On September 30th, 2019, the BBYC club house lower level was accidentally flooded with raw sewage due to a high pressure event while Halifax Water was working on the lines running through our property. For those that don't know, Halifax Water has a right-of-way access to the area over by the Learn To Sail buildings as this is a major collection point and pumping station over to the treatment plant in Mill Cove. Unfortunately, being contaminated by raw sewage and being a public area with food services, almost all items that were touched must be discarded.
All content from the lower level was inventoried, cataloged and removed by First On-Site Services. Anything that we were allowed to keep has been placed in storage. All the affected flooring, walls and ceiling have been stripped and the whole area has been cleaned. The final step was to dry out the club using high heat over 2 x 72hr periods. That was completed late last week so now it is time to rebuild.
The purpose of this web page is to keep the BBYC membership informed of our rebuild progress and to give all members a chance to have their say during the process. Past commodore Dave Hackett has been asked to chair the restoration subcommittee and a new email address has been set up for everyone to send in their comments, questions and suggestions. Also, if you are interested in joining the subcommittee, please let us know right away. The email address is firstname.lastname@example.org.
We understand that having an opportunity to start from a blank slate can be exciting and lots of great ideas will be generated, but please also understand that our insurance only covers us to rebuild what we had before. We have the opportunity to pick new flooring, colors, appliances and furniture, but doing anything major like moving walls and putting in new features would be at our own cost.
So with that, lets get started. I will attempt to use the next section as a chronological event notification as things unfold.
Most of the downstairs area has been drywalled. The club is starting to take shape again. All the flooring and fixtures have been picked out. Next up, mudding, sanding and painting.
The rot in the outside walls has all been fixed. The exterior is weather tight but the siding is on back order until March. No matter, time to start putting the club back together.
The electrician and the plumber have both been in and almost everything is complete. The drywallers are scheduled to show up today!20-Nov-2019
A presentation of our restoration status was given at the Fall Rear Commodore General Meeting. Great attendance by the members. Lots of great questions and discussion around the room. The committee's position of repairing the rot damage and getting the club re-open was well supported. A take away is that it is time to start looking for a new building. The current building was only meant to be a temporary structure way back in 1978 (did I remember that correctly)! The Long Range Planning Committee has been motioned to present Club House options in their report at the 2020 AGM.
The members of BBYC passed a Special Resolution allowing the Board to borrow funds up to $40,000 to pay for our repairs, should they need to. That means we can start the rebuild right away. We already have electricians installing new panels and cleaning up our wiring. We also have been notified that we have a $42K allowance for flooring and need volunteers to visit the showroom and start picking out products and colours.12-Nov-2019
A meeting of the committee was held at Commodore Dave Clark's home. Minutes to be posted shortly. After great discussion, the consensus is to repair our damage at minimal cost and get the club reopened as quickly as possible..04-Nov-2019
We have our first quote from the insurance company assigned contractor. The estimate is around $162,000, where $122,000 is slated to rebuild the club house. This does not include our Financial claim nor our Inventory items. The committee is talking about what we need to do, what we can do and what we'd like to do. Contractors are coming in and providing us with quotes to fix the rotting SW wall.29-Oct-2019
We are in the process of collecting and organizing quotes from various trades to fix up the pre existing conditions within the club. Most prevalent of course is the rot around the window and doors on the SW wall. Craig Sooley will head up the task force to consolidate the quotes and report back to the committee.
Still no dollar value provided by the insurance company or its contractor on what it's going to cost to repair the club.
We met with the insurance adjuster Rob and the OnSide restoration companies project manager, also Rob. Did a walk through of the club with about 12 board and committee members in attendance. We talked about our insurance options and what we were covered for. We do have Upgrade To Code coverage so if things need to change due to code changes then we should be Ok.
Our major concern is the rot in the SW wall under the porthole window and around the door. We can get all of this repaired and then let the insurance contractor do the rest or take a buy out and look after everything ourselves. At this time, we are leaning toward the first option as the buyout could be substantially less.
Meanwhile, Richard O'Brian has offered to head up the valuation of the items that where disposed of. This means going out to find replacement costs for equivalent items. David Clark has provided a commercial catalog used by Atlantica Hotels for this purpose.
As with any reno project of an older building, there are bound to be issues that that have nothing to do with the original problem but must be dealt with before construction can begin. At this time, 3 issues have been identified;
Some additional questions have also been raised that need to be addressed before we can move forward:
All of which are the right thing to do but we need to understand the cost implications. Now that the club house is clean and dry, the next step is to meet with the First On-Site general contractor and the insurance adjuster to discuss. We hope that will be arranged within the next few days.