Barrie Home Inspector

Home Maintenance and Tips for Home Owners

Month: June 2011

Asphalt Shingles – Types and Use

Asphalt Shingles – Types and Use.  Two types of asphalt shingles are used: organic and fiberglass or glass fiber. Organic shingles are generally paper (waste paper) saturated with asphalt to make it waterproof, then a top coating of adhesive asphalt is applied and ceramic granules are then embedded. In the case of algae-resistant shingles, a portion of the granules contain leachable copper ceramically coated, designed to protect against discoloration from algae on the roof. This does not protect from moss growth but does slow the growth. Moss feeds on algae and any other debris on the roof. Most manufactures offer a 5- to 10-year warranty against algae growth.

Shingles are judged by warranty and ASTM test standards. Organic shingles contain around 40% more asphalt per square (100 sq ft.) than fiberglass shingles. But this extra needed asphalt makes them less environmentally friendly. The paper-based nature of “organic” shingles leaves them more prone to fire damage, and their highest FM rating for fire is class “B”. Shingle durability is ranked by warranted life, ranging from 20 years to 50 years; in some cases lifetime warranties are available.

Fiberglass shingles have a base layer of glass fiber reinforcing mat. The mat is made from wet, random-laid fiberglass bonded with urea-formaldehyde resin. The mat is then coated with asphalt which contains mineral fillers and makes the fiberglass shingle waterproof. Fiberglass shingles typically obtain a class “A” fire rating as the fiberglass mat resists fire better than organic/paper mats. Fiberglass reinforcement was devised as the replacement for asbestos paper reinforcement of roofing shingles and typically ranges from 1.8 to 2.3 pounds/square foot.

The older organic (wood and paper pulp product) versions were very durable and hard to tear, an important property when considering wind uplift of shingles in heavy storms. Fiberglass is slowly replacing felt reinforcement in Canada and has replaced mostly all in the United States. Widespread hurricane damage in Florida during the 1990s prompted the industry to adhere to a 1700-gram tear value on finished asphalt shingles.

A newer design of fiberglass asphalt shingle, called laminated or architectural, uses two distinct layers which are bonded together with asphalt sealant. Laminate shingles are heavier, more expensive, and more durable than traditional 3-tab shingle designs. Laminated shingles also give a more varied, contoured visual effect to a roof surface.

Traditionally, asphalt — also called composition — shingles were made by saturating a heavy layer of building felt (made from organic fibers) with asphalt. These asphalt-felt shingles have largely been
supplanted by fiberglass-based shingles. Instead of building felt, they have a fiberglass base impregnated with the asphalt. These shingles are more durable and will last twice as long as the felt-based shingles. In addition to the asphalt coating, the shingles also have a layer of ceramic and hard mineral granules. This layer adds color to the roofing material, but its main function is to protect the asphalt base from the intense ultraviolet radiation of the sun. The asphalt-saturated base is relatively impervious to rain and snow, but without the mineral coating it would quickly break down when exposed to the sun.

People assume that most roof damage comes from the wind, rain and snow. Indeed, these elements eventually erode the granular coating from the shingles, but it is the intense heat of the sun that does the
real damage. Thus the longevity of the roof covering is often determined by the amount of sunlight it is exposed to. On many houses the shingles on the northern side of the roof last longer than those on the
southern side, because they receive less sunlight. For the same reason, houses in the Southern states usually need roof replacement before those in the Northern states.
Other than planting shade trees near the house, there is little you can do to shield your roof from the sun. You can, however, make sure that the attic remains cool so that heat cannot rise through the sheathing to attack the shingles. The best way to do this is by installing vents in the attic. Adding soffit and ridge vents, for example, will allow cool air to enter under the eaves, flow along the underside of the roof and exit at the peak. This circulating air can lower roof temperatures by up to 20 degrees.

The protective nature of asphalt shingles primarily comes from the long-chain hydrocarbons impregnating the paper. Over time in the hot sun, the hydrocarbons soften and when rain falls the hydrocarbons are
gradually washed out of the shingles and down onto the ground. Along eaves and complex roof lines more water is channeled so in these areas the loss occurs more quickly. Eventually the loss of the heavy
oils causes the fibers to shrink, exposing the nail heads under the shingle flaps. The shrinkage also breaks up the surface coating of sand adhered to the surface of the paper, and eventually causes the
paper to begin to tear itself apart. Once the nail heads are exposed, water running down the roof can seep into the building around the nail shank, resulting in rotting of roof building materials and causing
moisture damage to ceilings and paint inside.

May brings lower homes sales and fewer new listings

May brings lower homes sales and fewer new listings.  OTTAWA – June 16th, 2010 – Statistics released by The Canadian Real Estate Association (CREA) show that home sales activity and new listings in Canada declined in May.

