Barrie Home Inspector

Home Maintenance and Tips for Home Owners

Month: July 2011

Masonry Brick and Moisture – Weather Proofing Techniques

Exterior

Masonry Brick and Moisture – Weather Proofing Techniques

The enduring strength, beauty and performance of a brick wall assembly is critically dependent on three components: design, workmanship and materials. If even one of these factors has not been diligently applied, integrity of the wall assembly is compromised.
The single most important factor to be understood and designed for in the Canadian climate is moisture control. Seldom does failure of a brick wall assembly occur without the presence of an excessive moisture load. Excessive is defined as being more moisture than can dry out of the assembly before that assembly freezes due to ambient temperature conditions. The trapped moisture will freeze and thaw and may cause deterioration known as spalling, in which part of the brick surface may break away.

Examples of Extra Severe Weathering Conditions:
Houses and buildings built within the spray zone of lakes
Buildings constructed in open areas with little or no protection from the wind by other buildings or trees
Upper floors of high rise buildings
It should be noted that certain parts of masonry structures are more vulnerable to the weather than others. These include parapet walls surmounting multi-storey buildings, freestanding walls, chimneys and walls put in contact with the garden grade level. In these adverse conditions, it is even more critical to ensure the correct use of materials, details and workmanship.

Chimney Cap Construction DetailsChimney Construction

Chimneys
The two most critical components of chimney construction are workmanship and a proper chimney cap. (See Fig. A for proper chimney cap details.)
Ensure that the chimney cap installed has an overhang of no less than 50mm (2″), and a drip groove (as shown in Fig. A) to shed water past the plane of the four chimney walls. Ensure that all joints are properly caulked.

Note: The through wall flashing detail shown in Fig. A applies to all masonry walls which traverse the roof line. i.e. where an exterior wall (or chimney) above the roofline is supported below the roofline by masonry, through wall flashing must be installed at the roofline to direct <a href=”http://www.napoleon.cc/cottage/”target=”_blank”rel=”external”title=”Midland Cottage Inspections” >water to the exterior.

Stone Sill Construction DetailProper Window Sill Construction

Window Sills
Important details for window sills:

Minimize the number of joints
Ensure minimum slope of 15″ to sill
Provide drip groove
Provide adequate flashing including end dams
Caulk all joints
The most fail-safe detail is to choose a stone, concrete or metal sill material that is tailored to the window opening and has a slope on top and a drip groove/lip on the under side. (See Fig. B)

Brick At Grade, Base Flashing and WeepholesMasonry Brick At Grade

Brick at Grade
Brick built on grade can result in the ingress of moisture, either from direct water run-off or the build-up of snow. Excess moisture present in the brick during the freeze-thaw cycles can result in spalling of the brick. The Ontario Building Code and good building practice dictate that brickwork should be a minimum of 150mm (6″) above grade. This requirement also applies to any level surface such as paving, patio deck or balcony. Furthermore, the ground should be contoured so that the water drains away from the wall. (See Fig. C)

Base flashing should be installed below the bottom course of masonry to prevent the upward migration of moisture due to capillary action (rising damp).

Always slope the grade away from the building. The masonry wall assembly should begin no less than 150mm (6″) above the grade line.
Grade should be measured from the top of the finished surface. This means that grade should be considered to be the top of a wooden deck, a stair tread, a poured concrete balcony, or any sort of finished surface, be it paving brick, gravel, asphalt, or the earth in a planting bed.

Weep holes – Brick Veneer Walls
Brick veneer walls, if correctly installed, provide the best protection from rain penetration. However, often critical details are omitted, causing the wall to become ineffective and water to penetrate past the wall. Two of the details often omitted are weep holes and flashing. (See Fig. C)

This detail should be at the base of all brick veneer walls, on top of windows, doors and other openings into brick veneer walls.

Coping To Freestanding WallsCoping To Freestanding Walls

Parapet Walls and Columns
The top of parapet walls, freestanding walls and columns are subjected to the same severe weathering as chimneys. Hence, they also require special attention to details. Figure D shows a typical cap for a wall or column. A stone or pre-cast concrete cap with an overhang and drip groove is recommended.

Roof Overhang by the Barrie Home InspectorThe minimum overhang should be 50mm (2″) with the placement of the drip groove 25mm (1″) from the masonry wall.

Planters and Retaining Walls
Brick walls used to retain soil, in planters, or other applications will be subjected to moisture ingress from the soil. The brick wall should be constructed with a concrete block backup wall with a cavity (airspace), base flashing and weep holes to permit moisture to drain away from the masonry. The interior side of the concrete block backup should be coated with a waterproof material to prevent moisture transmission through the wall. (See overleaf Fig. E)

Drainage should be provided at the base of the planter box to prevent the build up of hydrostatic pressure.

Research shows that even a modest roof overhang significantly reduces the amount of water reaching the wall.

Eaves troughs (gutters) and down pipes should be correctly sized and positioned to remove rainwater without undue overflow onto the walls.

WP-WallCaulking and Sealants
Caulking of joints is critical to prevent the ingress of moisture. However, with time and weathering, caulking materials will deteriorate and become ineffective. Caulking materials should be inspected regularly and replaced when necessary.

Water Repellent & Colourless Coatings
The Brick Institute of America (BIA) warns that in climates that experience freeze-thaw cycling, colourless coatings may adversely affect the durability of brick masonry by inhibiting moisture evaporation. The use of masonry water repellents is suggested sometimes as a possible solution to leaky walls. Before these products are considered, construction details need to be checked for integrity. Items contributing to leakage include ineffective flashing at the base of the wall, absence of a clear cavity and weep holes, unfilled head joints or cracks at the mortar/brick interface. Air leakage from the interior can be a major cause of moisture on the inside of the brick veneer.

Gas Furnace Outlet
The vents from gas furnaces and other appliances should be directed to discharge moisten laden air away from the masonry.

Workmanship
Beside the use of correct materials and proper design details, good workmanship is required to ensure successful performance of masonry.

Joint Profiles
The tooling and profile of a mortar joint has significant effect on the ability of the masonry to resist moisture penetration. Different joint profiles are shown in Fig. G.

Raked joints are popular because they accentuate the aesthetics of the brick. However, they are not recommended for exterior masonry work in the Canadian climate. Raked joints provide a ledge for moisture ingress and retention.

Concave tooled joints are recommended for all exterior masonry. Joints should be tooled when the mortar is thumb print hard. The jointing tool should be larger than the joint width; i.e. use a 12mm diameter tool for a 10mm joint width. The tooling process smoothes and compresses the joint to promote superior water repellency.

Summary
If moisture entry and retention in the brickwork is avoided by the application of well considered design, quality workmanship and the correct choice of component materials, the enduring strength, beauty and performance of your masonry wall assembly should always be a source of pride to you.

