A Vancouver engineering firm with a background in dealing with leaky condos has confirmed that fixing the leaky walls of the Tournament Capital Centre will cost $855,000.
Now begins the job of getting the leaks stopped and recouping the costs involved from the architect and contractor who did the work, said Jeff Putnam, City sports development and business operations manager.
“They identified some deficiencies that were abnormal. But yet for large buildings, not uncommon,” he said Monday of PDH Building Engineering’s report.
PDH’s report confirmed what the City learned earlier this year; some of the TCC walls were built without vapour barriers and that’s causing condensation to form and drip down into insulation and pool on floors.
“Our initial assessment was confirmed it is a vapour barrier issue between the outside walls and the inside air. And they found a couple of things our initial investigation didn’t find — more areas where the air was escaping,” Putnam said.
“Secondly, they confirmed original estimate of $855,000.”
The fix requires peeling off the outer metal cladding, so the work will be done in late winter or early spring, he said. It’s expected to be completed by May 2014.
There are also a couple of places where water was coming through during heavy rainfall. Some bolts didn't have proper sealant around them.
The City is getting PDH to act as the general contractor and take the lead on design and tender for the repairs.
In addition to the $855,000, the City has incurred costs for consultations and legal fees. Stantec Architecture and D & T Developments are in negotiations with the City to reimburse those expenses.
“There is a confidential process happening with the architect and contractor. Conversations have been constructive,” he said.
“It’s a large, unique building. It encounters a lot of heat and cold and wide variations of temperature. So there’s a lot of issues involved with a building this size. It’s not unusual to have some air leakage issues. But in this instance we’ve identified some abnormal deficiencies.”
The money to get the work done will come out of a surplus reserve from a previous year, and it will be returned when the City gets paid back.
The leaks have been noticed since the building opened in 2007, but they have grown larger over the years.