What You Need To Know About Septic Systems Before Purchasing A Building Lot in Ontario

Planning to purchase a lot to build a home in Ontario?

Before you do anything else, check if a public sewer system is available? If not, you will need a septic system to treat and dispose of sewage from the home you plan to build.

What type of septic system you will need, how it will be designed and constructed depends on the particular lot, how much space you have, the characteristics of the surrounding land and the make-up of the soil.

Whatever type, all septic systems require careful attention to design, construction, operation and maintenance.

Septic system typically consists of a septic tank buried in the ground and a drain-field that can fit within the front or back yard of the home-site.

Septic System

Household discharge from the kitchen, bathrooms, and laundry room flow directly into the septic tank where the solids are retained and separated from the liquid. The liquid waste flows out of the tank through a series of pipes to where it is slowly released into the leaching-field where it leaches through the soil and is purified before reaching the groundwater.

The leaching bed is made up of porous materials, such as sand and gravel, and acts as a filter to clean the water before it seeps back into the ground.

septic-tank

Light solids, such as soap suds and fat, float to the top and form a scum layer. This layer remains on top and gradually thickens until you have the tank cleaned.

Unfortunately, not all soils can absorb wastewater or purify it.

Septic systems that are installed in unsuitable soils usually malfunction by leaking raw, untreated sewage to the soil surface or a roadside ditch, or by contaminating the groundwater. The sewage may contain deadly bacteria and viruses.

It can be expensive to remedy the odor problems and potential health hazards that result from the use of septic systems in unsuitable soil.

Because of that, Ontario Building Code requires a comprehensive soil and site assessment  by the local health department to determine the suitability of the soils and topography of the lot.

Setbacks For Septic in Ontario

Reviewing the Lot

If a septic system is needed, walk over the lot and look for indications of soil problems or site limitations that could affect the performance of a septic system.

Consider the following before you purchase a lot:

• Is there enough space on the lot for the home, the septic system, and a water well (if needed)?


• Is the land next to a stream or river that could flood it?


• Does the land seem wet and swampy?


• Is there a bedrock that can interfere with septic system?


• Determine the type of soil on the lot by digging a two 5 foot holes where your field is to be situated


• Find out what type of septic system, if any, will work on those soils.


• Obtain a cost estimate for installing the kind of septic system you need.


• Ask about the operating requirements and maintenance costs for the system.


• Your well and all neighbors’ wells should be 100 feet or further from the septic system.


• There must also be enough land for a “repair area” that can be used if the system needs expansion or repair in the future.

Septic Systems in Ontario

Part 8: “Sewage Systems” of the Ontario Building Code (OBC) regulates design, construction, operation and maintenance of on-site septic systems for most single-family homes. In most areas, the local municipality’s Building Department examines plans, issues permits, and does inspections for systems regulated under the OBC. In some areas, this approval responsibility has been delegated to local Conservation Authorities or Health Units. The Municipal Building Department will be able to redirect inquiries.

Proper approvals under the OBC must be obtained by the homeowner before installing any of the suggestions for improving system performance.

Download: Septic Smart – Understanding Your Home Septic System

Capacity of Septic System

The two main elements that command the size and complexity of a system in Ontario are the maximum amount of waste water that the building could produce on a daily basis, and soil/site conditions.

Case in point; a small 1 bedroom /1 bathroom house would have a maximum daily flow rate of about 750 litres.  If that system was being located in soils with high absorption rate, then the system could be quite small and be installed at a reasonable cost.

On the other hand, if it is a huge 5 bedrooms home with maximum daily flow rate of 2500 Litres and clay soil (which can only absorb 4 liters, per square meter, per day) then the cost could be enormous, because a lot of sand would need to be trucked in.

It is almost impossible to determine how much a septic system is going to cost without visiting the property to assess the available space, access for large equipment, cleanup needs, etc.

Capacity of Septic System in Ontario Explained

Types of Septic Systems

The kinds of soil and site conditions on the land determine whether the local health department can issue a septic permit, as well as the type of septic system needed there.

The conventional septic system, with a septic tank and a number of trenches buried 2 to 3 feet deep, is used at almost one-half of the home-sites with septic systems in Ontario.

It works well in brightly colored (red or brown), thick, loamy-textured soils with deep water tables. This type of system is relatively inexpensive; the average installation cost ranges from $7,500 to $10,000.

On some soils that are too wet or too shallow for a conventional septic system, a modified conventional system or an alternative septic system may be used.

Advanced Treatment Systems – Alternative Septic System

If a conventional system cannot be used, you may wish to determine the installation cost and maintenance costs of the alternative septic system that can be used.

Advantages of alternative systems:

• used on sites not suited for conventional septic systems


• need much smaller septic fields


• have the potential to remove significantly more bacteria and organic material than a conventional septic system


• may extend the life of an existing leaching bed


• take up less room in the yard


• may reduce nutrient output (depending on type)

Disadvantages

• more expensive to purchase and install


• are more expensive to operate than a conventional septic system (electrical costs, media replacement)


• includes more mechanical parts that can break down or need replacement


• requires mandatory maintenance (increases costs)

You may want to consider alternative septic systems when:

• coping with lots with inadequate conditions for conventional systems


• dealing with lots that can’t accommodate the size of a conventional bed


• replacing an old failed septic system


• building on hard to-access lots where transporting materials for conventional systems is costly and/or difficult


• if you want to provide additional nitrate reduction which some of the advanced treatment systems provide

There are many soils that are not suitable for an alternative septic system either.

For these reasons, it is in your best interest to determine the suitability of a lot for a specific kind of septic system before purchasing the lot. If you can use a conventional system, ask about any modifications to the system or to the site that may increase the installation cost.

Also ask whether the approval affects the number of bedrooms that can be built in the home, or the location of the house, driveway, or a swimming pool.

In any case, it is a good idea  to make the purchase of a building lot conditional upon the issuance of a permit for a specific type of septic system.

