Window Project

#3 Town Hall – December 15, 2021

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#2 Information Package – Sent to Owners on December 13, 2021

Hi Everyone

We want to share the following information with you as a lead-up to our Dec. 15, 2021 Town Hall meeting.  

You’ll remember that we last updated you at our AGM in June and prior to that at a Town Hall meeting in November of last year.

A few general observations.  

First, this project has become far more extensive and complex than any of us could have imagined in 2019 when the decision was made to replace our 40 year-old windows and address chronic water intrusion. 

Second, the findings of our engineers with respect to rusting metal brackets, cracked concrete and fire-retardant upgrade requirements could not be ignored.  If not dealt with, these problems could be a direct threat to the future integrity of the building.  We are required to address them.  

Third, some mold and asbestos were identified in some units requiring a more stringent (and expensive) approach to the project. 

Last, the Board undertook a rigorous multi-stage competitive process to secure the most competent contractor at the best possible price.  A total of 7 suppliers participated in three separate rounds of bidding, followed by extensive analysis and negotiations led by our consulting engineers (BSI), along with the Board.

The result is a project that will secure the windows of our building for decades to come, addressing much-needed infrastructure repairs and upgrades, modernizing and improving the appearance of 256 Jarvis and, without doubt, improving the resale value of each of our units.

However, the cost of such an extensive but necessary upgrade is substantially more than what was anticipated when we first approved a simple window-replacement project.  Each owner will be making a significant new investment in the value of their unit and while we anticipate that most owners will be making their own private arrangements for financing, we are pleased that, as promised, we have been able to secure a third-party lending arrangement for those who may be interested.

  1. EXACTLY WHAT WORK WILL BE DONE?

INTERIOR

  • All existing windows removed and replaced with high-quality thermal glass with UV protection and awning-style openings in each room (two in living room)
  • New insulation, vapour barrier and dry wall below each window unit
  • Removal/abatement of asbestos-containing materials and mold to the areas immediately adjacent to the windows.  
  • Concrete repairs to floors and ceilings in proximity to the windows
  • Repair or replacement of steel brackets supporting the exterior precast concrete panels
  • Filling the gap between the floor slab and exterior panel with fire-retardant materials
  • Demolition and restoration associated with the above

EXTERIOR

  • Repair of all damaged concrete
  • New caulking around all windows and between concrete sections
  • Two coats of high-quality water-resistant paint on the entire perimeter of the building from the ground up
  • Metal flashing installed on the top edges of all vertical walls (roof; second-floor terrace area)
  • Replacement of lighting fixtures at street-front
  1. SCHEDULING – PROJECT ROLLOUT
  • The exterior painting of west facade is now largely completed. 
  • Work will cease in the next week or two and construction will recommence (weather permitting) in March at which time work will proceed by verticals starting at the PH floor and working down, first on the D suites, then A suites, then B and finishing with C suites.
  1. HOW IT WILL IMPACT YOUR SUITE
  • You can expect them to be actively working in your suite for between 20 and 25 work days.  
  • At different times throughout those 25 days, there will be separate crews dedicated to the following 8 activities.  Kitchen dismantling, Asbestos / mold abatement, Drywall removal, Concrete repairs, Window removal and installation, Fire stopping, Kitchen reinstatement and Interior repairs.
  • Once they finish that 25 day list of activities, work in your suite will be have been completed. 

Here are some more specifics: 

  • Building of temporary containment wall approximately 6 ft back from window walls to support asbestos/mold abatement and contain impact from drywall removal, window replacement, floor/ceiling repairs, steel bracket repair/replacement, etc.
  • Kitchen – removal of counters, cupboards and appliances adjacent to the wall under the window or in close proximity – best efforts to reinstall the kitchen, but this might be challenging for some components including counters and backsplash.  
  • Floors – temporary brackets may be needed in some instances to support exterior concrete panels, which will result in holes being drilled in floors 2 or 3 feet into the room.  It’s likely that these will be the responsibility of the owners to restore due to the wide variety of floor surfaces present in the suites.
  • Window Sills will be removed.  The contract calls for replacement sills to be standard drywall, however if you had custom sills, best efforts will made to reinstall them, although this may be challenging since the new walls will be slightly thicker (to accommodate the size of the new and stronger brackets).
  1. HOW TO PREPARE  – What must owners do?
  • Remove all window coverings (blinds, shutters, curtains, etc.)
  • Move all furniture 7 ft back from window walls
  • Ensure clear pathways from suite entrance to window walls in all rooms
  • Remove art, mirrors, etc. from walls that may be impacted
  • Cover furniture, etc. to protect from dust, etc.
  • Maresco (our contractor) will visit each suite approximately 2 weeks before work commences to identify and discuss what has to be done by the owner to prepare properly.
  1. COST
  • Total project cost is $7,929,000
  • We collected $825,000 in the $15K Special Assessment
  • We had $1,054,000 allocated in the Reserve Fund
  • This leaves $6,050,000 unfunded, which is $110,000 x 55 units
  1. SPECIAL ASSESSMENT

