Many of you have asked for more details on the emergency work that must be performed at La Pension. Please see the explanation below for more details on specific issues.
LaPension - Current State
Over the past two years, all buildings have exhibited some of all of the symptoms of structure deterioration or failure, envelope failures and water intrusion, sanitary sewer pipe failures, lack of adequate outside air in the building, water heater failures, chilled water pipe insulation failures, and other characteristics of an aged building. Additionally, the water intrusions, lack of adequate outside air and failed pipe insulation has resulted in deteriorated walls and ceilings, and poor indoor air quality in many areas of the resort.
At buildings 1-4, the condition of the exterior walls permits water intrusion. The stucco should be painted with an acrylic elastomeric coating system and all joints cleaned and resealed: the face brick should be cleaned and tuckpointed and all joints cleaned and resealed. The wood siding at the gable ends and dormers should be replaced, painted and new sealants applied.
Although buildings 5-7 were recently painted, no work was performed on the curtainwall system, and moisture intrusion appears to exist. During the period of the exterior work, a replacement of sealants and portions of gaskets/seals is required. Similarly, virtually every window leaks or allows intrusion of humid air: repair or replacement of all wood trim and windows is necessary.
Currently the existing buildings have a variety of roofing types, most of which have failed and require replacement. The roofing work must occur in conjunction with the roof structure repairs and HVAC replacements.
At building 1, 3rd and 4th floors in the alley side units and internal corridors, there are subfloor and structural issues resulting from water intrusion: repair and replacement is required. Building 2, third floor, has roof sheathing and structural issues resulting from the loads imposed on the existing structure and deterioration from water intrusion: repair and replacement is required. Building 4, 4th floor deck area, has subfloor and structural issues resulting from the loads of the filled spa and deterioration from water intrusion: similarly, the wood deck is deteriorated and must be replaced.
In the buildings of phases 1 and 2, the odor of sewer gas is evident on occasion: previous investigations have identified cracked sanitary sewer piping. Much of the horizontal cast iron waste piping in buildings 1-4 is believed to be defective and portions in buildings 1-3 have been replaced. The remainder of the horizontal piping in buildings 1-3 and all of that in building 4 must be replaced: it is expected that 50% of the risers must be replaced (within the building line).
The hot water heaters, in general, require replacement or expansion for several phases. The hot water heaters in buildings 4 and 5 that were replaced in the late ‘70’s or early ‘80’s are currently leaking and should be replaced. Only 1 heater was installed for phase 5 and it is not adequate to serve the phase: an additional heater is required, which should be manifolded with the existing.
The piping and insulation for building 7 precludes routine maintenance of the AHU’s and the insulation has been crushed in many instances, causing condensation: the condensation has, in turn, damaged drywall and finishes. The piping in the AHU closets should be replaced and all insulation should be replaced. The pipe insulation for all other buildings has deteriorated and is causing significant condensation, aggravated by the extent of humid air in the building. The condensation has damaged appliances, drywall and finishes. Virtually all pipe insulation must be replaced.
Buildings 1-5 are served by direct expansion or split systems, with condensers located on roof tops and air handler located in the units. While some of the existing condensers and air handlers are performing adequately, the equipment is generally beyond its useful life and was produced by many different manufacturers (making efficient maintenance difficult).
Currently, there is no outside or make-air provided to the corridors or public areas. Make-up air is required by current building codes and its absence causes negative air pressure in the building, contributing to water infiltration through the exterior walls and high humidity. Given building space limitations, new roof top mounted air handling unit should be provided at each phase (or combination of phases where possible). Make-up will be ducted from the AHU, through a new fire rated vertical duct shaft, with discharge at each corridor.
If these building repairs are not implemented within the next 12 months, the interiors will continue to deteriorate and the indoor air quality will continue to worsen. As a result, it is expected many of the units will be uninhabitable and the cost of repairs, when implemented, will be much higher.