Download: Advanced Treatment Systems — Alternatives to Conventional Septic Systems

More On Septic Systems Below:

What You Need To Know About Septic Systems Before Purchasing A Building Lot in Ontario

What You Need To Know About Septic Systems Before Purchasing A Building Lot in Ontario

Planning to purchase a lot to build a home in Ontario?

Before you do anything else, check if a public sewer system is available? If not, you will need a septic system to treat and dispose of sewage from the home you plan to build.

What type of septic system you will need, how it will be designed and constructed depends on the particular lot, how much space you have, the characteristics of the surrounding land and the make-up of the soil.

Whatever type, all septic systems require careful attention to design, construction, operation and maintenance.

Septic system typically consists of a septic tank buried in the ground and a drain-field that can fit within the front or back yard of the home-site.

Septic System

Household discharge from the kitchen, bathrooms, and laundry room flow directly into the septic tank where the solids are retained and separated from the liquid. The liquid waste flows out of the tank through a series of pipes to where it is slowly released into the leaching-field where it leaches through the soil and is purified before reaching the groundwater.

The leaching bed is made up of porous materials, such as sand and gravel, and acts as a filter to clean the water before it seeps back into the ground.

septic-tank

Light solids, such as soap suds and fat, float to the top and form a scum layer. This layer remains on top and gradually thickens until you have the tank cleaned.

Unfortunately, not all soils can absorb wastewater or purify it.

Septic systems that are installed in unsuitable soils usually malfunction by leaking raw, untreated sewage to the soil surface or a roadside ditch, or by contaminating the groundwater. The sewage may contain deadly bacteria and viruses.

It can be expensive to remedy the odor problems and potential health hazards that result from the use of septic systems in unsuitable soil.

Because of that, Ontario Building Code requires a comprehensive soil and site assessment  by the local health department to determine the suitability of the soils and topography of the lot.

Setbacks For Septic in Ontario

Reviewing the Lot

If a septic system is needed, walk over the lot and look for indications of soil problems or site limitations that could affect the performance of a septic system.

Consider the following before you purchase a lot:

• Is there enough space on the lot for the home, the septic system, and a water well (if needed)?


• Is the land next to a stream or river that could flood it?


• Does the land seem wet and swampy?


• Is there a bedrock that can interfere with septic system?


• Determine the type of soil on the lot by digging a two 5 foot holes where your field is to be situated


• Find out what type of septic system, if any, will work on those soils.


• Obtain a cost estimate for installing the kind of septic system you need.


• Ask about the operating requirements and maintenance costs for the system.


• Your well and all neighbors’ wells should be 100 feet or further from the septic system.


• There must also be enough land for a “repair area” that can be used if the system needs expansion or repair in the future.

Septic Systems in Ontario

Part 8: “Sewage Systems” of the Ontario Building Code (OBC) regulates design, construction, operation and maintenance of on-site septic systems for most single-family homes. In most areas, the local municipality’s Building Department examines plans, issues permits, and does inspections for systems regulated under the OBC. In some areas, this approval responsibility has been delegated to local Conservation Authorities or Health Units. The Municipal Building Department will be able to redirect inquiries.

Proper approvals under the OBC must be obtained by the homeowner before installing any of the suggestions for improving system performance.

Download: Septic Smart – Understanding Your Home Septic System

Capacity of Septic System

The two main elements that command the size and complexity of a system in Ontario are the maximum amount of waste water that the building could produce on a daily basis, and soil/site conditions.

Case in point; a small 1 bedroom /1 bathroom house would have a maximum daily flow rate of about 750 litres.  If that system was being located in soils with high absorption rate, then the system could be quite small and be installed at a reasonable cost.

On the other hand, if it is a huge 5 bedrooms home with maximum daily flow rate of 2500 Litres and clay soil (which can only absorb 4 liters, per square meter, per day) then the cost could be enormous, because a lot of sand would need to be trucked in.

It is almost impossible to determine how much a septic system is going to cost without visiting the property to assess the available space, access for large equipment, cleanup needs, etc.

Capacity of Septic System in Ontario Explained

Types of Septic Systems

The kinds of soil and site conditions on the land determine whether the local health department can issue a septic permit, as well as the type of septic system needed there.

The conventional septic system, with a septic tank and a number of trenches buried 2 to 3 feet deep, is used at almost one-half of the home-sites with septic systems in Ontario.

It works well in brightly colored (red or brown), thick, loamy-textured soils with deep water tables. This type of system is relatively inexpensive; the average installation cost ranges from $7,500 to $10,000.

On some soils that are too wet or too shallow for a conventional septic system, a modified conventional system or an alternative septic system may be used.

Advanced Treatment Systems – Alternative Septic System

If a conventional system cannot be used, you may wish to determine the installation cost and maintenance costs of the alternative septic system that can be used.

Advantages of alternative systems:

• used on sites not suited for conventional septic systems


• need much smaller septic fields


• have the potential to remove significantly more bacteria and organic material than a conventional septic system


• may extend the life of an existing leaching bed


• take up less room in the yard


• may reduce nutrient output (depending on type)

Disadvantages

• more expensive to purchase and install


• are more expensive to operate than a conventional septic system (electrical costs, media replacement)


• includes more mechanical parts that can break down or need replacement


• requires mandatory maintenance (increases costs)

You may want to consider alternative septic systems when:

• coping with lots with inadequate conditions for conventional systems


• dealing with lots that can’t accommodate the size of a conventional bed


• replacing an old failed septic system


• building on hard to-access lots where transporting materials for conventional systems is costly and/or difficult


• if you want to provide additional nitrate reduction which some of the advanced treatment systems provide

There are many soils that are not suitable for an alternative septic system either.

For these reasons, it is in your best interest to determine the suitability of a lot for a specific kind of septic system before purchasing the lot. If you can use a conventional system, ask about any modifications to the system or to the site that may increase the installation cost.

Also ask whether the approval affects the number of bedrooms that can be built in the home, or the location of the house, driveway, or a swimming pool.

In any case, it is a good idea  to make the purchase of a building lot conditional upon the issuance of a permit for a specific type of septic system.