Please consider the information listed in these technical notes as advisory highlights only. There are certainly many more conditions to be considered in the design and construction of a masonry wall assembly in a severe weather climate zone such as the Great Lakes region. Those considerations are best left to your design and construction professionals.

REFERENCES:
Building for the Future: A Guide to Masonry Construction prepared by the National Association of Brick Distributors, Ontario Chapter 1993
BIA Technical Note on Brick Water Resistance Construction, Series 6A, 7, 7A, 7B, 7C, 7D, 7E
Brick Institute of America, Reston, Virginia

Fig. A
Chimney Cap Construction Details
Click here for Proper Chimney Construction

Fig. B
Stone Sill Construction Detail

Fig. C
Brick At Grade, Base Flashing and Weepholes

Fig. D
Coping To Freestanding Walls

Fig. E
Roof Overhang

Fig. F
Planter and Retaining Walls

Fig. G
Mortar Joint Profiles

Inspecting Commercial Buildings and Their Power Supply

Home Inspection

Inspecting Commercial Buildings and Their Power Supply –  Sharing a Transformer with neighbor  check with local hydro authority before planning any upgrades.

Electrical Power

In electrical engineering, single-phase electric power refers to the distribution of alternating current electric power using a system in which all the voltages of the supply vary in unison. Single-phase distribution is used when loads are mostly lighting and heating, with few large electric motors. A single-phase supply connected to an alternating current electric motor does not produce a revolving magnetic field; single-phase motors need additional circuits for starting, and such motors are uncommon above 10 or 20 kW in rating.
In contrast, in a three-phase system, the currents in each conductor reach their peak instantaneous values sequentially, not simultaneously; in each cycle of the power frequency, first one, then the second, then the third current reaches its maximum value. The waveforms of the three supply conductors are offset from one another in time (delayed in phase) by one-third of their period.

Defining the Terms

Amps vs. Volts:
Think of electricity as water flowing through a pipe. The amperage is analogous to the amount of water flowing through the pipe. Amperage is also called current. Larger diameter wires can handle more current, just as larger pipes can handle more flow.

Voltage is analogous to pressure, the force which moves the water through the pipe. A small pump (low voltage) would produce less pressure than a big pump (high voltage).

In most buildings the voltage will either be 208 volt (low voltage) or 600 volt (high voltage). The critical question is how much voltage and amperage the system is rated at, or in other words, how much equipment can I use in the building?

208 Volt vs. 600 Volt:
Most modern buildings are equipped with 600 volt services. Equipment such as air conditioning units (over 5 tons), larger exhaust fans, electric heaters, and some lighting will utilize 600 volts. However, standard outlets and most lighting operate at 208 volts.

In North America, individual residences and small commercial buildings with services up to about 100 kV·A (417 amperes at 240 volts) will usually have three-wire single-phase distribution, often with only one customer per distribution transformer. In exceptional cases larger single-phase three-wire services can be provided, usually only in remote areas where poly-phase distribution is not available. In rural areas farmers who wish to use three-phase motors may install a phase converter if only a single-phase supply is available. Larger consumers such as large buildings, shopping centers, factories, office blocks, and multiple-unit apartment blocks will have three-phase service. In densely populated areas of cities, network power distribution is used with many customers and many supply transformers connected to provide hundreds or thousands of kV·A, a load concentrated over a few hundred square meters.

Buildings equipped with 600 volt services will always have a transformer to reduce the 600 volts to 208 volts for the main building panels. These transformers are generally located near the main electrical service entrance.

When comparing the amount of power available for different voltages, a 200 amp, 600 volt service has nearly three times the power of a 200 amp, 208 volt service.

This is of less importance. All 208 volt and 600 volt services are three phase. This means there are three power wires coming into the building.

Single phase services may be found in older, smaller buildings and are found exclusively in houses.

In some older buildings you can find a single phase and a three phase service. This is usually identifiable, on the outside, by two separate services leading to the building.

Determining Amperage of Service

When you are inspecting the electrical room, the two items of information you are looking for; the are amperage and voltage. The presence of a transformer in the electrical room is usually indicative that it is 600 volts. They do make transformers that can used to step up a 208 volt service to 600 volts, for a specific piece of equipment.

What you should typically see is a small conduit (high voltage, low current) going into the transformer and a larger conduit (low voltage, high current) coming out and leading to a breaker panel or a splitter panel.

The ratings on the switches and splitter panel are not to be relied on; they only tell you the maximum amount of current or voltage the equipment can handle. Do not rely on the rating of the hydro meter(s), for the same reason.

The best way to verify the amperage is to open the door of the main power switch and read the rating of the main fuses. This is sometimes impossible to do without turning the power off, but is always dangerous, unless you know what you are doing. Even with the power off, half the box is live. You can end your real estate career, right there in somebody’s electrical room.

Reading the gauge (size) of the main power wires (in the meter cabinet or main splitter panel) can also help to determine the amperage of the service. The gauge number is typically printed on the wire sheathing. Common wire gauge sizes, for copper conductors and the allowable amperages are as follows:

Wire Gauge Allowable Amperage
3 100 amps
000 200 amps
350MCM 300 amps
500MCM 400 amps

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Resale housing forecast revised

Real Estate

Resale housing forecast revised.   OTTAWA – July 30, 2010 – The Canadian Real Estate Association (CREA) revised its forecast downward for home sales activity via the Multiple Listing Service® (MLS®) Systems of Canadian real estate Boards and Associations, and elevated its average price forecast.

Weaker than anticipated sales activity during the crucial spring home buying season in Canada’s four most active provincial markets prompted the revision. The decline is consistent with the exhaustion of pent-up demand from deferred purchases during the economic recession, and sales having been pulled forward into early 2010 due to changes in mortgage regulations.

National sales activity is forecast to reach 459,600 units in 2010, representing an annual decline of 1.2 per cent. Additional expected interest rate increases will keep homebuyers in a cautious mood, with sales activity expected to continue easing over the second half of the year as a result. In 2011, weaker economic growth and consumer spending will contribute to a decline in national sales activity of 7.3 per cent, with annual sales totaling 426,100 units.

“The Bank of Canada recognizes that inflation remains well contained and that economic growth will soften, so interest rates will rise slowly and at a measured pace, which will keep home financing within reach for many homebuyers,” said Georges Pahud, CREA President.  “While the jump in national sales activity earlier this year likely borrowed from the future, local markets trends are not necessarily in sync with national trends, so buyers and sellers would do well to consult with their local REALTOR® to best understand the outlook in their market.”

Average price trends have remained stable as new listings began to shrink in the last two months of the second quarter. Supply is expected to continue to adjust to lower demand, keeping the resale housing market balanced on a national basis and in most provinces.

