Following the example of British Columbia, Alberta and Quebec, Ontario has just completed a four month policy project to determine the outlines for a model to be used in Ontario.
Expectations are that the Ontario Government will follow its model of using a Delegated Administrative Authority. The DAA model still allows the government to control policies but the costs are paid by the user fees. As noted in the OBOA journal, once these DAA’s are created they rarely ever go away. Anyone with any experience with the government can understand how they would love to control something but not have to pay for anything. Just another form of hidden taxation which seems to be the current way that governments are now using to take our money but not have to account for it. Or maybe just cancel some gas plants and blow a billion dollars plus out the door of taxpayers money.
The main items that will be addressed is the requirement for a Home Inspector to carry insurance, the standard Errors & Omissions coverage and Commercial General Liability insurance. Prior to entering into practice a Home Inspector will have to passing “industry standard” examinations and/or field tests. There will also be requirements for ongoing Professional Development. This may include mandatory annual testing and continual education requirements.
Status of Home Inspector Licensing
Currently there are no plans to proceed with licensing Home Inspectors in Ontario. There was a bill in the Ontario Government which died when parliment was Progued. According to various sources the Ontario Government is only interested in licensing Home Inspectors if they pick up all the costs involved which would included Government Officials who would be paid to supervise the Home Inspection licensing process. So it would appear that the Government wants to appear to be pro-active, as long as it costs them nothing. Reminds me of the Tarion debacle where they were to be stripped of their responsibility of inspecting new homes, ( apparently they never did any of the required inspections ) but after Proroging Parliment just allowed everything to return to status quo. Not much good news here for Home Buyers.
The Canadian Standards Association (CSA) is currently in the process of creating a Standard on Home Inspections CSA A770. This standard will be developed in conjunction with Stakeholder input in the following Categories; Consumer/User Interest; General Interest; Home Inspectors; Regulators and Service Industry.
Once the CAS A770 Standard is created the Provinces Delegated Administrative Authority will begin its implementation. Most CSA Standards typically take about 18 months to create so the new rules affecting Home Inspectors in Ontario will most likely be in effect sometime during 2014.
The Liberals face an Election this year which may bring about a change in Government. Hopefully the next Government will put a higher priority on protecting Home Buyers when making one of their most expensive purchases in their lifetime.
Pex Plumbing—an acronym for cross-linked, polyethylene water supply piping. The new piping system used essentially plastic piping to carry water into and through the new home. To connect the plastic (PEX) piping, the piping system also notably used brass fittings and couplers.
WHAT IS THE PROBLEM WITH PEX?
The principal problem is the use of the brass fittings and couplings. Is the use of brass couplings and fittings always bad? No, not if the amount of zinc used to make the brass is less than 15%. If the brass couplings and fittings have more than 15% –say 30% to 33% — of zinc, then the brass—in the presence of water flow suffused with sulfates, carbonates, chlorides, fluoridates and dissolved oxygen — begins to literally disintegrate: i.e., the walls of the brass couplings and fittings—especially on the “hot-water” side– begin to lose their zinc. The process is called “de-zincification.”
On October 16, 2006, a Canadian manufacturer named IPEX was first sued in Clark County, Nevada, in a state-based, class-action lawsuit pertaining to the use of the Kitec fittings that had allegedly failed. (Kitec was a plumbing system that had enjoyed great popularity among developers in the mid-1990s.) One of many specification documents that had been obtained during legal discovery in that lawsuit revealed that certain of the brass fittings of the Kitec Composite and Fitting System contained more than 32% levels of zinc. There was a partial settlement awarded of 90 million dollars in favor of the home owners. Often, homes with Kitec® plumbing will have stickers tha say “Kitec” or “Plumbetter.” Thus, if you find such as sticker in your electrical panel box, it is likely that your home contains Kitec® brass fittings.
Recently a settlement has been reached with Zurin Pex, Inc. and Zurn Industries LLC concerning brass crimp fittings made of brass that were manufactured or sold between 1996 and 2010. The settlement covers possible fitting leaks, occlusion and damaged caused by alleged corrosion.
The plaintiffs in this case alleged that the F1807 Fiittings were defective and caused or could cause water leaks, which result in damage to property. Zurn denies any wrongdoing but has decided to settle these claims.
Zurn’s yellow brass F1807 Fittings (known as QestPEX Crimp System, Qicksert fittings, and Qick/Sert insert fittings) were stamped with “Qpex” and can be located at joints in the plastic pipe. F1807 Fittings are secured to the pipe by copper crimp rings or stainless steel clamps. The F1807 Fittings were used for a variety of applications including, without limitation, hot and cold water distribution in plumbing applications and radiant heating systems in homes, residences, buildings or other structures. Please note that the fittings at issue in this litigation are no longer sold. Zurn stopped selling F1807 Fittings in 2010.
