REPORT ON INVESTIGATION OF ROOF SYSTEM ST.LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO FOR TOWNSHIP OF SOUTH DUNDAS

REPORT NO. R2085 - 18 MAY 2018

SNETSINGER CONSULTANTS LTD.

11312 Lakeshore Dr., Iroquois, Ont., K0E 1K0 Phone: (613) 860-1115, Fax: (613) 652-2778

E-mail: snetcon@myhighspeed.ca

May 9, 2018

Subject: Investigation of Roof System St. Lawrence Medical Clinic Iroquois, Ontario 1.0 INTRODUCTION

As requested, Erik Best of Snetsinger Consultants Ltd., visited the subject site on May 8, 2018, to investigate the condition of the roof and the associated roof details. This report summarises the condition of the roofing system, and our recommendations. Refer to the attached photos as they are referenced in this report.

2.0 DESCRIPTION OF ROOF SYSTEM The building is a 1.0 and 2.0 storey institutional/commercial building, with multi

tenant occupancy throughout the building. The building is approximately 50 +/- years old, with the structure being constructed in multi - phase development. The exterior of the building is primarily brick veneer with window framing throughout the front exposed elevation, and metal siding around the gymnasium on the 2nd story level. No cut-tests were performed during this investigation, however, due to the age and visible components reviewed, we know the conventional TPO single-membrane assembly, applied directly over the existing roof assembly (no cut-test performed, but appearance of roof system indicates an overlay). Slope to drains is considered poor – note: drains were functional during our investigation, with ponding recorded in mostly the centre, south and north elevations of the roof – refer to photos #3 - #7. The upper gymnasium roof is a typical standing seam premanufactured metal roof (Butler systems or equivalent).

The details throughout the conventional roof assembly consisted of mechanical

drains, mechanical chimney, exhaust mechanical units, and plumbing vent pipes. Typical deficiencies were noted i.e. roof drain baskets require cleaning, missing/deficient sealant @ vent stack flashings, incorrect/missing gas support details (seismic), incorrect/deficient wall details, etc. – see photos. There were no reported leaks from the building manager during our site review, however, the condition and performance of this roof indicates a satisfactory assessment, with many years of service life remaining.

Municipality of South Dundas

34 Ottawa Street

P.O. Box 740

Morrisburg, Ontario

K0C 1X0

Page 3 St. Lawrence M.C., Iroquois 3.0 CONDITION OF ROOF SYSTEM COMPONENTS 3.1 Conventional Built-up Roof System The existing roof system is an overlay replacement roof since the original

construction. The following deficiencies were observed and recorded:

1. Photo #3, #4, #5, #6 & #7 – Minor to major ponding recorded on the main and canopy roofs. This condition only accelerates the deteriation of the TPO membrane and associated details exposed to the ponding conditions. This item will need to be constantly monitored, especially during cold weather exposure.

2. Photo #8, #9, #10 & #11 – Failed or incorrect membrane flashing

applications at the perimeter, various locations. Resealing of the membrane with a patch TPO membrane seal is required.

3. Photo #12 & #19 – Roof membrane terminations into vertical detail

applications and wall assemblies, require a reglet and sealant where brick applies, and proper application up and under wall siding with a L-trim application applied.

4. Photo #13 – Roof gas pipe supports should have an engineered seismic

support, designed and applied to meet O.B.C. seismic code requirements. None exist at this time.

5. Photo #15 – Deficient pitch pocket sealant. Add new high-flex rubberized

sealant to a cleaned (existing) sealant surface, trowelled to a cone shape towards the exiting gas pipe of the detail. Note; New sealant at all plumbing vent details also required, all locations.

6. Photo #16 – Missing down-pipe extension and splash pad on top of

membrane. Apply accordingly.

7. Photo #17 – Roof debris at roof drains (typical). Clean all roof drains at all drain locations, all roofs.

8. Photo #18 – Incorrect corner flashing application, with failed sealant.

Apply new corner-trim with proper concealed fasteners, and sealant only if required to fill any remaining void between corner flashing and siding panel.

Page 4 St. Lawrence M.C., Iroquois

9. Photo #20 & #21 – Failed/spalling brick at existing brick chimney. In

addition, improperly applied chimney metal cap flashing with failed sealed. Incorrect and/or damaged mechanical roof system details. Repair by strapping the entire length of the chimney, followed by 26 Ga. Prefinished metal siding, with new membrane and metal cap flashing with sealant.

10. Photo #24 – Deficient sealer application at exiting chimney detail, upper

metal roof. Repair with new 2-ply mesh and Alsans sealer throughout the base flashing of the detail.

11. Photo #25 – Missing rain collar and sealant at top of chimney. Apply

accordingly with draw band, to complete this detail.

12. Photo #26 – Deficient/failed screw fasteners at the base of the standing seam metal roof system. Remove all existing fasteners, clean metal deck/opening, then install oversized screws with neoprene washers accordingly, as per the manufacturer’s specifications.

13. Photo #27 – Failed eavestrough gutter. Replace gutter system with

proper large-scale structural trough, compliant for this pre-manufactured standing seam metal roof system.

14. Photo #28 – Failed perimeter flashing detail. Remove applied flex-

membrane flashing. Once removed, apply new 26 Ga. Prefinished metal flashing to match colour and profile. All seams must be s-locked with concealed fasteners where possible (apply self-sealing crew fasteners with neoprene washers if required).

These deficiencies identified have developed since the roof was replaced/installed. Since corrective action of the identified membrane and metal roof system will stop the progressive deteriation of the respective roof systems, replacement is NOT recommended.

