PROPERTY CONDITION ASSESSMENT
CITRUS GROVE OF RIALTO
1432 Willow Avenue,
Rialto, California 92376
Prepared For
National Community Renaissance
9421 Haven Avenue
Rancho Cucamonga, California 91730
September 01, 2023
Project No. COR-120
LALLOO ASSOCIATES LLP
6670 W. 5th Street
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
September 01, 2023
Robert Noeth
National Community Renaissance
9421 Haven Avenue
Rancho Cucamonga, California 91730
PROPERTY CONDITION ASSESSMENT
CITRUS GROVE OF RIALTO
PROJECT NO. COR-120
Dear Mr. Noeth,
We are pleased to present our Property Condition Assessment Report for the referenced project.
We appreciate the opportunity to be of service. Feel free to contact us if there are any questions.
Sincerely,
Kiran Lalloo, Ph.D, AIA
President
Encl: Property Condition Assessment
LALLOO ASSOCIATES LLP
6670 W. 5th Street
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120
TABLE OF CONTENTS
1 EXECUTIVE SUMMARY ................................................................................................................... 1
1.1 Summary of Major Findings ............................................................................................................... 1
1.2 Scope of Rehabilitation Work ............................................................................................................ 2
1.3 Summary of Capital Repairs and Replacement Costs ($) ................................................................. 3 2 PURPOSE, USE, STANDARDS, SCOPE, LIMITATIONS ................................................................. 3
2.1 Purpose and Use of Report ............................................................................................................... 3
2.2 Standard of Services, Scope of Services, and Limitations ................................................................ 3 3 SITE .................................................................................................................................................. 4
3.1 Location and Adjacent Site Activities ................................................................................................. 4
3.2 Site Shape, Size and Topography ..................................................................................................... 4
3.3 Site Layout And Access ..................................................................................................................... 4
3.4 Parking .............................................................................................................................................. 5
3.5 Pavement Construction ..................................................................................................................... 5
3.6 Ramps and Steps .............................................................................................................................. 5
3.7 Storm Water Management ................................................................................................................ 5
3.8 Sanitary Sewer Service ..................................................................................................................... 6
3.9 Domestic, Fire, and Irrigation water Services .................................................................................... 6
3.10 Natural Gas Service .......................................................................................................................... 6
3.11 Electric Service .................................................................................................................................. 6
3.12 Telecommunication Services ............................................................................................................. 7
3.13 Cable Television Service ................................................................................................................... 7
3.14 Site Lighting ....................................................................................................................................... 7
3.15 Site Features ..................................................................................................................................... 7
3.16 Landscaping and Irrigation System ................................................................................................... 8
3.17 Signage ............................................................................................................................................. 9 4 BUILDING.......................................................................................................................................... 9
4.1 Configuration and Means of Egress .................................................................................................. 9
4.2 Building Dimensions and Areas ......................................................................................................... 9
4.3 Structural System ............................................................................................................................ 10
4.4 Exterior Wall Assemblies, Windows, and Doors .............................................................................. 10
4.5 Exterior Circulation Elements .......................................................................................................... 11
4.6 Podium Deck ................................................................................................................................... 12
4.7 Low Slope Roofs ............................................................................................................................. 12
4.8 Steep Slope Roofs ........................................................................................................................... 12
4.9 Covered Entrances, Awnings, Pergolas .......................................................................................... 13
4.10 Interior Wall Construction ................................................................................................................ 13
4.11 Suspended Floor and Ceiling Assemblies ....................................................................................... 13
4.12 Interior Stair Construction ................................................................................................................ 13
4.13 Interior Doors ................................................................................................................................... 13
4.14 Common and Support Area Finishes ............................................................................................... 13
4.15 Apartment Finishes and Fixtures ..................................................................................................... 13
4.16 Plumbing ......................................................................................................................................... 15
4.17 HVAC .............................................................................................................................................. 16
4.18 Electrical and Lighting ..................................................................................................................... 16
4.19 Detection and Alarm Systems ......................................................................................................... 18
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120
4.20 Fire Protection ................................................................................................................................. 19
4.21 Vertical Transportation .................................................................................................................... 19
4.22 Special Equipment ........................................................................................................................... 19 5 MOISTURE INTRUSION, MICROBIAL GROWTH, TERMITE DAMAGE ........................................ 19
5.1 Moisture Intrusion ............................................................................................................................ 19
5.2 Microbial Growth .............................................................................................................................. 19
5.3 Termite Damage .............................................................................................................................. 19 6 CAPITAL PROJECTS AND MAINTENANCE .................................................................................. 20
6.1 Capital Projects ............................................................................................................................... 20
6.2 Maintenance .................................................................................................................................... 20 7 REGULATORY REVIEW ................................................................................................................. 20
7.1 Zoning ............................................................................................................................................. 21
7.2 Land Title Survey ............................................................................................................................. 21
7.3 Americans with Disabilities Act ........................................................................................................ 21
7.4 Federal Fair Housing Act ................................................................................................................. 21
7.5 Section 504 of the Rehabilitation Act of 1973 .................................................................................. 22
7.6 2019 California Building Code, Chapter 11A, Housing Accessibility ................................................ 22
7.7 Accessibility Findings and Recommendations ................................................................................. 23
7.8 Code Compliance ............................................................................................................................ 23 8 SITE CONTACTS AND INTERVIEWS ............................................................................................ 23 9 DOCUMENTS REVIEWED ............................................................................................................. 24 10 OTHER ASSESSMENTS REVIEWED ............................................................................................ 24 11 CAPITAL REPAIR AND REPLACEMENT SCHEDULE .................................................................. 24
11.1 Method of Determining Cost Estimates ........................................................................................... 24
11.2 Capital Repair and Replacement Schedule ..................................................................................... 24 12 ATTACHMENTS .............................................................................................................................. 27 13 PHOTOGRAPHS ............................................................................................................................. 28
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 1
1 EXECUTIVE SUMMARY
Project Name CITRUS GROVE OF RIALTO
Project No. COR-120
Project Location 1432 Willow Avenue, Rialto, California 92376 Project Type Multi-Family Residential
Year of Construction The property was constructed in 1989 and rehabilitation work was performed in 2007.
Site Area 9.04 acres
(Source: Parcel Map)
Building Area (sf) Residential Buildings 190,000
Leasing Office Building 1,990
Laundry Building 1,310
Total 193,310
(Source: Our calculations based on rough
scaling of Google Maps)
No. of Apartments 152
No. of Stories Residential Buildings: 2
Leasing Office Building: 1
Laundry Building: 1
No. of Residential
Buildings 38
Support Buildings Leasing Office Building and Laundry Building.
Carport Structures No detached carports. Carports are on the ground floor of each residential building.
Ancillary Structures None.
Parking Count Carport 152
Open Surface Lots 62 (includes 2 accessible spaces)
Open Street 44
Total
258
(Source: Pre-Survey Questionnaire and our count of spaces on the site plan)
Sustainability None.
Observation Dates March 06, 2023
Observation By Kiran Lalloo, Licensed Architect
Martin Nguyen, Senior Associate
Report By Kiran Lalloo, Licensed Architect
1.1 SUMMARY OF MAJOR FINDINGS
The major findings are summarized below. This is not a comprehensive list. Details of the major findings as well as additional findings and recommendations are provided in the body of this Report.
Stormwater Drainage: The open areas should be re-graded, and catch basins and storm lines should be replaced with adequately sized components to improve storm drainage. See Item 3.7.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 2
Exterior Stairs: Metal diamond plate treads should be replaced with precast concrete to reduce potential slips and falls.
See Item 4.5.1.
Roof Gutters and Downspouts: Install gutters and downspouts to protect the apartment entrances, windows and exterior walls and to manage storm drainage. See Item 4.8.1.
California Decks and Balconies Law: National CORE should plan on making inspections as required by the California Decks and Balconies Law. See Item 4.5.2.
Termite Inspections: National CORE should schedule invasive inspections to verify whether there is any termite damages. See Item 5.3.
Accessibility Consultant: National CORE should retain a California-certified accessibility consultant to review the property for accessibility issues and to make recommendations for accessibility modifications . See Item 7.7.
Accessibility Modifications: National COR should perform accessibility modifications as described in the Report. See Item 7.7.
Land Title Survey: National CORE should obtain and provide us with a copy of the ALTA/ACSM Land Title Survey, which must include a Flood Hazard Statement.
1.2 SCOPE OF REHABILITATION WORK
The rehabilitation work that National CORE plans to perform is described in the Rehabilitation Scope Budget, referenced as “Budget #1” prepared by Paragon Construction Company and provided by National CORE on July 27, 2023.
The description and review of rehabilitation work in this Report is based on these two documents.
The rehab work scope is summarized broadly below.
Drawings, specifications or other documentation related to the proposed rehabilitation work have not been provided.
Details about the proposed scope of work is indicated in the Budget #1, which is attached to this Report.
The scope of work items and associated costs are indicated in the Capital Repairs and Replacement Schedule, which forms part of this Report.
1.2.1 Standard Unit Rehab Scope of Work
- New kitchen and bathroom cabinets and quartz countertops - New luxury vinyl plank flooring throughout
- New bathroom accessories
- New appliances (refrigerator, gas range, dishwasher, recirculating range hood). - New plumbing fixtures (kitchen and bathroom sinks, faucets, shower heads, toilets, angle stops) - New LED light fixtures
- New smoke and combo smoke/CO detectors
- New GFCIs
- New arc-fault breakers
- New bathroom fans with humidistats.
1.2.2 Accessible and Sensory Unit Rehab Scope of Work
The proposed rehab scope includes conversion of 8 existing units to meet requirements for mobility, and 8 units to meet sensory (hearing and sight) requirements. In broad summary the work the rehab scope consists of the following:
- Demo and rough framing/drywall modifications for accessibility clearances - New interior doors and hardware
- New kitchen cabinets and quartz countertops
- New appliances (refrigerator, gas range, dishwasher, recirculating range hood with front controls). - New wall-hung bathroom sinks
- New accessible plumbing fixtures (kitchen and bathroom sinks, faucets, shower heads/slide, toilets) - Visual and hearing upgrades.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 3
1.2.3 Building Rehab Scope of Work
- Selective dry rot framing replacement on soffits, fascia, window trim - Carport beam and landing
- New unit exterior doors and associated stucco/waterproofing repairs - New vinyl windows in all units
- New waterproofing at landings
- New heat pump domestic water heaters
- New light fixtures
- New gutters and downspouts on all residential buildings - New fire extinguisher cabinets
1.2.4 Sitework Rehab Scope
- Path of travel improvements
- Accessible parking space improvements – concrete
- Selective concrete valley gutter repair and replacement - Asphalt pavement selective repairs
- Asphalt pavement crack fill, seal and stripe parking lot - New Accessible pedestal mail boxes
- Landscaping repairs including modifications to improve storm management.
1.3 SUMMARY OF CAPITAL REPAIRS AND REPLACEMENT COSTS ($) The estimates below and in the Capital Repairs and Replacement Schedule are based on the assumption that all rehab work as indicated in the National CORE rehab scope budget has been performed.
1.3.1 Pre-Rehab Capital Repairs and Replacement Costs
Item Cost Estimate ($)
Immediate Repair and Replacement Costs 105,000.00
Capital Reserves over 15 Years 13,799,502
Capital Reserves per Dwelling Unit per Year 6,052.41
1.3.2 Post-Rehab Capital Repairs and Replacement Costs
Item Cost Estimate ($)
Rehab Work 12,247,345.00
Immediate Repair and Replacement Costs 10,000.00
Capital Reserves over 15 Years 1,134,190.00
Capital Reserves per Dwelling Unit per Year 497.45
2 PURPOSE, USE, STANDARDS, SCOPE, LIMITATIONS
2.1 PURPOSE AND USE OF REPORT
The purpose of this report is to fulfill the services as described under the Agreement for Property Condition Assessment Services dated February 03, 2023 between Lalloo Associates LLP ("Consultant") and National Core Renaissance ("Client).
Use of this Report is limited to the Client.
2.2 STANDARD OF SERVICES, SCOPE OF SERVICES, AND LIMITATIONS The Standard of Services, Scope of Services, Limitations and exclusions are described in the Agreement.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 4
The Property Condition Assessment has been performed in accordance with ASTM Standard E 2018-08 – Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process, as well as additional requirements described in the Agreement.
3 SITE
3.1 LOCATION AND ADJACENT SITE ACTIVITIES
Description: Street Frontages North Willow Avenue on the east.
The apartments buildings front onto West Winchester Drive (along the south portion of the site), and on North Clifford Avenue and North Millard Avenue, which are cul-de-sacs that extend north from Winchester Drive.
Nearest Cross
Street
West Scott Street to the north.
West Baseline Road to the south.
Adjacent Site
Activities
North Single-family residential.
West Multi-family residential.
South School (Eisenhower Senior High).
East Single-family residential and church.
Condition: Activities on adjacent sites have no adverse effect on the subject site.
Recommendations: None.
3.2 SITE SHAPE, SIZE AND TOPOGRAPHY
Description: Shape The site is roughly rectangular except for a small rectangular setback at the southeast corner.
Property Lines 657.82’ along north property line
614’ (approximate) along east property line on Willow Avenue Area See Executive Summary.
Topography Generally flat. Sloped for drainage.
Condition: No issues.
Recommendations: None.
3.3 SITE LAYOUT AND ACCESS
3.3.1 Layout
Description: The buildings are arranged on one or both sides of the streets described under 3.1.
Alleys run behind the buildings, generally parallel to the streets.
Condition: No issues.
Recommendations: None.
3.3.2 Pedestrian Access
Description: Pedestrian access to each building is obtained from the streets and alleys.
Condition: Pedestrian access is adequate. No issues.
Recommendations: None.
3.3.3 Vehicular Access
Description: Automobiles The streets and alleys provide vehicular access to each building.
Delivery Vehicles As for automobiles.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 5
Refuse Removal As for automobiles.
Emergency
Vehicles As for automobiles.
Condition: Vehicular access arrangements are adequate. No issues.
Recommendations: None.
3.4 PARKING
3.4.1 Automobile Parking
Description: On-site automobile parking is provided in carports in each building and on open surface parking areas.
Accessible Spaces See Executive Summary.
Condition The number of parking spaces provided on site appears to be reasonable.
Recommendations: See Item 7.7 Accessibility Findings and Recommendations.
3.5 PAVEMENT CONSTRUCTION
3.5.1 Entrance Driveway Apron
Description: Asphalt.
Condition: The driveway aprons are in good condition.
Recommendations: None.
3.5.2 On-Site Roadways and Parking Areas
Description: The on-site street and parking spaces are paved with asphaltic concrete.
Condition: Cracks in the asphalt pavement, worn seal coat and exposed aggregates were noted. (Photo Nos. 29, 30, 31, 32, 33, 34, 35, 36, 37).
Recommendations: We recommend selective repairs, seal coating and re-striping of the asphalt pavement.
3.5.3 Curb and Gutter
Description: Concrete curbs, and combination curb and gutter are provided along perimeter of the asphalt paved areas. Concrete v-gutters are provided along the center of the drive aisles for drainage.
Condition: We noted cracking and spalling of the concrete curbs and gutters and v-gutters. (Photo Nos. 30, 31, 34, 36).
Recommendations: We recommend selective repairs of the cracked and spalling sections of concrete curb and gutter and v-gutters.
3.5.4 Sidewalks, Walkways
Description: Concrete paved.
Condition: Good condition generally except for isolated areas of cracking. (Photo Nos.4, 30).
Recommendations: Provide costs for selective repairs to concrete flatwork.
3.6 RAMPS AND STEPS
Description: Concrete steps and wheel chair ramps are provided where there are differences in elevation between the sidewalks and the building entrances. Painted steel railings are provided.
Condition: The ramp and railings are in good condition. (Photo Nos. 12, 39, 40, 41, 42).
Recommendations: Estimates for concrete ramp repairs are included under Item 3.5.4..
3.7 STORM WATER MANAGEMENT
Property Condition Assessment
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Lalloo Associates Project No. COR-120 Page 6
Description: Roof Run-Off The roofs drain directly to grade. No gutters and downspouts are provided.
Surface Run-Off The paved and landscaped areas are generally graded to catch basins. (Photo Nos. 20, 22).
Underground
System Catch basins discharge into underground storm sewers.
Municipal
Connection
The underground storm lines extend to curb outlets on the streets. (Photo No. 23).
Service Provider No information provided.
