Extravagance to no avail-Abbey Lane podium Work
Alan Sze / #105 present
Dec 2, 2025
Observations on Abbey Lane complex
podium waterproofing make-over - 2025
Abbey Lane, 55 East 10th Vancouver
Discussions
The garden-on-podium landscaping feature has long been a marvel of green Vancouver building clusters pioneered by the late architectural icon Arthur Ericsson.
Technology advances, yet a major flaw of planting on manmade concrete surfaces remains unresolved, viz. that of waterproofing when substrates are continuously under the combined assault of long rainy season, and penetration of woody plant rooting system.
The below grade reinforced concrete box of the Abbey Lane had suffered from water penetration for some time such that water dripping from, and sights of effervescence on the ceiling of the subterranean car parking stalls was becoming unsightly; however, it would take several years before the affected areas begin to spall. It was likely to survive the Broadway Plan enveloping the entire area!
Owners agreed and started to renovate the podium in 2025 on a generous budget, imposing big financial burdens on each strata unit.
The project is now substantially-complete (not officially declared?!), and it's time to do an incomplete reckoning , based on observations from the sideline, and calling upon my many years of engineering and construction experiences.
Oversight is always adversarial, yet a long established construction management protocol. While there is much to be thankful to the voluntary council members tasked to oversee the project, individuals need not be defensive in so far as labelling unconforming opinions as controversial, even offensive, with no hesitation to gag any particular person on the social media - a Cancellation malady !? Such acts expose oneself to possible legal liabilities.
Corruptions abound in large scale, lucrative communal residential projects.
It is essential to declare interest before I begin the next paragraphs. Let it be known I spent most of my professional life in a different jurisdiction and have long retired, not related to the building management, the consultant, least the contractor.
The following scribbles encapsulate the summary of observed issues over time. Informed parties are welcome to provide enlightenments to ease concerns of a Owner.
Fiduciary duties
All parties to a project owe an honest duty to advance the interests of the Principals, viz. the Owners.
Preying on Owner ignorance and hiding behind uninformed Owner decisions is a failed argument in court, a breach of trust at best, scandalous at worst.
Budget overkill unproportional to project benefits
Much has to be acknowledged for the good works skilled tradesmen have delivered; but it is not a given, it is paid for; And the Client still has to weigh the value against expanded money.
Metal flashing, galvanic erosion concerns
-The sheet metal work performed is one of the best standing seam craftsmanship in town.
-There are however double flashings, coupling stainless steel against sheet metal alloys without anti galvanic isolation. The Contractor should assure that laboratory tests negate the effects of bimetallic corrosion, or that non isolation is an incidental miss, or…
-In the meantime, it is a missed opportunity not to ask the metal fabricator to provide a bespoke complimentary stainless trimming to finish-off the unsightly call box at the front gate after the door bell upgrade!!
Torch on without adequate substrate treatment
-After the initial torch on was done, many areas were found collecting water - ponding, a sign that the substrate had not been adequately levelled and graded! What else could have been neglected while preparing for the Supreme membrane!?
It was said the ponding problem was resolved - without wholesale regrading of the substrate!? Possibly by stacking layers of membrane locally!
-The 25-year guarantee provided by the membrane supplier is theoretical and conditional upon quality workmanship and perfect environmental and maintenance conditions. Most Supreme membranes last no more than 10 years!!
-Workmanship verification is subject to vigorous on site supervision, and scientific testing, ultimately. After the primary water flooding test, were secondary tests done, like infrared red scanning?
- It may be affirmative that the membrane can survive 10 years of service, under the best of conditions. But whether this expansive exercise will bring the perceived benefit as declared is questionable. Do we have a waterproofing regime better than the original membrane installation? Maybe the younger owners can provide witnesses, certainly not those over 70!
Trees and Shrubs on unrestricted dirt mounds
-It is long established that the rooting system is the number one killer of sealing membranes. Experienced designers such as those who pioneered the Robson Square / the new downtown People square, choose to build elevated planters without contact to the substrate, or confined and vigorously waterproofed concrete containers to limit the progression of tree roots. Regular maintenance goes hand in hand.
- Do we even have adequate lateral root barriers surrounding the plants to slow down the root extension process!!! Geofabric sheeting simply does not do the job!
Hidden drain holes
-A feature of the present patio paver is employing an elevated support system to provide thoroughfare void which combines with gravel placement to hasten water dispersion.
-However, the system conceals all surface drainholes under heavy concrete pavers, depriving the opportunity to regularly servicing the drains.
-What if dirt and roots migrate to and plug up the drains over time!
Questionable paving supporters
-The patio pavers are supported by composite resin stands made in Malaysia, alleging a 25 year servicing period. The irony is that the paper warranty is worthless if the company can not survive as long…
- Not choosing durable and easily replaceable simple supports like brick or concrete blocks is beyond common sense.
Unsealed concrete paver and pony wall elements
An endeavor as expansive as this project usually carries some aesthetic effort to please the client.
The concrete pavers apparently have not been sealed. Even in this early days of project completion, dirt is seeping through the porous surface, and surely, moss ensues. Owners might have to pressure wash every Spring to restore a fresh look.
Non compliant patio-podium access
Two North facing units(#104,105) have no code compliant built- in steps for the14 inches high pony wall enclosure, no privacy gate and stepping stone on the perceived dirt path.
Solutions
In the best of holiday spirit, the following remedial options are offered against known defects and latent defects.
S.1 Root barrier It is not too late to install lateral root barriers around the woody shrubs and trees to slow down root propagation.
S.2 Floor drain access A light weight paver square, metal or otherwise, built - in with a lifting device for easy removal should replace the heavy concrete paver hiding the drain assembly.
S.3 Robust preventive maintenance regime Owners should adopt a preventive maintenance scheme commensurate with the deterioration of waterproofing elements. The Contractor is in a good position to advise on this.
S.4 Privacy gates and integrated steps This missing privacy gates and access steps to the podium for #104/105 should be restored.
S.5 Pressure Washing and stain sealant All pavers should be pressure washed and impregnating sealants applied to deter dirt and organic overgrow. This will ease follow-on upkeep efforts.
S.6 Sheet metal galvanic isolation Where double metal contacts were not isolated, appropriate isolation compound should be applied.
S.7 Hold back money Standrad Canadian CCDC contracts provide for hold back money up to 10% of contract value to allow for post completion defects correction. It should be strictly enforced.
Owner interest must be safeguarded through transparent dialogues
It is essential that Owners communicate and make free exchanges without biased scrutiny by self appointed moderators. Owners can easily form a WhatsApp group and become co- administrators to autonomously manage the social platform.
This writer volunteers his WhatsApp account / identical to cell phone no. to advance such initiatives: 6044406204.
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