[Burnaby] The Amazing Brentwood | 15 Towers | 186m | 56 flrs | U/C & Proposed - Page 108

donslade · #**2141** Posted **May 22, 2017, 5:11 PM**

Quote:

Originally Posted by GeeCee

They're not really talking about the towers here so much as the retail components that the leasing site addresses. Turn over is when substantial construction of the building(s) are completed and the individual tenants can begin fitting out their leased space to suit their own needs.

Given that, when would residents move in? Original completion date for tower one is Dec 2017 with an outside date of Dec 2018.

GilmoreStation · #**2142** Posted **May 22, 2017, 7:19 PM**

All I know is that the presale for tower 5 is now pushed back to Fall 2017 (originally Spring 2017)

Marshal · #**2143** Posted **May 22, 2017, 11:15 PM**

Actually, 'turn over' is a legal/contractual 'event.' It is when the building is literally turned over to the owner from the construction team. It is the step that defines building lien timelines, warantees, legal responsibility for the project in terms of safety, maintenance, operations of HVAC, and even includes the handover of systems and who gets the bills thereafter (for example, the electric bill is no longer the contractor's responsibility, but the owners). Hand over is also the formal process in which final/near final inspections are done and the discrepancy list is compiled (all the things that are unfinished or not done properly) are identified and hold-back amounts are determined. All in all, its a pretty big deal in the timeline.

Tenant improvements and leases involve the owner and the tenant . . . turn over has nothing to do with tenants fitting out their spaces, except that the owner must have possession of the building before they can allow their tenants to proceed.

If I remember, phase 1 included both mall and towers 1 & 2. If that was a legal packaging of the project, these dates should be for all of it. However, a developer can define 'phases' for marketing purposes, and the contractual breakdown is different.

SpongeG · #**2144** Posted **May 23, 2017, 1:09 AM**

So the mall retail won't open until fall 2019?

donslade · #**2145** Posted **May 23, 2017, 2:43 AM**

Quote:

Originally Posted by SpongeG

So the mall retail won't open until fall 2019?

Website still sez fall 2018 for mall so I assume that means shops etc are open then. As someone who intends to live there I'd really like to see a more specific move in date for residence.

n86 · #**2146** Posted **May 23, 2017, 6:53 PM**

Found this image on Shape Properties' leasing website. Gives a better idea of the future vision/density of the Brentwood Town Centre area.

http://shapeproperties.com/leasing/asset.../images/gallery/brentwood-gallery-21.jpg

VarBreStr18 · #**2147** Posted **May 23, 2017, 7:38 PM**

Quote:

Originally Posted by Marshal

Actually, 'turn over' is a legal/contractual 'event.' It is when the building is literally turned over to the owner from the construction team. It is the step that defines building lien timelines, warantees, legal responsibility for the project in terms of safety, maintenance, operations of HVAC, and even includes the handover of systems and who gets the bills thereafter (for example, the electric bill is no longer the contractor's responsibility, but the owners). Hand over is also the formal process in which final/near final inspections are done and the discrepancy list is compiled (all the things that are unfinished or not done properly) are identified and hold-back amounts are determined. All in all, its a pretty big deal in the timeline.

Tenant improvements and leases involve the owner and the tenant . . . turn over has nothing to do with tenants fitting out their spaces, except that the owner must have possession of the building before they can allow their tenants to proceed.

If I remember, phase 1 included both mall and towers 1 & 2. If that was a legal packaging of the project, these dates should be for all of it. However, a developer can define 'phases' for marketing purposes, and the contractual breakdown is different.

thanks for the explanation, you are very knowledgeble.
Wonder how "finished" is the turn over stage such as interior walls partitions etc etc? is this similar to "lock up stage"? thanks

Spr0ckets · #**2148** Posted **May 23, 2017, 8:06 PM**

Quote:

Originally Posted by n86

Found this image on Shape Properties' leasing website. Gives a better idea of the future vision/density of the Brentwood Town Centre area.

http://shapeproperties.com/leasing/asset.../images/gallery/brentwood-gallery-21.jpg

That's a really great image.

I love how they put the effort into showing or projecting how neighbouring sites will look like with proposed and currently-in-process developments complete, as well as projecting a (currently non-existent) multi-tower project to some sites to their immediate south (unless they know something we don't about those car dealerships).

That's pretty dense, and if they actually realise all of it, it would make the Brentwood area an actual true town center/metropolis.

Marshal · #**2149** Posted **May 23, 2017, 10:29 PM**

Quote:

Originally Posted by VarBreStr18

thanks for the explanation, you are very knowledgeble.
Wonder how "finished" is the turn over stage such as interior walls partitions etc etc? is this similar to "lock up stage"? thanks

"Lock up" and "Turn over" are informal terms that we don't use in either documents or contracts. I think they are common because contractors use them.

There is a specific terminology that specifies the procedures involved in the turning over (or taking over) of a project. My previous post spoke loosely and I will correct that here.

Take-over procedures typically begin at between 95 and 99% completion. This, of course is strictly impossible to determine, so it is a bit of a fiction and is determined simply through the architect’s acknowledgement.

It begins with a contractor’s inspection of Substantial Performance, and preparation of a list of uncompleted work. On that basis the contractor applies for a Certificate of Substantial Completion.
The issuance of this triggers liens (holdbacks of up to 30 days after substantial performance), warrantees and guarantees.

