Building Condition Assessment and Reserve Fund Study
Port Nelson United Church 3132 South Drive Burlington, Ontario
By:
Address: 200-3050 Harvester Road, Burlington, Ontario, Canada L7N 3J1 Phone: 905-632-8044 1-888-67Byrne Fax: 905-632-2854
Port Nelson United Church Byrne Ref.: 210069
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TABLE OF CONTENTS EXECUTIVE SUMMARY.............................................................................................................. 1 1.0 1.1 1.2 1.3 1.4 1.5 2.0 2.1 2.2 2.3 2.4 2.5 3.0 3.1 3.2
3.3
3.4
3.5
INTRODUCTION .............................................................................................................. 3 Terms of reference........................................................................................................ 3 Scope of Work .............................................................................................................. 3 Description of the Site................................................................................................... 3 Additional Information ................................................................................................... 3 Documentation.............................................................................................................. 3 METHODOLOGY ............................................................................................................. 4 Condition Survey........................................................................................................... 4 Review of Drawings ...................................................................................................... 4 Reserve Fund Spreadsheet .......................................................................................... 4 Cost Estimates.............................................................................................................. 4 Life Expectancies.......................................................................................................... 5 BUILDING COMPONENT ASSESSMENT ...................................................................... 5 Structure ....................................................................................................................... 5 3.1.1 Foundation Walls .................................................................................................. 5 Roofing ......................................................................................................................... 5 3.2.1 Flat Roof – Central Administration Buildings (Upper and Lower Narthex) ............ 5 3.2.2 Pitched Roof – New Sanctuary and the Auditorium (original church) ................... 6 3.2.3 Soffit and Fascia ................................................................................................... 6 3.2.4 Eaves Troughs...................................................................................................... 6 Cladding........................................................................................................................ 6 3.3.1 Masonry Cladding Re-point Allowance ................................................................. 6 3.3.2 Aluminum Siding ................................................................................................... 7 3.3.3 Sealant/Caulking Replacement – Building Envelope ............................................ 7 3.3.4 Sealant/Caulking Replacement – Windows and Doors......................................... 7 3.3.5 Windows ............................................................................................................... 7 3.3.6 Doors – Wood ....................................................................................................... 8 3.3.7 Doors – Metal........................................................................................................ 8 Fire Safety..................................................................................................................... 8 3.4.1 Heat Detectors ...................................................................................................... 8 3.4.2 Exit & Emergency Light Systems .......................................................................... 8 3.4.3 Fire Alarm System ................................................................................................ 8 3.4.4 Fire Extinguishers ................................................................................................. 9 Interior Finishes ............................................................................................................ 9 3.5.1 Carpets ................................................................................................................. 9 3.5.2 Vinyl Composite Tile ............................................................................................. 9 3.5.3 Laminate Flooring ................................................................................................. 9 3.5.4 Kitchen Upgrades – Cabinets and Countertops.................................................... 9 3.5.5 Bathroom Upgrades ............................................................................................ 10 3.5.6 Drinking water fountains ..................................................................................... 10 3.5.7 Refrigerators ....................................................................................................... 10 3.5.8 Stoves ................................................................................................................. 11 3.5.9 Interior Doors ...................................................................................................... 11 3.5.10 Interior Stairs, Ramps and railings .................................................................. 11 3.5.11 Elevators and Lifts........................................................................................... 11
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
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3.6
Heating, Ventilation and Air Conditioning ................................................................... 12 3.6.1 Boilers ................................................................................................................. 12 3.6.2 Chimneys: Vitrified Clay Liners ........................................................................... 12 3.6.3 Hydronic Distribution System .............................................................................. 12 3.6.4 Auxiliary Air Handling Units (AHU)...................................................................... 12 3.6.5 Auxiliary Air Handling Unit (AHU), Electrical ....................................................... 13 3.6.6 Controls and Instrumentation .............................................................................. 13 3.6.7 Exhaust Fans - Bathroom ................................................................................... 13 3.6.8 Exhaust Fans - Sanctuary................................................................................... 13 3.6.9 Fuel Distribution .................................................................................................. 14 3.6.10 Air Conditioning Units...................................................................................... 14 3.7 Plumbing ..................................................................................................................... 14 3.7.1 Domestic Hot Water Heaters .............................................................................. 14 3.7.2 Domestic Water Distribution ............................................................................... 14 3.8 Electrical Systems....................................................................................................... 15 3.8.1 Electrical Panels ................................................................................................. 15 3.8.2 Interior Light Fixtures .......................................................................................... 15 3.8.3 Exterior Wall Mount High Pressure Sodium Lights (HPS) .................................. 16 3.8.4 Exterior Light Fixtures ......................................................................................... 16 3.8.5 Exterior Fixtures – Pole Standards ..................................................................... 16 3.8.6 Branch Wiring ..................................................................................................... 16 3.9 Site.............................................................................................................................. 16 3.9.1 Parking Lots and curbs – Asphalt Paved ............................................................ 16 3.9.2 Driveways – Asphalt Paved ................................................................................ 16 3.9.3 Fencing – Wood Privacy ..................................................................................... 17 3.9.4 Metal Railing ....................................................................................................... 17 3.9.5 Landscaping – Tree Trimming ............................................................................ 17 3.9.6 Landscaping – Grading ....................................................................................... 17 3.9.7 Sidewalks – Concrete ......................................................................................... 17 3.9.8 Ramp – Concrete ................................................................................................ 18 3.9.9 Cast-in-place Concrete Steps ............................................................................. 18 3.9.10 Storm Water Drains......................................................................................... 18 3.10 Miscellaneous ............................................................................................................. 19 3.10.1 Engineering Fees ............................................................................................ 19 3.10.2 Contingency Allowance................................................................................... 19
4.0 4.1 4.2
RESERVE FUND CALCULATIONS .............................................................................. 20 Annual Contribution .................................................................................................... 20 Cash Flow Analysis..................................................................................................... 20
APPENDIX A - TABLES AND FIGURES APPENDIX B – DESCRIPTION OF TABLES
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
Page 1
EXECUTIVE SUMMARY Byrne Engineering Inc. (Byrne) has performed a Building Condition Assessment (BCA) and Reserve Fund Study (RFS) for Port Nelson United Church (PNUC) located at 3132 South Drive, Burlington, Ontario. This report summarizes the findings and recommendations of the Building Condition Assessment and Reserve Fund Study. A condition survey of the building and site elements was conducted on May 3, 2010 in order to determine their present condition and estimate their remaining life expectancy. This survey included architectural, structural, mechanical and electrical building systems. A Reserve Fund Study and Cash Flow Projections for twenty-five years are presented in the report. A print out of the RFS and associated tables and charts representing a twenty year study is also supplied; however as discussed, the written report will reflect the twenty-five year period. The report outlines the recommended repairs or replacements and the year in which the work should be undertaken. The estimated costs are further discussed in the body of the report and the attached spread sheets. With the absence of any significant bank balance and no annual contributions to a reserve fund, the attached charts immediately reflect a deficit. Please note that there are many possibilities for the Reserve Fund Analysis and small changes can have significant impact on the results. It is recommended that the PNUC Building Committee (the Committee) review the study and discuss the desired results. It can be beneficial for a Committee Representative to attend a meeting at our office to modify the spreadsheet in real time and review other options to achieve a desired result. Byrne recommends that the Committee review this study every year and has it updated every three years to ensure cost data, building deterioration and repair and replacement records are kept current and relevant.