The national average home price is forecast to rise 3.5 per cent in 2010 to $331,600, with increases in all provinces.

“Slowing first-time home buying activity means lower- and mid-priced homes are making a smaller contribution to the average price calculation, causing the average price to be skewed upward as a result,” said Gregory Klump, CREA Chief Economist. “It also means pricing momentum will lose steam due to rising competition among current homeowners looking to trade up.”

Although modest average price gains are forecast in 2011 in most provinces, the national average price is forecast to ease by 0.9 per cent to $328,600.

“The hangover from accelerated home purchases earlier this year is expected to persist over the rest of the year, but positive economic and job market trends bode well for home price stability,” said Klump. “Sales activity and new supply are both expected to continue to ease, so inventories are unlikely to pile up the way they did during the recession.

“Transitory factors that resulted in big swings in housing supply and demand may now be largely in the rearview mirror, so while resale housing activity is expected to ease, the pace of declines should begin to slow,” he added. “Homebuyers will no doubt welcome a more relaxed housing market in places where there was a shortage of supply earlier in the year.“

http://www.crea.ca/public/news_stats/pdfs/media_july30rpt_en.pdf

EIFS – Exterior Insulation Finish Systems

Exterior

EIFS – Exterior Insulation Finish Systems

History of system

Exterior Insulation and Finish Systems is an insulating, decorative and protective finish system for exterior walls that can be installed on any type of construction. It is the only exterior wall covering that insulates and provides weather protection in a selection of shapes, colors, and textures that can replicate almost any architectural style or finish material, or stand by itself as an architectural finish. While similar in appearance to stucco, EIFS is an exterior cladding system that consists of components and installation requirements very different from traditional stucco (see Figure 1 – Sectional View of a Typical EIFS Application). EIFS also requires very different care and maintenance than its “look-alike” cousin, traditional stucco.

In 1952, two significant developments took place that led to the development of EIFS in Europe. The first patent was granted for expanded polystyrene (EPS) insulation board and the first synthetic plaster, an organic plaster using water based binders, was developed. The use of EPS and synthetic resin materials together began in the late 1950s and in 1963

EIFS was marketed in Europe. EIFS answered a need in the European construction market for a material that could insulate older masonry structures and enhance their appearance. In Europe, the use of EIFS on stud/sheathing walls is rare, as most European buildings have solid masonry walls. European concrete or masonry substrates can function as exterior walls without the EIFS. European EIFS tend to have thicker and coarser finishes, which provides for better <a href=”http://www.napoleon.cc/cottage/”target=”_blank”rel=”external”title=”Midland Cottage Inspections” >waterproofing. The systems used in Europe also feature the use of less portland cement and a higher resin content in the base coat, giving the system more flexibility and water resistance, albeit at greater cost.
The technology for EIFS was transferred to the United States in 1969, when Rhode Island-based Dryvit Systems, Inc. introduced EIFS in the U.S. During the oil crisis of the early and mid 1970s, EIFS becomes popular with energy-conscientious builders and buyers, who sometimes see energy bills halved. EIFS began by being used almost exclusively in the commercial building market, and was only gradually adopted for use in homes. By 1980, EIFS cladding accounted for one-half of 1 percent of the residential housing market, and by 1995 nearly 200 million square feet (18,580,608 m2) of EIFS were being installed annually on exterior walls in North America.

Also, in 1995, the industry suffered a setback when a number of EIFS clad homes in the Wilmington, North Carolina area were discovered with moisture damage behind the cladding. The damage was caused by poor construction detailing and practices, principally, the omission or improper installation of flashing in violation of minimum standards of construction set forth in building codes. A federal and several state class action lawsuits were filed, only one of which was certified (in the State of North Carolina). The North Carolina class action was settled by manufacturers. While the original problems were discovered first in North Carolina, it is really a nationwide issue.

In March of 1999, the NAHB (National Association of Home Builders) Research Center listed the most common problems they found that were associated with water intrusion in EIF systems as being:
Windows, Doors, Electrical Outlets
Roof Flashings
Deck Flashings
Below Grade Installation
Projections, Vents

The NAHB commissioned study went on to state:
“. . .homes surveyed ages two to six are experiencing structural damage due to excessive moisture buildup within walls. The cause of the moisture accumulation is rain water intrusion from a combination of factors including: improper sealing at joints and around windows, doors, and other penetrations; improperly sloped horizontal EIFS surfaces; inadequate flashing at roof lines, dormers, decks, etc.; and window frames that leak into wall cavities.”

What Is EIFS (Exterior Insulated Finish Systems)?
While giving the appearance of stucco, EIFS is actually a multi-layered wall system that consists of the following components:
Insulation Board – Made of polystyrene (or similar material), which is secured to the exterior wall surface.
Base Coat – Applied on top of the insulation and reinforced with fiber mesh.
Finish Coat – Applied on top of the base coat giving a durable, crack-resistant finish.
The first half of the acronym, “Exterior Insulation” is derived from the fact that the first component installed is a foam insulation board. The foam board is mechanically and/or adhesively attached to the exterior sheathing of the home. In this respect the foam board serves as an exterior insulating layer. Over this foam board is applied a synthetic base-coat material in which is embedded a fiberglass reinforcing mesh. This is typically referred to as the “base-coat”. On top of the base coat is applied one or more “finish coats”. This is the exterior layer that gives the product its stucco-like appearance. Hence the second part of the acronym “Finish Systems“.
EFIS provides many advantages that other exterior finishes and sidings do not. Chief among these are superior energy efficiency and great design flexibility. As a matter of fact, studies have shown that EIFS can reduce the air infiltration in a wall by as much as 55%, when compared to standard brick or wood construction. One should bear in mind that an EIFS system is a non-structural component of the wall. In other words, it is not designed to be weight bearing.

Most early EIFS employed a face seal approach to rainwater management, and was thus very susceptible to failure. Because of these early problems, most EIFS now incorporates some sort of a drainage plane to allow for moisture drainage. Newer installations incorporating this design could be considered concealed barrier systems. However, due to the nature of the product and the realities of the construction process, even newer drainage EIFS systems can experience problems:

“Short-cuts” are often taken in the application of EIFS systems, causing the primary face seal moisture barrier to fail and leak (lack of proper caulking, flashing, etc.).
The integrity of the second line of defense is highly dependent on correct detailing by the designer and proper installation by the builder and his subcontractors. Very often, flashings, housewrap, windows, doors, etc., are improperly installed.
EIFS does not breathe and will not allow trapped moisture to evaporate easily, which can cause great damage over time.
Because EIFS (Exterior Insulated Finish Systems) rely on a perfect seal at the exterior surfaces, they are susceptible to entrapment of moisture inside the system. Water can enter the system where seams and seals fail, where moisture migrates from inside the building and where punched openings (windows, doors, etc.) are present. Because of the low vapor permeability of the finish, water trapped behind the EIFS cannot dry out quickly toward the outside of the wall (see figure 1). Depending on the rest of the wall system design and installation, there may also be limited drying potential to the inside. Limited drying potential in combination with high leakage potential can lead to moisture buildup inside the wall, and eventually to mold growth and structural decay.

