Barrie Home Inspector

Home Maintenance and Tips for Home Owners

Tag: houses

Real Estate Market in Innisfil

Real Estate

Real Estate Market in Innisfil.  Today’s market for buying and selling homes if very competitive and you will want to ensure you have picked the best possible real estate agent to represent you. Here are some tips we have gleaned from some professionals.

Does your professional Realtor provide a staging service for his or her listings, many do in this competitive market. What information did your agent bring to your home prior to listing? How many agents are in his office, how many listings does he currently have? There are many people who are doing “on the job training” make your agent isn’t one of them.

How is your Realtor intending to market your home. What type of ads and how many open houses will they be having. It is always better to have an understanding on how the process will take place prior to listing, then there is no confusion.

When listing your home ensure you are using the current market conditions and not a two year old appraisal that does not reflect the current market prices. Mortgages rates are low and vacancy rates are declining which is good news for investors and sellers of properties.

Many people try and save money by utilizing the same Realtor and will even use a Home Inspector recommended by the Realtor. This saving can have dire consequences when you don’t have someone whose only duty is too look after your interests. Pay for the services of a professional and they will ensure your interests come first and foremost.

When buying a “used” home or property it is very important to ensure all work was done by qualified trades persons and all permits were taken out. Patio’s and decks are often erected illegally without using the proper building techniques or materials. You could end up paying to remove structure and erecting a new one if your local building authority inspects your property.

Your Home’s Structure

Exterior

Your Home’s Structure.  In North America, modern house-construction techniques include light-frame construction (in areas with access to supplies of wood) and adobe or sometimes rammed-earth construction (in arid regions with scarce wood-resources). Some areas use brick almost exclusively, and quarried stone has long provided walling. To some extent, aluminum and steel have displaced some traditional building materials. Increasingly popular alternative construction materials include insulating concrete forms (foam forms filled with concrete), structural insulated panels (foam panels faced with oriented strand board or fiber cement), and light-gauge steel framing and heavy-gauge steel framing.

Houses may be supported by a crawl space, full or partial basement or a floating slab on grade. Basements can be constructed of wood, poured concrete or masonry blocks. Poured concrete is becoming the norm for most housing and is far superior for cost and strength.

Most common wall framing is either balloon or platform type framing. In platform framing, the joists comprise any number of individual floors or platforms that wall framing components are constructed on top of–hence, the term platform framing. Platform framing is the most common method of frame construction. The floor, or platform, is made up of joists that sit on supporting walls, beams or girders and covered with a plywood or OSB sub-floor. In the past, 1x planks set at 45 to the joists were used for the sub-floor. Balloon framing is not permitted anymore due to lack of fire-stopping between floors.

Foundation made of concrete typically will have some cracks that are visible. Most cracks are the result of settling or shrinkage of the concrete during its curing stage. Diagonal cracks that grow in width, especially ones that are wider at the bottom than at the top, indicate settlement. Diagonal cracks over windows indicate a weak header. Diagonal cracks in a poured concrete foundation that are fairly uniform in width or are hairline-type are caused by shrinkage and, though they may allow water entry, do not constitute a structural defect. Some home inspectors think that if the crack follows the mortar joint, rather than going through the brick or block, the crack isn’t a problem. This is false. Walls crack at their weakest point. If the mortar is stronger than the brick, the wall will crack through the brick

The structural support of a roof is typically provided by either stick built rafters or engineered trusses. Collar tie is a colloquial phrase that you usually won’t find in construction or engineering documentation even though the words are commonly used among builders, architects and homeowners. The correct phrase as used in textbooks and when specified is collar beam. Collar beams are usually installed in the upper third of the roof between opposing rafters.

Having your home inspected prior to purchasing is one of the most important items of the transaction. You want to protect yourself from shoddy workmanship or major problems with your homes systems. A house is comprised of many different products installed by various tradesmen and sometimes do-it-yourself type renovators. To ensure Peace of Mind in your next Real Estate transaction use the Barrie Home Inspector for your protection and Peace of Mind. If you have a wood burning appliance then contact www.wett-inspection.com for your insurance companies required WETT Certification.