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
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Five Year Summary
3.1.1 3.2.1 3.2.2B 3.2.3 3.2.4 3.3.1 3.3.3 3.3.5 3.3.6 3.3.7 3.4.2 3.4.4 3.5.2 3.5.4B 3.5.5B 3.6.2 3.6.7 3.6.8 3.6.9 3.6.10 3.7.2 3.8.2A 3.8.2B 3.8.3 3.8.4 3.9.1A 3.9.1B 3.9.4 3.9.5 3.9.6 3.9.7 3.9.8 3.9.9A 3.9.9B 3.9.10 3.10.1 3.10.2
Foundation Wall - Study - Allowance Flat Roof (Central Section) Pitched Roof (Auditorium) - Asphalt Shingles Soffit and Fascia Eaves Troughs Masonry Cladding Repairs – Re-point Sealant/Caulking Replacement - Building Envelope Windows Doors - Wood Doors - Metal Exit & Emergency Light Systems (Allowance) Fire Extinguishers (allowance) Vinyl Composite Tile Kitchens Upgrades - C Bathrooms Upgrades - Low Flow Toilets Chimneys: Vitrified Clay Liner Inspection Exhaust Fans - Bathroom Exhaust Fans - Sanctuary Fuel Distribution Air Conditioning Units (Allowance) Domestic Water Distribution Interior Light Fixtures Fluorescent (4% Allowance) Interior Light Fixtures Incandescent (4% Allowance) Exterior Wall Mount HPS Lights Exterior Light Fixtures (Under Stained Glass Windows) Parking Lots - Asphalt Paved Parking Lots - Curbs - Asphalt Paved Metal Railing (allowance to paint) Landscaping - Trees - Trimming Landscaping - Grading Sidewalks - Concrete Ramp - Concrete Cast-in-Place Concrete Steps - Replace Cast-in-Place Concrete Steps - Repair Storm Water Drains Engineering Fees (10% of Construction) Contingency Allowance (10% of Total) Total:
2011 $2,500
2012
2013
2014
2015
$80,000 $28,000 $20,400 $2,680 $4,000 $7,200
$500 $125 $10,920
$125
$0 $16,000 $4,000 $500 $125
$129,000
$125
$500 $125 $4,000
$2,000 $600 $150 $1,000 $1,000 $500 $1,050 $675 $3,500
$150
$150
$150
$150
$500 $500 $1,050 $675
$500 $1,050 $675
$500 $1,050 $675
$500 $500 $1,050 $675
$5,600 $150,480 $4,000 $4,000 $500 $5,000 $3,575 $1,000 $20,000 $5,000 $11,697 $12,867
$8,700 $9,570
$2,950 $3,245
$800 $13,230 $14,553
$141,540
$105,270
$35,695
$160,083
Byrne Engineering inc.
$16,598 $18,258 $200,836
Port Nelson United Church Byrne Ref.: 210069
1.0
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INTRODUCTION
1.1 Terms of reference As requested, Byrne has provided a Reserve Fund Study (RFS) for PNUC. summarizes the findings and recommendations of the RFS.
This report
The Terms of Reference are contained in the Scope of Work included in Byrne Proposal No. 210069. 1.2 Scope of Work The detailed scope of work for the RFS is briefly summarized below: • • • •
Review all information regarding previous repairs Conduct a visual inspection of the building and site elements in order to determine their present condition and estimate their remaining life expectancy. This survey will include architectural, structural, mechanical and electrical building systems Prepare a preliminary assessment of the cost and timing of future anticipated work as outlined in the existing RFS Provide the committee with three copies of the report
1.3 Description of the Site PNUC is a church complex containing a total of three (3) distinct buildings. The original church building referred to as the Education Wing / Lloyd Auditorium was constructed in 1953. The present day church, referred to as the Sanctuary, the Upper Narthex, administration / offices and the O’Brien Room were constructed in 1960. The Lower Narthex was constructed in 1988. Parking is provided as one large asphalt paved lot located on the south side of the property. 1.4 Additional Information The following information was provided to Byrne by the building committee: • •
The current reserve fund balance is: The current annual contribution is:
$0 $0
1.5 Documentation The following documents were provided to Byrne for review: • • • • •
Original drawings Detailed roof evaluation report Proposed solar array installation Replacement cost new appraisal report Window replacement quote Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
• • •
2.0
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Maintenance history Electrical service upgrade quote Boiler custodian manual
METHODOLOGY
2.1 Condition Survey A general condition survey was conducted on May 3, 2010 to confirm the present condition of the building elements in order to estimate their remaining life expectancy. The survey included exterior architectural, structural, mechanical and electrical building systems. The condition of the elements was documented in photographs and field notes. 2.2 Review of Drawings The drawings provided a basis for obtaining quantities and other relevant information necessary for the preparation of the estimates. 2.3 Reserve Fund Spreadsheet In the reserve fund spreadsheet, we have used our standard layout that will display all the necessary data and information. The spreadsheet can be found in Appendix A. 2.4 Cost Estimates Cost estimates are generally based on one of the following methods: • • • •
Quotations from suppliers Extrapolation of cost or quotes for previous work Direct estimation by the consulting engineer Information provided by the committee
While every effort has been made to establish the appropriate costs, it must be recognized that the figures represent an estimate. The actual costs may vary even with standard types of construction. Prices from contractors for a fully defined project may vary +/-20%. For nonstandard work the variation may be greater. Commodity prices, namely petroleum and metals, which are extensively used in construction materials, have undergone severe fluctuations over recent years. The differences on a year to year basis may result in increases of over 100%. The price of nickel (stainless steel) and copper (electrical wiring and plumbing piping) have increased significantly in recent years. The cost of petroleum which is used in roofing, waterproofing, paint and asphalt materials has also increased significantly. Although it is suggested to have the study updated every 3 years, during times when the commodities marketplace fluctuates excessively, it may be advisable to update the study more frequently.
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
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2.5 Life Expectancies Life expectancies for the property elements are derived from knowledge of life expectancies under normal conditions and with information on product and workmanship quality gathered from the site visits. Care and maintenance of elements can also affect the life expectancy. Estimated remaining life expectancies of the property elements have been adjusted to reflect their current condition.
3.0
BUILDING COMPONENT ASSESSMENT
3.1
Structure
3.1.1
Foundation Walls
Most of the foundation walls are conventional reinforced cast-inplace concrete for all buildings with some interior foundations being 8” concrete block. There were two main areas of water infiltration which are both located in the original church building. One area is quite evident by dried efflorescence on the kitchen masonry wall and rust around an electrical outlet in the south east corner of the building. It appears that the exterior concrete stairs may be the source of water making its way in. These stairs have cracked, delaminated and shifted away from the foundation wall. The other area of water infiltration is on the west side of the lower Auditorium. It is unclear whether the infiltration is through the wall or the window.