Why Most EIFS Have Failures
Since EIFS clearly provides many advantages, what’s the big deal? The basic problem begins with the erroneous belief that homes can be made to be “water proof”. The simple truth is, they cannot. For example, even when applied by professional caulking applicators, All caulk joints will eventually fail. . . .even those caulk joints made under laboratory conditions. No residential windows are fully waterproof. . . .they are designed and manufactured to a water-resistant standard. Some water will always find a way in. When it can’t get out, you have a problem.

Why Can EIFS Be A Problem?

Homes clad with EIFS (Exterior Insulation and Finish Systems) a.k.a. synthetic stucco have a very strong tendency to retain moisture between the sheathing of the home and the finish system. The design of EIFS, unlike other systems (brick, stone, siding, etc.), does not allow the moisture to drain out. The problem is water intrusion and entrapment in the wall cavities. The moisture can sit in contact with the sheathing for a prolonged period and rotting may result. Damage can be serious.

While a brick or stone wall will contain an internal drainage plane behind it and weep holes along the bottom edge to allow for water drainage, moisture intruding into the EIFS wall cavities is more damaging because it cannot readily escape back out through the waterproof EIFS exterior as quickly as it can through brick veneer, stone, or cement stucco, leaving the internal sheathing and wood framing vulnerable to rot and decay.

Successful installation of EIFS depends upon keeping water out of the wall cavities. Consequently, in an effort to keep the water out, an industry-wide installation standard was developed that details installation procedures to be followed. In conjunction with this, the EIFS manufacturers then trained and certified applicators to install their products and supplied them with materials which met specification standards.
But, here is where the system begins to break down, because unfortunately, the manufacturers failed to take into account the realities of residential construction:

Barrier type systems rarely work. The EIFS external barrier system depends upon a perfect external water barrier to keep water out of wall cavities. Since the outer shell is the only barrier against water intrusion, it must form a “perfect” barrier at “all times.” When there are so many entry points for water intrusion in the exterior shell of a house, this is an unrealistic expectation.

Lack of inspection and enforcement of standards. Most manufacturers, unrealistically expected that the building industry on its own (including public inspection departments), would maintain industry standards & specifications, provide oversight, and provide inspection of the EIF system as it was installed. Everyone thought that someone else was minding the store, consequently, the vast majority of EIFS applications nation-wide, have never been inspected. Compounding this problem is the fact that the EIFS manufacturers have failed to insist upon the very standards they helped originate, be met by the applicators they supply materials to.

Evolution of application guidelines. Another consideration is that guidelines for EIFS installation have been evolving over the years. An example of this is below grade termination of the EIFS. While not allowed by building code, early on, it was allowed by some manufacturers specifications. However, due to problems with this type of application nation-wide, in 1996 Dryvit Corp (one of the largest EIFS manufacturers), changed all of its specifications to require an 8 inch separation be left between the EIFS and soil (termite problems in the South & carpenter ants in the North, moisture wicking up into the EIFS, frost damage, inability of the EIFS to drain water away if it is buried, etc.). Unfortunately, this type of new information has been slow to “trickle down” through the information chain (from the manufacturer è distributor è applicator). Some distributors even claim their insulation-board doesn’t wick water, and consequently can be placed below grade (experience shows that it does, however).

Leaks and damage are hidden from view. There are few, if any, external visual clues to an early leakage problem. As a matter of fact, it can take years for an intermittent leak to evidence itself as damaged sheathing, window leaks, rotted framing, mold growth, etc. Many insurance companies, builders, and applicators may not take a leakage problem seriously, until they can actually see the damage. The reason for this “mind-set” is understandable, because no one wants to be responsible to pay for repairs that may be unnecessary. Unfortunately, by waiting until a problem is noticeable as visible damage, the word repair can become the word replace. What was once a relatively inexpensive repair has become a very expensive replacement.

Problems With Secondary Weather Barrier and the Inability To Drain

Most wood-framed residential homes require a secondary weather barrier to be placed over the sheathing before the exterior cladding is installed. This barrier protects the home from incidental water intrusion and allows moisture to exit the home by traveling on top of the barrier, keeping the sheathing and structural members relatively dry. Eliminating a barrier and rendering a substrate unprotected invites trouble, no matter what type of exterior cladding is used.

Due to the design of the EIFS, a majority of EIFS clad homes built before 1997 do not have a secondary weather barrier placed over the exterior sheathing. A large number of EIFS applications use an adhesive to fasten the two-foot by four-foot insulation boards to the sheathing. If an adhesive is used to hold the insulation boards to the sheathing, then a secondary weather barrier cannot be used. Any water that infiltrates the system will become trapped between the EIFS and the sheathing.

It is estimated that 95 percent of homes clad with EIFS in the United States are barrier-type. Most barrier EIFS projects are adhesively applied because it is less time consuming to install. Adhesively applied EIFS prohibits a vapor barrier from being installed. It also prevents many self-flashing windows from being installed properly since the sill flashing must be cut off to accommodate the adhesively attached foam board.

EIFS homes built before 1997 have a greater chance for moisture intrusion problems. Newer EIFS homes built since 1997 using “drainage EIFS” may have a reduced chance of moisture intrusion, but are not immune.

Lack Of Applicator Training

EIFS must be purchased from an EIFS distributor. The manufacturer or distributor trains applicators and issues certificates stating that the applicator has been properly trained. It is the responsibility of the distributor to ensure that EIFS is sold only to those certified applicators.

Not Following Manufactures Installation Guidelines

Deviations from Industry Standard guidelines during installation, is likely the largest contributor to EIFS cladding problems. EIFS application requires the strict observance of manufacturer recommended specifications and guidelines, and involves meticulous workmanship and attention to detail. When improperly applied, the EIFS cladding does not perform its intended function and can allow water to infiltrate behind the cladding, where it becomes trapped.

Due to the lessons learned during the early years of the industry, around 1996 set of “Installation Details” were developed by EIMA (EIFS Industry Members Association), that have since become the industry installation standard. Each manufacturer may have its own specific requirements as well. EIFS Installation Details are procedures outlined by the EIFS manufacturer that provide guidance to the architect, builder and applicator as to the proper installation of the product. All EIFS manufacturers have details and procedures that builders and applicators are expected to follow. Installation details are typically very similar among EIFS products and EIFS manufacturers, but there are differences.

