Dated Jan 12, 2012
EXECUTIVE SUMMARY
PHH ARC Environmental Ltd. Page i
PHH ARC Environmental Ltd. (PHH ARC) was retained by Brian Filips of Field Law on
behalf of Kaskitayo House to investigate for possible mould growth at Building #5 2916
– 105A Street, Edmonton, Alberta. The assessment was conducted in response to court
orders to investigate potential causes or mould growth within building 5 of Kaskitayo
house. The scope of this investigation, conducted on October 13, and November 22,
2011, included all of building 5. The investigation included interviews with occupants
and building maintenance contractors, physical inspections, limited testing, and limited
intrusive inspections.
• Confirmed presence of mould growth was determined through bulk sample
analysis on drywall and wood debris observed underneath the vapour barrier
installed in all four crawlspaces beneath suites 101, 102, 103, 104 and in the
common crawlspace below the main floor hallway most likely due to moisture
trapped beneath the vapour barrier installed above the dirt floor.
• Mould growth was identified on the paper backing of the fibreglass insulation,
wood joists, and wood subfloor within the crawlspaces most likely due to
intermittent humidity issues within the crawlspaces. This mould growth may
change with time if water or humidity issues continue or develop after the
assessment dates.
• Interior mould growth was identified adjacent to the bathtub in suite 104 on the
subfloor beneath the bathroom vinyl sheet flooring most likely due to water
splashed from the bathtub. Mould growth was also identified in the Northeast
corner of the master bedroom behind the baseboards. Mould growth in this area
is most likely due to poor insulation at the corner resulting in condensation. Ice
build-up was also identified within the North wall cavity of the Master bedroom
• Interior mould growth was identified adjacent to the bathtub in suite 302 on the
subfloor beneath the bathroom vinyl sheet flooring most likely due to water
splashed from the bathtub.
• Interior mould growth was identified adjacent to the bathtub in suite 303 on the
baseboard adjacent to the bathtub most likely due to water splashed from the
bathtub.
• Mould growth was identified on the drywall in the furnace rooms of Suites 102,
103, 104 and 202. Water staining was observed in all 12 suites furnace rooms.
Mould growth and water damage in the furnace rooms appears to have been due
to historical leaks around furnace chimneys.
Collection and analysis of Drywall Joint Compound (DJC) samples confirmed the
presence of asbestos-containing DJC throughout building 5.
EXECUTIVE SUMMARY
PHH ARC Environmental Ltd. Page ii
The following recommendations are offered to remediate the identified hazards and to
meet the requirements of regulations and guidelines.
1. Perform the following work in accordance with provincial and federal regulations
and guidelines as listed in Appendix I.
a. Remove and dispose of all water damaged and mould contaminated
wood and drywall debris within the 5 crawlspace areas.
b. Remove and dispose of all water damaged and mould contaminated
fibreglass insulation in the crawlspaces below suites 101, 102, 103, and
104.
c. Abrasively clean all water damaged and mould contaminated wood joists
and wood subflooring in the crawlspaces below suites 101, 102, 103, 104
and in the common crawlspace below the main floor hallway.
d. Remove and dispose of all water damaged and mould contaminated
asbestos containing drywall from the bedroom of Suite 104, and all 12
furnace rooms.
e. Abrasively clean the mould contaminated subfloor in the bathrooms of
suites 104, and 302.
f. Remove and dispose of mould contaminated baseboards in the bathroom
of suite 303, and clean underlying surfaces.
2. Remove, transport and dispose of asbestos-containing materials, in accordance
with all federal and provincial regulations as listed in Appendix I.
3. Consider humidity control options for crawlspace areas. Ensure that remaining
building materials are satisfactorily dry prior to reinstating finishes in order to
prevent future mould growth.
4. Retain an environmental consultant to provide milestone inspections and air
quality testing during the course of the remediation project to confirm work is
completed in accordance with regulatory requirements and industry-accepted
practices.
5. Any sources of water infiltration or high humidity must be corrected to prevent the
continuation or occurrence of mould growth.
