The Burlington (Coquitlam) repaired

The Burlington (LMS 0923) is a repaired leaky rotten condo located at 2968 and 2978 Burlington Drive, Coquitlam, B.C.

The complex was designed by Barclay Mcleod Architects, MAIBC and developed in 1992 by Appia Developments Limited (a Bosa company, headed by Jimmy Nat Bosa) using 430549 B.C. Ltd.

The Burlington consists of two 4 storey wood frame residential buildings supported by a one storey below grade concrete parking garage. Each building contains 64 strata lots (condominiums).

It was in 1996 that the owners realized there was a leak issue with the building. Appia documented numerous window and balcony locations with leaks. Appia performed some remedial work "but failed to address the source of moisture ingress at all the locations".

Two years later, on April 28, 1998, a Building Envelope Condition Assessment report was conducted by Morrison Hershfield (MH) and presented to the owners. The object of their investigation at this time was:

to assess the overall condition of the building envelope of The Burlington and to develop an implementaion plan for any required remedial work or further investigations. Deficiencies reported herin are based on visual examination and selective sheathing moisture content measurements at locations where reported water leakage has occurred, and at typical building details believed to be possible locations of water penetration. They do not represent a total listing of all locations with deficiencies nor do they imply all similar locations or items to be deficient.

The report noted that "despite being only five years old, there are numerous locations where water has penetrated the exterior cladding and is damaging the wood sheathing and framing." The locations included saddle connections at wall junctions and balconies, window openings and balcony cap flashings. The report went on to note that "Extensive action is, therefore, required to enable the building envelope of The Burlington to adequately prevent moisture ingress over the next several years."

A Supplementary Building Envelope Assessment report was prepared by MH and issued to the owners on December 16, 1998 in order to "determine the extent of deterioration at walls and balconies, to provide recommendations for rehibilitation, and to prioritize recommended remedial work." In this report, MH noted that "...test openings revealed widespread deterioration of the wall sheathing and framing on the North elevation of buildings 2968 and 2978, the East elevation of building 2978 and the West elevation of building 2968."

Preliminary budget figures quoted by MH in the Supplementary report put the cost of partial remediation of The Burlington at approximately $1.4 million dollars, excluding "applicable taxes, permits or fees for design, contract administration, and site review". An August 20, 1999 letter from MH to the property manager of The Burlington quoted $3.1 milion dollars for full remediation of the building (excluding costs for unseen conditions, permit fees and GST).

On September 27, 1999, the owners voted to proceed with the total renewal of the building envelope. Shortly thereafter the remediation project went to tender and McBride Restoration Limited presented the successful bid for restoration of the building envelope. Work on The Burlington got underway in late 1999; however, McBride went bankrupt during the repair process and work was completed by the Preferred Construction Group.

On June 14, 2001 a Certificate of Substantial Performance of the Contract was issued by Morrison Hershfield Limited and signed by David G. Kayll, P.Eng., BEP of MH. This document indicated that most of the work had been completed with some minor work left to be completed.

The final cost to repair The Burlington's building envelope was approximately $3.1 million, essentially in line with MH's quote in their Supplementary Building Envelope Assessment report of December 16, 1998.

The Owners of The Burlington filed a law suit against Appia Developments Ltd. and numerous other defendants on October 15, 1998. The timing of the law suit was important in order to protect the right of the owners to sue. Once the owners knew they had a major systemic problem with the building envelope, a clock, in effect, started ticking. There are time limits governing law suits, generally speaking. The owners did not wait until receiving quotations from MH before launching legal action but acted quickly in order to protect their right to sue.

Following prolonged negotiations and mediation, the law suit ended in February of 2004 by way of a Consent Order dismissing the claims against all of the defendants. Unfortunately, the owners and defendants entered into a confidentiality agreement and the details of the settlement are not known.

The following are images of The Burlington during the building envelope restoration process.

(Click "More" to see detailed images of rot uncovered during the repair process)