A common misconception among some applicators is that the “Installation Details” are designed for specific parts of the country, exposed to certain weather conditions, and not to them. This couldn’t be farther from the truth, and has led to some expensive repairs having to be made. The Installation Details were designed to be used industry-wide, and are applicable whether the installation is in a northern cold climate, or southern warm climate. One should never make the mistake of dismissing as being insignificant, even some of the smaller deviations from the accepted industry installation standards. Unfortunately, there is a long history of applicators having done this in the past. . .to their great regret later on when the bills come due to pay for replacing the entire exterior. When installed properly, many EIF systems can perform well. However, EIFS is a very unforgiving product and even the smallest short-cut in installation standards and quality of components, can lead to big problems down the road.

The problem we face now is, sometimes an individual contractor may fail to fully follow the manufacturer’s installation guidelines. Often times only a portion of the guidelines are followed, materials from different manufacturers are inter-mixed, etc. This can allow moisture into the wall system. Once the moisture is in it can’t get out, which can lead to wood rot. Some of the more common installation “short-cuts” are listed below:
Foam insulation placed below grade. Prior to recent building code changes, the foam board insulation used in EIFS was placed on the wall below grade. It was discovered that foam in contact with the ground causes conditions conducive to pest infestations (termites, carpenter ants, etc.). With EIFS-clad homes, the visible evidence of infestation is blocked from view by the exterior siding. In fact, the exterior siding typically looks pristine and shows no signs of any problems. Behind the EIFS cladding, pests can live in a protected environment and then establish themselves inside the home.

Another problem with placing the foam below grade is the ability of water vapor to migrate upwards through the foam. When the temperature rises at the transition from masonry to wood, the water vapor condenses and causes water to settle on the sill plates and exterior band joist. If this water does not evaporate quickly, wood rot can set in and decay the structural members of the home.

Improperly flashed & caulked windows. Window leaks account for the majority of water damage in EIFS houses. The EIFS itself isn’t usually leaking; instead, water is entering between the window and the EIFS, or the window itself is leaking water. The solution requires a window flashing that works, as well as a correctly detailed joint between the window and the EIFS wall. Wherever a window, a door, or an electrical or plumbing fixture interrupts the EIFS surface, a proper joint must be constructed, that integrates a reliable flashing into the secondary weather barrier.

A very important component that is often missing in window detailing is the backer rod. The backer rod serves two functions: First, it prevents the caulk bead from adhering to the back of the joint, allowing the caulk to flex in response to thermal expansion and contraction and other building movements. If the backer rod is omitted, the caulk will adhere to the back of the joint as well as the sides, limiting its ability to stretch and guaranteeing premature failure. Second, it controls the thickness of the finished application of caulk, which should ideally be about half as thick as it is wide. More often than not, though, the caulk and backer rod are never applied at all. It is important to keep in mind that no residential windows are waterproof, they are designed and manufactured to a water-resistant standard. The very best windows allow some water into the wall cavity through their own joints, and “construction grade” windows may leak a great deal. The quality of windows installed with the EIFS is directly related to the amount of water that will infiltrate. For example, wood windows perform poorly, while welded seam vinyl windows perform substantially better than other window types. EIFS homes cannot be made totally “water proof”, and windows will leak. Regardless of how well the backer rod/sealant method seals the joints between window and the edge of the EIFS wall, windows will leak at some point (even those caulk joints made under laboratory conditions by EIFS industry engineers will eventually fail).

Flashings missing or improperly installed. are an important element in protecting your house from leakage, and should be utilized to properly direct water away from the structure. Some of the more common locations where they are required are: deck ledger boards, kick-out flashing at roof / wall intersections, at window and door heads, headers and other horizontal surfaces, etc. All too often, flashings are not installed, or installed improperly.

Roof termination. EIFS should be held off of roof a minimum of two (2) inches and backwrapped.

Expansion joints at dissimilar materials. Expansion-joints should be used where EIFS terminates, or meets a dissimilar material. The typical expansion joint is a flexible, watertight joint utilizing, backer rod and sealant. Expansion joints are typically 1/2 inch in width.

Backwrapping. Where the foam substrate terminates, it should be backwrapped, in order to provide for proper protection of the foam. Backwrapping also provides for improved attachment of the substrate to the sheathing.

Horizontal Surfaces: Trim Bands Quoins. There should be no horizontal (flat) surfaces. All surfaces should slope away from the structure.

Shared Responsibilities

An EIFS applicator is responsible for the application process-attaching the foam insulation to the substrate, applying the fiberglass mesh, embedding the fiberglass mesh with base coat and applying a finish coat. EIFS installers have little control over construction details designed to prevent water intrusion into wall cavities from roofs, even including those details which are required by some state building codes and by the specifications of the EIFS manufacturers. Many details outlined by manufacturers require the services of other tradesmen. A typical EIFS applicator does not install backer rods and sealant, but should install the EIFS so that it is possible to install these critical components. The builder is responsible for subcontracting the backer rod and sealant components. Flashing around windows, doors, decks, chimneys and roofs is the responsibility of the builder and his roofer. Unless the builder required the roofing subcontractor to install step flashing and (EIFS required) kickouts, it probably was not done.

The applicator should recognize improper flashing and not continue the application process until the problem is corrected. Unfortunately, this also slows down the overall building process. . .costing the home builder extra money. It doesn’t take an applicator long to recognize that an unhappy home builder may NOT call him to bid on the next project. According to the National Association of Home Builders Research Center,

Pressure Differentials

EIFS is basically a face-sealed system. The system relies on a water and airtight seal over the entire wall system. When this is achieved, an air cavity is created between the exterior sheathing behind the EIFS and the interior of the home. Positive air pressure changes caused by wind on the exterior of the home create a negative pressure in the wall cavity. Any breach in the barrier EIFS system will force air through that opening and into the wall cavity. When rain is introduced in this scenario, water (in its liquid form or as vapor), not air, is forced through any breach in the barrier EIFS. Many researchers indicate that the difference in pressure differentials is responsible for the majority of the water intrusions in face-sealed systems. Other wall claddings such as brick, lap siding, shingles and traditional stucco allow air to infiltrate, thus rendering the positive force applied to the building to be balanced.

Lack of Care and Maintenance

The beautiful architectural designs made possible by synthetic stucco systems make these homes very desirable and marketable. It is critical, however, to carefully maintain these systems to prevent water intrusion and deterioration. It is very important that the six following steps be followed to protect your investment.