Condition: We noted ponding in the landscaped areas and erosion below the concrete walkways. The catch basins are blocked and/or the storm lines are undersized. (Photo Nos. 20, 21, 22).
Recommendations: The storm surface run-off and drainage systems should be modified to facilitate proper site drainage. Where necessary, the open areas should be re-graded. Catch basins that are backing up and associated storm underground piping should be replaced with adequately sized components as necessary.
3.8 SANITARY SEWER SERVICE
Description: Service Sanitary lines from each building extend to on-site mains located below the streets.
Provider Rialto Water Service as reported by the property manager.
Condition: No issues related to the sanitary sewer were evident. Management reported that there are no issues.
Recommendations: Because of the age of the property and the presence of large trees, we recommend that the sewer lines be inspected by video camera and water jetted.
3.9 DOMESTIC, FIRE, AND IRRIGATION WATER SERVICES
Description: Domestic Water The main service likely enters the site from a municipal main below Willow Avenue.
We noted incoming mains and shut-off valves outside the residential buildings. (Photo No. 93).
Fire Service The fire service enters the site from a municipal main below Willow Avenue.
Hydrants On-site fire hydrants are provided outside the buildings. (Photo No. 12).
Irrigation Service Service extends to the site from a municipal main below Willow Avenue. (Photo No. 93).
Provider West Valley Water District.
Condition: No issues evident.
Recommendations: None.
3.10 NATURAL GAS SERVICE
Description: Service From agency mains (likely below Willow Avenue) to gas meters located outside each building. (Photo No. 79).
Provider SoCal Gas.
Condition: No issues evident.
Recommendations: None.
3.11 ELECTRIC SERVICE
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 7
Description: Primary Service Extends underground to on-site pad-mounted transformers. (Photo No. 92).
Secondary Service Extends underground to main service panels in the electrical meter room of each building. (Photo No. 81).
Provider Southern California Edison
Condition: No issues evident.
Recommendations: None.
3.12 TELECOMMUNICATION SERVICES
Description: Service Extends underground from agency mains to each building..
Provider No information provided.
Condition: No issues evident.
Recommendations: None.
3.13 CABLE TELEVISION SERVICE
Description: Service Extends underground from agency mains to each building..
Provider No information provided.
Condition: No issues evident.
Recommendations: None.
3.14 SITE LIGHTING
Description: Location Fixture Lamps
Parking Areas Pole-mounted fixtures LED. (Photo No. 44).
Unit Entrances, Stairs,
Walkways Wall-mounted LED. (Photo Nos. 6, 9, 17).
Condition: Site lighting arrangements appear to be adequate.
Recommendations: None.
3.15 SITE FEATURES
3.15.1 Site Walls
Description: There are split-face concrete masonry unit retaining walls along the north and south property lines. The walls are about 6’ to 8’ high.
Condition: The walls are in good condition overall (Photo No. 30).
Recommendations: Provide costs for ongoing selective repairs to the site walls.
3.15.2 Fencing
Description: Painted steel picket fencing between masonry piers is provided along the east property line on Willow Avenue. (Photo Nos. 26, 28).
Condition: The steel picket fence is in good condition.
Recommendations: Provide costs for cleaning and painting of the fencing.
3.15.3 Gates
Description: There are three painted steel frame and picket motorized vehicular gates that control access to the property. (Photo No. 25).
Condition: The gates are in good condition.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 8
Recommendations: Provide costs for selective gate repairs and painting.
3.15.4 Carports/Garages
Description: The original attached garages on the ground floor of each building were converted to carports that have open fronts (no doors) and an open doorway on one side. (Photo No. 13).
Condition: No issues evident except for cracking and spalling of the concrete slabs on grade Recommendations: None. See Slabs on Grade Item 4.3.2.
3.15.5 Trash Enclosures
Description: There are 14 trash enclosures on site. Trash enclosures consist of concrete pads, concrete masonry unit screen walls finished with stucco, and painted steel gates.
Condition: The trash enclosures are in fair condition. (Photo Nos.12, 27, 34).
Recommendations: Provide costs for ongoing trash enclosure pad, screen wall, and gate repairs.
3.15.6 Play Area
Description: A play area, consisting of a fall-safe surface, painted metal or plastic play equipment, and a painted steel metal picket fence ins provided on the north portion of the site near Building 1482C. (Photo Nos. 46, 47).
There is a concrete-paved play court near the north laundry room building. (Photo No. 43).
Condition: The play area and play court are in good condition.
Recommendations: Provide costs for ongoing repairs to the play area.
Costs for repairs to the concrete play court are included under Item 3.5.4.
3.15.7 Barbecue and Outdoor Furniture
Description: A barbecue area is located on the north portion of the site. Painted steel picnic benches and tables and a steel barbecue stand are provided. (Photo No. 45).
Condition: The barbecue area and furnishings are in fair condition.
Recommendations: None.
3.15.8 Mailboxes
Description: Pedestal-mounted mailboxes are located outside the leasing office. (Photo No. 53).
Condition: The mailboxes are in fair condition.
Recommendations: None.
3.16 LANDSCAPING AND IRRIGATION SYSTEM
3.16.1 Landscaping
Description: Location Landscaping is provided along property lines and in the open areas around the buildings. (Photo Nos. 3, 4, 19).
Plantings Landscaping consists of lawn, shrubs, hedges and trees.
Condition: Landscaping is generally well-established and in good condition. Refer to Item 3.7 for issues related to storm management and erosion.
Recommendations: None. See also Item 3.7.
3.16.2 Irrigation System
Description: An automatic lawn irrigation system provided.
Condition: No issues evident.
Recommendations: None.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 9
3.17 SIGNAGE
Description: Property
Identification
The property identification sign is mounted on the decorative wall at the main entrance. (Photo No. 1).
Way Finding Cut-out lettering indicating building addresses are mounted on the building facades.
Condition: Signage is adequate. No issues evident.
Recommendations: None.
4 BUILDING
4.1 CONFIGURATION AND MEANS OF EGRESS
4.1.1 Configuration
There are 38 two-story buildings, each with four apartments. Typical buildings have two townhome units (two story) with entrances on the ground floor and interior stairs, a single-level flat also with an entrance on the ground floor, and a single-level second floor flat (carriage unit) that obtains access via and exterior stair and entrance balcony.
4.1.2 Means of Egress:
Description: The townhome units exit to the exterior at grade level.
The ground floor units exit to the exterior at grade level.
The carriage units exit to the exterior grade level via the exterior stair.
Condition: Means of egress are adequate. No issues evident.
Recommendations: None.
4.2 BUILDING DIMENSIONS AND AREAS
4.2.1 Typical Residential Building Dimensions
Footprint The residential buildings have roughly rectangular footprints. Overall dimensions are approximately 40’ to 45’ by 80’ to 85’ (based on rough scaling on Google Maps).
Overall Height Approximately 30’ to roof ridge.
Floor to Floor Height Approximately 10’ to 12’.
4.2.2 Building Types and Areas
Drawings indicating the floor areas were not available. We made rough calculations of areas based on site maps and Google Maps. The data are tabulated below
Buildings Stories Qty of
Buildings
Area per
Building
Total Building
Area (sf)
No. of
Apartments
Total No. of
Apartments
Residential Buildings 2 38 5,000 190,000 4 152
Support Buildings Stories Area (sf)
Clubhouse/Leasing 1 1,990
Laundry Building 1 1,310
Support Building Total 3,300
4.2.3 Apartment Types and Areas
The data below was obtained from the property manager.
Type Quantity Area/Unit (sf) Total Area (sf)
Flat: 2 BR, 1Bath 35 795 27,825
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Lalloo Associates Project No. COR-120 Page 10
Carriage (Outside Stair): 2 BR, 1 Bath 38 812 30,856
Townhouse (2-Level): 2 BR 1 Bath 27 866 23,382
Townhouse (2-Level): 3 BR, 2 Bath 11 1,106 12,166
Flat: 3 BR, 2 Bath 41 1,155 47,355
Totals 152 141,584
4.3 STRUCTURAL SYSTEM
4.3.1 Foundation System
Description: Structural engineering drawings indicating the foundation system were not provided.
Based on our knowledge of similar structures, it is likely that the buildings are supported on conventional shallow reinforced concrete foundations.
Condition: No settlement, heaving, or structural distress was evident.
Recommendations: None.
4.3.2 Slabs on Grade
Description: Concrete slabs on grade are typically provided.
Condition: No settlement, heaving, or structural distress was evident. However, we did note some cracking and spalling of the slabs on grade in the carports. (Photo No. 13) Recommendations: None. The cracks in the slabs on grade should be monitored for further deterioration as part of routine maintenance.
4.3.3 Basement Construction
None
4.3.4 Reinforced Concrete Structure
None.
4.3.5 Wood-Framed Structure
Description: Walls Wood stud and structural plywood or oriented strand board shear panels.
Suspended Floors Plywood or oriented strand board sheathing and wood joists.
Roof Plywood or oriented strand board sheathing and wood trusses.
Condition: No issues evident.
Recommendations: None.
4.4 EXTERIOR WALL ASSEMBLIES, WINDOWS, AND DOORS
The exterior walls are stucco. A few buildings have brick veneer or stone accents on the street-facing sides.
4.4.1 Stucco
Description: Assembly The assembly likely consists of a three-coat cement plaster, lath, and building paper underlayment.
Weep Screeds We noted weep screeds near grade level.
Control Joints No control joints are provided. (Photo No. 10, for example).
Wood Trim Painted wood trim is provided around some windows. (Photo No. 08).
Condition: The stucco walls are In good condition generally. (Photo Nos. 2, 3, 11, 32).
However, we noted vertical, horizontal, and block-type cracks, which have been repaired, at a number of locations. (Photo Nos.9, 10).
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 11
The wood trim around some windows has dry rot. (Photo No. 08).
Condition: Provide costs for ongoing selective stucco repairs including crack repairs, wood trim repairs/replacement, and painting.
4.4.2 Windows
Description: Typical windows are vinyl-frame units that have insulating glass and horizontal sliding operable sections. Some windows are retrofit units (flanges installed over the stucco) and others are replacement windows that have nailing fins behind the stucco.
Condition: The windows are in fair condition overall. However, some windows, particularly those located below the ground floor apartment entrance canopies leak through the caulk joint between the flange and stucco. (Photo Nos. 05, 06).
Recommendations: Provide cost for window/wall caulking replacement.
4.4.3 Storefronts
None.
4.4.4 Apartment Entrance Doors
Description: Hollow metal doors (six-panel) in painted wood frames. (Photo Nos. 6, 9, 52, 61).
Condition: The apartment entry doors are in good condition.
Recommendations: None.
4.4.5 Apartment Patio, Balcony Doors
None.
4.4.6 Common and Support Area Exterior Doors
Description: Leasing Office Doors: Wood and glass door in painted wood frame. (Photo No. 02).
Condition: No issues evident.
Recommendations: None.
4.4.7 Overhead Doors
None.
None
4.5 EXTERIOR CIRCULATION ELEMENTS
4.5.1 Exterior Stairs
Description: The second floor flats are served by exterior stairs. The stairs have painted steel stringers, painted steel plate risers, and steel diamond plate or precast concrete treads. Painted steel handrails and guardrails are provided. (Photo Nos. 48, 49).
Condition: The exterior stairs are in good condition. However, the property manager reported that the stairs that have metal diamond plate treads are slippery when wet.
Recommendations: The diamond plate treads should be replaced with precast concrete.
Provide costs for ongoing stair repairs and painting.
4.5.2 Entrance Balconies
Description: The second floor flats have entrance balconies at the tops of the exterior stairs.
The balconies have a cementitious finish over a waterproofing assembly, and wood-frame floors, and painted steel railings. . The balconies have painted stucco soffits. The floors are sloped to the outer edge where sheet metal edge trim is provided. (Photo Nos. 50, 51, 52).
Condition: The balcony floors and railings are in fair condition.
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The stucco soffits above the patios and balconies are not vented. (Photo No. 51). Therefore, any moisture that enters the joist spaces through balcony floor leaks may accumulate and cause deterioration of the structural wood framing.
Recommendations: Provide costs for balcony floor repairs including replacement of the balcony waterproofing.
California Decks and Balconies Law: California Senate Bill SB 721 requires inspection of exterior elevated elements including decks and balconies, and associated waterproofing elements in buildings that have 3 or more multifamily dwelling units. The inspection must be performed by a licensed professional. Inspections including any testing must be performed by January 01, 2025. Subsequent inspections are required every 6 years. The Bill sets out timelines for report delivery to the owner, and for completion of emergency and non- emergency repairs.
Investigation as required by the California Decks and Balconies Law should be performed as part of routine maintenance work.
As the scope of structural wood repairs is not known, we have not provided any estimates for balcony framing repairs.
We recommend installation of balcony/patio soffit vents.
4.6 PODIUM DECK
None.
4.7 LOW SLOPE ROOFS
None.
4.8 STEEP SLOPE ROOFS
4.8.1 Asphalt Shingle Roofs
Description: Material Asphalt shingles. (Photo Nos. 14, 15, 16).
Underlayment Likely bituminous felt, but not visible.
Slope Approximately 4:12.
Gutters, Downspouts None. (Photo No. 18, for example).
Fascia, Eaves, Soffits Typical eaves overhangs are approximately 1’-6”. Painted wood fascia, and eaves closers were noted. Perforated metal eaves soffit vents are provided. (Photo No. 17).
Flashing, Valley
Gutters
Sheet metal flashing sidewall flashings, and valley gutters are provided.
Attic Ventilation Painted steel dormer vents are provided in the field of each roof, and painted metal louver vents are provided at the gables. (Photo Nos. 16).
Insulation Insulation is typically provided in the attic spaces. However, we were unable to observe this because there is no access to the attic spaces.
Drafts Stops Not observed.
Fire Separation Not observed.
Condition: The roofs are in good condition overall. (Photo Nos. 14, 15, 16).
Some of the wood fascia are deteriorating from dry rot. (Photo No. 08).
Lack of gutters and downspouts is causing water infiltration at the windows (see Item 4.4.2) and is exacerbating storm drainage issues (see Item 3.7).
National CORE informed us per telephone and e-mail on August 30, 2023 that it has received assurance from its consultants prior to installation of the photovoltaic system that the roofs are expected to last another 20 years before replacement is necessary.
Recommendations: We recommend installation of roof gutters and downspouts.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 13
4.9 COVERED ENTRANCES, AWNINGS, PERGOLAS
Description: There are cantilevered wood-frame and asphalt shingle roofs over the ground floor apartment entrances. (Photo No. 06, 09).
Condition: The entrance roofs are in fair condition. However, no gutters or downspouts are provided.
Recommendations: Cost estimates for repairs and replacement including installation of gutters and downspouts are included under Item 4.8.1.
4.10 INTERIOR WALL CONSTRUCTION
Description: Gypsum board and wood studs.
Condition: No issues evident.
Recommendations: None.
4.11 SUSPENDED FLOOR AND CEILING ASSEMBLIES
Description: Suspended floor assemblies are not visible. Based on our knowledge of similar structures, the assemblies likely consist of lightweight concrete topping, plywood sheathing, wood joists, and gypsum board ceilings.
Condition: No issues evident.
Recommendations: None.
4.12 INTERIOR STAIR CONSTRUCTION
Description: Construction drawings are not available. However, based on our knowledge of similar structures, interior stairs in the townhomes likely have wood stringers, and plywood risers and treads. (Photo No. 74).
Condition: The interior stairs are in good condition.
Recommendations: None.
4.13 INTERIOR DOORS
Description: Apartment Entrance See Item 4.4.4.
Apartment Interior Hollow core flush panel wood units, painted wood frames. (Photo Nos. 66, 67, 68, 69).
Hardware Lever type.
Condition: No issues evident.
Recommendations: None.
4.14 COMMON AND SUPPORT AREA FINISHES
Description:
Room Floor Base Walls Ceiling
Leasing Office Vinyl plank Vinyl Paint Paint
Conference Room Vinyl plank Vinyl Paint Paint
Laundry Rooms Vinyl plank Vinyl Paint Paint
Toilet Rooms Ceramic tile Ceramic tile Ceramic tile,
Paint
Paint
Condition: The common and support area finishes are in good condition. (Photo Nos. 54, 55, 56, 57, 58, 59, 60).
Recommendations: The common and support area finishes should be replaced as need.
4.15 APARTMENT FINISHES AND FIXTURES
4.15.1 Apartment Finishes
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 14
The property manager informed us that the original apartments had carpet in the living areas and bedrooms, and sheet vinyl in the bathrooms and kitchens. Since 2012, flooring in about 50% of the apartments have been replaced with vinyl plank throughout, except for carpet on the stairs.