Download: Advanced Treatment Systems — Alternatives to Conventional Septic Systems

More On Septic Systems Below:

What You Need To Know About Septic Systems Before Purchasing A Building Lot in Ontario

An open letter to every homeowner who has been ripped off by a home builder

The builder who offers the biggest house for the lowest cost has most likely compromised quality at every step of the construction process.

The problems manifest later. Faulty foundations, moisture intrusion, and shoddy framing are often at the root of problems, which show themselves as gaping cracks, rotting walls, and windows and doors that don’t close right. Often, though, they show up months or even years after the buyer has moved in and the builder has moved on.

A builder can use their experience and expertise to work for you or against you!

You, indirectly, get to choose only one or the other. A very good builder can only produce very good projects. It goes against his grain to use low bids from subcontractors or suppliers. His bid will feel high.

A bad builder, on the other hand, doesn’t have the ability to produce a good job. He just doesn’t know how. He uses the lowest priced subcontractors and suppliers because he doesn’t know the difference between GOOD and BAD work. He never will. His goal is the low bid. And your search for a “bargain,” so engrained in us as Canadians (it’s like winning!), makes you his target prey.

With over 50 materials suppliers and subcontractors involved in any given project, and at least 10 of each to select from locally, a builder has 500 subcontractors and vendors to choose from. He can select either the ones that can do the best job on time, or the lowest bids that will get it done sometime.

Believe me, marriages have gone on the rocks due to subs who do not show up, do not show up on time, do not do the work correctly and according to specs, and then do not stand behind their work. So if you are looking for the lowest bid there is no magic to producing one.

There is, however, a lot of magic if a low bid project is pulled off without a lot of delays and cost overruns. In home building, you truly do get exactly what you pay for.

It cannot be repeated too often: When the builder has nothing to lose, the homeowner stands to lose everything.

When you finally get a builder and you enter into a contract, you should treat your association like a partnership. Your builder shouldn’t try to shortchange you, and you shouldn’t shortchange him. The first one who tries to nail the other will provoke the other to do the same. Then you have an adversarial relationship you didn’t want or expect, and from there on things go downhill very quickly.

A good builder always wants to make a good first impression.

The up front attention the builder gives you prior to signing the contract is the best and most you will ever get from him. If he makes you wait and wait for the design and estimate, then just imagine how well he runs the ensuing construction process.

Don’t wait for bids from some time-warped builder who can’t get out of bed in the morning. building is a careful, complex job that requires constant communication and a mountain of attention to detail. builders who make clients wait are always, always, always late.

If a builder won’t give you good up front service, it’s merely an preview of the way he works and will work on your job. Call someone else.

Remember: You are buying the process, not the project

Nearly everybody treats the contracting for a building project as if it’s already built! It isn’t, and it won’t be for a very longtime. It’s that l-o-n-g-s-p-a-c-e  between the signing of the contract and the completed projected that you really bought.

If you can think of your builder as if they were a travel agent, then the PROCESS ahead of you is like the taking of the trip. If you book a trip from the Toronto to Calgary, wouldn’t you like to know if you will be traveling by bus, truck, pack mule or airplane?

Most travelers know the difference. But in home building our brains turn to jello. We end up with bad trips and feel every bump, dip, delay and stoppage. Minds feel like lost baggage. We’re not sure when, how, or if the trip will get us safely to our destination.

Again, the part of the building project that you really bought is the process (trip). It should be a foregone conclusion that you’re going to get a good job done eventually.

Who is taking out the building permit?

Just when every precaution has been taken, along comes a homeowner who’s gullible enough to take out the building permit for the builder.

Now the homeowner is responsible for the entire project – all the inspections, all insurances and future problems or warranties. The builder has no liabilities and has deftly shifted all of them to the homeowner!

It’s o.k if the homeowner or his subcontractors build a majority of the house, but if builder is building the whole house, do not take out the permit.

Banks don’t protect your interests while you are building

Everyone thinks they’re so smart because they bought an expensive home without a hitch. Never mind that the lawyers actually did all the legal work, and if anything gets missed, the title insurance saves the day… and the home. This gives the homeowner a false sense of security when building. They think others are watching out for them.

Nobody is watching! If you lose $50,000 on a building project gone bad, you STILL owe the bank for the next 15 years. The Bank loaned you 80% of your equity in your house, so they’re NICELY covered. They can easily get their money out of you even without the improvement.

There are few branches in Ontario who deal exclusively with reputable builders. When a homeowner comes to one of these more selective banks for building financing, but their builder isn’t on the bank’s A-list, the loan is turned down without explanation.

The homeowner thinks they weren’t approved, when actually it was the builder who wasn’t approved. Banks are in the business of renting money. They are not in the business of providing information on the ever-changing circle of home builders.

What to do when the builder won’t honour his price after starting your project

This is a serious problem, a recurring one, and NEVER easy to deal with. Sometimes the builder has made an honest mistake, but sometimes it’s a calculated mistake. Either way, he wants more money or he won’t proceed any further.

You have a signed contract which will hold up in court (after you have paid an attorney thousands of extra dollars). You also have a home that’s in shambles for the duration. What to do? If you do pay the extra, how do you know it won’t happen again? And again? You really don’t know the true price of your project until it’s completed and all of your lien waivers are in hand.

However, you now understand why this builder’s bid was lower then the others. Many builders regard the bid as a starting point of what it takes to get a signed contract and a down payment. The real profits come in the future, through the add-ons and change orders.

What role should a lawyer play?

It depends on if you are on the offense or the defense. Either way it will cost you a lot to gain a little. Unfortunately, people usually hire an attorney AFTER they have been nailed. But being in the right and winning a lawsuit doesn’t do much good if the builder you’re suing is flat broke and owes everyone in town.

Should you hire an architect  to oversee your building project ?

This gets back to an earlier warning: “Don’t consider an architect that hasn’t designed at least fifty projects that actually got built”. Why pay for someone else’s learning curve? But once you get through the laborious task of having plans drawn your real work has just begun.

Your architect will send off the five-pound set of plans (that you paid $10,000 for) to various building contractors to bid on. Typically the plans will be sent to half a dozen builders. Some will be sent to the builders that the homeowner selected, and for insurance the architect will send some sets to contractors he has worked with in the past.