Inspecting Your Homes Attic

Home Inspection

Inspecting Your Homes Attic.  There should be an access opening to all attic spaces that exceed 30 square feet and have a vertical height of 30 inches or more. The rough-framed opening should be at least 22 inches by 30 inches. It should be located in a hallway or other readily accessible location. An attic access that is located in a clothes closet is often inaccessible due to permanent shelving installed. There should be headroom that is a minimum of 30 inches above the attic access. In some places “attic” is used more specifically to apply to lofts which have boarded floors and ceilings, and usually windows or skylights, and then “loft” is kept to mean a dark, unboarded roof-space which lacks these features.

Knee walls are vertical walls with an attic space directly behind them. You’ll typically find them in houses with finished attic spaces and dormer windows, as with 1-story houses. There are a couple of ways that you may see a knee wall insulated. The most important areas and most overlooked areas to insulate are the open joist ends below the knee wall. Air sealing reduces heat flow from air movement, or convection. Air sealing prevents water vapor in the air from entering the wall assembly. In a 100-square-foot wall, 1 cup of water can diffuse through drywall without a vapor diffusion retarder in a single year. Fifty cups can enter through a -inch round hole. Air sealing is 10 to 100 times as important as installing a vapor diffusion retarder.

Insulation performance is measured by R-value – its ability to resist heat flow. Higher R-values mean more insulating power. Different R-values are recommended for walls, attics, basements and crawlspaces, depending on your area of the country. Insulation works best when air is not moving through or around it. So it is very important to seal air leaks before installing insulation to ensure that you get the best performance from the insulation.

If you hear noises in your attic and you are unsure as to the source, it’s relatively easy to determine if it’s squirrels – squirrels are active during the daytime. Thus, if you hear scampering and scurrying noises during the day, it’s likely squirrels. Other attic-dwelling critters, such as rats and mice, bats, flying squirrels, opossums, and raccoons, are nocturnal, so they mostly only make noise at night. Flying squirrels are also nocturnal. If the noises happen at night, there’s a strong chance of mice or rats.

The squirrel often finds bedding material by shredding roof or wall paper, and shredding vent ducts and insulation around pipes. The biggest problem is that they chew, and I’ve seen dozens of cases in which they’ve chewed electrical wires. It’s estimated that half of house fires of unknown origin are due to rodent chewing on electrical wires.

Most people will have no reaction at all when exposed to molds. Allergic reactions, similar to common pollen or animal allergies, are the most common health effects for individuals sensitive to molds. Flu-like symptoms and skin rash may occur. Molds may also aggravate asthma. Fungal infections from building-associated molds may occur in people with serious immune disease but this is very rare. Most symptoms are temporary and eliminated by correcting the mold problem in the home.

When your home is inspected by a Professional Home Inspector they are checking for proper ventilation, presence of moisture, proper insulation, mould, proper structural support and signs of rodent or animal entry. Bat feces or vermiculite insulation removal can run into ten thousand dollars or more for removal. Compared to the cost of hiring the Barrie Home Inspector for $200.00 this is a really cost effective way to protect yourself and ensure Peace of Mind on your next Real Estate purchase.

 

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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Ontario Home Builders’ Association – 2006 Building Code Changes

Real Estate

Ontario Home Builders’ Association – 2006 Building Code Changes.   Summary of Major Changes to Part 9 the Ontario Building Code 2006.

The following chart represents an overview of some of the major changes that will affect low-rise house construction. The
chart is laid out with the article number, title of the article and the wording of the article as it appears in the new 2006
Building Code.