Home Owners Responsibilities

Annually inspect all sealant around windows, doors, penetrations through the EIFS, EIFS transitions (such as EIFS to brick, EIFS to stone), and stucco terminations (at roof, at grade, at patios or walkways). Arrange for prompt repair of any areas of caulk that is split, cracking, crazing or is losing adhesion. Also, promptly repair any cracks in the EIFS.

Any leaks, cracks, areas of discoloration, mold or mildew should be promptly investigated by a certified EIFS inspector. Repairs should be proper and prompt.

Anytime you make a penetration through the EIFS such as to mount a satellite dish, add shutters, new wiring, cables, plumbing, security systems, etc., the perimeters must be sealed with a quality sealant approved for EIFS.

Modifications, additions or renovations (including roof replacement) to the structure of any kind should be inspected by a qualified EIFS inspector to ensure waterproofing of critical details is properly performed.

Periodic cleaning of the surface is necessary to maintain its appearance and prevent permanent staining. Pressure cleaning equipment must be calibrated to the EIFS manufacturer’s recommended pressure level (low) to prevent damage. Select a firm with experience in cleaning these EIFS systems. There are no products that are totally maintenance free, and EIFS is no different.

Maintenance Schedule. I would recommend setting up a maintenance schedule with an EIFS specialist to carefully inspect the exterior for damage, about every 1-2 years. Any needed repairs should be made at that time (usually just re-caulking, etc.). EIFS is the type of system where it is very important to catch any problems early-on.

Why You Should Invest In Canadian Property

Real Estate

Why You Should Invest In Canadian Property.  Canada presents a land of opportunities for millions of immigrants in this great country. Certainly, when it comes to Canada, the word immigration immediately pops up like another name for the so-called country. This is because historically the natives inhabiting this country were too little to optimally take advantage of the assets and development prospective of Canada. The Canadian government thus, opted for the next greatest alternative of opening its doors for immigrants worldwide to focus in the direction of developing a much better, profitable and vibrant country.

One thing that stands out towards Canada is definitely the vast picturesque landscape that has remained mostly unspoilt even just in the aftermath of the introduction of particular areas of Canada. The combination of modernism with the rustic elegance of pure attributes and sights really identifies Canada. The ultra-modern cities located over the US-Canadian boundary have all the features that a modern twenty-first century Earthizen wants. For several years, Canada has relished optimum status within the world’s top most livable cities. This is exactly the result of tremendous development when it comes to infrastructure, security, environment, health and fitness care, and lifestyle in the country. The focused development of Canadian cities is one of the key factors responsible for producing Canada among the most popular property investment destinations of the world.

If the Canadian cities attract opportunities in hordes, a major recognition goes to the stunning countryside covering the whole Canadian landscape. Since a huge number of Canadians reside within one hundred kilometers with the US-Canadian border, the countryside in Canada is left largely unspoilt and untapped. The northern part of the country is either covered in snow or includes thick forests which make a great exquisite tourist destination. Inuit or Eskimos who constitute local number of Canadians are also abundantly present in North Canada. The western part of the country is better recognized for its huge countryside landscape resonating clean and fresh air that draws in tourists from other regions of the world. The wildlife and forest is a substantial part of the leisure activities on any Canadian visit. The entire country is filled with immense organic attributes like the world famous Niagara Falls.

Montreal is a large success among Brits and French property investors because the city boasts of an antiquity of Canada’s history. Mostly French speaking individuals who have lived on the best place since generations and some European migrants comprises the Montreal population. Canada was a community of Brits in addition to French at various times and you can find the amalgam of the two extraordinary cultures exactly in Montreal.

There isn’t any dearth in the variety of property available in Canada. You can choose from low-end or high-end apartments from penthouses or villas. And if you are planning obtain in leasing property; Canada is next to none with a consistent flow of tourists for the whole year. The best place to invest in vacation homes is along the coast, as tourists often flock these regions for apparent reasons.

Wanna invest in Canada? Feel free to visit Overseas Property For Sale and discover the perfect Overseas Property in Canada that will truly fulfill your dreams and perfectly fit your lifestyle.

Small landlords feeling squeezed out of rental market

Real Estate

Small landlords feeling squeezed out of rental market

March 4, 2011
Jennifer Brown
SPECIAL TO THE STAR

If you ask April Stewart whether she’d recommend the life of a small landlord, she’d probably try and discourage you, at least in Ontario.

A former property owner herself and a paralegal based in <a href=”http://www.barriehomeinspector.com”target=”_blank”rel=”external”title=”Barrie Home Inspector” >Barrie, who represents landlords trying to evict bad tenants, Stewart is also a member of the Ontario Landlords Association, a group representing small landlords who says they are feeling the pinch thanks to landlord/tenant laws that favour tenants.

“When I see someone, usually the problem has gotten pretty out of hand,” she says. “We’re actually encouraging people who are thinking about becoming landlords to spend their money in another province; it’s too scary here,” says Stewart. “I tell folks who call me and say they’re thinking about becoming a landlord that unless you can afford to carry that house and that tenant for a minimum of six months without it affecting your finances at all, do not do it. “

Stewart and other members of the OLA recently met with MPP Mike Colle and senior members of the Ministry of Housing to present their concerns. Primarily, they say, the current Residential Tenancies Act and Landlord and Tenant Board are prejudiced against landlords and favour tenants’ rights.

The OLA, which is a province-wide educational and networking group for landlords with six or less units, presented Colle and the ministry representatives with a top 10 list of issues of most concern to small landlords on Feb. 17.

“We shared with the Ministry of Housing the items that came from some polling we did on the Ontario Landlords Association website ( www.ontariolandlord.ca). Where do they feel they are getting burned?” she says. “One glaring example is that it’s for a tenant to take a landlord to court but it’s 0 for a landlord to take a tenant to court. Why? The prejudice is right at the counter when you’re filing. There’s a built-in assumption that landlords have all the money and tenants have none.”

Other issues include the OLA’s request for a return to damage deposits, a firm no pets clause in leases, the ability for landlords to search a prospective tenant’s history at the Landlord Tenant Board and the fact prior evictions are not admissible in current eviction proceedings. The OLA has also asked for the nine regional Landlord Tenant Board offices that closed in 2008 be re-opened.

The OLA’s website demonstrates the frustration of small landlords — it’s help forum has had over 40,000 posts in 18 months.

“I think the government and the ministry need to understand that we’re not interested in taking rights away from anybody; we just want some equity in this legislation and before the board. If there are this many stories, and if I’m this busy in my practice, it suggests there is a problem here and landlords aren’t getting a fair shake,” she says.

An area the OLA is studying is the number of evictions and failure to pay related to tenants receiving assistance from Ontario Works and Ontario Disability Support Program.

“I went through my 2010 eviction cases and separated what were tenants on support and 8,000 of rent arrears were with landlords who will never recover that money because they were folks on assistance who you can’t collect from them,” says Stewart.

