RYS-03-2021 - Appendix B - Preliminary Building Condition Report

Client: City of Orillia
50 Andrew Street South, Suite 300

Orillia, Ontario
L3V 5T7
Attn: Mr. Dan Cousins
Preliminary Building Condition Survey Report

Brian Orser Arena
433 Gill Street
Orillia, Ontario
Project Number
BRM-00063168-B0
Prepared By:
exp Services Inc.
1595 Clark Boulevard
Brampton, Ontario L6T 4V1
T: +1.905.793.9800
F: +1.905.793.0641
www.exp.com
Date Submitted
May 30th, 2012
Client: City Of Orillia
Project: Preliminary Building Condition Survey Report – Brian Orser Arena, 433 Gill Street, Orillia, Ontario
Project Number: BRM-00063168-B0
Date Issued: May 30th, 2012
Table of Contents
Executive Summary i
1. Introduction 1
1.1 Objectives and Background ....................................................................... 3
1.2 Terms of Reference ................................................................................... 4
1.3 Site Observations ...................................................................................... 5
1.4 Life Cycle Forecasting and Funding .......................................................... 5
1.5 Building Codes........................................................................................... 6
2. Roofing Systems 7

2.1 Description................................................................................................. 7
2.2 Observations and General Comments....................................................... 7
2.3 Discussion and Recommendations.......................................................... 15
3. Exterior Wall Systems 17

3.1 Description............................................................................................... 17
3.2 General Comments.................................................................................. 17
3.3 Observations............................................................................................ 17
4. Exterior Windows and Doors 23

4.1 Description............................................................................................... 23
4.2 Field Observations ................................................................................... 23
4.3 General Comments and Recommendations ............................................ 26
5. Structural Components 27

5.1 Description............................................................................................... 27
5.3 Field Observations and Recommendations ............................................. 27
6. Interior Building Components 33

6.1 Description............................................................................................... 33
6.3 Field Observations and Recommendations ............................................. 33
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7. Electrical Systems 40

7.1 Description............................................................................................... 40
7.2 Observations and General Comments..................................................... 41
8. Mechanical Systems 47

8.1 Description............................................................................................... 47
8.2 Observations and General Comments..................................................... 49
9. Pavements and Exterior Site Features 59

9.1 Description............................................................................................... 59
9.2 General Comments and Observations/Recommendations ...................... 59
10. Capital Repair/Replacement Cost Estimates 64
11. Limitation 70
Appendix A: Executive Summary Report
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Executive Summary
exp Services Inc. (exp) has completed a Preliminary Building Condition Survey Report for
the site known as the Brian Orser Arena located at 433 Gill Street, Orillia, Ontario.
The information presented in this report provides a general overall assessment of the current
condition of the building and operating systems, based on our proposal and within the terms
of reference as well as limitations outlined herein. In this report we have provided some
typical examples of deficiencies and/or deterioration which we noted during our site review.
These examples are not intended to be a complete listing of all the areas affected, but rather
to provide an indication as to the types of deficiencies and/or conditions present on site.
We have been asked to make recommendations and opinions based solely on a visual
sampling of existing components. Test cuts, coring, design review, quantity surveys,
destructive testing, or instrument testing was not carried out. Consequently, further
investigation or additional testing may change our current recommendations and opinions.
In Appendix A we have provided an executive summary report.
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1. Introduction
exp Services Inc. was retained by the City of Orillia to conduct a Preliminary Building
Condition Survey for the building known as the Brian Orser Arena located at 433 Gill Street,
Orillia, Ontario.
The site is located on the west side of Gill Street, just south of Oxford Street in the City of
Orillia, Ontario. The subject building consists predominantly of an ice rink facility with
some meeting rooms added after original construction. The building was originally
constructed circa 1973/74, with an 1981 addition consisting of two meeting rooms plus two
barrier-free washrooms. The front (east) elevation of the building is shown in Photograph
No. 1-1 below.
Photograph No. 1-1 – East Elevation
The structural framing of the ice rink consists of a prefabricated system comprised of large
prefabricated girders which span the entire width of the ice rink area in a north to south
direction. Although not visible due to the installation of insulation blankets on the underside,
the sloped metal roof of the ice rink is likely supported on steel purlins which also provide
lateral support for the girders. The girders are supported by tapered steel columns at the side
of the building.
The building is predominantly clad with a combination of plain block masonry and
prefinished metal siding. Areas of ribbed-face block masonry also form part of the exterior
cladding of the building. The roofing system of the building is comprised of a sloped
standing seam metal roof (over the ice rink) and ‘flat’ lower roof areas. The ‘flat’ roof areas
are constructed using a “Conventional Built-up Membrane Roof Assembly”.
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The structural framing of the ‘flat’ roof area portions of the building is comprised of a
corrugated metal roof deck supported on either steel beams on the older original lower roof
portions or open-web steel joists on the newer addition. In both cases, the steel beams or
open-web steel joists are supported on load-bearing block masonry walls.
The incoming Hydro service is supplied into the facility from an underground distribution
system. The main switchgear consists of one wall mounted disconnect switch located in the
main electrical room on the south side of the building.
During our review, electrical distribution sections were found in the main electrical room and
in a closet within the newer meeting room addition. We noted fused disconnect switches,
splitters and circuit panelboards.
The main lobby, change rooms, common corridors, kitchen are illuminated with fluorescent
lighting fixtures with protective cages. The fluorescent lighting within the rooms of the
meeting room addition contained prismatic lenses. Lighting for the skating rink is
accomplished by a combination of fluorescent lighting and ceiling mounted HPS lighting
fixtures.
Exterior perimeter lighting is accomplished by wall and pole mounted HID lighting fixtures.
The parking area is illuminated by lighting standards. The main entrance and north entrance
canopies contain recessed soffit lighting fixtures.
Exit signs and emergency lights are provided in the exit paths. Emergency lighting consists
of battery packs and remote heads. The battery packs tested were operable.
The major equipment serving the skating rink consists of a refrigeration system which
utilizes one (1) chiller, one (1) evaporative condenser, two (2) compressors and several
pumps.
The chiller is located in the mechanical room and is manufactured by “Henry Technologies”.
Circulation of the refrigerant is accomplished by a circulation pump. The evaporative
condenser is located on the rooftop and is manufactured by “BAC”. Circulation for the
evaporative condenser is accomplished by a pump. The system is provided with two (2)
compressors. These two compressors are from original installation.
The system utilizes ammonia as a refrigerant to chill brine water. The skating surface is
maintained through the use of a series of piping that are found under the ice bearing concrete
slab and are fed from an header in an accessible trench on the east end of the ice arena.
The skating rink contains a refrigerant detection system. The system is manufactured by
“QEL” and contains three sensors.
Conditioned air serving the meeting room addition is provided by one (1) “Lennox” rooftop
HVAC unit. Heating of the facility corridors, change rooms, and various other common
areas is accomplished by hot water baseboard heaters. Hot water for the heating system is
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accomplished by one (1) “American Standard” boiler located in the mechanical room
adjacent to the domestic heaters. Heating of the skating rink spectator area is accomplished
by two (2) “Solar Ray” radiant tube heaters suspended from the ceiling.
The skating rink contained two (2) dehumidification units manufactured by “Bassai” and
“Thermoplus Air”.
There are two (2) exhaust fans located on the east side of the roof. Each change room
contained a wall mounted exhaust fan which discharges air through the east wall. .
Ventilation for the washrooms in the meeting room addition is accomplished by ceiling
mounted exhaust fans. Ventilation for the skating rink is provided by one wall mounted
exhaust fan on the east side, and two louvers on the west side.
Water enters the facility in the mechanical room adjacent to the domestic water heaters, is
metered, and then distributed to the various plumbing fixtures throughout the facility.
Domestic hot water heating for the facility is accomplished by two (2) “A.O. Smith” water
heaters located in the mechanical room. There is also one (1) “GSW” electric water heater
located in a closet in the meeting room addition.
There is a washroom and shower located within each change room consisting of a
combination of older and newer plumbing fixtures. The main lobby and meeting room
corridor also contained a men’s and ladies washroom. Mop service basins are provided
throughout several service rooms. The kitchen contained a stainless steel sink.
1.1 Objectives and Background
This report provides an overview of the existing condition of the building, as well as a
professional opinion on corrective work recommended. This report has been divided into
sections according to major building components. Each section has been prepared by the
relevant exp discipline and presents observations, and comments on specific remedial work
required on deficient items observed. A master replacement cost summary table is provided
at the end of the report and summarized in the executive summary.
Exp was provided with a ground floor plan of the original building, prepared by Con-Dign
Limited, dated July 9th, 1973 as well as a floor plan/room finish schedule of the addition
prepared by Malcolm and Boyko Architects (drawing no. A-1), dated September 1981.
Furthermore, exp was provided with a five year inspection report of the building structure
prepared by Meades Engineering Limited dated May 1st, 2003 as well as a structural review
report prepared by Tacoma Engineers dated May 27th, 2009.
This report follows in part an older report entitled City of Orillia Multi-Use
Recreation/Leisure Facility Feasibility Study Sub-Consultant’s Background Report which
was prepared by Trow Consulting Engineers Ltd dated February 21, 2002. The older report
dealt with both expansion/planning type facility objectives on this and other location as well
as reporting on the basic physical condition of the facility and associated costs. This report
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primarily focuses on the later (physical condition of the facility) and changes to the facility
since that time.
1.2 Terms of Reference

In accordance with our proposal, exp has completed a Preliminary Building Condition
Survey for the site located at 433 Gill Street, Orillia, Ontario. This assessment is limited to a
review of supplied documentation and a visual review of the building for purposes of
identifying deficiencies within the primary building components. Observations were made of
those areas that were readily accessible during a “walk-through” type of examination. We
have been asked to make observations and conclusions based solely on a visual sampling of
building components. Test cuts, coring, design review, quantity surveys, destructive testing,
or instrument testing was not carried out. This report was prepared for preliminary planning
type purposes, consequently, further investigation or additional testing may change our
current recommendations and opinions. Environmental issues are not included in the scope
of work of this report and are therefore not addressed.
No detailed review of fixtures and fittings or other improvements was undertaken. Life-cycle
forecasting is based on a visual review of components, industry standards and consideration
of the information supplied by the client and site representative.
The following scope of work was requested and undertaken:

• the various visible and accessible systems, structures and services were visually
evaluated based on a “walk-through” type of examination.
• the remaining life of major components and immediate repair or replacement
requirements were estimated;
• current conditions were assessed and recommendations made for corrective
work based on assumed use of the building, and
• repair and replacement cost summary tables were provided.
The scope of work was conducted using standard engineering practice and considering the
age and use of the building. We have recommended corrective work that we feel is necessary
and reasonably consistent with current practice.
The main components/systems reviewed include the following:
• Roofing Systems;
• Exterior Walls;
• Exterior Windows and Doors;
• Structural and Interior Building Components;
• Electrical Systems;
• Mechanical Systems, and
• Pavements and Exterior Site Features.
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1.3 Site Observations

This report has been prepared by various exp individuals, with specific experience in the
relevant discipline. These individuals conducted visual reviews of the building on
May 01st, 2012 and prepared this report on the subject facility shortly thereafter.
The following individuals conducted the field review and prepared the report.
 Mauro Caschera, P.Eng. Project Management and Report Review
 Matthew Chown, M.A.A.T.O. Roofing Systems, Exterior Walls, Exterior

