February 24, 2012

MH ref. 5095507.00

Hallmark Holdings Developments Ltd.

430 789 West Pender Street
Vancouver, BC V6C 1H2
Attn: Mr. Michael Hungerford
Re:

Two Year Warranty Review

MacPherson Walk (Lot 2), 5661, 5663, 5665, 5771, 5773, and 5775 Irmin Street,
Burnaby, BC

Dear Mr. Hungerford and Members of the Strata Corporation:

1.0

INTRODUCTION

Morrison Hershfield (MH) was retained by the Developer and the Owners (Strata Plan BCS
3723) of Macpherson Walk (Lot 2) to undertake a building envelope warranty review of their
building complex located at 5661, 5663, 5665, 5771, and 5775 Irmin Street, Burnaby, BC. The
review was performed to precede the end of the two year warranty for Lot 2. This letter report
documents the results of our review. The results reported herein are based on information
provided by the resident manager and on site visual review of the complex.
1.1

Scope of Review

Our scope was defined in our proposal of November 9, 2009 and is attached as Appendix A for
reference.
1.2

Limitations

This review is based on a review of available documents and visual inspection of accessible
areas. Our review did not include an exploratory investigation, in terms of removing sections of
cladding, roofing or landscaping for evaluation of the waterproofing systems beneath.
Our deficiency items do not represent a total listing of all locations with deficiencies nor do they
imply all similar locations or items to be deficient. The extent of deficiencies identified in this
report should be confirmed by other parties.
This report documents a list of observed deficiencies relating to the building envelope and
provides recommendations for correction of the deficiencies. The report is not intended to
provide an opinion regarding responsibility of any party in causing or contributing to the
observed condition.
Any comments or conclusions within this report represent our opinion, which is based upon the
documents provided to us, our field review of physical conditions and our past experience.

Morrison Hershfield | 536 Broughton Street Second Floor, Victoria, BC V8W 1C6 Canada | Tel 250 361 1215 Fax 250 361 1235 | morrisonhershfield.com

In issuing this report, MH does not assume any of the duties or liabilities of the designers,
builders or owners of the subject property. Owners, prospective purchasers, tenants or others
who use or rely on the contents of this report do so with the understanding as to the limitations
of the documents reviewed, the general visual inspection undertaken and understand that MH
cannot be held liable for damages which may be suffered with respect to the purchase,
ownership, or use of the subject property.
1.3

Warranty Description

Typically, new construction projects have a variety of different warranty terms. The most
common are the HPO mandated 2 5 10; manufacturers warranties; and depending on the
developer, good will. We comment on these as follows:
2 5 10: HPO mandates that all multi family residential construction is covered by a third party
warranty broken down into three coverages: Materials and Labour Warranty (12, 15 and 24
months); Building Envelope Warranty (5 or 10 years) and Structural Warranty (10 years).
At the 2 year warranty period, the third party warranty provided by Travellers Guarantee of
Canada Ltd. Warranty includes:
a) in the first 24 months,
i)

any defect in materials and labour supplied for the electrical, plumbing, heating,
ventilation and air conditioning delivery and distribution systems,

ii) any defect in materials and labour supplied for the exterior cladding, caulking,
windows and doors that may lead to detachment or material damage to the new
home, and
iii) any Building Code Defect
b) in the first five years, any Building Envelope Defect; and
c) in the first ten years, any Structural Defect.
Manufacturers Warranty:
Material manufacturers typically provide a warranty against
premature failure of their material. These do not typically cover installation defects and should a
material failure be identified, coverage is often limited to supply of new materials only.
Developer/Contractor: Typically the developer/contractor covers the first two years of the
building under the HPO mandated 2 5 10 Warranty. Some developers/contractors may correct
a deficiency beyond their obligated warranty term as a good will gesture, depending on the
nature of the deficiency. This will depend on the developer/contractor and should not be relied
upon.
1.4