Damage from water infiltration at kitchen
An allowance has been made for further in-depth engineering investigation to determine the source of the water filtration at the window area. It is recommended that the exterior stairs at the south east corner of the building be repaired and all joints with the foundation wall be sealed. As a safety precaution, it is recommended that this electrical outlet be disconnected until the source of the water is determined and the leak stopped. 3.2
Roofing
3.2.1
Flat Roof – Central Administration Buildings (Upper and Lower Narthex)
Access to the roof of the Administration Building was obtained via ladder. This was the only flat roof that was accessible. The roof is in poor to fair condition with insufficient slope to roof drains, exposed bubbling bituminous material and moss. It was reported that all flat roofs are original to the construction of the buildings having had only repair work done in recent years. Since life expectancy of built-up roofs is about 20 years and the Exposed bubbling bituminous material on flat roof Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
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newest of the roofs is already 22 years old. It is recommended that all flat roofs be replaced in Year 2. A concise roof report was done for the Committee by an independent roof consultant. The report offers some good roof replacement type alternatives for consideration. 3.2.2
Pitched Roof – New Sanctuary and the Auditorium (original church)
The pitched roofs have been finished with asphalt shingles. The shingles on the Auditorium are in poor condition and members of the committee report that the roof leaks. The effective service life of these shingles has been exceeded. It is recommended that the shingles be replaced in Year 1. The shingles on the New Sanctuary were replaced in 1999 and appear to be in fair condition. The shingles of the New Sanctuary should be replaced at the end of the expected service life. 3.2.3
Poor roof shingles on Auditorium pitched roof
Soffit and Fascia
Soffit and fascia on all roofs, except the new Sanctuary, are a mix of aluminum and painted wood and appear to be in fair to good condition. The soffit and fascia on the new Sanctuary are in poor condition with birds nesting in the damaged screening of the soffit. The soffit and fascia have an expected service life of 40 years. The buildings are at least 50 years old. It is recommended that all soffit and fascia be replaced in Year 1 and 2 with the respective roofs. Rusted screen in soffit
3.2.4
Eaves Troughs
All aluminum eaves troughs and down spouts appear to be in fair condition. Aluminum eaves troughs have an expected service life of 40 years. The buildings are at least 50 years old. It is recommended that all eaves troughs and downspouts be replaced in Year 1 and 2 with the respective roofs. 3.3
Cladding
3.3.1
Masonry Cladding Re-point Allowance
The building is finished with various sizes of architectural brick and concrete block masonry units. Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
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All architectural brick masonry units appear to be in good condition. No significant mortar joint or unit deterioration was identified on the building. Most concrete block masonry units are in good condition with the exception of three cracks on the outer wall of the south east wall of the original church kitchen. These appear to be old settlement cracks due to lack of necessary control joints and are not a threat to structural integrity. An allowance for brick re-pointing and unit repair has been made on a 5 year interval throughout the study. 3.3.2
Aluminum Siding
Original wood panels have been replaced with aluminum siding. Skylights over the bathrooms in the administration area were clad over with metal siding in 2002. Both the aluminum siding and the metal cladding are in good condition and are expected to last the duration of the study. 3.3.3
Sealant/Caulking Replacement – Building Envelope
Sealants and caulking have been installed on the building at the following locations: • • •
Control joints in the brick Joints in metal flashing Joints between brick and aluminum siding
It was reported that sealants and caulking have never been replaced with exception to minor areas of repair. Some caulking has separated and cracked. Regular replacement of caulking is recommended at intervals of 10 years. 3.3.4
Sealant/Caulking Replacement – Windows and Doors
Sealants and caulking have been installed on the building at the following locations: •
At all windows and doors
All sealants and caulking are original to the construction of the buildings except where some windows were recently replaced in the Auditorium lower level. Some caulking has separated and cracked. Regular replacement of caulking is recommended at intervals of 10 years. All caulking will be replaced with the window replacement. 3.3.5
Windows
The windows on the original church are original aluminum except for windows on the lower level of the Auditorium on the east elevation. These windows were replaced with vinyl windows in 1998. The windows on the other buildings are also aluminum and are original. The upper stained glass windows in the Sanctuary are to be excluded from the study. It is recommended that all interior windows also be excluded from the study as they bear no impact on the integrity or efficiency of the buildings. All original windows are in poor to fair condition and are at the end of service life. It is recommended that original windows be replaced with new thermal pane aluminum windows in Year 4.
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Port Nelson United Church Byrne Ref.: 210069
3.3.6
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Doors – Wood
The exterior entrance doors of the Upper and Lower Narthex are solid wood with full lights (glass) in wood frames. The exterior doors of the Sanctuary are solid wood and original to the construction of the building. They appear to be in good condition. There are painted wood doors with full panel lights at the lower level of the Sanctuary. It is recommended that they be replaced at the end of expected service life. 3.3.7
Doors – Metal
There are hollow core metal insulated doors on the Auditorium that are original to the construction of the building and are generally in good condition. Replacing the doors at the end of expected service life is recommended. 3.4
Fire Safety
3.4.1
Heat Detectors
Heat detectors are located in the primary service rooms within the property including the boiler and electrical rooms as well as the kitchens. Heat detectors are hard wired and inspected regularly. They appear to be in good condition and it is recommended that an allowance be allocated to cover the cost of replacement every 10 years. 3.4.2
Exit & Emergency Light Systems
Illuminated emergency exit signs and emergency lighting is located throughout the property. The equipment appears to be in fair to good condition. It was reported that the emergency lights are tested regularly and batteries replaced as required. Lights should be replaced after they are 15 years old. It is recommended that an allowance be maintained for regular replacement of this equipment. 3.4.3
Typical heat detector
Typical emergency lights
Fire Alarm System
The property is equipped with fire alarm pull stations and bells. The system was upgraded approximately 2 years ago and appeared to be in good condition. It was reported that the system is inspected monthly and monitored by a private monitoring service.
Byrne Engineering inc.
Typical pull station
Port Nelson United Church Byrne Ref.: 210069
3.4.4
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Fire Extinguishers
There are fire extinguishers located throughout the property. This equipment has been recently inspected, and appears to be in good condition. An allowance has been allocated to cover the cost of replacing fire extinguishers once they are over 10 years old. 3.5
Interior Finishes
3.5.1
Carpets
Typical fire extinguisher
There is closed pile carpeting in various locations (upper level of the Sanctuary, Upper and Lower Narthex, offices of the administration area and lower Auditorium) with installation dates ranging between the years of 1995 to 2003. All carpeting is in good condition. It is recommended that carpets be replaced at the end of expected service life. 3.5.2
Vinyl Composite Tile
Most of the corridors, stairs, bathrooms, upper Sanctuary under the pews, upper Auditorium and the kitchen floors are finished in vinyl composite tile and sheet vinyl. The age of the flooring is unknown but is in good condition and is expected to last the duration of the study period. 3.5.3
Laminate Flooring
Laminate flooring was found in one of the administration offices only. According to the maintenance history, this flooring was installed in 2002. It is expected to last the duration of the study. 3.5.4
Kitchen Upgrades – Cabinets and Countertops
There are five kitchen / kitchenettes; one in the O’Brien Room of the Upper Narthex, one in the basement of the Auditorium, two in the lower level of the Sanctuary (Montessori School) and one on the upper level next to the Chapel between the Auditorium and the Lower Narthex. A.
B.
The oak cabinetry, hardware, counter top and stainless steel double sink in the O’Brien Room kitchen is new (within the last 8 years) and is in good condition. This kitchen is expected to last the duration of the study period. The kitchen in the lower level of the Auditorium has pressboard cabinetry, metal hardware, double stainless steel sink and counter top all circa 1980s. All items are in good condition. It is recommended that this kitchen be upgraded with new cabinetry, hardware, sink and counter top in Year 15. Byrne Engineering inc.
Kitchen cabinets in fair condition
Port Nelson United Church Byrne Ref.: 210069
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C.
The pressboard cabinetry, hardware, double stainless steel sink and counter top in the Montessori kitchen appears to be circa 1980s and is in fair condition. Cabinetry is showing signs of wear through de-lamination. It is recommended that this kitchen be upgraded with new cabinets, hardware, sink and counter top in Year 5.
D.
The other smaller kitchen in the lower level of the Sanctuary is used for flower arrangements / cutting. The cabinetry is painted wood with mixed hardware. The single stainless steel sink and counter top are all circa 1960 but counter top, sink, cabinetry and hardware are all in good condition. Upgrading this kitchen in Year 15 is recommended.
E.
The largest of the kitchens is in the upper level next to the Chapel. The pressboard cabinetry, plastic hardware, double stainless steel sink and countertops are circa 1980s and in good condition. It is recommended that this kitchen be upgraded with new cabinetry, hardware, sink and counter top in Year 15.
3.5.5
Bathroom Upgrades
There are a total of nine bathrooms in the complex with a total of eleven lavatories, twelve toilets of which two are 6 litre low flow types and three urinals. The bathrooms are in fair to good condition. An allowance has been allocated to cover the costs of renovating these bathrooms in Year 15. These renovations could be spread out over a number of years. It is recommended that all high volume flushing toilets be upgraded to 6 litre low flow types to reduce water consumption. The washrooms located on the lower level of the Auditorium are designated Accessible. Generally it appears that they were designed to meet with the Accessibility guidelines of the Ontario Building Code (OBC), however due to the physical limits of the space, the washrooms are not in complete compliance. It is recommended that an OBC accessibility specialist (Engineer / Architect) be consulted for design options that will bring the building into compliancy. The washrooms adjacent to the O’Brien Room are not specifically designated as Accessible and while there are some provisions made for accessibility, they are not in compliance with the current OBC. An allowance has been made for consultation in Year 1.
3.5.6
Drinking water fountains
There are two drinking water fountains in the complex. They appear to be in good condition and are expected to last the duration of the study. 3.5.7
Refrigerators
Refrigerators have typically been donated to the church from the congregation. When an appliance fails, a call usually goes out to all members of the church in search of a replacement. As a result, no financial analysis has been included for these appliances.