Description: Room Floor Base Walls Ceiling
Living, Dining Room Vinyl plank or
carpet
Painted wood Paint
Paint.
Bedroom Vinyl plank or
carpet Painted wood Paint Paint.
Kitchen Vinyl plank or
sheet vinyl Painted wood Paint Paint.
Bathroom Vinyl plank or
sheet vinyl Painted wood Paint Paint.
Stair (Townhomes) Carpet - Paint Paint
Condition: Finishes are in fair condition. (Photo Nos. 61 to 77).
Units are painted and flooring is replaced as needed at tenant turnover.
Recommendations: Provide costs for ongoing flooring replacement and painting.
4.15.2 Kitchen Cabinets and Countertops
The property manager informed us that all kitchen cabinets and countertops are original.
Description: Construction Cabinets have melamine-face particle board boxes and shelves.
Doors, Drawers Stained wood frame and panel doors and drawers. (Photo Nos. 63, 64)
Countertops Plastic laminate that has been re-surfaced.
Condition: The cabinets and countertops are in good condition overall..
Recommendations: None.
4.15.3 Closets
Description: Doors Painted hollow core wood doors.
Shelf and Rod Painted wood shelves and rods. (Photo No. 68).
Condition: The closets are in fair condition and no issues were evident.
Recommendations: None.
4.15.4 Kitchen Fixtures and Appliances
Description: Sinks Double bowl stainless steel.
Disposals 1/3 hp.
Ranges Four burner gas.
Range Hood Above range, recirculation fan. Not vented to exterior.
Microwave Ovens Tenant provided.
Refrigerators Top-freezer.
Dishwashers Below-counter.
Washers, Dryers None in apartments.
Condition: Appliances are in fair condition and are being replaced as needed. (Photo Nos. 63, 64).
Recommendations: Anticipate Costs for ongoing replacement of appliances.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 15
4.15.5 Bathroom Fixtures
Description: Water Closets Vitreous china, floor-mounted, tank-type.
Bathtubs,
Surrounds Fiberglass tubs and surrounds. (Photo No. 69).
Lavatories Vitreous china integrated with vanity top. (Photo No. 69).
Vanity Tops,
Cabinets Vitreous china, re-surfaced. (Photo No. 69).
Accessories Towel rails, toilet roll holders, mirrors/medicine cabinets.
Condition: The fixtures are of various ages and the condition varies.
The property manager informed us that tubs are being re-glazed as necessary.
Recommendations: None.
(Ongoing tub re-glazing should be performed as routine maintenance work).
4.15.6 Window Coverings
Description: Vinyl vertical blinds are provided in the bedrooms, living rooms and kitchens.
Condition: The blinds are being replaced as needed as part of routine maintenance procedures. No issues evident.
Recommendations: None.
4.16 PLUMBING
4.16.1 Metering
Description: Water We noted water meter vaults in front of the buildings.
Gas Individual meter for each apartment. (Photo No. 79).
Condition: No issues evident.
Recommendations: None.
4.16.2 Pipe Material
Description: Domestic Water Copper water piping was noted at the water heaters. (Photo No. 87).
Waste and Vent Most waste and vent piping is not visible but we noted PVC waste and vent piping below the apartment kitchen sinks. (Photo No. 65).
Natural Gas Black steel.
Condition: No issues evident.
Recommendations: None.
4.16.3 Angles Stops
Description: Angle stops are provided at the fixtures in the apartments.
Condition: No issues evident.
Recommendations: None.
4.16.4 Domestic Water Booster Pumps
None.
4.16.5 Domestic Water Heating
Description: Each building is served by a central 119-gallon gas-fired water heater located in a closet on the ground floor. (Photo No. 87).
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 16
A heat pump water heating system consisting of heat pumps and a 119-gallon storage tank has been installed in Building 1542C as a pilot project. (Photo Nos. 85, 86).
There are a pair of 119-gallon gas-fired water heaters in the leasing office building – one serves the leasing office and the other the adjacent day care center, which is not part of this review. (Photo No. 90).
Condition: The water heaters and related components are being replaced as needed.
Recommendations: Provide costs for ongoing replacement of domestic water heaters and related components.
4.16.6 Solar Water Heating
None.
4.16.7 Sump Pumps, Sewage Ejector Pumps
None.
4.17 HVAC
4.17.1 System Description
The apartments and the leasing office building are served by split-type systems.
4.17.2 Apartment and Leasing Office Split System
Description: Components The apartments are served by spilt-type systems that consist of grade- mounted heat pumps, and interior vertical fan coil units located in closets. (Photo Nos. 78, 84, 88).
Capacities Typical heat pumps have capacities of 1- to 1.5-tons.
Fan Capacity The fan capacity was not indicated on the equipment tag observed.
Distribution Sheet metal and flexible ducts in ceiling spaces.
Controls Wall-mounted digital programmable thermostats are provided.
Condensate Drains Primary and secondary drains are provided.
Condition: The split systems are of varying ages and are generally in fair condition.
Management indicated that some of the condensate drains tend to overflow. Management also reported issues with the thermostats and the freon coolant in some systems.
Recommendations: Provide costs for heat pump replacement. When required, fan coil motors should be replaced as part of routine maintenance work.
4.17.3 Exhaust Fans
Description: Spaces Served Apartment bathrooms, and the leasing office building toilet rooms.
Ducts Sheet metal ducts to registers in exterior walls or roofs.
Capacities Information not available.
Controls The fans have individual switches and are also activated by the light switch.
Condition: The fans are being replaced as needed.
Recommendations: Provide costs for ongoing replacement of bathroom exhaust fans.
4.17.4 Laundry Room Dryer Vents
Description: Flexible ducts to registers in exterior wall.
Condition: No issues evident.
Recommendations: None.
4.18 ELECTRICAL AND LIGHTING
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 17
4.18.1 Service and Metering
Description: Main Service We were unable to determine the service capacity to the main service panel in each building.
Apartment Service We noted that the apartment meters have 90-ampere disconnect, and the house meters have 30-ampere disconnects. (Photo No. 81).
Metering House meters for common and support areas, and individual meters for each apartment. (Photo No. 81).
Condition: No issues evident.
Recommendations: None.
4.18.2 Wiring
Description: Feeders Aluminum. (Photo No. 83).
Branch Wiring Copper. (Photo No. 83).
Condition: No issues evident.
Recommendations: None.
4.18.3 Ground Fault and Arc Fault Circuit Interrupters
Description: GFCI Provided in kitchens and bathrooms.
AFCI Not provided. (Photo No. 83).
Condition: See Recommendation below
Recommendations: AFCIs were not required under applicable codes at the time of original construction, but should be installed as a life-safety upgrade. No cost estimates are included in the schedule.
4.18.4 Lighting
Description: Fixture Type Lamps
Apartments
Entrance Hall None.
Living/Dining Room Ceiling-mounted light fixture and fan LED or incandescent.
Bedrooms None -
Kitchen Ceiling surface-mounted 2’ x 4’ Fluorescent strip.
Bathrooms Ceiling-recessed fixtures
Wall-mounted vanity fixtures
LED or incandescent.
LED or incandescent.
Stair Ceiling surface-mounted round fixture LED or incandescent.
Common, Support
Areas
Exterior Stairs and
Balconies
See Site Lighting Item 3.14.
Leasing Office
Lobby Ceiling-recessed downlights LED.
Leasing Office Ceiling surface-mounted 2’ x 4’ Fluorescent strip.
Laundry Rooms Ceiling surface-mounted 2’ x 4’ Fluorescent strip.
Toilet Rooms Ceiling-recessed downlights LED.
Condition: Lighting arrangements are considered adequate.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 18
Recommendations: We recommend replacement of all light fixtures and/or lamps with LED fixtures.
This work should be done as part of routine maintenance. No cost estimates are included in the Schedule.
4.18.5 Emergency Power
No emergency generator.
4.18.6 Emergency Lights
Description: Wall-mounted emergency lights that are hard-wired and have battery packs are provided in the leasing office building. (Photo No. 57).
Condition: No issues.
Recommendations: None.
4.18.7 Exit Signs
Description: Illuminated exit signs that are hard-wired and have battery back-up are provided in the leasing office building. (Photo No. 54).
Condition: No issues.
Recommendations: None.
4.18.8 Photovoltaic System
Description: A photovoltaic system was installed recently. The system consists of solar panels on the roof of each building, and inverters typically located in the carports. (Photo Nos. 16, 18, 80).
Condition: No issues evident.
Recommendations: None.
4.19 DETECTION AND ALARM SYSTEMS
4.19.1 Fire Alarm System
Description: Description The leasing office building and the adjacent day care center are served by a central fire alarm control panel. (Photo No. 95).
Activation Smoke detectors, pull stations, and flow switches.
Condition: No issues related to the fire alarm systems were evident.
Recommendations: None.
4.19.2 Detectors, Pull Stations, Alarms
Description: Smoke/Carbon
Monoxide Detectors
Hard-wired units that have battery back-up and local alarms are provided in the apartments. (Photo No. 67).
Heat Detectors None observed.
Audible and Visible
Alarms Noted in the leasing office building. (Photo No. 96).
Flow and Tamper
Switches Not observed.
Pull Stations Pull stations are provided in the leasing office building . (Photo No. 95).
Condition: No issues evident.
Description: None.
4.19.3 Areas of Rescue Assistance
None.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 19
4.20 FIRE PROTECTION
4.20.1 Fire Sprinkler System
The residential buildings are not served by an automatic fire sprinkler system.
4.20.2 Fire Extinguishers
Description: Type, Location ABC-type dry powder are provided in wall-mounted cabinets outside each building. (Photo No. 94).
Service Serviced in February 2022 by Fire Master.
Condition: No issues evident.
Recommendations: None
4.21 VERTICAL TRANSPORTATION
None.
4.22 SPECIAL EQUIPMENT
4.22.1 Security System
Description: Access Control There are card or pin pad controls at the vehicular and pedestrian gates.
Monitoring A surveillance system consisting of cameras and a monitoring station is provided. The monitor is located in the leasing office. (Photo No. 56).
Condition: No issues evident.
Recommendations: None.
5 MOISTURE INTRUSION, MICROBIAL GROWTH, TERMITE DAMAGE
5.1 MOISTURE INTRUSION
Observations: There was no evidence of moisture intrusion.
However, management reported that the windows below the apartment entrance canopies are susceptible to leaks, which are addressed by re-caulking along the window/wall junctions.
Recommendations: See Items 4.4.2 and 4.8.1.
5.2 MICROBIAL GROWTH
Observations: No microbial growth (mold) was evident. However, management reported that mold and discoloration on the bath tubs is a recurring problem. The tubs are cleaned at unit turnover.
Recommendations: Inspect all units for mold formation and remedy as part of routine maintenance procedures.
5.3 TERMITE DAMAGE
Observations: No termite damage was evident
However, termite damage is likely to be present in wood components that are not visible (such as framing in the stud and joist spaces and at the stairs).
Recommendations: Perform further invasive investigations to determine whether there is any termite damage.
Repair termite damaged wood components if any are identified.
Treat all buildings for termite infestation if the invasive investigation reveals the presence of termites.
We have not provided any estimates for termite investigation as this is a routine maintenance item. No costs for repair/replacement of wood components are provided because the scope is not known.
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 20
6 CAPITAL PROJECTS AND MAINTENANCE
6.1 CAPITAL PROJECTS
The property manager reported in the Pre-Survey Questionnaire that the following capital improvements were performed during the last ten years.
Work Cost of Work ($)
Asphalt pavement (we assume seal coat and striping) 18,000 Painting of property buildings 260,000
Solar Panels (photovoltaic system) Not provided.
The property manager reported in the Pre-Survey Questionnaire that the following capital improvements are planned for the next five years.
Work Cost of Work ($)
Speed bumps 10,000
6.2 MAINTENANCE
6.2.1 Routine Maintenance Service Providers
Management indicated in the Pre-Survey Questionnaire that routine maintenance is provided by the contractors listed below
Service Provider
Landscaping/Irrigation Advanced Environmental
Solid Waste (Refuse) Removal Burtec
Recycling Burtec
Pest Control Inspection Professional Pest Management
Termite Inspections Professional Pest Management
Roofing Repairs Cooper Roofing
Exterior Painting Advantage Painting
Siding Repairs N.A.
Window Washing WASH
Plumbing Repairs USA Plumbing
Heating / Air Conditioning
Repairs Aero Fresh
Electrical Repairs Matrix
Fire Sprinkler System
Inspection
Johnson Control
Fire Alarm Inspection Johnson Control
6.2.2 Review of Maintenance Procedures
Observations: Routine maintenance procedures are adequate, except for the deferred maintenance issues identified in this Report.
Recommendations: As noted in this Report.
7 REGULATORY REVIEW
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 21
7.1 ZONING
Zoning The site is zoned Multi-Family R3.
Applicable Codes Current: 2019 California Building Code.
Construction Type Type V
Occupancy Groups R-1 Apartments
A-3, B Leasing Office
7.2 LAND TITLE SURVEY
7.2.1 Land Title Survey Review
Consultant, Report Not provided.
Signature, Date No signature or date
Certification -
Existing Structures -
Easements -
Encroachments -
Flood Hazard
Statement
-
7.2.2 Land Title Survey Recommendations
National CORE should obtain and provide us with a copy of the Land Title Survey, which must include a Flood Hazard Statement.
7.3 AMERICANS WITH DISABILITIES ACT
7.3.1 Americans with Disabilities Act Description
The Americans with Disabilities Act (ADA), enacted on July 26, 1990, is comprehensive civil rights legislation designed to prohibit discrimination on the basis of disability. The rules and regulations of the ADA require that new construction, renovations, and existing public accommodations provide accessibility for the disabled.
7.3.2 Americans with Disabilities Act Applicability
The project was constructed for first occupancy circa 1989 before the effective date of January 26, 1993. However, major rehab work performed in 2007 may have triggered some of the Act. The leasing office/community building is considered to be an area of public accommodation under the ADA.
7.3.3 Americans with Disabilities Act Review
In accordance with the Agreement for PCA services, we performed a Tier I Visual Accessibility Survey as defined under Appendix X2 of the ASTM Standard E 2018-01. Findings and recommendations are provided under Item 7.7.
7.4 FEDERAL FAIR HOUSING ACT
7.4.1 Federal Fair Housing Act Description
The Fair Housing Amendments Act of 1988 (FHAA) amends Title VIII of the Civil Rights Act of 1968, which prohibits discrimination in the sale, rental, and financing of dwellings. The FHAA includes design and construction requirements related to handicapped accessibility for new multi-family housing consisting of four or more dwelling units that are built for first occupancy on or after March 13, 1991. The FHAA also includes two important provisions related to existing multi-family housing developments: 1) a provision making it unlawful to refuse to make reasonable accommodations in rules, policies, and practices to allow a resident with a disability equal opportunities to the property and its amenities; and 2) a provision making it unlawful to refuse to permit residents with disabilities to make reasonable modifications to either their dwelling unit or to the common areas at the resident's cost.
7.4.2 Federal Fair Housing Act Applicability
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Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 22
The building was constructed for first occupancy circa 1989 before the effective date of March 13, 1991. Therefore the Act does not apply to the subject project. However, major rehab work performed in 2007 may have triggered some of the Act.
7.4.3 Federal Fair Housing Act Review
All ground floor apartments are considered to be covered units.
7.4.4 Federal Fair Housing Act Recommendations
Findings and recommendations are provided under Item 7.7.
7.5 SECTION 504 OF THE REHABILITATION ACT OF 1973
7.5.1 Section 504 Description
The US Department of Housing and Urban Development (HUD) Fair Housing Act Design Manual (revised April 1998) states that "Under Section 504 of the Rehabilitation Act of 1973 as amended, no otherwise qualified individual with a disability may be discriminated against in any program or activity receiving federal financial assistance. The purpose of Section 504 is to eliminate discriminatory behavior towards people with disabilities and to provide physical accessibility, thus ensuring that people with disabilities will have the same opportunities in federally funded programs as do people without disabilities.
Program accessibility may be achieved by modifying an existing facility, or by moving the program to an accessible location, or by making other accommodations, including construction of new buildings. HUD's final regulation for Section 504 may be found at 24 CFR [Code of Federal Regulations] Part 8. Generally, the UFAS [Uniform Federal Accessibility Standards] is the design standard for providing physical accessibility, although other standards which provide equivalent or greater accessibility may be used." [Text in brackets added by authors of this report].