Article Title Description
9.3.1.6. Compressive Strength (of concrete) (1) Except as permitted elsewhere in this Part, the compressive
strength of unreinforced concrete after 28 days shall not be less
than,
(a) 32 MPa for garage floors, carport floors and all exterior
flatwork
(b) 20 MPa for interior floors other than those for garages
and carports (eg: basement floor slabs & slabs on ground)
(c) 15 MPa for all other applications (eg: foundation walls)
(2) Concrete used for garage and carport floors and exterior steps
shall have air entrainment of 5 to 8%
9.4.2.2. Specified Design Snow Loads (1) Except as provided in sentences (2) and (3), specified snow
loads shall be not less than those calculated using the following
formula:
S = Cb x Ss + Sr
Where,
S = specified snow load,
Cb = basic snow load roof factor, which is 0.45 where the entire
width of a roof does not exceed 4.3m and 0.55 for all other
roofs,
Ss = 1-in-50 year ground snow load in kPa, determined according
to Supplementary Standard SB-1, and
Sr = associated 1-in-50 year rain load in kPa, determined
according to Supplimentary Standard SB-1.
(relaxed from 1-in-30 year storm to 1-in-50 year storm)
9.4.2.4. Attics and Roof Spaces (1) Ceiling joists or truss bottom chords in residential attic or roof
spaces shall be designed for a total specified load of not less
than 0.35 kPa, where the total specified load is the sum of the
specified dead load plus the specified live load of the ceiling and
where,
(a) the attic or roof spaces have limited accessibility that
precludes the storage of equipment or material, and
(b) the maximum attic height is not more than 1000mm
measured vertically from the top of the truss bottom chord to
the underside of the roof deck.
9.5.1.4. Combination Rooms (1) Two or more areas may be considered as a combination room if
the opening between the areas occupies the larger of 3m2 or
40% or more of the wall measured on the side of the dependant
area.
(2) Where the dependent area is a bedroom, direct passage shall
be provided between the two areas.
(3) The opening required in Sentence (1) shall not contain doors or
windows.
9.5.2
9.5.2.3.
<a href=”http://www.barriehomeinspector.com”target=”_blank”rel=”external”title=”Barrie Home Inspector” >Barrier-Free Design
Stud Wall Reinforcement
(1) If wood wall studs or sheet steel wall studs enclose the main
bathroom in a dwelling unit, reinforcement shall be installed to
permit the future installation of a grab bar on a wall adjacent to,
(a) a water closet in the location required by Clause
3.8.3.8.(1)(d), and
(b) a shower or bathtub in the location required by Clause
3.8.3.13.(1)(f).
Ontario Home Builders’ Association
2006.11.24
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9.6.8.
9.6.8.6.
Resistance to Forced Entry
Fastening of Strikeplates
(1) Except as permitted in Article 9.6.8.10., strikeplates for
deadbolts described in Sentence 9.6.8.3.(1) shall be fastened to
wood frames with wood screws that penetrate not less than
30mm into solid wood
(2) Except as permitted in Article 9.6.8.10., strikeplates for
deadbolts described in Sentence 9.6.8.3.(1) shall be fastened to
metal frames with machine screws not smaller than No.8 and
not less than 10mm long.
9.6.8.9. Solid Blocking (1) Solid blocking shall be provided on both sides at the lock height
between the jambs for doors described in Sentence 9.6.8.1.(1)
and the structural framing so that the jamb will resist spreading
by force
9.7.
9.7.1.3.
Windows and Skylights
Bedroom Windows
(1) except where a door on the same floor level as the bedroom
provides direct access to the exterior, every floor level
containing a bedroom in a suite shall be provided with at least 1
outside window that,
(a) is openable from the inside without the use or tools
(b) provides an individual, unobstructed open portion having a
minimum area of 0.35m2 with no dimension less than
380mm, and
(c) maintains the required opening described in Clause (b)
without the need for additional support.
(2) except for basement areas, the window described in Sentence
(1) shall have a maximum sill height of 1000mm above the floor.
(3) When sliding windows are used, the minimum dimension
described in Sentence (1) shall apply to the openable portion of