Stewart, who is a single mother and a renter herself, says small landlords can’t afford to go through the appeal process with tenants who default on their rent. The process can often drag on in court for six to eight months, even longer.

“The small landlords can’t afford this happening to them. By the time they get through the eviction process and pay for someone to help them and not have the rent come in, it’s not a financially viable system. A landlord with fewer than 10 units can’t afford it and emotionally they can’t afford it,” says Stewart.

Small landlords represent about 40 per cent of the affordable <a href=”http://www.commercialbuildinginspector.ca”target=”_blank”rel=”external”title=”Commercial Building Inspector” >rental housing stock in Ontario. But that is starting to diminish, says Stewart, as property owners find it increasingly difficult to find good tenants. As someone who represents landlords when they’re having a problem evicting a tenant, she admits she sees the worst. The economy has also played a role in changing the landscape for property owners, she notes.

“I was a landlord in the 1990s in Barrie when the vacancy rate was next to nothing, but things have changed. The economy has changed, interest rates have driven good tenants, who have their financial act together, into home ownership. We’re often left with a less than savory pool of tenants to choose from,” she says.

Stewart says the OLA was “unofficially invited back” to speak to the Ministry of Housing in six months. At the same time, tenant groups are pushing for the province to provide greater rights to tenants over issues regarding repairs to buildings and the problem of bed bugs. But the OLA says the current laws in Ontario were created to protect tenants from large corporate landlords running huge buildings, not small business people renting a few units with few resources behind them.

Bank of Canada raises key rate to 1%

Real Estate

Cites U.S. weakness as main risk to Canadian growth

The Bank of Canada raised its target for the overnight rate by one quarter of one percentage point to one per cent on September 8th, 2010. It was the third consecutive quarter point hike. The Bank rate was raised to 1.25 per cent and the deposit rate is now 0.75 per cent.

The Bank noted that, while the global economic recovery is proceeding, it remains uneven. The main downside risk cited in the Bank’s announcement was the recent weakness in the U.S. recovery, saying, “In the United States, the recovery in private demand is being held back by high unemployment and recent indicators suggest a more muted recovery in the near term.”

Owing largely to the weaker profile for U.S. activity, the Bank now expects Canadian growth to be “slightly slower” than it had previously forecast in July. The Bank downplayed the small revision to the outlook, however, saying, “consumption growth is expected to remain solid and business investment to rise strongly. Both are being supported by accommodative credit conditions, which have eased in recent weeks mainly owing to sharp declines in global bond yields.”

While the outlook for the Canadian economic recovery has changed slightly, inflation in Canada has remained in line with the Bank’s expectations. The Bank noted that, while the monetary policy measures undertaken since April have had the effect of modestly tightening financial conditions in Canada, they nevertheless remain “exceptionally stimulative.”

As of September 8th, the advertised five-year conventional mortgage rate stood at 5.39 per cent. This is down 0.1 per cent from a year earlier, and stands 0.4 per cent below where it was when the Bank made its previous interest rate announcement on July 20, 2010. It is also 0.1 percentage points below where it stood at the beginning of the year.

The statement ended with the message, “Any further reduction in monetary policy stimulus would need to be carefully considered in light of the unusual uncertainty surrounding the outlook.” The Bank had previously characterized the uncertainty in the outlook as “considerable.”

Most analysts now expect the Bank to hold off on any further rate hikes this year while it gauges the effects of recent tightening on the domestic economy, and watches the very uncertain situation south of the border. However, the overall tone of the Bank’s statement was more hawkish than expected, and this has led some economists to suggest this may not be the last hike of the year. Much will depend on economic data out over the next month and a half in advance of the Bank’s next decision on October 19th.

The Bank’s next Monetary Policy Report will be published on October 20th. The Bank will make its next scheduled rate announcement on October 19th.

http://creastats.crea.ca/natl/interest_rate_trends.htm

(CREA 09/09/2010)

BC and Ontario housing markets feel effects of HST in July

Real Estate

BC and Ontario housing markets feel effects of HST in July.  OTTAWA (August 16, 2010) – The Canadian Real Estate Association (CREA) says national home sales activity continued to trend down in July 2010. The decline was almost entirely the result of fewer sales in British Columbia and Ontario. A slowdown in demand in these two provinces had been widely expected in July, as many purchases were brought forward into the first half of the year in advance of the introduction of the HST.

Seasonally adjusted national home sales activity via the Multiple Listing Service® (MLS®) Systems of Canadian real estate Boards was down 6.8 per cent on a month-over-month basis in July. The national decline was smaller than the previous two months, as July sales in the Prairies and Quebec came in on par with June levels. Declines in British Columbia (-14.1 per cent) and Ontario (-8 per cent) accounted for 85 per cent of the change in national activity in July.

Actual (not seasonally adjusted) national sales activity was 30 per cent lower in July 2010 compared to last year’s record July. Year-to-date transactions are still up 5.6 per cent compared to the first seven months of last year, although this gap is expected to continue to shrink as the year progresses, since activity rose sharply over the second half of last year, reaching levels that are unlikely to be matched in the final five months of 2010.

New supply continues to adjust to lower demand. The seasonally adjusted number of new residential listings on Canadian MLS® Systems declined by 7.2 per cent in July 2010 compared to the previous month. This is the third consecutive month-over-month decrease, and the steepest in more than a decade. Since reaching their most recent peak in April, new listings have fallen 17.5 per cent.

The declining trend in new listings will help maintain the balance between supply and demand, and temper home price volatility. The national sales-to-new listings ratio, a measure of market balance, has held steady between 48 and 49 per cent for the past three months, which is characteristic of a balanced market.

The average price of homes sold via Canadian MLS® Systems in July was $330,351, edging up one per cent from the same month last year. While year-over-year comparisons have been shrinking as prices stabilize, the national average home price is likely somewhat understated this month, since the majority of activity declines occurred in British Columbia and Ontario, which include many of Canada’s most expensive markets.

The same phenomenon is widely known to have caused much of the downward skewing in the national average price during the recession. This is most evident when looking at a breakdown of average prices by province. Average home prices eased slightly in Nova Scotia and Prince Edward Island in July, but gains in every other province exceeded the national increase.

The national weighted average price compensates for changes in provincial sales activity by taking into account provincial proportions of privately owned housing stock. It climbed four per cent on a year-over-year basis in July 2010. Similarly, the residential average price in Canada’s major markets was up 2.9 per cent year-over-year in July, while the weighted major market average price rose 7.4 per cent.

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 measures the balance between housing supply and demand. It stood at seven months at the end of July 2010 on a national basis. This is up from 4.4 months one year ago, which was one of the lowest levels in the past three years.