The Code of Federal Regulations, Title 24, Volume I, Part 8 requires a minimum of 5% of the total dwelling units in a housing project, or at least one unit, to be readily accessible to and usable by individuals with handicaps. In addition, 2% of the units, but not less than one, in such a project shall be accessible for persons with hearing or vision impairments. These provisions apply to projects where substantial alterations are made.
7.5.2 Section 504 Applicability
As the project received or is receiving funding from the federal government, the requirements of Section 504 of the Rehabilitation Act of 1973 will apply to the project.
7.5.3 Section 504 Review
Accessible Units Under Section 504, 8 units should be fully accessible and readily usable.
See Item 7.7.4.
Units for Persons
With Sight and
Hearing Impairments
Under Section 504, 3 units are required to be accessible to persons with sight or hearing impairments.
See Item 7.7.4.
7.5.4 Section 504 Recommendations
See Item 7.7.4.
7.6 2019 CALIFORNIA BUILDING CODE, CHAPTER 11A, HOUSING ACCESSIBILITY
7.6.1 2019 California Building Code, Chapter 11A, Housing Accessibility Description Chapter 11A of the 2019 California Building Coded, California Code of Regulations, Title 24, Part 2, Volume 1 of 2, California Building Standards, set out requirements for Housing Accessibility. The provisions of this chapter apply to all newly-constructed multifamily dwellings, new common use spaces serving existing covered multi-family dwellings, certain additions to existing buildings, common-use areas serving covered multi-family dwellings, and certain types of interior rehabilitation work. “Covered Multi-Family Dwellings” are defined as dwelling units in buildings consisting of 3 or more dwelling units or 4 or more condominium units. Dwelling units within a single structure separated by fire walls do not constitute separate buildings.
7.6.2 2019 California Building Code, Chapter 11A, Housing Accessibility Applicability The project was constructed before enactment of the 2019 California Building Code but should comply with CBC 2001, which was in effect at the time of major rehab work.
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Lalloo Associates Project No. COR-120 Page 23
7.6.3 2019 California Building Code, Chapter 11A, Housing Accessibility Review The project is not in substantial compliance with Chapter 11A.
7.6.4 2019 California Building Code, Chapter 11A, Housing Accessibility Recommendations None
7.7 ACCESSIBILITY FINDINGS AND RECOMMENDATIONS
7.7.1 Accessibility Consultant
We recommend that National CORE retain a California-certified accessibility specialist (CASp) to perform a full accessibility survey of the property to identify accessibility barriers and make recommendations for modifications and upgrades.
7.7.2 Site and Exterior Accessibility
- Accessible Paths of Travel: Generally accessible paths of travel from the public sidewalks to the property, from the accessible parking spaces to the leasing office, and from the apartment buildings to the site amenities such as the leasing/community building, laundry building, trash enclosures, and the play areas are provided. Accessible ramps are provided at changes in elevation. (Photo Nos. 39, 40, 41, 42). - Detectable Warning Surfaces: Generally, there are detectable warning surfaces at the curb ramps. (Photo No. 38). - Accessible Parking: A pair of accessible spaces (one van-accessible) is provided in front of the leasing office building. (Photo No. However, there are no designated accessible parking spaces for residents and guests in the surface parking areas. Also, there are no accessible carports. - Some buildings have steps in front of the apartment entrances that present an accessibility barrier. (Photo No. 12, for example).
7.7.3 Common and Support Area Accessibility
No issues evident.
7.7.4 Apartment Interior Accessibility
- Adaptable Units (Type B): The FFHA requires all ground floor units and all units on floors served by elevators to be adaptable. There are accessibility barriers in the apartments, which include but are not limited to thresholds that are more than ¼” high, insufficient wheelchair maneuvering spaces in kitchens, bathrooms and some plugs and switches that are out of reach range..
- Fully Accessible Mobility Units (Type A): Under Section 504, 8 units should be fully accessible and readily usable.
There are no fully accessible mobility units.
- Units for Sensory (Sight and Hearing Impaired): Under Section 504, 3 units are required to be accessible to persons with sight or hearing impairments. There are no units for persons with sensory impairments.
7.8 CODE COMPLIANCE
7.8.1 Building Department
The City of Rialto provided responses to the questions in our Building Code Check Questionnaire. A copy of the Questionnaire attached to this Report.
7.8.2 Planning and Zoning
The City of Rialto provided responses to the questions in our Planning and Zoning Questionnaire. A copy of the e-mail is attached to this Report.
7.8.3 Fire Department
The City of Rialto Fire Department has provided responses to the questions in our Fire Department Code Check Questionnaire . A copy of our Questionnaire and e-mail response are attached to this Report. 8 SITE CONTACTS AND INTERVIEWS
Name Title Organization Date of Interview
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 24
Jessica Puerto Community Manager National Community Renaissance March 06, 2023 Rick Forsberg Maintenance Engineer National Community Renaissance March 06, 2023 9 DOCUMENTS REVIEWED
Drawings Not provided
Land Title Survey Not provided
Certificate of
Occupancy Not provided.
Roof Warranty Not provided
10 O THER ASSESSMENTS REVIEWED
None.
11 CAPITAL REPAIR AND REPLACEMENT SCHEDULE
11.1 METHOD OF DETERMINING COST ESTIMATES
Cost estimates in the capital repair and replacement schedule were obtained from R.S. Means and Marshall & Swift, invoices or bids provided by property management, or are based on our knowledge of costs for similar projects in the area.
The opinions of Lalloo Associates LLP as to costs are estimates only, and actual costs may vary depending on market conditions, availability of materials, and conditions that are beyond the scope of the Report.
National CORE should obtain actual bids from contractors for repair, replacement and rehabilitation work, and update the estimates in the Schedule to reflect the bid amounts.
The Schedule includes cost estimates only for repair or replacement of components or systems that are considered to fall under the budget for capital repairs and replacement. Work that is considered to be part of the operations budget is not included. Where appropriate, we have made reference to work that should be included in the operations budget.
However, we do not assume any responsibility for developing the operations budget.
The Capital Repairs and Replacement Schedule should be reviewed by National CORE at least once every 2 years, and the data should be updated to reflect the latest conditions and costs.
11.2 CAPITAL REPAIR AND REPLACEMENT SCHEDULE
The capital repair and replacement schedule is appended below. The estimates over the 15-year term are based on the assumption that the proposed rehabilitation work as referenced under Item 1.2 above has already been performed.
The column EUL indicates the Expected Useful Life, and column RUL indicates the Remaining Useful Life of the component.
The Schedule referenced as “Capital Repairs and Replacement Schedule – Pre-Rehab” provides remaining life expectancies and cost estimates based on the assumption that no rehabilitation work has been performed. The estimates for all work required is indicated in the columns referenced “Immediate” and in the columns referenced “Year 1” through “Year 15”. Years 1 to 3 are considered to be work required in the short term.
The Schedule referenced as “Capital Repairs and Replacement Schedule – Post-Rehab” provides remaining life expectancies and cost estimates based on the assumption that rehabilitation work has been performed. The cost estimates for the rehab work are provided in the column marked “Rehab Scope”. Work that should be anticipated after rehab work is performed is indicated in the columns marked Year 1 through Year 15.
CAPITAL REPAIRS AND REPLACEMENT SCHEDULE - PRE-REHAB
CITRUS GROVE OF RIALTO
NO. ITEM
IMMEDIATE
COSTS QUANTITY UNITS UNIT COST EUL RUL YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 YEAR 11 YEAR 12 YEAR 13 YEAR 14 YEAR 15 CRRS TOTAL SITE
3.5.2 Asphalt Pavement Repairs 1 ls $142,250.00 20 1 $142,250 $142,250
3.5.2 Asphalt Pavement Crack Fill, Seal and Stripe Parking Lot 1 ls $56,550.00 10 1 $56,550 $56,550 $113,100
3.5.3 R&R Concrete Valley Gutters 500 lf $125.00 15 1 $62,500 $62,500 $125,000
3.7 Landscaping Repairs (Includes Storm Management Modifications) 1 allowance $100,000.00 - 3 $100,000 $100,000
3.8 Camera and Waterjet Sewer Mains 1 ea $9,500.00 10 2 $9,500 $9,500 $19,000
3.5.4 Concrete Flatwork Repairs 50,000 s f $0.30 10 7 $15,000 $15,000
3.15.1 Site Masonry Wall Selective Repairs 8,000 s f $0.20 15 5 $1,600 $1,600
3.15.2 Steel Fence Repairs, Paint 5,000 s f $3.00 7 5 $15,000 $15,000 $30,000
3.15.3 Steel Vehicular and Pedestrian Gate Repairs, Paint 1 ls $6,000.00 7 5 $6,000 $6,000 $12,000
3.15.5 Trash Enclosure Repairs (Pad, Screen Walls, Gates) 14 ea $5,000.00 7 5 $70,000 $70,000 $140,000
3.15.6 Play Area Surface Replacement 880 s f $10.00 15 5 $8,800 $8,800
BUILDING
Dryrot Replacement on Soffits, Fascia, Window Trim 1 ls $35,000.00 20 2 $35,000 $35,000 Carport Beam and Landing Repairs 19 ea $11,500.00 20 3 $218,500 $218,500 New Unit Entry Door and Hardware 152 a pt $1,950.00 20 2 $296,400 $296,400 Stucco Repairs and Paint at Unit Entry Doors 152 a pt $700.00 20 2 $106,400 $106,400 Building Exterior Paint Touchups for Dryrot and Stucco Repairs 38 ea $2,500.00 20 2 $95,000 $95,000 New Vinyl Windows 152 a pt $4,950.00 20 2 $752,400 $752,400
4.5.2 New Waterproofing at Unit Balcony/Landings 53 a pt $1,950.00 20 2 $103,350 $103,350
4.8.1 Install Gutters and Downspouts on All Unit Buildings 38 ea $5,375.00 25 2 $204,250 $204,250 New Fire Extinguisher Cabinets 38 ea $450.00 20 2 $17,100 $17,100
4.4.1 Exterior Wall Repairs, Paint (ongoing) 174,000 sf $1.10 10 7 $191,400 $191,400
4.4.2 Window/Wall Caulking Replacement 39 Buildin g $500.00 15 15 $19,500 $19,500
4.5.1 Exterior Stair Upgrades, Repiars, Paint $95,000 38 ea $2,500.00 18 18 $95,000 $95,000
4.5.2 Entrance Balcony Soffit Vent Installation 38 buildin g $1,000.00 15 1 $38,000 $38,000
4.8.1 Asphalt Shingle Roof Replacement (Based on Alternate Unit Price in Rehab Budget) 1 est $1,500,000.00 25 18 $0
INTERIOR WALL CONSTRUCTION
4.10 See Apartment Interior Finishes and Accessibility Modifications - $0
4.14 COMMON, SUPPORT AREA INTERIOR FINISHES $0
4.14 Leasing Center Vinyl Plank Replacement 1,990 s f $5.00 15 5 $9,950 $9,950
4.14 Laundry Room Building Vinyl Plank Replacement 1,310 s f $5.00 15 5 $6,550 $6,550
APARTMENT INTERIOR FINISHES - STANDARD UNITS
Standard Units: Demo 136 Units, $775/Unit 136 a pt $775.00 - - $105,400 $105,400 Standard Units: New Kitchen Cabinets and Hardware. 136 Unit at $3,950 per Unit 136 a pt $3,950.00 25 3 $537,200 $537,200 Standard Units: New Bathroom Vanities and Hardware. 204 Units at $425 per Unit 204 ea $425.00 25 3 $86,700 $86,700 Standard Units: New Quartz Countertops in Kitchens. 152 Units at $2,950 per Unit 152 a pt $2,950.00 25 3 $448,400 $448,400 Standard Units: New Quartz Countertops in Baths. 204 Units at $625 per Unit 204 ea $625.00 25 3 $127,500 $127,500 Standard Units: General Drywall Repairs. 20sf. 136 Units at $275 per Unit 136 a pt $275.00 25 3 $37,400 $37,400
4.15.1 Install New LVP Flooring Throughout Units. 152 Units at $3,850 per Unit 152 a pt $3,850.00 20 3 $585,200 $585,200
4.15.1 Install New Carpeting On Townhome Unit Stairs. 152 (Should be 38) Units at $275 per Unit 152 a pt $275.00 7 3 $41,800 $41,800 $41,800 $125,400 Install New Cove or Quarter Round Base. 152 Units at $295 per Unit 152 a pt $295.00 - - $44,840 $44,840 All Units: Paint Kitchens and Bathrooms. 136 Units at $975 per Unbit 136 a pt $975.00 - - $132,600 $132,600 All Units: Paint 2nd Bathroom in 3-Bedroom Units. 52 Units at $385 per Unit 52 a pt $385.00 - - $20,020 $20,020 Standard Units: Construction Clean. 136 Units at $550 per Unit 136 a pt $550.00 - - $74,800 $74,800 All Units: New Bathroom Accessories. 204 Bahtrooms at $770 per Unit 204 ea $770.00 25 3 $157,080 $157,080
APPLIANCES - STANDARD UNITS
4.15.4 Install New Energy Star Refrigerator 136 ea $975.00 15 2 $132,600 $132,600 $265,200
4.15.4 Install New Gas Range 136 ea $825.00 15 2 $112,200 $112,200 $224,400
4.15.4 Install New Dishwasher 136 ea $555.00 15 2 $75,480 $75,480 $150,960
4.15.4 Install New Recirculating Range Hood 136 ea $180.00 15 2 $24,480 $24,480 $48,960 Appliance Delivery Handling, Removal, Taxes 136 ea $410.00 $55,760 $55,760
4.15.4 Disposal Replacement. 5 per Year. Unit Price Per National CORE PSQ 152 a pt $100.00 5 5 $15,200 $15,200 $15,200 $45,600
PLUMBING SYSTEMS
4.16.5 New Heat Pump Water Heating Systems and Storage Tanks 74 location $13,575.00 20 2 $1,004,550 $1,004,550 New Kitchen Sink, Faucet, Disposal, Supply Lines 136 a pt $1,250.00 25 2 $170,000 $170,000 New Bathroom Drop-In Sinks, Faucets, Supply Lines 204 ea $545.00 25 2 $111,180 $111,180 New Showerhead, Trim,Cartridge in Bathrooms 204 ea $385.00 25 2 $78,540 $78,540 New Angle Stops 916 ea $45.00 25 2 $41,220 $41,220
New Toilets 204 ea $635.00 25 2 $129,540 $129,540
HVAC SYSTEMS
4.17.2 New 15 SEER Split Systems 152 a pt $11,450.00 20 1 $1,740,400 $1,740,400
4.17.3 Leasing Center Heat Pump Replacement 2 ea $2,000.00 20 6 $4,000 $4,000
4.17.4 Laundry Building Heat Pump Replacement 1 ea $2,000.00 20 6 $2,000 $2,000
ELECTRICAL AND LIGHTING
New Buildin
g Wall Packs 78 ea $425.00 30 3 $33,150 $33,150
New Carport Lighting With Integrated Sensors 152 ea $265.00 30 3 $40,280 $40,280 New Wall Lights 200 ea $155.00 30 3 $31,000 $31,000
New GFCIs in Kitchens and Bathrooms 698 ea $88.00 30 3 $61,424 $61,424 New GFCIs at Dishwasher/Disposal 152 a pt $165.00 30 3 $25,080 $25,080 New LED Entry Fixture 152 a pt $115.00 30 3 $17,480 $17,480 New Kitchen LED Fixtures 304 ea $155.00 30 3 $47,120 $47,120 New Dining Ceiling Fan with LED Fixture 152 a pt $345.00 25 3 $52,440 $52,440 New Hall Lights 204 ea $85.00 30 3 $17,340 $17,340