Most builders selected by the homeowner won’t respond because the architect has officially signed off responsibility for the total outcome of the project and the architect does not have Errors and Omissions Insurance. The contractors selected by the architect WILL respond because they have a cozy relationship with the architect. The architect examines the bids (for an extra fee) and advises the client on what to do.

The “what to do” part is where the homeowner now gets let in on a new idea. The architect is privy to the builder’s price ranges and if they are high enough the new idea is (news flash) that the architect will offer to build the job for the client and the client will not have to pay his fifteen percent fee for overseeing the project.

An architect does have limitations: his primary training is not in project management and his plans still should be checked and re-specified by a structural engineer so the project doesn’t drift in the wind. Homeowners get nailed by architects, too – it’s just that it’s not as often but it’s usually for much more money.

 

An open letter to every homeowner who has been ripped off by a home builder

An open letter to every homeowner who has been ripped off by a home builder

The builder who offers the biggest house for the lowest cost has most likely compromised quality at every step of the construction process.

The problems manifest later. Faulty foundations, moisture intrusion, and shoddy framing are often at the root of problems, which show themselves as gaping cracks, rotting walls, and windows and doors that don’t close right. Often, though, they show up months or even years after the buyer has moved in and the builder has moved on.

A builder can use their experience and expertise to work for you or against you!

You, indirectly, get to choose only one or the other. A very good builder can only produce very good projects. It goes against his grain to use low bids from subcontractors or suppliers. His bid will feel high.

A bad builder, on the other hand, doesn’t have the ability to produce a good job. He just doesn’t know how. He uses the lowest priced subcontractors and suppliers because he doesn’t know the difference between GOOD and BAD work. He never will. His goal is the low bid. And your search for a “bargain,” so engrained in us as Canadians (it’s like winning!), makes you his target prey.

With over 50 materials suppliers and subcontractors involved in any given project, and at least 10 of each to select from locally, a builder has 500 subcontractors and vendors to choose from. He can select either the ones that can do the best job on time, or the lowest bids that will get it done sometime.

Believe me, marriages have gone on the rocks due to subs who do not show up, do not show up on time, do not do the work correctly and according to specs, and then do not stand behind their work. So if you are looking for the lowest bid there is no magic to producing one.

There is, however, a lot of magic if a low bid project is pulled off without a lot of delays and cost overruns. In home building, you truly do get exactly what you pay for.

It cannot be repeated too often: When the builder has nothing to lose, the homeowner stands to lose everything.

When you finally get a builder and you enter into a contract, you should treat your association like a partnership. Your builder shouldn’t try to shortchange you, and you shouldn’t shortchange him. The first one who tries to nail the other will provoke the other to do the same. Then you have an adversarial relationship you didn’t want or expect, and from there on things go downhill very quickly.

A good builder always wants to make a good first impression.

The up front attention the builder gives you prior to signing the contract is the best and most you will ever get from him. If he makes you wait and wait for the design and estimate, then just imagine how well he runs the ensuing construction process.

Don’t wait for bids from some time-warped builder who can’t get out of bed in the morning. building is a careful, complex job that requires constant communication and a mountain of attention to detail. builders who make clients wait are always, always, always late.

If a builder won’t give you good up front service, it’s merely an preview of the way he works and will work on your job. Call someone else.

Remember: You are buying the process, not the project

Nearly everybody treats the contracting for a building project as if it’s already built! It isn’t, and it won’t be for a very longtime. It’s that l-o-n-g-s-p-a-c-e  between the signing of the contract and the completed projected that you really bought.

If you can think of your builder as if they were a travel agent, then the PROCESS ahead of you is like the taking of the trip. If you book a trip from the Toronto to Calgary, wouldn’t you like to know if you will be traveling by bus, truck, pack mule or airplane?

Most travelers know the difference. But in home building our brains turn to jello. We end up with bad trips and feel every bump, dip, delay and stoppage. Minds feel like lost baggage. We’re not sure when, how, or if the trip will get us safely to our destination.

Again, the part of the building project that you really bought is the process (trip). It should be a foregone conclusion that you’re going to get a good job done eventually.

Who is taking out the building permit?

Just when every precaution has been taken, along comes a homeowner who’s gullible enough to take out the building permit for the builder.

Now the homeowner is responsible for the entire project – all the inspections, all insurances and future problems or warranties. The builder has no liabilities and has deftly shifted all of them to the homeowner!

It’s o.k if the homeowner or his subcontractors build a majority of the house, but if builder is building the whole house, do not take out the permit.

Banks don’t protect your interests while you are building

Everyone thinks they’re so smart because they bought an expensive home without a hitch. Never mind that the lawyers actually did all the legal work, and if anything gets missed, the title insurance saves the day… and the home. This gives the homeowner a false sense of security when building. They think others are watching out for them.

Nobody is watching! If you lose $50,000 on a building project gone bad, you STILL owe the bank for the next 15 years. The Bank loaned you 80% of your equity in your house, so they’re NICELY covered. They can easily get their money out of you even without the improvement.

There are few branches in Ontario who deal exclusively with reputable builders. When a homeowner comes to one of these more selective banks for building financing, but their builder isn’t on the bank’s A-list, the loan is turned down without explanation.

The homeowner thinks they weren’t approved, when actually it was the builder who wasn’t approved. Banks are in the business of renting money. They are not in the business of providing information on the ever-changing circle of home builders.

What to do when the builder won’t honour his price after starting your project

This is a serious problem, a recurring one, and NEVER easy to deal with. Sometimes the builder has made an honest mistake, but sometimes it’s a calculated mistake. Either way, he wants more money or he won’t proceed any further.

You have a signed contract which will hold up in court (after you have paid an attorney thousands of extra dollars). You also have a home that’s in shambles for the duration. What to do? If you do pay the extra, how do you know it won’t happen again? And again? You really don’t know the true price of your project until it’s completed and all of your lien waivers are in hand.

However, you now understand why this builder’s bid was lower then the others. Many builders regard the bid as a starting point of what it takes to get a signed contract and a down payment. The real profits come in the future, through the add-ons and change orders.