Seasonally adjusted home sales activity via the Multiple Listing Service® (MLS®) Systems of Canadian real estate Boards declined nationally by 9.5 per cent in May from near-record level activity the previous month. While activity declined in more than 70 per cent of local markets, the lower national figure resulted largely from fewer sales in Toronto, Vancouver and Ottawa.

Actual (not seasonally adjusted) national sales activity was down 4.3 per cent in May from the same month last year. In a departure from the normal seasonal pattern, national activity levels in May were also down from April levels. This suggests that the combination of changes to mortgage regulations and rising mortgage rates pulled forward a number of sales into April that would have otherwise taken place at a later date.

“May was the first full month in which sales activity was affected by these changes,” said CREA President Georges Pahud. “An accompanying decline in new listings and housing starts means these changes are also affecting the supply side, which will keep the market balanced and Canadian home prices stable.”

The seasonally adjusted number of homes that were new listings on Canadian MLS® Systems in May 2010 declined by four per cent from the previous month. This marks the first monthly decline in new listings in eight months. New listings had been climbing sharply, rising from a four-year low last September to the second highest level ever last month.

The number of homes listed for sale on Boards’ MLS® Systems at the end of May was up 5.4 per cent from levels at the same time last year, when the supply of homes for sale on the market had started declining.

The national average price of homes sold via Canadian MLS® Systems rose 8.5 per cent in May from a year ago. This is a smaller increase compared to those recorded over the past nine months.

“Supply and demand has become more balanced in a number of major markets,” said CREA Chief Economist Gregory Klump. “Homebuyers now have more choice and are likely be in less of a rush to purchase than they were recently, so the amount of time it takes to sell a home is expected to rise in the coming months.”

With last year’s string of downwardly skewed average price values having now mostly passed, year-over-year national average price comparisons are coming back into line with changes in the national weighted average price.

The weighted average price compensates for changes in provincial sales activity by taking into account provincial proportions of privately owned housing stock. It climbed 8.4 per cent on a year-over-year basis in May 2010. Similarly, the residential average price in Canada’s major markets was up 9.8 per cent year-over-year in May, while the weighted major market average price rose 10.7 per cent.

The actual (not seasonally adjusted) number of months of inventory stood at 5.3 months in May 2010. This is up from 4.8 months at the same time last year. The number of months of inventory is the number of months it would take to sell current inventories at the current rate of sales activity.

On a seasonally adjusted basis, months of inventory stood at 6.1 months in May, the highest level since last April.

“The number of months of inventory may rise further in response to easing sales activity and a further rise in the number of active listings,” said Klump. “However, the number of newly listed homes will ultimately retreat in response to a more competitive sales and pricing environment in a number of local markets. The outlooks for the Canadian economy, employment, and mortgage market trends remain upbeat, so supply and demand will remain balanced on a national basis. Canada will avoid a U.S.-style home price correction.”

PLEASE NOTE: The information contained in this news release combines both major market and national MLS® sales information from the previous month.

CREA cautions that average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighborhoods or account for price differential between geographic areas. Statistical information contained in this report includes all housing types.

MLS® is a co-operative marketing system used only by Canada’s real estate Boards to ensure maximum exposure of properties listed for sale.

The Canadian Real Estate Association (CREA) is one of Canada’s largest single-industry trade associations, representing more than 96,000 REALTORS® working through more than 100 real estate Boards and Associations.

Further information can be found at

http://www.crea.ca/public/news_stats/pdfs/Media_May10rpt_e.pdf

Resale housing market shows further improvement in January

Resale housing market shows further improvement in January.   OTTAWA – February 15th, 2011 –National resale housing activity climbed further in January 2011, according to statistics released today by The Canadian Real Estate Association (CREA).

Seasonally adjusted national home sales activity rose 4.5 per cent in January 2011 compared to the previous month, reaching the highest level since April 2010. Led by Vancouver and Toronto, seasonally adjusted sales activity posted monthly gains in more than half of all local Canadian markets in January. National sales activity has improved steadily since last summer, and now stands almost 25 per cent above the low point reached in July 2010.

We anticipated the recent announcement of tighter mortgage regulations, which will come into effect this March, would pull forward sales activity into the first quarter of 2011, particularly in some of Canada’s more expensive housing markets,” said Gregory Klump, CREA’s Chief Economist. “The sharp rise in sales activity in Toronto following the announcement provides early evidence confirming this,” said Klump.

