1St Draft:

September 23, 2011

BUILDING CONDITION ASSESSMENT REPORT

52-56 Charlton Avenue, West. Hamiltonr Ontario -,October 2.011
(A Veritcat[on Repo Subsequent to 2006)

Prepared for
TheCity of Hami[iton, Public Works Department,
Facility Management Services

Prepared by, Evans Consulting:& Management Services & Vanderwesten, Rutherford Mantecon Inc., Consulting Engineers..

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Building Condition Assessment Repo

52-56 Charlton Avenue West, Hamilton,
Table of Contents
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Executive Summary ................................................................................................................................................................................ 1 Findings ............................................................................................................ , ....................................................................................... 5 Changes in the Condition of the Facility ............................................................................................................................................................ 5 Observations .................................................................................................................................................................................................. ', ...... 9 PrioritUes ........................................................................................................................................................................................................ 12 !Recommendiatlons ........... , .................................................................................................................................... 2 ........................... 12 Condition Assessment Report .......................................................................................................................................................... 15

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tp.a v -, Evans CoIsutltin & !Managenent :ic;e

, Vadetn Ruitlhrf,d anteo he.,

Executive Summary
he (lty of Hamilton own the facility located at _52-55 Charlton Avenue West,. in the downtown core of the City, The facility consists of two three storey victorian yle houses ttached through the construction of a horizontal single torey link conrecting the two buildings. Each buldin onsists of a basemen and 3 floors: The approximat,e area of the two buildin,gs combined! is 17;900 square.lfeet The tac.ility is cL!rrently leased to the thetisan Hall Agency. In ou'r o:pinion tte building wuld be classified as"Group C: '- (Shelter far Women, Hostels and Lodging; Iouses) Occupancy Ll,qder the. Ontario Building Code AS such .the building is requi,red tO have fkre separations throughout bet;weel, floors and withi certain ompartments. We assume the C]ty of Hamilton's Buicini officials have randfahered !he [acil]ly into lhe Group, C. Evans Consulting & Management S.ervtes (EMS) were com.!sso.ned by the City of Hamilton to Lpdate th,e '200.E Capital planning R,epor[ prep.a,red iby V2PM. Vanderwesten Rutherford Mantecor inc.., Consulting Engineers of Hamilton (VRM). wer contrated by ECMS to provide technical assistance and life Cycle cot ana y.s]s in the architectural., sl;rUctura:l, mecha:nia arid electrica! Jiscipl!es for this project. he Updates made in this. reiport reflect the increased Capita:l costs and the present ondition of the building(s) as .compared to the 2006 submis'son, The second pat of the xerc'ise was t# restate tle list of pr'ioriti#s based, on continued deterioration of the bilding elements as wel a's the psitive impact of the api[al work that was completed ,by the City and Charlton Hall. n readin8 this eport comments that are italicized are the items that have been amenced by vans Consulting & Management Services. Ty;peface that is irl re.ar f0nt has nat been amende exceptforthe ievised osts. The approact-h and methodology consisted of a chedu[ed site visit, a walkthrough the faci, lity and visual exam,lnat]on of the buitdin's onditio. The epo Mantillas items that have been rape!red o" rffpla,cd, areas that have d!eteri0rated frther a-d a revised list f priorities that .houM be addressed in the omin 5 year period. Na invasive or destructive tesirg was onducted as part of: this review, and daWinS or poject
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a Vdenvstn tutrfod Manteo, I:,.

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changes were not ava]!abte to. consu!t, A h,Msummary meeting was he[d with th terLant at the tonduslon of the lou.r to advise them of any safety issues found. Items indLded electrical concerns with fire safety on the third floor), and damage caused By rodents.
I mp rovements

Since the initial Capital 1anning Process {eport in 2006, the C,harlton Hall (tenant) and the City of HamiJlto,n have completed several :apital repai(s and imp.rove.re, ents to 'the facility n order to address life safeW code octop!!ante and general m.aintemnce issues, The major
.mpfovements that.were om:p!.eted ove t:he S ye, ar period i:nclude the following;

3[. ,Replacement of a pproximately 75% of the floo rnsi in th fa 611ty; in stallif! laminate fie o ring and Ieplad n ca rpet ed areas
2. ;Ful'l renovatiqn of the t{itchen [:#52) ncluding el! n,wf!ooring, upboar.ds, plumbin and fxtures. 3. leplacement of three o..f the air can!itionin# units #52 and one air conditiqnn urit in #56. 4. '.Replacement of the hot water heatin8 boiler tn qnit 56, 5, Replac#men't of two domest hot waterheatin: units. 6. Repair of the concrete stairs and #arhage encosure at the back the kJtche entrance. 7. U#rade el:! whrpom f!tures and flooring8, It is impra,nt to note )hat !;he WaShrooms at this time wilt not meet the Accessibility Leislatio reqairement for 2025; how,ever it would appear that there is s,ufficient space to redesisn the area(s), 8- Repair and rePai,nt the.interior walls, ceilin and doors in. both units of tbe.fadl!ty. 9. Replacemeat fthe shingle roof on both bildiss IQ, Temporary repa,iFs of the soffit and fascia to deter .rodents.