4.0 RECOMMENDATIONS Premanufactured Standing Seam Metal Roof Assembly:

The upper pre-manufactured standing seam roof system appears to be in good condition. With semi-annual inspections to keep the minor number of details functioning and performing properly, i.e. seals at chimney base and cleaning and securement of eavestrough, we believe the remaining service life of this roof system can be 15 years (+/-). At this time, another evaluation should be performed to assess the condition and recommendations for remedial works.

Page 5 St. Lawrence M.C., Iroquois

Flat Single-ply (overlay) Conventional Roof Assembly:

The single-ply TPO conventional membrane roof system has a number of specific deficiencies within the existing roof assembly i.e. vent, gas pipeline, roof drain detail(s), and membrane seal deficiencies, etc. The investigation and qualification of the thermal components was not confirmed due to our scope of work directive, however, we assume and believe the existing assembly is low in its thermal value and does not meet present code requirements for this area of the province (R36). At this time, we recommend the details and membrane deficiencies as identified be repaired as per the manufacturers and CRCA specifications, all locations.

The estimated cost to perform the detail and membrane repairs as outlined above is $6,000.00 - $9,000.00. With these repairs, the Owners can expect an additional 18 - year (+/-) service life with routine annual inspections i.e. maintain the cleaning and operation of all drain(s), in addition to the seals of details – very important.

On a cost replacement estimate of the entire flat TPO roof system and all its associated components; include a 15-year full warranty 2-ply modified bituminous roof assembly, with the upgrades to provide proper drainage and current code compliance, we would consider $98,000.00 (in 2018 dollars). This price estimate is based on a cost of $28.00/sq. /ft. (roof area is approximately 3,500 sq. /ft.). This cost estimate is highly exposed to the costs of material and oil costs. Therefore, since roofing costs continue to rise, we recommend the Owner’s budget for replacement with a pro-rated factor of at least 5% - 10% a year.

The above repair and replacement estimates are based on October/November 2017 cost pricing for typical membrane/roof detail repairs of similar projects. We recommend the Owner budget accordingly for repairs in 2018 as identified above, and entire roof replacement in 2036. If you have any questions, please contact the undersigned at your convenience.

SNETSINGER CONSULTANTS LTD.

David Snetsinger

David A. Snetsinger, C.E.T. R2085.ST.LAWRENCE.MED.CLINIC.INV.REP.

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

1. VIEW OF EXISTING (LOW) ROOF SYSTEM, NORTH ELEVATION

2. VIEW OF EXISTING (LOW) ROOF SYSTEM, NORTH ELEVATION

INVESTIGATION OF ROOF SYSTEM

ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

3. VIEW OF EXISTING ROOF DRAIN, LOW ROOF, NORTH ELEVATION

4. VIEW OF EXISTING ROOF SYSTEM CONTROL JOINT, CENTRE ELEVATION

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

5. VIEW OF EXISTING (LOW) ROOF SYSTEM, EAST ELEVATION

6. VIEW OF EXISTING (LOW) ROOF SYSTEM, SOUTH LOOKING NORTH

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

7. VIEW OF EXISTING (LOW) ROOF SYSTEM, SOUTH ELEVATION

8. VIEW OF FAILED FLASHING SEAM, PERIMETER DETAIL

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

9. VIEW OF DEFICIENT/FAILED FLASHING EDGE SEAM, PERIMETER DETAIL

10. VIEW OF DEFICIENT/INCORRECT FLASHING APPLICATION

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

11. CLOSE-UP VIEW OF UNSEALED/FAILED PERIMETER FLASHING

12. VIEW OF MISSING METAL FLASHING/REGLET @ CHIMNEY

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

13. VIEW OF EXISTING GAS PIPE – NO SEISMIC DETAIL

14. VIEW OF FAILED/DEFICIENT GAS PIPE WALL EXIT DETAIL

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

15. VIEW OF DEFICIENT GAS PIPE PITCH POCKET

16. VIEW OF MISSING PIPE EXTENSION WITH SPLASH PAD

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

17. VIEW OF ROOF DRAIN DEBRIS (TYP.)

18. VIEW OF EXPOSED/FAILED CORNER FLASHING APPLICATION @ SIDING

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

19. VIEW OF DEFICIENT/INCORRECT WALL FLASHING DETAIL

20. VIEW OF FAILED BRICK CHIMNEY FROM MAIN ROOF

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

21. VIEW OF DEFICIENT/INCORRECT/FAILED METAL FLASHING & SEALANT

22. VIEW OF UPPER METAL ROOF SYSTEM, LOOKING NORTH

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

23. VIEW OF UPPER METAL ROOF SYSTEM, LOOKING SOUTH

24. VIEW OF DEFICIENT/EXPOSED DETAIL MESH & SEALER

INVESTIGATION OF ROOF SYSTEM ST. LAWRENCE MEDICAL CLINIC IROQUOIS, ONTARIO

25. VIEW OF DEFICIENT/MISSING STORM COLLAR

26. VIEW OF DEFICIENT METAL ROOF SYSTEM FASTENERS AT BASE ELEV.

INVESTIGATION OF ROOF SYSTEM ST. CECILIA CATHOLIC SCHOOL IROQUOIS, ONTARIO

27. VIEW OF FAILED EAVESTROUGH @ PERIMETER OF METAL ROOF

28. VIEW OF DEFICIENT/FAILED FLASHING DETAIL @ METAL ROOF