Windows and Doors, Structural Components
and Interior Building Components as well as
Pavements and Exterior Site Features
 Luigi Oppedisano, B.Eng. Mechanical Systems and Electrical Systems
1.4 Life Cycle Forecasting and Funding

In order to arrive at repair and capital replacement costs, the following information has been
identified for some of equipment or major building component (where possible):
• Type of component;
• Normal life expectancy;
• Present age;
• Remaining life expectancy, and
• Total replacement cost.
Unless otherwise specified, the total replacement cost identified for each component will
reflect the cost to remove and replace the existing component with the same type of
component.
The costs presented in the capital forecast table presented below are minimal allowance cost
estimates. Furthermore, cost estimates provided in this report are intended only as an
indication of the order of magnitude of the remedial work. More precise cost estimates
would require additional effort, possibly including more detailed investigation to better
define the scope of work, this additional effort was not approved by the client. The most
reliable cost of a repair or replacement is provided by qualified contractors quoting
competitively on an accurately defined scope of work as well as drawings and specifications.
All costs identified herein are in 2012 dollars.
The cost estimates provided herein do not include consulting costs to prepare specifications
or drawings for remedial work, tendering, contract administration or field
review/testing/inspection as well as do not include any permit fees, hazardous materials
surveying or abatement, contract management, contingencies, performance bonds, insurance
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or loss of use costs. In addition any costs that are less than $5,000 have been deemed to be
covered as part of ongoing routine maintenance and not included in this report.
This report provides our opinion of probable costs for material physical deficiencies which
are evident at the time of our review and not for repairs or improvements that could be
classified as cosmetic or decorative. Our report does not include any loose furniture, office
furniture or equipment, computer/phone systems or network related operational equipment.
1.5 Building Codes

This survey was conducted considering applicable Building Codes. However, our review
does not include checking compliance with all fire, building code requirements at
construction or any retroactive requirements.
Existing buildings are often at variance with current building codes but, in general, there are
no legal requirements to upgrade components or systems to the standards set by these codes.
This is usually not the case with major renovations where compliance with applicable codes
and by-laws may be mandatory. In this report we have differentiated items that are definitely
code violations, and that must be corrected at this time, from those violations that may be
required to be corrected or for which we have recommended corrective action.
Building permit(s) may be required for some remedial work and approval(s) should be
obtained from the authorities having jurisdiction prior to implementing some of the
recommendations made in this report.
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2. Roofing Systems
2.1 Description
The roofing systems of the building are comprised of a sloped standing seam metal roof over
the ice rink area and ‘flat’ roof areas at the lower roof areas present at the front of the
building and over the newer meeting room addition. Standing-seam metal roofs consist of
metal panels running vertically on the roof. Each panel has two seams that stand up
vertically and can be snapped or crimped together to seal the vertical seams. The most
popular anti-corrosive coating for steel panel roofing are based on metallurgically bonded
zinc, aluminum or a combination of the two. In this case, the sloped roof panels are smooth
finished without any striations or bent stiffening beads/ridges. The lower ‘flat’ roof areas are
constructed using a “Conventional Built-up Membrane Roof Assembly”.
In general, a Conventional Built-up Membrane Roof Assembly consists of five major

components, which, in addition to the structural deck, include: vapour retarder, rigid thermal
insulation, built-up membrane and a top pour of bitumen with an aggregate cover. The
vapour barrier when present minimizes the transfer of interior moisture into the roof system.
The rigid insulation minimizes heat loss through the roof as well as providing structural
support for the built-up roofing membrane. The built-up membrane consists of multiple plies
of roofing felts which are bonded together and to the rigid insulation with moppings of
bitumen. The roofing felts provide the reinforcement and separation of the layers of bitumen,
which serves as both the moisture proofing and bonding agent. The top pour of bitumen and
aggregate cover protects the roofing system from early degradation by solar radiation.
Drainage for the sloped metal roof is provided by metal eavestroughs along the base of both
of the slopes with metal downspouts generally draining to an underground drainage system.
Drainage for the ‘flat’ roof areas is provided by several internal roof drains, however
historically scupper type drains may have been utilized but have since been abandoned.
2.2 Observations and General Comments
We were able to gain access to the lower flat roof areas via a temporary portable on-site
extension ladder. However, the upper sloped metal roof was reviewed from the roof edge
from the ladder and was not accessed for safety reasons. The installation of a permanent roof
access ladder and/or roof hatch system should be considered as part of the plan going
forward.
The objective of our investigation was to evaluate the current condition of the roofing
systems based on a visual review. Test cuts into the roofing systems were not performed for
this investigation to confirm specific material within the roof assemblies. Therefore we
cannot fully comment on the condition of the concealed materials nor on the effects of future
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serviceability and life expectancy of the roofs. Consequently, further investigation and/or
additional testing may change our current recommendations and opinions.
The following specific observations were made with regard to the roofing systems.
2.2.1 Built-Up Roof Areas
The built-up roof areas generally consist of a north roof area (i.e. over the meeting room
addition of the building), east roof area (i.e. over the front end of the building) as well as a
south roof area (i.e. at evaporative condenser rooftop unit).
 Areas of vegetation growth were

noted on the ‘flat’ roof areas,
particularly at the south and north
roof areas. The vegetation growth
may be a result of inadequate
drainage. The vegetation growth
should be cleared/removed.
Photograph No. 2-1
 During our visual review, we noted

several moisture stained ceiling tiles
present at the meeting room areas of
the building. The majority of the
moisture stained ceiling tiles appear
to be situated along the joint between
the older portion and newer addition
portion of the building. The exact
nature of the moisture staining is
unconfirmed at this time, however the
moisture staining is likely attributed
to roof or flashing leaks. Our visual
Photograph No. 2-2 review of this interface on the roof
revealed some poor details, some
exposed roofing nails were also noted
at a corner curb flashing and poor
corner water shedding detailing was
noted.
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 The metal drip flashing detail located

along the south perimeter of the north
end ‘flat’ roof area appears to be
poorly detailed. The flashing does
not appear to be adequately sloped
away from the face of the wall. Also,
missing/deteriorated exterior sealant
was noted at the drip flashing to metal
siding horizontal joint. These poor
details could be contributing factors
towards water penetration and
subsequent moisture stained ceiling
Photograph No. 2-3 tiles noted.
 A few areas of staining were noted on

the soffit (i.e. underside) of the
corrugated metal roof deck present at
the south end mechanical rooms of
the building. In addition, an isolated
area of mild to moderate surface
corrosion was noted on the soffit (i.e.
underside) of the corrugated metal
roof deck.
Photograph No. 2-4
 Organic debris was noted towards the

northeast corner of the front (i.e. east)
‘flat’ roof area. A tree is present at
this vicinity and appears to be the
source of the organic debris.
Photograph No. 2-5
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 Some organic debris was noted within

a few of the roof drains present on the
‘flat’ roof areas of the building.
Photograph No. 2-6
 The mastic installed at some of the

roof pitch pockets was noted to be
mildly weathered/deteriorated.
Photograph No. 2-7
 Discarded materials/debris was noted

on the ‘flat’ roof areas of the
building. Furthermore, some of the
discarded materials/debris contain
sharp edges and pose the risk of
puncturing the roof membrane.
These materials/debris should be
removed. Moss growth is also
evident on the surface of the roof.
Photograph No. 2-8
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 Older perimeter metal flashings are

present at the south ‘flat’ roof area
(i.e. evaporative condenser roof area).
These flashings appear to be
aged/weathered and should be
replaced in conjunction with the
removal and replacement of this roof
area. A yellow painted pipe fence
enclosure in the background has base
plates resting on the bare roof
membrane. We are unable to
comment on the pipe fence enclosure
Photograph No. 2-9 suitability for roof edge protection.
 An open roof penetration was noted

adjacent to the evaporative condenser.
Vegetation growth was also noted on
this older roof area.
Photograph No. 2-10
 The membrane flashings installed at a

raised pedestal located adjacent to the
evaporative condenser were noted to
be debonded/weathered.
Photograph No. 2-11
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 Some materials, such as the concrete

splash pads were noted to be resting
on the bare roof membrane.
Insulation pedestals should be
provided beneath these materials.
Photograph No. 2-12
According to information provided, the majority of the lower ‘flat’ roof areas were removed
and replaced approximately five (5) years ago. The exact age of the older south portion ‘flat’
roof area located around the evaporative condenser is unconfirmed at this time, however
based on our visual observations this roof area appears to be much older. Overall, the
majority of the ‘flat’ roof areas can be considered functional at this time, however several
deficiencies were noted, some of which can be considered maintenance related. These
deficiencies should be properly addressed to ensure these ‘flat’ roof areas can achieve a
maximum life expectancy. The older south portion ‘flat’ roof area around the evaporative
condenser appears to be approaching the end of its effective normal expected service life.
Based on our visual observations drainage of the ‘flat’ roof areas may be inadequate, despite
the evidence of more than usually expected amount of internal roof drains, as was evident by
the organic/vegetation growth on the roof surface. The ‘flat’ roof areas do not appear to be
well sloped. We could not confirm the original drainage characteristics of the ‘flat’ roof
areas, however, during our visual review we noted that the original building may have been
equipped with scupper drains along the front(east) roof edge which have been roofed over.
We noted interior roof drains which appear to have been installed after original construction
of the ‘flat’ roof areas of the original building. Painted ABS drain piping as well as a service
trench is evident at the south end of the building to facilitate discharge of these roof drains
added sometime after original construction. Our visual review of the beams on the underside
of the flat roofs of the original portion of the building did not identify any obvious
discernible slope. Proper drainage of a ‘flat’ roofing system is critical towards achieving a
maximum life expectancy and poor drainage typically shortens the service life and typically
increases the frequency of roof related leaks. The drainage characteristics of the ‘flat’ roof
areas should be properly reviewed and properly addressed as may be required and form part
of future considerations for planning going forward.
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2.2.2 Sloped Metal Roof
 Several corroded metal fasteners were

noted on the sloped metal roof. Some
of these fasteners appear to be
securing the perimeter metal
eavestroughs.
Photograph No. 2-13
 Accumulated debris/vegetation was

noted within the metal eavestroughs
installed along the slope base of the
metal roof.
Photograph No. 2-14
 Active water leakage was noted at

many of the joints of the metal
eavestroughs present along the base
of the sloped metal roof. In addition,
several damaged downspouts were
noted at the time of our site visit. The
protective barriers on some
downspouts were also noted to be
damaged.
Photograph No. 2-15
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 Newer type insulation blankets are

present on the underside of the sloped
metal roofs which limited our review
at the underside. Isolated tears were
noted within the insulation blankets
installed on the underside of the
sloped metal roof.
Photograph No. 2-16
The sloped metal roof area appears to be in functional condition at this time. According to
information provided, the sloped metal roof was refurbished/resurfaced since original
construction, including the installation of a new layer of insulation on the top side and new
standing seam metal panels. Work on the metal eavestroughs at the base of the slope roofs
and downspouts was also reported.
No active roof leaks were reported with regard to the sloped metal roof area at the time of our
site visit. However, significant deficiencies were noted, particularly with the eavestroughs
and downspouts. In addition, several of the metal fasteners securing the metal eavestroughs
were noted to be corroded. Based on our visual observations, major repairs and/or complete
refurbishment of the eavestroughs and downspouts is required. Some repairs to the
protective covers and/or provision of additional protection is also required. At the same time
other localized issues with the corroded fasteners and minor maintenance can be carried out.
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2.3 Discussion and Recommendations