The architect/engineer inspects and produces the Deficiency List (the actual construction is inspected with regard to drawings/specifications and scope). The architect then prepares a Certificate of Substantial Performance.

The contractor/owner applies to the municipality for a Temporary Occupancy Certificate, or an Occupancy Certificate.

As the unfinished work and deficiencies are rectified, the architect provides a Certificate for Payment of Holdback Monies.
The BC Liens Statute sets ou the following timeline:
Substantial Performance
30 day period for lien registrations
10 day grace (checking of liens)
Hold back released (41 day total)
This requires a notarized declaration that all contributors have been paid by the prime contractor.

The architect and project team perform a final inspection: issuing a Certificate of Total Performance, signifying the contractor has satisfied the architect’s deficiency list
the guarantee period starts
final payment is initiated

Marshal · #**2150** Posted **May 23, 2017, 10:45 PM**

And while I am going overboard, here is an indication of the required submissions for completion:

Occupancy Permit
Fire Inspection Report
Building Inspection
Factories Act Inspection
Health Inspection
Equipment Manuals and Catalogues Submission
Warranties
Guarantees
Balancing Reports (Air and Water controls & operations)
Hand Over of 'extra' materials to owner
Key Handover
Special Tools and Equipment
All Construction Test Reports
Complete set of As-Built Drawings
Statutory Declaration by Contractor concerning proper payment of Suppliers and Sub-contractors
Hydro Test Certificate
Elevator/Hoist Certificates
Schedule of future Air Conditioning Test
Emergency Generator Manuals
List of all contractors and agencies involved with water, gas, electricity, digital controls and systems, alarms and special safety components
Owner's Operational Staff Training Program
CERTIFICATE OF SUBSTANTIAL PERFORMANCE
CERTIFICATE OF TOTAL PERFORMANCE

I'm sure I have missed a few, but this is the list we manage as part of our coordinating role on projects . . . at least as of the last update of our office manual.

Cypherus · #**2151** Posted **May 24, 2017, 2:54 AM**

Quote:

Originally Posted by Marshal

And while I am going overboard, here is an indication of the required submissions for completion:

Occupancy Permit
Fire Inspection Report
Building Inspection
Factories Act Inspection
Health Inspection
Equipment Manuals and Catalogues Submission
Warranties
Guarantees
Balancing Reports (Air and Water controls & operations)
Hand Over of 'extra' materials to owner
Key Handover
Special Tools and Equipment
All Construction Test Reports
Complete set of As-Built Drawings
Statutory Declaration by Contractor concerning proper payment of Suppliers and Sub-contractors
Hydro Test Certificate
Elevator/Hoist Certificates
Schedule of future Air Conditioning Test
Emergency Generator Manuals
List of all contractors and agencies involved with water, gas, electricity, digital controls and systems, alarms and special safety components
Owner's Operational Staff Training Program
CERTIFICATE OF SUBSTANTIAL PERFORMANCE
CERTIFICATE OF TOTAL PERFORMANCE

I'm sure I have missed a few, but this is the list we manage as part of our coordinating role on projects . . . at least as of the last update of our office manual.

Good to know about "Statutory Declaration by Contractor concerning proper payment of Suppliers and Sub-contractors". Very useful information to common people who visit this message board...

Marshal · #**2152** Posted **May 24, 2017, 5:08 AM**

It's not supposed to be useful in that sense. Its just good sometimes to see the real thing (the full list) to get an idea of what something really is.

Its just information, nothing to be scared of. No need to be an ass because your curiousity is limited. Besides, you denigrate "the common people" by thinking you know what they might find useful.

Spr0ckets · #**2153** Posted **May 24, 2017, 8:49 PM**

I could be wrong, but I really didn't read that as him being an ass.

He seems (to me anyway) to be genuinely grateful to be informed with knowledge that laypeople (i.e 'the common people', as he put it and which he seems to count himself as) don't typically get exposed to nor appreciate - which account for a good amount of people who visit this forum.

Besides which, all knowledge is useful.
It just depends on how it applies (or not) to the person receiving it and possibly using it.

Marshal · #**2154** Posted **May 24, 2017, 11:23 PM**

You could be right. Maybe I was too quick to see sarcasm. Regardless, he can let me know.

Klazu · #**2155** Posted **May 26, 2017, 1:52 PM**

Drove by yesterday and the dark spandrel looks pretty good in person. I was also pleasantly surprised by the wood being installed on top of the podium spandrel. I am back to hopeful for this project.

Caliplanner1 · #**2156** Posted **May 26, 2017, 4:54 PM**

Quote:

Originally Posted by Klazu

Drove by yesterday and the dark spandrel looks pretty good in person. I was also pleasantly surprised by the wood being installed on top of the podium spandrel. I am back to hopeful for this project.

It would be cool to get a picture shot of your verbal praise for the dark spandrel and the complementary wood atop the podium spandrel. Thanks for the mental stimulation.

logicbomb · #**2157** Posted **May 26, 2017, 8:09 PM**

Driving around there is going to suck. It already sucks.

donslade · #**2158** Posted **May 26, 2017, 10:05 PM**

The camera down again?

Locked In · #**2159** Posted **May 27, 2017, 9:26 PM**

My photos from May 22:

IMG_8825 by 604 City, on Flickr

IMG_8824 by 604 City, on Flickr

Caliplanner1 · #**2160** Posted **May 27, 2017, 10:08 PM**

Thanks for the update. This project is looking good. I like the dark glass and wood.