What role should a lawyer play?

It depends on if you are on the offense or the defense. Either way it will cost you a lot to gain a little. Unfortunately, people usually hire an attorney AFTER they have been nailed. But being in the right and winning a lawsuit doesn’t do much good if the builder you’re suing is flat broke and owes everyone in town.

Should you hire an architect  to oversee your building project ?

This gets back to an earlier warning: “Don’t consider an architect that hasn’t designed at least fifty projects that actually got built”. Why pay for someone else’s learning curve? But once you get through the laborious task of having plans drawn your real work has just begun.

Your architect will send off the five-pound set of plans (that you paid $10,000 for) to various building contractors to bid on. Typically the plans will be sent to half a dozen builders. Some will be sent to the builders that the homeowner selected, and for insurance the architect will send some sets to contractors he has worked with in the past.

Most builders selected by the homeowner won’t respond because the architect has officially signed off responsibility for the total outcome of the project and the architect does not have Errors and Omissions Insurance. The contractors selected by the architect WILL respond because they have a cozy relationship with the architect. The architect examines the bids (for an extra fee) and advises the client on what to do.

The “what to do” part is where the homeowner now gets let in on a new idea. The architect is privy to the builder’s price ranges and if they are high enough the new idea is (news flash) that the architect will offer to build the job for the client and the client will not have to pay his fifteen percent fee for overseeing the project.

An architect does have limitations: his primary training is not in project management and his plans still should be checked and re-specified by a structural engineer so the project doesn’t drift in the wind. Homeowners get nailed by architects, too – it’s just that it’s not as often but it’s usually for much more money.

 

An open letter to every homeowner who has been ripped off by a home builder

Closed Cell vs Open Cell Foam Insulation - Which One Is Better?

Open Cell vs Closed Cell

Closed Cell vs Open Cell Foam Insulation

Before we can go into that we need to start by saying that in the foam insulation industry there are usually two types of foam insulation being used, open-cell and closed-cell.

There are several major differences between the two types, leading to advantages and disadvantages for both, depending on the desired application requirements.

In addition, polyurethane spray foam is an extremely versatile material that is available in a variety of final physical properties and densities, so it is necessary for the end-user to have an understanding of these differences, and to choose the spray foam system that is best suited for the particular application requirements.

Both types of foam are commonly used in most building applications. Some are inappropriate in specific applications. For example, you typically would not use open-cell foam below grade where it could absorb water; this would negate its thermal performance because water is a poor insulator compared to air.

Closed-cell foam would be a good choice where small framing sizes need the greatest R-value per inch possible. Basically, the choice depends on the conditions of each installation. We routinely select from a wide variety of foam systems with varying characteristics, depending on the particular requirements of our clients’ projects.

Closed Cell Insulation

Closed-cell polyurethane spray foam is among the most efficient insulating materials commercially available, with Aged R-values commonly around 6.7 per inch and LTTR values between 5.2 – 5.6.

Closed-cell foam incorporates an insulating gas that is retained within the cells (foam “blowing agent”), which leads to the highly efficient insulating properties of the material. In the U.S., insulation is measured in “R-Value” (R= resistance to heat flow), in Canada now, it is measured in LTTR (Long Term Thermal Resistance) and closed-cell polyurethane spray foam has among the highest R-Values of any commercially available insulation.

In addition, the closed-cell nature of this foam provides for a highly effective air barrier, low moisture vapour permeability (often referred to as the “Perm” rating), and excellent resistance to water. The most common foam density for closed-cell polyurethane foam is approximately 2.0 pounds per cubic feet.

Years of research and commercial experience has shown that the 1.9 – 2.5 lb./ft3 density range provides the optimum insulating and strength characteristics for most building applications. Closed-cell polyurethane foams are usually characterized by their rigidity and strength, in addition to the high R-Value. Also, studies show that wall racking strength can by doubled or tripled when closed cell foam is applied.

Open Cell Insulation

Open-cell polyurethane spray foam, on the other hand, is usually found in densities ranging from 0.4 to 1.2 lbs./ft3. One of the advantages that these lower densities provide is a more economical yield, since foam density is directly related to yield (lower density = higher yield). Although the R-value of open-cell foams is slightly more than half that of closed-cell foams, usually around 3.5 per inch, these products can still provide excellent thermal insulating and air barrier properties.

Open cell foam is more permeable to moisture vapour, with perm ratings of approximately 10.0 per 4 – 5 inches thickness (up to 50 perms at one inch). However, the foam allows for a very controlled diffusion of moisture vapour whose consistency can be managed by the builder/architect.

Open cell foams are incredibly effective as a sound barrier, having about twice the sound resistance in normal frequency ranges as closed-cell foam. Other characteristics of open-cell polyurethane foam usually include a softer, “spongier” appearance, as well as lower strength and rigidity than closed-cell foams.

Applications that typically use open-cell foam include residential construction insulation and for sound deadening in media rooms, etc. Closed-cell foam, while also useful in residential construction insulation, is used in a variety of commercial, industrial and residential applications because of the excellent strength and insulating properties described here.

Closed Cell vs Open Cell Foam Insulation - Which One Is Better?

11 Reasons You’ll Never Regret Buying Tiny Township Real Estate

Beautiful View From Lafontaine Beach in Tiny Township

Looking to relocate to a peaceful, scenic area away from city living?

If this sounds appealing, consider Tiny Township as your new location.

Tiny Township is located on the peninsula that separates Severn Sound and Nottawasaga Bay at the south end of Georgian Bay. It extends southward into the Wye River watershed.

The township is home to Awenda Provincial Park on Georgian Bay at the north end, and the Tiny Marsh Provincial Wildlife Area, source of the Wye River, in the south.

With over 70 kilometres  of stunning coastline, Tiny Township provides residents with beautiful views and a multitude of activities to enjoy. 

Consider these eleven reasons if you are thinking about relocating to Tiny Township.