The normal life expectancy of a conventional built-up roofing system, assuming proper
original installation, as well as adequate annual maintenance and repairs, is approximately 18
to 20 years. Based on our limited visual observations, we would anticipate some
repairs/replacement be carried out to the roofing system within the next five (5) years. This
work will generally include but not limited to properly rectifying all roof deficiencies noted
at the time of our site visit, as aforementioned. Furthermore, this allowance includes removal
and replacement of the older ‘flat’ roof area present at the south end of the building (i.e. at
evaporative condenser area). It is difficult to ascertain the effective remaining life of the
roofing system without properly reviewing the concealed components of the roofing system
(i.e. waterproofing membrane and insulation) as well as the topside of the roof deck. The
extent of any wet roofing insulation is unknown at this time. Furthermore, the condition of
the structural roof deck on the topside and concealed areas is unknown at this time. It should
be noted that, with time, any moisture present within the roofing membrane and insulation
typically results in deterioration of the structural deck.
The drainage characteristics of the ‘flat’ roof areas will pose a longer term serviceability
issue. Remedial methods to address poor drainage by the installation of additional roof
drains do not appear to be very effective. More intrusive long term strategy may be the
installation of sloped insulation or tapered to drain insulation system however this is only
possible or at least cost effective when carrying out complete roof replacement.
The sloped metal roof should remain serviceable for many more years. Some attention is
required, such as properly addressing all damaged roof drainage components (i.e. metal
eavestroughs and downspouts/downspout protective barriers) including potentially complete
removal and replacement. In addition corroded metal fasteners and other maintenance
repairs can be carried out as part of this work. The layout of the downspouts should also be
reviewed to help minimize the need for draining of the upper sloped roof down to the lower
flat roof areas. Eavestroughs should also be properly sized.
The visual examination of the roofing systems has identified several items which will require
immediate repairs. The immediate repairs would include the following:
1. All vegetation and organic debris should be cleared from the ‘flat’ roof areas
including from the roof drains and metal eavestroughs.
2. All moisture stained ceiling tiles should be removed and replaced. Furthermore, all
active roof leaks should be properly rectified as may be required.
3. All poorly detailed metal drip flashing present on the ‘flat’ roof areas should be
properly addressed and/or adequately detailed.
4. All weathered/deteriorated mastic should be removed and replaced.
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5. All discarded materials/debris should be cleared from the ‘flat’ roof areas.
6. All deficiencies related to the south roof area should be addressed/rectified as part of
the removal and replacement of this roof area including the removal and replacement
of the perimeter flashings, addressing open roof penetrations, replacing membrane
flashings etc..
7. Insulation pedestals should be provided beneath all materials resting on the bare roof
membrane.
Proper and regular routine maintenance of the roofing systems and periodic professional
review of the roofing systems should be continued and form part of the maintenance budget.
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3. Exterior Wall Systems

3.1 Description
cladding of the building. Exterior sealant is generally present around the doorway perimeters
as well as at joints between dissimilar cladding materials.
3.2 General Comments

Our review of the exterior wall systems was carried out from ground level and from the
lower roof areas. We did not examine the exterior cladding in close proximity with the
exception of the readily and safely accessible vantage points. Observations were made of
exposed, accessible components only. We did not conduct, nor were we asked to conduct,
structural analysis, a review of the building’s design or material sampling and/or testing of
the building or its components. We did not undertake any analysis of the exterior wall
performance, energy efficiency, adequacy of the designed wall details and/or assessment of
moisture and thermal adequacy of the exterior walls. A complete set of architectural
drawings were not reviewed and we were provided with a ground floor plan of the original
building dated July 9th, 1973 as well as a floor plan/room finish schedule of the addition
dated September 1981. .
3.3 Observations
Based on our visual observations, the exterior wall systems appear to be in fair condition at
this time. However, some repairs/refurbishment of the exterior wall systems is required and
should be carried out within the next several years. The following specific observations were
made with regard to the exterior wall systems of the building:
 Many of the exposed metal fasteners

installed at the exterior metal siding
of the building were noted to be
corroded.
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Photograph No. 3-1
 Several localized areas of

dents/damage were noted within the
exterior prefinished metal siding
installed at the building.
Furthermore, several localized areas
of dents/damage were noted within
the metal drip flashings installed
along the base of the exterior metal
siding.
Photograph No. 3-2
 An isolated cut-out was noted within

the exterior metal siding installed at
the front (east) elevation of the
building. Some former scupper drain
openings along this area appear to be
sealed with mis-matching coloured
metal flashing.
Photograph No. 3-3
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 An isolated area of step cracking was

noted within the plain block masonry
wall located along the east elevation
of the building.
Photograph No. 3-4
 Several damaged block masonry units

were noted at the time of our site
visit.
Photograph No. 3-5
19
 Localized areas of surface scaling and

deteriorated mortar joints were noted
within the exterior plain block
masonry cladding of the building, for
example at the southwest corner of
the building. The damage in this area
is likely the result of the condensate
drainage from the dehumidification
unit discharge above. Some of the
other locations are damaged as a
result of leakage at the joints in the
eavestrough above.
Photograph No. 3-6
 Several areas of staining were noted

on the plain block masonry exterior
walls of the building. This is likely
attributable to leakage at downspouts
which are partially crushed and/or
damaged.
Photograph No. 3-7
20
 Several localized areas of damage and

deteriorated mortar joints were noted
within the exterior ribbed-face block
masonry cladding of the building.
We also noted some vertical cracked
mortar joints, for example at the wing
walls located near the front entrance
to the building.
Photograph No. 3-8
 Painted wood soffit boards are

generally present at the soffit areas of
the building (i.e. main entrance and
north entrance). The soffit boards
were observed to be weathered/aged.
Photograph No. 3-9
 The exterior sealant present at the

building was generally observed to be
in poor condition at this time. During
our visual review, we noted many
areas of deterioration in the form of
hardened sealant as well as cohesive
and adhesive failures, for example
around the exterior doorways of the
building.
Photograph No. 3-10
21
 An isolated vertical joint present at

the main entrance to the building was
noted to be sealed with spray foam
insulation. This material should be
removed and the joint should be
properly sealed.
Photograph No. 3-11

The building is predominantly clad with a combination of block masonry and prefinished
metal siding. Overall, these wall systems were found to be aged but generally in serviceable
condition at this time, with the exception of localized areas of damage and deterioration.
These wall systems are expected to last the life of the useful lifetime of the building, however
some repairs are periodically required. Based on our visual observations, some immediate
repairs to the exterior block masonry and metal siding is required and should be carried out in
the near future. In general, this work should include repairs to all areas of damage at the
exterior metal siding as well as exterior block masonry. The repairs to the block masonry
should include properly repairing all cracks and deteriorated mortar joints via tuck pointing
for both the interior and exterior masonry walls. Areas of scaling should be addressed in
conjunction with replacement of the eavestroughs and downspouts described elsewhere in
this report. Exterior work should also include refurbishment of the wood soffits. We
recommend that repairs be carried out as a preventative measure against further and more
serious deterioration, address water penetration problems as well as to maintain the overall
appearance of the building. Additional long term repairs to the exterior wall systems of the
building should also be expected.
The normal expected service life of good quality exterior sealants is in the order of 13 to 15
years. The deteriorated exterior sealants are a potential source of moisture ingress as well as
air leakage through the exterior wall assemblies. Therefore based on our visual observations,
the removal and replacement of all deteriorated exterior sealants should be carried out.
Exterior sealant should also be provided where missing. Some of this work would be
covered with the exterior doorway replacement activities described elsewhere in this report.
Further, more detailed study and design of appropriate repair strategies is required and
recommended prior to undertaking repairs to the exterior wall systems.
22
4. Exterior Windows and Doors

4.1 Description
No exterior windows are present at the building.
The exterior doorways of the building generally consist of commercial grade metal framed
metal (hollow core) swing doors set in metal frames. Some of the entrance doorways contain
glass inserts (i.e. main entrance and north end entrance doorways). Metal overhead garage
doorways are also present at the building.
4.2 Field Observations
Our review of the exterior doors was carried out during our cursory exterior review of the
complex and from within the building.
 The service doorways present at the

north end of the west elevation were
noted to be in poor condition. The
doorways were visibly damaged and
do not properly engage.
Photograph No. 4-1
 A service doorway present at the west

facing wall of the zamboni garage
was noted to be visibly
deformed/damaged.
Photograph No. 4-2
23
 Mild surface corrosion was noted on

the doorway framing as well as the
doorway hinges of several exterior
doorways.
Photograph No. 4-3
Photograph No. 4-4
 The weather-stripping installed along

the top end of an entrance/exit
doorway present at the north end of
the building was noted to be
loose/hanging. Other similar
weather-stripping issues were noted
also at other doorways.
Photograph No. 4-5
24
 Abrasions/scratches and paint peeling

were noted on the interior and
exterior surfaces of many exterior
doorways.
Photograph No. 4-6
Photograph No. 4-7
 Areas of damage were noted on the

interior side of the metal overhead
garage door present at the south end
zamboni garage. Graffiti which has
been painted over was noted on the
exterior of the other newer garage
doorway for the storage type garage
on the north side of the building.
Photograph No. 4-8
25
4.3 General Comments and Recommendations

Based on our visual observations, the majority of the exterior doorways present at the
building are in fair to poor condition at this time. Some doorways are visibly
deformed/damaged and do not engage properly. Furthermore, many areas of
weathered/deteriorated weather-stripping were noted along the perimeter of these doorways.
Based on our visual observations, major refurbishment of the exterior doorways should be
carried out in the near future. In general, this work should include removal and replacement
of all deformed/damaged doorways, cleaning, priming and repainting all areas of surface
corrosion with a corrosion resistant coating, as well as the removal and replacement of all
deteriorated weather-stripping. With exception of areas of damage/dents, the overhead
doorways present at the building are in serviceable condition at this time. Replacement of
these doorways should not be required in the near future. However, replacement and/or
refurbishment of these overhead doors will be required as they approach the end of their
normal expected service life.
26
5. Structural Components
5.1 Description
of the building. Metal rod cross bracing is present and visible below the insulation blankets
on the underside of the roof at alternating bays.
The exposed portions of the foundation walls of the building consist of concrete block
masonry. The foundations below are cast-in-place concrete.
Our site review consisted of a visual survey of readily accessible structural system
components to identify symptoms of structural distress (e.g., cracks or displacement) and, as
such, we could not identify any hidden or latent defects. Structural analysis, a review of the
design and physical testing of structural components was not part of the scope of work.
As part of our scope of work we reviewed the interior finishes for general damage which may
be the result of problems or issues with other building systems (i.e. damage ceiling tiles from
roof leaks or damaged walls from water penetration).
5.3 Field Observations and Recommendations
The exposed structural framing of the building appears to be in generally good condition.
There was no visible misalignment or deformations of the structural components. The
structural components of the building are expected to last the full service life of the building.
We did not observe any deficiencies which may have appeared to have impacted on the
structural integrity of the building.
The structural reports prepared by Meades Engineering Limited dated May 1st, 2003 as well
as a structural review report prepared by Tacoma Engineers dated May 27th, 2009, identified
some items which have been for the most part addressed. The latest report, prepared by
Tacoma Engineers, highlighted rusting of the exposed steel columns (particularly at the base)
27
located at the north and west sides of the building. Our visual review of these columns did
indicate evidence of rust/corrosion, which may have occurred since the last structural review
was carried out by Tacoma. These areas should be properly cleaned, primed and repainted
with a corrosion resistant coating, as recommended below.
 Several areas of cracking were noted

