Case Study Overview
How Rimkus Delivered End-to-End Building Sciences Consulting Across 11 Residential Blocks — From Technical Specifications Through 304 Working Days of Construction Administration
A Rimkus Building Sciences engagement for a condominium community of 11 residential blocks in The Blue Mountains, Ontario delivered complete building envelope consulting for a full exterior wall rehabilitation program: preparing technical specifications, managing a competitive tender that produced four bids, recommending contract award, and providing 16 field reviews across six construction zones from mobilization in April 2025 through a planned handover in May 2026. The project encompasses removal of existing EIFS cladding, air/water barrier application, installation of new wood and metal siding, replacement of all soffits, fascia, eavestroughs, and downspouts, addition of engineered entrance canopies, chimney removal, and gas line extensions. Construction is currently underway across the occupied residential site.
Who this is for: Condominium corporations, boards of directors, and property managers planning large-scale building envelope rehabilitation on aging multi-block residential communities requiring end-to-end technical consulting from specifications through construction administration.
|
SERVICE LINES |
SECTOR |
LOCATION |
ENGAGEMENT LEAD |
|---|---|---|---|
|
Building Sciences |
Residential / Condominium |
The Blue Mountains, Ontario |
Rimkus BES – Mississauga, ON |
|
11 |
6 |
16+ |
304 |
|---|---|---|---|
|
RESIDENTIAL BLOCKS |
CONSTRUCTION ZONES |
FIELD REVIEWS |
WORKING DAYS |
The Challenge: Full Envelope Rehabilitation on an Occupied 11-Block Community
For a condominium corporation managing a large multi-block residential community, the decision to undertake a full building envelope rehabilitation is one of the most consequential capital decisions the board will make. The building must remain occupied throughout construction. Residents are living directly below active work zones. Every decision about staging, sequencing, safety, and contractor oversight has to reflect that reality.
The condominium community in The Blue Mountains, Ontario was constructed around 1989. After more than three decades of service, the original building envelope, comprising EIFS cladding, soffits, fascia, eavestroughs, and downspouts across 11 residential blocks, had reached the end of its functional lifespan. The condominium corporation needed a technical consultant who could develop the specifications, manage the competitive tender, recommend a contractor, and then provide sustained oversight across what would become a 304-working-day construction program.
Without independent technical expertise at every stage, the board faced the familiar risks: specifications that are difficult to enforce, bids that cannot be meaningfully compared, and no mechanism to verify that specified installation sequences are being followed before new cladding concealed what was underneath.
“A condominium board overseeing a full building envelope rehabilitation across 11 occupied residential blocks needs more than a contractor. It needs an independent technical advocate at every stage, from the first specification decision to the last field review.” – Chander Thusu, B.Eng., BSS, Practice Leader, Building Sciences
The Solution: End-to-End Building Sciences Consulting
Rimkus was engaged to deliver complete building sciences consulting across all phases of the rehabilitation program, serving as the condominium corporation’s independent technical advisor throughout.