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
3.5.8
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Stoves
Stoves have typically been donated to the church from the congregation. When an appliance fails, a call usually goes out to all members of the church in search of a replacement. As a result, no financial analysis has been included for these appliances. 3.5.9
Interior Doors
Interior doors are a mix of hollow core wood; solid wood and fire rated doors and are original to the construction of the buildings. They appear to be in good condition but should be replaced at the end of their expected service life. 3.5.10 Interior Stairs, Ramps and railings The access ramp, which is located in the Lower Narthex is in good condition and should last the duration of the study. There is a steep ramp located in the lower level of the Auditorium. This ramp is not suitable for wheelchair access and should be removed unless its use is intended as an equipment ramp. If such is the case, it is recommended that a sign be affixed to indicate that the ramp is not intended for wheel chair access. All interior stairs are well maintained and in good condition. Handrails are well affixed and in good condition. Freestanding handrails are expected to last the duration of the study. Wall mounted handrails are a maintenance / operating budget item not considered a capital expense.
Steep ramp in lower level of Auditorium
3.5.11 Elevators and Lifts This property is equipped with a Garaventa Stair-Lift, model GSL. This lift is rated at 225 Kg (395 lbs) and was installed in 2002. The lift appears to be in good condition and should be able to meet its expected service life. It was reported that the lift is temperamental and sometimes has difficulties when lifting a modern electric wheelchair and passenger. This is not an indication that the lift has exceeded its expected service life and should be replaced. The operators of this lift need to be aware of the load limit, and need to make sure the limit is not exceeded. As the age of the congregation grows and the popularity of electric wheelchairs increases, a larger capacity lift or perhaps a vertical lift may need to be considered.
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Port Nelson United Church Byrne Ref.: 210069
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3.6
Heating, Ventilation and Air Conditioning
3.6.1
Boilers
The property is equipped with two boiler rooms. Boiler Room #1 has two 848,000 BTU boilers and Boiler Room #2 has two 685,000BTU boilers. These boilers were replaced in 1979 and 1981 respectively. A Boiler Life Report was conducted in 2004; however this report was not available at the time of this study. Based on the supplied Maintenance History Report, a significant amount of money has been spent on maintenance of the boilers in the last five years including the replacement of the boiler refractories. Although these boilers have exceeded their life expectancy and are not the most efficient equipment, they are very robust. Replacement should be considered Typical boiler and planned for; however budgetary constraints will likely dictate that this equipment update be postponed until absolutely necessary. New high efficiency boilers should contribute towards savings of maintenance and fuel costs. An allowance has been made to replace these boilers in Year 8. Both boiler systems have been fitted with a water filter / treatment system. The filter in Boiler Room #1 appeared to have had a leak, and looked in poor condition. The filter in Boiler Room #2 appeared to be in good condition with no visible signs of leakage. These items would typically be covered in the maintenance budget. 3.6.2
Chimneys: Vitrified Clay Liners
It was reported that the liners of the chimneys have not been inspected in over five years. It is recommended that these liners be inspected by a qualified inspector. An allowance has been allocated to cover the cost of the inspection. When the boilers are replaced, modifications or replacement will likely be required. 3.6.3
Hydronic Distribution System
The piping and radiators are all original to the construction of this property. Where visible, the piping appears to be in fair condition. The condition of the radiators varied from fair to poor. The concern with a system as old as this one is that once components start to fail, a cascading effect may happen, and the owner has to be prepared to address a solution in the form of ongoing maintenance or replace the whole system at once. An allowance has been allocated to replace this system in Year 10.
3.6.4
Auxiliary Air Handling Units (AHU)
Various areas are heated with stand alone finned radiators with electric fans. These finned units receive hot water from the boilers and an electric fan circulates air across the fins and into the area being heated. Four of these units were observed: two in the ceiling of the Upper Narthex, Byrne Engineering inc.
Typical finned heater with electric motor
Port Nelson United Church Byrne Ref.: 210069
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one in the main kitchen and one in the hall below the original Sanctuary. These units and the electric motors appear in fair condition and to be about thirty to forty years old. Replacement is factored in with the Hydronic distribution system. 3.6.5
Auxiliary Air Handling Unit (AHU), Electrical
Located in the ceiling of the Lower Narthex is a single ducted system similar to the one described above. This system is heated with electricity. It is suspected that this heater is as old as the Lower Narthex which was constructed in 1988. This equipment should have no problem reaching the end of its expected service life. 3.6.6
Controls and Instrumentation
According to the Maintenance History Report, the Honeywell boiler controls were replaced in 2004. Most offices and common areas have thermostats to control the heat in various areas. Some thermostats have been recently upgraded with programmable units, and some are quite old. It is recommended to continue to upgrade these units. 3.6.7
Exhaust Fans - Bathroom
Exhaust fans in the bathrooms under the New Sanctuary are vented by a main fan located in the electrical room. This system is on a timer and operated during business hours. The fan and motor appeared to be in good condition. With regular maintenance this system should last for many years. Bathrooms in the administration area and the Auditorium are vented with traditional bathroom fans. All fans were operational and in fair condition.
Bathroom exhaust fan/motor
Kitchen range hoods are vented in two of the three kitchens. The kitchen below the Auditorium (Creation Café) does not have a range hood. The kitchen in the O’Brien Room has one range hood, and there are two range hoods in the main kitchen. All are vented to the exterior and are in good operating condition. An allowance should be allocated to cover the cost of replacing this equipment as it fails. 3.6.8
Kitchen exhaust fan
Exhaust Fans - Sanctuary
Air can be exhausted from the New Sanctuary by means of a large evacuation fan located in the basement. This fan is controlled by switches located in the pulpits. Operation of this exhaust fan is manual, and the windows of the Sanctuary must be opened in order to allow for air to flow. This fan and housing is in good condition. The only parts that are likely to require repair or replacement are the motor Byrne Engineering inc.
Sanctuary exhaust fan
Port Nelson United Church Byrne Ref.: 210069
Page 14
and bearings. The age of the motor was unknown, however the frame size on the nameplate pre dates 1955. An allowance will be allocated to replace this motor within the next 5 years. 3.6.9
Fuel Distribution
Natural gas is supplied by the local gas utility provider. The meter is at the rear of the building and appears to be in fair condition. The mounting bracket supporting the piping is getting pulled from the concrete block wall. This bracket should be repaired as it could pose a safety threat if it broke from the building and affected the integrity of the gas pipe. As this issue occurs after the meter, this repair is the responsibility of the building owner. It is recommended that a gas pipe fitter be called to service this.
Gas pipe bracket
3.6.10 Air Conditioning Units There is a single roof top air conditioner on the roof of the administration building. This unit serves two offices. The unit appears to be in good condition and is about four to five years old. There are five window air conditioners. The units varied in condition from good to fair and were reported to be four to five years old. An allowance is allocated to cover the cost of equipment replacement / repair every 3 years.
3.7
Plumbing
3.7.1
Domestic Hot Water Heaters
Rooftop A/C unit
Domestic hot water is supplied by two tanks. One full size natural gas heater is located in Boiler Room #2 and a small electric water heater has been added to boost the water temperature in the west end of the building in Boiler Room #1. There are no reports or evidence of leaking at any of the piping. According to the records provided, the heater in Boiler Room #2 was installed in 2002 and appeared to be in fair condition. An allowance should be allocated to replace this tank in Year 7. In Boiler Room #1, the tank is in good condition and expected to last until the end of its life expectancy. An allowance should be allocated to replace this tank in Year 13. 3.7.2
Domestic Water Distribution
There are no reports or evidence of leaking at any of the piping. An allowance has been made for replacing the piping as needed with type ‘L’ copper or equivalent. Electrical distribution panels
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
3.8
Electrical Systems
3.8.1
Electrical Panels
Page 15
The service on site is a 400 Amp 120/240 volt installation. The distribution equipment is original to the construction of the buildings and is in fair condition; however it has reached the end of its expected service life. As indicated in the Electrical Service Report conducted in 2002, the equipment is obsolete and would be difficult to repair if required. As a result, an allowance has been allocated to replace this distribution equipment. The allowance has been allocated to Year 6 of the study, however it may have to be moved up if the electrical load from the building changes significantly.
