APPRAISAL REPORT
196, Coolbreeze Avenue
Pointe-Claire (Quebec)
N/dossier 628395E
December 6 2019
Ms. Naomi Lane
Coordinator – Planning Advisory Committee - Urban Planning
City of Pointe-Claire
451 Saint-Jean Boulevard
Pointe-Claire, Québec
H9R 3J3
Subject Demolition Assessment Report, covering the new and depreciated replacement cost,
as well as the estimated potential renovation costs of the building located at 196
Coolbreeze Avenue, Pointe-Claire, Quebec
O/File 628395E
Madam,
Following the contract you have given us, with reference to By-law PC-2818 concerning the demolition of
immovable property, we have estimated the new and depreciated replacement cost of the building
mentioned above. In addition, we have estimated the potential renovation costs of this building. Note
that these estimates will have to be validated with specialized contractors.
The property being appraised is a one and a half storey house, on a poured concrete foundation, built in
1947, based on information recorded on the City of Montreal's municipal assessment roll (2017-2018-
2019). The building is of economic quality and has a four seasons extension, on stilts. The living area is
945 square feet on the ground floor and 547 square feet on the 2nd floor, for a total of 1,492 square feet of
living space. Note that the house is vacant and that its interior components are in good condition, but
outdated and obsolete. Furthermore, several components are at the end of their useful life and will have
to be replaced, not to mention the many identified defects. The house resides on a uniform 13,156 square
feet of property, formed by four lots.
For information purposes, the property was sold on July 26, 2019, for $475,000, without legal warranty,
Registration Number 24,708,546 in the Quebec Land Registry.
Following our visit to the building, considering its general condition and referring to the conclusions of
Louise Coutu, architect, in her diagnostic inspection report (ref. file 2019-10-28-01), we came to the
following conclusions:
Replacement cost as new $222,000 (± $149/ft²)
Depreciated replacement cost (66% depreciation) $76,000
Estimated renovation cost $116,000
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Appraisal Report - 196, Coolbreeze Avenue, Pointe-Claire (Quebec) 3
On the following pages, you will find a brief physical description of the building being appraised,
photographs taken at the time of our visit on October 28, 2019, a detailed breakdown of the replacement
cost and estimated physical depreciation. You will also find an estimate of the cost of renovating this
building. It should be noted that at the time of the writing of this report, no bids from trade contractors
were available. Thus, the estimated amount for the renovation of the building must be interpreted with
reservations and supported by the appraisals of specialized contractors.
We hope that this will be in accordance with your wishes and to your complete satisfaction. Best regards,
PARIS, LADOUCEUR & ASSOCIÉS INC.
Joëlle Thauvette AACI, P.App.
Chartered Appraiser
JT/ac
att.: Expertise
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Subject photographs
Building front view
Building side view
Photographs taken on October 28 2019, by Joëlle Thauvette, AACI
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SUBJECT PHOTOGRAPHS (cont.)