within the exposed concrete floor slab
present at the ice rink. Isolated areas
of concrete delaminations were also
noted on the floor slab. Some of this
is associated with sensors which were
reported to have been installed some
time ago.
 The composition of the ice rink floor

slab, as described on the ground floor
plan drawing provided, consists of a
Photograph No. 5-1 3/8” traprock topping (machine
trowel), 4 ¾” base slab including
refrigeration pipes, 2” Styrofoam
insulation, compacted granular fill
and drainage layers.
 Our visual review of the ice rink floor

slab did not identify any large
perceivable floor slab heaving and/or
settlement, however based on reports
from the building operator some high
spots as well as low spots exist and
are perceivable during ice making
Photograph No. 5-2 operations.
 A high spot was reported near a

sensor installation located towards the
central east end and a low spot was
reported near the zamboni
entrance/exit.
28
Photograph No. 5-3
 Several areas of cracking were noted

within the raised exposed concrete
floor slab located along the north
perimeter of the ice rink.
Furthermore, areas of cracking were
noted within the exposed floor slab
present at the mechanical room areas.
Photograph No. 5-4
Photograph No. 5-5
 Evidence of surface scaling/damage

was noted on the exposed concrete
floor slab present at the zamboni
garage.
Photograph No. 5-6
29
 Mild to moderate surface corrosion

was noted on the exposed structural
steel framework present at the ice
rink. Similar corrosion was noted on
the exposed cross-bracing tie rods.
Photograph No. 5-7
 Mild surface corrosion was noted on

the exposed exterior steel columns
located along the perimeter of the ice
rink. Furthermore, the base of a steel
column located at the northwest
corner of the building was noted to be
mildly damaged.
Photograph No. 5-8
 Localized areas of deteriorated mortar

joints were noted within the exposed
portions of the concrete block
masonry foundation walls of the
building. A copper fabric flashing is
visible along the base of the masonry
walls at the newer addition. However
the walls do not appear to be
constructed as a cavity wall type
system.
Photograph No. 5-9
30
 Metal angles have been installed at

the block masonry partition walls
located between the team change
rooms. These angles have been
installed to provide lateral support for
these partition walls. This work was
carried out to address
recommendations as provided in a
building structure report prepared by
Meades Engineering Limited dated in
1997.
Photograph No. 5-10
 The partition type block masonry

walls present within the men’s and
women’s washroom located adjacent
to the main lobby do not appear to be
adequately supported laterally at the
top. These walls should be further
reviewed and addressed as may be
required.
Photograph No. 5-11
 A few localized areas of cracking

were noted within the interior block
masonry walls located within the
building.
Photograph No. 5-12
31

Based on our visual observations, refurbishment and repairs to some of the structural
components of the building is required at this time. In general, this work should include
properly cleaning, priming and repainting all areas of surface corrosion on the exposed
structural steel framework of the building with a corrosion resistant coating both on the
interior as well as exterior. Also, this work includes repairs to the exterior foundation walls
of the building, repairs to all areas of cracking present within the interior block masonry
walls as well as repairs to all areas of cracking and surface delaminations present within the
exposed floor slab located within the building. However, a further more detailed review
should be carried out (particularly with ice rink floor slab) to determine the full scope and
costs of any rehabilitation activities required. In addition, based on the age of the ice rink
floor slab, major rehabilitation of the ice rink floor slab should be anticipated within the long-
term forecast, particularly this rehabilitation work should be carried out in conjunction with
the refurbishment of the refrigeration system. We have provided a minimal allowance for
this work.
32
6. Interior Building Components

6.1 Description
The building is generally comprised of an ice rink, six (6) team change rooms, a referee’s
room, a main lobby/viewing area, a snack bar, men’s and women’s washrooms, two (2)
meeting rooms, three additional washrooms as well as various small storage/miscellaneous
rooms. The floor finishes throughout the building predominantly consist of a combination of
rubber flooring and vinyl flooring with localized areas of carpeting. The wall finishes
generally consist of painted block masonry with areas of painted gypsum board. The ceiling
finishes are generally comprised of exposed painted metal roof deck as well as suspended
acoustic ceiling tiles in the meeting rooms.
As part of our scope of work we reviewed the interior finishes for general damage which may
be the result of problems or issues with other building systems (i.e. damage ceiling tiles from
roof leaks or damaged walls from water penetration). We have carried out a basic review of
the interior finishes from an upgrading perspective, however the requirements and ultimately
costs would be driven by the future desired use and needs as well as aesthetic standard
required. This is beyond the scope for this report.
6.3 Field Observations and Recommendations
The following specific observations were made with regard to the interior components of the
building:
 The interior metal siding present at

the east and west walls of the ice rink
was noted to be damaged/deteriorated
at many areas.
Photograph No. 6-1
33
 The painted markings on the ice

surface floor slab were generally
noted to be peeling/faded.
Photograph No. 6-2
 Metal framed rink boards are located

along the perimeter of the ice rink.
The rink boards were observed to be
newer and in serviceable condition at
this time. However, localized areas
of mild surface corrosion were noted
on the steel framing. Some of the
rink boards are still original
(particularly along the outer
perimeters of the player’s benches
and penalty boxes).
Photograph No. 6-3
 An isolated area of bleacher seating is

present at the north end of the ice
rink. The wood benches were
generally noted to be
aged/deteriorated. Furthermore, mild
surface corrosion was noted on the
bleacher metal framing.
Photograph No. 6-4
34
Photograph No. 6-5
 Localized areas of paint peeling were

noted on the soffit (i.e. underside) of
the exposed corrugated metal roof
deck present at the building.
 Exposed metal fasteners from the re-

roofing operations were noted on the
underside of the exposed roof deck.
Photograph No. 6-6
 Localized areas of moisture stained

ceiling tiles were noted at the meeting
room areas present at the north end of
the building.
Photograph No. 6-7
35
 Localized areas of damage were

noted on the rubber flooring present
within the building, for example at
the doorway stoppers.
Photograph No. 6-8
 Localized areas of stained carpeting

were noted within the meeting rooms
of the building.
Photograph No. 6-9
36
 The wood partition present within the

referee change room was noted to be
damaged and/or deteriorated. This
room was noted to be quite
undersized for the usage. The
plumbing fixtures and other features
are more specifically addressed
elsewhere in the report.
Photograph No. 6-10
 The rubber matting present at the ice

rink player’s benches was noted to be
exhibiting deterioration at isolated
areas.
Photograph No. 6-11
37
 Areas of dents/damage were noted

within the washroom partition stalls
present at the older/original
washrooms. Some of the partitions
were severely corroded. The
plumbing fixtures and other features
are more specifically addressed
elsewhere in the report.
Photograph No. 6-12
 Overall, the interior finishes present

within the team change rooms can be
considered functional at this time.
However, the wood benches were
noted to be aged and/or in
deteriorating condition. Furthermore,
the washrooms within the change
rooms were generally noted to be
undersized. The ceramic tiles present
at the shower stalls were noted to be
aged/deteriorated.
Photograph No. 6-13
Although the majority of the interior finishes within the building can be considered
serviceable at this time, the majority of the interior spaces including but not limited to the
team change rooms, older/original washrooms as well as the referee change room are
undersized and are not to current/modern facility standards. Extensive demolition and
restoration work would be required to update these interior spaces to current/modern facility
38
standards. This work may include but not limited to improved layout for achieving a higher
level of efficiency based on space usage, installation of additional as well as comfortable
seating for spectators, modernization of the team change rooms (i.e. lockers, expanded more
private washrooms) as well as addressing overall handicap accessibility within the facility.
The budget numbers included in this report have assumed the complete demolition of all
current interior fit-outs, the restoration of new, updated building systems, and a new fit-out of
all interior spaces. Also included is the complete re-work of the older/original base building
washrooms both in terms of barrier-free compliance, energy efficient fixtures, and finishes.
This is a pure mathematical analysis based on the building area provided and has been
considered an upgrade capital expenditure in the cost table presented. Consideration may be
given to minimizing the environmental impact of the facility and ensuring the facility is as
self-sustainable as possible, which all have cost implications. There are many other factors
that will affect the ultimate costs depending on the final design and intended use of the
facility.
Based on the ground floor plan drawing provided, the ice rink surface is 85 feet in width and
185 feet in length (professional rinks are typically 85 feet x 200 feet). Consideration could
be given to expanding the ice rink, however this would require major capital costs as the
existing building structure would have to be expanded as the existing building structure is not
designed for a 200 foot ice rink length. This is beyond the scope of this report.
We have provided an immediate allowance to carry out repairs to damaged/deteriorated

interior finishes/fixtures including paint chips/peeling within the interior gypsum board walls
and/or painted block masonry walls, repairs to damaged/stained rubber and carpet flooring,
replacement of aged/deteriorated ice rink boards, refurbishment of the scoreboard as well as
refurbishment of damaged/deteriorated partitions.
39
7. Electrical Systems
7.1 Description
The incoming Hydro service is supplied into the facility from an underground distribution
system. The main switchgear consists of one wall mounted disconnect switch located in the
main electrical room on the south side of the building. The main switch is rated at 400 Amps
and manufactured by “Square D”.
During our review, electrical distribution sections were found in the main electrical room and
in a closet within the newer meeting room addition. We noted fused disconnect switches,
splitters and circuit panelboards that serve the refrigeration equipment, evaporative
condenser, boiler, domestic hot water heater, exhaust fans, dehumidifiers and pumps.
Furthermore, the main electrical room distribution section contained one (1) transformer
which is used to step down the power.
The main lobby, change rooms, common corridors, kitchen are illuminated with fluorescent
lighting fixtures with protective cages. The fluorescent lighting within the rooms of the
meeting room addition contained prismatic lenses. Lighting for the skating rink is
accomplished by a combination of fluorescent lighting and ceiling mounted HPS lighting
fixtures.
Exterior perimeter lighting is accomplished by wall and pole mounted HID lighting fixtures.
The parking area is illuminated by lighting standards. The main entrance and north entrance
canopies contain recessed soffit lighting fixtures.
The facility does not contain an emergency generator. Exit signs and emergency lights are
provided in the exit paths. Emergency lighting consists of battery packs and remote heads.
The battery packs tested were operable.
There is one (1) “Mircom” fire alarm control unit located by the main entrance. The fire
alarm is serviced by “OFS Fire Prevention” and the last inspection date is June 9th, 2011.
The facility is provided with a security system. The system is manufactured by “GIT
Security” and the main panel is located in an office adjacent to the corridor.
40