Technical Specifications and Tender Documents |
Competitive Tendering and Contract Award |
|---|---|
|
Prepared complete project specifications covering scope of work, material selection, installation requirements, quality control standards, protrusion extension requirements, and health and safety requirements across all 11 blocks. Full tender documents produced for competitive bidding. |
Issued invitations to six qualified contractors, conducted a mandatory pre-bid site meeting in December 2024, managed the question period, received four bids, analyzed submissions, and provided a written bid award recommendation. Issued the letter of intent and coordinated the CCDC 2 contract. |
Construction Administration and Field Reviews |
Occupied-Site Quality and Safety Management |
|
Conducted 16 field reviews across six construction zones from mobilization in April 2025 through March 2026. Documented progress, issued deficiency notices, directed corrective actions, and coordinated with contractor and client representatives throughout. |
Directed contractor safety measures throughout construction on the occupied site: scaffolding egress openings, overhead protection at unit entrances, temporary soffit closures against bird entry, walkway restoration, and emergency unit numbering during construction. |
How Our Services Address Common Challenges
Common Challenge |
What Rimkus Provides |
|---|---|
|
Specifications that are hard to enforce in the field |
Enforceable technical specifications, material standards, and installation details prepared for the specific building and site conditions |
|
Bids that cannot be meaningfully compared |
Structured competitive tender with mandatory pre-bid site meeting, managed question period, and written bid analysis |
|
Defects concealed before they can be identified |
Regular field reviews with formal deficiency notices, verification of corrective actions, and documented record before concealment |
|
Occupied-site safety risks during construction |
Ongoing site-specific safety direction documented in field review reports: egress, overhead protection, walkway restoration |
Deliverables: What the Condominium Corporation Received
- Complete technical specifications and tender documents for the full rehabilitation program
- Competitive tender management: invitation, pre-bid site meeting, question period, bid receipt, and written award recommendation
- Letter of intent to award and CCDC 2 contract coordination (CCDC 2: Standard Canadian Construction Document, Stipulated Price Contract)
- 16 formal field review reports documenting construction progress, deficiency observations, and contractor directions across all zones
- Material compliance verification: specified Ecto-Sil 1000 air/water barrier coverage confirmed; non-compliant 26-gauge fascia metal directed for replacement with specified 24-gauge material
- Construction sequence documentation: six-zone phased program from April 2025 through May 2026
- Occupied-site safety directives across all field reviews
Technical Scope of Work
The rehabilitation program addressed the following building envelope systems across all 11 blocks:
- EIFS Preparation: Two-coat application of Ecto-Sil 1000 water and air barrier coating over the full EIFS wall surface, verified by field review before strapping proceeds. 1″×3″ exterior-grade plywood strapping at 12″ o.c. horizontally secured to existing steel studs.
- New Cladding Systems: Maibec Brushed Contemporary wood siding (Coastal Charcoal and Algonquin Amber) and Mac Metal Harrywood metal siding (Cedar), fastened with 12-gauge, 5″ Climaseal-coated or SS304 self-drilling screws at 12″ o.c. vertically into steel studs.
- Window and Door Trim Extensions: New painted aluminum window trims, Blueskin PE HT 200 at all rough openings, Will Seal 600 sealant, and new brick mould removal and replacement throughout.
- Soffit, Fascia, Eavestrough and Downspouts: Full removal and replacement: new aluminum perforated soffit, 8″ aluminum fascia, pre-painted metal 6″ eavestroughs, and 4″×4″ 24-gauge pre-painted metal downspouts connected to existing weeping tile.
- Entrance Canopies: New engineered aluminum canopies at all front unit entrances, 6 ft wide × 2 ft deep, with structural backup framing, fluted 22-gauge galvanized roof deck, and LED pot lights. Design sealed by a Professional Engineer licensed in Ontario.
- Base Flashing: New 24-gauge metal flashing at all elevations with Blueskin PE HT 200 moisture management behind and Bakor BES 925 sealant.
- Chimney Removal and Roof Repairs: Chimney removal at multiple units, with new plywood, high-temperature peel-and-stick membrane, and matching shingle repairs.
- Protrusion and Gas Line Extensions: Extension of all wall protrusions (gas meters, conduits, vents, light fixtures) to accommodate increased wall depth. Gas line extensions coordinated with a licensed mechanical subcontractor.
- Balcony EIFS Painting: Black paint applied to existing EIFS surfaces at second-floor balconies to coordinate with the new Maibec Coastal Charcoal siding.