Building rear view
Building side view
Photographs taken on October 28 2019, by Joëlle Thauvette, AACI
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Table of Contents
TITLE PAGE
INTRODUCTION LETTER
SUBJECT PHOTOGRAPHS ................................................................................................................................................................................ 4
TABLE OF CONTENTS ....................................................................................................................................................................................... 6
1 DESCRIPTIVE DATA .............................................................................................................................................................................. 7
1.1 DESCRIPTION OF THE REAL ESTATE ........................................................................................................................................ 7
1.2 TECHNICAL DESCRIPTION OF THE BUILDING ..................................................................................................................... 8
1.3 MUNICIPAL APPRAISAL ............................................................................................................................................................ 10
1.3.1 PROPERTY HISTORY ................................................................................................................................................................... 10
1.4 GENERAL BUILDING CONDITION .......................................................................................................................................... 11
2 ANALYSIS ................................................................................................................................................................................................ 14
2.1 BUILDING REPLACEMENT COST AND DEPRECIATION ................................................................................................... 14
2.1.1 DEPRECIATION MEASUREMENT ............................................................................................................................................ 14
2.2 ESTIMATED RENOVATION COST ............................................................................................................................................ 16
3 CONCLUSION ........................................................................................................................................................................................ 17
3.1 CORRELATION .............................................................................................................................................................................. 17
3.2 CERTIFICATION ............................................................................................................................................................................ 18
Tables
Table 1 – Replacement cost and depreciation ................................................................................................................................................... 15 Table 2 – Approximate renovating cost of the building .................................................................................................................................. 16
Appendices
Appendix A – Subject photographs
Appendix B – Certificate of location
Appendix C – Professional Qualifications
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Descriptive data 1
1.1 DESCRIPTION OF THE REAL ESTATE
ADRESS 196, Coolbreeze Avenue, Pointe-Claire
CADASTRAL DESCRIPTION Lots 4251618, 4256152, 4256153, 4256154 – Québec cadastre
TYPE OF PROPERTY One and a half storey residence of economic quality, on a poured
concrete foundation, with a four seasons extension, on stilts. The ground
floor is composed of a living room, a dining room, a kitchen, a bathroom,
a family room. The second floor includes two bedrooms and a complete
bathroom. The basement is partially finished.
YEAR OF CONSTRUCTION 1947 (based on the City of Montreal's appraisal roll)
ECONOMIC LIFE 60 years
ACTUAL AGE 72 years
APPARENT AGE 50 years
REMAINING ECONOMIC LIFE 10 years
GENERAL CONDITION Based on the inspection of the building as a whole, as well as the
diagnostic inspection report (ref. file 2019-08-30-01), prepared by Ms.
Louise Coutu, architect, we estimate that the physical condition of the
premises is below the average for its age, its interior components are in
good condition, but outdated. It should be noted that the building is
vacant, that several components are at the end of their useful life, that
several defects have been noted and should be corrected. We believe that
major renovations are needed to extend its economic life and to make the
property competitive in the market.
BUILDING SURFACE AREA
Ground floor 945 square feet (including the extension)
Second floor 547 square feet
Total 1 492 square feet
Basement 725 square feet (partially finished)
LOT AREA 13 156 square feet, of regular shape / rectangular (4 contiguous lots)
ZONING RA44
PUBLIC SERVICES The property benefits from all the services offered by the City of Pointe-
Claire (water supply, sanitary sewer, storm sewer, paving and lighting).
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1.2 TECHNICAL DESCRIPTION OF THE BUILDING
EXCAVATION Mass excavation
FOUNDATIONS Poured concrete
Stilts (rear extension)
FLOOR SLAB Poured concrete
FRAME Wood load-bearing walls
STRUCTURAL FLOORS Wooden structure
EXTERIOR WALLS Painted aluminum
Stone
Vinyl
Painted cardboard
DOORS AND WINDOWS Wood / aluminum patio doors
Steel doors with window
PVC casement windows
Sliding aluminum windows
Wooden casement windows
ROOF COMPOSITION Roof covered with asphalt shingles (2010)
Aluminum soffits
Mineral wool insulation
ELECTRICITY 200 A electrical inputs with circuit breaker
Incandescent lighting
HEATING / AIR CONDITIONING Electric baseboard
PLUMBING Copper, ABS, cast iron and steel
Cabinets (2)
Built-in bathtub
Freestanding sink
Cabinet sink
Washing tank
40 gallon electric water heater
60 gallon electric water heater (out of order)
Washer-dryer outlet (in the basement)
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1.2 TECHNICAL DESCRIPTION OF THE BUILDING (cont.)