1. Tiny Township real estate is affordable to buy

Affordable lots give home buyers an excellent reason to consider building a new home and moving to Tiny Township. Starting around $35,000, prime lots are more reasonably priced than anywhere else along the shores of Georgian Bay. Average lots are relatively large: 100″ x 160″ and covered with mature pines, maples and oaks. You are never more than 5 minutes drive from one of the beautiful beaches.

2. Crime Rate in Tiny Township is next to nothing

It offers great security. Neighbours watch out for each other. The community feel of  country living goes beyond saying. It is secured and offers a wonderful way to take care of one another while still maintaining that sense of privacy that everyone wants.

Cost of policing is only $125.00 per household per year. This is one of the lowest rates in Ontario.  

A community surrounds your family, so you know that they will be safe when they are outside playing. Everyone watches out for one another and make the whole neighbourhood safe. The only difference is that everyone has their own home and the sense of privacy that they desire.

3. Water sports make summer all the more exciting

It is no surprise that Tiny Township residents spend their summers enjoying the huge variety of water sports. At Balm Beach wake-boarding, water-skiing, tubing, kayaking, and boating are just a few of the activities popular with locals and turists alike. Nearby shops provide rentals for visitors or residents that do not own water equipment, such as boats and jet skis.

Even residents with less active lifestyles enjoy sunbathing on the shore or a quick dip in the water. Activities on the lake infuse endless enjoyment into residential life during the long summer months.

4. Your back yard is a sanctuary for abundant wildlife

The wetlands of Tiny Marsh are home to dozens of bird species. A glance along the coast might yield a sighting of a majestic Great Blue Heron.

Around 250 species of birds have been observed at the marsh, including the provincially threatened Least Bitterns and Black Terns. Ospreys nest at the marsh, as well as 11 species of duck. The shallow waters attract other waterfowl during most of the year.

Foxes, deer, racoons, squirrels, chipmunks and porcupines are almost a dairy occurrence.

Occasionally, hawks make their home in the nearby woods along the farmer’s fields. Even nature enthusiasts that know little about the sport of bird watching will enjoy spotting these majestic animals in their natural habitat.

5. Your home becomes the place where everyone wants to gather

With beautiful landscapes and quiet living, Tiny Township makes the perfect location for family events. Visits from family and friends become much more frequent when you have a home in a prime location near the lake.

When holidays like Easter and Thanksgiving roll around, don’t be surprised when friends and relatives beg you to host.

6. Delicious local dining options abound

Whether a casual night out or a big date night is on the horizon, nearby towns of Midland and Penetanguishene have restaurants of every caliber within a short drive. A popular spot for locals, The Piccolo restaurant, offers casual dining during the day and formal dinners in the evening.

7. The bay is an excellent fishing hole

Georgian Bay fishing consists of cold water species such as the rainbow trout, chinook, and coho salmon, as well as cool water species like yellow perch, smallmouth bass, and walleye.

These cold water species are found approximately six to ten miles offshore during the summer months. Yellow perch, smallmouth bass, and sunfish are taken from late spring to early fall along the entire Bay shoreline.

Avid anglers flock to the waters edge year-round. Some of the best ice fishing is in the whole of Georgian Bay area is off the shores of the beaches of Tiny Township.

If you take a more relaxed approach to your fishing expeditions, you’ll discover open and calm waters with plenty of room for casting and reeling.

8. Your porch overlooks a stunning lake view

Worn out after so many activities? Kick back and end the days enjoying perfect sunsets that can only be found in idyllic places like Tiny Township. The serene waters provide a calm backdrop for residents, making it an ideal place for homebuilders looking for a laidback lifestyle.

The beautiful landscape and clean, fresh water of Lake Huron give new residents the benefits of lakefront view without crowded shores and overpriced real estate. Whether you are drawn to water sports, weekend camping trips or simply desire a slower pace for your life, relocating to Tiny guarantees the luxury lifestyle that will fit your needs.

9. It is a wonderful place to raise the family.

A community surrounds your family, so you know that they will be safe when they are outside playing. Everyone can watch out for one another and make the whole environment like extended roommates.

You have everything that you want, without any of the things that you don’t. Someone is always there for you if you need it, but stays to away when you don’t.

10. Low taxes

Construction and other costs for a new home are about the same everywhere in Simcoe County. But Midland charges $2,983 in tax just for local services on a $300,000 home while Tiny charges $825 and Wasaga Beach charges $1,446. This is clearly why new home builders and buyers choose places like Tiny instead of other places.

That all brakes down to approximately $2,500.00 a year in taxes for an average new house.

11. Clean Air

Families that live in the country have the benefit over crowded cities and industrial areas of having clean air. Sitting outside at night and being able to view the stars and moon in all their glory is clear evidence of the air quality in the country.

Smog and air pollution is far and few between in the country. Bright blue clouds and sun are able to be seen clearly and pollutants from crowded highways, exhaust fumes and manufacturing companies are nowhere in sight. For most rural families the worst air they might encounter is a trip back into the pig pen or chicken coop.

Certainly there are other benefits to living a rural life such as taking in the view of the sun on fire as it sets over the pasture or a quiet Sunday drive to visit friends and family or even the feeling of community to belonging to a small rural town. Families that have traded in their city digs for a piece of the country look forward to growing their kids high as the corn fields in August and giving them taste of heaven on earth.

Furthermore, life in the country is slower so people there have time for each other. As a result, they tend to be friendlier and more open. If you need help, people always have time to help you.

11 Reasons You’ll Never Regret Buying Tiny Township Real Estate

"Did You Know?/Shift Happens" (Version 6, 2012)

Buying Property in Ontario

Buying Property in Ontario

Many people in Ontario will buy a home or a piece of land at some point in their life.

This is one of the biggest decisions anyone makes. It generally entails spending a lot of money and for decades making payments on a mortgage. Therefore, before you make any decisions, it is important to learn as much as possible about the task of buying property .

Why do we need real-estate agents?

Most people who sell property use a real estate agent to do so. Real estate agents in Ontario are governed by The Real Estate Council of Ontario (RECO). RECO administers the Real Estate and Business Brokers Act, which regulates real estate brokerages, brokers and salespersons in Ontario.