There is also a lawsuit in progress against Uponor’s PEX Brass fittings which are alleged to contain a design and manufacturing defect which causes the fittings to fail prematurely, sometimes within months of installation. The Uponor fittings in question will not have the company’s name on them. Rather, they will be stamped on the side of the fitting with either “P Pex” or “MB Pex.” The stainless steel clamps which hold the pipe onto the fitting may also be stamped with “P Pex” on the side. The fittings are made of brass; plastic fittings made by Uponor are not subject to the failure described above. You are urged to contact us through the form on the right if you have experienced failure of plumbing fittings, even if you are unsure of the manufacturer. – Read More about Pex Plumbing Problems
During the Holiday Season the average family will generate 30% more waste, much of which can be recycled. Most municipalities will take all your wrapping paper, Christmas cards, wine and liquor bottles, pots and trays, foil, cans, drink cartons and plastic as part of your local Blue Box program.
All real Christmas trees can and should be mulched. While Christmas trees are growing, they absorb carbon dioxide and other gases as well as give out fresh oxygen. Like other crops, Christmas trees are also grown in farms. Many cities will have a special curb side pickup day or drop off location. The mulch and compost from recycled trees will be available in the Spring for homeowners gardens and landscaping projects. This also saves valuable space at the local landfill.
It is important to remove all lights, wire, tinsel, ornaments, nails, stands and other materials that are not part of the original tree. Most trees are ground up as part of the recycling process; foreign material can ruin a chipping machine. Also, nonorganic materials aren’t good for a compost mixture. Some groups or businesses do not accept flocked trees. Christmas wreaths and swags can be recycled with trees. Most recyclers ask that all frames and wire be removed.
Check with your recycler before adding your wrapping paper. Many newspaper companies do not want wrapping paper mixed in with their newspaper as it contains wimpy fibers, different glues and additives that do not mix well with new paper. Consider using biodegradable paper or re-using your wrapping paper to help the environment.
Switching your Christmas lights to LED’s is a smart way to decrease your energy consumption. LED’s last up to 7 times longer than incandescent bulbs and only use 1/10th the energy. Solar lights are another option for outside lighting which many people are opting for. Use a timer on your exterior lights can reduce your energy consumption by 30 to 50%.When removing your exterior lights check them carefully for any cracking on insulation. Discard any defective strands of lights in one of the many electronic collection boxes around your town.
North Americans create a lot of waste at Christmas time. We can all contribute a little to reducing our carbon footprint during the Holiday Season by using more Recyclable Products, buying decorations and wrapping paper that can be recycled or is made from recycled paper. When buying your families food this season, ensure that you only buy and cook enough for the people you are feeding, this can help reduce the huge amount of food waste that occurs during the Holiday Season.
For those people who will be out celebrating this year I would like to bring a Message from MADD Canada which applies to everyone everywhere.
If you’re going to be drinking, plan ahead. Take a cab, take a bus, arrange a designated driver or plan to stay over;
Don’t accept a ride from a driver who may be impaired;
If you see a driver who you think might be impaired, call 911.
May your Holiday Season be a memorable one and your New Year be Joyful and Properous.
Everyone is home for the Holidays and in North America we all take pride in decorating our homes to celebrate the season. According to The Royal Society for the Prevention of Accidents, (ROSPA), around 80,000 people suffer accidents and injuries in their homes during the Christmas holidays every year. We are listing some of the more important Holiday Safety Tips to keep you and your family safe this Holiday Season.
Christmas Decorating – The majority of accidents in the home at Christmas time involve using a ladder to hang lights or decorate the tree. Check your step ladder for faulty steps before using and don’t extend your reach while using. Always use your ladder on an even surface and If possible always have someone steady your ladder while using. Most ladders are not designed to support anyone on top step.
Christmas Tree Fires – If you have are choosing your tree remember these tips; if purchasing a “live tree” check the needles to see if they are hard to pull out, bend the needles to ensure they don’t break and the trunk of the tree should be sticky with resin. When choosing an artificial tree ensure the label identifies the tree as being “fire resistant”, although the tree can still catch fire at least it won’t go up in flames instantly.
When setting up your tree ensure it is kept away from heat sources, like radiators and fireplaces. If a live tree have a stand that holds water and cut a few inches off the bottom of the tree so it can absorb water easily.
Candles in the Home – December is the peak time of year for Candle Fires in the home. More than half the candle fires occurred when something was too close to the candle and ignited. Never put candles on your Christmas tree!