WALLS AND PARTITIONS Painted plasterboard
Stucco
Ceramic
Fireplace brick
Wood paneling
Prefinished panels
FLOOR FINISHES Ceramic
Wooden slats
Carpet
Floating laminate
Exposed concrete slab in the basement
CEILING FINISHES Painted plasterboard
O-gee
Stucco
KITCHEN FINISHES Soft wood cabinet
Laminated counter
Steel sink
MISC. Dishwasher
Stove
Ceiling fan
OUTDOOR LANDSCAPING Paved driveway
Lawn
Mature trees
Shrubs
Wooden deck with privacy panels
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1.3 MUNICIPAL APPRAISAL
THREE-YEAR ROLE 2020-2021-2022
SERVICE NUMBER 8035-90-4644-0-000-0000
MARKET REFERENCE DATE 2018-07-01
LAND VALUE $332,400
BUILDING VALUE $126,700
PROPERTY VALUE $459,100
1.3.1 PROPERTY HISTORY
REGISTRATION NUMBER 24 791 771
SELLER Joan Patricia Myers Macnab
BUYER Giovanni Di Maria and Alexandra Batelli
SALE DATE 2019-07-26
SALE PRICE $475,000
COMMENTS Without legal warranty
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1.4 GENERAL BUILDING CONDITION
Following our on-site visit and with reference to the diagnostic inspection report (ref. file 2019-10-28-01),
prepared by Louise Coutu, architect, the following is a summary of the building defects that have been
identified. Please refer to the above-mentioned inspection report for the complete set of these defects.
Foundation and slab on the ground: we notice the presence of efflorescence and humidity at the
base of the foundation walls in the basement. It would be recommended to use a specialized
company to investigate and possibly waterproof the foundation, install a French drain and, at the
same time, insulate the foundation walls from the outside.
Also note the presence of minor cracks on the foundation walls and an opening, whose
waterproofing could be compromised. Plan to repair these.
Floor joists / load-bearing walls: we noticed notches in some joists that could lead to weaknesses.
Have the weak spots corrected where necessary by a carpenter.
We note that many floors are not level (rear extension, front floor, etc.). Have the structure checked
by an engineer. Ensure that the structure is stable before correcting the situation.
Traces of what could be mold are noted in the basement on the floor joists and decks. Perform a test
and plan the cost of cleaning if necessary.
We notice that the back wall of the floor is not square. Have the engineer investigate this wall and
carry out solidification work.
Roof structure: we notice traces of what could be mold on the roof deck. Perform a test and plan the
cost of cleaning if necessary.
Traces of water are noted, but could be dated back to before the roof was replaced. Monitor the
situation.
However, we observe that the roof structures are sagging. Have the engineer investigate the roof
structure and carry out the reinforcement work.
Exterior cladding: traces of water are observed on the foundation walls, probably due to a lack of
waterproofing of the wall cladding. The aluminium siding is poorly assembled. Plan to replace this
aluminum siding to ensure that the wall is waterproof. Also plan to correct the aluminum siding of
the skylights that are too close to the roof shingles.
The stone veneer of the front wall is cracked. Make the necessary repairs.
The painted paperboard cladding on the rear extension is in poor condition. Plan the complete
replacement of these wall coverings.
Flashing and sealing: the sealing joints have deteriorated in some areas and need to be redone.
Moreover, there would be no flashing above or below most openings (windows and doors). Install
aluminum flashings at the same time as the exterior siding.
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1.5 GENERAL CONDITION OF THE BUILDING (cont.)
Doors and windows: replace the front door frame, repair and repaint it.
Replace most of the double-glazed windows that are unsealed.
Repaint wooden windows from the outside to preserve them.
Replace most aluminum sash windows with collapsed sills.
Reinstall the basement window under the portico, which is too far to the exterior.
Replace the patio door lock.
Repair a second floor window crank handle.
Window wells: plan to redo the window wells when installing the French drain.
Front/Rear Terrace: Have guardrails installed around the rear terrace because the latticework is not
compliant. Also have a handrail placed on the stairs of the terrace.
Plan to replace the front concrete porch and stairs in the short term.
Exterior layout: plan to repair the front stone sidewalk, the joints of which need to be redone.
Roofing: Rear extension shingles are not recommended for this type of slope. Plan to replace the
shingles with an elastomeric membrane.
Gutters: there are no gutters on several roof overhangs. Install gutters and downspouts at the
bottom of each slope to prevent rainwater from accumulating near the foundation.
