We will strive to provide monthly updates on the status of the exterior renovations. This is a high-level update pulled from a site status report provided by RDH Building Science. Please note that specific notices will be provided to units when RDH needs access.
Phase 1 (Units “05”, “06”, “07” and “08”) Final Colour Coat: 99% Complete. Need to complete roof, PH and scaffold areas. Sealant: 95% Complete. Need to complete roof, PH and scaffold areas. Window Deficiencies: On-going for interior deficiencies. Exterior deficiencies complete. Miscellaneous: Remaining work on PH and base of building. Lower floor finishing work is affected by beams and require removal to complete. Scaffold Removal: Down to Level 3.
Phase 2 (Units “01”, “02”, “03” and “04”) Window Install: Complete except for Unit 301 and Swimming Pool Area. Level 3 – 95% Complete. Roofing: Complete. Stucco Framing: Complete Stucco Scratch Coat: Complete up to Level 28 Stucco Colour Coat: Stucco scratch coat complete on elevator core. Miscellaneous: River rock complete on elevator core roof. Metal roofs are being installed on PH – 95% complete. Lower floor finishing work is affected by beams and require removal to complete.
General completion: Aiming for April 2022.
If you have any questions, please do not hesitate to contact Cam Carruthers by email: cam.carruthers@fsresidential.com.
Please note that in preparation for beam removal (in the morning) and actual beam removal (in the afternoon), access to and from the parkade will be disrupted as follows:
THURSDAY, FEBRUARY 3, 2022 7:30 A.M. TO 12 NOON – INTERMITTENT INTERRUPTION NOON TO 3:00 P.M. – NO ACCESS
Please plan your day accordingly.
Also, for the next three weeks during working hours (7:30 a.m. to 4:30 p.m.) please enter and exit the parkade with caution and expect minor delays as the scaffold contractor rebuilds scaffold in this area to finish the last floor.
We will strive to provide monthly updates on the status of the exterior renovations. This is a high-level update pulled from a site status report provided by RDH Building Science. Please note that we will continue to provide specific notices to units when RDH requires access.
Phase 1 (Units “05”, “06”, “07” and “08”) Final colour coat: 99% complete. Need to complete roof and penthouse (PH) areas. Sealant: 95% complete. Need to complete at roof, PH and scaffold areas, Window deficiencies: On-going for interior deficiencies. Exterior deficiencies complete. Miscellaneous: Remaining work on PH and base of building. Lower floor finishing work is affected by beams and require removal to complete. Scaffold removal: Down to Level 3.
Phase 2 (Units “01”, “02”, “03” and “04”) Window install: Complete except for unit 301 and swimming pool area. Roofing: Level 3 – 95% complete. Stucco framing: Complete. Stucco scratch coat: Complete from L6 to L28 Stucco colour coat: Complete up to Level 16 Caulking: Installed up to Level 16. Miscellaneous: Stucco scratch coat installed on elevator core. River rock being replaced on elevator core roof. Metal roofs are being installed on PH. Lower floor finishing work is affected by beams and require removal to complete. General completion: Aiming for April 2022.
If you have any questions, please do not hesitate to contact Cam Carruthers by email to: cam.carruthers@fsresidential.com.
As noted in a previous post, whether reinstalling their original blinds or installing new window coverings, it is critical that residents do not void the window warranty or puncture the new building rainscreen. For that reason, residents have two options:
Hire one of the three approved contractors (CityScape, JJK, or Shine-A-Blind) to do the installation.
Sign an indemnity agreement, hire your own contractor to do the installation, and agree to a post-installation inspection (about $100).
Below are updated instructions for proper blind installation, as well as pricing for our latest approved contractor, Shine-A-Blind. Please note that Peter Rode of Shine-A-Blind will be on site at PP2 January 12 between 10am and 2 pm (details at the end of this post).
Nothing should be attached to the windows, so as to not void the warranty.
Special care must be taken when attaching blinds to the metal Cover Caps above the newly installed windows to avoid puncturing the rainscreen membrane (refer to details below).
METHOD A
Existing blinds may be rehung using this method, using screws and structural silicone, though it is not as secure as METHOD B, below. New window coverings should only be hung using METHOD B.
Structural silicone should be used to secure the mounting hardware to the underside of the metal cover cap.
Mounting screws must not exceed 5/8” in length.
The shaft of the screws must fall within 1/2” of the outside vertical face of the Cover Cap.
