Deferred Maintenance CFAA Conference Presented by: Paul Belanger P.Eng., Belanger Engineering Bill Zigomanis, Boardwalk REIT Ivan Murgic, Greenrock Property Management June 16, 2011

Deferred Maintenance Maintenance or repair work that is not carried out in a timely fashion.

Concepts Progressive conditions Symptoms vs. Root Causes

Areas of Concern Balconies Risers Elevators Parking Garages Electric Vaults/Panels

Balconies Concrete with Embedded Reinforcing Steel Steel Guards

Balconies Root Cause: Concrete Carbonation Symptom: Steel Corrosion Symptom: Concrete Delamination

Carbonation

Repair Options Do nothing Remove Loose Concrete Localized Concrete Repair Cumulative effect Slab Edge Repair and Protection

Full Edge Replacement

Protection Options Do nothing Paint Apply sealer Apply waterproofing membrane Apply anti-carbonation coating

Waterproofing Membrane

Plumbing Risers Pinhole Leakage in Recirculation Lines due to erosion/corrosion Defective Piping Excessive flow rates Absence of balancing valves

Riser Repair Clamp pinhole leaks Replace sections of Pipe Replace Pipe Control flow rate

Elevators Frequent control failures resulting in loss of service. Inadequate maintenance resulting in overshooting of landings and loss of service. Excessive door closing forces due to inadequate maintenance: safety concerns

Elevators Minimize Costs by: Carry out regular service to avoid breakdowns Replace Controls  Consider non-proprietary components to maximize availability of service contractors and suppliers.

Parking Garages Buildings Constructed prior to CSA S413 Pre 1990 Bare slabs Salt contamination, concrete delamination

November 11, Repair Considerations Factors contributing to the development of corrosion damage Chlorides Extent of damage Repair options Protection

Parking Garages cont’d… Localized Repair of Contaminated Slabs The Halo Effect The Cumulative Effect Slab Replacement

Creation of a New Galvanic Cell Anode: 2Fe  2Fe e - Cathode: O 2 + 2H 2 O + 4e -  4OH - Formation of ‘incipient’ anode adjacent to the new patch

Repair Considerations Factors contributing to the development of corrosion damage Chlorides Extent of damage Repair options Protection

Electrical Development of Shorts over time leading to service loss and fires.

Prevention Routine thermographic scanning of electrical panels and equipment to identify hot spots Testing protocols for life safety systems/detection/alarms

Electrical Vaults Ensure yearly devices (detectors and alarms) are being checked in the vaults Contact authority for access during regular checks

Roofing Symptoms Leakage Blisters, ridges, blueberries etc.. Repair Leaks and replace saturated insulation