Saturday, December 31, 2011

Heating Systems - Hot Water Boilers

TSSA Mandated Inspection; Water Boilers that are fueled by Propane and Natural Gas, are naturally draughted and are less than 300,000 Btu in size (this would be most that would be installed in residential homes) have a mandatory inspection required for Carbon Monoxide emissions and unless they have less than 100 ppm then they must be shut down until they can be serviced/repaired.
This inappropriate operation can be caused by lack of maintenance or by inferior installation.This inspection must be carried out annually and a record of the sucessful inspection should be posted adjacent to the boiler.

Tuesday, December 20, 2011

Septic System Full Inspections

Evaluate the plumbing components inside the home: I inspect all of the interior plumbing fixtures for proper connections. I also make sure all the waste lines are properly discharging into an approved waste system. Dye is intruduced into the waste water system and over the following weeks may be tracked through its disposal stream. Water treatment systems (softeners) can be harmful to septic systems and I evaluate where the discharge of these systems go.

Examine the inside of the treatment tank: I open the tank and examine the inlet and outlet baffles and determine the volume of the treatment tank. I inspect the visible parts of the tank for cracks, water or root infiltration, corrosion, and leakage. I also take a sample from inside the tank with a sludge sampler. Similar to what is used in waste water treatment facilities. By examining the sample I can determine the amount of sludge, liquid level and scum layer. This allows me to understand whether the tank is healthy and if it needs pumping.

Distribution Box: I inspect the distribution box for corrosion, leakage and cracks. I also make sure the D-Box is level to ensure equal flow to each pipe in the leaching field. EDA, ( Effluent Disposal Area ) or Leaching Field. I will determine the location and size of the EDA. Test hole's are hand dug in different locations throughout the EDA. This allows me to examine the condition of the EDA as well as how much saturation is present. A full evaluation of the EDA is critical in determining the overall condition of the septic system.

Vacant homes: Septic inspections can still be performed on vacant homes. Sometimes a hydraulic load test will be done by running approximately 150-200 gallons of water into the system. Septic dye may also be used to determine flow.

Reports: My At Home & Play septic system narative report is comprehensive and easy to read. I include digital photographs for a better understanding of the system, components and condition.

Friday, December 2, 2011

Hole in the Ground: Basement or Swimming Pool?

The moral of the story is do you want moisture to enter into your basement through the cracks and create a swimming pool... of course not.

Every basement will have cracks.... eventually. Some small and inconsequential, some severe and more alarming each day.

The issue is whether water will be allowed to enter. As a home owner its your responsibility to reduce the possibilities by keeping water from sitting against the foundation walls; first by extending the downspout discharge 6ft away from the walls; then ensuring that the grading/landscaping keeps it moving and out to the storm drains. Finally don't create oversized flower beds against the walls that hold moisture and need watering regularly.

Tarion warranty will not repair cracks less than 8 mm wide especially if they are not allowing water to flow through so then you are on your own unless you have a responsible builder.

The most economic option for crack repair is resin injection from the inside of the foundation wall at approx $700 per crack. If the basement is finished and you notice the crack before major issues are created then the best option is to excavate the outside and seal with a membrane at approx $1500 per running meter.

Make sure that if you have a sump pump installed that it works properly and the plumbing directs the outflow away from the foundation or the water may just cycle around and around the weeping tile and then come back to the sump pump again.

For sure not everyone apprieciates the option of an indoor swimming pool, especially when it wasn't listed on the options for the home in the MLS listing