6. Communicate the findings of this report to the occupants.
| PHH Arc Mould Investigation Report Jan 12, 2012 | |||||||||||||
| Unit | Location | WD | SVM | Intrusive Cut | Location | Mould Found | Repaired | Standing Water | Frost | Notes | Contractor | Project Completion Date | |
| 101 | Unit Interior | No | No | 1 Cut | Exterior Wall | None | |||||||
| Furnace Room Drywall | Yes | No | |||||||||||
| Crawlspace | Yes | Yes | Floor Joists | ||||||||||
| Yes | Debris under poly | ||||||||||||
| Yes | Backing on Fiberglass Insulation Ext Wall | ||||||||||||
| 102 | Unit Interior | No | No | 1 Cut | Exterior Wall | None | |||||||
| Furnace Room Drywall | Yes | Yes | |||||||||||
| Crawlspace | Yes | Yes | Floor Joists | ||||||||||
| Yes | Debris under poly | ||||||||||||
| Yes | Backing on Fiberglass Insulation Ext Wall | ||||||||||||
| Yes | Yes | Subfloor around plumbing | |||||||||||
| 103 | Unit Interior | No | No | 1 Cut | Exterior Wall | None | |||||||
| Furnace Room Drywall | Yes | Yes | |||||||||||
| Crawlspace | Yes | Debris under poly | |||||||||||
| Yes | Backing on Fiberglass Insulation Ext Wall | Yes | |||||||||||
| 104 | Unit Interior | Yes | 4 Cuts | North Exterior Wall | None | Yes | |||||||
| NE Corner Master Bed | Yes | Drywall behind baseboard | |||||||||||
| Bathroom | Yes | Yes | Subfloor adjacent to bathtub | Yes | |||||||||
| Furnace Room Drywall | Yes | No | |||||||||||
| Crawlspace | Yes | Yes | Floor Joists | ||||||||||
| Yes | Debris under poly | ||||||||||||
| Backing on Fiberglass Insulation Ext Wall | |||||||||||||
| 201 | Unit Interior | 1 Cut | Exterior Wall | None | Done | ||||||||
| Furnace Room Drywall | Yes | ||||||||||||
| 202 | Unit Interior | No | No | 1 Cut | Exterior Wall | None | |||||||
| Furnace Room Drywall | Yes | Yes | |||||||||||
| 204 | Unit Interior | 1 Cut | Exterior Wall | None | |||||||||
| Furnace Room Drywall | Yes | ||||||||||||
| 301 | Unit Interior | 1 Cut | Exterior Wall | None | |||||||||
| Furnace Room Drywall | Yes | ||||||||||||
| 302 | Unit Interior | Yes | 1 Cut | Exterior Wall Sill plate | None | Original Construction? | |||||||
| Bathroom | Yes | Subfloor adjacent to bathtub | Yes | ||||||||||
| Furnace Room Drywall | Yes | ||||||||||||
| 303 | Unit Interior | Exterior Wall | None | ||||||||||
| Bathroom | Yes | Baseboard adjacent to tub | |||||||||||
| Furnace Room Drywall | Yes | ||||||||||||
| 304 | Unit Interior | 2 Cuts | Exterior Wall | None | |||||||||
| 1 Cut | Interior Wall | None | |||||||||||
| Furnace Room Drywall | Yes | ||||||||||||
| Common Area | Crawlspace | Yes | No | Floor Joists | Leaking meter, repaired | ||||||||
| Yes | Debris under poly | ||||||||||||
| Attic | No | No | |||||||||||
| Observations by Board | |||||||||||||
| All furnace rooms have damage caused by leaking/failed Hot Water Tanks resulting in WD, SVM and fire code violations | |||||||||||||
| Asbestos is present in the drywall and joint compound used in original contruction | |||||||||||||
| Recommendations | |||||||||||||
| Immediate Action | Out for Bid | 15-Feb-12 | |||||||||||
| Hire a contractor to repair poor insulation on North exterior wall on unit 104. Reinsulate and vapor barrier replacement as required | Thru KDM | ||||||||||||
| Construction/Mechanical | |||||||||||||
| Crawlspaces | |||||||||||||
| Hire a consulting engineering co to write specs for | Morrison Hershfield | TBD | |||||||||||
| Site regrading to prevent surface water penetration | |||||||||||||
| Camera Inspect weeping tile for effectiveness & efficiency | |||||||||||||
| Redesign of crawlspace ventilation for 4 season application of fresh air intake | |||||||||||||
| Redesign of crawlspace ventilation to remove possibility of recirculating stale air to interiors | |||||||||||||
| Review only of crawlspace heating requirements | |||||||||||||
| R&R SVM affected crawlspace insulation | |||||||||||||
| Review vapor barrier on crawlspace walls. R&R as required. | |||||||||||||
| Remove any contaminants below floor poly vapor barrier & patch vapor barrier in crawlspace | |||||||||||||
| Crawlspace damp proofing | |||||||||||||
| Tender scope of work | Morrison Hershfield | TBD | |||||||||||
| Furnace Rooms | |||||||||||||
| Write spec to add to exterior wall thickness and insulation to inside of furnace rooms to prevent pipe freeze ups | Morrison Hershfield | TBD | |||||||||||
| Review heating of furnace rooms to prevent pipe freeze ups (includes 4 season venting) | |||||||||||||
| Review water shut off valve to unit locations to ensure they are in the respective furnace rooms | |||||||||||||
| Review effectiveness and presence of floor drains in furnace room floor | |||||||||||||
| R&R all hot water tanks with inclusion of a drip pan and piping to floor drains to avoid future drywall issues and leaks below. | |||||||||||||
| Tender scope of work | |||||||||||||
| Mould Remediation | Morrison Hershfield | TBD | |||||||||||
| Hire a consulting engineering co to write specs for | |||||||||||||
| Abrasively cleaning of mould affected areas. | |||||||||||||
| R&R of all drywall in furnace rooms to meet fire & safety codes | |||||||||||||
| Tender scope of work | Morrison Hershfield | TBD | |||||||||||
| General project | |||||||||||||
| Hire a consulting engineering co to inspect work in progress and sign off on all work above. | |||||||||||||
| Documentation | |||||||||||||
| Distribute full PHH Arc report to all owners as recommended by PHH with the Corporations plan of action to rectify deficiencies. | |||||||||||||
| Distribute opinion of Corp Lawyer regarding unit owners personal insurance coverage on their unit to cover damages to adjacent units | |||||||||||||
| originating within their unit | |||||||||||||
| Distribute letter from Corp Lawyer to owners regarding the report and access to units for required maintenance work required. | |||||||||||||
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