Most Christmas Tree fires are caused by shorts in electrical lights or open flames from candles, lighters or matches.
Christmas Lights – Check every string of lights to ensure they have a label attached from a recognized association such as CSA or UL and that they are certified for outdoor use if hanging on exterior of home. Never attach more than 3 strings of lights to one extension cord. Use insulated staples when attaching strings of lights and plug all your lights into circuits protected with Ground Fault Circuit Interrupters.
Fireplaces – Everyone likes a warm comfortable fire during the Holidays. Have your wood burning appliance cleaned at least once a year and if you haven’t used your appliance for a while, have a WETT Certified inspector check your unit to ensure it is safe to use. In Barrie, Orillia, Alliston, Midland, Bradford, New Market or Wasaga Beach you can call the Barrie Home Inspector for all your wood burning needs. Remember not to burn your wrapping paper in your fireplace. The intense heat given off from wrapping paper could start a chimney fire. When hanging your Christmas stockings, ensure they are at least 18 inches away from fireplace opening.
Young Children – Grandparents especially should pay attention to the decorations and items put out in their home during the Holiday Season. Young children can quickly find small items to put in their mouth and any novelties should be placed out of their reach. Also do not let children play with Christmas lights as they have been known to swallow the bulbs. Choking is a very serious hazard for small children and every effort should be made to ensure items like batteries, parts of toys or burst balloons are kept out of their reach.
Kitchen – Cooking the Family Meal for Christmas can be a daunting task. Ensure you have enough time allotted to cook all the ingredients so that you are not rushing while dealing with boiling water and hot fat. Remember to keep your pot handles turned in towards the stove and keep your knives out of reach of any young guests who may wander into the kitchen. Try and keep the clutter during meal preparation to a minimum to prevent problems with electrical cords and cooking utensils. Do not wear loose flowing types of clothing while cooking. Have a cookie sheet and /or a fire extinguisher handy in case you have a pot catch fire while cooking. If a fire starts in your oven, do not open the door, just turn of the heat and allow it to go out on its own.
Falls – Older guests are very susceptible to fall and trip hazards and may suffer a serious injury if one occurs. Check for trip hazards from electrical cords and any steps are kept clear and handrails are fully accessible. Keep a parking spot close to the house open for grandparents and ensure sidewalks are clear and free from ice. Try and seat your older guests so they have easy access in and out of their seats.
Keep your Loved Ones safe and enjoy a Merry Christmas and a Happy New Year!
During the past 9 years of performing home inspections in Barrie, home buyers typically ask the very same questions over and over again. Many clients are unsure of the actual purpose of a home inspection and also what information they will receive. Did it pass? Is the most common question clients ask when we conclude a home inspection. Here are the Questions and Answers that I provide as the Barrie Home Inspector.
Q. #1What is a home inspection? A. A home inspection is an objective visual examination of the physical structure and systems of a house, from the roof to the foundation. If a problem or a symptom of a problem is found the
Hire a Professional Home Inspector
home inspector will include a description of the problem in a written report and may recommend further evaluation.
Q.#2Why Should I Get a Home Inspection? A. For most families buying a home will be the biggest investment they will make. Protect yourself against unpleasant surprises such as buried oil tanks, structural problems, poor workmanship and potential failure of any of your homes major components.
Pre-inspection inspections are becoming more popular for consumer savvy sellers. The are presenting their home in the best possible light as they have already identified and repaired all those nagging little maintenance issues which show up in every home inspection.
Q. #3 What if the Home Inspection Report reveals a lot of problems?
A. Every home has problems. Anything built by humans is prone to errors. Most of the time problems found during a home inspection are minor in nature and simply require maintenance. Major problems may require a professional contractor and price re-negotiation.
Q. #4 What is inspected or “Covered” in a Home Inspection?
A. A home inspection is a visual nondestructive examination of the readily accessible systems and structure of your home from the roof to the foundation. It is not a warranty or insurance program but a means to help you understand the condition of the home you plan to purchase. The inspection includes but is not limited to the following items: Exterior, Roof, Crawlspace, Attic, Electrical System, Heating and Air Systems, Interior, Insulation and Ventilation, Plumbing and Fireplace. VISIT LINKS ABOVE FOR ACTUAL DEFECT PICTURES OF INSPECTIONS
In Ontario the Barrie Home Inspector provides WETT Inspection services as part of the Home Inspection process. Most insurance companies will require an inspection by a WETT Certified Technician prior to insuring your home.
Q. #5 What a Home Inspection does not include?
A. A home inspection does not include protection against future failures of any of the buildings systems or components. The home inspection does not identify concealed or latent defects or existence of hazardous materials or air quality. Your home does not pass or fail a home inspection, it is simply a list of items that require repair, replacement or maintenance as discovered by a trained professional. Most professional home inspector’s do not provide estimates for any work required to repair deficiencies.
