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Class 1 is done when the condo is first registered and it is the first RFS conducted. In 2011, having completed the mandatory three-year cycle for reserve fund updates, GRG Building Consultants was retained to conduct a Class 2 reserve fund study (RFS). Having adequate monetary resources on hand to accomplish a task that might not occur for more than 15 years requires some careful planning, both engineering and financial. In fact, this fund must look 30 years into the future as many building components last a significant period before requiring repair or replacement. In Ontario, under the 1998 Condominium Act, a condo corporation must keep an adequate financial reserve to respond to the building’s requirements for restoration over time. Unlike many of the rental apartment buildings in the same condition and general area, condominiums have a duty to plan for future restoration requirements and ensure they are adequately funded through a reserve fund plan (RFP). Attention to detail during the building envelope renewal project mockups was critical for project success. There are two sure-fire ways to tell when it is time to act: when the water comes in, and when the concrete falls down.
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Of course, over this same period, the masonry and concrete were spalling, sealants had failed, wind whistled in though inadequate windows and doors, and the continual funding of an ever-increasing load of urgent repairs brought the condo board to a point where it was ready to look at alternatives. A lawsuit against the developer in the late 1970s secured some funding, but repair after repair had failed to stop the leaks. The YCC 118 buildings had continuously leaked since they opened. These same features can be found on upward of 2000 similar structures around the Greater Toronto Area (GTA).
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large expanses of cast-in-place concrete and.unvented brick masonry on concrete block backup walls.With 16- and 18-storey buildings supporting 332 units, the project comprised: 118 is a twin-tower site located in Toronto’s historic Swansea neighborhood. Taking a concept from a page and bringing it to life is an extraordinary challenge-and this article explains the process of a multi-residential renewal project.īuilt in 1972, York Condominium Corporation (YYC) No.
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While tower renewal seeks to re-invent the ‘tower-in-a-park’ phenomenon that lead to their original construction through re-imagining everything from energy and transit to the economy, this author’s interest lay in a much more pedestrian aspect of the concept: how to maximize the existing building envelope’s performance while optimizing return on investment (ROI) in a fully-occupied building.
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The result of Kesik and Saleff’s work was the resource document, Tower Renewal Guidelines. The task was to produce a single-source document that would present state-of-the-art information on high-rise tower renewal specifically Toronto’s aging stock primarily erected during the 1960s and ’70s. Several years ago, this author was invited by University of Toronto’s Ted Kesik, PhD, to join a technical advisory committee formed to provide a critical eye for work he was undertaking with Ivan Saleff, B.Tech (Arch.Sc.), M.Arch, OAA, MRAIC. Shedden, BSSO and Gerald Genge, P.Eng., C.Eng., BDS, BSSO, C.Arb., Q. All photos courtesy GRG Building Consultants Inc.īy Brian G.