Specified Materials
|
System |
Specified Product |
Notes |
|---|---|---|
|
Air/Water Barrier |
Ecto-Sil 1000 (two-coat) |
Applied to full EIFS substrate; coverage verified by Rimkus field review before strapping |
|
Wood Siding |
Maibec Brushed Contemporary 1×6″ |
Coastal Charcoal and Algonquin Amber colourways |
|
Metal Siding |
Mac Metal Harrywood 1×6″ |
Cedar colourway |
|
Fasteners |
Climaseal / SS304 self-drilling screws |
12 ga., 5″ long, at 12″ o.c. vertically into steel studs |
|
Window/Door Membrane |
Blueskin PE HT 200 |
At rough openings, behind base flashing, and at canopy beam openings |
|
Sealant |
Henry 925 BES / Will Seal 600 / Bakor BES 925 |
Counterflashing, window trim, base flashing |
|
Eavestrough |
Pre-painted metal 6″ |
Full replacement at all elevations |
|
Downspouts |
4″×4″ 24-gauge pre-painted metal |
Closed face; connected to existing weeping tile |
|
Canopy Deck |
Fluted 22-gauge galvanized roof deck |
Over 13 mm exterior-grade plywood with HT membrane; PE-sealed design |
|
Base/Fascia Flashing |
24-gauge prefinished metal (custom) |
Non-compliant 26-gauge directed for replacement (FR 12) |
Construction Sequence: Six Zones, 304 Working Days
Work was organized into six sequential construction zones, progressing across the site from April 2025 through May 2026. Each zone followed the same two-phase approach: air barrier application (10 working days) followed by cladding, soffit, fascia, eavestrough, and downspout installation (15 working days).
|
Zone |
Units |
Scheduled Period |
Notes |
|---|---|---|---|
|
1 |
Units 11–14 |
April 15 – August 5, 2025 |
First zone; 80 working days incl. mobilization |
|
2 |
Units 15–18 |
July 28 – September 12, 2025 |
Two block groups, sequential |
|
3 |
Units 19–22 |
September 15 – November 21, 2025 |
Two block groups, sequential |
|
4 |
Units 9–10 |
November 24, 2025 – January 30, 2026 |
Winter construction phase |
|
5 |
Units 5–8 |
December 29, 2025 – April 10, 2026 |
Two block groups, sequential |
|
6 |
Units 1–4 |
April 13 – May 15, 2026 |
Final construction zone |
|
__ |
Demobilization |
May 18–29, 2026 |
Site handover |
Tendering and Contract Award
Rimkus managed a competitive tender process that produced four qualified bids. Six contractors were invited; a mandatory pre-bid site meeting was held December 16, 2024, with bids closing January 6, 2025. Rimkus reviewed all submissions, conducted a bid analysis, and provided a written recommendation.
|
Contractor |
Base Bid (excl. HST) |
Projected Start |
Duration |
|---|---|---|---|
|
Nu Era Building Restoration Inc. (awarded) |
$1,870,610 |
10 days |
210 days |
|
Bold Exteriors Inc. |
$2,270,984 |
__ |
__ |
|
Skyluxe Roofing & Sheet Metal |
$2,432,157 |
10 days |
TBD |
|
CanMac Siding Inc. |
$4,121,090 |
45 days |
110 days |
Final contract price after a negotiated 4.5% discount and allowance adjustments: approximately $1,765,432 (excl. HST). Cost figures are project-specific; actual costs vary based on scope, site conditions, and market conditions at time of tender.
The Process: Construction Administration Across 16 Field Reviews
Rimkus provided full construction administration from contract award through active construction. The process followed a structured approach from specification through site oversight.
- Step 1: Pre-construction. Technical specifications and tender documents prepared. Competitive tender managed. Contract awarded. CCDC 2 coordination completed. Pre-construction meeting conducted.
- Step 2: Zone 1 field reviews (FRs 1–9, April–October 2025). Units 11–14 construction commenced April 15, 2025. Air/water barrier application, wood strapping, and Maibec siding installation documented across all elevations. Canopy installation, chimney removal, soffit, fascia, eavestrough, and downspout installation completed. Zone 1 confirmed complete before Zone 2 commenced.
- Step 3: Zone 2–3 field reviews (FRs 10–13, October–December 2025). Units 15–22 progressed across rear, front, and side elevations. Ecto-Sil 1000 coverage touch-ups directed. Maibec siding and metal siding installation documented. Canopies and chimney removals completed.
