Case Study Overview
How Rimkus Delivered Construction Observation for a Two-Phase Asphalt Pavement Rehabilitation, Concrete Curb and Sidewalk Reconstruction, Storm Sewer Decommissioning, and Site Improvement Program at a Residential Housing Property in Oakville, Ontario
A Rimkus Pavement Engineering engagement delivered full construction observation services for a 2022 parking lot rehabilitation and site improvement program at a residential housing property in Oakville, Ontario on behalf of Halton Community Housing Corporation. The program addressed end-of-life asphalt pavement across two construction phases, concrete curb and sidewalk replacement, storm sewer decommissioning, drainage improvements, and line marking reinstatement. Rimkus conducted 7 observation reports from May through June 2022, coordinated third-party geotechnical field testing, issued 2 payment certificates, and certified substantial performance under Section 32 of the Ontario Construction Act.
Who this is for: Residential housing providers, non-profit housing corporations, municipal housing authorities, and property managers planning parking lot pavement rehabilitation, site improvement, or concrete works on occupied residential properties requiring independent construction observation, geotechnical testing coordination, and payment certification.
What We Did
- Provided construction observation for a two-phase parking lot rehabilitation and site improvement program: asphalt removal and replacement, granular base preparation, concrete curb and sidewalk reconstruction, storm sewer decommissioning, drainage improvements, speed bump reinstatement, and line marking.
- Conducted 7 observation reports from mobilization (May 25, 2022) through final walkthrough (June 14, 2022), coordinating third-party geotechnical field testing at critical construction milestones including granular base compaction and asphalt placement.
- Issued 2 payment certificates: PC1 (July 5, 2022) recommending payment of $149,414.80 (incl. HST) and PC2 (September 1, 2022) recommending 10% holdback release of $17,304.00 (incl. HST); certified substantial performance on June 20, 2022.
How We Helped
- Identified and directed correction of two key construction issues: absence of a geotechnical field technician for soft-spot determination during base preparation (OR1), and a water ponding issue during phase 2 asphalt work requiring saw cutting and regrading (OR4 and OR5). Both were resolved before the next phase of work proceeded.
- Coordinated third-party geotechnical testing at every critical milestone: nuclear density gauge testing for granular base compaction, proof rolling for soft-spot identification, and air and slump testing on fresh concrete, providing Halton Community Housing Corporation with documented evidence of material compliance at each stage.
- Provided an independent construction record confirming all work was observed to be in general conformance with the project specifications at substantial completion, documented in the closeout letter issued August 23, 2022.
|
SERVICE LINE |
SECTOR |
LOCATION |
ENGAGEMENT LEAD |
|---|---|---|---|
|
Pavement Engineering |
Residential Housing / Non-Profit Housing |
Oakville, Ontario |
Aravind Perumalsamy, M.Eng., P.Eng., PMP®, LEED GA — Rimkus BES, Canada |
|
7 |
2 |
2 |
4,800 |
|---|---|---|---|
|
OBSERVATION REPORTS |
PHASES |
PAYMENT CERTS |
M2 APPROX. |
What Was the Challenge? End-of-Life Asphalt Pavement at an Occupied Residential Housing Property
A residential housing property in Oakville, Ontario operated by Halton Community Housing Corporation required full parking lot rehabilitation and site improvements. The existing asphalt pavement had reached the end of its useful life, with deteriorated surfaces, drainage deficiencies, failed storm sewer infrastructure, and degraded concrete curbs and sidewalks requiring replacement.
The program was procured under Regional Municipality of Halton Contract T-580-21 and required a two-phase construction approach: phase 1 addressing the primary parking and circulation areas, and phase 2 completing the remaining rehabilitation areas. The work required careful sequencing to maintain safe access to the residential property throughout construction, with traffic management through barricades and signage at all times.
Halton Community Housing Corporation retained Rimkus to provide independent construction observation, coordinate third-party geotechnical testing at critical milestones, and certify payment and substantial performance on their behalf.
“Independent construction observation on a residential parking lot rehabilitation provides the housing provider with documented evidence of base preparation, asphalt placement, and concrete work at every phase, separate from the contractor’s own records, protecting the owner’s interests from mobilization through holdback release.” – Aravind Perumalsamy, Practice Leader, Pavement Engineering
Technical Scope: Systems Addressed
The 2022 rehabilitation program addressed the following systems across two construction phases, with Rimkus providing construction observation oversight throughout:
- Storm Sewer Decommissioning: Parging of existing storm sewer pipeline at two locations; backfilling of trenches and manhole with Ufill concrete; decommissioning of upstream and downstream connections and existing manhole.