the window.
9.7.5.3. Windows over Stairs, Ramps and
Landings
(1) Except as provided in Sentence (2), windows over stairs ramps
and landings that extend to less than 1070mm above the
surface to the treads, ramp or landing shall be,
(a) protected by guards, in accordance with Subsection 9.8.8., or
(b) non-openable and designed to withstand the specified lateral
loads for guards as provided in Articles 4.1.5.15. or 9.8.8.2.
(2) In dwelling units, windows over stairs, ramps and landings that
extend to less than 900mm above the surface to the treads,
ramp or landing shall be,
(a) protected by guards, in accordance with Subsection 9.8.8., or
(b) non-operable and designed to withstand the specified lateral
loads for guards as provided in Articles 4.1.5.15.or 9.8.8.2.
9.8.4.
9.8.4.1.
Step Dimensions
Uniformity and Tolerances for
Risers and Treads
(1) Except as provided in Sentence(2), risers shall have uniform
height in any one flight with a maximum tolerance of,
(a) 6mm between adjacent treads of landings, and
(b) 6mm between the tallest and shortest risers in a flight.
9.8.6.
9.8.6.2.
Landings
Required Landings
(1) except as provided in Sentence (2) to (4) and Sentence
9.9.6.6.(2), a landing shall be provided,
(a) at the top and bottom of each flight of interior and exterior
stairs, including stairs in garages,
(b) at the top and bottom of every ramp with a slope greater than
1 in 50, and
(c) where a doorway opens onto a stair or ramp.
(2) Where a door at the top of a stair in a dwelling unit swings away
from the stair, no landing is required between the doorway and
the stair.
(3) Except for an entrance from an attached garage, a landing may
be omitted at the top of an exterior stair serving a secondary
entrance to a single dwelling unit, provided,
(a) the stair does not contain more than 3 risers
(b) except as provided in Clause (c), the door is a sliding door or
swings away from the stair, and
(c) where a storm or screen door is provided, it may swing over
Ontario Home Builders’ Association
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the stair if it is equipped with hardware to hold it open.
(4) A landing may be omitted at the bottom of an exit stair or ramp
provided there is no obstruction, such as a gate or door, within
the lesser of the width of the stair or ramp or,
(a) 900mm for stairs or ramps serving a single dwelling unit, and
(b) 1100mm for stairs or ramps not serving a single dwelling unit.
9.8.7.5. Ergonomic Design (1) A clearance of not less than 50mm shall be provided between a
handrail and any surface behind it.
(2) All handrails shall be constructed so as to be continually
graspable along their entire length with no obstructions on or
above them to break a handhold, except where the handrail is
interrupted by newels at changes in direction.
9.8.7.7. Design and Attachment of Handrails (1) Handrails and any building element that could be used as a
handrail shall be designed and attached in such a manner to
resist,
(a) a concentrated load at any point of not less than 0.9kN, and
(b) for handrails other than those serving a single dwelling unit, a
uniformly distributed load of 0.7kN/m
(2) Where a handrail serving a single dwelling unit is attached to
wood studs or blocking, the attachment shall be deemed to
comply with Sentence (1) where,
(a) the attachment points are spaced not more than 1.2m apart,
(b) the first attachment point at either end is located not more
than 300mm from the end of the handrail, and
(c) the fasteners consist of not fewer than 2 wood screws at
each point, penetrating not less than 32mm into solid wood.
9.8.8.
9.8.8.1.
Guards
Required Guards
(3) When an interior stair has more than 2 risers or an interior ramp
rises more than 400mm, the sides of the stair or ramp and the
landing or floor level around the stairwell or ramp shall be
protected by a guard on each side that is not protected by a
wall. (i.e.: guards must be provided on BOTH sides of a stair to an unfinished
basement unless protected by a wall)
9.8.8.6. Design to Prevent Climbing (1) Guards required by Article 9.8.8.1., except those in industrial
occupancies and where it can be shown that the location and
size of openings do not represent a hazard, shall be designed
