Restoration

 

The decision to remediate an existing building can be a lengthy and often exhausting process for building Owners and Property Managers. At Aqua-Coast Engineering our goal is to provide a professional and independent Building Envelope Assessment Report of the existing buildings, and to provide progressive, sustainable and cost-effective remediation solutions to building Owners .

Building Envelope Assessment Report

The Building Envelope Assessment Report is the first step in any remediation and is performed for the Strata Council and/or building Owners. The report will provide a professional Engineering review of the existing cladding materials and design details, which typically take 3 to 4 weeks. Included in the report;
  • A thorough inspection of cladding materials & components, including visual examination, moisture testing & destructive exploratory testing (where appropriate) for all elevations.
  • A review of architectural drawings and previous inspection reports (if applicable).
  • An Occupant Survey of Existing Conditions.

 

The final Building Envelope Assessment Report as provided to Owners will provide a comprehensive review of the current state of the cladding materials & building components, as well as recommendations for repair and/or remediation.

Aqua-Coast will report on;

  • The scope of work, test criteria and investigative methodologies for the given project.
  • A detailed review of roofing, cladding, window and balcony assemblies, with pictorial evidence.
  • A detailed review of moisture testing and destructive exploratory testing performed on the building. This will present Owners with pictorial evidence of the moisture content of cladding & framing components as they exist currently.
  • An overview of elevations that will present owners with a colour-coded architectural drawing of their building, assisting them in evaluating moisture readings.
  • Recommendations for maintenance and/or remediation for roofing, cladding, window and balcony assemblies.
  • Where appropriate, a budget will be prepared for any future remediation project.

 

Aqua-Coast also provides Second Opinion Report on previously completed Building Envelope Assessment reports from other Engineering firms, which will provide alternative remediation solutions complete with an alternative remediation budget..

Planning & Design

Once the decision to remediate an existing building is made, we will facilitate a project planning meeting where we set out “milestones” for the course of the project, and assign tasks to our team. Our Project Manager will co-ordinate the progress of completion of each milestone to ensure tasks are completed in the time-line.

The following steps will include;

  • The Owners will be consulted on the scope of the project, within the boundaries of the required remediation scheme. Whether a partial repair project or a complete remediation, Aqua-Coast will provide advice and assistance given our many years of experience in this industry. At this stage, Owners will be presented with alternative cladding material options and phasing options that will impact the remediation budget and timeline.
  • Alternative cladding options will be presented to the Owners by way of a finished professional rendering of the building.
  • Design Meeting (with Owners as needed)
  • Preparation of contract documents (specifications, details and drawings)
  • Tendering and Award of Contract
  • Preparation of CCD2 Documents (Engineering Contract)

 

Construction Documents & Project Tendering

At this stage Aqua-Coasts team of architects & design professionals will compile a comprehensive ‘Scope of Work’ package. Aqua-Coast has a vast library of specifications and AutoCad details, and after consultation with building owners regarding cladding & phasing options, Aqua-Coast will create job-specific building envelope details & specifications prior to taking the project out to tender.

With many projects out in the field at any given time, Aqua-Coast is continually working with the most respected remediation building contractors in Western Canada. When it is time for the remediation project to go out to tender, we will consult our list of approved contractors who in past projects have proven to produce the finest quality product for the owners, within the remediation budget and the allotted time-frame, and in a professional manner. When the tender is closed and the contractor bid results are analysed, Aqua-Coast will consult with the Owners to analyse the bid results and award the contract.

 

Project Management & Contract Administration

After the Award of Contract, our Project Co-ordinator will issue the CCD2 (Engineering Contract), apply for a building permit, and continue to prepare for project startup. The project management role of a remediation project involves the following;

  • Obtaining a building permit from the municipality
  • Co-ordinate & attend regular site meetings with contractors, strata council members (and/or their representative), to review the overall progress of the remediation (on a bi-weekly or monthly basis) and to ensure a fluid communication flow between owners, consultants & contractors.
  • Recieve, process & scrutinize the monthly progress draws and change orders from the remediation contractor. In any construction project there is an immense amount of time and material resource committed to the project. As lead consultant & project manager of the remediation project, Aqua-Coast will ensure time-sheet and material invoices are valid prior to processing.

 

The Aqua-Coast field review team’s role involves the following;

  • To provide the owners with a weekly update on the progress being made, and reviewing contractor time-sheets.
  • To assist remediation contractors with day-to-day problems as they arise. Whether it be detailing and sequencing of materials, or reviewing wall-sheathing and/or structural components that may require replacement.
  • To attend the project biweekly (at least, often times more) to ensure that the quality of workmanship is as expected, that the project is progressing consistent with the allotted time-frame, within the scope of work and budget parameters.
  • To review remediation contractors weekly time-sheets and material invoices to ensure they are accurate and reflect actual work completed. This will provide the owners with evidence that the monthly contractors invoice is valid and ready for payment, and will prevent any unnecessary delays in progress.

 

Project Closeout

Upon project completion Aqua-Coast will typically prepare a comprehensive Maintenance Manual for the owners. This will consist of labour & material warranties, contractor & supplier details, and an Aqua-Coast maintenance schedule. As an additional service Aqua-Coast also provide Annual Building Envelope inspections to assist owners with seasonal & annual maintenance to help prevent premature deterioration of materials.

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