New Stair Light 49 ea $85.00 30 3 $4,165 $4,165
New Bathroom Vanity LED Light Fixture 204 ea $125.00 30 3 $25,500 $25,500 New Closet Light, Occupancy Sensor 38 ea $85.00 - 3 $3,230 $3,230 New Arc-Fault Breakers in Existing Panels per Code 152 a pt $795.00 - 3 $120,840 $120,840 New Title-24 Vacancy Sensors and Dimmer Switches 587 ea $85.00 25 3 $49,895 $49,895
4.17.5 New Humidistat Exhaust Fan in Bathrooms 204 ea $485.00 20 3 $98,940 $98,940
DETECTION AND ALARM SYSTEMS
New Hardwired Smoke/CO Combos 231 ea $105.00 20 3 $24,255 $24,255 New Hardwired Smoke Detectors in Unit Bedrooms 356 ea $85.00 20 3 $30,260 $30,260 New Hardwired Smoke/CO Combos in Townhouse Units 38 ea $275.00 20 3 $10,450 $10,450
FIRE PROTECTION
None. $0
VERTICAL TRANSPORTATIO
N
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associated Project No. COR-120 Page 25
CAPITAL REPAIRS AND REPLACEMENT SCHEDULE - PRE-REHAB
CITRUS GROVE OF RIALTO
4.21.1 None $0
SPECIAL EQUIPMENT
4.22.2 None. $0
MOISTURE INTRUSION, MICROBIAL GROWTH, TERMITE DAMAGE
None. Routine Maintenance Item $0
TERMITE DAMAGE
5.3 None. Routine Maintenance Work $0
ACCESSIBILITY
Accessibility Unit Demo 16 a pt $2,250.00 - - $36,000 $36,000 New Entry Doors and Hardware 16 a pt $1,500.00 25 1 $24,000 $24,000 New Interior Doors and Hardware 64 ea $550.00 25 1 $35,200 $35,200 New Kitchen Cabinets 16 a pt $4,250.00 25 1 $68,000 $68,000 New 3: Quartz Countertops in Kitchens 16 a pt $2,950.00 25 1 $47,200 $47,200 Rough Framing 16 a pt $4,850.00 - - $77,600 $77,600
New Drywall 16 a pt $4,250.00 - - $68,000 $68,000
Full Unit Paint 16 a pt $2,650.00 - - $42,400 $42,400
Construction Clean 16 a pt $625.00 - - $10,000 $10,000
New Grab Bars and Backing 16 a pt $1,200.00 - - $19,200 $19,200
4.15.4 New Energy Start Refrigerators 16 a pt $950.00 15 1 $15,200 $15,200 $30,400
4.15.4 New Energy Star Gas Range with Front Controls 16 a pt $1,250.00 15 1 $20,000 $20,000 $40,000
4.15.4 New Energy Star Dishwasher 16 a pt $750.00 15 1 $12,000 $12,000 $24,000
4.15.4 New Recirculating Range Hood with Front Controls 16 a pt $355.00 15 1 $5,680 $5,680 $11,360 Appliance Delivery, Handling, Removal, Taxes 16 a pt $530.00 - - $8,480 $8,480
7.7.3 Rough Plumbing 16 a pt $10,500.00 - - $168,000 $168,000
7.7.3 New Accessible Walk-In Tile Shower 16 a pt $9,500.00 25 1 $152,000 $152,000
7.7.3 New Accessible Kitchen Sink, Faucet, Supplies 16 a pt $1,205.00 25 1 $19,280 $19,280
7.7.3 New Accessiblity Compliant Hand-Held Shower, Slide 16 a pt $1,750.00 25 1 $28,000 $28,000
7.7.3 New Accessible Wall-Hung Sink, Faucet, Supplies 16 a pt $635.00 25 1 $10,160 $10,160
7.7.3 Rough Electric 16 a pt $7,500.00 - - $120,000 $120,000
7.7.3 Visual and Hearing Upgrades 8a pt $2,350.00 25 1 $18,800 $18,800
7.7.1 Site Path of Travel Improvements 4,325 s f $27.50 - - $118,938 $118,938
7.7.1 Accessible Parking Improvements - Concrete 8s paces $12,500.00 - - $100,000 $100,000
3.15.8 New Accessible Pedestal Mailboxes 152 a pt $350.00 25 1 $53,200 $53,200
7.7.1 Accessibility Consultant Fee $10,000 1 allowance $10,000.00 - - $0
OTHER ASSESSMENTS
None $0
REHAB WORK INDIRECT COSTS
Rehab Construction Costs Before Fees $0
Potential Material Escalation $68,285 $68,285 $68,285 $204,856 General Re
quirements 6% $208,983 $208,983 $208,983 $626,950
Overhead 2% $208,983 $208,983 $208,983 $626,950
Profit 6% $208,983 $208,983 $208,983 $626,950
Insurance 1.15% $40,055 $40,055 $40,055 $120,165
Bond 1.15% $40,055 $40,055 $40,055 $120,165
TOTAL - CAPITAL REPAIRS AND REPLACEMENT $105,000 $4,092,383 $4,330,295 $4,185,634 $0 $133,100 $6,000 $248,200 $0 $0 $110,200 $56,550 $100,500 $0 $41,800 $494,840 $13,799,502 Cost per Apartment $26,923.57 $28,488.78 $27,537.07 $0.00 $875.66 $39.47 $1,632.89 $0.00 $0.00 $725.00 $372.04 $661.18 $0.00 $275.00 $3,255.53 $90,786.20 Cost per Apartment per Year $1,794.90 $1,899.25 $1,835.80 $0.00 $58.38 $2.63 $108.86 $0.00 $0.00 $48.33 $24.80 $44.08 $0.00 $18.33 $217.04 $6,052.41 Project Data
No. of Apartments 152
No. of Residential Buildings 38
Date of Rehab Construction 2007
Reserve Term 15
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associated Project No. COR-120 Page 25
CAPITAL REPAIRS AND REPLACEMENT SCHEDULE - POST REHAB
CITRUS GROVE OF RIALTO
NO. ITEM
REHAB
SCOPE
IMMEDIATE
COSTS QUANTITY UNITS UNIT COST EUL RUL YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 YEAR 11 YEAR 12 YEAR 13 YEAR 14 YEAR 15 CRRS TOTAL SITE
3.5.2 Asphalt Pavement Repairs $142,250 1 ls $142,250.00 20 20 $0
3.5.2 Asphalt Pavement Crack Fill, Seal and Stripe Parking Lot $56,550 1 ls $56,550.00 10 10 $56,550 $56,550
3.5.3 R&R Concrete Valley Gutters $62,500 500 lf $125.00 15 15 $62,500 $62,500
3.7 Landscaping Repairs (Includes Storm Management Modifications) $100,000 1 allowance $100,000.00 - - $0
3.8 Camera and Waterjet Sewer Mains $9,500 1 ea $9,500.00 10 10 $9,500 $9,500
3.5.4 Concrete Flatwork Repairs 50,000 sf $0.30 10 7 $15,000 $15,000
3.15.1 Site Masonry Wall Selective Repairs 8,000 sf $0.20 15 5 $1,600 $1,600
3.15.2 Steel Fence Repairs, Paint 5,000 sf $3.00 7 5 $15,000 $15,000 $30,000
3.15.3 Steel Vehicular and Pedestrian Gate Repairs, Paint 1 ls $6,000.00 7 5 $6,000 $6,000 $12,000
3.15.5 Trash Enclosure Repairs (Pad, Screen Walls, Gates) 14 ea $5,000.00 7 5 $70,000 $70,000 $140,000
3.15.6 Play Area Surface Replacement 880 sf $10.00 15 5 $8,800 $8,800
BUILDING
Dryrot Replacement on Soffits, Fascia, Window Trim $35,000 1 ls $35,000.00 20 20 $0 Carport Beam and Landing Repairs $218,500 19 ea $11,500.00 20 20 $0 New Unit Entry Door and Hardware $296,400 152 a pt $1,950.00 20 20 $0 Stucco Repairs and Paint at Unit Entry Doors $106,400 152 a pt $700.00 20 20 $0 Building Exterior Paint Touchups for Dryrot and Stucco Repairs $95,000 38 ea $2,500.00 20 20 $0 New Vinyl Windows $752,400 152 a pt $4,950.00 20 20 $0
4.5.2 New Waterproofing at Unit Landings $103,350 53 a pt $1,950.00 20 20 $0
4.8.1 Install Gutters and Downspouts on All Unit Buildings $204,250 38 ea $5,375.00 25 25 $0 New Fire Extinguisher Cabinets $17,100 38 ea $450.00 20 20 $0
4.4.1 Exterior Wall Repairs, Paint (ongoing) 174,000 sf $1.10 10 7 $191,400 $191,400
4.4.2 Window/Wall Caulking Replacement 39 Buildin g $500.00 15 15 $19,500 $19,500
4.5.1 Exterior Stair Upgrades, Repiars, Paint $95,000 38 ea $2,500.00 16 16 $0
4.5.2 Entrance Balcony Soffit Vent Installation 38 buildin g $1,000.00 15 1 $38,000 $38,000
4.8.1 Asphalt Shingle Roof Replacement (Based on Alternate Unit Price in Rehab Budget) 1e s t $1,500,000.00 25 18 $0
INTERIOR WALL CONSTRUCTION
4.10 See Apartment Interior Finishes and Accessibility Modifications - $0
4.14 COMMON, SUPPORT AREA INTERIOR FINISHES $0
4.14 Leasing Center Vinyl Plank Replacement 1,990 sf $5.00 15 5 $9,950 $9,950
4.14 Laundry Room Building Vinyl Plank Replacement 1,310 sf $5.00 15 5 $6,550 $6,550
APARTMENT INTERIOR FINISHES - STANDARD UNITS
Standard Units: Demo 136 Units, $775/Unit $105,400 136 a pt $775.00 - - $0 Standard Units: New Kitchen Cabinets and Hardware. 136 Unit at $3,950 per Unit $537,200 136 a pt $3,950.00 25 25 $0 Standard Units: New Bathroom Vanities and Hardware. 204 Units at $425 per Unit $86,700 204 ea $425.00 25 25 $0 Standard Units: New Quartz Countertops in Kitchens. 152 Units at $2,950 per Unit $448,400 152 a pt $2,950.00 25 25 $0 Standard Units: New Quartz Countertops in Baths. 204 Units at $625 per Unit $127,500 204 ea $625.00 25 25 $0 Standard Units: General Drywall Repairs. 20sf. 136 Units at $275 per Unit $37,400 136 a pt $275.00 25 25 $0
4.15.1 Install New LVP Flooring Throughout Units. 152 Units at $3,850 per Unit $585,200 152 a pt $3,850.00 20 20 $0
4.15.1 Install New Carpeting On Townhome Unit Stairs. 152 (Should be 38) Units at $275 per Unit $41,800 152 a pt $275.00 7 7 $41,800 $41,800 $83,600 Install New Cove or Quarter Round Base. 152 Units at $295 per Unit $44,840 152 a pt $295.00 - - $0 All Units: Paint Kitchens and Bathrooms. 136 Units at $975 per Unbit $132,600 136 a pt $975.00 - - $0 All Units: Paint 2nd Bathroom in 3-Bedroom Units. 52 Units at $385 per Unit $20,020 52 a pt $385.00 - - $0 Standard Units: Construction Clean. 136 Units at $550 per Unit $74,800 136 a pt $550.00 - - $0 All Units: New Bathroom Accessories. 204 Bahtrooms at $770 per Unit $157,080 204 ea $770.00 25 25 $0
APPLIANCES - STANDARD UNITS
4.15.4 Install New Energy Star Refrigerator $132,600 136 ea $975.00 15 15 $132,600 $132,600
4.15.4 Install New Gas Range $112,200 136 ea $825.00 15 15 $112,200 $112,200
4.15.4 Install New Dishwasher $75,480 136 ea $555.00 15 15 $75,480 $75,480
4.15.4 Install New Recirculating Range Hood $24,480 136 ea $180.00 15 15 $24,480 $24,480 Appliance Delivery Handling, Removal, Taxes $55,760 136 ea $410.00 $0
4.15.4 Disposal Replacement. 5 per Year. Unit Price Per National CORE PSQ 152 a pt $100.00 5 5 $15,200 $15,200 $15,200 $45,600
PLUMBING SYSTEMS
4.16.5 New Heat Pump Water Heating Systems and Storage Tanks $1,004,550 74 location $13,575.00 20 20 $0 New Kitchen Sink, Faucet, Disposal, Supply Lines $170,000 136 a pt $1,250.00 25 25 $0 New Bathroom Drop-In Sinks, Faucets, Supply Lines $111,180 204 ea $545.00 25 25 $0 New Showerhead, Trim,Cartridge in Bathrooms $78,540 204 ea $385.00 25 25 $0 New Angle Stops $41,220 916 ea $45.00 25 25 $0
New Toilets $129,540 204 ea $635.00 25 25 $0
HVAC SYSTEMS
4.17.2 New 15 SEER Split Systems $1,740,400 152 a pt $11,450.00 20 20 $0
4.17.3 Leasing Center Heat Pump Replacement 2 ea $2,000.00 20 6 $4,000 $4,000
4.17.4 Laundry Building Heat Pump Replacement 1 ea $2,000.00 20 6 $2,000 $2,000
ELECTRICAL AND LIGHTING
New Buildin
g Wall Packs $33,150 78 ea $425.00 30 30 $0
New Carport Lighting With Integrated Sensors $40,280 152 ea $265.00 30 30 $0 New Wall Lights $31,000 200 ea $155.00 30 30 $0
New GFCIs in Kitchens and Bathrooms $61,424 698 ea $88.00 30 30 $0 New GFCIs at Dishwasher/Disposal $25,080 152 a pt $165.00 30 30 $0 New LED Entry Fixture $17,480 152 a pt $115.00 30 30 $0 New Kitchen LED Fixtures $47,120 304 ea $155.00 30 30 $0 New Dining Ceiling Fan with LED Fixture $52,440 152 a pt $345.00 25 25 $0 New Hall Lights $17,340 204 ea $85.00 30 30 $0
New Stair Light $4,165 49 ea $85.00 30 30 $0
New Bathroom Vanity LED Light Fixture $25,500 204 ea $125.00 30 30 $0 New Closet Light, Occupancy Sensor $3,230 38 ea $85.00 - - $0 New Arc-Fault Breakers in Existing Panels per Code $120,840 152 a pt $795.00 - - $0 New Title-24 Vacancy Sensors and Dimmer Switches $49,895 587 ea $85.00 25 25 $0
4.17.5 New Humidistat Exhaust Fan in Bathrooms $98,940 204 ea $485.0 02 02 0 $0
DETECTION AND ALARM SYSTEMS
New Hardwired Smoke/CO Combos $24,255 231 ea $105.00 20 20 $0 New Hardwired Smoke Detectors in Unit Bedrooms $30,260 356 ea $85.00 20 20 $0 New Hardwired Smoke/CO Combos in Townhouse Units $10,450 38 ea $275.00 20 20 $0
FIRE PROTECTION
None. $0
VERTICAL TRANSPORTATIO
N
4.21.1 None $0
SPECIAL EQUIPMENT
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associated Project No. COR-120 Page 26
CAPITAL REPAIRS AND REPLACEMENT SCHEDULE - POST REHAB
CITRUS GROVE OF RIALTO
4.22.2 None. $0
MOISTURE INTRUSION, MICROBIAL GROWTH, TERMITE DAMAGE
None. Routine Maintenance Item $0
TERMITE DAMAGE
5.3 None. Routine Maintenance Work $0
ACCESSIBILITY
Accessibility Unit Demo $36,000 16 a pt $2,250.00 - - $0 New Entry Doors and Hardware $24,000 16 a pt $1,500.00 25 25 $0 New Interior Doors and Hardware $35,200 64 ea $550.00 25 25 $0 New Kitchen Cabinets $68,000 16 a pt $4,250.00 25 25 $0 New 3: Quartz Countertops in Kitchens $47,200 16 a pt $2,950.00 25 25 $0 Rough Framing $77,600 16 a pt $4,850.00 - - $0
New Drywall $68,000 16 a pt $4,250.00 - - $0
Full Unit Paint $42,400 16 a pt $2,650.00 - - $0
Construction Clean $10,000 16 a pt $625.00 - - $0
New Grab Bars and Backing $19,200 16 a pt $1,200.00 - - $0
4.15.4 New Energy Start Refrigerators $15,200 16 a pt $950.00 15 15 $15,200 $15,200
4.15.4 New Energy Star Gas Range with Front Controls $20,000 16 a pt $1,250.00 15 15 $20,000 $20,000
4.15.4 New Energy Star Dishwasher $12,000 16 a pt $750.00 15 15 $12,000 $12,000
4.15.4 New Recirculating Range Hood with Front Controls $5,680 16 a pt $355.00 15 15 $5,680 $5,680 Appliance Delivery, Handling, Removal, Taxes $8,480 16 a pt $530.00 - - $0
7.7.3 Rough Plumbing $168,000 16 a pt $10,500.00 - - $0
7.7.3 New Accessible Walk-In Tile Shower $152,000 16 a pt $9,500.00 25 25 $0
7.7.3 New Accessible Kitchen Sink, Faucet, Supplies $19,280 16 a pt $1,205.00 25 25 $0
7.7.3 New Accessiblity Compliant Hand-Held Shower, Slide $28,000 16 a pt $1,750.00 25 25 $0
7.7.3 New Accessible Wall-Hung Sink, Faucet, Supplies $10,160 16 a pt $635.00 25 25 $0
7.7.3 Rough Electric $120,000 16 a pt $7,500.00 - - $0
7.7.3 Visual and Hearing Upgrades $18,800 8 a pt $2,350.00 25 25 $0
7.7.1 Site Path of Travel Improvements $118,938 4,325 sf $27.50 - - $0
7.7.1 Accessible Parking Improvements - Concrete $100,000 8 s paces $12,500.00 - - $0
3.15.8 New Accessible Pedestal Mailboxes $53,200 152 a pt $350.00 25 25 $0
7.7.1 Accessibility Consultant Fee $10,000 1 allowance $10,000.00 - - $0
OTHER ASSESSMENTS
None $0
TOTAL - CAPITAL REPAIRS AND REPLACEMENT EXCL REHAB $10,000 $38,000 $0 $0 $0 $133,100 $6,000 $248,200 $0 $0 $81,250 $0 $91,000 $0 $41,800 $494,840 $1,134,190 Rehab Construction Costs Before Fees $10,339,277
Potential Material Escalation $204,856
General Requirements 6% $626,950
Overhead 2% $208,983
Profit 6% $626,950
Insurance 1.15% $120,165
Bond 1.15% $120,165
REHAB WORK GRAND TOTAL $12,247,345
Cost per Apartment $250.00 $0.00 $0.00 $0.00 $875.66 $39.47 $1,632.89 $0.00 $0.00 $534.54 $0.00 $598.68 $0.00 $275.00 $3,255.53 $7,461.78 Cost per Apartment per Year $16.67 $0.00 $0.00 $0.00 $58.38 $2.63 $108.86 $0.00 $0.00 $35.64 $0.00 $39.91 $0.00 $18.33 $217.04 $497.45 Project Data
No. of Apartments 152
No. of Residential Buildings 38
Date of Rehab Construction 2007
Reserve Term 15
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associated Project No. COR-120 Page 26
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 27
12 ATTACHMENTS
X Photographs
X Aerial Photo
X Site Plan
X Parcel Map
X List of Units Entered
X Pre-Survey Questionnaire
X ADA Checklist
X FHA Checklist
X Code Check Forms/Requests for Information
X Rehab Scope of Work “Budget #1”.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 28
13 PHOTOGRAPHS
1. The property monument sign at the corner of
Willow Street and Winchester Drive.