so that no member, attachment or opening will facilitate
climbing.
(2) Guards shall be deemed to comply with Sentence (1) where any
elements protruding from the vertical and located within the
area between 140mm and 900mm above the floor or walking
surface protected by the guard,
(a) are located more than 450mm horizontally and vertically from
each other,
(b) provide not more than 15mm horizontal offset,
(c) do not provide a toe-space more than 45mm horizontally and
20mm vertically, or
(d) present more than a 1-in-2 slope on the offset.
9.8.9.6. Finish for Treads, Landings and
Ramps
(1) Except as required in Sentence (4), the finish for treads,
landings and ramps shall be,
(a) wear resistant,
(b) slip resistant, and
(c) smooth, even, and free from open defects.
(2) The finish for treads and landings of interior stairs in dwelling
units, including those from an attached garage serving a single
dwelling unit, shall be deemed to comply with Sentence (1)
where these treads, landings, or ramps are finished with,
(i) hardwood,
(ii) vertical grain softwood,
(iii) resilient flooring,
(iv) low-pile carpet,
(v) mat finish ceramic tile,
(vi) concrete, or
(vii) for stairs to unfinished basements and to garages, plywood.
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9.10.9.16. Separation of Storage Garages (4) Where a storage garage is attached to or built into a building
of residential occupancy,
(a) an air barrier system conforming to Subsection 9.25.3.,
shall be installed between the garage and the remainder of
the building to provide an effective barrier to gas and
exhaust fumes, and
(b) every door between the garage and the remainder of the
building shall conform to Article 9.10.13.15.
(5) Where membrane materials are used to provide the required
airtightness in the air barrier system, all joints shall be sealed
and structurally supported.
9.10.14.
9.10.15.
Spatial Separation Between
Buildings
Spatial Separation Between Houses
(Two new ways of calculating limiting distances between buildings
and houses. For detached houses, can use either 9.10.14 or
9.10.15 (but not both)
9.10.16.3. Fire Stop Materials (2) In a building permitted to be of combustible construction,
semi-rigid fibre insulation board produced from glass, rock or
slag, is permitted to be used to block the vertical space in a
double-frame wall assembly formed at the intersection of the
floor assembly and the walls, provided the width of the vertical
space is not more than 25mm and the insulation board,
(a) has a density not less than 45 kg/m3,
(b) is securely fastened to one set of studs,
(c) extends from below the bottom of the top plates in the lower
storey to above the top of the bottom plate in the upper
storey, and
(d) completely fills the nominal gap of 25mm between the
headers and between the wall plates.
Table
9.15.4.2.B.
Reinforced Concrete Block
Foundation Walls
(New table to aid in specifying design for reinforced concrete block
foundations without having to design to Part 4.)
9.20.5.2 Lintels or Arches (New tables to specify beams and lintels for masonry support
without having to design to Part 4.)
9.15.
9.20.
Footings and Foundations
Masonry and Insulating Concrete
Form Walls Not in Contact with the
Ground
(New requirements to recognize and simplify the design and
installation of flat, insulating concrete forms.)
9.22.10.
9.22.10.2.
Fireplace Inserts and Hearth-
Mounted Stoves
Installation
(2) Fireplace inserts and hearth mounted stoves vented through
the throat of a fireplace described in Sentence (1) may be
installed in existing fireplaces only if a minimum thickness of
190mm of solid masonry is provided between the smoke
chamber and any existing combustible materials, unless the
insert is listed for lesser clearances.
(3) A fireplace insert installed in a masonry fireplace shall have,
(a) a listed metal chimney liner installed from under the insert
collar to the top of the chimney, or
(b) a direct sealed connection to the chimney flue where such
provision is part of an insert conforming to Sentence
9.22.10.1.(1).
Table
9.23.10.1.
Size and Spacing of Studs
(New table to ease the specification of studs and stud spacing in
different applications.)
9.26.3.
