Metropolis on Richards St.

[Super K]

Does anyone have the 411 on this building?

After reading the recent thread on Jardine's Lookout, I have EIFS fears. Anyone know what the exterior wall construction is? I am hopeful that since there was a heritage component to the project, quality of construction is above average.

[Marco911]

I thought this was a rental building only?

[Warren12]

Marco911 you might be thinking of Metropolitan Towers on Seymour. Metropolis is the building on top of Choices on the edge of Yaletown, sort of.

Anyway, I've been inside a few of the units. They are all double height lofts, which is cool. The maintenance fees are low for the area, as the amenities are almost non-existent. I think they have a decent courtyard space basically on top of Choices though.

I like this building from what I've seen, so if you find out any construction or repair history details please let us know.

[Super K]

I've learned it's EIFS.

[mriegger]

I've learned it's EIFS.

Oooh, another one to add to my list.

[curious]

"I've learned it's EIFS."

It's not good.
Why don't you consider to invest in great modern buildings like Hudson, Bentley, Yaletown Park?

[tapioca]

what is EIFS and why is it bad?

[curious]

http://www.eifsdepot.com

What is EIFS?

EIFS stands for Exterior Insulation and Finish Systems. The product is also called synthetic stucco, and refers to a multi-layered exterior finish that's been used in European construction since shortly after World War II, when contractors found it to be a good repair choice for buildings damaged during the War. The majority of repairs to European buildings were to structures constructed of stone, concrete, brick, or other similar, durable materials.

EIFS in North America

North American builders began using EIFS in the 1980's, first in commercial buildings, then applying it as an exterior finish to residences -- mostly wood frame houses -- using the same techniques that had been successful in Europe.

There are three layers to EIFS

Inner Layer Foam insulation board that's secured to the exterior wall surface, often with adhesive.

Middle Layer A polymer and cement base coat that's applied to the top of the insulation, then reinforced with glass fiber mesh.

Exterior Layer A textured finish coat.

EIFS layers bond to form a covering that doesn't breathe. That's fine when no moisture is present behind the covering, but if moisture seeps in it can become trapped behind the layers. With no place to go, constant exposure to moisture can lead to rot in wood and other vulnerable materials within the home.

What had worked well as an exterior shell for concrete and stone became a problem when used on wood. Moisture related problems lead to individual and class action lawsuits by consumers.

Synthetic Stucco vs. Traditional Stucco

Synthetic stucco is soft and sounds hollow when tapped.

Traditional stucco is hard and brittle, and sounds solid when tapped.

Maintaining EIFS

Any opening, such as door and window frames and the areas around flashings, must be sealed to prevent water from seeping behind the EIFS.

Gutters should be kept clean and positioned to drain away from the house.

Foam should not extend below grade.

Items that penetrate the stucco must be sealed.

In other words, no moisture should be able to seep behind the EIFS.

Signs of EIFS Problems

Mold or mildew on the interior or exterior of the home.

Swollen wood around door and window frames.

Blistered or peeling paint.

Cracked EIFS or cracked sealant.

[tapioca]

glad my house is traditional stucco. yikes.

[Super K]

The building needs to do some regular exterior maintenance (over half a million dollars). Not the hugest amount compared to other eng. reports I've read, but my concern with EIFS buildings is that if the work isn't done in a timely manner (i.e. strata doesn't vote favourably on CRF expenditures or special levy), things just sit and get worse. I don't believe there has ever been a cut test done on the building, just use of a moisture meter. I also find it bizarre that the strata council has a "Privacy Officer".

[vanreal]

this has been very informative. If the building has no EIFS and is predominantly metal and glass, is it also at risk for leaky condo syndrome

[MultipleOffer]

^ as long as the caulking/sealing is maintained, you should be all with a metal/glass exterior. this should be a maintenance procedure.

[Super K]

"I've learned it's EIFS."

It's not good.
Why don't you consider to invest in great modern buildings like Hudson, Bentley, Yaletown Park?

What is it about the Hudson that makes it a great building Curious? I'm not very familiar with the building but have read about it's live-work zoning and that the Steve Nash sports club is there. Proximity to both Skytrain lines is an obvious advantage. Good construction, prudent maintenance and "quality" tenants are the three most important things I'm after right now.

[curious]

Super K, I think that Hudson one of the best building to invest because of:
perfect LOCATION
quality reinforced concrete construction
reputable developer (Wall Financial)
relatively low maintenance
easy to find a perfect tenant (single professional)
good management company

Only one minus - nothig affordable for sale at this moment.

I also like Yaletown Park complex, because of the same reasons.

[Super K]

So I ended up buying into the Hudson!

24 h concierge (nice guy)
On site property management company (both PMs very wonderful people)
Almost $500k in CRF