2. The entrance court that leads to the leasing
office.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 29
3. The Willow Street frontage of Building
1452W.
4. Building 1462W and the landscaping in front.
5. The entrance to Apartment 2-1442M. The
windows on either side of the entrance door
are replacement units that have concealed
nailing flanges.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 30
6. A window below the entrance canopy of
Apartment 2-1341M. This is a retrofit
window that has an exposed cover flange.
Management has reported that this window
leaks when the caulking between the frame
and the stucco wall fails.
7. The condition of the interior trim in the
kitchen window in Apartment 4-1482C.
8. Deteriorated wood fascia and window trim at
Building 1451C.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 31
9. The side of Building 1431C indicating the
typical apartment entrance and the wall-
mounted light fixture at the stair. There are
vertical cracks on the stucco wall, which
have been repaired.
10. The Building-1441C wall on Clifford Street,
indicating linear cracking that has been
repaired and the typical attic gable vent.
11. Buildings 1341W and 1331W and the trash
enclosures in front. .
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 32
12. The steps on front of Apartment 1-1486M.
13. A pair of carports in Building 1351W. There
is linear cracking and spalling of the concrete
slab-on-grade.
14. The condition of the shingle roof on building
1442M.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 33
15. The lower roof over Building 1482C.
16. The solar panels and a dome attic vent on
the roof over Building 1441M.
17. A typical wall-mounted light fixture and the
eaves soffit in Building 1431C. Eaves soffit
vents are provided.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 34
18. The roof and solar panels on Building
1441C.
19. A typical landscaped area between Buildings
1451M and 1441M.
20. Ponding in the landscaped area in front of
Building 1431M.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 35
21. Erosion below the entrance patio slab at
Apartment 1-1461M.
22. Ponding over the area drain in front of
Building 1481M.
23. A typical curb outlet for the stormwater from
the landscaped area between Buildings
1452M and 1462M.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 36
24. The parking spaces in front of the leasing
office. There is 1 van-accessible and 1
regular accessible parking spaces.
25. The entrance to the property at the alley
That extends north from Winchester Drive
(adjacent to the leasing center on the right).
26. The entrance to the property at the corner of
Willow Avenue and Winchester Drive.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 37
27. Looking north in the alley that extends from
the leasing office area north. In the
foreground is a typical trash enclosure.
28. The metal picket and stone pier fence that
extends along the Willow Street property
line.
29. Linear cracking and failed crack seals on the
asphalt pavement over Millard Street.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 38
30. Looking east on the alley that runs along the
south side of the property parallel to
Winchester Drive. There is linear cracking
and exposed aggregate over the asphalt
pavement. There is cracking and spalling of
the concrete v-gutter. To the right is the
concrete masonry unit property line wall.
31. Looking south on Clifford Street with Building
1452C on the right. There are wide open
linear cracks in the asphalt pavement and
the aggregate is exposed. Cracking and
spalling along the concrete v-gutter is
evident.
32. A general view of the properties along the
fire lane taken from the corner of Winchester
Drive and Clifford Street.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 39
33. Looking north along Clifford Street. There is
block-type cracking on the asphalt
pavement. Crack seal repairs have failed.
34. A trash enclosure and the concrete masonry
unit property line wall along the north
property line. There cracking of the asphalt
pavement and the concrete v-gutter.
35. Looking north on Millard Street. Block-type
cracking of the asphalt pavement is
prevalent. Crack seal repairs have failed,
and the aggregate is exposed.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 40
36. Looking south at the alley between the Citrus
Grove of Rialto property on the left and the
Vista Cascade property on the right.
37. The cul de sac at the north end of Millard
Street. To the left is Building 1472M which
has a decorative stone veneer accent wall.
To the right is Building 1486M which has
brick veneer accent wall below sill level.
38. The curb ramp and detectable warning
surface at the corner of Clifford Street and
Winchester Drive.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 41
39. The concrete walkway and an accessible
ramp between Buildings 1461M and 1451M.
40. The concrete steps and accessible ramp that
extends to the leasing office entrance on
Willow Street.
41. The concrete steps at the end of the
accessible ramp in front of Building 1472C.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 42
42. The accessible ramp between Buildings
1441M and 1431M on Millard Street.
43. The concrete play area near the north
laundry room. Some cracking and spalling is
evident at the joints.
44. Building 1492W and, on the left, a typical
pole-mounted light fixture in the parking
area.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 43
45. The barbeque area on the north portion of
the site.
46. The play area on the north portion of the site
near Building 1482C.
47. The entrance to the play area.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 44
48. The steel stair that serves Building 1441M.
This stair has precast concrete treads.
49. The stair that serves Building 1431M. This
stair has diamond plate treads that were
reported to be slippery when wet.
50. The condition of the cementitious topping
over the stair landing/porch that serves
Apartment 4 in Building 1431C.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 45
51. The soffit below the second floor
landing/porch at Building 1461C. Generally,
the soffits are not vented.
52. The entrance balcony that serves Apartment
4-1482C.
53. The mailboxes near the leasing office
entrance.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 46
54. The main leasing office area.
55. The community manager’s office.
56. The monitor that serves the closed circuit tv
security system.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 47
57. The conference room in the leasing office
building. On the wall is a typical emergency
exit light.
58. The toilet room that serves the leasing office.
59. The laundry room near the play area on the
north portion of the site. The folding tables
are 2’-9” above floor level.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 48
60. The laundry room in the leasing office
building.
61. The 6-panel hollow metal apartment
entrance door to Apartment 4-1482C.
62. The entrance and living room in Apartment
4-1482C.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 49
63. The kitchen in Apartment 4-1482C.
64. The gas range and extract hood in
Apartment 4-1482C. The hood has a re-
circulating fan.
65. The 1/3 horsepower disposal in Apartment 4-
1482C.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 50
66. The bedroom hallway in Apartment 4-1482C.
A wall-mounted Nest thermostat is provided
(left).
67. The bedroom hallway in Apartment 4-1482C,
indicating the ceiling-mounted combination
smoke and carbon monoxide detector.
68. The bedroom and closet in Apartment 4-
1482C.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 51
69. The bathroom in Apartment 4-1482C.
70. The living and dining area in Apartment 2-
1442M.
71. The kitchen in Apartment 2-1442M.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 52
72. The ground floor bedroom in Apartment 2-
1442M.
73. The ground floor bathroom in Apartment 2-
1442M.
74. The stair in Apartment 2-1442M.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 53
75. The Level-2 second bedroom in Apartment
2-1442M.
76. The Level-2 third bedroom in Apartment 2-
1442M.
77. The hatch at the stair landing in Apartment
2-1442M. The hatch has been caulked shut.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 54
78. A typical heat pump unit that serves
Apartment 3-1351W.
79. The gas meters and a typical retrofit window
in Building 1351W.
80. The photovoltaic system inverters in Building
1351W.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 55
81. The electrical meters that serve 1441M. We
noted 90A disconnects for the apartment
meters and a 30A disconnects for the
common area meter.
82. The water service entry point at Building
1451C.
83. The circuit breaker panel in Apartment 4-
1482C. Arc-fault interrupters are not
provided. The feeders are aluminum and
branch wiring is copper.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 56
84. The Level-2 hallway and the fan coil unit in
Apartment 2-1442M.
85. The heat pump system that provides hot
water in Building 1452C. The system was
installed as a test in this building only.
86. The 119-gallon domestic water storage tank
that is part of the heat pump water heating
system in Building 1542C
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 57
87. The gas-fired domestic water heater that
serves Building 1442C.
88. The vertical fan coil unit in Apartment 4-
1482C. The unit was manufactured by
Goodman. To the left are the primary and
secondary condensate drains. As this is a
2nd floor apartment, the drains flow to the
ground floor.
89. The ceiling-mounted exhaust fan in the
Apartment-4-1482C bathroom.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 58
90. The pair of 75-gallon gas-fired domestic
water heaters that serve the leasing office
and daycare center.
91. The irrigation backflow preventer on Willow
Street.
92. A typical pad-mounted transformer near
Building 1462W.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 59
93. A typical on-site fire hydrant, the domestic
water service backflow preventer, and
beyond the hedge, the domestic water
service shut-off to Building 1482C.
94. A typical wall-mounted fire extinguisher in
Building 1482C. The unit was last serviced
in February 2022 by Fire Master.
95. The fire alarm fire control panel that serves
the leasing office and daycare center.
Property Condition Assessment
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 60
96. The audible and visible alarm in the toilet
room that serves the leasing office.
Emergency lighting, not visible in the picture,
consisting of wall-mounted battery fixtures, is
provided.
Units Entered
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 1 of 1
UNITS ENTERED
PROJECT NAME Citrus Grove of Rialto
PROJECT NO. COR-120
SITE VISIT DATE March 06, 2023
Building Unit No. Type Occupied/Vacant Notes
1 1482C 4 2-Bed/1 Bath Vacant
2 1442M 2 3-Bed/2 Bath Vacant Townhome
3 351W 3 2-Bed/1 Bath Vacant Townhome
4 1472W 1 2-Bed/1 Bath Occupied
5 1472W 4 2-Bed/1 Bath Occupied Old sheet vinyl and carpet flooring Townhome
6 1482W 2 2-Bed/1 Bath Occupied
7 1492W 4 2-Bed/1 Bath Occupied Old sheet vinyl and carpet flooring 8 1431C 1 3-Bed/2 Bath Occupied Old sheet vinyl and carpet flooring 9 1471C 1 2-Bed/1 Bath Occupied Old sheet vinyl and carpet flooring 10 1442C 4 2-Bed/1 Bath Occupied
11 1461M 3 2-Bed/1 Bath Occupied Old sheet vinyl and carpet flo oring Townhome
12 1471M 2 3-Bed/2 Bath Occupied Old sheet vinyl and carpet flo oring Townhome
13 1452M 3
2-Bed/1 Bath Occupied Old shee t vinyl and carpet flooring Townhome
14 371W 3
2-Bed/1 Bath Occupied Old shee t vinyl and carpet flooring Townhome
15 331W 4 2-Bed/1 Bath Occupied Old sheet vinyl and carpet flooring 16 311W 3
2-Bed/1 Bath Occupied Old shee t vinyl and carpet flooring Townhome
LALLOO ASSOCIATES LLP
6670 W. 5th STREET
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 1 of 10
PRE-SURVEY QUESTIONNAIRE: PROPERTY CONDITION ASSESSMENT FOR APARTMENTS Project Name: CITRUS GROVE OF RIALTO
Project No: COR-120
Date: February 09, 2023
PROPERTY INFORMATION
Property Address: 1432 N. Willow Avenue
City, State, Zip: Rialto, California 92376
Property Owner:
Owner's Name:
Address:
City, State, Zip:
Owner's Contact:
Telephone: V: M: F:
E-Mail:
Property Manager Name:
Management Firm:
Address:
City, State, Zip:
Property Manager
Telephone: V: M: F:
E-Mail:
PROJECT DATA
Date of Construction
Site Area:
Building Area
No. of Apartments
No. of Buildings
No. of Stories
Amenities
LALLOO ASSOCIATES LLP
6670 W. 5th Street
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 2 of 10
SITE
Utility Service Provider
Water
Sewer
Storm Drainage
Electric
Natural Gas
Telephone
Cable Television
Chilled Water
Are there wetlands over any portion of the site? If yes, provide details.
Does storm water from adjacent properties flow onto the site? If yes, provide details
Are there any site drainage problems? If yes, provide details.
Have there been any problems with the water mains (such as leaks, inadequate pressure, or damage from tree roots)? If yes, describe the problems and the scope of repairs.
Have there been any problems with the on-site sewer mains (such as leaks, poor drainage, blockages, and/or damage by tree roots)? If yes, provide details and describe the scope of repairs.
Have there been any problems with the on-site dry utility services (electricity, gas, phone, cable, etc.)? If yes, describe the problems and the scope of repairs.
Indicate the number of on-site parking spaces in the table below.
Open Carport Garage Total
Standard
Compact
Accessible
Van Accessible
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 3 of 10
BUILDINGS
Are there any problems with the structural system (such as settling, deflecting, cracking, heaving or structural failure)? If so, provide details of the problems and the scope of repairs.
Are there any problems with the roofs (such as leaks, ponding, damaged or missing tiles, or blocked gutters and downspouts)? If yes, describe the problems and the scope of repairs.
Are there any problems with the attics such as poor or missing insulation, inadequate ventilation, or damaged draftstops? If yes, provide details of the problems and the scope of repairs.
Are there any problems with the exterior walls (such as cracking, spalling, water infiltration, inadequate insulation, damaged siding, or deteriorated caulking)? If yes, describe the problems, and the scope of repairs.
Are there any problems with the windows or patio doors (such as water or air infiltration, inoperable sashes, or failed seals)? If yes, describe the problems and scope of repairs.
Are there any problems with the balconies (such as leaks, damaged decking, waterproof coatings, framing or railings, or structural failure)? If yes, describe the problems and the scope of repairs.
Are there any problems with the exterior stairs (such as damaged treads, landings, railings, or waterproof coatings)? If yes, describe the problems and the scope of repairs.
Are there or have there been any problems with mold or microbial growth? If so, please provide details including the causes, the locations, the approximate dates, and remedial measures.
APARTMENTS
What is the current apartment occupy rate (%)?
What is the average annual apartment turn-over rate (%) for the last 5 years?
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 4 of 10
How many units are unleasable (down units) because of damage from flood, fire, vandalism, or any other cause? Describe the nature of damage.
Describe the typical scope of work performed at unit turn-over (paint, carpet, vinyl flooring, blinds, appliances, etc.) Work Average Cost Per Apartment
Interior Paint
Carpet Replacement
Vinyl Floor Replacement
Indicate the average annual quantity and cost per unit of appliances replaced during the last five years.
No. of Units Cost per Unit
Refrigerator
Range
Range Hood
Microwave
Dishwasher
Disposal
Washers and Dryers
Describe cabinet and countertop repairs and replacements during the last five years.
