June 30/2020 Virtual Townhall

• Typically 1-2 days to replace windows
• 3-4 weeks later, 2-3 days to repair drywall and other finishing.
• Expect 48-hours advance notice.
• Owners will be responsible for finishing paint/wallpaper.

All patios will be off-limits to residents for the entire construction project due to WorkSafe BC regulations, whether or not scaffolding is on the patio.

RDH has not had to relocate a resident in 22 years. Whether to move out during work is an owner decision. Any mould found on an exterior drywall face will be encapsulated (spray to kill mould). If really bad, drywall will be cut out and replaced. Any interior mould is likely due to high humidity and interior conditions.

7:30 – 4 pm Mon. to Friday. Work on Saturdays is possible, though unlikely.

The Strata is not a lending institution and cannot offer financing or payments plans. Contact Cam to explore other options.

No. Insulation will remain in the walls, and individual units should only have their walls open 1-2 days to replace the windows. Residents are advised to use space heaters to supplement their electric baseboards if required. In worse cases, scaffolding can be covered with insulating blankets and heated. Hasn’t been an issue in most projects. In fact, residents will find the new walls and windows better insulating than the old.

Cam will be working well in advance with owners. Will need to make arrangements to have an agent or someone to provide access. Reach out to Cam if concerned.

We are pulling together quotes and will send out a notice shortly.

Drop sheets will be laid and workers wear slippers over their shoes. Owners should cover furniture with poly to protect from dust. Workers will do their best to protect surfaces.

We will need to know which suites, and will try to accommodate. RDH suggests we consider on a case-by-case basis.

The tender process closed in May, and Council has already selected on the owners’ behalf from the 39 bids submitted to RDH. All have agreed to meet our schedule, and all will be fixed-price contracts.

Still waiting on a permit from the City of Vancouver. Now working on shop drawings. Hope to begin erecting scaffolding before the end of July.

Mast climbers were being considered at one point, and tendered, but were too expensive. Most cost effective access solution was full scaffolding, which will inevitably obstruct the view.

Two phases to the job, first across the front of the building and around to the lane, then to Drake and Homer. Within a couple of months, entire building should be fully wrapped and will remain so for about 15 months.

Typically demolition/construction is top down.

When put our original budget together, RDH advised a 10% construction contingency. In addition, there are lots of other risk mitigation contingencies built into the various bids. After bids closed, we came in almost perfectly on budget. Our original contingency has been maintained.

Council has already chosen from the provided colour schemes to match existing as much as possible. Window options are limited by City of Vancouver codes. Sliding windows will be replaced with awning (swinging open from the bottom). Mullions will remain at the same height for windows that open, and disappear for windows that don’t, giving a greater unobstructed view. Window frames will be fibreglass rather than the current aluminum, and much more energy efficient.

Before window trades show up (48 hours notice) Replacement timing will be up to owner, and can go back up permanently once interior repair is completed (typically, a few weeks after window installation).

Windows will be removed and installed from the outside. Remove anything 3-feet out from the window area and past the jamb of the window. Workers only need to have a clear path to walk to the window and door areas, and will not be carrying windows through the unit.

Access to solid exterior walls is not needed, only to the glazing areas. It should not be a problem if bed is up and out of the way, and there is enough space to be able to cut drywall 3-4 inches outside the window jamb. If an owner concerned or confused, contact RDH/Cam.

About a dozen different contractors have been selected from the bids submitted. Nothing signed yet due to ongoing legal review of contracts. RDH has been hired for Construction Management and is considered our prime contractor, though not general contractor.

Not likely. We just don’t want to go over.

RDH has built in a number of contingencies. Contractors have given a fixed price. If you open up the walls and find something unexpected, then change order is possible, and there are allowable markups defined in the contract. RDH will make sure that contractors charge no more than agreed to in the contract. RDH will have a superintendent on site to monitor both contractors and schedule.

Council did not want to award contracts to contractors before having a signed contract with RDH. Legal review has been completed and agreed-to amendments are being applied. Final signature and then the awarding of contracts to contractors should take place within a couple of days.