9.26.3.1.
Slope of Roof Surfaces
Slope
(4) Except where back-slope will not adversely affect adjacent
supported or supporting elements due to water ingress, roofs
and elements that effectively serve as roofs shall be
constructed with sufficient slope away from,
(a) exterior walls, and
(b) guards that are connected to the roof, or to an element that
effectively serves as a roof, by other than pickets and posts.
(5) The slope required in Sentence (4) shall be sufficient to
maintain a positive slope,
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(a) after expected shrinkage of the building frame, where these
surfaces are supported by exterior walls and on exterior
columns, and
(b) once design loading is taken into consideration, where these
surfaces are cantilevered from exterior walls.
9.27.
9.27.2.2
Cladding
Minimum Protection from
Precipitation Ingress
(1) Exterior walls exposed to precipitation shall be protected
against ingress of precipitation with an exterior cladding
assembly consisting of a first plane of protection and a second
plane of protection where the wall encloses spaces of
residential occupancy or spaces that directly serve spaces of
residential occupancy.
9.27.2.3. First and Second Planes of
Protection
(1) Where walls required to provide protection from precipitation
comprise assemblies with first and second planes of
protection,
(a) the first plane of protection shall,
(i) consists of cladding, with appropriate trim, accessory
pieces and fasteners, and
(ii) be designed and constructed to minimize the passage
of rain and snow into the wall by minimizing holes and
managing precipitation ingress caused by kinetic
energy of raindrops, surface tension, capillary, gravity,
and air pressure differences,
(b) the second plane of protection shall be designed and
constructed to,
(i) intercept all precipitation that gets past the first plane of
protection, and
(ii) effectively dissipate any precipitation to the exterior,
and
(c) the protection provided by the first and second planes of
protection shall be maintained at,
(i) wall penetrations created by the installation of
components and services such as windows, doors,
ventilation ducts, piping, wiring and electrical outlets,
and
(ii) the interface with other wall assemblies.
9.32.
9.32.1.1.
Ventilation
Application
(6) A clothes dryer exhaust duct system shall conform with Part 6.
Table
9.32.2.9.(4)
Fan Sound Rating (New table referencing HVI sound ratings for exhaust fans in
dwellings. The ratings have been relaxed slightly.)
9.32.3.12. Outdoor Intake and Exhaust
Openings
(10) Except for clothes dryers, exhaust outlets shall be fitted with
screens or mesh not larger than 15mm, except where climatic
conditions may require larger openings.
(11) Where a screen or grille required by Sentences (8) and (10)
has a screen mesh less than 6mm, the screen or grille shall be
removable for cleaning.
(12) The gross area of the screens or grilles installed in intake and
exhaust openings shall be three times that of the duct served.
(13) Screens and grilles shall be of corrosion-resistant material.
9.40.
9.40.1.1.
Reinforced Concrete Slabs
Application
(1) This Section applies to,
(a) reinforced concrete slabs that are suspended over cold
rooms in basements, and are supported by foundation walls
along the perimeter of the slab with no additional interior
supports and
(b) slabs in which the clear span between supporting walls is not
more than 2500mm along the shortest dimension of the slab.
(2) Slabs for conditions other than described in Sentence (1) shall
be designed in accordance with Part 4.
(3) This Section does not apply to reinforced concrete slabs
intended to support motor vehicles.
(Slabs over cold cellars not exceeding 2500mm no longer have to be designed by a
structural engineer. This section gives prescriptive requirements.)
Ontario Home Builders’ Association
2006.11.24
6
PART 12 Resource Conservation (Entire new Part of the Code to address energy conservation in
buildings.)
12.3.1.2. Equipment Efficiency for Buildings
of Residential Occupancy
(1) The minimum annual fuel utilization efficiency of a furnace
serving a building of residential occupancy shall conform to
Table 12.3.1.2. (Natural gas and Propane = 90%AFUE, Oil = N/A)
