1401 Boulevard Talbot, Chicoutimi

A roof condition assessment and consulting work were completed for the largest shopping centre in the Saguenay–Lac-Saint-Jean region, resulting in a strategic roof replacement plan including budget estimates for capital and operations.

Services

Building and Structural Restoration Specialty Testing

Subservices

Roofing

Sector

Commercial / Institutional

Duration

2022-2024

Client

Primaris REIT Corporation

Partners

Project Value

<$1,000,000

Project size

1 building (740,000 sq ft)

The commercial retail building had 91 roof sections, totaling approximately 741,000 ft²,and was constructed in three major phases from 1973 to 1986 with smaller additions made from 1993 to 2019.

The project began with a roof condition assessment in 2022. Thermography identified several anomalies, and subsequent test cuts confirmed moisture trapped in several assemblies. Test cuts also revealed that most of the roof sections were renewed by installing a new assembly over the original assembly, and in some cases a third assembly was installed, raising concerns about structural loading. Pretium calculated the approximate dry/wet weight of each roof section for the client and their structural engineer’s review.

Working within the client’s budget to replace as much roofing as possible, Pretium prioritized four roof sections (32,300 ft²) that were replaced in 2023. Pretium’s involvement included providing design, technical specifications and drawings, tendering, project management, and construction review for this phase of the project.

Further assessment was then carried out in 2023 with repeated thermography and additional test cuts, further confirming moisture in some assemblies and multiple assemblies having been installed on most of the sections. A strategic roof replacement plan was finalized including budget estimates for capital replacement and operations (maintenance and emergency repairs). The plan was divided into phases spanning 15 years. Annual assessments were planned to prioritize annual work based on current conditions.

Pretium then provided design, specifications and drawings for tender of the replacement of 12 roof sections totaling over 100,000 ft² beginning in 2024.

To deliver this project, Pretium completed the following measures:

Thermography

Infrared thermography is used in building science to detect thermal variations in building envelope assemblies using non-destructive infrared (IR) radiation detector sensing equipment. Detection of these thermal variations can be used to identify a variety of potential deficiencies.

Condition Assessment

A detailed assessment of existing conditions, including drawings, permitted use, failure mechanisms, and remedial options, allows for clients to choose the building restoration and renewal program that best suits their objectives.

Roof Openings / Test Cuts

Our team creates small openings to determine roof compositions including the type of membrane, type and thickness of thermal and tapered insulation, and overall roof assembly height, type of vapour barrier, and the condition of the roof deck. Openings also allow us to confirm the presence of moisture in the roof.

Design and Specifications

Design documents describe the project scope, materials, and procedures based on information collected during the assessment/feasibility phase with the Owner’s agreement on approach and budget. They communicate to the contractor in a way that promotes refined pricing and increases the potential for success through improved workmanship, fewer changes and disruptions to occupants, a shorter schedule, and cost within budget.

Tendering

A fair and competitive tender process is followed for both public and private projects. During the tender process, we respond to queries, prepare addenda, and walk the work area with the bidders. On closing of tenders, we prepare a written summary and analysis of the bids received.

Contract Administration and Construction Review

Once a contractor is selected, our team periodically visits the site to confirm that the work is being completed in accordance with the project specifications and provides contract administration from start to completion.

Client Benefits

Pretium helped identify potential structural overloading at many roof sections which prompted the client to initiate a revised structural analysis of all roof sections.

We also helped to educate the client regarding best roofing practice regarding the installation of new materials over existing. Pretium identified the replacement value of the roofing based on local market conditions, which helped the client to secure a significant budget plan for the next 15 years. The greatest challenge was prioritizing roof replacement based on so many factors, all of which that are not typically experienced on a single property including:

budget
age and condition of multiple assemblies on the majority of roof sections
moisture content
structural concerns on a significant number of roof sections

This challenge involved many meetings and conversations with the client and internally. Working with the client to secure an immediate, significant budget for critical replacement was a challenge, considering the extent of required roof replacement in the short term.

Being a property situated in Quebec, all technical documents are required to be produced in French for distribution to contractors. Significant time and effort were required to overcome this challenge.

Due to the physical size of this property and the fact that many of the roof sections required attention in the short term, physically assessing the roofs, performing two thermographic scans and test cuts on over 80% of the roof sections, and organizing the information into a single report was also a challenge that was overcome by significant team effort.

Ultimately, the client has been very satisfied with the result and has praised Pretium for our diligence and expertise.

Test cut to confirm the roof configuration including membrane and insulation types and thicknesses. The test cuts are also used to confirm the presence of moisture within the assembly at locations identified during the infrared scans.

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