- Step 4: Zone 4–5 field reviews (FRs 14–16, December 2025–March 2026). Units 15–22 front elevation cladding and canopy soffit installation continuing. Metal fascia flashing progressively installed. Key deficiency: fascia metal gauge non-compliance identified (FR 12) and directed for correction with specified 24-gauge material.
- Step 5: Ongoing — Zones 5–6 (Units 1–10) to proceed through May 2026 per the approved construction schedule. Demobilization and site handover planned for May 18–29, 2026.
Notes on Methods and Limitations
Field reviews are limited to construction results, means, and methods visible and being performed at the time of each visit. The contractor is solely responsible for all health and safety requirements at the site. The construction schedule is subject to contractor-reported timelines and actual site conditions.
“A specification that cannot be verified is only a recommendation. Sixteen field reviews across six construction zones is what converts specifications into documented construction accountability.” – Chander Thusu, B.Eng., BSS, Practice Leader, Building Sciences
What the Field Reviews Found: Ten Categories of Deficiency Managed
|
Finding |
Condition Observed |
Contractor Direction |
|---|---|---|
|
Ecto-Sil 1000 coverage |
Incomplete or single-coat application on EIFS at multiple zones; existing EIFS colour still visible in areas |
Wood strapping removed; additional coats applied and confirmed before siding installation proceeded |
|
Base flashing transition |
Blueskin transition at sliding doors not installed per drawing detail C at Zone 1 commencement |
Contractor directed to remove and reinstall per project drawings |
|
Fascia metal gauge |
26-gauge prefinished metal flashing installed instead of specified 24-gauge; oil canning observed (FR 12) |
Contractor directed to source and install specified 24-gauge custom-order material |
|
Fireplace exhaust detailing |
Existing fireplace exhaust pipes hard-connected; unable to be extended as originally drawn |
Revised metal flashing detail developed, approved, and installed at all units |
|
Canopy membrane damage |
Blueskin waterproofing membrane at canopy opening (Unit 115) damaged at unit entrance |
Contractor directed to replace before cladding proceeded to prevent water intrusion |
|
Diverter flashing omitted |
Diverter flashing at counter-flashing/siding junction at shingle roof edge not installed |
Contractor directed to install per specification; Rimkus to confirm on completion |
|
Unsealed EIFS penetrations |
Pre-drilled screw holes and EIFS openings left unsealed at multiple units |
Sealant directed for all locations before cladding installation |
|
Chimney plywood exposure |
Plywood at cut chimney (Unit 114) exposed without Blueskin HT 200 |
Blueskin HT 200 and metal flashing directed per drawings |
|
Patio stone displacement |
Stone walkways at multiple units displaced by adjacent ground work; tripping hazard to residents |
Contractor directed to restore to original condition; repairs confirmed at FR 11 |
|
Henry 925 BES sealant |
Sealant not applied to top edge of counterflashing horizontal termination |
Sealant application required per specification |
Construction Administration Finding: All ten deficiency categories were identified and directed for correction before cladding or subsequent work concealed them. This is the core value of ongoing field review: deficiencies found during construction can be corrected. Deficiencies found after the cladding is installed are significantly more costly to address.
The Value Delivered: From Specifications to Construction Accountability
The value of end-to-end building sciences consulting on a rehabilitation of this scale is measured at every stage: in the quality of the specifications, the competitiveness of the bids, the defensibility of the contract award, and the documented record of what was installed and how.
Results to Date
- 16 field reviews completed, April 2025 – March 2026, across six construction zones
- 10 deficiency categories identified and directed for correction before concealment, including incomplete air/water barrier coverage, non-compliant fascia gauge, damaged waterproofing membranes, unsealed penetrations, and omitted flashings
- Non-compliant 26-gauge prefinished metal fascia flashing identified at Field Review 12 and replaced with specified 24-gauge custom-order material across all affected units
- Four bids received on a managed tender; contract awarded at ~$1,765,432 (excl. HST), representing a saving of $105,178 below the lowest base bid after a negotiated 4.5% discount and allowance adjustments
Defensible contract award at competitive pricing. A managed tender process across six invited contractors produced four bids spanning a range of over $2.25M (excl. HST). The written recommendation and bid analysis gave the corporation the documented evidence to award the contract with confidence.