It will take some time before the longer term impact of the latest mortgage regulations on the housing market can be known,” said Georges Pahud, CREA’s President. “For that reason, further action shouldn’t be taken until the impact can be measured. In the meantime, if last year can be used as any guide, sales activity may heat up further as we get closer to the date on which tighter mortgage regulations come into effect, especially in some of Canada’s pricier markets. That said, local housing market trends often diverge from national trends, so buyers and sellers should consult their local REALTOR® to understand how the market is shaping up where they live.”

Actual (not seasonally adjusted) national sales activity via the Multiple Listing Service® (MLS®) Systems of Canadian real estate Boards came in 6.6 per cent below levels in January 2010. This was the smallest year-over-year decline since May 2010.

Actual (not seasonally adjusted) new listings on Canadian MLS® Systems normally post their biggest month-over-month increase in January. January 2011 was no exception, marking the first time since 2007 that new listings more than doubled in January compared to the previous month. As a result, seasonally adjusted new listings rose 3.9 per cent from December levels, the largest monthly gain since March 2010.

Sales activity has been on the rise and prices have been stable since last autumn, so CREA had been expecting potential sellers who shied away from the market last summer to begin listing their properties in early 2011. Because sales activity and new supply rose in tandem in January, the national resale housing market remained balanced. The national sales-to-new listings ratio, a measure of market balance, stood at 55.7 per cent in January 2011, which is little changed from the previous two months. Just over half of local markets in Canada were in balanced market territory in January.

The number of months of inventory represents the number of months it would take to sell current inventories at the current rate of sales activity, and is another measure of the balance between housing supply and demand. The seasonally adjusted number of months of inventory stood at 5.5 months at the end of January on a national basis. This is the lowest level since last March.

About two-thirds of local markets recorded year-over-year gains in average price in January 2011. The national average price for homes sold in January 2011 was 3,675. While this is little changed compared to the previous three months, it represents an increase of 4.5 per cent compared to January 2010.

Much of the year-over-year gain in January 2011 resulted from a jump in the number of multi-million dollar home sales in  a couple of areas in Greater Vancouver, the effects of which were amplified at the local, provincial, and national levels by the fact that actual monthly volumes for sales activity are low in January compared to other months.

PLEASE NOTE: The information contained in this news release combines both major market and national MLS® sales information from the previous month.

CREA cautions that average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighborhoods or account for price differential between geographic areas. Statistical information contained in this report includes all housing types.

MLS® is a co-operative marketing system used only by Canada’s real estate Boards to ensure maximum exposure of properties listed for sale.

The Canadian Real Estate Association (CREA) is one of Canada’s largest single-industry trade associations, representing more than 100,000 REALTORS® working through more than 100 real estate Boards and Associations.

Further information can be found at:
http://www.crea.ca/public/news_stats/media.htm

– 30 –

For more information, please contact:

Pierre Leduc, Media relations
The Canadian Real Estate Association
P: 613-237-7111 or 613 884-1460
E: [email protected]

Canadian home sales stable in May

Canadian home sales stable in May.  OTTAWA – June 15th, 2011 – According to statistics released today by The Canadian Real Estate Association (CREA), national resale housing activity remained stable in May compared to April.

Highlights:
• Sales activity held steady from April to May, but posted the first year-over-year gain in over a year due to falling demand in May 2010.
• Year-to-date sales are in line with the ten-year average.
• New listings also remained stable from April to May.
• National housing market remains firmly entrenched in balanced territory.
• National average price is still being skewed upward by historically high sales activity in certain Vancouver
neighbourhoods.

Seasonally adjusted national home sales activityedged down by less than one per cent in May 2011 compared to the previous month. Among major markets were activity declines in Vancouver and Ottawa, offsetting gains in Edmonton and Toronto, where sales reached the second highest level on record for the month of May.

Actual (not seasonally adjusted) activity came in 2.7 per cent above levels reported last May. This was the first year-over-year increase in more than a year, reflecting falling sales activity in May 2010. Activityfell sharply last year between April and July, with May marking the mid-point of that slide. Although activity has been more stable this year, last year’s sales volatility is expected to continue to affect yearover-year comparisons in the months ahead.

A total of 196,749 homes have traded hands via Canadian MLS® Systems so far this year. This is in line with the ten-year average for year-to-date activity in May.

“The Canadian housing market has seen some big ups and downs in recent years, making national sales activity so far this year look like something of a Goldilocks story by comparison – not too hot, not too cold,” said Gary Morse, CREA’s President. “Since local housing market trends often differ from national trends, buyers and sellers should consult their local REALTOR® to understand how the housing market is shaping up where they live.”

Seasonally adjusted new residential listings were little changed from April to May, edging up one tenth of a percentage point. The number of newly listed homes fell in Vancouver, Fraser Valley and the Okanagan region in May, offsetting small gains in Toronto and Montreal.