Q. #6 Who should attend the Home Inspection?
A. The Buyer should attend the Home Inspection and stick to the Home Inspector like glue. This is valuable information about your new home and you should avail yourself of the Home Inspectors’ Expertise and Knowledge. Remember, your Home Inspector gets paid whether you buy the house of not, and will provide you with all the information you require to make an educated decision.
If you are buying an older home that has had many additions or renovation etc. it might be a wise decision to have the home owner available to answer questions about what and how the work was done. I have found that some home sellers are a wealth of knowledge about the history of some homes.
Q. #7 What about add-on options to Home Inspection?
A. Many “Rookie” inspectors choose to supplement their home inspection income by selling “third party” add-ons. This include any or everything that can be insured, with the Home Inspector receiving a commission for every policy sold. This type of product may or may not be right for you, this is a personal decision and the product should be carefully reviewed prior to enrollment.
Q. #8 Who should I hire as my Home Inspector?
A. Anyone planning to buy a home should research their local home inspectors. You should be looking for one with a lot of experience and a background in the building industry. Phone some inspectors and ask them about their background, how long have they been doing home inspections, ask for some referrals from previous clients and above all ask them what professional training they have. Some home inspectors have only part time college courses and online diplomas for their professional pedigree.
When inspecting older homes there are typically Electrical Issues that are discovered. Many of the electrical issues are from a Home Owners Attempt at DIY Electrical Wiring. If your home was built in the late 1970’s or early 1980’s there is the possibility of Aluminum Wiring being installed in your home.
Always remember: Caveat Emptor = Buyer Beware
Call Roger Frost at 705-795-8255 or Toll Free at 888-818-8606 for information on your home or to book a Home Inspection
Why you need a Home Inspection! Your new home purchase will most likely be the biggest investment that most families will make. Prior to committing to spending hundreds of thousands of dollars on the new home, be sure you know what you are getting into. Hire a competent home inspector to review the house and ensure there will be nasty surprises in your future home.
Why Choose Barrie Home Inspections
Your new home will be inspected by a Certified Building Code Official with the Ontario Building Officials Association who has inspected over 8,000 homes. A Free Thermal Imaging scan of home is included with every home inspection. This can help find Missing Insulation, Hidden Moisture and Electrical Hot Spots. As a Certified Master InspectorRoger has the Knowledge and Experience to provide his clients with Peace of Mind when purchasing a new home.
Call Roger today to discuss the different Types of Home Inspections and what will work best for you and your family.
Professional inspections are a thorough visual inspection of the house and property, taking as many as three hours. Inspectors come from an unbiased, third party organization which means that you can trust them to give their honest assessment of a home. It’s very important that you contact an inspector right away once a offer to purchase is accepted. Most Realtor’s include a “five day home inspection clause” which allows time for the home owner to arrange an inspection prior to signing “home inspection waiver”.
Many real estate experts will advise new home buyers to find their own home inspector. This allows you to discuss your inspection expectations prior to attending the home inspection. Although Realtor’s will typically refer a “Home Inspector”, you never really know what that relationship entails, and in this “dog eat dog” mentality to close the deal that some Realtor’s have, you might not be fairly represented.
Your Home Inspection report should be both comprehensive and detailed. Every deficiency in your home should be documented and a detailed explanation of required remediation if required. The “Barrie Home Inspector” includes from 80 to 120 pictures of most home inspections. Your report will have an “Overview of area” and a picture which depicts the deficiency. The detailed Summary at the end of the report gives the Home Owner a detailed list of items that require maintenance, repair or replacement.
The “Barrie Home Inspector” always recommends that you personally attend the Home Inspection and follow him around the entire house. This enables you to see the context of the deficiency in relationship to that particular houses systems and discuss the required action to correct. At the end of the inspection you will review all pictures of deficiencies and either discuss the action required or return to the site of the deficiency to review your options for correction. You will then be given access to an online report with a PDF copy of your report for your files.
Remember, an educated consumer is a smart consumer.
Welcome to Canadian Forces Base Borden (also CFB Borden, French: Base des Forces canadiennes Borden or BFC Borden), one of Canada’s biggest training bases. The mission of CFB Borden is to support all of its customers in the most cost effective manner to enable them to accomplish their missions. These customers include several military training establishments and a variety of other military and civilian organizations located on the base.
Bill and Jenna Forsyth are your local experts on the Military IRP Relocation process. Whether, buying or selling, they can help your move be less stressful and more profitable for your family. Bill and Jenna are both approved Brookfield GRS Realtor’s and own the Emerald Home Life Real Estate office in Angus ON. Contact info for Bill and Jenna.