Agents must be licensed in order to sell property. Licensing ensures that they follow certain standards of ethical practice or they risk losing their license. It is very important to grasp that the real-estate agent is hired and acts for the seller, not the buyer.

In Ontario, agents can rent, buy or sell property for clients.

They also study property listings, advertise the property, interview prospective clients, book viewings, accompany clients to property site, discuss conditions of sale, follow the instructions of the Seller in any negotiations and draw up real estate contracts.

The Seller, also called the Vendor, signs a  “Listing Agreement” with the real estate agent for a period of time – usually three to six months. In this agreement, the seller agrees to pay the real estate agent a commission when the property sells – usually 5 or 6 percent of the selling price of the property, but this is negotiable.

If the property has not sold after the term of the contract is over, the seller can re-list with the same agency, list with another company, or try to sell it on his own.

Some sellers decide to sell privately in order to avoid agency fees. They may place a sign on the property, list it in newspapers, or advertise it over the internet. If you are looking to buy, it is a good idea to check out private sales as well.

What happens first?

Before you begin a search for a suitable home or piece of land, you should look at your financial situation to decide what you can afford. Often this can be done together with a mortgage company or bank. The bank will tell you about their lending range and conditions you must meet to qualify for a mortgage. The bank may give pre-approval for a mortgage up to a certain value even before you have found a place to buy.

Once you know your price range, you can find the place you want to buy. If your plan is to buy land and build on it, it is important to check the provincial laws and all municipal and community by-laws for that location. There may be restrictions on land use or on type of development or on access to the highway. Most subdivisions have restrictive covenants that govern construction specifications and land use.

The developer may be trying to ensure that all homes within a subdivision are of a similar size or built to a certain standard. It is the Buyer’s responsibility to make sure that your construction plans are possible before you make an offer to buy.

One way to do this is to include, as part of the “Agreement of Purchase and Sale”, conditions that must be met before the purchase goes ahead – for example, you could include that “this offer is conditional upon the purchaser obtaining a building permit for a 2000 sq.ft. home.

I’ve found a property I want to buy. What Now?

Once you find a property, you make an “Offer to Purchase,” listing the offered purchase price and any conditions you want included. The conditions could be things like being able to get a mortgage, being able to sell your present home, or having the seller agree to get specific work done to the property before the deal closes.

It is recommended that you hire a qualified home inspector and have a satisfactory inspection included as a condition to completing the sale. It is important to be very clear about what the conditions are and to have them in writing.

The seller will either accept the offer and sign it, or refuse the offer and make a counteroffer.

Some negotiation usually takes place before a final agreement is reached. Generally, the offers and counter-offers include time limits to respond.

If you need more time to meet conditions, it is important to get a written extension through the lawyers or real estate agent. Time limits are taken very seriously in real estate transactions.

Why Do I need a lawyer?

Both Buyer and Seller need the services of separate lawyers to complete a sale. The lawyers’ job is to protect their clients and to ensure that their client, either the Buyer or the Seller, is treated fairly. Using lawyers from the same law firm raises concerns about a conflict of interest.

The Law Society requires that, if lawyers from the same firm act for both sides of a property transaction, they must advise their clients of this and have a conflict of interest form signed. If an actual conflict arises that cannot be resolved, then both lawyers must withdraw from the transaction and new lawyers must be hired.

He or she will check to make sure that liens like property taxes and sewer and water charges are paid to the date of closing. Adjustments will be made to the amount you must pay to cover expenses like legal fees and registration costs, or unused heating fuel left with a house. Your lawyer will get declarations that the furnace, hot water heating systems and propane tanks are owned and not leased.

 

Do I need a title search?

It is in your best interests to have the title to the property searched. A standard clause in “Agreements of Purchase and Sale” gives time limits for your lawyer to perform the title search. In a title search, the ownership of the land is traced back at least forty years and a chain of ownership is completed to be sure that the seller actually owns the land he or she is trying to sell, and that no one else has a claim to that land.

A claim could come about, for example, if there were judgments against the owner for unpaid bills or if the description of the land is inconsistent with other deeds for land around it. If there is no clear title to the property, it is the responsibility of the Seller to correct this within a set period of time.

Most of the time a lawyer will recommend that you get “Title Insurance”. This can be used to cover expenses arising from any problems with title.

What happens after I have reached a deal with the seller?

The signed accepted offer is referred to as the “Agreement of Purchase and Sale”. This is often on a real estate company’s standard form. It is a binding contract, so both sides should have it reviewed by a lawyer before signing it. If not done before signing, your lawyer should go over the form with you later to explain any conditional clauses so you follow them to the letter. No contract for purchase and sale of land is binding unless it is in writing.

The Buyer often makes a deposit on the property to be held “in trust” by the real estate company or the seller’s lawyer until the closing date. If you break the deal, this deposit will be forfeited and you may be responsible for other costs as well, such as legal fees or other costs incurred by the seller in preparing for the sale. Depending on the circumstances, the seller may have the right to force the completion of the sale through court action.

How do I get a mortgage?

When you have a signed “Agreement of Purchase and Sale”, you will need to approach a mortgage company unless you are paying in cash. If you are approved for the mortgage, the mortgage instructions will be sent to your lawyer and the lawyer will prepare the documents required for the mortgage and the closing of the sale.

If there are buildings on the property, the mortgage company will require fire insurance to be in place by the closing date. The fire insurance policy should have the loss payable first to the mortgage company. This is usually for the replacement value of the home.

The mortgage company or the insurance company will also require that the seller provide a clean water certificate and a warranty that hazardous products like ureaformaldehyde insulation are not used in any buildings on the property. It is a good idea to check the property, especially outbuildings, to be sure stockpiles of hazardous materials have not been left behind.

Do I need a survey done? Why?

If the purchase is financed with a mortgage, the mortgage company will usually require a survey plot plan. The mortgage company wants to be sure that any buildings are actually located within the property lines and that you are actually receiving what has been sold.

Usually a deed describes boundaries of a property in words and makes no reference to buildings on the land. Often the wording in deeds is very old and the only way to be sure that the deed reflects exactly what you were shown is to have a surveyor pin the boundaries of the property and draw a survey plan from which a more accurate description can be drawn.