No. of Units Cost per Unit
Cabinet Paint or Overlay
Cabinet Replacement
Countertop Paint or Overlay
Countertop Replacement
Indicate number of adaptable and accessible units.
Quantity Unit Numbers
Adaptable Units
Accessible Units
Units for Sight Impaired
Units for Hearing Impaired
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 5 of 10
MECHANICAL, PLUMBING, AND ELECTRICAL SYSTEMS
Is there any galvanized iron or polybutylene water piping installed on the property? If yes, indicate the extent and locations.
Have there been any problems with the water piping (such as leaks, blockages, or inadequate water pressure)? If yes, describe the problem and scope of repairs.
Have there been any problems with the hot water heating system (such as inadequate pressure or insufficient hot water)? If yes, describe the problems and the scope of repairs.
Have there been any problems with the sanitary, waste and vent piping systems (such as leaks, blockages, or overflows). If yes, describe the problems and the scope of repairs.
Have there been any problems with the heating, cooling and ventilation systems (such as inadequate heating or cooling, or poor ventilation)? If yes, describe the problems and the scope of repairs.
Indicate the average quantity and cost per unit of mechanical equipment replaced annually during the last five years.
Quantity Cost Per Apartment Unit
Water Heater
Furnace / Fan Coil Unit
Condensing Unit
Have there been any problems or reports of inadequate electrical capacity? If yes, indicate which units or buildings are affected.
State whether the electrical branch wiring is aluminum or copper?
Describe any repairs or upgrades to the elevator controls, equipment or cab finishes, and provide costs.
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 6 of 10
FIRE AND LIFE SAFETY
Are there any problems with the fire sprinkler system (such as faulty pumps, damaged or corroded piping, or leaks)? If yes, provide details
Has the fire sprinkler system been inspected to identify any sprinklers heads that are on manufacturers' recall lists? Are there any recalled fire sprinkler heads?
Have there been any problems with the fire detection system (such as obsolete equipment, inadequate capacity). If yes, provide details.
REGULATORY REVIEW
Do code officials require any special inspections of the property (besides the fire and health department inspections)? If yes, list all special inspections required.
Have any notices of code violations or non-compliance been issued for the property? If yes, describe the violation, name the department or agency that issued the notice, and indicate the date of the notice.
Are there any pending retroactive upgrades required by code officials? If yes, describe the upgrades required and the department or agency that requires them.
BUILDING ACCESSIBILITY HISTORY
Has an ADA survey previously been completed for this property? If yes, please provide a copy of the ADA survey.
Have any ADA improvements been made to the property? If so, please describe.
Does a Barrier Removal Plan exist for the property? If yes, please provide a copy of the Barrier Removal Plan.
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 7 of 10
Has the Barrier Removal Plan been reviewed/approved by an third-party such as an architectural firm, accessibility consultant, building department, or other agency? If so, please describe.
Has building ownership or management reported receiving any ADA-related complaints that have not been resolved? If yes, please describe and state whether these complaints have been addressed.
Is any litigation pending related to ADA issues? If so, please describe.
CAPITAL IMPROVEMENTS
Describe all capital improvement projects completed during the last ten years.
Improvement Cost of Work
Describe the scope of any scheduled or pending capital improvements, and provide the estimated cost for each.
Proposed Improvement Cost of Work
Provide information below about inspections, repairs and replacement work.
How Often? When Last
Performed? Cost of Work
Asphalt Patching & Sealcoat
Asphalt Overlay
Concrete Flatwork Repairs
Exterior Wall Caulking
Exterior Painting & Wall Repairs
Window/Patio Door Repairs
Roofing Repairs
Roofing Replacement
Balcony Repairs
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 8 of 10
Exterior Stair Repairs
Pool / Spa Shells Painting
Pool / Spa Re-Plastering
Pool / Spa Heater Replacement
Pool / Spa Equipment Replacement
Pest Control Inspection/Treatment
Termite Inspections/Treatment
Dryer Exhaust Vent Cleaning
Electrical Infrared Thermal Scans
Fire Sprinkler Inspection/Repair
Fire Alarm System Inspection/Repair
Smoke Detector Inspection/ Repair
Fire Extinguisher Inspection/ Repair
Backflow Preventer Inspection
Fire Hydrant Check and Flush
VENDORS
Provide information about the vendors who perform the work listed below Vendor Name Phone
Landscaping/Irrigation
Snow Removal – Parking Areas
Snow Removal/Ice Melt – Sidewalks
Solid Waste (Refuse) Removal
Recycling
Pest Control Inspection
Termite Inspections
Roofing Repairs
Exterior Painting
Siding Repairs
Window Washing
Elevator Maintenance/Repairs
Washers / Dryers Servicing
Plumbing Repairs
Heating / Air Conditioning Repairs
Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 9 of 10
Electrical Repairs
Fire Sprinkler System Inspection
Fire Alarm System Inspection
DOCUMENTS REQUIRED
Provide the most recent copies of the following documents:
DRAWINGS AND SPECIFICATIONS
Complete set of project drawings (as-built) including civil, architectural, structural, mechanical, plumbing, electrical, and fire protection
Specifications/Project Manual
Original construction project contact list including owner, developer, design professionals, contractors, subcontractors, and consultants
REPORTS AND SURVEYS
Property Condition Assessment Reports
Environmental Assessment Reports
Geotechnical Report
Seismic Risk Assessment
Land Title Survey (with Flood Zone Statement)
Wetlands Statement (state if not applicable)
Accessibility Surveys and records of any accessibility complaints received.
Pest Control Inspection Certificate
Termite Inspection Certificate
PERMITS, ENTITLEMENTS, AND CODE COMPLIANCE
Certificates of Occupancy
Planning and zoning approval including permits, easements, ordinances, resolutions or zoning variances Copies of current municipal elevator use certificates
Copies of current municipal health department use certificates for swimming pools, spas, kitchens, and other applicable areas
Architect's Certificate of Substantial Completion
Architect's Certificate of Final Completion
Fire Department Inspection Certificate
Fire Sprinkler System Inspection Certificate
Fire Alarm Inspection Certificate
Fire Extinguisher Inspection Certificate
Backflow Preventer Inspection Certificates (Domestic Water, Fire Service, and Irrigation) Copies of outstanding citations for building, fire, and zoning code violations Pre- Survey Questionnaire
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 10 of 10
CAPITAL IMPROVEMENT WORK
Records indicating age of material building systems such as roofing, paving, plumbing, heating, air conditioning, and electrical
Historical cost records for repairs and improvements
Capital improvement budgets for the last five years
Proposed capital improvement work budgets, including descriptions of scopes of work Pending or proposed capital repair work including scope of work, executed contracts, budgets, estimates, or bids Tenant complaint log and maintenance records
Current tenant roster and leasing plan
Apartment unit matrix including apartment types, sizes, and floor plans
WARRANTIES
Warranty information for all major building components and systems including roofs, waterproofing systems, windows, doors, siding, elevators, plumbing equipment, HVAC equipment, and fire service equipment.
Return completed questionnaire with attachments by e-mail or facsimile to Lalloo Associates LLP. Any questions should be directed to Lalloo Associates LLP at 310.909.9546 or [email protected] Name:
Signature:
Title:
Date:
ADA Checklist
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 1
AMERICANS WITH DISABILITIES ACT: ABBREVIATED CHECKLIST PROJECT NAME Citrus Grove of Rialto
PROJECT NO. COR-120
DATE March 06, 2023
SOURCE ASTM E2018-15 Uniform Abbreviated Checklist for the 2010 Americans With Disabilities Act
ITEM Yes No N.A
A. HISTORY
1. Has an ADA survey previously been completed for this property? X
2. Have any ADA improvements been made to the property since original construction? X
Accessibility ramps provided along paths of travel and
detectable warning surfaces at crosswalks.
3. Has building ownership/management reported any ADA
complaints or litigation? X
B. PARKING
1. Does the required number of standard ADA-designated spaces appear to be provided? X
2. Does the required number of van-accessible designated spaces appear to be provided? X
3. Are accessible spaces part of the shortest accessible route to an accessible building entrance? X
4. Is a sign with the International Symbol of Accessibility at the head of each space? X
5. Does each accessible space have an adjacent access aisle? X
6. Do parking spaces and access aisles appear to be relatively level and without obstruction? X
C. EXTERIOR ACCESSIBLE ROUTE
1. Is an accessible route present from public transportation stops and municipal sidewalks on the property? X
2. Are curb cut ramps present at transitions through curbs on an accessible route? X
3. Do the curb cut ramps appear to have the proper slope for all components? X
4. Do ramps on an accessible route appear to have a compliant slope? X
5. Do ramps on an accessible route appear to have a compliant length and width? X
6. Do ramps on an accessible route appear to have compliant end and intermediate landings? X
7. Do ramps on an accessible route appear to have compliant handrails? X
D. BUILDING ENTRANCES
1. Do a sufficient number of accessible entrances appear to be provided? X
2. If the main entrance is not accessible, is an alternate accessible X
LALLOO ASSOCIATES LLP
6670 W. 5th STREET
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
ADA Checklist
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 2
ITEM Yes No N.A
entrance provided?
3. Is signage provided indicating the location of alternate accessible entrances? X
4. Do doors at accessible entrances appear to have compliant clear floor area on each side? X
5. Do doors at accessible entrances appear to have compliant hardware? X
6. Do doors at accessible entrances appear to have a compliant clear opening width? X
7. Do pairs of accessible entrance doors in series appear to have the minimum clear space between them? X
8. Do thresholds at accessible entrances appear to have a compliant height? X
E. INTERIOR ACCESSIBLE ROUTES AND AMENITIES
1. Does an accessible route appear to connect with all public areas inside the building? X
2. Do accessible routes appear free of obstructions and/or protruding objects? X
3. Do ramps on accessible routes appear to have a compliant slope? X
4. Do ramps on accessible routes appear to have a compliant length and width? X
5. Do ramps on accessible routes appear to have compliant end and intermediate landings? X
6. Do ramps on accessible routes appear to have compliant handrails? X
7. Are adjoining public areas and areas of egress identified with accessible signage? X
8. Do public transaction areas have an accessible, lowered counter section? X
9. Do public telephones appear mounted with an accessible height and location? X
10 Are publicly-accessible swimming pools equipped with an entrance lift? X
F. INTERIOR DOORS
1. Do doors at interior accessible routes appear to have compliant clear floor area on each side? X
2. Do doors at interior accessible routes appear to have compliant hardware? X
3. Do doors at interior accessible routes appear to have compliant opening force? X
4. Do doors at interior accessible routes appear to have a compliant clear opening width? X
G. ELEVATORS
1. Are hallway call buttons configured with the “UP” button above the “DOWN” button? X
2. Is accessible floor identification signage present on the hoistway sidewalls? X
3. Do the elevators have audible and visual arrival indicators at the entrances? X
4. Do the elevator hoistway and car interior appear to have a minimum compliant clear floor area? X
5. Do the elevator car doors have automatic re-opening devices to prevent closure on obstructions? X
6. Do elevator car control buttons appear to be mounted at a compliant height? X
ADA Checklist
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 3
ITEM Yes No N.A
7. Are tactile and Braille characters mounted to the left of each elevator car control button? X
8. Are audible and visual floor position indicators provided in the elevator car? X
9. Is the emergency call system at the base of the control panel and not require voice communication? X
H. TOILET ROOMS
1. Do publicly-accessible toilet rooms appear to have a minimum compliant floor area? X
2. Does the lavatory appear to be mounted at a compliant height and with compliant knee area? X
3. Does the lavatory faucet have compliant handles? X
4. Is the plumbing piping under lavatories configured to protect against contact? X
5. Are grab bars provided at compliant locations around the toilet? X
6. Do toilet stall doors appear to provide the minimum compliant clear width? X
7. Do toilet stalls appear to provide the minimum compliant clear floor area? X
8. Do urinals appear to be mounted at a compliant height and with compliant approach width? X
9. Do accessories and mirrors appear to be mounted at a compliant height? X
I. HOSPITALITY GUESTROOMS
1. Does property management report the minimum required accessible guestrooms? X
2. Does property management report the minimum required accessible guestrooms with roll-in showers? X
FHA Checklist
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 1
FEDERAL FAIR HOUSING ACT: ABBREVIATED CHECKLIST
PROJECT NAME Citrus Grove of Rialto
PROJECT NO. COR-120
DATE March 06, 2023
SOURCE ASTM E2018-15 Uniform Abbreviated Screening Checklist Fair Housing Act (FHA)
ITEM Yes No N.A
A. HISTORY
1. Was first occupancy at the subject property achieved after March 13, 1991? X
2. Does the subject property consist of four or more dwelling units? X
3. Was property management or the owner aware of any areas of non-compliance resulting in litigation? X
B. REQUIREMENT 1– ACCESSIBLE ROUTES; SITE
1. Do designated accessible parking spaces appear to be provided in sufficient number at appropriate locations? X No accessible open of carport spaces for residents.
2. Do appropriate transitions from paved areas to sidewalks appear to be provided? X
3. Do walkway slopes/cross slopes appear to be adequate and not excessive? X
4. Do walkways appear to be the correct width, and clear of obstructions, including overhanging vehicles? X
5. Do ramps appear to have appropriate handrails and edge protection? X
6. Do building entry point/access doors appear to be provided along an apparent accessible route? X There are steps in front of some building entrances,
7. Do the main entrances appear to be barrier free and readily accessible (that is, no steps, obstacles, or revolving doors)? X DITTO C. REQUIREMENT 2– ACCESSIBLE COMMON AREAS
1. Does a continuous accessible route appear to be provided throughout the subject property, including the site, parking areas and amenities ?. X Except for some building entires as noted above.
2. Do common area/visitor restrooms appear to be barrier free and readily accessible? X
3. Do the amenities appear to be barrier free and readily accessible? X D. REQUIREMENT 3– USABLE DOORS
1. Do appropriate doors/entries appear to be designed for accessibility? X
2. Do interior doors appear to be designed for accessibility? X Some hallways are too narrow E. REQUIREMENT 4– ACCESSIBLE ROUTES; COVERED UNITS
1. Do the interiors of the covered units appear to provide adequate maneuverability? X
F. REQUIREMENT 5– ENVIRONMENTAL CONTROLS; COVERED
UNITS
LALLOO ASSOCIATES LLP
6670 W. 5th STREET
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
FHA Checklist
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 2
ITEM Yes No N.A
1. Do the environmental controls within the covered units appear to be at appropriate heights/locations? X
G. REQUIREMENT 6– REINFORCES WALLS; COVERED UNITS
1. Are reinforcements reportedly provided for future installation of grab bars at appropriate locations in the covered units? X Not observed H. REQUIREMENT 7– USABLE KITCHENS/BATHROOMS;
COVERED UNITS
1. Do the interior kitchen areas of the covered units appear to provide adequate clearances for maneuverability? X
2. Do the interiors of the covered units appear to provide adequate clearances in the bathrooms? X
Building Permit and Code Check
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 1
BUILDING PERMIT AND CODE CHECK QUESTIONNAIRE
Project Name Citrus Grove of Rialto
Project No. COR-120
Project Address 1432 N Willow Ave, Rialto, CA 92376
Project Type Apartments
Request To City of Rialto Department of Building and Safety Department Contact Name, Title Mariana Garcia, Records Coordina tor Department Contact Information 909.820.2525
Request From Martin Nguyen, Senior Associate
Date of Request or Interview February 09, 2023
INFORMATION REQUIRED
Are there any open Building code violations on record for the subject property? If so, please provide details No
Will change of ownership trigger any retroactive code compliance work? No
Are there any open building permits for work that has yet to be completed? If so, please provide details No
Please mail Certificates of Occupancy to the above address, or e-mail copies to Kiran. [email protected]
LALLOO ASSOCIATES LLP
6670 W. 5th STREET
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
Planning and Zoning Compliance
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 1
PLANNING AND ZONING COMPLIANCE QUESTIONNAIRE
Project Name Citrus Grove of Rialto
Project No. COR-120
Project Address 1432 N Willow Ave, Rialto, CA 92376
Project Type Apartments
Request To City of Rialto Planning Division
Department Contact Name, Title Mariana Garcia, Records Coordina tor Department Contact Information 909.820.2505
Request From Martin Nguyen, Senior Associate
Date of Request or Interview February 09, 2023
INFORMATION REQUIRED
What is the current zoning of the property?