Barrie ON has become a popular choice for military families moving to CFB Borden ON. Barrie has a beautiful water front and has many choices for recreation and learning, which is very important for people raising young families.
Steven Stables is Barrie’s local Real Estate expert for the DND IRP military relocation process.
Stephen and his wife provides the local knowledge which is so important when choosing a place to raise your family. Stephen is an approved DND Brookfield GRS Real Estate agent for the Barrie area.
Let Stephen show you the difference personal service can make whether you are buying or selling in the Barrie area.
Meaford – known as 4th Canadian Division Training Centre Meaford is a Canadian Forces training facility operated by the Canadian Army. Meaford is a Canadian municipality in Grey County, Ontario. Meaford is located on Nottawasaga Bay, a sub-basin of Georgian Bay and Owen Sound Bay.
Doug Slaine is a professional Realtor specializing in properties in the Georgian Triangle. If you are buying or selling properties in the Meaford area allow Doug to supply you with expert advice.
Doug is an approved Brookfield GRS Realtor and can help your families move be more successful.
Kingston, Ontario is a Canadian city located in Eastern Ontario where the Saint Lawrence River flows out of Lake Ontario. Kingston provides entertainment for kayakers, swimmers, boaters, canoeing and windsurfing. Golf courses and hiking trails allow for everyone to have lots of exercise. Kingston also has 20 museums and historic sites which you can explore yourself or take a guided tour.
Team Champ are the local Real Estate experts in Kingston. Canadian Forces Base Kingston (also CFB Kingston) is a Canadian Forces Base operated by the Canadian Army located in Kingston, Ontario.
When you are posted in or out of CFB Kingston, Let Greg or Jenn offer their expert advice and knowledge as IRP Military approved Realtor’s. Team Champ, Greg and Jenn, are the approved Brookfield GRS Realtor’s for Kingston ON.
Team Champ offers the “Personalized Service” which sets apart the Realtor’s belonging to Canada’s Largest Network of IRP military relocation Realtor’s.
Their combined expertise and personal touch will ensure the best results for your next posting or House Hunting Trip. Contact Greg or Jenn
CFB North Bay, Gateway to the North. Peter Taylor is ReMax Legends local Military Relocation Expert and is an approved Brookfield GRS Realtor. Military personnel moving in or out of the North Bay region can take advantage of Peter’s expert knowledge concerning military relocation.
As part of the IRP-DND.COM Canada wide network of Military Relocation Realtor’s, Peter has demonstrated the ability to provide personalized service that Military Personnel have come to expect when dealing with our professional Real Estate agents.
If you are planning a House Hunting Trip to North Bay, don’t wait, contact Peter Taylor immediately. Your families success in finding the perfect home is Peter’s area of focus and expertise.
Let Peter take some stress away from your posting and instead focus on finding your next dream home. Contact your North Bay Realtor
Ottawa has the largest assembly of Military Officers of any location in Canada. Although Ottawa has lost its status as a Canadian Forces Base it retains a vibrant military presence and the majority of Military Officers will be located at Ottawa at some point in their career.
Anne and Dwight are Ottawa’s local IRP Military Relocation experts and both are Approved Realtor’s with Brookfield GRS. Anne and Dwight have built a level of trust, with military families Relocating to Ottawa, that is based on a level of personal service and honesty which allows them to stand out from other Realtor’s in the Ottawa area.
Anne and Dwight have made their goal to providing “personalized service” to all their clients. Individual service is what sets apart the Realtor’s belonging to Canada’s largest network of approved Brookfield GRS agents for the rest.
When you are planning to buy or sell in the Ottawa region, contact Dwight and Anne
Garrison Petawawa, use to be referred to as CFB Petawawa, or simply “Pet“, is a Garrison located in Petawawa, Ontario. It is operated as an army base by the Canadian Army. The base has an extensive infrastructure with 465 buildings and over 300 km2 of property comprising the Petawawa Training Area. The base is located in the Ottawa Valley in Renfrew County, 170 kilometres (110 mi) northwest of Ottawa along the western bank of the Ottawa River. Its main gate is North of the town of Petawawa. The majority of the base territory is in the municipality of Laurentian Hills, with portions also in Petawawa and Deep River.
Your IRP Military Relocation Realtor for Petawawa area is Rainer Willig, an approved Brookfield GRS Realtor. You can visit IRP-DND.COM or our FaceBook Page to find out why you should choose from Canada’s largest network of Approved Brookfield GRS Realtor’s. Browse the hottest new listings on Facebook and start up a conversation with one of our trained professionals.