What happens if I find problems with the property?

Any defect known to the seller and not apparent to the purchaser on a visual inspection must be disclosed before purchase. If you find yourself in a situation where full disclosure was not made, you should speak with a lawyer. If you have been deceived or misled by the seller or the real estate agency, you can sue to recover losses.

If you or a real estate agent has suffered losses because of deliberate misinformation, a lawsuit is also possible. Depending on the circumstances and seriousness of the situation, a criminal charge of fraud is also a possibility. Do not forget, however, that the old expression “Let the Buyer beware” applies in real estate transactions.

What happens at closing?

On the closing date, each party meets with their lawyer to sign all documentation. You, the buyer, will be required to pay all fees connected to the transfer, such as deed registration costs, mortgage registration fees, title search fees, lawyer fees, “Title Insurance” premiums, and so on. Your lawyer then distributes the money to the appropriate places, gives or delivers a cheque for the balance of the selling price to the seller’s lawyer, and sends the new deed and mortgage to the “Registry of Deeds”. The sale is then complete.

Your lawyer will send a reporting letter to you after the closing confirming all the details of the transaction and either certifying title or providing the Title Insurance policy. When buying a property in Ontario, the Deed and the majority of closing costs are the responsibility of the buyer. The seller must pay out any existing mortgage, leases and other encumbrances in order to provide good and clear title.

Be sure to ask your lawyer to explain anything you do not understand in the paperwork or the process, at any step along the way. It is your right to have things explained to you so that you understand what you are agreeing to and signing. Any competent real estate lawyer will usually do this as part of the transaction fee.

Buying Property in Ontario

Plumber of the Year 2015 - Awards

As you all probably know, “The Kama Sutra” has announced a new sex position. It’s called The plumber: You stay in all day and nobody comes!

Here at ICFhome.ca, we love a good plumbing joke.

Plumbing is the only game where a good flush beats a full house every time! So, every year we compile a list of some of our favorite bits of plumbing related humor and funny pictures to share with you.

But first you have to understand the technology:

Our contestants for the plumber of the year are closely monitored and medically supervised.

Disclosure: No plumber was hurt during the filming of the following scenes. But all of them should have been punched in the balls.

How Not To Connect Pipes Under The Sink

The plumber that did the above job signed up for one of those ‘learn to be a plumber in 6 weeks’ courses you see in the papers. His final exam was at 9am yesterday. He showed up at 3pm, looked at the exam paper and said, “Looks like I am going to need a pen for this job – I will have to pop round to my suppliers for one. Be right back.” He came top of his class.

Did you know that a plumber is the only profession where you get to take a leak and fix it at the same time.

The guy above was called to an upscale apartment in Toronto to repair a leaking pipe. Upon arriving, he found that the woman was dressed provocatively and seemed to be hovering around him. After a while, the two became a little friendly and things got heated between them. At around 5 p.m., the phone rang and she hurried off to answer it, returning with the bad news that her husband was on his way home. She said, “Tonight is his bowling night, so why don’t you come back around 8 p.m. and we can finish this?” The plumber replied, “What, on my own time?”

Nothing to go on

Somebody broke into the police station and stole the only toilet in the building. Right now the cops are anxious to apprehend the perpetrator but they have nothing to go on.

Which pipe is hot water?

Plumbers never get nervous. How do we know? Well, have you ever seen a plumber biting his nails?

This would look much better with: “Your crap is my family’s bread and butter!”

A man at an airport shows off pictures of his three sons to a friend. “What do your boys do for a living?” asked the man. “Well my youngest is a neurosurgeon and my middle is a lawyer,” he replied. “What does the oldest do?” the man asked. The father replied, “He’s the plumber that put them through school.”

It was harder to do  a “temporary fix” than to have fixed it right.

How are, a doctor and a plumber alike? They both bury their mistakes.

A doctor had a backed up toilet and knocked on his neighbour’s door in the middle of the night. The neighbour, a plumber, complained that he was sleeping and it’s his day off, but the doctor replied, “I’m always on call!” The plumber wearily got dressed, went over to the doc’s toilet, lifted the lid, tossed in two aspirins and said, “If it’s still like this in the morning, give me a call.”

In the morning, after a two-minute job the plumber demanded $150. The doctor exclaimed, ‘I don’t charge this amount even though I am a surgeon.” The plumber replied, “I agree, you are right. I too, didn’t either, when I was a surgeon. That’s why I switched to plumbing!”

The plumber that did this? His career went down the toilet!

This plumber was working in a house when the lady of the house said to him, “Would it be okay for me to take a bath while you’re eating lunch?” The plumber stopped working, sat on the toilet and replied, “It’s okay with me lady, as long as you don’t splash my sandwiches.”

Who thought of this?

On a plumber’s truck : ” We repair what your husband fixed.”

The following is a true story:

A plumber hobbles down the road in a cast and meets a friend. “How did you break your leg?” asked the friend “It’s like this,” he replied: “This guy had promised his wife that he would fix the sink plumbing on a particular day. That day, he realized he would need to stay late at work, so he called me. I stopped by the man’s office for the house key, and went to work.

“When the wife got home, she saw my bottom half protruding from the sink cabinet. She assumed it was her husband, and proceeded to remove my trousers and give me some, … intimate attention. 

“I was so startled I bumped my head and was knocked out. The woman pulled me out, and must have fastend my trousers and called an ambulance.

“When the medics were carrying me out, they asked what had taken place – When I told them, they laughed so hard that they dropped me. That’s when I broke my leg!” 

A few of other contestants that almost won:

Genius!

Brilliant!

Privacy galore!

Feeling like a king – on the throne!

The but of all the jokes!

 

 And the Plumber of the Year 2015 Winner is:

Fridge from the kitchen above will come through any time…

The idiot that did the above should have been punched in the balls – twice!

We hope you enjoyed it! Leave us a comment letting us know your favourite, or send us a plumbing joke of your own, or just like us somewhere…

Plumber of the Year 2015 - Awards