Items that are still of conen, consist of code ompliance, structural issues and ife safety. Most of thse items a, lre areas that were

originally sta.ted orl th initial report in 200&

'The City of Ham, tton instaled a new asphalt shingle roof ir 2J06; however, the soffit and: fasda repairs noted in the V2PM ,report
were not completed. Temporary repa#s have been made to the soffit a'n. fascia, however; it has not remedied the larger

problem; there are now issues with rodents zai,nin8 access [nto the building. The odents are afsq causing no.table damat,e to

Pae '.I z
,.d Vaaderwesten Rutherford Atfai}t,econ IllYria.

the insulation n the, efectr'ica! widrg whid prents a ffr hzard. The, re are a]o signs of th same type ot' damage to the electrical wirn8 on the exterior of the 5uidinl (#52) at the fire exit o the 3" level. The e>;[ent of the damase inside the attic area: is unknoWt nd sh(uld b.e ]nve.!gated hrlhero There are several structuraJ items that need to be addressed in this fa.Jlity. Aga:ir, these items were noted in the initial! report in 2006 prodthe degradation ha# continued, The structural items i.nc!ude' repairs to the robble foundation wals, struf;tural crea,!kig in the brick [adding, and the corner suppo of the front entrance porc'h: 3. The fir escape alon8 the east ele#ation also has some structura! concerns as. to its construction and the cenditior o the sleel bracin# Ths is. serious arid should be considered a priority one item. 4. There is !ead pipe sti!l being used for the. potable water suppty at this fa.ci]i[y. Lead P#e is not #efitted fo, he distribution of drinkin8, water under t'he Ont.ario B,ui!lding and Plumbing Codes, The ba,sement back entrance off the tatmdry room experiences aosta.nt problem with, extensive water infiltration and moisture migratio# through tte rubble foundation. This problem continues to worsen and wil become more costly as time goes Oa if not ddressedin the ne year. The buffdi,n8 is known to contain asbestes. A copy'of the asbestos report [aS note hy the tenant;) was not available to CMS I VRM fe this survey. :It appears, that same of ,the. pipI'n in the basement has been covered with black plastic arbage bags to contain he prb!em, Thi:s is not an acceptable so[utJo,n and should b emedied. The facilit7 was not designed to be barrier f'ee: [here are no barrier free amps .at the ent,rance, elevators or provisions for ertic-a! transportation, ,and the washrooms and shower facilities will have to be redes]:=red:. Ths condition has not changed si,nce tte 2006 aUlit and Wil! be cost!y to upgrade to meet the AODA le}station for 2025, 8, Minor electrical repai[s are equired a noted ir the rep0 an# discussed with 1h,e Tenant (Di'ector of the Agency).

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AI of the windows ir bot}k facilities need to b.e scheduled on a replacement program; the units are original and at the end of the projected service fife. 10. Painting is considered to be a preventative maintenance measure. The interior of the facility has been painted recently, however, the exterior does {equire some attention. The interior of th+e buitding should be repainted euery 34 years based on its use. Similarly, the exterior of the building should also be repainted every 5+7 years. The resulr_s of the assessment Indicate that lhe City of Ha.milton and/or the Chadton tdall need to invest approximately 1,Z09200 in this facility :I0 t 15 year period. Of that $1.2 Million, 1g% or $215,400 ate considered priority one or immediate expenditures that should
occur in. the first year, .37% or $44.4,600 of the expenditures are scheduled to occur in the see{rod priority, one to 5 years. The largest

category is in the priority 3 items, expenditlres that are scheduled to occur outside of the 5 year term and possibly up to 15 years eyond t'he time of the study. Those expenditures amount to 44% or $536,70D. Priority 5 items are code compliance items, Of those items, that largest is the Accessibilltl for Ontarians with Disabilities Act., The work is trot legislated to be completed until 2025; .those items account for 172,000 of the 211,500+ Other code and compliance Reins
.include asbestos, lead pipe, exit signs and so on. These should be addressed in t'.he time frame stated in the report..

Pa,ge I 4
!+,+#ad, .... .Evans ,Cen+s,u;lt[g & tan:ag,ment Serv,ies #. Va.nderwesten Rut,erord Matecon ,Inc.