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					                                                   2 0 6 vR 0 1 8 B VAN HORNE - EXTERIOR WALL CONDITION EVALUATION
                                                                                                           PAGE B2
APPENDIX B - EIFS CLADDING MOISTURE PROBE TEST RESULTS
                                                                                                                                 2.   I
NTERPRETING MOISTURE READINGS

M oi s tu r e pro be r ea din gs a r e u s e d to i den ti f y i nst an t an eo u s mo i st ur e c ont en t s i n bu il din g
m a t er i a l s. Th e s e pro vi de a n in dic at ion of t h e ex t er io r c la ddin g perfo rm a nce a t th e ti m e of
testing. Moisture contents can change with variations in the interior and ex terior
environmental conditions to which the cladding is exposed.

M o i s t u r e c o n t e n t s i n g y p s u m s h e a t h i n g a r e i n t er p r e t e d a s f o l l o w s:
                                                                           COMMENTS
      M OISTUR E CO NTENT                     CLASSIFICATION

            0% to   0.5%                              Dry                  Unlikely to support deterioration.
         0.5% to 1.0%                             Borderline
                                                                           Result not certain. Increasing risk that
                                                                           deterioration may be supported.
      Greater than 1.0%                               Wet
                                                                           Deterioration of the paper facing, softening of the
                                                                           gypsum core and/or mould/fungal growth is
                                                                           expected to occur.



 3.     E NV I R ON ME N TA L C ON D I TI ONS T h e c o n di t i o n s
a t t h e t i m e o f t e s t i n g w e r e a s f o l l o w s:

                                                         ENVIRONMENTAL CONDITIONS

   Date of Testing:              September 26, 2006                                            January 24, 2007
                                 Sunny                                                         Sunny
   Weather During
   Testing:

   Temperature:                  20°C                                                          7°C
   Last Rainfall:
                                 26.2mm on September 20 and                                    38.2mm on January 23 and
                                 0.4mm on September 21                                         35.2mm on January 22
                                 MP 1 - MP 26                                                  MP 27 - MP 36
  Readings
  Collected:


In the Lower Mainland, moisture probe surveys are typically best performed between
N o v em be r a n d A pri l wh en th e r e i s a mpl e w ett in g a n d li m it ed dr y in g c yc l es. S ur v ey s
perform ed outsi de thi s period can be mi sl ea ding with respect to the a mount of conceal ed
wetting that is occurring.
                                                     2 0 6 vR 0 1 8 B VAN HORNE - EXTERIOR WALL CONDITION EVALUATION
                                                                                                             PAGE B3
  APPENDIX B - EIFS CLADDING MOISTURE PROBE TEST RESULTS
4
. MOISTURE PROBE RESULTS

T h e ex t er io r cl a ddin g w as dr i ll e d a t a to t al o f 3 6 loc a ti on s in t h e ex t er io r EI FS c l a ddi n g on l y
( i . e . n o t i n m a s o n r y o r c o n c r e t e c l a d d i n g ) t o a l l o w t h e m o i st u r e c o n t en t o f t h e sh e a t h i n g t o
be checked. Please refer to the building elevation drawings in Appe ndix D for probe
locations. The results were as follows:

                                                LOCATION                       CATEGORY           READING         COMMENTS
 READING          BUILDING
      #           ELEVATION/DROP
                  North-West
   MP1                                           Upper 8th floor,                    A              0.0%
                  E le va tion, Bos un
                  C h a i r D r o p N o.1        middle of
                                                 window beside
                                                 a d j a c e n t b r ic k
                                                 wall
   MP2            North-West                                                         A              0.0%
                                                Upper 8 t h floor,
                  E le va tion, Bos un
                                                head of window
                  C h a i r D r o p N o.1
                                                adjacent brick
                                                w a l l a t s t ee l
                                                awning
                                                attachment
   MP3                                                                               C              0.0%          Moss growth in vicinity
                 North-West                      Lower 8t h floor,
                                                                                                                  o f tes t
                 E le va tion, Bos un            a b ov e c o nc r e t e
                 C h a i r D r o p N o.1         awning

