In 2001 it underwent a rehabilitation project with a different consultant, and received new cladding, windows, and balconies. RDH’s first involvement with the Breakwater strata was in 2013 when we wrote a depreciation report for the building. We were subsequently asked to write a proposal for design, tender, field review, and contract administration services for a balcony renewal project in 2021.
The balcony design from the 2001 rehabilitation included surface-mounted guardrails and area drains. By 2021 the drains leaked and damage to the framing on the top floors had begun. The owners were interested in a more durable design and an opportunity to modernize the appearance of the building. Most of the awnings were removed during the 2001 rehabilitation, and those remaining, above the top floor balcony doors, were now in poor shape. Rather than simply removing them, which would have increased the exposure to weather, the owners were interested in upgrading them so they offered more protection and were more durable.
During the design study, the owners explored various options and RDH provided detailed project cost estimates for each, enabling them to make informed decisions about the design of the balconies and awnings. RDH worked with the owners to ensure that we understood their objectives, preferences and aspirations, and that they were given full consideration. The owners felt strongly that the rounded balconies and pastel colour pallet with pale blue metal components dated the building in the 90s and they were keen to use the balcony renewal as an opportunity to modernize the appearance of the building as a whole. The balconies were squared, a different guardrail profile was selected, and the awnings were extended to cover more of the balconies and patio. The colour scheme selected was black and white, to contrast with the peach walls. A different approach to water management strategy was incorporated, with gutters at the top floor balconies tied into downspouts. Original doors were replaced with new thermally-improved doors.
The Strata is very happy with the outcome of the project and were pleased to return the unused portion of their special levy funds to unit owners at completion.