Typical breaker panel
Individual circuit breaker panels located throughout the buildings are original and have exceeded their life expectancy. These would also be replaced at the time of the distribution equipment. In the event that this work is not able to be done in the first few years following the study, it is recommended to have all equipment inspected annually by a licensed inspector, at which time thermal inspections are recommended. 3.8.2
Typical wall mount HPS light
Interior Light Fixtures
It was reported that most of the 48” fluorescent lights have been upgraded to T8 fixtures and bulbs. Most of the single incandescent fixtures have been equipped with compact fluorescent lights (CFLs). It is recommended that any remaining fixtures be upgraded and CFLs be used throughout. A 4% allowance (of total system) has been allocated for the continued replacement of fixtures.
Under eave lights
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
3.8.3
Page 16
Exterior Wall Mount High Pressure Sodium Lights (HPS)
There are wall packs mounted at the rear of the building. The current wall packs appear to be in good condition. It is expected that these lights will last to the end of their expected service life. 3.8.4
Exterior Light Fixtures
There are fluorescent lights located under the eaves of the New Sanctuary. These lights shine on the stained glass windows that are tucked up under the eaves of the roof. These fixtures appear to be quite old, and should be upgraded. It is recommended that these fixtures be upgraded to exterior grade high efficiency T8 fluorescent lights. 3.8.5
Parking lot pole standards
Exterior Fixtures – Pole Standards
There are currently two light pole standards overlooking the parking area. Both lights appear to be in fair to good condition. The labels indicate they were installed in 1994. These lights should be able to reach the end of their expected service life. These lights are on electric timers. The timers appear to be in good condition. 3.8.6
Branch Wiring
No apparent recent updates to the wiring were visible. The wiring is well routed and protected with conduit and should not require replacement within the period of this study. 3.9
Site
3.9.1
Parking Lots and curbs – Asphalt Paved
The parking lot is located on the south east side of the property. Asphalt is original to the construction of the original church building. Repairs were made in 2002. Asphalt is in poor condition exhibiting many cracks that appear when asphalt is about to break up and create pot holes. It is recommended that the asphalt be completely replaced in Year 5. Concrete curbs are in poor condition with rebar exposed on many units. Concurrently replacing the concrete curbs and asphalt is recommended. 3.9.2
Parking lots asphalt in poor condition
Driveways – Asphalt Paved
Access to the parking lot is gained via an entrance on Rossmore Blvd. and a long driveway from South Drive. Asphalt is original to the construction of the original church building. Repairs were made in 2002. Asphalt is in poor condition exhibiting many cracks that appear when asphalt is about to break up and create pot holes. It is recommended that the asphalt be completely replaced in Year 3. Byrne Engineering inc.
Concrete curbs in poor condition
Port Nelson United Church Byrne Ref.: 210069
3.9.3
Page 17
Fencing – Wood Privacy
The pressure treated wood privacy fencing that borders the east property line is owned and maintained by the committee. The age of the fencing is unknown; however, all fencing is in good condition. Replacement at end of estimated service life is recommended. 3.9.4
Metal Railing
There are painted metal hand rails at all exterior concrete stairs and ramps providing access to the buildings. The railings are mostly in good condition and all connections are secure except for the handrail located at the south west corner of the Sanctuary. Replacement of this railing is recommended when the handrail curbs are replaced. Refer to section 3.9.9. There is minor paint chipping in some areas. It is recommended that an allowance be made to paint all railings every 10 years. The railings are expected to last the duration of the study period. 3.9.5
Railing at concrete steps
Landscaping – Tree Trimming
An allowance of $500 every 3 years has been made to keep trees and bushes trimmed back from buildings and help eliminate any potential damage to roofs. 3.9.6
Landscaping – Grading
Slopes are retained on the east and west sides of the Sanctuary by the use of pressure treated milled lumber and landscaping rocks and grass. A 30” wide strip of gravel and drains help to divert water away from the foundation walls and basement windows. There is no evidence of water infiltration at these areas. Replacing pressure treated 2x6 lumber with pressure treated 6x6 timber is recommended as the position of the lumber is being altered over time. 3.9.7
Pressure treated lumber
Sidewalks – Concrete
Three concrete sidewalks approach the buildings from the street. The concrete is original to the construction of the buildings and is in poor condition with cracking and breaking down to the aggregate. It is recommended that the sidewalks be replaced with the driveway paving in Year 3. Concrete sidewalks on South Street
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
3.9.8
Page 18
Ramp – Concrete
The concrete accessibility ramp, which is located at the east side of the Lower Narthex from the parking lot, was last repaired in 2002 and is generally in good condition. The ramp is expected to outlast the study period. An allowance has been made to seal the concrete to protect from applications of salt during winter and to make periodic repairs to settlement cracks. Concrete steps at South East corner
3.9.9
Cast-in-place Concrete Steps
Access to the buildings is provided by four sets of cast in place concrete stair sets and two concrete step pads. The stairs are original to the construction of the buildings and are generally in poor to good condition. Completely replacing the stairs located at the south east corner of the Auditorium in Year 1 is recommended. Repair foundation wall in this area before constructing the new stairs; see Section 3.1.1. Complete replacement of the handrail curb walls on the stair accessing the south west corner of the Sanctuary is recommended. Repair of all remaining stairs and pads in Year 4 is recommended.
Concrete steps - front of Sanctuary
3.9.10 Storm Water Drains There are main storm water grates in the parking lot. It was reported that these drains have not been cleaned out in quite a while. Storm water from the roofs that drains to the rear of the buildings is directed into the storm water drains. In front of the below-grade windows of the new Sanctuary is an area equipped with storm water drains. These drains as well as the drains at the bottom of the below grade concrete stair wells are completely filled with sand and silt. It is recommended that all the storm water drains be professionally serviced and cleaned with an allowance for regular maintenance.
Below grade stairs
Typical storm water drain at stairs and windows
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
3.10
Page 19
Miscellaneous
3.10.1 Engineering Fees Engineering fees will also be withdrawn from the reserve fund. The amounts vary per year and are based on the construction costs during said year. 3.10.2 Contingency Allowance A contingency is included to account for any unforeseen expenditures. The amounts vary per year and are based on the total costs during said year.
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
4.0
Page 20
RESERVE FUND CALCULATIONS
4.1 Annual Contribution The items included in the RFS are outlined in Table 1 in Appendix A. Descriptions of the column titles used in Table 1 are presented in Appendix B. The annual contribution to the reserve fund has been estimated using the future cost method that illustrates the significance of interest rates and inflation on the sufficiency of funds. In this method, the future value formula and estimated interest and inflation rates are used to estimate the future cost of each element. Assume that an average construction cost rate of inflation will be in effect over the remaining life of the building. A value of 2.5% has been used as the annual inflation rate. Also, a value of 0% has been used as an annual rate of return. Typically a positive value is used for annual rate of return on investments to account for the interest a reserve fund will earn on deposits. However in this case, it is assumed that there will be a cash flow neutral scenario. That is, as funds are required, they will be raised via fund raising efforts, and the accounts will not incur significant borrowing interest charges, nor will there be a significant amount of money in investments earning income. In our opinion, the inflation and interest rates used are conservative and will not result in under funding of reserves. The future values of all the costs are determined and summed for each year over the next 25 years. A required annual contribution necessary to offset these costs using an iterative process is then utilized. The object is to determine the minimum annual contribution that will result in a positive cash flow, i.e. no deficit which is maintained for the life of the complex. An annual contribution is assumed and then lowered or increased depending on the cash flow until a minimum annual contribution is determined. This process takes into account the existing reserve fund balance. To allow for unforeseen repairs requiring emergency expenditures, the reserves are not permitted to drop below a “zero” balance over the duration of the RFS. This reserve fund update has allowed for the next 25 years. No allowance is made for major expenditures beyond this study period. Within this period, all components requiring some form of remedial work have been accounted for by determining the year in which repair / replacement is expected to occur and the future value of the remedial work. 4.2
Cash Flow Analysis
The projected cash flow for the reserve fund is shown in Table 2 and Figure 1 in Appendix A. Descriptions of the row titles used in Table 2 are presented in Appendix B. Note that the cash flow allows for all anticipated expenditures over the next 25 years. One of the most difficult tasks is establishing the amounts necessary to properly fund the reserve. Based on an engineered approach, the estimates in the tables provide a conservative plan for accumulating a reserve for future repairs and replacement. It relies on costs based on the available information, the current state of knowledge of performance of building systems, present technology and on commonly used economic factors.
