03/26/26
Please be advised that the window replacement contractor (Lor-Issa) will be installing swing staging along the exterior drop for the units ending in 10 (i.e. unit 1210,1110,1010,910 etc.). on Monday March 30th.
The window replacement contractors and their masonry team will start cutting brick along the #10-unit windows on Tuesday March 31, 2026.
Brick Dust & Odours During Brick Cutting
Owners & residents should prepare for dust & odours, as cutting of the brickwork will generate dust inside the units and on the balconies. The saws used while cutting masonry are only cutting the depth of the brick and not cutting the backup wall, these saws also use a vacuum attachment to assist in trapping some dust. Residents may also smell the exhaust odours from the saws being used to cut the brickwork.
· Residents should keep windows closed during construction periods of brick cutting to prevent substantial dust entry & odours
· Residents should cover items to minimize dust on sensitive electronic equipment or contents by using plastic, old bedsheets or drop cloths.
Should any residents have any questions or concerns during this process, please do not hesitate to reach out to the site staff immediately at 613-737-5311, site staff can communicate any concerns related to the brick cutting work to the onsite foreman for assistance.
This update has been prepared in lieu of spending extensive time on the windows replacement project at the upcoming Annual General Meeting on Wednesday, January 28, 2026. The Board will be prepared to answer questions at the AGM or at any time before or after.
We urge you to read this update thoroughly, as it will help you understand what is being done and what to expect in the coming year.
Current work: Replacing failed insulated glass units (IGUs) in stairwells and corridors
Next phase: Curtainwall replacement begins mid-February to early March
Target completion: Calendar year 2026 (may extend to spring/summer 2027)
Additional costs to date: $74K approved; $200-300K anticipated total (within contingency)
Impact: Daily disruption, noise, dust; requires access to units
Lor-Issa Construction is now on-site and has taken the following steps:
December-January
Placed two storage containers in the courtyard (will remain for project duration)
Conducted pull tests with BPA Engineering to ensure proper sealant adhesion
Began replacing failed IGUs in Stairwell A on January 14
Late January/Early February
Installation of swing stages near courtyard access door
Covering of courtyard entrance for crew safety
Note: Courtyard door should be used for emergency access only in February and March
BPA Engineering identified 26 failed IGUs (approximately 18% of stairwell/corridor windows). This number may increase slightly as winter weather reveals additional condensation issues.
Work includes:
Removing existing flashing and seals
Replacing seals with new material
Reinstalling interior flashing
Adding external cap beads for additional leak protection and reduced exterior sealant costs
Safety restrictions: When working in a stairwell, the contractor must remove horizontal safety rails from window frames. Access to that stairwell will be restricted until work is complete and caulking has cured. Alternative stairwells must be used in emergencies.
Exterior caulking and cap bead installation will occur later in winter or early spring using swing stages.
Timeline: Mid-February to early March start, with work proceeding in this sequence:
Units ending in -08 and -06
Units ending in -04 and -02
North-facing windows (units ending in -11, -13, and -15)
Process per stack:
Remove existing brick on either side of windows
Remove existing windows and frames
Install new windows and frames
Replace brick (creating vertical "brick feature" separated from old brick by caulking)
Remove and replace drywall around each window
The contractor plans to work on two floors at a time, then proceed up the stack. The brick feature design reduces costs compared to integrating new bricks into existing brickwork. Based on the mockups, the Board believes this will enhance the building's appearance.
Owner preparation required:
Move furniture away from windows
Remove window treatments and wall art
Minimum two weeks' notice will be provided before work begins on your unit
Item
Amount
Lor-Issa contract
$7.048M
Contingency (15%)
$1.058M
BPA engineering services
$644K
HST
Balance
Funding sources: $5.8M Special Assessment (2025) + Reserve Fund
Change Order 1: $70,520 for 24 stairwell IGUs ($44,520) and exterior cap seals ($26,000)
Change Order 2: $3,700 for 2 additional failed IGUs
Net increase: $25K (after accounting for $50K already included in bid)
Three tall IGUs (11th-12th floor to roof deck): Requires exterior hoist or crane work
12th floor curtainwall attachments and brick work: Engineering work to ensure stable attachment to existing framing; removal and replacement of entire brick section above 12th floor bay windows. Estimated at $100-130K.
New exterior flashing for stairwell/corridor frames: Existing flashing was poorly installed and comes loose during sealant removal
Anticipated additional costs: $200-300K total, well within the $1.058M contingency.
The Board continues to monitor the budget carefully as the project progresses.
Lor-Issa's original schedule targeted completion of courtyard-facing windows by fall 2025. This did not happen. The contractor believes they can still complete all four sides of the building in calendar year 2026 with careful planning.
However, we expect that weather delays or crew availability issues may push completion to spring or early summer 2027. Completing the work correctly takes priority over meeting an arbitrary deadline.
Definite 2026 completion:
All stairwell and corridor work
Miscellaneous brick and mortar repairs identified during the project
This project will be disruptive. Here's what to expect:
Daily operations:
Work begins at 8:00 AM
Concrete saws will create noise when cutting bricks
Fine red grit/dust from brick cutting (some will escape containment and may enter units)
Courtyard and pool access:
Courtyard restricted for use as staging area
Pool will remain open during summer months
Access solution for pool being coordinated with the contractor (safety is the priority)
Unit access:
The contractor will need access to your home to remove and replace drywall around windows
You'll receive detailed instructions with minimum two weeks' notice before work begins in your unit
Replacing the windows at the Denbury is the most challenging and costly project we will face for the foreseeable future. The work is necessary and the results—energy-efficient windows, improved comfort, reduced condensation, a secure building envelope, and increased property values—will make this temporary inconvenience worthwhile.
Thank you for your patience, tolerance, and understanding.
Mark Dallaire
On behalf of the Board of Directors
Carleton Condominium No. 32