.5 1.5 2 7 0.25
305 11 6 1.5 3 5 5 1
306 20 2 1.5 1 1.5 1 8
401 0.25 3 7 1.5 2 1
402 1 9 6 6 2 6.5 3
 Walls & Columns Slab Edges & Ceilings/Undersides
Unit Number CR DLS PP SPL RS EM ESPL PP CR DLS SPL RS/CF ESPL
(sq (sq (sq (sq (sq (sq
(ft) ft) ft) ft) # # sq ft ft) (ft) ft) ft) # (sq ft)
403 1 2 2.5 4 3
LEGEND:
404 1 4 4 6.25 3
405 7.5 6 2 1 2 2 2 18.5 4 1
406 0.5 20 1 4 1 7 13 8 1 1 CR Crack
501 4 5 8.5 1 5 6 DLS Delaminated Stucco
502 7.5 2 1 1 18.5 PP Peeling Paint
SPL Spall
503 1.5 8.5 1 1 3 6.5
RS Rust spots
504 4 1.25 2.5 9 1.5 1 EM Exposed Metal
505 1.5 6 7.25 1 3.5 1 6.75 ESPL Slab edge Spall/Pop Out
506 19 1 1 4 1 5 1 8 RS/CF Rust Spots / Chair Feet
601 5 3.5 1 2 3
602 3 8 4 2 0.5 9.5
603 7.5 1.5 3.5 1.5 1.5
604 1 3 7.5 1
605 1 4 1 1 0.5 3 35.5 4 2.5
606 6 1 1 2 1 2 10.5 3.5 1.5 1
701 6 1.5 0.5 3 0.5
702 2 5.5 6.5 2 1 0.5 3 1 1
703 2
704 0.5 2
705 1 1 3 6 4.5
706 3.5 9.5 15 4.25 2 2.5 1 1
801 0.5 1 1.5 1 4.5
 Walls & Columns Slab Edges & Ceilings/Undersides
Unit Number CR DLS PP SPL RS EM ESPL PP CR DLS SPL RS/CF ESPL
(sq (sq (sq (sq (sq (sq
(ft) ft) ft) ft) # # sq ft ft) (ft) ft) ft) # (sq ft)
802 5 1 10.5 6
803 1 1.25
LEGEND:
804 2 2 1
805 1.5 2 6 1
806 1.5 2.5 0.5 5 5 8 1.5 1 CR Crack
901 1 0.5 3.5 DLS Delaminated Stucco
902 1 3 1 1.5 4 7 3 PP Peeling Paint
SPL Spall
903 2.5 0.5 7 3 1.5
RS Rust spots
904 5 4
EM Exposed Metal
905 0.5 3 2.5 22 4.5 ESPL Slab edge Spall/Pop Out
906 2.5 0.5 1 6 2 3 6 RS/CF Rust Spots / Chair Feet
1001 3 0.5 5 1 1.5 2 9
1002 5 1 10 0.5 1.5 0.5 3.5 1
1003 5 0.5 3 1.5
1004 4 1 5 0.5 0.5 1 3
1005 1 5.5 2.5 9 15 1 0.5 1
1006 7 3 1 8 5 4 2 0.5
1101 15 2 6 8 0.5 1 1
1102 2 21 5 1 4.5 2 4 1
1103 3 4 2 2 4
1104 15 1 1
1105 29 5 3 3 5 2 1
1106 0.75 14 4 2 15 0.75 2 3 5
 Walls & Columns Slab Edges & Ceilings/Undersides
Unit Number CR DLS PP SPL RS EM ESPL PP CR DLS SPL RS/CF ESPL
(sq (sq (sq (sq (sq (sq
(ft) ft) ft) ft) # # sq ft ft) (ft) ft) ft) # (sq ft)
1201 7 1 3 1 LEGEND:
1202 3 3 1 2 1 1 3
1203 3 1 1 5.5 1
1204 6 1 1.5 2 1 1 CR Crack
1205 2 4 2 1.5 4 12 1 2 DLS Delaminated Stucco
PP Peeling Paint
1206 5 4 7 1 1 2
SPL Spall
1401 3 8 2 6 10
RS Rust spots
1402 2 2 1 2 EM Exposed Metal
1403 2 8 10 ESPL Slab edge Spall/Pop Out
1404 4 1 0.5 23 5 RS/CF Rust Spots / Chair Feet
1405 1 2 5 26 3 1
1406 1 3 2 2 7 53.5 3.5 1
1501 4 3 5 0.25 1 3
1502 1 2 2 10 1
1503 2 2 1
1504 2 2 1
1505 2 1 1 2 4 2 4 8 3
1506 2 2 2 3.5 5
1601 2 9 3 3
1602 1 2 1 8 3 7 3
1603 0.5 1 4 1 3 3 1
1604 1 5 1 4 0.5 4 2
1605 3 2 2 22 5 1.5
 Walls & Columns Slab Edges & Ceilings/Undersides
Unit Number CR DLS PP SPL RS EM ESPL PP CR DLS SPL RS/CF ESPL
(sq (sq (sq (sq (sq (sq (sq ft)
(ft) ft) ft) ft) # # sq ft ft) (ft) ft) ft) # LEGEND:
1606 1 11 3 1
1701 3 5 0.5 3.5 2 2
1702 3.5 4.5 1 6 15.5 0.25 2 1.25 CR Crack
1703 0.25 2 1.5 DLS Delaminated Stucco
1704 7 0.5 6
PP Peeling Paint
SPL Spall
1705 16 1.5 4 35 3.5 14 3 1 2.5
RS Rust spots
1706 0.5 1 0.25 20 5.5 8 1.5 1 EM Exposed Metal
1801 9 5.5 7 0.5 2 ESPL Slab edge Spall/Pop Out
1802 8 5.5 2 0.25 3 3.25 1 RS/CF Rust Spots / Chair Feet
1803 1 1 3 1 4 3
1804 1.5 0.5 1 8 1 2.5 1
1805 2 1.75 50 4 6 4 2 2
1806 25 2.5 14.5 1 1
1901 0.5 2.75 8.5 3.5 3
1902 4.5 2.5 8 1.5 15.5
1903 1 5.5 1 1
1904 2 1 5 4.5 1 2
1905 1 0.25 18 45 3.5 1
1906 3.5 1 3 8 19 1 4 2
2001 0.5 1 1 1 1
2002 7 1 2.5 2.5
2003 0.5 1 1 0.5
 Walls & Columns Slab Edges & Ceilings/Undersides
Unit Number CR DLS PP SPL RS EM ESPL PP CR DLS SPL RS/CF ESPL
(sq (sq (sq (sq (sq (sq
(ft) ft) ft) ft) # # sq ft ft) (ft) ft) ft) # (sq ft)
2004 5 2 0.5
2005 2 0.75 1 70 27 2 0.25 1 1
2006 1 5.5 4 1 5.5 1
LEGEND:
2101 1 1.5 2 1 5 0.5 4.5
2nd floor 43 20.5 7.5 4 2 4
2102 1.5 4 2 1 CR Crack
2nd floor 49 54 2 1 10 0.5 3 DLS Delaminated Stucco
2103 2 5.5 1.5 PP Peeling Paint
SPL Spall
2nd floor 49 0.5 0.5 1 1.5
RS Rust spots
2104 4 11.5 2.25 4.75
EM Exposed Metal
none ESPL Slab edge Spall/Pop Out
2105 1 1 3 0.5 RS/CF Rust Spots / Chair Feet
2nd floor 53 20.5 4.5 2.5 3.25 0.25
2106 6.5 3 1 2 36 5 4 3
2nd floor 8 10 2 0.5 3 7 5.5