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
Page 21
As is evident from the revised projected cash flow, no contribution amount has been suggested at this time. Since the actual economic conditions experienced during the 25 year cash flow period will vary, the Projected Cash Flow Table should only be used for planning purposes. It is also likely that some work may be postponed because of good performance of the system component. Postponing replacement will tend to lower the annual contribution. Due to the many assumptions involved in developing a 25 year repair / replacement forecast, a RFS cannot be expected to be 100% accurate. We recommend that the committee review this study every year and have it updated every 3 years to ensure that cost data, building deterioration and repair / replacement records are current and relevant.
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
Appendix A – Tables and Figures
APPENDIX A TABLES AND FIGURES
Table 1
Components List
Table 2
Projected Cash Flow
Table 3
Contribution Table
Table 4
Expenditure List
Figure 1
Projected Cash Flow
Byrne Engineering inc.
Port Nelson United Church May 2010 Page 1 of 2
TABLE 1: COMPONENTS LIST Item No.
Description Quantity Unit Unit cost
STRUCTURE 3.1.1 Foundation Wall - Study - Allowance ROOFS 3.2.1 3.2.2A 3.2.2B 3.2.3 3.2.4
Flat Roof (Central Section) Pitched Roof (Sanctuary) - Asphalt Shingles Pitched Roof (Auditorium) - Asphalt Shingles Soffit and Fascia Eaves Troughs
1
ea
2500
800 1110 700 408 134
sqm sqm sqm sqm m
100 40 40 50 20
1
4000 40 15 15 1000 1000 1000
CLADDING 3.3.1 Masonry Cladding Repairs - Repoint 3.3.2 Aluminum Siding Replace 3.3.3 Sealant/Caulking Replacement - Building Envelope 3.3.4 Sealant/Caulking Replacement - Windows & Doors 3.3.5 Windows 3.3.6 Doors - Wood 3.3.7 Doors - Metal
480 375 129 16 4
ea sqm m m ea ea ea
FIRE SAFETY 3.4.1 Heat Detectors 3.4.2 Exit & Emergency Light Systems (Allowance) 3.4.3 Fire Alarm System 3.4.4 Fire Extinguishers (alowance)
18 1 1 15
ea ea ea ea
380 12500 20000 125
1131 2100 20 3 1 9 10 1 120
sqm sqm sqm ea ea ea ea ea ea ea ea
35 65 65 4000 4000 4000 200 2500 300 100 50000
ea ea ea ea ea ea ea ea ea ea ea
25000 25000 600 406000 3000 3000 3000 150 1000 1000 500
INTERIOR 3.5.1 Carpets 3.5.2 Vinyl Composite Tile 3.5.3 Laminate Flooring 3.5.4A Kitchens Upgrades - B, D and E 3.5.4B Kitchens Upgrades - C 3.5.5A Bathrooms Upgrades 3.5.5B Bathrooms Upgrades - Low Flow Toilets 3.5.5C Bathrooms Upgrades - OBC Study 3.5.9 Interior Doors - Hollow Core Wood 3.5.10 Interior Stairs, Ramps and railings 3.5.11 Elevators and Lifts HEATING, VENTILATION AND AIR CONDITIONING 3.6.1A Boilers in Room #1 3.6.1B Boilers in Room #2 3.6.2 Chimneys: Vitrified Clay Liner Inspection 3.6.3 Hydronic Distribution System (including radiators) 3.6.4 Auxiliary Air Handling Units (AHU) 3.6.5 Auxiliary Air Handling Unit (AHU), Electrical 3.6.6 Controls and Instrumentation 3.6.7 Exhaust Fans - Bathroom 3.6.8 Exhaust Fans - Sanctuary 3.6.9 Fuel Distribution 3.6.10 Air Conditioning Units (Allowance)
1
2 2 1 1 1 1 1 1 1 7
Comments
allowance
allowance
allowance allowance
Replacement/ Restoration cost (2010)
Repair allowance
Present Reserve Fund
Present Reserve Fund Required
Current Shortfall
Remaining Life Annual Catch-Up
25
1
26
$96
$16
$2,404
$2,388
$2,388
$80,000 $44,400 $28,000 $20,400 $2,680
23 11 19 29 29
2 9 1 1 1
25 20 20 30 30
$3,200 $2,220 $1,400 $680 $89
$479 $159 $173 $128 $17
$73,600 $24,420 $26,600 $19,720 $2,591
$73,121 $24,261 $26,427 $19,592 $2,574
$36,560 $2,696 $26,427 $19,592 $2,574
$4,000
$26
$4,000
$3,974
$3,974
16 1 13 4 3 3
5 40 10 10 35 30 30
$800
$7,200 $5,625 $129,000 $16,000 $4,000
5 24 9 -3 31 27 27
$720 $563 $3,686 $533 $133
$42 -$11 $744 $94 $23
$6,480 -$1,688 $114,257 $14,400 $3,600
$6,438 -$1,677 $113,513 $14,306 $3,577
$6,438 -$129 $28,378 $4,769 $1,192
$6,840 $500 $20,000 $125
3 1 2 1
7 1 23
10 2 25 1
$684 $250 $800 $125
$13 $2 $10 $1
$2,052 $250 $1,600 $125
$2,039 $248 $1,590 $124
$291 $248 $69 $124
$3,167 $10,920 $104 $12,000 $4,000 $36,000 $2,000 $2,500 $36,000
4 24 1 15 25 15 29 29 5 24 8
6 1 24 15 5 15 1 1 20 -22 17
10 25 25 30 30 30 30 30 25 2 25
$317 $437 $4 $400 $133 $1,200 $67 $83 $1,440
$8 $68 $0 $39 $22 $117 $13 $16 $47
$1,267 $10,483 $4 $6,000 $3,333 $18,000 $1,933 $2,417 $7,200
$1,258 $10,415 $4 $5,961 $3,312 $17,883 $1,921 $2,401 $7,153
$210 $10,415 $0 $397 $662 $1,192 $1,921 $2,401 $358
$2,000
$104
$16,000
$15,896
$935
17 17 29 40 39 22 6 1 29 24 1
8 8 1 10 1 18 19
25 25 30 50 40 40 25 1 30 25 3
$2,000 $2,000 $20 $8,120
$221 $221 $4 $2,115
$34,000 $34,000 $580 $324,800
$33,779 $33,779 $576 $322,685
$4,222 $4,222 $576 $32,268
$75 $120 $150 $33 $40 $167
$11 $5 $1 $6 $6 $1
$1,650 $720 $150 $967 $960 $167
$1,639 $715 $149 $960 $954 $166
$91 $38 $149 $960 $954 $83
$50,000
allowance
Annual Replacement Contribution
$2,500
expected to exc
Study
Present Estimated Normal Life Age Remaining Expectancy (Years) Life (Years) (Years)
$50,000 $50,000 $600 $406,000 $3,000 $3,000 $150 $1,000 $1,000 $500
1 1 2
Port Nelson United Church May 2010 Page 2 of 2
TABLE 1: COMPONENTS LIST Item No.