- Granular Base Preparation: Excavation and removal of existing subgrade at identified soft spots; supply and installation of 19 mm crusher limestone granular base material; compaction and grading to specified tolerances; geotechnical proof rolling and nuclear density gauge testing to confirm base performance before asphalt placement.
- Asphalt Pavement Rehabilitation (Phase 1 and Phase 2): Saw cutting and removal of existing asphalt pavement across approximately 4,800 m2; supply and installation of binder course asphalt (HL8, 80 mm depth, 600 m2); supply and installation of binder course asphalt (HL8, 60 mm depth, 1,950 m2); supply and installation of surface course asphalt (HL3, 40 mm depth, 2,550 m2); SS1 tack coat application (2,550 m2) between lifts; asphalt geotechnical field testing at each lift by third-party technician.
- Concrete Curb and Sidewalk Reconstruction: Removal and replacement of concrete curbs (10 linear metres); supply and installation of concrete mono curb and sidewalk (76 m2) to specified grades and cross-sections; 32 MPa concrete with air and slump testing by third-party geotechnical technician.
- Drainage Improvements: Installation of catch basin frost treatment at 3 locations to address drainage deficiencies; resolution of water ponding issue in phase 2 area through saw cutting and asphalt regrading.
- Site Improvements: Temporary fencing and traffic management throughout construction; speed bump reinstatement; parking lot line marking reinstatement; site hoarding using reflective construction cones and caution tape throughout the program.
Note on Methods and Limitations
Observation reports (OR) are intended to comment only on operations and items that were visible or being undertaken at the time of each site visit. They do not constitute continuous inspection of the work. The contractor remains solely responsible for on-site health and safety, construction techniques, and compliance with all applicable laws and regulations.
The Process: Seven Observation Reports Across Two Construction Phases
Rimkus conducted 7 observation reports from mobilization through final walkthrough, with third-party geotechnical testing coordinated at critical milestones.
- OR1 (May 25, 2022): Contractor completed parging of storm sewer pipeline at both locations and backfilled trenches with Ufill concrete. Asphalt saw cutting and removal commenced in the work area. Contractor directed to schedule a geotechnical field technician to determine soft spots and perform base and subbase repairs before placing granular material.
- OR2 (May 30, 2022): Contractor prepared granular base using 19 mm crusher limestone. Concrete placement commenced for curb and sidewalk work areas. Third-party geotechnical technician present on site: nuclear density gauge testing for compaction, proof rolling to identify soft spots, air and slump testing on fresh concrete.
- OR3 (May 31, 2022): Concrete curb and sidewalk placement completed. Contractor performing necessary grading in asphalt area and placing binder course asphalt for phase 1 rehabilitation area. Contractor directed to coordinate with geotechnical technician for all required asphalt and granular material testing.
- OR4 (June 6, 2022): Phase 1 line painting completed. Phase 2 asphalt removal and disposal commenced. Contractor directed to coordinate geotechnical testing for phase 2 granular work. Water ponding issue identified in the phase 2 area; contractor directed to resolve the ponding during phase 2 asphalt work.
- OR5 (June 8, 2022): Contractor placing 19 mm crusher limestone granular base with grading in phase 2 rehabilitation area. Geotechnical technician present for nuclear density testing and proof rolling. Contractor saw cutting asphalt to resolve water ponding issue identified at OR4; speed bump installation in phase 1 area in progress.
- OR6 (June 10, 2022): Contractor placing binder course asphalt in phase 2 area. Geotechnical technician present for asphalt testing. Contractor scheduled to complete surface course asphalt placement in phase 2 area the same day; line painting scheduled for June 11, 2022.
- Final Walkthrough (June 14, 2022): All work associated with the scope of the rehabilitation program observed as complete. All work confirmed to be in general conformance with the project specifications.
Key Observations and Corrective Directions
|
Observation |
Report |
Direction and Outcome |
|---|---|---|
|
Geotechnical field technician not scheduled for base preparation |
OR1 (May 25, 2022) |
Contractor directed to schedule a geotechnical technician to determine soft spots and perform necessary base and subbase repairs before granular material placement; technician confirmed present at OR2 |
|
Contractor directed to coordinate geotechnical testing for asphalt placement |
OR3 (May 31, 2022) |
Contractor directed to coordinate with geotechnical field technician for all required asphalt and granular material testing; technician confirmed present and testing performed at OR5 |
|
Water ponding issue identified in phase 2 area |
OR4 (June 6, 2022) |
Contractor directed to resolve the ponding issue during phase 2 asphalt work; contractor saw cut asphalt at OR5 to address drainage and resolve ponding before surface course placement |
|
All work observed as complete at final walkthrough |
Final Walkthrough (June 14, 2022) |
All work within the scope of the rehabilitation program confirmed complete; all work observed in general conformance with project specifications |
Payment Certification
|
Certificate |
Date |
Amount (excl. HST) |
Notes |
|---|---|---|---|
|
PC1 |
July 5, 2022 |
$149,414 |
Recommended payment to Centre-Line Paving & Construction Ltd. for all work completed to date; 10% holdback ($15,313.28) and warranty security ($5,593.98) withheld; net subtotal $132,225.49 plus HST $17,189.31 |
|
PC2 |
September 1, 2022 |
$17,304 |
Recommended 10% holdback release of $15,313.28 plus HST $1,990.72; issued following substantial performance certification and publication |
The Value Delivered
Independent construction observation at every phase. Seven observation reports across two construction phases provided Halton Community Housing Corporation with a documented record of base preparation, granular testing, asphalt placement, concrete work, and site improvements at every stage. The closeout letter confirmed all work was observed in general conformance with the project specifications, giving the housing corporation an independent account separate from the contractor’s own records.