12.3.1.3. Residential Windows and Sliding
Glass Doors
(1) The energy rating and the overall coefficient of heat transfer
required for windows and sliding glass doors in a residential
occupancy shall be deemed in conformance with CAN/CSAA440.2,
“Energy Performance Evaluation of Windows and
Sliding Glass Doors”. (Generally, this will require low-E, argon-filled
casement units, but please discuss with your window supplier.)
Table
12.3.2.1.
Minimum Thermal Resistance of
Insulation to be Installed Based on
Degree-Day Zones
(Summary of Insulation Changes by Zone: )
Zone 1
Ceiling below attic or roof space increases from R-32 to R-40
Cathedral ceilings increase to R-28
Above grade walls increase from R-17 to R-19
Foundation walls increase from R-8 to R-12
Zone 2
Ceiling below attic or roof space increases from R-32 to R-40
Cathedral ceilings increase to R-28
Above grade walls increase from R-19 to R-24
Foundation walls increase from R-8 to R-12
Electrically Heated (Zone 1 & 2)
Ceiling below attic or roof space increases to R-50
Cathedral Ceilings increase to R-28
Above grade walls increase to R-29
Foundation walls increase to R-19
12.3.2.3. Thermal Resistance Values for Roof
and Ceiling Assemblies
(1) The thermal resistance values in Table 12.3.2.1. for exposed
roofs or ceilings may be reduced near eaves to the extent
made necessary by the roof slope and required ventilation
clearances, except that the thermal resistance of insulation at
the location directly above the inner surface of the exterior wall
shall be at least RSI 2.1.
12.3.2.4. Insulation of Foundation Walls (1) Sentence (2) applies to construction for which a permit has
been applied for before January 1, 2009.
(2) Foundation walls enclosing heated space shall be insulated
from the underside of the subfloor to not less than 600mm
below the adjacent exterior ground level.
(3) Sentence (4) applies to construction for which a permit has
been applied for after December 31, 2008.
(4) Foundation walls enclosing heated space shall be insulated
from the underside of the subfloor to not more than 380mm
above the finished floor level of the basement. (Near full-height
basement insulation required)
(5) The insulation required by Sentences (2) and (4) may be
provided by a system installed,
(a) on the interior of the foundation wall,
(b) on the exterior face of the foundation wall, or
(c) partially on the interior and partially on the exterior, provided
the thermal performance of the system is equivalent to that
permitted in Clauses (a) or (b).
(6) Insulation around concrete slabs-on-ground shall extend not
less than 600mm below exterior ground level.
12.3.2.6. Thermal Resistance of Windows (1) Except as permitted in Sentence (2), all windows that separate
heated space from unheated space shall have,
(a) an overall coefficient of heat transfer of not more than 2.0
W/m2.oC, or
(b) an energy rating of not less than,
(i) 17 for operable windows, and
(ii) 27 for fixed windows.
(2) A basement window that incorporates a loadbearing structural
frame shall be double glazed with a low-E coating.
Ontario Home Builders’ Association
2006.11.24
7
12.3.2.7. Minimum Thermal Resistance of
Doors
(1) Except for doors on enclosed unheated vestibules and cold
cellars, and except for glazed portions of doors, all doors that
separate heated space from unheated space shall have a
thermal resistance of not less than RSI 0.7 where a storm door
is not provided.
(2) All sliding glass doors that separate heated space from
unheated space shall have
(a) an overall coefficient of heat transfer of not more than 2.0
W/m2.oC, or
(b) an energy rating of not less than 17.
12.3.3. Thermal Design for Buildings of
Residential Occupancy Within the
Scope of Part 9.
(This section allows for thermal design of houses outside of the
standard parameters of the above noted Sentences. This replaces
the former Section 9.38.)

Originally posted 2010-06-01 06:38:45. Republished by Blog Post Promoter

Posts Related to Ontario Home Builders’ Association – 2006 Building Code Changes

Asphalt Shingles – Types and Use

Home Inspection

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.

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