Presented by Edgar Furtado & David Vella FIREPLACE & FLUE REPLACEMENTS 1359 WHITE OAKS BLVD., OAKVILLE

Background… Vertically venting fireplaces are not common in high-rise construction The Reserve Fund included allowances to service fireplaces to maintain performance An investigation of the fireplaces was initiated with the RFS to refine long term planning, define eventual replacement and funding needs Replacement was not expected to be required in the immediate future

Your building… Top 10 floors of building have gas fireplaces there are about 100 units with fireplaces Individual flues rise from each fireplace unit up to the roof (There are 100 flues above roof level) The flues are concealed within wall cavities (except flue caps at Roof) and not readily accessible for inspection Fireplace flues are galvanized steel pipe (B-vent)

The Way it is currently built… Codes require suites to have rated fire separation between each and every suite Separations are achieved by the floors, walls, doors, etc. Because of flues, lower suites “pass through” upper level suites (within vertical chases) to reach the roof. each flue must have a rated partition separating it from each and every other flue to prevent fire transfer between suites

Recent Inspections an investigation of a sample of units was conducted to identify the current physical condition and start planning for long term operating needs. Inspection included camera inspections of flue interiors and test openings through walls

– Pipes have only minor to moderate corrosion – no perforations noted – Minor widening of joints at pipe couplings – No evidence to indicate gases are leaking from flues – Pipes are in ok shape Findings (Camera inspections of flues interiors)…

Findings (Test Openings)… – Some flue pipes do not have adequate clearance to fire separations – should have 2” clearance from partitions. Note: At floor level above this photo location, there will be inadequate clearance from flue to drywall partition

Fire separations are not continuous (violating code) Note: Gypsum board partitions have been cut to fit around flue pipes during original construction Note: joints between gypsum board sheets are not taped Findings (Test Openings)…

Service penetrations (gas lines) through partitions are not fire/smoke sealed… What is should look like…. Findings (Test Openings)…

Summary of Findings… The fireplace boxes & flues remain in a serviceable condition. If separation problems were absent, the flues could continue to operate for up to 15 years with periodic servicing/repairs Replacement is required to address fire- partition concerns relating to construction (not a result of age or the condition of the fireplace units)

Don’t Panic… The condition has existed for 30 years without operational problems of the fireplaces The risk to safety is low. The concern relates to the spread of fire not from the fireplaces but from inside one suite to the next (i.e. a fire has to occur for the problem to become real) Fire separations at lower levels are not impacted If there is a fire – follow the same evacuation procedures as before

Why action is needed… Even though conditions have existed since construction, retroactive compliance to repair fire separations is required by fire codes To repair separations to an adequate condition The local Fire Marshall could mandate immediate repair once they become aware of the problem – HCC 61 forced to rush to repairs

What has been done so far… The Board is acting prudently to assess options, costs and plan for replacement The Board is developing a plan of action before revealing the concern to local authorities Working with legal counsel, consultants & service providers to assess options, costs and feasibility to replace the units and repair separations.

Replacement options Vertically Vented (B-vent type) flues Direct Vent Systems Electric Fireplaces Abandonment (for information purposes only)

B-Vent System Direct Vent System

Vertically Vented (B-vent) System Replaces like with like Chases opened, flues removed and replaced, fire separations replaced, fireboxes replaced Lowest initial cost replacement option Fireplaces will project further into suites to permit construction of compliant fire separations

Direct Vent System Chases opened, flues removed, fire separations repaired, new direct vent fireplace units installed Complications to extend flues/vents to exterior walls Requires integration with window systems or ducting across suites to exterior walls More disruptive and costly repairs to suite interiors Higher cost than B-vent option

Electric Fireplace Systems To address fire safety issues, chases still need to be opened to remove flues and repair fire separations New electric fireplace units installed Existing outlets have aluminum wiring. Master electrician has made recommendations to provide new dedicated service for electric fireplaces Complications arise, providing dedicated electrical service will be disruptive to suite interiors and costly to repair Higher cost than B-vent option

Abandonment / Decommission To address fire safety issues, chases still need to be opened to remove flues and repair fire separations Costs to abandon/decommission are about 60% of replacement value Legally the Corporation cannot remove suite specific amenities without consent

Closing… Need for Immediate replacement was not predicted preventing the ability to plan for replacement in future Conditions mandating the need for replacement are concealed and unknown until recent investigations Action is required now that the conditions are known