With sales and new listings holding steady on a national basis in May, the resale housing market remained firmly planted in balanced territory. The national sales-to-new listings ratio, a measure of market balance, stood at 52.1 per cent in May, little changed from 52.5 per cent in April.

Based on a sales-to-new listings ratio of between 40 and 60 per cent, housing markets were balanced in 62 of 101 real estate boards in Canada. Less than half of the rest can be characterized as sellers’ markets, based on a ratio above 60 per cent. “For the most part, sellers’ markets became slightly more balanced than the previous month,” said Gregory Klump, CREA’s Chief Economist. “Toronto stood out as an exception, with sales activity there growing faster than new supply.”

The seasonally adjusted number of months of inventory stood at 6.1 months at the end of May on a national basis. This is little changed compared to the six months of inventory at the end of April 2011. The number of months of inventory represents the number of months it would take to sell current inventories at the current rate of sales activity, and is another measure of the balance between housing supply and demand.

The national average price for homes sold in May 2011 was 6,817, up 8.6 per cent from the same month last year.

A number of compositional factors skewed the national average price upward in May. These factors include historically high sales activity in selected pricey Vancouver neighbourhoods and broadly based price gains in Toronto, where supply remains tight relative to demand. If Vancouver sales are excluded from the calculation, the year-over-year change in the national average price amounts to 5.6 per cent; excluding Toronto and Vancouver shrinks the increase to 3.7 per cent.

“Changes in the national average home price reflect variations in home sales activity across and within local markets,” said Klump. “Failure to recognize changes in the mix of sales activity can lead to misinterpretation of average price fluctuations. It can also give rise to faulty predictions of broadly based home price deflation by way of price correction.”

PLEASE NOTE: The information contained in this news release combines both major market and national MLS® sales information from the previous month.

CREA cautions that average price information can be useful in establishing trends over time, but does not indicate actual prices in centres comprised of widely divergent neighbourhoods or account for price differential between geographic areas. Statistical information contained in this report includes all housing types.

MLS® is a co-operative marketing system used only by Canada’s real estate Boards to ensure maximum exposure of properties listed for sale.

The Canadian Real Estate Association (CREA) is one of Canada’s largest single-industry trade associations, representing more than 100,000 REALTORS® working through more than 100 real estate Boards and Associations.

Further information can be found at http://www.crea.ca/public/news_stats/media.htm.

– 30 –

For more information, please contact:

Pierre Leduc, Media Relations
The Canadian Real Estate Association
P: 613-237-7111 or 613-884-1460
E: [email protected]

Maintenance Tips – Protect Roof From Winter Damage

Maintenance Tips – Protect Roof From Winter Damage.  As the winters approach nearer, homeowners suffer a massive headache. You may need to call a professional roofer in case your ceiling has turned to mush and your gutters are tearing away from the house. Follow the given steps that are helpful in protecting your home from the harsh winters. Your safety must top the list of important to- dos. If you are unable to reach the roof easily, do not try to go further.

The major cause behind the build up of ice and snow on the roof is warm attic. If your house lacks proper insulation and ventilation, it lets the heat vanish from the roof through the attic. It allows te snow on the roof to melt on a faster rate that gives rise to formation of ice on the roof. It may clog the gutters and damage the roof.

To clear the snow from your roof, it is good to invest in a snow rake. Whenever a heavy storm occurs, it is suggested to clear the roof. Start from the top of the roof and move downwards. Be careful not to damage the shingles.

Heavy ice build up on the roof is a real threat, as it may result in heavy gutters that get ripped away quite easily. Use a hammer to carefully chip away the ice, if you are also going through the same phase.

Pressure builds up because of frozen water in the pipes, which may result in bursting of pipes. Pipes most vulnerable to freezing are the ones that are present in outside walls, attics and crawl spaces. To reduce the problem of frozen pipes, follow the given tips.

To slow down the heat transfer rate, fit exposed pipes with insulation sleeves or wrapping. High amount of insulation is always better. If there are holes and cracks in the outside walls, it is advised to fasten them with caulking, as soon as possible.

For the water to drain off easily, keep the drains and downspouts clean. Debris like twigs, dirt and leaves act as a hurdle in proper drainage. So it is important to clear the roof off all such things. Also remove any tree branches that might be resting on your roof.

It is important to regularly inspect and maintain your roof, especially in winter season. This way, you will not have to face a leak or a costly roof repair.

Scott Rodgers is a famous writer who has been writing on roofing since a long time now. His skill has given motivation to a lot of workers, ranging from Everett Roofers

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