The seasonally adjusted number of months of inventory stood at 7.3 months at the end of July on a national basis. This is the highest level since March 2009, but the pace of monthly gains is slowing as new listings continue to adjust to lower demand.

“The soft sales figures we’re seeing right now can be attributed in part to accelerated home purchases earlier in the year,” said CREA President Georges Pahud.
“Activity may remain at lower levels for some time, but ultimately we expect a more stable market to emerge, with demand coming back into line with economic fundamentals.”

“While the outlook for economic and job growth remains generally positive nationally and in all provinces, the pace of the recovery will vary by region,” he added. “Buyers and sellers should consult with a REALTOR® to find out about conditions in their local market.”

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 99,000 REALTORS® working through more than 100 real estate Boards and Associations.

Further information can be found at  www.crea.ca/public/news_stats/pdfs/media_Jul10rpt_e.pdf

For more information, please contact:
Alyson Fair, Publicist
The Canadian Real Estate Association
P: 613-237-7111 or 613-884-1460
E: [email protected]

Why Decide On A Gas or Grills?

Home Inspection

Why Decide On A Gas or Grills?  Charcoal fired BBQ grills are often a real nuisance to fire up and in some places or seasons you are going to be constrained from using them. Also, in case you live in a apartment or would like to own an indoor grill then they are surely just not a alternative. As an alternative electric, natural or propane gas barbecue grills are considerably more convenient and appropriate for all areas, seasons and for indoor or outdoor use. There are kettles and single or double box-shaped models that use natural or bottled gas. You will discover on both of these kinds of grills a griddle plate which is used for direct cooking and is perfect for cooking foods which can be high in fats like sausages and hamburgers or food that may be either very small, delicate, or awkward to control over the open grill. Both the electric, natural or propane gas models save you the difficulty of building the fire and also cleaning up the ashes. Since most of these units need only a brief preheating time, there is certainly little waiting for the barbecue grill once the food is prepared to cook.

For a few people, the option of the electric char grill is simply a matter of convenience. When using the electric outdoor or indoor barbecue grills, plugging the cord into an outlet and allowing for preheating is all that is necessary to start your barbecue. There isn’t any need to mess with connecting gas bottles or having to get the charcoal beads to fire up. You may get large electric barbecue grills that sit on a stand with wheels, in addition there are ones with hoods and volcanic rocks for that char grill smokey aroma.

Indoors, permanently installed gas or electrical char-grills are often positioned near range tops so that they can share the existing overhead exhaust fan. Certain barbecues have their own, though.

natural gas grill are simple to work with and also little upkeep, for bbq char grills that use propane cylinders you just have got to be certain that you do not run out of gas. Volcanic rock is commonly spread out beneath the barbecue grill and is heated by gas burners to give the food an genuine char-grill flavor. Rotisserie cooking can also be an option for many of the larger gas barbecue char grills. Just make certain you turn the gas off at the bottle whenever you have finished cooking to avoid any likelihood of a gas leak.

Out of your two sorts of gas bbq grills the natural gas grills are more convenient as they save you the time and cost of needing to drive to your nearest LP gas depot to fill up your gas bottle and also you will never run out of gas half way through a BBQ. In addition natural gas is a great deal cheaper and burns a lot cleaner then propane gas.

Here are some basic tools you need for everyday use of the barbecue; a long fork and tong for for turning and removing the foodstuff of the barbecue grills once it is ready; a stiff metal brush for scrubbing the grill; heatproof proper gloves for emergency adjustment for the grill or spit, and long handled spatulas; metal skews for cooking kebabs, wooden skews are okay when cooking on a griddle, but not a open char grill under a naked flame.

When you’ve got a fire flare and your barbecue grill is a natural gas type, close the gas mains line, extinguish any open flame. if the smell continues, immediately phone your gas provider or fire department.

You can find a large range of Electric Grills available to you. Drop in on our review site Natural Gas Grill to see the top critical reviews.

Different Materials to Use for Basement Flooring

Basements

Different Materials to Use for Basement Flooring.  Basement flooring is obviously the foundation of the process of remodeling your basement. If basement flooring is not done right, you are just going to waste money and effort in trying to make your whole basement look good. The great thing is that there are several options on how you can have a beautiful, worth it flooring.

Water is Enemy

Water in whatever form – be it from underground moisture or drainage issues – is a bane to basements. Before doing any remodeling, have your basement drainage system checked thoroughly and fixed by a plumber. You’d not want it to have a well created basement only to understand that water starts to creep in. Sometimes water slippage can come from the exterior drainage outside the house.

Due to the damp nature of most basements, moisture is really a usual headache. Moisture can cause stains to tile floor, mildews and molds to carpet floor and damage to plywood and hardwood floor. At any rate, moisture can weaken the bond of the adhesive utilized to stick whatever flooring material you’ve. Thus, prior to totally performing any remodeling, do precautionary tests on the wetness of the floor.

Test the Floor

One way to test the wetness or the moisture level of the floor is to use a waterproof material that is about 4 inches-by-4 inches in size. Place flat the waterproof material, preferably the type of flooring that you have in mind to use, on the basement floor. Seal it in such a way that no air gets in. Put it in several corners of the floor walls and one in the center area of the floor. Leave it for at least a day and then check if there is any moisture coming in.

If you notice any type of moisture, then you need to figure out and fix the floor issue first before proceeding with remodeling. It also means that your floor is naturally damp. At this point, it is ideal if you ask the opinion and suggestion of a basement flooring expert. You can probably make do by changing the type of flooring material to be utilized or install a vapor barrier.

Flooring Materials

There is no such thing as perfect flooring material. It is always a case-to-case basis. It also depends on the desired look and really feel that you want for your basement. Whilst that being stated, here are some typical flooring options and their usual attributes:

1. Wooden Subfloor – It’s inexpensive but is prone to rotting when there’s no vaporizing barrier installed.

2. Carpet – It’s extremely easy to install but is prone to mildew and molds.

3. Painting the Subfloor – You can do it your self in the event you know how you can paint walls. But you may need to keep re-painting after a couple of months.

4. Stained Basement Floor – This gives you room to be very creative with several styles and colors obtainable. But you may have to invest a bit much more compared to, say, using a wooden material.

5. Tiled Floor – This also allows you much more room for creativity and is a viable option for wet basements. But this material would not help a lot in lessening the coldness of the floor so you may need to use rugs.

Another essential consideration with regards to basement flooring is if who’s performing the flooring function: you or a hired expert? If it’s you, keep in mind that tiles and stained basement floor might take more effort to haul and install. The latter supplies also need specialized skills and equipments.

Find out more about basement finishing system. Explore more online sources on basement finishing systems.

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