Although the electrical equipment generally appears to be in operable condition, some of the
equipment requires attention as outlined below.
 Photograph of the main electrical

switch located in the main electrical
room.
Photograph No. 7-1
 Lamacoid identification labels are

missing from a majority of the
electrical equipment. In some cases,
black marker is used which can rub
off or fade over time.
Photograph No. 7-2
41
 Many fused disconnect switches in

the facility were not labeled to
indicate the maximum rating of fuse
to be used. Fused disconnect
switches should be labeled to indicate
the maximum rating of fuse to be
used.
Photograph No. 7-3
 Several panelboards throughout the

facility were not properly identified
and contained hand written and/or
illegible circuit directory card. It is
unsafe to do any electrical work if the
electrical equipment is not properly
identified and properly completed
circuit directory cards should be
provided.
Photograph No. 7-4
 The main electrical room was used as

a storage room. We recommend
having a clearance of at least 1 meter
around electrical equipment.
42
 Several of the wall mounted lighting

fixtures were exhibiting surface
corrosion and/or were broken.
Photograph No. 7-5
 Several of the exterior recessed soffit

lighting fixtures were very dirty.
Photograph No. 7-6
 Several lighting fixtures did not

contain protective cages.
Photograph No. 7-7
43
 Several lighting fixtures throughout

the facility did not contain bulbs or
were inoperable.
Photograph No. 7-8
 The exit sign by the north exit of the

facility is written in black marker.
Photograph No. 7-9
44
 The disconnect switch serving the

rooftop HVAC unit is exhibiting mild
surface corrosion.
Photograph 7-10

While load calculations were not performed, we suspect that the service capacity is sufficient
for the current type of size and usage of this facility.
Based on our visual observations, we expect the main switch to remain serviceable for a few
more years if continually maintained and serviced as part of an ongoing preventative
maintenance program. The main switch is an original installation and due to its age we must
point out that components have deteriorated and replacement should be planned for. As this
is one of the single most important pieces of electrical equipment in the facility,
consideration should be given to replace the unit as it is nearing the end of its expected useful
life.
From our cursory review, most of the distribution equipment within the main electrical room
appears to be from original installation however several disconnect switches appear to have
been replaced within the last several years. The distribution section within the closet of the
newer meeting room addition appears to be from original construction of the addition.
Based on our observations, the distribution equipment appears to be in operable condition
however a majority of the equipment within the main electrical room appears to be
approaching the end of its normal expected service life and consideration should be given for
replacement.
Based on our observations, the lighting fixtures appear to be in operable condition however
they are older T12 type, non-energy efficient type lamps. We recommend upgrading the
lighting with energy efficient bulbs and ballasts.
45
Based on our observations, the emergency battery packs appear to be from a variety of
vintages and manufacturers. The battery packs tested were operable however consideration
should be given to replace the older units within the next several years.
The fire alarm panel and all associated devices throughout the facility appear to be in
operable condition as they are not from original construction and may remain serviceable for
several more years provided they are well maintained and serviced.
46
8. Mechanical Systems
8.1 Description
The major equipment serving the skating rink consists of a refrigeration system which
utilizes one (1) chiller, one (1) evaporative condenser, two (2) compressors and several
pumps.
The chiller is located in the mechanical room and is manufactured by “Henry Technologies”.
Circulation of the refrigerant is accomplished by a circulation pump. The pump is rated at 25
HP and 1775 rpm. According to a site representative, the chiller was replaced in 2002. The
evaporative condenser is located on the rooftop, is manufactured by “BAC” and is a model
VC1-110. Circulation for the evaporative condenser is accomplished by a pump rated at 3
HP and 1800 rpm. According to a site representative the evaporative condenser was replaced
in 2003. The system is provided with two (2) compressors. These two compressors are from
original installation.
The system utilizes ammonia as a refrigerant to chill brine water. The skating surface is
maintained through the use of a series of piping that are found under the ice bearing concrete
slab and are fed from an header in an accessible trench on the east end of the ice arena.
The skating rink contains a refrigerant detection system. The system is manufactured by
“QEL” and contains three sensors located at strategic places with one sensor detecting
Carbon Monoxide, Ammonia or Propane.
Conditioned air serving the meeting room addition is provided by one (1) “Lennox” rooftop
HVAC unit. The unit provides natural gas heating and electric cooling and was replaced
within the last several years. Distribution of conditioned air is accomplished by systems of
ducting and square cone diffusers. Return air is accomplished by air plenum spaces created
by the drop down ceiling tiles. The unit is controlled by a wall mounted thermostat located
within one of the rooms. As most of the ducting is located in the suspended ceiling, the
condition could not be easily assessed.
Heating of the facility corridors, change rooms, and various other common areas is
accomplished by hot water baseboard heaters. Additional heating of the entrances and main
lobby is accomplished by wall mounted electric cabinet heaters. Hot water for the heating
system is accomplished by one (1) “American Standard” boiler located in the mechanical
room adjacent to the domestic heaters. The boiler is a model G-409W and contains a heating
input of 600 MBH.
Heating of the skating rink spectator area is accomplished by two (2) “Solar Ray” radiant
tube heaters suspended from the ceiling. The heaters appear to have been installed within the
last several years.
47
The south side of the skating rink contains an abandoned heating boiler. According to a site
representative, the heating boiler was used to heat the skating rink for figure skating but has
been abandoned for many years.
The skating rink contained two (2) dehumidification units manufactured by “Bassai” and
“Thermoplus Air”. According to a site representative, the “Bassai” unit was taken from
another skating rink and was installed many years ago. The “Thermoplus Air” unit was
reportedly installed several years ago.
There are two (2) exhaust fans located on the east side of the roof. According to a site
representative, one serves the kitchen area and was installed within the last few years while
the second has been abandoned.
Each change room contained a wall mounted exhaust fan which discharges air trough the east
wall. All change room exhaust fans were in operation during our review. Ventilation for the
washrooms in the meeting room addition is accomplished by ceiling mounted exhaust fans.
From our visual review, the washroom exhaust fans were in operation.
Ventilation for the skating rink is provided by one wall mounted exhaust fan on the east side,
and two louvers on the west side. When needed, the exhaust fan will operate and the louvers
will open to bring in fresh air. During our review, this exhaust fan was not in operation.
Water enters the facility in the mechanical room adjacent to the domestic water heaters, is
metered, and then distributed to the various plumbing fixtures throughout the facility.
Domestic hot water heating for the facility is accomplished by two (2) “A.O. Smith” natural
gas fired water heaters located in the mechanical room. The heaters are a model BT270-
860S and have a heating capacity of 270 MBH each. There is also one (1) “GSW” electric
water heater located in a closet in the meeting room addition. This heater is a model
6E2175SC and has a volumetric capacity if 175 Liters.
There is a washroom and shower located within each change room consisting of a
combination of older and newer plumbing fixtures. The main lobby and meeting room
corridor also contained a men’s and ladies washroom. Typical plumbing fixtures include
flush tank water closets, countertop sinks and urinals. Mop service basins are provided
throughout several service rooms. The kitchen contained a stainless steel sink.
Sanitary water is collected and discharged into the sanitary sewer. Storm water collected
from roof drains is discharged to the City storm sewer via a system of storm water pipes but
also to grade level to a drainage swale/ditch along the south side of the site.
The facility is equipped with a fire protection system. According to a site representative,
when fire is detected, a valve is manually opened within the mechanical room which allows
water to reach various fire hose cabinets located throughout the facility and the Siamese
connection on the northeast side of the facility.
48
The kitchen also contains a wet chemical fire suppression system. According to a site
representative, the system was installed within the last few years. The system is
manufactured by “Range Guard” and is located adjacent to the kitchen door.
The facility contains a garbage container which is located on the south side of the faciltiy.
The compactor contains pneumatic connections for lifting.

Although the mechanical equipment generally appears to be in operable condition, some of
the equipment requires attention as outlined below.
 A photograph of the refrigerant

system control panel. According to a
site representative, this panel has is
being replaced with a panel from
another skating rink.
Photograph No. 8-1

system chiller. Not from original
construction but from circa 2002.
Photograph No. 8-2
49

system evaporative condenser. Not
from original construction but from
circa 2003.
Photograph No. 8-3
 A photograph of one refrigerant

system compressor. Original
construction old equipment with
repairs over the years.
Photograph No. 8-4
50
 A photograph of one
dehumidification unit located on the
northeast side of the skating rink.
Several years old but operational.
Photograph No. 8-5
 A photograph of the abandoned

heating boiler located on the south
side of the skating rink. No longer in
use should be removed and service
lines properly terminated/removed.
Photograph No. 8-6
51
 A photograph of the heating boiler

located in the mechanical room
adjacent to the domestic heaters.
Original equipment, very old
scheduled for replacement.
Photograph No. 8-7
 A photograph of one of the domestic

hot water heaters located in the
mechanical room adjacent to the
heating boiler. Older but not original
equipment scheduled for replacement.
Photograph No. 8-8
52
 The exhaust for the radiant tube

heaters suspended over the spectator
stands is exhibiting mild surface
corrosion.
Photograph No. 8-9
 The condensate discharge for the

dehumidifiers do not contain a proper
trap.
Photograph No. 8-10
53
 The referee room has a small shower

enclosure added after original
construction. The domestic hot water
piping for the shower within the
southeast change room is exposed and
was not insulated.
Photograph No. 8-11
 The pumps used for the refrigerant

system were exhibiting mild to
moderate surface corrosion.
Photograph No. 8-12
 The main water meter was not

insulated. A water connection pipe
for mobile equipment was noted to be
actively leaking.
Photograph No. 8-13

54
 Most of the plumbing fixtures were

very old and several were chipped
and/or cracked.
Photograph No. 8-14
 Several hose bibs found throughout

the facility do not contain vacuum
breakers.
Photograph No. 8-15
 The drainage piping serving the

zamboni room trough is not heat
traced. According to a site
representative, hot water is manually
added to melt away any ice
accumulation in the winter.
Photograph No. 8-16
55