CFB Trenton), is a Canadian Forces base located 2.3 nautical miles (4.3 km; 2.6 mi) northeast of Trenton, Ontario. It is operated as an air force base by the Royal Canadian Air Force (RCAF) and is the hub for air transport operations in Canada and abroad. Its primary RCAF lodger unit is 8 Wing, commonly referred to as 8 Wing Trenton.
Trenton (2001 population 19,374) is a community in Southern Ontario in the municipality of Quinte West, Ontario, Canada. Located on the Bay of Quinte, it is the main population centre in Quinte West. Trenton is also the starting point for the Trent-Severn Waterway, which continues northwest to Peterborough and eventually Port Severn on Georgian Bay.
IRP Military Personnel can contact Brookfield GRS approved agent, Shelley Simpson for any inquiries concerning posting in or out of the Military Base located at Trenton. Shelley is an energetic, compassionate and service oriented individual, with extensive knowledge and experience in the Quinte Real Estate Market.
Shelley believes YOU are buying or selling a LIFESTYLE, yours not hers, and she will be there to help you with this emotional decision. Shelley believes that by building rapport with her clients, the LIFESTYLE you require is of utmost importance and as your QUINTE AND TRENTON Realtor, Shelley wants to see you acquire those DREAMS.
There are bigger Realtor’s out there that promote that, “They are the Biggest and Best”, but do you want to give up that Personal Touch in finding or selling your family’s home, just so you could win a gift? Talk to Shelley and once you do you will realize why Shelley has become the Realtor of choice for Relocating Military Personnel. Call Shelley today or send her an email. Shelley is also on military relocation where you can view up to date property listings or message questions Shelley about your INDIVIDUAL OR FAMILY’S requirements.
THE IRP-DND.COM MISSION STATEMENT
The “Biggest Service Factor” that IRP-DND.COM provides is “personal service”. You are the only focus of our individual attention. We are not a “big agent” office, where your needs and wants, are shuffled off to subordinates, as soon as the paper work is signed. Those big “Real Estate” agents may promise the world, but in actuality they are churning people through their agency with no consideration for the concerns of their individual clients. How do you think an individual Realtor becomes the ranking selling or buying force in his or her region. Churning out “selling or buying” deals is not within the scope of the “IRP-DND.COM” mandate. We are only there for one reason, “To provide the best representation possible to our clients”.
Concrete and Your Home by the Barrie Building Inspector
Tarion reports that each year a significant percent of basements are constructed with serious defects. At the same time, home buyers are demanding a higher standard of quality workmanship and moisture control than ever before. Part of this is due to consumer education by Home Inspections, TV Programs and articles on poor workmanship.
Concrete is basically a mixture of cement, water and aggregates. The paste, formed by cement and water, coats the surface of sand and stone, binding them together, to form concrete.
ASTM’s cement and concrete standards are instrumental in the evaluation and testing of concrete, cement, and aggregates. Concrete can have different properties depending upon the mixture that is used in creating it, which contains cement, chemical admixtures, and aggregates. These ingredients are mixed with water to create concrete which is used as a primary construction material in buildings.
One simple on site test typically performed in the concrete slump test. The slump test measures the consistency of the concrete in that specific batch. This test is performed to check the consistency of freshly made concrete. It is used to indicate the degree of wetness. Workability of concrete is mainly affected by consistency i.e. wetter mixes will be more workable than drier mixes, but concrete of the same consistency may vary in workability. It is also used to determine consistency between individual batches.
Regular concrete, such as used in residential construction, has a compressive strength rating, varying from 10 MPa (megapascal) to 40 MPa (5800 psi). Concrete cures for a period of 28 days when it will reach approximately 90% of its final strength. Controlling the moisture during the first three days is critical to preventing cracking and shrinkage. Allowing the moisture to evaporate too quickly can cause tensile stresses which can result in more shrinkage cracks. Keeping concrete damp during the curing process minimizes cracking. Spraying water over concrete and covering with plastic sheeting are two common methods used for residential construction. Concrete can continue curing and increasing in strength for up to 3 years.
Air entrainment is recommended for nearly all concretes, principally to improve resistance to freezing when exposed to water and deicing chemicals. Air-entrained concrete contains billions of microscopic air cells per cubic foot. These air pockets relieve internal pressure on the concrete by providing tiny chambers for water to expand into when it freezes. Air-entrained concrete is produced through the use of air-entraining portland cement, or by the introduction of air-entraining agents, under careful engineering supervision as the concrete is mixed on the job. The amount of entrained air is usually between 4 percent and 7 percent of the volume of the concrete, but may be varied as required by special conditions. Entrained Concrete
Chemical admixtures are the ingredients in concrete other than portland cement, water, and aggregate that are added to the mix immediately before or during mixing. Producers use admixtures primarily to reduce the cost of concrete construction; to modify the properties of hardened concrete; to ensure the quality of concrete during mixing, transporting, placing, and curing; and to overcome certain emergencies during concrete operations.