Building Description

Macpherson Walk Lot 2 has five buildings: two four storey apartment buildings, located at 5665
and 5775 Irmin Street and three buildings containing two storey townhouses, located at 5661,
5771, and 5773 Irmin Street. The apartments contain 150 units and the townhouses contain 30
units. Both, the apartments and townhouses are clad with a combination of brick veneer, cedar

shingles, and fibre cement panels and shingles, all installed in rainscreen fashion. At the
apartment buildings, each suite at grade has a patio and each suite above grade has a balcony.
Balconies are waterproofed with liquid applied urethane membranes. The glazing systems
consist mainly of windows, sliding doors, patio swing doors and storefront assemblies at the
apartment buildings entrances. The buildings roofing systems consist primarily of sloped roofs
protected with asphalt shingles.
The structure of the complex is wood frame over a single storey below grade concrete parking
garage. The at grade podium over the parking garage is waterproofed with a fully reinforced hot
rubberized asphalt membrane on reinforced concrete.
The following table provides additional background information for the complex:
Building Name and Strata Number:

Macpherson Walk Lot 2: Strata Plan BCS 3723

Building Address:

5661 (bldg 11) Irmin Street, Burnaby, BC

5663 (bldg 10) Irmin Street, Burnaby, BC
5665 (bldg 4) Irmin Street, Burnaby, BC
5771 (bldg 9) Irmin Street, Burnaby, BC
5773 (bldg 8) Irmin Street, Burnaby, BC
5775 (bldg 3) Irmin Street, Burnaby, BC

Number of Storeys and Strata Units:

Bldg 3
Bldg 4
Bldg 8
Bldg 9
Bldg 10
Bldg 11

Age of the Buildings:

2 years

Property Manager:

Hallmark Holdings Developments Ltd.

Date of Occupancy:

March 3, 2010

Warranty Company:

Travelers Guarantee of Canada Ltd.

(Original) Envelope Consultant:

Morrison Hershfield Ltd.

Developer:

Hallmark Holdings Developments Ltd.

Architect:

Robert Ciccozzi Architecture (RCA)

Contractor:

Timberline Construction Group Western

1.5

Apartment 4 storeys 78 suites

Apartment 4 storeys 72 suites
Townhouse 2 storeys 8 units
Townhouse 2 storeys 8 units
Townhouse 2 storeys 8 units
Townhouse 2 storeys 6 units

Documents Reviewed

We were provided with a complete set of architectural drawings and have one binder of the
maintenance and warranty manual for the buildings including:

The binder contains warranties for the following applicable building components:

2.0

Roof
Windows
Storefront assemblies
Siding
Masonry
Balcony waterproofing
Podium waterproofing

INTRODUCTION

Analisa Solamillo performed the site review on Monday January 23, 2012. During our review,
we were provided access to the amenity room and the following 6 units: Bldg 3: 209, 403, and
413, Bldg 4: 204, 305; Bldg 9: townhouse suite 15. We performed our review from these units
and from grade.
2.1

Site Observations

Refer to Appendix B for photographs taken during our review.

We have summarized our observations in the following tables, and have provided
recommendations for addressing deficiencies under the Corrective Action column. Each item
has been categorized according to the type of problem as follows:

Category D A construction deficiency exists, in our opinion, when the observed

conditions in the building complex differ from the intent of the documentation provided
for review or from good construction practice, or when the deficient conditions are
related to labour and material. Such deficiencies are warranty items and should be
brought to the attention of the appropriate company for correction.

Category M A maintenance deficiency exists, in our opinion, when the observed

conditions in the building complex are caused by general wear and tear on building
components and equipment, or when they concern an item that has not received routine
service, adjustments and/or cleaning. Such maintenance deficiencies should be
corrected as part of the maintenance program.

Category I A deficiency exists, in our opinion, where no clear decision can be made as
to whether the problem is a design, construction or maintenance deficiency. Repairs to
correct the deficiency or further investigation, e.g., test openings or material/component
testing, is generally required.

Note that we are not privy to all warranty agreements and hence, some items listed as warranty
items may not be included. The suite numbers listed in the report do not represent a total listing
of all locations with deficiencies nor do they imply all similar locations or items to be deficient.

At Grade Site Elements

Areas reviewed: A visual review of the site was performed including drive aisles, retaining
walls, walkways, and playground.
Item/
Photo

Sample
Location

Deficiency Parkade

D, M Corrective Action
or I

1.