Valet OH
East 6 2 1.5
Ext East 3 1 3 1 2 2
Ext West 1 3 16 3 2 8 14 2.5
Ext South 14.5 3 1 3 3 1 1
Ext North 1 1 20.5 1 4 1

Totals 513 524.75 16.75 336.5 116 71 33 399.5 465.3 510 489.75 106 94.75
 Aliki Condominium
Condition Survey Report December 12, 2014

9.0 PHOTOGRAPHIC LOG

Photo #1 – Typical East Elevation Balcony Configuration

Photo #2 – Typical Kneewall Railing Post Pocket Damage

Page 28
 Photo #3 – Typical North Elevation Balcony Configuration

Photo #4 – Corroded Aluminum Post Bracket with Missing Fastener

Photo #5 – Typical 1st Floor Penthouse Balcony Deck

Photo #6 – Spalls at Exterior of Kneewall

 Photo #7 – Failed Sealants at Wall to Slab Transition

Photo #8 – Unsealed and Corroded SGD Track Fasteners

 Photo #9 – Spall with Exposed Metal

Photo #10 – Typical West Elevation Balcony Configuration

Photo #11 – Typical South Elevation Balcony Configuration

Photo #12 – Masonry Block Joint Cracking at Wall

Photo #13 – Worn Deck Waterproof Membrane

Photo #14 – Severe Railing Post Pocket Damage

Photo #15 – Retrofit Panel to Close over 4” Gap Between Kneewall and Aluminum Mullion

Photo #16 – Failed Sealant at SGD Threshold / Note Corroded Threshold

Photo #17 – Kneewall Railing with Peeling Coating

Photo #18 – Spall at Column