Material compliance enforced on-site. Non-compliant 26-gauge prefinished metal flashing was identified at Field Review 12 and directed for replacement with specified 24-gauge material before the installation could proceed across additional zones. The specification was not advisory; it was enforced.
Critical deficiencies corrected before concealment. Across 16 field reviews, ten categories of deficiency were identified and directed for correction before subsequent work concealed them: air barrier gaps, waterproofing membrane damage, unsealed penetrations, omitted flashings, and others. Each was documented and resolved.
Occupied-site safety actively managed. Rimkus directed emergency egress openings in scaffolding, overhead protection at all unit entrances, temporary soffit closure boards, walkway restoration, and temporary unit numbering, managing the intersection of an active construction site and a fully occupied residential community across all six zones.
Engineering requirements confirmed and enforced. Entrance canopy design required structural engineering seal from a Professional Engineer licensed in Ontario. The specification was clear, and compliance was verified before canopy installations were accepted.
Why Rimkus Built Environment Solutions
Building sciences consulting that genuinely protects a condominium corporation’s investment requires more than a set of specifications. It requires the ability to develop enforceable construction documents, run a procurement process that produces comparable and defensible bids, and then maintain sustained technical oversight throughout a multi-month construction program, identifying and directing correction of deficiencies before they are buried in the completed assembly.
Rimkus Building Sciences brings integrated expertise across building envelope systems, specification writing, and construction administration. The team’s ability to manage the full project lifecycle, from the first specification decision to the final field review, allows condominium corporations and property managers to proceed with confidence that their rehabilitation investment is being protected at every stage, across every zone, through every phase of construction.
We serve condominium corporations, property managers, building owners, lenders, and institutional asset managers requiring technical consulting for building envelope rehabilitation, condition assessment, reserve fund studies, and construction administration across residential and commercial properties throughout Canada.
Key Takeaways for Condominium Corporations and Property Managers
What Every Condominium Corporation and Property Manager Should Know
- A managed tender process for a large residential building envelope rehabilitation is essential, not optional. This project produced four bids spanning over $2.25M; without a managed process, the corporation would have had no reliable basis to evaluate or compare them.
- A specification for air/water barrier application must be verified, not assumed. On this project, Rimkus directed removal of installed wood strapping in multiple zones after discovering Ecto-Sil 1000 coverage was insufficient. Accepting the contractor’s word is not verification.
- Ongoing construction administration across 16+ field reviews identified ten categories of deficiency, including fascia metal gauge non-compliance, waterproofing membrane damage, and omitted flashings, before they were concealed within the completed cladding assembly. Deficiencies found during construction are correctable. After the cladding is on, the options narrow significantly.
- Entrance canopy design on residential multi-unit buildings requires structural engineering. Specifications required drawings sealed by a Professional Engineer licensed in Ontario. This is not a formality: it is a code and liability requirement.
- Occupied-site construction on a residential condominium requires active safety management throughout. Emergency egress, overhead protection, temporary enclosures, and walkway restoration are not the contractor’s discretion: they are directed requirements, documented in the field review record.
Related Services
- Building Envelope Consulting
- Construction Administration
- Reserve Fund Studies and Condition Assessments
- Specification Writing and Tender Management
Frequently Asked Questions
Connect with Our Expert
Chander Thusu, B.Eng., BSS
Practice Leader, Building Sciences
+1 416 970 3107
[email protected]
View Chander’s Expert Profile
Chander has 32 years of experience in building sciences, structural rehabilitation of parking and balcony structures, and forensic investigation of high-humid buildings such as swimming pools and steam rooms. He holds a Building Science Specialist (BSS) designation from the Ontario Building Envelope Council and a Building Science Certificate from the University of Toronto.
This case study is intended to provide general information and insights into prevailing industry practices. It is not intended to constitute, and should not be relied upon as, legal, technical, or professional advice. The content does not replace consultation with a qualified expert or professional regarding the specific facts and circumstances of any particular matter.