Based on our observations and age of the equipment, certain aspects of the refrigerant system
are recommended to be completely refurbished or replaced. The chiller and evaporative
condenser appear to be in operable condition and may remain serviceable for several more
years provided they are well maintained and serviced. However, the compressors are from
original installation and parts are reportedly constantly being replaced. Due to the age of the
compressors, we must point out that components have deteriorated and replacement parts
could be costly and difficult to obtain. We recommend replacing the compressors in the near
future. Furthermore, the main control panel is reportedly problematic. According to a site
representative, the control panel has experience problems and will be replaced with another
salvaged panel from another skating rink.
The various pumps such as the evaporative condenser and chiller pumps appear to be in
operable condition. It is uncertain how long ago these pumps were installed however we
expect them to remain serviceable for several more years provided they are well maintained
and serviced. We recommend refurbishment and/or replacement of these pumps be planned
for in the next several years. Most of the refrigerant system piping within the mechanical
room was insulated during our review. Furthermore, the piping within the ice bearing
concrete slab was fully concealed and was not assessed. Due to the age of the facility, we
recommend refurbishment and/or replacement of piping within the mechanical room. Also,
we recommend refurbishment and/or replacement of the piping within the ice bearing
concrete slab and header and supply components. This can be done in conjunction with the
concrete slab rehabilitation.
According to a site representative, the refrigerant detection system has been installed many
years ago. Based on our visual observations, the refrigerant detection system appears to be
approaching the end of its normal expected service life and we recommend replacement of
the system.
The rooftop HVAC unit appears to be in operable condition and may remain serviceable for
many more years provided it is well maintained and serviced. HVAC units of this type have
an expected useful life of 20 years therefore eventual replacement will be needed in the long
term forecast.
With regards to the heating system, the hot water radiators appear to be from original
installation however some piping may not be from original installation. The units may
remain serviceable for several more years however they are approaching the end of their
normal expected service life and consideration should be given for replacement. The heating
boiler serving the radiators is from original installation and has exceeded its normal expected
service life. Consideration should be given for replacement and according to a site
representative; the boiler is being replaced within the next year.
The heating system distribution piping consists of insulated piping and fittings. Expected
service life of heating system piping is in the order of 35 to 40 years. Due to the age of the
facility, we recommend refurbishment and/or replacement of the piping in the future.
56
Since the dehumidification units were located well above ground level, a full assessment was
not completed. However, according to information provided the “Bassai” unit is no longer
functional and despite the other unit may be sufficient consideration should be given for
replacement. The “Thermoplus Air” unit appears to be in operable condition and may remain
serviceable for several more years.
Based on our observations, the newly installed kitchen exhaust fan on the roof is in operable
condition. We recommend removing the decommissioned and abandoned exhaust fan.
The change room exhaust fans are in operable condition however considering the age of the
exhaust fans, it is recommended that full replacement be undertaken in the near future.
Based on our visual observations, there is no proper makeup air introduction to the main
washrooms, change rooms and various other common areas. We recommend that fresh air
requirements be brought up to present day standards.
From our visual review, the domestic water heaters within the mechanical room were
installed many years ago and consideration should be given for replacement. According to a
site representative, the heaters will be replaced within the next year. Based on our cursory
observations; the plumbing fixtures in the facility generally appear to be old and several
fixtures were chipped and/cracked. We recommend refurbishment of all fixtures which can
be done in conjunction with the renovations of the change rooms.
As a portion of the domestic hot and cold piping is concealed within the walls and ceiling,
the condition of all piping could not be assessed. Based on our observations, the piping
appears to be in operable condition. Expected service life of domestic piping is in the order
of 35 to 40 years. Due to the age of the facility, we recommend refurbishment and/or
replacement of the piping in the future.
Based on our observations, the storm and sanitary systems appear to be in operable condition
however due to the age of the facility, we recommend refurbishment and/or replacement of
piping in the future. As a minimum they should be reviewed by remote inspection to ensure
they are satisfactory. We noted a man hole at the northeast end of the property that appeared
to be full of water. We recommend further investigation to determine the problem.
Based on our observations, the sprinkler system consisting of piping, fire hose cabinets and
Siamese connection, appear to be in satisfactory condition. It is uncertain whether this fire
suppression system is in accordance with all codes and standards therefore we recommend
investigating whether the system should be upgraded.
The wet chemical fire suppression system located within the kitchen appears to be in
operable condition and may remain serviceable for several more years provided it is well
maintained and serviced.
According to a site representative, the garbage container was recently installed within the last
few years. Based on our observations, the garbage container is in operable condition and
may remain serviceable for several more years provided it is well maintained and serviced.
57
During our site visit we noted that sections of the pipe insulation are suspected to contain
asbestos. All suspect materials should be sampled and tested as part of a designated
substance survey that should be completed. We recommend that hazardous materials be
sample tested, removed, handled and/or managed in accordance with all governing
regulations.
58
9. Pavements and Exterior Site Features

9.1 Description
Asphalt paved driveways are generally present along the perimeter of the building. Asphalt
paved surface parking areas are present at the front (east) end of the site. Cast-in-place
concrete curbs are present along portions of the perimeter of the asphalt pavements present
on the property, particularly at the main entrance, at the north end of the building (basketball
court areas) and along the front of building around the unit pavers. Unit paver walkways are
present along the east end of the building. Limited metal chain-link fencing is present along
some of the property limits. Limited landscaping consisting primarily of sod areas with trees
is also present on the property.
9.2 General Comments and Observations/Recommendations
The fieldwork comprised a visual cursory survey. No probeholes were drilled at this time
and a complete set of drawings with regard to the pavement design and/or requirements were
not made available for our review.
The following lists some typical examples of deficiencies and/or deterioration which we
noted during our site review with regard to the pavements and exterior site features. These
examples are not intended to be a complete listing of all the areas affected, but rather to
provide an indication as to the types of deficiencies and/or conditions present on site.

many areas of deterioration in the
form of cracking, pot holes and mild
settlement within the asphalt
pavements present on the property.
Furthermore, storm-water runoff
drainage of the asphalt pavements
appears to be inadequate at this time.
Photograph No. 9-1
59
Photograph No. 9-2
Photograph No. 9-3
 A portion of the asphalt pavements

located along the north end of the
building was noted to be settled and
exhibiting cracking. There appears to
be a trench for a drainage pipe
installed beneath this portion of
asphalt pavement. Based on our
visual observations, the settlement
appears to be the result of failure of
the sub-grade, possibly from poor
backfilling and/or compaction
activities. Furthermore, our visual
Photograph No. 9-4 review of the storm sewer/man-hole
present at the northeast corner of the
property revealed the storm
60
sewer/man-hole is quite full of water.

This may be a result of a clogged
drainage outlet, however this is
unconfirmed at this time. This storm
sewer/man hole should be further
reviewed and addressed as may be
required.
 The asphalt ramp present at the north

end garage was noted to be in poor
condition.
Photograph No. 9-5
 The majority of the asphalt

pavements situated along the
perimeter of the building slopes
towards the building. As a result,
water likely ponds along this
edge/perimeter.
Photograph No. 9-6
61
 Limited areas of metal chain-link

fencing are present along portions of
the property limits. During our visual
review, we noted localized areas of
damaged metal chain-link fencing.
Photograph No. 9-7

many areas of displaced and/or
shifted unit pavers located along the
front (east) end of the building.
These unit pavers should be properly
addressed to provide an even walking
surface free of tripping hazards.
Photograph No. 9-8
 Localized areas of cracking and/or

deterioration were noted within the
precast concrete parking stall curbs
present on the property. The metal
picket fence in the background has
been assumed to be the property of
the adjacent residential property.
Photograph No. 9-9
62
 Four (4) basketball hoops/goals are

present on the property. Some of the
basketball hoops/goals were noted to
be leaning/shifted. Furthermore, mild
surface corrosion was noted on some
of the metal components of the
basketball hoops/goals.
Photograph No. 9-10
The normal service life of asphalt pavement is in the order of 15 to 20 years. The exact age
of the asphalt pavements present on the property is unconfirmed at this time, however based
on our visual observations major rehabilitation of the asphalt pavements should be carried out
in the near future. Many areas of deterioration in the form of cracking, pot holes, poorly
patched trenches and mild settlement were noted within the asphalt pavements. In addition,
as evident by water ponding at several locations, storm-water runoff drainage of the asphalt
pavements appears to be inadequate at this time. As part of the major rehabilitation of the
asphalt pavements, a proper drainage plan of the asphalt pavements should be developed.
This plan should be carried out to ensure the asphalt pavements are adequately sloped to
drain as well as to ensure there are a sufficient amount of storm sewers to facilitate proper
drainage of the asphalt pavements present on the property. Furthermore, our visual review
of the asphalt pavements revealed possible failure/deterioration of the sub-grade material
present along the north end of the building, as mentioned in the body of the report. Localized
sub-grade repairs to the asphalt pavements should be carried out in conjunction with the
major rehabilitation of the asphalt pavements. Furthermore, the man-hole located at the
northeast corner of the property should be further reviewed and any issues properly addressed
as may be required.
Other repairs to the pavements and exterior site features include localized repairs to
deteriorated sections of concrete curbs, refurbishment of damaged sections of metal chain-
link fencing, properly addressing the all shifted/displaced unit pavers as well as
refurbishment of the basketball hoops/goals.
63
10. Capital Repair/Replacement Cost Estimates

In general, the building appears to be in a state where some capital type renewal activities as
well as regular maintenance actions have helped maintain this ageing facility in functional
condition. The building has been constructed in essentially two phases for purpose type
usage as a municipal ice skating facility with some meeting room space. Our assessment did
not reveal evidence of extensive structural failure, however it did reveal areas of extensive
deterioration as well as aged building systems and components. As the building is ageing,
the findings of the report present a snap shot summary at the time of our visit. It is possible
that further more serious deterioration may occur and progress quickly.
The following schedule is an opinion of probable costs for the repair, restoration, and
replacement of the capital items discussed herein. The probable cost values herein have been
arrived at by determining a representative quantity where possible from the visual
observations made at the time of the condition survey and applying current, retail market-
value unit costs to the given quantity. The costs have not been adjusted annually to include
for inflation or other cost increases. In addition, costs related to design modifications to
match the architectural design features for future use would be subject to adjustments based
on the actual design.
The requirements for the rehabilitation and repairs outlined below will be driven by the
owners and/or future occupant needs and use of the building. This work recommended may
not be all that is required depending on the intended use of the facility and the desired level
of serviceability desired by the owner and/or future occupancy. In addition, to the
refurbishment of the main building elements described herein, refurbishment of the interior
finishes to suit the intended future use and well as refurbishment, modification and upgrades
to the exterior site features immediately surrounding the facility would be required to match
the intended future use.
We would recommend that the cost estimates provided herein be reviewed by a professional
cost consultant to help ensure budgets match the actual planed projects.
64
Item Building Element Description Short-Term Longer-Term Facility

Capital Work Capital Work Upgrades
(<5 years) (10-15 years)
(in 2012 $’s) (in 2012 $’s) (in 2012 $’s)
2.0 Roofing Systems
 An allowance for removal and replacement of the older $20,000
conventional built-up roof (i.e. evaporative condenser flat roof
area).
 An allowance to carry out repairs to the newer conventional $5,000 $20,000
built-up roofs including future repairs/refurbishment that may be
required.
 An allowance for refurbishment of the sloped metal roof,
including properly addressing all damaged roof drainage $60,000
components (i.e. metal eavestroughs and downspouts/downspout
protective barriers).
Sub-Totals $85,000 $20,000

3.0 Exterior Walls
 An allowance for repairs to all areas of damage/deterioration $40,000
present within the exterior metal siding located at the building.
 Clean and repaint exterior metal siding $50,000
 An allowance for repairs to all areas of damage/deterioration
$35,000
present within the exterior block masonry located at the building.
 An allowance for the removal and replacement of all
deteriorated exterior sealant as well as to install exterior sealant $10,000
where missing. Furthermore, this allowance includes
refurbishment of the exterior wood soffit boards.
Sub-Totals $85,000 $50,000

4.0 Exterior Windows and Doors
 An allowance for major refurbishment of the exterior doorways. $30,000
 An allowance for future refurbishment of the exterior overhead
$20,000
doorways.
Sub-Totals $30,000 $20,000
65

(in 2012 $’s) (in 2012 $’s) (in 2012 $’s)
5.0 Structural Components
 An allowance to carry out repairs the exterior foundation walls
of the building, repairs to all areas of cracking present within the $50,000
interior block masonry walls as well as repairs to all areas of
cracking and surface delaminations present within the exposed
floor slab located within the building.
 An allowance for the future major rehabilitation of the ice rink
floor slab, which should be carried out in conjunction with the $300,000
refurbishment of the refrigeration system. This cost does not
include the refurbishment of the refrigeration system.
 An allowance for properly cleaning, priming and repainting all
areas of surface corrosion on the exposed structural steel $100,000
framework of the building with a corrosion resistant coating
Sub-Totals $150,000 $300,000

