Q. We recently purchased a home, built in 1975. We have been told by a friend that the entry door leading from the basement to the garage is apparently a fire hazard, as it has glass in it, and it needs to be replaced. Is glass in a garage door against code?
A. The BC Building Code and the National Fire Code of Canada address this issue. Both are big documents filled end to end with rules upon rules. While your friend may have your best interest at heart, the reality is that code inspections and information regarding codes are best obtained by local building authorities.
The original configuration of this home included a carport. At some point the carport was enclosed, and an overhead door installed. It appears that the man door installed to enter the home is not the original door. The door between the garage and basement is of a newer retrofit exterior metal clad type with a window in it.
While doors that lead from the house to the garage must provide a gas-tight barrier to prevent automobile exhaust fumes from entering the house, there is no code requirement regarding glazing placed in man doors. The intent of the door is to make a smoke seal between the enclosed garage and heated living area of the home. Therefore, the presence of a tight seal is what professional home inspectors look for. The presence of glass then becomes a moot point.
Under normal circumstances, garage doors are not a ‘required exit’ from a building. In other words, buildings are not usually designed to incorporate a garage door as a necessary means for people to exit, particularly in an emergency situation; therefore, unless otherwise specifically designed as such, garage doors are not considered either an ingress door or an egress door.
Building codes are often bantered around, and hearsay and misinformation can play a role. So it’s always beneficial to contact your local fire and building authority for the straight and current goods.
Sure, your furnace makes heat to keep you warm, but the other thing it does is move air. In my opinion, today’s furnaces are a lot more about moving air and less about making heat.
Moving air from the cool side of your home to the warm side - and vice versa - creates an even temperature in your home. In order to maintain an even ambient temperature, it’s important to have your floor registers open.
I regularly see closed floor registers in unused or seldom used rooms. The motivation for closing them is often linked to saving a little money on energy costs. Many people still believe in this energy-saving myth, despite proven research that points otherwise. Closing registers you aren’t using may cause more harm than good, and will realize higher energy bills over the long run.
Today’s contemporary home is well-insulated and pretty much airtight. Moving conditioned air continuously through the home is a primary function of newer furnaces, and in doing so, we enjoy comfortable temperatures and continuously filtered air. There is less demand on the furnace for heat, and if you have a furnace with a two stage heating system, the second stage rarely engages.
By closing the registers, though, you change the system pressure and increase duct air leakage. The warm air that’s blocked from entering the closed-off room will simply find other places to go - through leaks and cracks in your ductwork, or back through your basement and into floor cavities.
The added pressure can be hard on your furnace by causing it to work harder than it is designed to work. It creates more work for your HVAC system, reduces its energy efficiency, and is proven to shorten its reliable working life.
So, take a moment to go through the house - make sure those registers are open to allow your furnace to run at maximum efficiency.
Chances are, if your attic was insulated or refurbished before the mid-1980s there is a slight chance that that you may have loose fill vermiculite insulation. In the late 1970s and early 1980s, the federal government offered a grant to people who installed loose fill vermiculite products in their attics, because when loose fill vermiculite is heated, the material expands like popcorn, and creates pockets of air, making it a great attic insulation. Builders and homeowners sought to use this material due to its lightweight and fire-resistant features.
Vermiculite on its own, left undisturbed does not cause concern to many of us. However, if the material is disturbed, the asbestos has the potential to be a health risk when the fibres are present in the air and inhaled (what we call ‘friable’). Asbestos is widely known to cause many harsh health risks, including mesothelioma, lung cancer, asbestosis, and pleural effusion. Caution is necessary, and there are WorkSafeBC regulations for this, when vermiculite is voluntarily removed to reduce the possibility of friable exposure.
If you are buying or selling a house, you need to be aware that some vermiculite contained asbestos, because home inspectors in B.C. are required to look for, and report, on the presence of loose fill vermiculite insulation. When it is found to be present, it is, in most cases, sent off for laboratory testing to determine the presence of asbestos. I’ve been keeping a running tab for years, and the results are pretty much 50/50 that the vermiculite does not contain asbestos.
Once the presence of asbestos is determined, professional vermiculite remediators such as Steve Ball, of BugMaster Pest Control, take over.
Now, I know that vermiculite isn’t a pest, but what is the connection?
Well, Steve and his team are in attics, regularly seeking out and removing pests.
“Rodent infestations in attics cannot be properly dealt with, in homes containing vermiculite, without the vermiculite being removed to deal with the rodents. Without removing the vermiculite, doing the job properly is pretty much out of the question,” advises Steve, who adds, “In the past two years, the scale of rodent population has largely increased, and will continue to do so unless the local authorities in the Okanagan valley treat the issue with greater severity than they have been.”
I agree with Steve. Local home inspectors see the results of the rat boom every day, in and around homes.
“The ongoing rodent problem has grown so much over the past year that BugMaster technicians have recently completed training in high-risk asbestos work in order to tackle this issue at the same time. With technicians having certification to safely remove this dangerous asbestos-containing material, they are essentially able to kill two birds with one stone, in hopes of creating an easier experience for homeowners along the way.”
Because BugMaster already has the necessary skill set and experience to take care of rodent infestation and vermiculite remediation, which can be found independently or in combination, in attics across the Okanagan, Steve’s team is able to keep these important services under one umbrella.
The Okanagan is the hub of wine making and fruit growing in BC. We have well over 700 vineyards, over 160 wineries, and over 800 orchards.
Each year, the Okanagan requires more and more workers for orchards, vineyards, ranches and nurseries that cultivate organic and conventional crops for local and global consumption. It is estimated that some 1,500 temporary foreign workers make the Okanagan their home for eight months of the year, in jobs that would otherwise go unfilled.
Recently, we have seen initiatives to improve conditions for temporary foreign workers (TFW). In regards to their housing, we have seen efforts to improve access to safe, good quality housing.
In mid-September 2015, Employment & Social Development Canada began enforcing a program requirement that all temporary foreign worker housing inspections be completed by a certified inspector. Here in BC, we are fortunate to have a professional pool of licensed home inspectors to help.
The BC Agriculture Council and the Canadian Association of Home & Property Inspectors (BC) have partnered to provide inspections for TFW housing providers. Housing guidelines for seasonal workers have been updated to bring the official standards to a higher level, and with authorized inspections of the accommodations, public trust will increase.
By incorporating the best of the standards used in other jurisdictions, the BC TFW housing inspection process will be one of the most comprehensive in Canada for seasonal agriculture worker housing.
Pre-arrival housing inspections are in everyone’s best interest to safeguard housing conditions for temporary foreign workers. There is no doubt that there are close links between adequate housing and health. Adequate housing provides suitable space and protection from the weather, as well as heat and light, safe drinking water, sanitation, cooking facilities, means of food storage, refuse disposal, sanitation and washing facilities.
More About the House - Hugh Cairns articles
- Use that fireplace! Oct 26
- Making a mould sandwich Oct 19
- Good electricians and bad Oct 5
- A/C TLC Jul 20
- Container workshop Jul 6
- Geothermal made simple Jun 29
- Fish tank flood Jun 22
- It’s pooltime! Jun 15
- Gutter add-ons Jun 8
- Electricity theft Jun 1
- Additional inspections May 25
- Four types of maintenance May 18