Your finish of the exterior of your basement determines the amount of MPa required by the Ontario Building Code. Most modern homes have a damp-proof coating, which was installed to meet local building code requirements as the home was being constructed. This is usually a tar or asphalt based product applied to the exterior or your home. This product is not to be confused with water proofing, which is a completely different process. Damp proofing allows the concrete to cure without moisture entering during this process. Many damp proofing will fail after a couple of years and if basement is subjected to high water table, will most likely leak in some form.
Many new home buyers confuse the dimple wrap placed around most basements as a water proof membrane. The dimple design of the wrap creates an air gap between the membrane and foundation wall so exterior drainage water or damp/wet earth is never in contact with the poured concrete or cement block foundation wall. Instead water will be drained to the weeping or drain tiles, leaving the foundation walls dry.
Many new home builders will repair any significant cracks by injection of foam or epoxy. Having a Pre-Delivery Inspection can identify these issues that you may miss and usually once that window of opportunity is missed, your on your own. Tarion will not require builder to repair crack unless it is wider than 1/2 inch or water is entering home. If you are in the Barrie area, call the Barrie Home Inspector, to accompany you on your Pre-Delivery inspection. It’s your Peace of Mind that is at stake.
Many custom home are using ICF building process to construct their foundations Insulated Concrete Forms may use polystyrene blocks or panels as the formwork into which reinforcing steel and concrete are placed. These polystyrene forms are left in place to give your home an exceptional R-value. Their history dates back to the period after World War II, when blocks of treated wood fibers held together by cement were used in Switzerland. Some of the benefits of ICF construction is the strength, disaster resistant, mold and rot resistant, sound deadening and energy efficient. Some companies refer to the lack of chemicals used compared to wood framing where there may be VOC’s present from glues etc.
Many homeowners have electrical work done without having a building permit or an electrical inspection at completion of work. One very unique problem that I have encountered every so often, is a homeowner installing a bathroom where main electrical panel is located.
Most electrical work requires that you pull a permit with your local electrical authority. Many jurisdictions allow a homeowner to work on his/her own home’s electrical system. Some areas only allow work on branch circuits and not main service panel installation. Other areas will not allow homeowner permits at all. This varies from place to place, so it is CRITICAL that, before you commence any do-it-yourself home wiring project, you first check the rules in your area.
Exclusion of Rules: If a house had a permit issued, was inspected and met the standard required at that time, it would be considered “Grandfathered”, and would not be required to be brought up to today’s standards. This would not apply to any work that was done improperly or to any additions to electrical system without a permit.
According to 2006 Electrical Code Simplified, the following rules apply:
Rule 2-308 requires a minimum working space of 39 inches of floor space in front of electrical equipment.
Rule 26-402 Location of Panelboards
Subrule (1) Panelboards shall not be located in coal bins, clothes closets, bathrooms, stairways, high ambient rooms, dangerous or hazardous locations, nor in any similar undesirable places.
According to the NEC (2011 edition)
Section 230.70(A)(2) – “Service disconnecting means shall not be installed in bathrooms.”
Section 240.24(E) – “In dwelling units, dormitories, and guest rooms or guest suites, over current devices, other than supplementary over current protection, shall not be located in bathrooms.”
This is from Ontario Electrical Safety Bulletins 2009
BULLETIN 26-20-2
Panel boards – Location, Working Space and Mounting Height
Rules 26-402, 2-308, 2-310 and 6-206
Issued May 2009
Supersedes Bulletin 26-20-1
Scope
(1) Mounting height of a Panelboard
(2) Working space around a panelboard
(3) Panelboards and bathrooms
Rules 6-206 and 26-402 give direction as to where an electrical panelboard should not be installed by
noting some of the undesirable places. An important part of this requirement is to also insure ready
access to the panelboard and to provide suitable working space for operation or maintenance as required
by Rules 2-308 and 2-310.
(1) Mounting height of a Panelboard
Direction
There has been some confusion in the industry regarding interpretation of Rule 26-402(2) with respect to
the correct mounting height of a panelboard in a dwelling unit. This subrule has two criteria that must be met:
1. The panel shall be mounted as high as possible.
2. No circuit breaker handle or breaker blank shall be more than 1.7 m above the finished floor level.
(2) Working space around a panelboard
Question What is meant by “A minimum working space of 1 m with secure footing…” when applied to residential panel boards that are mounted on or in a wall and require access from only the front?