6.0 Interior Building Components
 An immediate allowance to carry out repairs to
damaged/deteriorated interior finishes/fixtures including:
 repairing paint chips/peeling within the interior gypsum
board walls and/or painted block masonry walls,
 remove loose paint and repaint underside of exposed roof $175,000
deck,
 repairs to damaged/stained rubber and carpet flooring,
 replacement of aged/deteriorated ice rink boards,
 refurbishment of the scoreboard,
 refurbishment of damaged/deteriorated partitions.
 An allowance for the installation of additional and comfortable
seating for spectators. $100,000
 An allowance for modernization/renovation of the team change

rooms including installation of lockers, officials room and $300,000
refurbishment of team change room washrooms.
 An allowance for major renovation of the four (4) public
washrooms present within the building. $50,000
 An allowance for the renovation of the main lobby.
$100,000
Sub-Totals $175,000 $550,000
66

(in 2012 $’s) (in 2012 $’s) (in 2012 $’s)
7.0 Electrical Systems
 An allowance for the remedial work to be done on the electrical
equipment. Deficiencies to be corrected include:
 Provide lamicoid labels on all electrical equipment;
 Provide max fuse ratings on all disconnect switches;
 Provide proper type written circuit directories;
 Properly address the exterior light fixtures that are cracked,
broken, contain debris or exhibiting surface corrosion; $20,000
 Provide protective cages on all interior lighting fixtures
missing (If no lighting upgrade is done)
 Investigate the reason why several light fixtures are
inoperable (If no lighting upgrade is done).
 Provide a barrier free access of 1 meter around the electrical
distribution sections;
 Provide proper exit signs by all exits; and
 Prime and repaint the disconnect switch serving the rooftop
HVAC unit.
 An allowance for the removal and replacement of the main

disconnect switch. $15,000
 An allowance for the removal and replacement of select

electrical equipment that is approaching the end of its normal $25,000 $50,000
service life.
 An allowance to upgrade all lighting fixtures to energy efficient

type lamps and ballasts. $100,000
 An allowance for the removal and replacement of the fire alarm

system and emergency battery packs $40,000
Sub-Totals $60,000 $90,000 $100,000
67

(in 2012 $’s) (in 2012 $’s) (in 2012 $’s)
8.0 Mechanical Systems
 An allowance for the remedial work to be done on the
mechanical equipment. Deficiencies to be corrected include:
 Prime and repaint the radiant tube heaters that are
exhibiting mild surface corrosion;
 Replace all condensate lines in the dehumidifiers to contain
traps;
 Insulate all domestic hot water piping and water meter;
 Prime and repaint the pumps being used for the refrigerant $10,000
system;
 Properly remove the abandoned kitchen exhaust fan on the
rooftop.
 Provide vacuum breakers on all hose bibs located
throughout the facility;
 Remove abandoned equipment; and
 Heat trace the drainage pipe that serves the zamboni
machine trough.
 An allowance to refurbish and/or replace certain equipment of

the refrigeration system. Equipment to be replaced includes the $100,000 $20,000
main control panel, two compressors, the pumps and the “QEL”
refrigerant detection system.
 An allowance for the refurbishment and/or replacement of the $200,000
refrigerant system piping within the mechanical room and under
the ice bearing concrete floor slab.
 An allowance for the removal and replacement of the rooftop
HVAC system and radiant tube heaters. Upgrade includes $50,000 $20,000
installation for additional heaters for expanded seating.
 An allowance for the removal and replacement of the space $70,000 $20,000
heating boiler, domestic hot water boilers and hot water baseboard
heaters.
 An allowance for the refurbishment and/or replacement of the
$100,000
heating, domestic and storm and sanitary piping systems piping.
 An allowance for the removal and replacement of the $25,000 $25,000
dehumidification units.
 An allowance for the renovation of the mechanical components
of the change rooms. This allowance includes refurbishment of $45,000
the plumbing fixtures, showers and replacement of the exhaust
fans and improve make-up air intake.
Sub-Totals $250,000 $415,000 $20,000
68

(in 2012 $’s) (in 2012 $’s) (in 2012 $’s)
9.0 Pavements and Exterior Site Features
 An allowance for major rehabilitation of the asphalt pavements $250,000
including localized sub-grade repairs.
 An allowance to carry out localized repairs to the pavements
and exterior site features including localized repairs to deteriorated
$40,000
sections of concrete curbs, refurbishment of damaged metal chain-
link fencing, properly addressing all shifted/displaced unit pavers,
and refurbishment of the basketball hoops/goals. .
Sub-Totals $290,000
Opinion of Capital Budget Cost Estimate Sub-Total $1,125,000 $895,000 $670,000
We have allowed for an extra 25% for Consulting and Design Fees, Testing $281,250 $223,750 $167,500
and Inspection, Permits, Contingency, Interior Furnishings, Operations
Equipment and/or Other Miscellaneous Project Costs
Grand Totals $1,406,250 $1,118,750 $837,500
Other Options
Major Renovation - Arena Common Areas/Multi-Purpose Space
 An estimated minimal allowance for complete demolition of existing arena common area
$2,900,000
and multi-purpose space and reconstruction of modern common areas/multi-purpose space
adjacent to the existing single pad arena to remain. Allowance for approximately up to
10,000 square feet.
Complete Replacement – Arena, Common Areas/Multi-Purpose Space

 An estimated minimal allowance for complete demolition and reconstruction of modern
$6,500,000
single pad arena with modern common areas/multi-purpose space. Allowance for
approximately up to 30,000 square feet facility.
69
11. Limitation
The information presented in this report provides an assessment of the current conditions at
the site, within the terms of reference and limitations outlined in section 1. We have been
asked to make recommendations and opinions based solely on a visual sampling of existing
components. Test cuts, coring, design review, quantity surveys, destructive testing, or
instrument testing was not carried out. Consequently, further investigation or additional
testing may change our current recommendations and opinions.
This building condition survey report was prepared by exp for the exclusive use of the City
of Orillia and may not be reproduced in whole or in part, without the prior written consent of
exp, or used or relied upon in whole or in part by a party other than the City of Orillia.
Any use which a third party makes of this report, or any reliance on or decision made based
upon it, are the sole responsibility of such third party and exp accepts no responsibility of any
damages of any kind or nature whatsoever, suffered by any third party as a result of decisions
made or actions based upon this report.
In order to achieve the objectives outlined in Section 1.1 we arrived at conclusions based
upon the best information presently known to us. No investigative method can completely
eliminate the possibility of obtaining partially imprecise or incomplete information; it can
only reduce the possibility to an acceptable level. Professional judgment was exercised in
gathering and analyzing the information obtained and in the formulation of the conclusions.
Like all professional persons rendering advice, we do not act as absolute insurers of the
conclusions we reach, but we commit ourselves to care and competence in reaching those
conclusions.
exp Services Inc.
Matthew Chown, M.A.A.T.O. Luigi Oppedisano, B.Eng., EIT

Architectural Technologist Mechanical/Electrical
Building Assessment Group Building Assessment Group
Mauro Caschera, P.Eng.

Senior Project Manager
Building Assessment Group
70
Appendix A:
Executive Summary Report
1
Client: City of Orillia

50 Andrew Street South, Suite 300
Orillia, Ontario
L3V 5T7
Attn: Mr. Dan Cousins

Brian Orser Arena
433 Gill Street
Orillia, Ontario
1
exp Services Inc. (exp) has completed a Preliminary Building Condition Survey Report for
the site known as the Brian Orser Arena which opened in 1974 (38 years old) located at
433 Gill Street, Orillia, Ontario.
The information presented in this executive summary report provides a general overall
assessment of the current condition of the building and operating systems, based on our
proposal and within the terms of reference as well as limitations outlined herein. In this
report we have provided some typical examples of deficiencies and/or deterioration which we
noted during our site review. These examples are not intended to be a complete listing of all
the areas affected, but rather to provide an indication as to the types of deficiencies and/or
conditions present on site.
We have been asked to make recommendations and opinions based solely on a visual
sampling of existing components. Test cuts, coring, design review, quantity surveys,
destructive testing, or instrument testing was not carried out. Consequently, further
investigation or additional testing may change our current recommendations and opinions.
Roofing Systems
The roofing systems of the building are comprised of a sloped standing seam metal roof over
the ice rink area and ‘flat’ roof areas at the lower roof areas present at the front of the
building and over the newer meeting room addition. The lower ‘flat’ roof areas are
constructed using a “Conventional Built-up Membrane Roof Assembly”.
The normal life expectancy of a conventional built-up roofing system, assuming proper
original installation, as well as adequate annual maintenance and repairs, is approximately 18
to 20 years. Based on our limited visual observations, we would anticipate some
repairs/replacement be carried out to the roofing system within the next five (5) years. This
work will generally include but not limited to properly rectifying all roof deficiencies noted
at the time of our site visit, as aforementioned. Furthermore, this allowance includes removal
and replacement of the older ‘flat’ roof area present at the south end of the building (i.e. at
evaporative condenser area). It is difficult to ascertain the effective remaining life of the
roofing system without properly reviewing the concealed components of the roofing system
(i.e. waterproofing membrane and insulation) as well as the topside of the roof deck. The
extent of any wet roofing insulation is unknown at this time. Furthermore, the condition of
the structural roof deck on the topside and concealed areas is unknown at this time. It should
be noted that, with time, any moisture present within the roofing membrane and insulation
typically results in deterioration of the structural deck.
The sloped metal roof should remain serviceable for many more years. Some attention is
required, such as properly addressing all damaged roof drainage components (i.e. metal
eavestroughs and downspouts/downspout protective barriers) including potentially complete
removal and replacement. In addition corroded metal fasteners and other maintenance
2
repairs can be carried out as part of this work. The layout of the downspouts should also be
reviewed to help minimize the need for draining of the upper sloped roof down to the lower
flat roof areas. Eavestroughs should also be properly sized.
Exterior Walls
cladding of the building. Exterior sealant is generally present around the doorway perimeters
as well as at joints between dissimilar cladding materials.
Overall, these wall systems were found to be aged but generally in serviceable condition at
this time, with the exception of localized areas of damage and deterioration. These wall
systems are expected to last the life of the useful lifetime of the building, however some
repairs are periodically required. Based on our visual observations, some immediate repairs
to the exterior block masonry and metal siding is required and should be carried out in the
near future. In general, this work should include repairs to all areas of damage at the exterior
metal siding as well as exterior block masonry. Exterior work should also include
refurbishment of the wood soffits. We recommend that repairs be carried out as a
preventative measure against further and more serious deterioration, address water
penetration problems as well as to maintain the overall appearance of the building.
Additional long term repairs to the exterior wall systems of the building should also be
expected.
The normal expected service life of good quality exterior sealants is in the order of 13 to 15
years. Based on our visual observations, the removal and replacement of all deteriorated
exterior sealants should be carried out. Exterior sealant should also be provided where
missing.
Exterior Windows and Doors
The exterior doorways of the building generally consist of commercial grade metal framed
metal (hollow core) swing doors set in metal frames. Some of the entrance doorways contain
glass inserts (i.e. main entrance and north end entrance doorways). Metal overhead garage
doorways are also present at the building.
Based on our visual observations, the majority of the exterior doorways present at the
building are in fair to poor condition at this time. Some doorways are visibly
deformed/damaged and do not engage properly. Furthermore, many areas of
weathered/deteriorated weather-stripping were noted along the perimeter of these doorways.
Based on our visual observations, major refurbishment of the exterior doorways should be
carried out in the near future. In general, this work should include removal and replacement
of all deformed/damaged doorways, cleaning, priming and repainting all areas of surface
corrosion with a corrosion resistant coating, as well as the removal and replacement of all
deteriorated weather-stripping. With exception of areas of damage/dents, the overhead
doorways present at the building are in serviceable condition at this time. Replacement of
3
these doorways should not be required in the near future. However, replacement and/or
refurbishment of these overhead doors will be required as they approach the end of their
normal expected service life.
Structural Components
of the building. Metal rod cross bracing is present and visible below the insulation blankets
on the underside of the roof at alternating bays.
The exposed portions of the foundation walls of the building consist of concrete block
masonry. The foundations below are cast-in-place concrete.
Based on our visual observations, refurbishment and repairs to some of the structural
components of the building is required at this time. In general, this work should include
properly cleaning, priming and repainting all areas of surface corrosion on the exposed
structural steel framework of the building with a corrosion resistant coating both on the
interior as well as exterior. Also, this work includes repairs to the exterior foundation walls
of the building, repairs to all areas of cracking present within the interior block masonry
walls as well as repairs to all areas of cracking and surface delaminations present within the
exposed floor slab located within the building. However, a further more detailed review
should be carried out (particularly with ice rink floor slab) to determine the full scope and
costs of any rehabilitation activities required. In addition, based on the age of the ice rink
floor slab, major rehabilitation of the ice rink floor slab should be anticipated, particularly
this rehabilitation work should be carried out in conjunction with the refurbishment of the
refrigeration system. We have provided a minimal allowance for this work.
Interior Building Components
The building is generally comprised of an ice rink, six (6) team change rooms, a referee’s
room, a main lobby/viewing area, a snack bar, men’s and women’s washrooms, two (2)
meeting rooms, three additional washrooms as well as various small storage/miscellaneous
rooms. Based on the ground floor plan drawing provided, the ice rink surface is 85 feet in
width and 185 feet in length.
The floor finishes throughout the building predominantly consist of a combination of rubber
flooring and vinyl flooring with localized areas of carpeting. The wall finishes generally
4
consist of painted block masonry with areas of painted gypsum board. The ceiling finishes
are generally comprised of exposed painted metal roof deck as well as suspended acoustic
ceiling tiles in the meeting rooms.
Although the majority of the interior finishes within the building can be considered
serviceable at this time, the majority of the interior spaces including but not limited to the
team change rooms, older/original washrooms as well as the referee change room are
undersized and are not to current/modern facility standards. Extensive demolition and
restoration work would be required to update these interior spaces to current/modern facility
standards. This work may include but not limited to improved layout for achieving a higher
level of efficiency based on space usage, installation of additional as well as comfortable
seating for spectators, modernization of the team change rooms (i.e. lockers, expanded more
private washrooms) as well as addressing overall handicap accessibility within the facility.
The budget numbers included in this report have assumed the complete demolition of all
current interior fit-outs, the restoration of new, updated building systems, and a new fit-out of
all interior spaces. Also included is the complete re-work of the older/original base building
washrooms both in terms of barrier-free compliance, energy efficient fixtures, and finishes.
This is a pure mathematical analysis based on the building area provided and has been
considered an upgrade capital expenditure in the cost table presented. Consideration may be
given to minimizing the environmental impact of the facility and ensuring the facility is as
self-sustainable as possible, which all have cost implications. There are many other factors
that will affect the ultimate costs depending on the final design and intended use of the
facility.
Electrical Systems
In general, the electrical equipment in the facility appears to be in operable condition

