Construction Review & Contract Administration
Once a project is awarded to a contractor, Brown & Beattie Ltd. is able to provide construction review and contract administration services during the work. Essentially these services include periodic inspection of the work to protect owner interests and ensure it is being completed in accordance with specifications and drawings. The frequency of these inspections can be customized to suit your objectives. Brown & Beattie stays in contact with the contractor throughout the construction process to ensure we are on site during critical moments.
Prior to commencing construction, Brown & Beattie will prepare contract documents, assist in the application of the building permit and conduct a photographic survey of the property to ensure it is restored to an equal or better condition than before work started. Construction materials, samples and mock-ups are reviewed during the course of the work. Where appropriate, materials and components are tested for conformance with the specifications. Material manufacturers are brought in to review surface preparations and material applications.
Regular meetings are held on site with the contractor and the owner's representative including a pre-construction meeting and a final inspection meeting. Meetings during the work are used to update the owner with progress of the work.
For unit price contracts, repair quantities are measured by Brown & Beattie to form the basis of contractor invoices and to monitor the project budget.
Contract administration services include ensuring the contractor submits all required documentation such as WSIB certificates, insurance certificates, bonds, substantial performance publication certificate and warranties. Brown & Beattie will review the contractor's invoices to ensure the owner never pays for more work than has been completed. As the project nears completion we will declare substantial performance and monitor the completion of work including deficiencies and clean-up.
Case Study > Balcony Restoration
The deteriorating concrete balcony slabs on this Toronto apartment complex were repaired and the existing steel balcony panels locally replaced and repainted to revitalize the building. Brown & Beattie Ltd. provided engineering services related to specifications, tendering, construction review and contract administration.
Case Study > Balcony & Wall Restoration
This Scarborough building had an older style steel railing that was replaced as part of the balcony restoration work with an aluminum framed glass panel railing system that complied with current Building Codes and requires minimal maintenance. Masonry and sealant repairs were also specified as part of overall balcony restoration to take advantage of economies of scale. Work also included balcony waterproofing and retrofitting of the drains on the concrete balustrade style balconies to minimize future maintenance. Coordination with the Owner, Property Manager and Contractor during the full restoration of the balconies and masonry walls resulted in a water tight and structurally sound building with improved aesthetics.
Case Study > Expansion Joint Waterproofing
By specifying an advanced waterproofing membrane technology and ensuring careful attention to detail during the installation, we were able to eliminate leakage through the expansion joint in the foundation wall of this Toronto high-rise condominium building.
Case Study > Flat Roofing Assessment
The roof replacement of this Mississauga condominium complex was phased out over multiple years based on ongoing condition assessments. Various roofing systems were used throughout the complex to accommodate site access restrictions. Brown & Beattie Ltd. prepared specifications and provided tendering, construction review and contract administration services.
Case Study > Garage Rehabilitation
The asphalt pavement at the rear parking lot of this north Toronto residential apartment building was one of the final tasks completed for a large garage roof slab restoration project. Engineering services also included design of new parking lot lighting and an expanded garbage bin storage area. During the course of the project we carefully tracked and reviewed repair quantities and reported regularly to the Owner keeping them appraised of any changes to schedule and budget.
Case Study > Garage Rehabilitation
The significant deterioration of the garage roof slab at this Thornhill apartment complex required the use of hydro-demolition to remove a large percentage of the existing concrete. The hydro-demolition process reduced noise and vibration during the work. Additional project items included replacement of the waterproofing, improved drainage and reinstatement of the asphalt pavement and landscaping. Brown & Beattie prepared the specifications and completed the tendering along with providing general field review services and contract administration.
Case Study > Garage Slab Replacement
Advanced deterioration of the concrete forming the garage roof slab at this Toronto apartment building necessitated complete replacement of the slab. Brown & Beattie Ltd. designed the slab replacement and provided general construction review services. Epoxy coated reinforcing steel and additional drains were specified to reduce future maintenance costs. The new concrete was placed using a concrete pump which assisted in meeting a fast-tracked schedule which minimized the closure of the garage.
Case Study > Garage Assessment
After experiencing water leakage in this Toronto building's parking garage, we were retained to investigate the causes and propose solutions to address the leakage as well as to identify non-priority concerns that could be phased out over multiple years. Brown & Beattie Ltd. then provided the engineering services related to specifications, tendering, construction review and contract administration for the most serious water penetration problems which were occurring through expansion joints and adjacent to fire sprinkler stand pipes.
Case Study > Shingle Roof Replacement
The replacement of the existing deteriorated 3-tab shingles with new 40-year architectural shingles on this Rosedale area Toronto home, provides excellent long-term performance while maintaining the stately aesthetics of the neighbourhood at a reasonable cost. Brown & Beattie Ltd. provided engineering services related to field review and contract administration.
Case Study > Garage Ramp Repairs
The failed garage entry ramp snow melting system at this Richmond Hill condominium complex was replaced in conjunction with a new concrete ramp topping and waterproofing of the underlying structural ramp slab. This ramp utilized glycol heating pipes for the snow melting system and included new snow and temperature sensors. Brown & Beattie provided engineering services related to specifications, tendering, construction review and contract administration.
Case Study > Garage Ramp Enclosure
Several options were reviewed by the owner after the failure of the embedded ramp heating system at this downtown Toronto high-rise. In place of traditional ramp heating cables, the owner opted to construct a ramp enclosure to prevent the build-up of snow and ice on the garage access ramp in the winter months. Although a more costly initial investment, such an enclosure provides a significantly longer serviceable life with reduced maintenance. Our design for the enclosure involved a multi-disciplinary focus including structural, architectural, electrical, mechanical and life safety considerations. Brown & Beattie Ltd. provided engineering services related to specifications, structural design, tendering, construction review and contract administration.