Summary
In 2013 owners reported water infiltration through the exterior North wall. After investigations by a specialist, it was understood that the EIFS system at Sussex Square was improperly installed. Instead of a ‘drained’ system, the contractor installed a face-sealed system. The specialist said that it was not necessary to replace the system at this time but that we should monitor its condition annually and replace it when it starts to break down. The major cause of water infiltration was identified as poor or missing caulking. Specifications were prepared, bids were requested and Dominion Caulking Limited’s bid of $109,610 was accepted. Caulking work was completed during the following weeks.
(Note: This information and the engineering reports referenced here were obviously not shared with the engineering firm EXP. that prepared the 2021-2023 Reserve Fund Study because under section 5.4.a ‘Exterior Sealants’ it states that the ‘age of element’ is ‘unknown’ and their estimates vary considerably from those of KEA and GRG.)
[click] 2005-06-10 Bulletin 19 by Architect Hardie re EIFS improperly installed.pdf
[click] 2014-01-06 KEA Preliminary Investigation Report
[click] 2014-03-20 EIFS GRG Investigation and Remediation Report
[click] 2014-09-15 EIFS GRG Specification Issued for Contract
[click] 2015-08-11 EIFS Sealant Bid Review
2013 October
Owners from North side of building (Boteler Street) and one Unit from South side report water infiltrations through exterior wall.
Keller Eng. (KEA) and Vincent Spirito & Sons Ltd. (waterproofing company) conduct site inspection of EIFS after 5 inspection openings are made.
2013 November
· Apollo Management Property Manager and Plaston representative (company that installed the original EIFS system) visit the site.
2014 January 6
KEA report on EIFS Investigations
o Problems: Cracks, staining, poorly installed flashings, excessively wide sealant joints, patio door at 402 with no concrete curb (directly on balcony surface)
o Conclusions:
§ System consistent with ‘Premium Drainscreen EIFS System
§ Should provide 20—25 years of service, then coat, then replace at 40-50 years
§ EIFS poorly installed
o Recommendations:
§ Repair where needed; estimate = $80K
§ Envision complete removal and replacement = $170K (This amount was used by KEA for the 2013-2016 Reserve Fund Study)
§ Hire professional engineer with extensive experience with EIFS design
2014 January 7
Board meeting & decision: Select several EIFS-Certified engineering firms and ask them to give us an estimate for a review of the situation and for the work required to rectify it.
2014 January
Board research for BSSO (Building Science Specialist of Ontario) Eng. + BSSO
Board invited 6 firms to submit proposal
Board + Apollo reviewed proposals, selected GRG Building Consultants Inc., and prepared contract
2014 February 6
Contract signed with GRG
o Phase I: Survey & report (quantity + estimate)
o Phase II: Design & tender
o Phase III: Supervise work & prepare as-built report
o Work to begin on Feb. 19
2014 February 19-20
Survey by GRG
2014 March 20
GRG report submitted
o Conclusions:
§ EIFS is a face-sealed system and should not have been constructed as such
§ EIFS has numerous deficiencies
§ EIFS replacement not warranted at this time
§ Focus on sealant especially at windows; estimate = $100K - $150K
§ Install curb at 402
§ High humidity levels on first floor
2014 April 7
Teleconference: GRG/Apollo/Plaston/KEA
o System is acting as a ‘face seal system’ water is not supposed to get through
o Do test area for partial repairs (tie-ins and flashings) possibly remove EIFS at 402 and reinstall completely as pilot area for rest of work
o Apollo to contact Plaston when work will be done
2014 May 13
GRG Presentation to Board & Owners
2014-09-15
GRG Specifications for EIFS & Window Repair
2015-08-11
GRG Sealant Repair & Replacement Bids. Dominion Caulking Limited bid of $109,610 accepted
Caulking work was completed during the following weeks. Workers were able to use boatswain’s chairs to do part of the work using the newly installed roof anchors. Original roof anchors did not meet City regulations in terms of quantity and location and new anchors had to be installed. Earlier tenders had estimated the installation of scaffolding to do the job to be $250,000.
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355 Harry Walker Parkway North – Unit 6
Newmarket, Ontario L3Y 7B3
Firm created in 1993 by Gerald R. Genge and Dale D. Kerr
Present themselves as ‘problem solvers’ for buildings
Gerry Genge is professional engineer with 30 years’ experience in the evaluation of buildings and cost-effective design of repairs
Bachelor of Applied Science from U. of Toronto, Certified BSSO
Lectures at the Royal Architectural Institute of Canada
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