Multi-Family R-3
Is the property in compliance with the current zoning? If not, please provide details Yes
What are the parking requirements?
2 parking spaces per dwelling unit, of which 1 must be an enclosed garage or carport. In addition, 1 guest parking space must be provided for every 4 dwelling units. Rialto Code of Ordinances, 18.58.060 342 parking spaces required based on 152 apartments.
If the property is destroyed, will reconstruction be required to comply with the original zoning requirements or current zoning requirements?
The property must be built to current zoning requirements.
Please mail this completed questionnaire to the above address, or e-mail to [email protected]
LALLOO ASSOCIATES LLP
6670 W. 5th STREET
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
Fire Department Code Check
Citrus Grove of Rialto
Lalloo Associates Project No. COR-120 Page 1
FIRE DEPARTMENT CODE CHECK QUESTIONNAIRE
Project Name Citrus Grove of Rialto
Project No. COR-120
Project Address 1432 N Willow Ave, Rialto, CA 92376
Project Type Apartments
Request To City of Rialto Fire Department
Department Contact Name, Title Steven Servin – Fire Prevention Assistant.
Department Contact Information 909.820.2501
Request From Martin Nguyen, Senior Associate
Date of Request or Interview February 09, 2023, March 09, 2023
INFORMATION REQUIRED
Are there any open fire code violations on record for the subject property? If so, please provide details None.
When did the Fire Department last inspect the property? 46 violations were found initially on November 02, 2022 for both Vista Cascade and Citrus Grove.
The property was re-inspected November 28, 2022, December 7th and December 19, 2022, where all violations were cleared.
If any issues were identified during the last inspection, please provide details.
There are currently no violations.
Please mail the completed form to the above address, or e-mail to Kiran. [email protected]
LALLOO ASSOCIATES LLP
6670 W. 5th STREET
Los Angeles, California 90048
T 310.909.9546
www.lallooassoc.com
Citrus Grove Non Prevailing Wages 7/27/2023Provided by E‐Mail 1432 N Willow Ave
Rialto, CA 92376 Unit Types QTY SQ FT
2 bed / 1 bath Flat 35 795
2 bed / 1 bath Carriage 38 812
2 bed / 1 bath TH 27 866
3 bed / 2 bath TH 11 1106
3 bed / 2 bath Flat 41 1155
Total Units 152
Bedrooms 356
Bathrooms 204
Area Of Work Description Quantity Unit Cost Extended Cost Clarifications Units
Standard Unit Scope of Work
Demolition Standard Unit Demo 136 $ 775.00 105,400.00$ Cabinets and Countertops Standard Units ‐ New Kitchen Cabinets and hardware 136 $ 3,950.00 537,200.00$ Shaker Cabinets with Plywood boxes. Assumes 8 2bed units and 8 3bed units will be ADA units. Bid includes 136 units Cabinets and Countertops Standard Units ‐ New Bathroom Vanities and hardware 204 $ 425.00 86,700.00$ Countertops Standard Units ‐ Install New Quartz Countertops in Kitchens 152 $ 2,950.00 448,400.00$ Group 1 quartz ‐ 3 CM slab Countertops Standard Units ‐ Install New Quartz Countertops in Baths 204 $ 625.00 127,500.00$ Group 1 quartz ‐ 3 CM slab Drywall Standard Units ‐ General Drywall Repairs 20sf 136 $ 2 75.00 37,400.00$ includes 10sqft of drywall Flooring Units ‐ Install New LVP Flooring Throughout Unit Includes Carpeting on the Stairs 152 $ 3 ,850.00 585,200.00$ Based on unit breakout on PNA. Vinyl Plank thorughout unit and carpet on the stair Flooring Units ‐ Install New Carpeting on the Stairs in Townhouse Units 152 $ 275.00 41,800.00$ Flooring All Units ‐ Install New Cove Base or Quarterround 152 $ 295.00 44,840.00$ Painting and Decorating All Units ‐ Paint Kitchens and Bathroom 136 $ 975.00 132,600.00$ Painting and Decorating All Units ‐ Paint 2nd Bathroom in 3 bedroom Units 52 $ 385.00 20,020.00$ Painting and Decorating Standard Units ‐ Construction Clean 136 $ 550.00 74,8 00.00$ Specialties All Units ‐ Install New Towel Bar 204 $ 75.00 15,3 00.00$ Specialties All Units ‐ Install New Toilet Paper Holder 204 $ 75.00 15,300.00$ Specialties All Units ‐ Install New Shower Rod 204 $ 285.00 58,140.00$ Specialties All Units ‐ Install New Mirror 204 $ 335.00 68,340.00$ Appliances All Units ‐ Install New Energy Star Refrigerator 136 $ 975.00 132,600.00$ WRT138FZDB Appliances Standard Units ‐ Install New Gas Range 136 $ 825.00 112,200.00$ WFG320M0MB Appliances Standard Units ‐ Install New Dishwasher 136 $ 555.00 75,480.00$ WDF330PAHB Appliances Standard Units ‐ Install New Recirculating Range Hood 136 $ 180.00 24,480.00$ UXT4030ADB Appliances All Units ‐ Appliance Delivery, Handling, Removal, and Taxes 136 $ 410.00 55,760.00$ Plumbing and Hot Water Standard Units ‐ Install New Kitchen Sink, Faucet, Disposal, and Supply Lines 136 $ 1,250.00 170,000.00$ Plumbing and Hot Water Standard Units ‐ Install New Bathroom Drop in sinks, Faucets and Supply Lines 204 $ 545.00 111,180.00$ Plumbing and Hot Water Standard Units ‐ Install New Showerhead, Trim, and Cartridge in Bathrooms 204 $ 385.00 78,540.00$ Plumbing and Hot Water All Units ‐ Install New Angle Stops 916 $ 45.00 41,220.00 $ Plumbing and Hot Water All Units ‐ Install New Toilet 204 $ 635.00 129,540. 00$ ADA height Round bowl.
Heat and Ventilation All Units ‐ Install New 15 Seer Split Systems 152 $ 11,450 .00 1,740,400.00$ includes 15.2 SEER Condenser and 80% Furnace with new pro gramable thermostat. 3 or 4 ton unit based on layout.
Electrical All Units ‐ Install New Hardwired Smoke/CO Combos 231 $ 105.00 24,255.00$ Electrical All Units ‐ Install New Hardwired Smoke Detector in Unit Bedrooms 356 $ 85.00 30,260.00$ Add 10yr battery operate d smoke detector in bedroom Electrical All Units ‐ Install New Hardwired Smoke/CO Combos in Townhouse Units 38 $ 275.00 10,450.00$ New Location Smoke/CO Detector in townhouse units in cludes wireless interconnection Electrical All Units ‐ Install New GFCI's in Kitchens and Bathrooms 698 $ 88.00 61,424.00$ Electrical All Units ‐ Install New GFCI's in for Dishwasher/Disposal 152 $ 165.00 25,080.00$ Electrical All Units ‐ Install New Entry LED Fixture 152 $ 115.00 17,480.00$ Electrical All Units ‐ Install New Kitchen LED Fixture 304 $ 155 .00 47,120.00$ Electrical All Units ‐ Install New Dining Ceiling Fan with LED Fixture 152 $ 345.00 52,440.00$ Electrical All Units ‐ Install New Hall Lights 204 $ 85.00 17,340.00 $ 3bed units have 2 hall lights and other units only h ave 1 Electrical All Units ‐ Install Stair Light 49 $ 85. 00 4,165.0 0$ Electrical All Units ‐ Install New Bathroom Vanity LED Light Fixture 204 $ 125.00 25,500.00$ Electrical All Units ‐ Install New Closet Light with Integrated Occ Sensor 38 $ 85.00 3,230.00$ Electrical All Units ‐ Install Arc‐Fault Breakers in Existing Panels per Code 152 $ 795.00 120,840.00$ Code Item, we think there is 75% chance the inspector/city will require these as we changing GFCI's.
Electrical All Units ‐ Install Title‐24 Vacancy Sensors and Dimmer Switches 587 $ 85.00 49,895.00$ Electrical All Units ‐ Install New Humidistat Exhaust Fan in Bathrooms 204 $ 485.00 98,940.00$ Existing Light is mounted to the medicine cabinet Division Total 5,658,759.00$
ADA/Visual Additional Scope of Work
Demolition ADA Units ‐ Demo 16 $ 2,250.00 36,000.00$ Pending Plans Doors ADA Units ‐ Install New Interior Doors and Hardware 16 $ 1,500.00 24,000.00$ Pending Plans ‐ Includes New Entry Door System and H ardware Doors ADA Units ‐ Install New Interior Doors and Hardware 64 $ 550.00 35,200.00$ Pending Plans neeed unit breakout of ADA Units Cabinets ADA Units ‐ Install New Kitchen Cabinets 16 $ 4,250.00 68,000.00$ Pending Plans Countertops Standard Units ‐ Install New 3cm Quartz Countertops in Unit Kitchens 16 $ 2 ,950.00 47,200.00$ Group 1 quartz ‐ Rough Carpentry ADA Units ‐ Rough Framing 16 $ 4,850.00 77,600.00$ Pending Plans Drywall ADA Units ‐ Install New Drywall 16 $ 4 ,250.00 68,000.00$ Pending Plans Painting and Decorating ADA Units ‐ Full Unit Paint 16 $ 2, 650.00 42,400.00$ Pending Plans Painting and Decorating ADA Units ‐ Construction Clean 16 $ 625.00 10,000.00$ Pending Plans Specialties ADA Units ‐ Install New Grab Bars with Backing 16 $ 1,2 00.00 19,200.00$ Pending Plans Appliances ADA Units ‐ Install New Energy Star Refrigerator 16 $ 950.00 15,200.00$ WRT138FZDB Appliances ADA Units ‐ Install New Energy Star Gas Range with Front Controls 16 $ 1, 250.00 20,000.00$ WEG515S0LB Appliances ADA Units ‐ Install New Energy Star Dishwasher 16 $ 7 50.00 12,000.00$ WDF550SAHB Appliances ADA Units ‐ Install New Recirculating Range Hood with Front Controls 16 $ 355.00 5,680.00$ BCSEK130BL Appliances All Units ‐ Appliance Delivery, Handling, Removal, and Taxes 16 $ 530. 00 8,480.00$ Plumbing and Hot Water ADA Units ‐ Rough Plumbing 16 $ 10,500.00 168,000.00 $ Includes adding 2nd drain to ADA bathroom and all repair Plumbing and Hot Water ADA Units ‐ Install New ADA Walk in Tile Shower 16 $ 9,5 00.00 152,000.00$ Scope added for Roll in ADA Shower Plumbing and Hot Water ADA Units ‐ Install New ADA Kitchen Sink, Faucet and Supplies 16 $ 1,205.00 19,280.00$ Pending Plans Plumbing and Hot Water ADA Units ‐ Install New ADA Compliant Handheld Shower Head, Slide, Valve and Trim 16 $ 1 ,750.00 28,000.00$ Pending Plans Plumbing and Hot Water ADA Units ‐ Install New Wall Hung Sink, Faucet and Supplies 16 $ 635.00 10,160.00$ Pending Plans Electrical ADA Units ‐ Rough Electric 16 $ 7, 500.00 120,000.00$ Pending Plans Electrical Visual and Hearing upgrades 8 $ 2, 350.00 18,800.00$ CNA Requires 2% of units to be hearing and visual un its Division Total 1,005,200.00$
Site Work
Roads and Walks Path of Travel Improvements 4325 $ 27.50 118,937.50$ Pending Plans with ADA Locations Roads and Walks ADA Parking Improvements ‐ Concrete 8 $ 12,500.00 100,000. 00$ Includes 8 parking stalls, truncated domes, curbing, and 4" sub base.
Roads and Walks R&R Concrete Valley Gutters 500 $ 125.00 62,500.00$ Valley Gutter Repairs included 500LF 3' wide Roads and Walks Asphalt Repairs 1 $ 142,250.00 142,250.00 $ Remove 1" at 14 locations total of 750sqft, Remove 4.5" at 6 locations total 14,943sqft, 8 ADA spaces improvements for a total of 2772sqft, and construct 3 speed bumps
Roads and Walks Crackfill, Seal, and Stripe Parking Lot 1 $ 56,550.00 56,5 50.00$ Mailboxes Install New ADA Pedestal Mailboxes 152 $ 350.00 53,200.00$ Includes 13 pedesital boxes with 16 ADA and tenant b oxes.
Landscaping Allowance ‐ Landscaping Repairs 1 $ 100,000.00 100,000.00$ Division Total 633,437.50$
Building Scope of Work
Carpentry Allowance ‐ Dryrot Replacement on Soffits, Fascia, and Window Trim 1 $ 35, 000.00 35,000.00$ Carpentry Carport Beam and Landing Repairs 19 $ 11,500.00 218,500.00$ Includes Shoring, Framing, Stucco, and Drywall Repairs, Includes 50% of the Carports or 19 locations need actual quantity of previous repairs.
Doors Install New Unit Exterior Doors includes Hardware 152 $ 1,950.00 296,400.00$ Stucco Stucco Repairs and Waterproofing at Unit Entry Door 152 $ 700.00 106,400.00$ Painting Building ‐ Exterior Paint Touchups for Dryrot and Stucco Repairs 38 $ 2, 500.00 95,000.00$ Includes standard prep, caulking around windows and doors Confidential ‐ Do Not Distribute Citrus Grove ‐ Budget #1 Page 1 Citrus Grove Non Prevailing Wages 7/27/2023Provided by E‐Mail 1432 N Willow Ave
Rialto, CA 92376 Unit Types QTY SQ FT
2 bed / 1 bath Flat 35 795
2 bed / 1 bath Carriage 38 812
2 bed / 1 bath TH 27 866
3 bed / 2 bath TH 11 1106
3 bed / 2 bath Flat 41 1155
Total Units 152
Bedrooms 356
Bathrooms 204
Area Of Work Description Quantity Unit Cost Extended Cost Clarifications Windows Install New Vinyl Windows in all Units 152 $ 4,950.00 752,400.00$ Install Amsco Retrofit Windows, Includes Liquid flashing existing windows that are missing the original frames.
Waterproofing Apply New Waterproofing and Unit Landings 53 $ 1,950.00 103,350.00$ Install new Macoat Waterproof coating system at 53 elevated unit landings roughly 4,240sqft Plumbing Install New Heat Pumps System Building includes Storage Tanks 74 $ 13,575.00 1,004,550.00$ Includes 2 heatpumps per location with storage tank, Electrical repairs based on the assumption that the existing building panel can support the additional load. Exlcudes building service upgrade if required.
Electrical Install New Building Wall Packs 78 $ 425.00 33,150.00$ RAB WPTLED25N Lights Electrical Install New Caport Lighting w/ Integrated Light Sensors 152 $ 265.00 40,280.00$ Electrical Install New Wall Lights 200 $ 155.00 31,000.00$ Roofing Install Gutters and Downspouts on All Unit Buildings 38 $ 5,375.00 204,250.00$ Fire Extinguishers Install New Fire Extinguisher Cabinets 38 $ 450.00 17,100.00$ assumes 1 per building includes touch up spot painti ng if needs to be relocated for path of travel Division Total 2,937,380.00$
Special Construction
Special Construction Camera and Waterjet Sewer Mains 1 $ 9 ,500.00 9,500.00$ Division Total 9,500.00$
Total Construction Cost, Before Fees $10,244,276.50
Potential Material Escalation 204,885.53$
General Requirements 6% $626,949.72
Overhead 2% $208,983.24
Profit 6% $626,949.72
Insurance 1.15% $120,165.36
Bond 1.15% $120,165.36
Grand Total $12,152,375.44
Cost Per Unit Hard Costs 152 68,744$
Cost Per Unit Total 152 79,950$
Excludes Permits, Prevailing Wages, Security, and Section 3 Hiring Alternates
Install New Interior Door 1 $ 555.00 575.00$ Includes new prehung door, casing, hardware, a nd paint.
Roofing Install New 30yr Dimensional Shingles on All Unit Buildings and Common Buildings Includes Flat Roofs 1 $ 1,493,150.00 1,493,150.00$ Solar Allowance ‐ Detach and Reset Solar Equipment for Roof Replacement 1 $ 75, 000.00 75,000.00$ Electrical Relocate Electrical Panel Out of Closet 152 $ 2,850.00 433,200.00$ Existing Panels are located in closets which is agains t current code. Optional repair but could be enforced by City Confidential ‐ Do Not Distribute Citrus Grove ‐ Budget #1 Page 2