Description Quantity Unit Unit cost
PLUMBING 3.7.1A Domestic Hot Water Heaters (Gas) 3.7.1B Domestic Hot Water Heaters (Electric) 3.7.2 Domestic Water Distribution
1 1 50
ea ea ft
1500 1500 10
ELECTRICAL SYSTEMS 3.8.1 Electrical Distribution System 3.8.2A Interior Light Fixtures Flourescent (4% Allowance) 3.8.2B Interior Light Fixtures Incandescent (4% Allowance) 3.8.3 Exterior Wall Mount HPS Lights 3.8.4 Exterior Light Fixtures (Under Stained Glass Windows) 3.8.5 Exterior Fixtures - Pole Standard
1 175 225 7 14 2
ea ea ea ea ea ea
60000 150 75 500 400 3600
SITE 3.9.1A 3.9.1B 3.9.2 3.9.3 3.9.4 3.9.5 3.9.6 3.9.7 3.9.8 3.9.9A 3.9.9B 3.9.10
2736 20 528 80 1 1 2 65 1 1 1 1
sqm ea sqm m ea ea ea sqm ea ea ea ea
55 200 55 90 4000 500 2500 55 1000 20000 5000 800
Parking Lots - Asphalt Paved Parking Lots - Curbs - Asphalt Paved Driveways - Asphalt Paved Fencing - Wood Privacy Metal Railing (allowance to paint) Landscaping - Trees - Trimming Landscaping - Grading Sidewalks - Concrete Ramp - Concrete Cast-in-Place Concrete Steps - Replace Cast-in-Place Concrete Steps - Repair Storm Water Drains
Comments
Allowance
Allowance Allowance
Allowance
Replacement/ Restoration cost (2010)
Annual Replacement Contribution
Present Reserve Fund
Present Reserve Fund Required
Current Shortfall
Remaining Life Annual Catch-Up
$1,500 $1,500 $500
8 2 1
7 13
15 15 1
$100 $100 $500
$5 $1 $3
$800 $200 $500
$795 $199 $497
$114 $15 $497
$60,000 $1,050 $675 $3,500 $5,600 $7,200
34 1 1 24 24 16
6
40 1 1 25 25 25
$1,500 $1,050 $675 $140 $224 $288
$332 $7 $4 $22 $35 $30
$51,000 $1,050 $675 $3,360 $5,376 $4,608
$50,668 $1,043 $671 $3,338 $5,341 $4,578
$8,445 $1,043 $671 $3,338 $5,341 $509
$150,480 $4,000 $29,040 $7,200 $4,000 $500 $5,000 $3,575 $1,000 $20,000 $5,000 $800
25 35 3 10 8 3 27 29 2 39 39 4
30 40 30 30 10 3 30 30 5 40 40 4
$5,016 $100 $968 $240 $400 $167 $167 $119 $200 $500 $125 $200
$817 $23 $19 $16 $21 $3 $29 $23 $3 $127 $32 $5
$125,400 $3,500 $2,904 $2,400 $3,200 $500 $4,500 $3,456 $400 $19,500 $4,875 $800
$124,583 $3,477 $2,885 $2,384 $3,179 $497 $4,471 $3,433 $397 $19,373 $4,843 $795
$24,917 $695 $107 $119 $1,590 $497 $1,490 $3,433 $132 $19,373 $4,843 $795
$47,564
$6,500
$998,046
$991,546
$275,610
MISCELLANEOUS 3.10.1 Engineering Fees (10% of Construction) 3.10.2 Contingency Allowance (10% of Total) Total:
Present Estimated Normal Life Age Remaining Expectancy (Years) Life (Years) (Years)
1 1 $1,355,331
1 1 9
5 5 27 20 2 3 1 3 1 1
1 1
2010 annual contribution into reserve fund $ Current Reserve Fund Balance $
6,500 May 2010
TABLE 2: PROJECTED CASH FLOW Port Nelson United Church May 2010 Interest Rate Inflation rate Annual Increase In Contribution Annual Increase In Contribution Annual Contribution (2008) $ Year 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Beginning Balance $6,500 ($134,765) ($242,666) ($280,169) ($452,560) ($674,246) ($764,828) ($780,741) ($931,476) ($1,012,708) ($1,636,047) ($1,652,620) ($1,665,003) ($1,683,107) ($1,688,111) ($1,782,999) ($1,794,332) ($1,902,718) ($1,915,606) ($1,926,929) ($2,025,582) ($2,102,313) ($2,115,523) ($2,178,277) ($2,186,612)
Annual Contribution $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
0.0% 2.5% 0.00% 0.00%
for for remainder
18
years
Expenditure (Present $$) $141,265 $105,270 $35,695 $160,083 $200,836 $80,062 $13,721 $126,808 $66,671 $499,125 $12,947 $9,438 $13,461 $3,630 $67,155 $7,825 $73,011 $8,470 $7,260 $61,710 $46,827 $7,865 $36,451 $4,724 $11,495
Expenditure (Future $$) $141,265 $107,902 $37,502 $172,392 $221,685 $90,583 $15,913 $150,735 $81,232 $623,339 $16,573 $12,383 $18,104 $5,004 $94,888 $11,333 $108,386 $12,888 $11,323 $98,653 $76,731 $13,210 $62,753 $8,336 $20,791
Interest $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Ending Balance ($134,765) ($242,666) ($280,169) ($452,560) ($674,246) ($764,828) ($780,741) ($931,476) ($1,012,708) ($1,636,047) ($1,652,620) ($1,665,003) ($1,683,107) ($1,688,111) ($1,782,999) ($1,794,332) ($1,902,718) ($1,915,606) ($1,926,929) ($2,025,582) ($2,102,313) ($2,115,523) ($2,178,277) ($2,186,612) ($2,207,404)
TABLE 3 : CONTRIBUTION TABLE Port Nelson United Church May 2010 Interest Rate Inflation rate Annual Increase In Contribution Annual Increase In Contribution Number of Units in Condominium Year 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035
Annual Contribution $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ -
0.0% 2.5% 0.0% 0.00% 48 Percentage Increase 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00%
for for remainder units Other Contribution
18
Total Contribution $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ -
years
Unit Monthly Contribution $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ -
Port Nelson United Church May 2010 Page 1 of 2
TABLE 4 : EXPENDITURE LIST Item No.
Description
STRUCTURE 3.1.1 Foundation Wall - Study - Allowance ROOFS 3.2.1 3.2.2A 3.2.2B 3.2.3 3.2.4
Flat Roof (Central Section) Pitched Roof (Sanctuary) - Asphalt Shingles Pitched Roof (Auditorium) - Asphalt Shingles Soffit and Fascia Eaves Troughs
CLADDING 3.3.1 Masonry Cladding Repairs - Repoint 3.3.2 Aluminum Siding Replace 3.3.3 Sealant/Caulking Replacement - Building Envelope 3.3.4 Sealant/Caulking Replacement - Windows & Doors 3.3.5 Windows 3.3.6 Doors - Wood 3.3.7 Doors - Metal FIRE SAFETY 3.4.1 Heat Detectors 3.4.2 Exit & Emergency Light Systems (Allowance) 3.4.3 Fire Alarm System 3.4.4 Fire Extinguishers (alowance) INTERIOR 3.5.1 Carpets 3.5.2 Vinyl Composite Tile 3.5.3 Laminate Flooring 3.5.4A Kitchens Upgrades - B, D and E 3.5.4B Kitchens Upgrades - C 3.5.5A Bathrooms Upgrades 3.5.5B Bathrooms Upgrades - Low Flow Toilets 3.5.5C Bathrooms Upgrades - OBC Study 3.5.9 Interior Doors - Hollow Core Wood 3.5.10 Interior Stairs, Ramps and railings 3.5.11 Elevators and Lifts HEATING, VENTILATION AND AIR CONDITIONING 3.6.1A Boilers in Room #1 3.6.1B Boilers in Room #2 3.6.2 Chimneys: Vitrified Clay Liner Inspection 3.6.3 Hydronic Distribution System (including radiators) 3.6.4 Auxiliary Air Handling Units (AHU) 3.6.5 Auxiliary Air Handling Unit (AHU), Electrical 3.6.6 Controls and Instrumentation 3.6.7 Exhaust Fans - Bathroom 3.6.8 Exhaust Fans - Sanctuary 3.6.9 Fuel Distribution 3.6.10 Air Conditioning Units (Allowance)
Year 2011 1
Year 2012 2
Year 2013 3
Year 2014 4
Year 2015 5
Year 2016 6
Year 2017 7
Year 2018 8
Year 2019 9
Year 2020 10
Year 2021 11
Year 2022 12
Year 2023 13
Year 2024 14
Year 2025 15
Year 2026 16
Year 2027 17
Year 2028 18
Year 2029 19
Year 2030 20
Year 2031 21
Year 2032 22
Year 2033 23
Year 2034 24
Year 2035 25
$2,500
$80,000 $44,400 $28,000 $20,400 $2,680
$28,000
$4,000
$4,000
$7,200
$4,000
$4,000
$7,200
$4,000 $7,200
$5,625
$5,625
$129,000 $16,000 $4,000
$500 $125
$500 $125
$125
$6,840 $500
$500 $125
$125
$125
$125
$500 $125
$125
$500 $125
$125
$500 $125
$125
$6,840 $500
$500 $125
$125
$3,167
$125
$125
$500 $125
$125
$500 $125
$125
$125
$500 $20,000 $125
$500 $125
$125
$3,167
$10,920 $104 $12,000 $4,000 $36,000 $2,000 $2,500 $36,000 $50,000
$50,000 $50,000 $600 $406,000 $3,000 $150 $1,000 $1,000
$150
$500
$150
$150
$150
$500
$150
$150
$150
$500
$150
$150
$150
$500
$150
$150
$150
$500
$150
$150
$150
$500
$150
$3,000 $150
$150
$500
$150
$150
$150
$500
$150
$150
Port Nelson United Church May 2010 Page 2 of 2
TABLE 4 : EXPENDITURE LIST Item No.