The slope of the rear gutter on the first floor is reversed. Try to restore an adequate slope to this
gutter.
Flashing and parapets: the counterflashing of the chimney does not seem to be in conformity. Water
infiltration was observed from the inside. Make the necessary correctives.
In addition, the counterflashing between the roof of the extension and the rear siding is poorly
installed. Please correct the situation when repairing the extension roof.
Plumbing : several small plumbing works need to be planned in order to optimize water
management properly. Replace the sealing washer on the shower button. It is also necessary to
provide for the installation of an anti-hammer under plumbing fixtures. The slope of the siphon arm
of the ground floor bathroom sink is reversed. Correct the slope. Attach the drain pipe of the
washing machine.
We observe that the lower portion of the drop column is rusty and, since the house is old, we
recommend that you inspect the sanitary pipe up to the municipal collector.
We notice traces of water under the toilet on the first floor. Check for leaks and have them repaired.
Note that no floor drain has been located. When inspecting the pipes, check for its location. If
necessary, have a drain installed. Plan to replace the hot water tank manufactured in 2009.
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1.5 GENERAL CONDITION OF THE BUILDING (cont.)
Electricity: install a socket outlet in the bathroom with protection (GFCI), as well as replace those in
the kitchen, outside and in the bathroom on the second floor for protective outlets.
Have the electrical panel and the aluminum cable connections checked. Install grounded electrical
outlets by a master electrician throughout the house.
Heating: have the antenna removed from the chimney.
Bathroom: replace ceramic tiles around the shower with damaged grout.
Floor: We suggest replacing the basement carpet for a mold-resistant covering. Replace improperly
glued ceramic tiles in the entrance area. Sand and varnish floor surfaces of damaged wooden slats.
Staircase: there is no handrail on the basement staircase. Furthermore, the headroom clearance of the
basement staircase is insufficient.
Wall and ceiling: we observe several cracks in the walls and interior ceilings. These cracks may be
related to the age of the building, but also to structural problems. Have the structure checked by an
engineer. Ensure that the structure is stable before correcting the situation.
Cupboard: several cupboard doors are missing in the kitchen. Considering that the installation is
old, plan to replace all the cabinets.
Water infiltration: Several signs of water infiltration have been noticed inside the house. See to the
necessary repairs (flashings, chimney, roof, window, etc.).
Asbestos: possibility of asbestos in old plasterboard, gypsum and decorative stucco. See a specialist.
We observe the presence of vermiculite in the attic. According to the information obtained, an
asbestos presence test has been carried out and would be negative.
Soil contamination: check for contamination of the soil or concrete slab from a leak in the oil line
from the old heating system.
Insulation and ventilation: We recommend installing a weather seal at the attic access hatch and
isolating it properly.
Ventilation: we suggest installing a bathroom fan on the ground floor, as well as a kitchen hood, to
evacuate humidity and smoke.
The building being assessed, which is of economic value, is in good general condition despite the fact that
most of its interior components are obsolete. Furthermore, some components are at the end of their useful
life and will have to be replaced. Subsequently, several defects in the building were noted and will need
to be corrected. We are of the opinion that major renovation work is necessary to extend its economic life
and make it competitive in the marketplace.
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Analysis 2
2.1 BUILDING REPLACEMENT COST AND DEPRECIATION
The replacement cost as new must be distinguished from the cost of reproduction and represents the cost
of replacing a building (and improvement) with one of equal value (based on current construction
standards and equivalent and commonly available materials).
The replacement cost of the building was estimated at $222,000 based on the Marshall & Swift Valuation
Services cost manual, published by CoreLogic. This value corresponds to approximately $149.00 per square
foot of living space.
2.1.1 DEPRECIATION MEASUREMENT
The application of the cost method includes the measurement of the various forms of depreciation and
obsolescence that cause a loss in value of the building, in relation to its value in new condition. The
various forms of depreciation are as follows:
Physical depreciation (curable or incurable)
Functional depreciation (curable or incurable)
Economic depreciation
Physical depreciation curable
Curable physical depreciation generally results from deferred maintenance, i.e., the need for a buyer to
carry out in the very short term the repairs or replacements required for the building to return to its
normal state of maintenance and become competitive again.