The New Special Assessment will be $110,000 per unit. The Cash Calls will be as follows:

  • $25,000 on April 1, 2022 
  • $25,000 on June 1, 2022
  • $25,000 on Aug 1, 2022
  • $25,000 on October 1, 2022
  • $10,000 on December 1, 2022
  1. FINANCING OPTIONS:

We expect the owners will finance the $110K commitment in one of 2 ways:

  • Some owners will have access through cash, an existing or available Line of Credit, by modifying their existing mortgage or other private financing. 
  • Other owners will have no access to that amount at all.  For owners in this category, we have lined up a company that will provide lending regardless of your financial circumstances (see next point).
  1. WHAT IF I CAN’T GET ANY FINANCING AT ALL?
  • We know there are or could be some owners who will feel stranded because they have no access to $110K whatsoever. 
  • For that reason, we have identified a Lender who will lend the amount regardless of your financial circumstances or credit rating.  
  • This is possible because they lend to the Condo Corp on behalf of the individual owners. Loan repayments will be added to your monthly maintenance fees in a way that will be described in more detail to those who require this type of financing..
  • The lender is CWB Maxium Financial who are headquartered in Edmonton Alberta.
  • At present, the interest rate is 4.25%.   We understand this will not appeal to owners who will be able to get less expensive financing elsewhere.
  • It’s crucial that we know how many people might be involved in this option so if you are interested, please reply by email by January 1, 2022 and we will arrange a meeting with the lender where all the details will be explained.
  1. FAQ’s

Answer – No.  That’s why we hired our building engineers … to make sure we were not being led down the garden path.   

They confirmed the amount of damage is all legit.

And by selecting 7 vendors, we get assurance no one is saying we need a new engine for our car when all we really need is a tune-up.

  • Could it cost more than $110K?

Answer – That’s possible.  

For instance, the concrete repairs budget is predicated on the Mock-up in 3A.  

If we get to the C vertical and find the concrete damage is more extensive, it will increase the cost of the project.  

However owners can take some comfort in knowing we have a 10% contingency allowance which we hope would cover this kind of thing.

  • Kitchen – Will I be able to cook in my kitchen in the evening?

Answer – Yes.  After the work crew leave for the day (around 5 or 6 p.m.) you will be free to use your kitchen, although if your sink is against the windows, you will need to get water from the washrooms.  Be careful not to cut yourself around the work areas.

  • If I want to do some Post Project Renovations, when can I start them?

Answer – We know some people will want / need to do work in their suite after the window crews have finished their work.  The big coordinating challenge will be the Elevator.  Maresco will require exclusive use of one elevator from 8 a.m. to 6 p.m. each workday throughout the life of the Project.

We will address the coordination deeper into the project.  

Sent on Behalf of the Board of Directors & the Window Project Working Committee

Greg Geralde E – greg.geralde@bell.net M – 416-904-7797

#1 Window Project Update – Posted October 30, 2021

Details of the Special Assessment for the Window Replacement/Wall Restoration Project will be announced in the next approximately 30 – 60 days.  There will be a Town Hall Meeting to provide Owners with information about the work, to review payment options, and to answer questions.

Since this project was first announced, the Board has been very transparent to all owners that a new Special Assessment is coming.  At this time, we are unable to provide a ‘ballpark” number because the amount of the Special Assessment has not been finalized due to the fact there are 2 relevant and sizable costs, the amount of which are not certain.  

The plan is to begin replacing windows of the D Suites and then the A Suites.  Following that, work will begin on the Jarvis Street façade of the building.

On October 29, 2021, the window mock-up was completed by Maresco Limited.   Residents are able to  see the interior finish from the Table Tennis Area of the Rec Centre.