5665 Irmin Unsecured protection sheet for

Street
hot rubber membrane termination
at base of curb at parkade air
North
exhaust.
elevation
behind
Unit
103/104

We recommend
installing a
termination bar or
gumlip metal
flashing at the hot
rubber membrane
termination.

2.

5665 Irmin Broken cap for plumbing related

Street
piping outside of units 104 and
105.
Unit
104/105

Replace broken cap.

3.

TH01
5661

Debris in podium drain.

Remove debris from

podium drain.

Loose SBS protection sheet for

hot rubber membrane at base of
curb at exterior stairs.

Secure loose SBS

protection sheet with
termination bar or
extend gumlip metal
flashing.

Irmin
Street
4.

TH14
Exterior
stairs

Parkade
Areas reviewed: A walkthrough of the underground parkade was conducted. The focus of
the review was on the slab on grade, the underside of the suspended slab and the exterior
foundations walls.
Item/
Photo

Sample
Location

Deficiency Parkade

5.
no
photo

Typical
Slab on
Grade

Numerous areas of cracking D/M

were noted throughout the
parkade slab on grade.

Cracking is common,
particularly in areas without
control joints. Hairline cracks
should be monitored and
large cracks should be routed
and sealed as they appear.

Stall 20 to
25, 147,
and 157

Hairline cracks in the

exterior concrete wall near
parking stalls no.147, 157,
and 20 to 25.

D/M

Monitor and repair in the

future as required.

D/M

Repaint as per MPI

requirements.

6.

D, M Corrective Action
or I

We also note the crack in

the exterior concrete wall
near parking stall 245 was
repaired.
7.

North
parkade

Rough concrete and

uneven paint finish at the
underside of the concrete
slab was noted.

Apartment Building 3 and 47 Interior

Areas reviewed: A walkthrough of the corridors, elevators, stairwells and lobby was
performed on both buildings.
Item/
Photo
8.

Sample
Location

Deficiency
Interiors

Building D, M Corrective Action

or I

Building 1
Amenity
room and
Guest
suite

Cracks noted at window

casing between vertical
window trim and wood
stool.

Install sealant (paintable).

Apartment Building 3 7 Exterior

Areas reviewed: MH was provided access to suites 209, 403, and 413 of 5775 Irmin Street.
From these, we reviewed walls, balconies and checked the operation of the balcony doors
and operable windows. A visual review of the exterior of the building was conducted from
grade.
Item/
Photo

Sample
Location

9.

Unit 413
Balcony

10.

Unit 413
Balcony

Deficiency Building 3
Exterior

D, M
or I

Corrective Action

Paint stains on metal

through wall flashing.

Remove paint stains.

Split wood beam at the

balcony.

Install sealant (paintable) and

paint.

We also observed the ends

of the beams appear to be
unprotected.

We also recommend
installing self adhesive
membrane and metal
flashing.Alternatively, we
recommend multiple heavy
coats of paint.

11.
a,b

Ground
level
Unit 209
Balcony

Sealant adhesion failure

between cementitious
boards.

Remove and replace failed

sealant.

12.

Unit 209
Balcony

We note a gap at the

outside corner of the
balcony fascia board.

Install rod and sealant in gap

between balcony fascia
boards.

13.

Unit 209
Balcony

Inconsistent sealant
installations between
cementitious trim.

Install sealant as required.

14.

Unit 209
Interior

Condensation on inside
surface of window glazing.

Likely an issue with the

interior humidity specific with
this suite. To lower the
humidity levels, we
recommend regular use of
the exhaust fans (both
bathroom and kitchen).

15.
a,b

Unit 403
Balcony

Unpainted edge of wood

trim.

Paint exposed edge of wood

trim, as required.

Item/
Photo

Sample
Location

Deficiency Building 3
Exterior

D, M
or I

Corrective Action

16.

Lobby

Cracked corner joint of

precast concrete cap at top
of brick wall.

Repoint corner joint of

precast concrete cap.

17.

Lobby

Continuous crack between

precast concrete cap and
the adjacent brick veneer
and brick joint below.

Repair cracked mortar joints.

18.

South
elevation

Cracked joint of precast

concrete below window sill.