Physical depreciation incurable
Incurable physical depreciation is the general deterioration of building materials caused by the aging of
the building. Generally, it is the deterioration of building components that cannot be repaired at a cost
less than or equal to the increase in value caused by this repair. Incurable physical depreciation is
measured using the age-life method for each of the building's components, using the Marshall & Swift
table.
For the purposes of this report, we estimated the physical depreciation (curable and incurable) at 66%,
taking into account the general condition of the building. This indicates a depreciated building value of
$76,000. Note that this depreciation takes into consideration that the building is of standard quality, that
several components are at the end of their useful life and that several defects have been identified.
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2.1.1 DEPRECIATION MEASUREMENT (cont.)
Table 1 – Replacement cost and depreciation
Description Remplacement Cost Physical Depreciation (%)Depreciated
Replacement Cost
Foundations and Excavation $23 516 53% $11 010
Frame $7 430 65% $2 600
Floor Structure $18 979 65% $6 643
Floor Cover $12 516 73% $3 407
Ceiling $6 111 65% $2 139
Walls $3 879 65% $1 358
Interior Construction $43 503 65% $15 226
Plumbing $17 257 80% $3 451
Electricity $12 304 80% $2 461
Heating, Cooling and Ventilation $7 643 55% $3 440
Exterior Walls $45 789 65% $16 026
Roof Structure and Cover $14 862 62% $5 659
Miscellaneous $673 0% $0
Appendices (gallery, terrace, ramps) $7 521 69% $2 321
Total $221 984 66% $75 741
TOTAL (rounded) $222 000 66% $76 000
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2.2 ESTIMATED RENOVATION COST
At your request, we have estimated the potential renovation costs of the building, based on our visit and
with reference to the building's diagnostic inspection report (ref. file 2019-10-28-01), prepared by Louise
Coutu, architect. Note, however, that the estimated amount for this work is approximate and will have to
be validated with specialized contractors. Some hypothetical defects observed should be the subject of
more specific expert appraisals and are not included in the renovation costs (replacement of the sanitary
conduit, oil contamination, possible presence of mold, possible presence of asbestos, etc.).
Table 2 – Approximate renovating cost of the building
ITEMSESTIMATED
RENOVATION COST
French drain / waterproofing and insulations of foundations / cracks / window wells $8 000
Structural work (lump sum) $8 000
Replacement of aluminum siding, cardboard and flashings $10 000
Cracks in the front stone cladding $1 000
Double-glazed / replacement of six windows / reinstall a basement window / patio door lock $9 000
Front concrete staircase / guardrail of the terrace $1 000
Replacement of shingle for a membrane and counter-flashing (rear extension) $1 500
Gutters $600
General plumbing work and replacement of the water tank (lump sum) $4 000
General electrical work (lump sum) $3 000
Basement stair handrail $250
Floor: Replace ceramic tiles at the entrance, basement carpet, sand and varnish wood floors $5 000
Kitchen and bathroom (including hood and fan) $30 000
Finishing work (painting, moldings, interior doors, gypsum replacement, crack repair, etc.) $5 000
Miscellaneous (chimney counterfloor, stone sidewalk, remove antenna on chimney, seal access hatch, etc.) $1 500
SUBTOTAL $87 850
Contingencies (±15 %) $13 178
Subtotal $101 028
Taxes $15 129
TOTAL $116 156
TOTAL (ROUNDED) $116 000
We therefore estimate the cost of the renovations to be approximately $116,000 (including taxes and
contingency costs). Note that this amount does not include:
Possible decontamination of the soil in the form of heating oil (hypothetical work)
Possible removal of mold and asbestos (hypothetical work)
Replacement of the sanitary conduit (hypothetical work)
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Conclusion 3
3.1 CORRELATION
In conclusion, the replacement cost of the building was estimated at $222,000 based on the Marshall &
Swift Valuation Services cost manual, published by CoreLogic.