however a majority of the equipment is approaching the end of its normal service life. Most
of it is from original installation and in the future may not be relied upon to provide
dependable service to the facility. In our opinion, the electrical systems in this facility have
been reasonably maintained in the past years. However, it is recommended that replacement
of electrical equipment be performed throughout the entire facility to help ensure personnel
safety and improve the integrity of the electrical supply system for the facility. We have
presented a budget for complete refurbishment of a majority of the electrical systems, wiring,
cables and associated equipment.
Mechanical Systems
In our opinion, the mechanical systems in this facility have been adequately maintained in the
past years. In general, a majority of the equipment in the facility appears to be approaching
or is beyond its normal expected service life. There still exists equipment from original
installation and in the future the equipment may not be relied upon to provide dependable
service. Due to the age of facility (38 years old), replacement of some mechanical
components as well as several corrective measures as outlined in the report should be carried
out in the near future.
5
In addition to the above we have presented a budget for complete refurbishment of the
mechanical systems, piping and equipment that is in need of replacement.
Pavements and Exterior Site Features
Asphalt paved driveways are generally present along the perimeter of the building. Asphalt
paved surface parking areas are present at the front (east) end of the site. Cast-in-place
concrete curbs are present along portions of the perimeter of the asphalt pavements present
on the property, particularly at the main entrance, at the north end of the building (basketball
court areas) and along the front of building around the unit pavers. Unit paver walkways are
present along the east end of the building. Limited metal chain-link fencing is present along
some of the property limits. Limited landscaping consisting primarily of sod areas with trees
is also present on the property.
The normal service life of asphalt pavement is in the order of 15 to 20 years. The exact age
of the asphalt pavements present on the property is unconfirmed at this time, however based
on our visual observations major rehabilitation of the asphalt pavements should be carried out
in the near future. Many areas of deterioration in the form of cracking, pot holes, poorly
patched trenches and mild settlement were noted within the asphalt pavements. In addition,
as evident by water ponding at several locations, storm-water runoff drainage of the asphalt
pavements appears to be inadequate at this time. As part of the major rehabilitation of the
asphalt pavements, a proper drainage plan of the asphalt pavements should be developed.
This plan should be carried out to ensure the asphalt pavements are adequately sloped to
drain as well as to ensure there are a sufficient amount of storm sewers to facilitate proper
drainage of the asphalt pavements present on the property. Furthermore, our visual review
of the asphalt pavements revealed possible failure/deterioration of the sub-grade material
present along the north end of the building, as mentioned in the body of the report. Localized
sub-grade repairs to the asphalt pavements should be carried out in conjunction with the
major rehabilitation of the asphalt pavements. Furthermore, the man-hole located at the
northeast corner of the property should be further reviewed and any issues properly addressed
as may be required.
Opinion of Budget Repair/Replacement Cost Estimates
In general, the building appears to be in a state where some capital type renewal activities as
well as regular maintenance actions have helped maintain this ageing facility in functional
condition. The building has been constructed in essentially two phases for purpose type
usage as a municipal ice skating facility with some meeting room space. Our assessment did
not reveal evidence of extensive structural failure, however it did reveal areas of extensive
deterioration as well as aged building systems and components. As the building is ageing,
the findings of the report present a snap shot summary at the time of our visit. It is possible
that further more serious deterioration may occur and progress quickly.
The following schedule is an opinion of probable costs for the repair, restoration, and
replacement of the capital items discussed herein. The probable cost values herein have been
arrived at by determining a representative quantity where possible from the visual
6
observations made at the time of the condition survey and applying current, retail market-
value unit costs to the given quantity. The costs have not been adjusted annually to include
for inflation or other cost increases. In addition, costs related to design modifications to
match the architectural design features for future use would be subject to adjustments based
on the actual design.
The requirements for the rehabilitation and repairs outlined below will be driven by the
owners and/or future occupant needs and use of the building. This work recommended may
not be all that is required depending on the intended use of the facility and the desired level
of serviceability desired by the owner and/or future occupancy. In addition, to the
refurbishment of the main building elements described herein, refurbishment of the interior
finishes to suit the intended future use and well as refurbishment, modification and upgrades
to the exterior site features immediately surrounding the facility would be required to match
the intended future use.
7
Item Brian Orser Arena – 433 Gill Street, Orillia Short-Term Capital Longer-Term
Building Element Capital Expenditure Summary Work (<5 years) Capital Work
plus (10-15 years)
Facility Upgrades (in 2012 $’s)
(in 2012 $’s)
2.0 Roofing Systems
Sub-Totals $85,000 $20,000
3.0 Exterior Walls
Sub-Totals $85,000 $50,000
4.0 Exterior Windows and Doors
Sub-Totals $30,000 $20,000
5.0 Structural Components
Sub-Totals $150,000 $300,000
6.0 Interior Building Components
Sub-Totals $725,000
7.0 Electrical Systems
Sub-Totals $160,000 $90,000
8.0 Mechanical Systems
Sub-Totals $270,000 $415,000
9.0 Pavements and Exterior Site Features
Sub-Totals $290,000
Opinion of Capital Budget Cost Estimate Sub-Totals $1,795,000 $895,000
 We have allowed for an extra 25% for Consulting and Design $448,750 $223,750
Fees, Testing and Inspection, Permits, Contingency, Interior
Furnishings, Operations Equipment and/or Other Miscellaneous
Project Costs
Grand Totals $2,243,750 $1,118,750
Other Options
Major Renovation - Arena Common Areas/Multi-Purpose Space
 An estimated minimal allowance for complete demolition of existing arena
$2,900,000
common area and multi-purpose space and reconstruction of modern common
areas/multi-purpose space adjacent to the existing single pad arena to remain.
Allowance for approximately up to 10,000 square feet.
Complete Replacement – Arena, Common Areas/Multi-Purpose Space

 An estimated minimal allowance for complete demolition and reconstruction of
$6,500,000
modern single pad arena with modern common areas/multi-purpose space.
Allowance for approximately up to 30,000 square feet facility.

RYS-03-2021 - Appendix B - Preliminary Building Condition Report

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RYS-03-2021 - Appendix B - Preliminary Building Condition Report

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Client: City of Orillia

50 Andrew Street South, Suite 300

Preliminary Building Condition Survey Report

2. Roofing Systems 7

3. Exterior Wall Systems 17

4. Exterior Windows and Doors 23

5. Structural Components 27

6. Interior Building Components 33

7. Electrical Systems 40

8. Mechanical Systems 47

9. Pavements and Exterior Site Features 59

10. Capital Repair/Replacement Cost Estimates 64

11. Limitation 70

Appendix A: Executive Summary Report

In Appendix A we have provided an executive summary report.

Photograph No. 1-1 – East Elevation

1.1 Objectives and Background

1.2 Terms of Reference

The following scope of work was requested and undertaken:

1.3 Site Observations

 Matthew Chown, M.A.A.T.O. Roofing Systems, Exterior Walls, Exterior

1.4 Life Cycle Forecasting and Funding

1.5 Building Codes

In general, a Conventional Built-up Membrane Roof Assembly consists of five major

2.2 Observations and General Comments

2.2.1 Built-Up Roof Areas

 Areas of vegetation growth were

Photograph No. 2-1

 During our visual review, we noted

 The metal drip flashing detail located

 A few areas of staining were noted on

Photograph No. 2-4

 Organic debris was noted towards the

Photograph No. 2-5

 Some organic debris was noted within

Photograph No. 2-6

 The mastic installed at some of the

Photograph No. 2-7

 Discarded materials/debris was noted

Photograph No. 2-8

 Older perimeter metal flashings are

 An open roof penetration was noted

Photograph No. 2-10

 The membrane flashings installed at a

Photograph No. 2-11

 Some materials, such as the concrete

Photograph No. 2-12

2.2.2 Sloped Metal Roof

 Several corroded metal fasteners were

Photograph No. 2-13

 Accumulated debris/vegetation was

Photograph No. 2-14

 Active water leakage was noted at

Photograph No. 2-15

 Newer type insulation blankets are

Photograph No. 2-16

2.3 Discussion and Recommendations

4. All weathered/deteriorated mastic should be removed and replaced.

3. Exterior Wall Systems

3.2 General Comments

 Many of the exposed metal fasteners

Photograph No. 3-1

 Several localized areas of

Photograph No. 3-2