[UPDATE: September 11, 2017]
The Board met with the roofing consultant in June and reviewed the four bids received. Prices were all somewhat higher than the initial guesstimates. After reviewing the bids and considering the advice of the consultant the Board unanimously agreed to award the contract to Titan Roofing Inc. (“Titan”). The Board will review and execute the contract with Titan shortly…a fixed price contract in the amount of $275,000 plus taxes.
Titan has currently indicated their plan to be on site around mid-September, 2017. They are expecting the project to take four to six weeks. Roofing projects are very weather dependent so that time line may be delayed should the weather not cooperate.
In addition we expect Titan will need to commandeer the front driveway for the duration of the project to accommodate the removal of debris. So the driveway is likely to be out of bounds to residents and guests for that time.
After giving due consideration to the current balance of our Reserve Fund, additional near term capital projects that are upcoming the Board concluded that the roof repair will be fully funded with funds available in the Reserve Fund.
[April 27, 2017]
Due to a series of reported roof leaks over the past couple of years the Board took the decision to engage an independent roofing specialist to undertake an inspection and evaluation of the roofing on our building.
Residential Roofing Consultants (Alberta) Ltd. (“RRC”) was retained for this purpose and an inspection report was tabled with the Board last fall. The inspector reported a series of bad past decisions which severely compromises the detection of possible leaks. The current PVC membrane roofing system was installed about 15 years ago and rather than remove the existing system first, it was placed over a separation sheet that was placed over the existing built-up roofing system. The existing roof rock ballast was then re-installed over the new membrane roof. It would appear that these decisions were made as cost saving measures by the developer about the time our building was converted to a condominium project. Due to this layering: (1) leak detection is extremely difficult and costly; and (2) any subsurface or underlying issues such as inadequate insulation or moisture infiltration cannot be identified. The inspector also reported that while the membrane appears to be in fair condition the installation details around the perimeter were poorly finished and were failing in a number of places. His overall conclusion and recommendation is that the water proofing capabilities of our existing system are severely compromised and, rather than attempting to undertake any possible repairs, a full replacement is the best solution.
The Board has concluded that a full replacement is in the best interests of The Huntsman and further engaged RRC to act as Consultant for the project. RRC has since prepared a detailed bid document and has asked four roofing contractors to bid on the project. The Board is hoping that this work will be undertaken and completed this year. The inspection report suggested a budget in the range of $175,000 to $225,000 to complete the work.
Based on that budget the Board is confident that project can be fully paid for using existing reserve funds.