Based on the site visit and with reference to the inspection report (ref. file 2019-10-28-01), prepared by
Louise Coutu, architect, we estimate the overall physical depreciation of the building at 66%, taking into
account its general condition. This provides us with a depreciated building value of $76,000. Note that
this depreciation takes into consideration that the building is of standard quality, that several
components are at the end of their useful life and that several defects have been identified.
Additionally, at your request, we estimated the potential cost of the renovations at $116,000, subject to
validation by specialized contractors. This cost does not include some hypothetical work, as mentioned
on the previous page.
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3.2 CERTIFICATION
I certify that I:
Have personally visited the property being appraised on October 28, 2019.
Have not based my remuneration on a pre-determined conclusion of value.
Have researched, to the best of my ability, the information contained in this report.
Have no present or future interest in the properties covered by this appraisal report and no personal
relationship with respect to the parties involved.
Have not deliberately omitted or overlooked any material facts in connection with this appraisal.
Have conducted this appraisal in accordance with the rules of the Appraisal Institute of Canada's
Code of Professional Ethics.
I, the undersigned, Joëlle Thauvette, AACI P. App., on this 6TH day of December 2019, certify that to the
best of my knowledge, the information contained in this report including the analyses, opinions and
conclusions resulting therefrom is accurate, limited by the assumptions and reservations set out herein.
PARIS, LADOUCEUR & ASSOCIÉS INC.
Joëlle Thauvette AACI, P. App.
Professional Appraiser
Appendix A - 1
Photographies prises le 28 octobre 2019, par Joëlle Thauvette, AACI. 628395E
Subject photographs
Living Room
Dining Room
Appendix A - 2
PHOTOGRAPHIES DU SUJET (suite)
Photographies prises le 28 octobre 2019, par Joëlle Thauvette, AACI. 628395E
Bedroom – Ground Floor
Family Room
Appendix A - 3
PHOTOGRAPHIES DU SUJET (suite)
Photographies prises le 28 octobre 2019, par Joëlle Thauvette, AACI. 628395E
Bathroom
Kitchen
Appendix A - 4
PHOTOGRAPHIES DU SUJET (suite)
Photographies prises le 28 octobre 2019, par Joëlle Thauvette, AACI. 628395E
Bathroom
Bedroom
Appendix A - 5
PHOTOGRAPHIES DU SUJET (suite)
Photographies prises le 28 octobre 2019, par Joëlle Thauvette, AACI. 628395E
Bedroom
Basement
Appendix A - 6
PHOTOGRAPHIES DU SUJET (suite)
Photographies prises le 28 octobre 2019, par Joëlle Thauvette, AACI. 628395E
Basement (Finished Room)
Basement
Appendix B - 1
Certificate of location
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Appendix C - 1
Professional Qualifications
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QUALIFICATIONS DE JOËLLE THAUVETTE, A.A.C.I
Fiche académique
2008 Université du Québec à Montréal
Certificat en immobilier
2006 Université du Québec à Montréal
BAC en Design de l’environnement (concentration architecture)
2002 Collège Montmorency
DEC en Arts
Expérience professionnelle
2019 à ce jour Évaluateur immobilier professionnel pour la firme Paris, Ladouceur & Associés
inc. (évaluation aux fins de financement hypothécaire et reprise de finance)
2016 à 2018 Évaluateur agréé pour la firme Paris, Ladouceur & Associés inc. (évaluation aux
fins de financement hypothécaire et reprise de finance)
2012 à 2015 Évaluateur agréé pour la firme Paris, Ladouceur & Associés inc. (évaluation,
recherche et analyse aux fins d’expropriation).
2010 à 2011 Évaluateur stagiaire pour la firme Paris, Ladouceur & Associés inc. (évaluation,
recherche et analyse aux fins d’expropriation).
Association professionnelle
Membre de l’Institut canadien des évaluateurs
Perfectionnement
Notions de base et application de la méthode du revenu
Notions de base et application de la méthode de comparaison
Notions de base et application de la méthode du coût