Description
PLUMBING 3.7.1A Domestic Hot Water Heaters (Gas) 3.7.1B Domestic Hot Water Heaters (Electric) 3.7.2 Domestic Water Distribution ELECTRICAL SYSTEMS 3.8.1 Electrical Distribution System 3.8.2A Interior Light Fixtures Flourescent (4% Allowance) 3.8.2B Interior Light Fixtures Incandescent (4% Allowance) 3.8.3 Exterior Wall Mount HPS Lights 3.8.4 Exterior Light Fixtures (Under Stained Glass Windows) 3.8.5 Exterior Fixtures - Pole Standard SITE 3.9.1A 3.9.1B 3.9.2 3.9.3 3.9.4 3.9.5 3.9.6 3.9.7 3.9.8 3.9.9A 3.9.9B 3.9.10
Parking Lots - Asphalt Paved Parking Lots - Curbs - Asphalt Paved Driveways - Asphalt Paved Fencing - Wood Privacy Metal Railing (allowance to paint) Landscaping - Trees - Trimming Landscaping - Grading Sidewalks - Concrete Ramp - Concrete Cast-in-Place Concrete Steps - Replace Cast-in-Place Concrete Steps - Repair Storm Water Drains
MISCELLANEOUS 3.10.1 Engineering Fees (10% of Construction) 3.10.2 Contingency Allowance (10% of Total) Total:
Year 2011 1
Year 2012 2
Year 2013 3
Year 2014 4
Year 2015 5
Year 2016 6
Year 2017 7
Year 2018 8
Year 2019 9
Year 2020 10
Year 2021 11
Year 2022 12
Year 2023 13
Year 2024 14
Year 2025 15
Year 2026 16
Year 2027 17
Year 2028 18
Year 2029 19
Year 2030 20
Year 2031 21
Year 2032 22
Year 2033 23
Year 2034 24
Year 2035 25
$500
$500
$500
$500
$500
$500
$500
$500
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,500 $500
$500
$500
$500
$500
$500
$500
$500
$500
$500
$500
$500
$1,500 $500
$500
$500
$500
$500
$1,050 $675 $3,500 $5,600
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$60,000 $1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $675
$1,050 $1,050 $675 $675
$7,200
$150,480 $4,000 $7,200 $4,000 $500 $5,000
$500
$4,000 $500
$500
$4,000 $500
$500
$500
$500
$3,575 $1,000
$1,000
$1,000
$1,000
$1,000
$20,000 $5,000 $800
$800
$16,598 $18,258
$6,617 $7,278
$1,134 $1,247
$10,480 $11,528
$800
$5,510 $6,061
$41,250 $45,375
$1,070 $1,177
$780 $858
$800
$11,447 $12,842
$8,700 $9,570
$2,950 $3,245
$13,230 $14,553
$1,112 $1,224
$300 $330
$5,550 $6,105
$141,265
$105,270
$35,695
$160,083 $200,836 $80,062 $13,721 $126,808 $66,671 $499,125 $12,947 $9,438 $13,461 $3,630 $67,155
$647 $711 $7,825
$800
$6,034 $6,637
$700 $770
$600 $660
$5,100 $5,610
$800
$3,870 $4,257
$650 $715
$3,012 $3,314
$390 $429
$950 $1,045
$73,011 $8,470 $7,260 $61,710 $46,827 $7,865 $36,451 $4,724 $11,495
Port Nelson United Church May, 2010 Page 1 of 1
FIGURE 1: PROJECTED CASH FLOW
Projected Cash Flow
$0
$700,000
-$500,000
$500,000 -$1,000,000 $400,000 -$1,500,000 $300,000 -$2,000,000 $200,000
-$2,500,000
$100,000
Year Revenue (Contribution + Interest) Expenditure (Future Dollars) Ending Balance
20 35
20 34
20 33
20 32
20 31
20 30
20 29
20 28
20 27
20 26
20 25
20 24
20 23
20 22
20 21
20 20
20 19
20 18
20 17
20 16
20 15
20 14
20 13
-$3,000,000
20 12
20 11
$0
Year End Balance ($)
Revenue/Expenses ($)
$600,000
Port Nelson United Church Byrne Ref.: 210069
Appendix B – Description of Tables
APPENDIX B DESCRIPTION OF TABLES
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
Appendix B – Description of Tables
Description of Table 1 Columns Column No.
Column Title
Description
1
Item No.
2
Description
Reference number for items included in the Reserve Fund Study. These items included in the study represent a substantial list of all major common element items not otherwise included in maintenance or service contracts. A short descriptive name for items included in the Reserve Fund Study.
3
Replacement/Repair Cost Present Age
4 5 6
Estimated Remaining Life Normal Life Expectancy
7
Annual Replacement Contribution
8
Present Reserve Fund
9
Present Reserve Fund Required
10
Current Shortfall
11
Remaining Life Annual Catch-Up
The estimated cost to carry out the repair / replacement work in 2010 dollars. This is the chronological age of the item from when it was last installed or repaired / replaced. Number of years remaining until the item is to be repaired / replaced. The estimated normal life of the item after which the major repair / replacement would be required. The life expectancies are based on industry standards for the individual items. Amount of money which should be contributed each year for this item so that the replacement / repair cost for the item is available when the estimated life of the item is finished. Amount of money of the current total reserve fund available for this item. Amount of money which should be in the reserve fund for this item such that, with the annual replacement contribution over the remaining life of the item, the replacement / repair cost of the item will be in the reserve fund when the life of the item is finished. The amount of money the present reserve fund is short from the reserve fund required for the item. A negative number means that there is a current surplus for this item in the reserve fund. The amount of money required each year for the remaining life of the item to make up the current shortfall for the item.
Byrne Engineering inc.
Port Nelson United Church Byrne Ref.: 210069
Appendix B – Description of Tables
Description of Table 2 Rows Row Title
Description
Beginning Balance
This is equal to the ending balance of the previous year.
Annual Contribution
This is the minimum required annual contribution. We have assumed that the annual contribution is deposited in twelve equal payments, each at the end of the month.
Expenditure ($Present)
This is the anticipated expense for the year in question in 2010 dollars.
Expenditure ($Future)
This is the anticipated expense for the year in question in that year’s dollars. The dollar value is determined using the future value formula.
Interest
This is generated from interest on monies already on deposit in the reserve fund plus interest on the annual contributions minus interest on the expenditures ($Future).
Ending Balance
This is the sum of the beginning balance, annual contributions and interest less the expenditures ($Future).
Byrne Engineering inc.