Nothing should penetrate the bottom (horizontal) face of the Cover Cap beyond 1/2” of the side (vertical) Cover Cap face.
METHOD A DETAIL
Method B
Recommended installation for new window coverings, and for more secure reinstallation of existing blinds.
Structural silicone should be used to secure a 3/4″ x 3″ wood strip to the full length of the underside of the metal cover cap.
Mounting screws securing the wood strip to the cover cap must not exceed 1-1/4” in length.
The shaft of the screws must fall within 1/2” of the outside vertical face of the Cover Cap.
Nothing should penetrate the bottom (horizontal) face of the Cover Cap beyond 1/2” of the side (vertical) Cover Cap face.
Blind hardware can then be mounted to the wood strip using maximum 3/4″ long wood screws.
METHOD B DETAIL
Shine-A-Blind Rough Price List
Whether reinstalling existing blinds or installing new blinds, all metal cover caps at the window headers require a wood mounting strip, for which there is an extra charge of $45/blind. Installation of the wood mounting strip is done by JJK ahead of blind installation.
Reinstall existing blinds
To measure, trim, and reinstall existing blinds should run between $600 and 700$ per unit with no cleaning included, and between $900 and $1,100 with cleaning (recommended)
$75 – Trip and measure charges to figure out which shades need cutting and how much
$50 per blind to trim blind and fascia ($40 for blind, $10 for fascia; some blinds may not need to be trimmed)
$40 per blind to clean (optional, but recommended)
$200-$250 per unit to reinstall, if the shades are ready to go and laid out etc., all hardware onsite, and a wood mounting strip has been attached to all metal cover caps (wood strips mounted by JJK before installation at $45/blind). Please note that existing blinds may have been damaged when taken down. Hardware that is missing or not usable will have to be replaced and could result in significant additional cost.
Installing new Shine-A-Blind window coverings
$75 – Trip and measure charge for a quotation (credited if converted to an order)
Actual cost of materials and installation is dependant on the type of window covering selected (exterior side of window covering must be white)
Wood mounting strips must have been attached to all metal cover caps prior to installation (wood strips mounted by JJK at $45/blind).
Inspecting blinds installed by non-authorised contractors
Requires removing a couple of shades and inspecting brackets.
$100 per unit for a single inspection
$85 per unit for three (3) or more units on a single trip (Strata is proposing to group and schedule inspections at the end of the project)
Peter Rode of Shine-A-Blind will be onsite at PP2 between 10am and 2pm on January 11th, 2022.
To meet with him on January 11th, for more information, or to arrange a quotation appointment, please contact Peter at peter_shineablind@telus.net.
Please be advised that the building interior work is now complete. To conclude the process, RDH asks that you review these areas and let it know if there is any incomplete or defective work that you are aware of. Please deliver this notice with your response to the concierge within one week. If there is nothing to report, you do not need to return the notice. RDH will schedule the trades back in to complete the deficiencies. The from can be downloaded from PacPoint2.files.wordpress.com/2021/12/vr2540-2-interior-completion-notice-2021-12-09.pdf.
Residents are reminded that blinds can only be installed over our new windows by a Strata approved contractor. Three have now been approved by your Residential Committee for blind re-installation. Cityscape Maintenance Services (contact Tony Dohaniuk at (778) 385-1976) and JJK Developments (contact Jason Kump at jjkdevelopments@shaw.ca) were approved earlier this year (see pacpoint2.ca/2021/04/29/window-blind-re-installation/). Shine-A-Blind (contact Peter Rode at 604-455-9974 or online atshineablind.ca) was added just this week. All three have been instructed on how to install without puncturing the rainscreen or voiding the window warranty. Both Cityscape and Shine-A-Blind can also supply new blinds.
What if we do not want to use one of the Strata approved contractors to install our blinds?
Residents are free to use their own contractor to reinstall blinds provided the strata lot owner agrees to signing an indemnity agreement and to a post-installation inspection. This is especially pertinent for owners wishing to replace their existing blinds with new ones, since Cityscape Maintenance Services (Tony Dohaniuk), who has taken down many of the blinds in the building, will not install new blinds purchased from a third party. An inspection will typically cost about $100 per unit, and is dependent on the number of blinds and ease of inspection. To facilitate access, we ask owners to not install the facia (decorative cover) over their newly installed blinds until after the inspection.