Repoint mortar joints.

Apartment Building 4 7 Exterior

Areas reviewed: MH was provided access to suites 204 and 305 of 5665 Irmin Street. From
these, we reviewed walls, balconies and checked the operation of the balcony doors and
operable windows. A visual review of the exterior of the building was conducted from grade.
Item/
Photo

Sample
Location

Deficiency Building 4
Exterior

D, M Corrective Action
or I

19.

Unit 204
Balcony

Unpainted edge of wood

trim.

Paint exposed edge of wood

trim, as required.

20.

Unit 118
Brick
column at
gate

Broken exterior light fixture

at brick column at gate.

Replace broken light fixture.

21.

Unit 109

Cracked mortar joint of

precast concrete and brick
below window sill.

D/I

Repoint mortar joints.

22.

Unit 118

Split balcony fascia board

near outside corner.

Install sealant (paintable) and

paint.

Townhouse Exterior
Areas reviewed: MH was provided access to townhouse suite 15 at 5771 Irmin Street. From
these, we reviewed walls, patios and checked the operation of the sliding doors and
operable windows. A visual review of the exterior of the building was conducted from grade.
Item/
Photo

Sample
Location

Deficiency Townhouse
Exterior

D, M Corrective Action
or I

23.
a,b

TH27
Tuck tape residue on
5773 Irmin surface of window frame.
Street

Remove Tuck tape residue

from window frame.

24.

TH26
Inconsistent sealant
5773 Irmin installation at wood trim
Street
joints at exterior columns.

Install sealant at wood trim

joints.
This is an aesthetic issue.
Remove stains.

We also note stains on the

column.
25.

TH23
Uneven paint finish on
5773 Irmin outside corner of wall
Street
shingles.

Touch up paint, where

required.

26.

TH21
Cracked mortar joint of
5771 Irmin precast cap at exterior
Street
column.

Repoint mortar joint.

27.

5773 Irmin The metal flashing appears

Street
to be backsloped at the
base of brick wall.

Correct slope of flashing.

28.

5771 Irmin Water leaking at outside

Street
corner of secondary roof
gutter.

Remove debris from gutter

and reseal its corner joint.

29.

TH14

Remove lint from exhaust

vent screen.

Lint in exhaust vent screen

at soffit.

10

Roofs
Areas Reviewed: Roofs were reviewed from the accessible balconies and from grade.
Item/
Photo
30.

Sample
Location

Deficiency Roofs

D, M Corrective Action
or I

TH15
Debris on surface of shingled roof M
5771 Irmin adjacent to elbow of rainwater
Street
leader (RWL).

The developer
confirmed
extensions to the
RWL were recently
added. However, the
debris on the
shingles was not yet
removed.
Remove debris and
clean off stains.

31.

East roof
Construction related debris (i.e.
5665 Irmin fasteners) on surface of shingle
Street
roof near roof valley flashing.

Remove
construction related
debris.

11

Summary
MH conducted a visual deficiency review of the building envelope to determine the condition of
the building envelope after two years from its completion. Based on our observations,
documents provided and from the tables above, we have identified items that need to be
addressed under the regular maintenance program or corrected under the warranty, where
applicable, to ensure that the performance of the buildings is in accordance with the design
intent.
In addition to the tables, we make the following comments regarding the building:

We have reviewed the maintenance manual and warranty information provided for
Macpherson Walk Lot 2 and note that there is no updated maintenance schedule. We
recommend that the strata keep track of maintenance activities and of who should be
performing these activities. These records are useful in the evaluation of the warranties
and also provide valuable information at the point the maintenance program will need to
be updated and can be used to plan for renewals.

We trust the above meets the Stratas requirement for warranty review. Please do not hesitate
to contact the undersigned should you have any questions.
Yours truly,
Morrison Hershfield Limited

Analisa Solamillo
Building Envelope Consultant

Jay Jirka, RRO, M. Eng., P.Eng.

Senior Project Manager

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12

APPENDIX A:
Proposal

13

APPENDIX B:
Photographs

MacPherson Walk- Lot 2

Item 1

Item 2

Two Year Warranty Review

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Item 3

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Item 10

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