   MP4                                                                               C              0.2%          Moss growth in vicinity
                 North-West                      Lower 8th floor,
                                                                                                                  o f tes t
                 E le va tion, Bos un            below       window
                 C h a i r D r o p N o.1         sill
   MP 5                                                                              A              0.3%
                 North-West                      Upper 7t h floor,                                                M is s i ng s e a l a n t a t s i l l
                 E le va tion, Bos un            left of window                                                   flas hing to EIFS ab ove
                 C h a i r D r o p N o.1         sill                                                             t e s t loc a t io n
   MP6                                                                               D              0.3%          Below c r a c k in E I F S
                 North-West                      Upper 6 t h floor,
                                                                                                                  above test location
                 E le va tion, Bos un            left of window,
                 C h a i r D r o p N o.1         m i d he ig h t

   MP7                                                                               D              0.3%
                 North-West                      Upper 5 th floor,
                 E le va tion, Bos un            below window
                 C h a i r D r o p N o.1         sill

   MP8           North-West                                                          B              0.2%          F a iled s eala nt a t
                                                Lower 5th floor,
                 E le va tion, Bos un                                                                             w ind ow s ill fla s h ing
                                                adjacent
                 C h a i r D r o p N o.1                                                                          above test location
                                                balcony, below
                                                end of window
                                                f l a s h in g
   MP9           North-West                                                          D              0.0%
                                                Upper 4t h floor,
                 Elevation, Bosun
                                                left of window
                 Cha ir Dr op N o.1
                                                on adjacent
                                                w a l l , b e low s il l
                                                   2 0 6 vR 0 1 8 B VAN HORNE - EXTERIOR WALL CONDITION EVALUATION
                                                                                                           PAGE B4
APPENDIX B - EIFS CLADDING MOISTURE PROBE TEST RESULTS


READING    BUILDING               LOCATION              CATEGORY       READING    COMMENTS

  #        ELEVATION/DROP

                                  3rd floor, below
 MP10      Nort h-W est                                      A          0.0%
                                  balcony slab
           Elevation, Bosun
           Chair Drop No.1
 MP1 1                            2'd floor, below           A          0.0%
           Nort h-W est
                                  balcony slab
           Elevation, Bosun
           Chair Drop No.1
 MP12      South-East                                        B          0.3%
                                  Sui t e 516,
           Elevation              above balcony
                                  door

 MP13      South-East                                        B          0.0%
                                  Suite 516,
           Elevation
                                  adjacent
                                  balcony door
 MP14      South-East                                        B          0.0%
                                  Suite 516,
           Elevation
                                  Adjac ent
                                  balcony door
 MP15      North-West             Suite 807,                 D          1.5%
                                                                                  Debonded EIFSfinish
           Elevation              column adjacent
                                                                                  coat is peeling and
                                  balcony                                         stainied.
                                                                                  Moisture detected with
                                                                                  non-destructive
                                                                                  moisture metre.
 MP16      North-West             Suite 807,                 B          0.0%
           Elevation              column adjacent
                                  balcony
 MP1 7     North-West                                        D          0.3%      Stained EIFS.
                                  Suite 807,
           Elevation
                                  column adjacent
                                  balcony
 MP18      North-West             Suite 807,                 D          0.0%      Stained EIFS.
           Elevation              column adjacent
                                  balcony
 MP19      South-East                                        B          0.0%
                                  Suite 819, at
           Elevation
                                  balcony   slab
                                  edge
 MP20      South-East                                        B          0.3%
                                  Suite 819 at
           Elevation
                                  balcony slab
                                  edge
MP21                                                         D          0.0%
          South-East              Lower 7th floor,
          Elevation, Bosun        adjacent
          Chair Drop No.2         balcony flashing
                                                   2 0 6 vR 0 1 8 B VAN HORNE - EXTERIOR WALL CONDITION EVALUATION
                                                                                                           PAGE B1
APPENDIX B - EIFS CLADDING MOISTURE PROBE TEST RESULTS