How difficult can it be to properly install blinds?
Nothing should be attached to the windows, so as to not void the warranty.
Special care must be taken when attaching blinds to the metal Cover Caps above the newly installed windows to avoid puncturing the rainscreen membrane (refer to details below).
METHOD A Existing blinds may be rehung using this method, using screws and structural silicone, though it is not as secure as METHOD B, below. New window coverings should only be hung using METHOD B.
Structural silicone should be used to secure the mounting hardware to the underside of the metal cover cap.
Mounting screws must not exceed 5/8” in length.
The shaft of the screws must fall within 1/2” of the outside vertical face of the Cover Cap.
Nothing should penetrate the bottom (horizontal) face of the Cover Cap beyond 1/2” of the side (vertical) Cover Cap face.
METHOD A DETAIL
METHOD B Recommended installation for new window coverings, and for more secure reinstallation of existing blinds.
Structural silicone should be used to secure a 3/4″ x 3″ wood strip to the full length of the underside of the metal cover cap.
Mounting screws securing the wood strip to the cover cap must not exceed 1-1/4” in length.
The shaft of the screws must fall within 1/2” of the outside vertical face of the Cover Cap.
Nothing should penetrate the bottom (horizontal) face of the Cover Cap beyond 1/2” of the side (vertical) Cover Cap face.
Blind hardware can then be mounted to the wood strip using maximum 3/4″ long wood screws.
METHOD B DETAIL
Who is responsible for painting and final finishing after windows have been installed?
Owners are responsible for their own painting and final finishing. Our contract with JJK, the company responsible for drywall finishing and trim after window installation, is only to finish to a “paint-ready state”. This is because units do not all have the same wall finishing (e.g. different colours, wallpaper).
What recourse do I have if I am not happy with the window installation or the quality of the finishing?
There is a process for dealing with both window and finishing deficiencies. Owners should email Cam Caruthers at cam.carruthers@fsresidential.com. He will then make arrangements for an inspection of the work and possible remedies.
We are please announce the addition of a third “approved” contractor for both the purchase and installation of new blinds as well as the re-installation of existing blinds:
We will strive to provide updates every second week on the status of the exterior renovations. This is a high-level update pulled from a site status report of October 7, 2021. Please note that we will continue to provide specific notices to units when we need access.
Phase 1 (Units “05”, “06”, “07” and “08”)
Final Colour Coat: 99% Complete. Need to complete around roof and penthouse.
Sealant: 95% Complete.
Window Deficiencies: On-going for Interior deficiencies. Exterior deficiencies complete.
Scaffold Removal: Starting week of October 18, 2021 at Level 22 and above.
Phase 2 (Units “01”, “02”, “03” and “04”)
Steel Studs: Repairs at Roof are Complete
Sheathing: Complete
Wall Membrane: 95% Complete
Window Install: Level 27. Window installation complete by end of October.
Roofing: Level 3 – 95% Complete.
Stucco Framing: Level 21
Stucco Scratch Coat: Level 17
Thru Wall Flashing: Level 23
Drywall finishing is currently running five to seven weeks behind window installation and
is expected to speed up over time.
REMINDER: Blinds must be taken down before the window installation and, due to window warranty, not reinstalled by anyone other than a strata approved installer.
If you have any questions, please do not hesitate to contact Cam Carruthers at 604-648- 4443 or by email to: cam.carruthers@fsresidential.com.
Some residents have been asking for photos of the new bug screens, and wondering if they can decline screens for their new windows.
As per our contract with Cascadia, they will deliver screens with all windows. If individual owners do not want their screens, they can of course remove them.
We will strive to provide updates every second week on the status of the exterior renovations. This is a high-level update and pulled from a site status report of August 26.
Please note that we will continue to provide specific notices to units when we need access.
Phase 1 (Units “05”, “06”, “07” and “08”) Final Colour Coat: 99% Complete Sealant: Level 14 Screen Angle/Beauty Cap: Complete Window Deficiencies: On-going Window Screens: Currently scheduling install for remainder of Phase 1
Drywall finishing is currently running five to seven weeks behind window installation and is expected to speed up over time.
REMINDER: Blinds must be taken down before the window installation and, due to window warranty, not reinstalled by anyone other than a strata approved installer.
If you have any questions, please do not hesitate to contact Cam Carruthers at 604-648-4443 or by email to: cam.carruthers@fsresidential.com.
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