Geotechnical testing coordination protected pavement performance. Third-party geotechnical testing was coordinated at every critical milestone: nuclear density gauge testing for granular base compaction, proof rolling for soft-spot identification, and air and slump testing on fresh concrete. When the contractor had not scheduled a geotechnical technician for base preparation, Rimkus directed them to do so before asphalt placement proceeded, protecting the long-term performance of the rehabilitated pavement.
Drainage deficiency identified and corrected before surface course placement. A water ponding issue in the phase 2 area was identified at OR4 and directed for resolution before surface course asphalt was placed. The contractor saw cut the asphalt and regraded the affected area at OR5, resolving the drainage deficiency before the final lift. Without this observation, the ponding issue would have been concealed beneath the surface course.
Independent payment certification and substantial performance certification. Two payment certificates were issued, each based on independent review of contractor invoices against work verified as complete during observation visits. Substantial performance was certified on June 20, 2022, under Section 32 of the Ontario Construction Act, providing the housing corporation with the formal documentation required to start the holdback release clock and close out the construction record.
Why Rimkus Built Environment Solutions
Parking lot rehabilitation for residential housing providers requires construction observation that keeps residents safe, coordinates geotechnical testing at the right milestones, and provides the housing corporation with an independent documented record of what was built. Rimkus Pavement Engineering provides observation reports, geotechnical testing coordination, payment certification, and substantial performance certification that give housing providers and municipal clients the evidence they need: that base preparation was tested, that drainage issues were corrected before they were buried, and that payments are supported by verified completion.
Rimkus Pavement Engineering serves residential housing providers, non-profit housing corporations, municipal housing authorities, condominium corporations, property managers, and institutional asset managers requiring technical consulting for parking lot pavement rehabilitation, condition assessments, design and specification, construction observation, and geotechnical testing coordination across residential and commercial properties throughout Canada.
Key Takeaways for Residential Housing Providers and Property Managers
What Every Residential Housing Provider Should Know About Parking Lot Rehabilitation Programs
- Independent construction observation on a parking lot rehabilitation provides the housing provider with a documented record of base preparation, asphalt placement, and concrete work at every phase. Base deficiencies and drainage issues concealed beneath the surface course cannot be detected after the fact.
- Third-party geotechnical testing at critical milestones (granular compaction, proof rolling for soft spots, and concrete air and slump tests) provides documented evidence of material compliance before work proceeds. Coordinating this testing is a core part of construction observation on pavement rehabilitation programs.
- Water ponding in a parking lot is not only a nuisance: it accelerates pavement deterioration and creates liability risks for the housing provider. Identifying drainage issues during construction, before surface course placement, is the most cost-effective point at which to correct them.
- Payment certification based on independent observation protects the housing provider: payments are recommended only when work has been verified as representative of the amount claimed, and holdback release is tied to substantial performance certification under the Ontario Construction Act.
- A closeout package documenting all observation reports, geotechnical test results, payment certificates, and the substantial performance certificate provides the housing corporation with a complete construction record for the property file.
Related Services
- Pavement Engineering
- Parking Lot Rehabilitation
- Construction Observation
- Pavement Condition Assessments
- Design, Specifications, and Tender Management
Frequently Asked Questions
Connect with Our Expert
Aravind Perumalsamy, M.Eng., P.Eng., PMP®, LEED GA
Practice Leader, Pavement Engineering
+1 647 231 1244
[email protected]
View Aravind’s Expert Profile
Aravind holds a Master of Engineering in Civil Engineering from Carleton University and a Project Management Professional (PMP) designation from PMI. His expertise covers pavement observation, geotechnical investigation, drainage assessment, cost estimation, tender analysis, and award recommendation, with contributions to large-scale highway construction, condominium development, and parking lot pavement programs.
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.