READING    BUILDING                    LOCATION               CATEGORY   READING   COMMENTS

  #        E L E VA T I O N /DR O P

           South-East
  MP22                                 Lower 6 th floor,         B        0.0%
           Elevation, Bosun
                                       below crack at
           Chair Drop No.2
                                       the corner of
                                       the balcony
                                       door head
  MP23     South-East                                            A        0.0%
                                       Lower 4 th floor,
           Elevation, Bosun
                                       below balcony
           C h a i r D r o p N o.2
                                       s la b c o n tr o l
                                       joint
  MP24     South-East                                            A        0.0%
                                       Lower    3'   floor,
           Elevation, Bosun
                                       below balcony
           Chair Drop No.2
                                       s la b c o n tr o l
                                       joint
MP25       South-East                                            A        0.0%     Unsealed joint at the
                                       Suite 116, at
           Eleva tion, ground                                                      b a s e of th e E I F S
                                       base of EIFS
                                       beside the
                                       terrace door
  MP26     South-East                                            A        0.0%
                                       Suite 114,
           Elevation
                                       under concrete
                                       overhang
 MP 27     North-West                  Suite   807,      at      D        4.2%
                                                                                   This location had moss
           Elevation                   base of column
                                                                                   growth on the EIFS.
                                       adjacent      Suite
                                                                                   Exterior Opening No. 1
                                       808
                                                                                   was made at this
                                                                                   l o c a t io n a nd t he
                                                                                   sheathing was wet to
                                                                                   t h e t o uc h.
 MP 28     South Elevation                                       B        0.4%
                                       Adjacent                                    Exter ior Opening No.2
                                       balcony slab at                             was made at this
                                       Suite 214                                   location.
MP 29      N or t h E le va t i on ,                             B        0.5%
                                       Lower 6 th floor,
           Swing Stage Drop
                                       below upper
                                       window panel
MP 30      N or t h E le va t i on ,                             B        0.5%
                                       Upper 5 th floor,
           Swing Stage Drop
                                       below       balcony
                                       guardrail
 MP 31     N or t h E le va t i on ,                             B        0.7%
                                       Upper 5 th floor,
           Swing Stage Drop
                                       below     balcony
                                       guardrail
                                                   2 0 6 vR 0 1 8 B VAN HORNE - EXTERIOR WALL CONDITION EVALUATION
                                                                                                           PAGE B6
APPENDIX B - EIFS CLADDING MOISTURE PROBE TEST RESULTS

                                            LOCATION                 CATEGORY     READING     COMMENTS
  READING     BUILDING
     #        ELEVATION/DROP
              N or t h E le va t i on ,
   MP 32                                    Upper 5 t h floor,             B          0.4%
              Swing Stage Drop
                                            at column in
                                            l i n e w i th
                                            window panel
   MP 33      N or t h E le va t i on ,     Upper 4 t h floor,             B          0.2%
              Swing Stage Drop
                                            below        balcony
                                            guardrail

    MP34      N or t h E le va t i on ,     Upper 6 t h floor,             B          0.7%
                                                                                              There was slight water
              Swing Stage Drop              below balcony
                                                                                              staining along the
                                            guardrail
                                                                                              c olumn a t this loc a tion.
                                                                                              Exterior Opening No.3
                                                                                              was made here.
   MP 35      N or t h E le va t i on ,                                    D          1.7%    There was debonded
                                            Upper 5 t h floor,
              S w i ng S t a g e Dr op                                                        sealant at this location.
                                            at column
                                                                                              E x ter ior Op e ning N o. 4
                                            adjacent
                                                                                              was made here.
                                            window sill
                                            above sea lant
                                            joint
   MP 36      N or t h E le va t i on ,                                    D          1.6%    There was debonded
                                            Upper 5t h floor,
              S w i ng S t a g e Dr op                                                        sealant at this location.
                                            at column
                                                                                              E x ter ior Op e ning N o. 4
                                            adjacent
                                                                                              was made here.
                                            window sill
                                            b e low s eala nt
                                            joint