Direction This is interpreted as meaning a space that is at least 2 m in height, at least 1 m in depth in front of the panel, and at least 1 m in width or the width of the panel board, whichever is greater. The panel board does not have to be centered in the width of the working space; it can be off center.
(3) Panelboards and bathrooms
Background
Questions periodically arise about installing a panelboard in a bathroom. This is considered an undesirable location because of excessive moisture issues and limited working space in front of the electrical panel in many bathrooms.
Direction
If the panelboard were installed in a “separate room” located off of the bathroom, that provides the one square meter of clear working space as required by Rule 2-308, as well as ready access to the door leading into the room as per Rule 2-310, then the panelboard would be considered to be located in an acceptable location.
Check back often to see more information as this article is updated as information becomes available.
Whether you should or can installing a wood burning stove in a garage is a very confusing. There are a number of reasons that installers will take different stands on the acceptability of garage installations, and most of them are due to differences in how to interpret CSA Standards B365-10 Installation Code for Solid-Fuel-Burning Appliances and Equipment. As with all code books, B365-10 is written in a legal manner to protect from lawsuits and liabilities. This manner of rule enforcement sometimes even confuses the professionals and the home owner is just left shaking his head in bewilderment.
Call the Barrie WETT Inspection service for answers to most questions regarding installations of wood burning appliances.
The section that deals with solid-fuel appliances in residential garages can be found under section 4.3 Hazardous Locations.
The wording reads as follows:
An appliance shall not be installed in a location where a corrosive atmosphere, flammable gas or vapour, combustible dust, or combustible fibres may be present. An appliance may be installed in a
(a) storage or residential garage, provided that the appliance is mounted at least 450 mm (18 in) above floor level and protected against physical damage; . . .
The first point that ought to be considered prior to installation is to determine how a garage is being utilized. After all, the primary purpose of a garage is for motor vehicle storage. Aside from cars and trucks, homeowners often store motorcycles, all-terrain-vehicles, lawn mowers, weed eaters, chainsaws and other assorted equipment that all burn fuel.
The garage is also where a lot of do-it-yourself mechanical repairs are completed. Oil, grease, jerry cans, propane, solvents and other flammables are commonly found in most residential garages. So the question that needs to be asked is: Is the typical garage any place for errant sparks or open flames?
One of the WETT past presidents has come out against installation in garages, saying, “No. It’s about common sense. The presence of gasoline alone should be reason enough for concern. This stuff is really quite dangerous. Any fuel that leaks or gets spilled quickly evaporates, and these vapors are heavier than air, so they spread out at the floor level or pool in confined spaces. Then, all it takes is a single spark to ignite a flash fire. If oily rags or solvents are present, things can turn nasty in a hurry.” this is based on the belief that there really should be no confusion in the interpretation of B365. To him, the wording clearly prohibits a solid-fuel-burning appliance within a garage that is being used for what would be traditional vehicle storage purposes. It is for this same reason that some insurance companies will not provide coverage if a solid-fuel-burning stove is installed within a garage. This view is also held by the National Fireplace Protection Agency in the United States. The NFPA specifically prohibits solid-fuel-burning appliances within a residential garage
Garages that are converted into woodworking or crafting workshops may be no better. Aside from highly flammable oils and solvents that are commonly used, wood fines that get kicked up into the air by cutting, planing, or sanding could be potentially explosive. These airborne particles are highly flammable. Again, the prescriptive wording of B365 could prohibit installation of a solid-fuel burning appliance in these applications.
As for measuring the height required from floor to bottom of the stove, there was a change in wording in 2011 that addressed this issue. Language dealing with the installation height of appliances has been clarified. The wording now reads, “Any component representing a source of ignition, such as a blower or the bottom of the firebox, is at least 450 mm (18 inches) above floor level.” The old wording was open to much interpretation. It stipulated that the “appliance” must be mounted 18 inches above floor level. To be sure, the height of the appliance’s pedestal or legs was being factored in as part of the appliance. This resulted in platforms that were taller than they needed to be to satisfy the intent. Even with the revision, installers will still need to check with their local-authority-having jurisdiction as to what they want to see to satisfy the requirement for protection against physical damage.
You will notice that no matter what agency makes a comment on a particular installation requirement, they typically will always distance themselves from any hint of responsibility by stating that installers still have to check with the “Authority having Jurisdiction” prior to installing anything. What makes this kind of comical is that some municipalities will ask home owners to supply the building department or fire department with a Wett Inspection report. Everyone wants a piece of paper in their file absolving them of any responsibility, but it is all done the expense of the home owner.