5. SU M M AR Y O F T ES T RE S ULT S


                                                                                MOISTURE CONTENT
                      # OF                AVERAGE
   CATEGORY                                                  0 % T o 0 .5 %       0.5% To 1%                  > 1%
                    READINGS              READING
                                                             #         %          #          %           #           c
                                                                                                                      Yo

       A                  9               0.03%              9        100%        0           0          0               0

       B                 15               0.28%              12       80%         3          20%         0               0

       C                  2                0.1%              2       100%         0           0          0               0

       D                 10                0.99%             6        60%         0           0          4           40%
                 AVERAGES _
   TOTALS/                                0.41%              29       81%         3          8%          4           11%
                         36
206vR01 8B VAN HORNE, VANCOUVER - EXTERIOR WALL CONDITION EVALUATION                                     PAGE C1
                              APPENDIX C - PHOTOGRAPHS




                    P h o t o 1 : N o r t h E l e v a t i o n - w a t er st a i n i n g a t ex po s ed
                                steel stud track above window head.




                     P h o t o 2 : S u i t e 6 0 5 - m i ss i n g f i n i s h c o a t a t b a s e o f
                                            pr o t r u di n g E I F S c o l u m n
206vR01 8B VAN HORNE, VANCOUVER - EXTERIOR WALL CONDITION EVALUATION                         PAGE C8
                              APPENDIX C - PHOTOGRAPHS




                          Photo 3: Northwest Elevation - crack in EIFS




                     P ho to 4: No rt h E l ev at ion — w at er an d m oss st ai nin g o n
                                       8t floor decorative column
                                          h
206vR01 8B VAN HORNE, VANCOUVER - EXTERIOR WALL CONDITION EVALUATION         PAGE C3
                              APPENDIX C - PHOTOGRAPHS




                    Photo 5: Northeast Elevation - water and moss staining
                                  on EIFS above balcony slab




                     Photo 6: North Elevation - poor water shedding at top
                                 of 8th floor decorative columns
206vR01 8B VAN HORNE, VANCOUVER - EXTERIOR WALL CONDITION EVALUATION                                     PAGE C4
                              APPENDIX C - PHOTOGRAPHS




                   Photo 7: Southeast Elevation - gap in cladding at base
                                                     of EIFS wall




                      P h o t o 8 : N o r t h e a s t E l e va t i o n - e f f l o r e s c e n c e o n
                                                       masonry


                                                                                                               LA
206vR01 8B VAN HORNE, VANCOUVER - EXTERIOR WALL CONDITION EVALUATION            PAGE C5
                              APPENDIX C - PHOTOGRAPHS




                    Photo 9: Northeast elevation 2'd level - missing flashing
                                    over masonry projection




                    Photo 10: Bosun Chair Drop No. 2 - Debonded sealant
                       (blue arrow) and unsealed EIFS joint (red arrow).
206vR01 8B VAN HORNE, VANCOUVER - EXTERIOR WALL CONDITION EVALUATION         PAGE C6
                              APPENDIX C - PHOTOGRAPHS




                      Photo 1 1 : Northeast Elevation — staining below and
                                    a d j ac e nt b a lc o ny s lab s
206vR01 8B VAN HORNE, VANCOUVER - EXTERIOR WALL CONDITION EVALUATION                               PAGE C7
                              APPENDIX C - PHOTOGRAPHS




                     P h o t o 1 2: B os un C ha i r Dr o p N o. 2 — E I F S n o t se al e d t o
                                              ba lcon y s lab edge




                     P hot o 13 : Nor th Ele va tion — EI FS per imete r n ot sea led
                                    to French balcony slab edges
206vR01 8B VAN HORNE, VANCOUVER - EXTERIOR WALL CONDITION EVALUATION   PAGE C8
                              APPENDIX C - PHOTOGRAPHS

				
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