Unit 8: Building Systems & Environmental Awareness

Building Systems

A core component of a building that either contributes to the creation of the overall framework or participates in making a comfortable indoor environment for occupants. Can be grouped into 2 general categories: 1. Building Structure 2. Building Infrastructure

Xeriscaping

A form of landscaping that emphasizes the planting of low-water demand vegetation suitable to the conditions surrounding a property. It minimizes reliance on supplemental watering, fertilizer and other maintenance tasks. There are 7 principles associated with xeriscaping: 1. Plan and design-xeriscaping incorporates ways to reduce the amount of supplemental water and to maximize the use of natural precipitation. 2. Improve the soil-the ideal soil drains quickly and stores water at the same time 3. Vegetation-native plants and plants that require less water should be selected. 4. Grassed areas-the size of the grass should be reduced as much as possible. 5. Irrigation-over-watering should be avoided as water-efficiency is the goal of xeriscaping. 6. Mulch-the soil's surface should be covered in mulch, to retain soil moisture and temperature, prevent erosion and block out weeds. 7. Maintenance-xeriscaping results in low-maintenance lawns and gardens as the need to perform supplemental watering, fertilizing and other maintenance tasks is minimal.

Greenwashing

A marketing practice that involves making an environmental claim about a product, practice or service that goes beyond what the environmental benefits truly are. 7 different types of greenwashing: Hidden trade-off: a claim suggesting a product, practice or service is environmentally responsible based on an unreasonably narrow set of attributes without attention to other important environmental issues No Proof: claim that has no accessible supporting evidence Vagueness: a claim that is poorly defined or too broad and easily misunderstood Irrelevance: a claim that may be truthful but is unimportant or unhelpful for environmentally conscious consumers Lesser of 2 evils: a claim that may be true but is at risk of distracting consumers from a greater environmental impact Fibbing: a lie Worshiping false labels: a claim that, through words or images, gives the impression of third-party endorsement when no such endorsement exists

Safety and Security Systems

Alarm Systems, perimeter alarms which expose intruders before they gain entrance to the building with sensors an and/or around windows and doors and area alarms which reveal intruders who have entered a specific area of the building. Both perimeter and area alarms consist of 3 main components: 1. Sensors, detect when changes in light, pressure, temperature, sound or movement occur. Glass break sensors, motion sensors, window and door sensors and low temperature sensors. 2. Control panel, responsible for processing the data collected by the sensors and responding accordingly. 3. Reporting System, may consist of a local alarm, silent alarm or both. A local alarm typically involves the use of a bell, horn or siren to scare off the intruder and notify occupants/neighbours there is a problem. A silent alarm sends a signal or message over a phone line to an outside party. Smoke alarms detect the presence of smoke and emit an audible and sometimes visual alert. 2 types of all-in-one smoke alarms: 1. Ionization smoke alarm, a small amount of radioactive substance interacts with elements within the air to create ions. The ions allow a steady electric current to flow between 2 electrodes contained within the detection chamber. If smoke enters the device, it interferes with the formation of ions and disrupts the electric current, initiating the warning mechanism. These are most effective in detecting fast-moving, flaming fires. 2. Photoelectric smoke alarms use a light emitting diode (LED) to project a beam of light across the length of a detection chamber. A photocell, which detects the light, is positioned at an angle to the LED. Smoke interrupts the beam of light and activates the warning mechanism. Most effective in slow-moving fires. Carbon Monoxide Alarms, 3 types 1. Gel Cell/Biomimetic Devices, contain a filter that changes colour when exposed to CO. The higher the concentration of CO, the darker thecolour the filter will turn. A photocell within the unit detects the change in light produced and activates the warning mechanism. 2. Electro-chemical Devices, generates an electric current through a chemical reaction between CO and an electrolyte (usually sulfuric acid). The electric current fluctuates according to the level of CO present in the air. A sensor monitors the electric current and initiates the warning mechanism if a pre-determined flow rate is reached. 3.Semiconductor Devices, uses a metal oxide to conduct electricity. CO reacts with the metal oxide and causes the current to fluctuate. A sensor monitors the electric current and initiates the warning mechanism if a pre-determined flow rate is reached. Only CO detectors approved and labelled by an independent testing lab such as Underwriters Laboratories of Canada (ULC), Underwriters Laboratories (UL), or the Canadian Standards Association (CSA) should be installed.

Energy Efficiency

Doing the same or more work with less energy input or wastage. For buildings, a significant amount of energy is typically expended in providing heat. There are 3 basic ways in which energy flows in, through and out of a building: 1. Conduction - is the transfer of heat between particles as a result of their direct contact. 2. Convection - is the transfer of heat by the movement of air or liquid. Hot air rises, sometimes us stairways, elevator shafts or through any opening that permits air leakage such as space around window frames or expansion joints. Heat loss by convection is often due to the stack of chimney effect (the tendency of hot air to rise in a building causing an equal inflow of cold air at the bottom of the building). 3. Radiation - is the transfer of heat from one object to another through space. Radiated heat is transmitted by heat waves, which travel in straight lines from the heat source. Radiation is particularly important to heat loss or gain through glass. In Summer, heat penetrates the glass, placing a demand on the AC. In Winter, the heat from inside the building flows out through the windows and creates a demand on the heating system. The efficiency with which a building uses energy for heating purposes is the direct result of both the heating system and building structure. The energy efficiency of a building can be determined by an energy audit.

Low-flow fixtures

Low-flow toilets: conventional toilets use on average between 13-26 litres per flush. Low-flow toilets are designed to use 6 litres of water or less with the same flush power as conventional toilets. Low-flow showerheads and aerators: conventional showerheads have flow rates of up to 15-20 litres per minute while faucets have an average flow rate of 13.5litres per minute. Low-flow showerheads and aerators (a device attached to the tip of a faucet) mix greater amounts of air with the water, reducing water consumption by as much as 65%.

Provincial Building and Environmental Legislation

-Alberta Building Code (provincial legislation that states technical specifications required for new building construction and building materials in AB. ABC is meant to reduce the risks associated with building construction. The ABC has the following 5 objectives which are supported by its provisions, 1. Safety, 2. Health, 3. Barrier-free access, 4. Fire and structural protection, 5. Energy conservation) -Permit Regulation (Benefits of permits include a thorough review of the proposed work plan by a certified safety codes officer, a record showing compliance with applicable codes, an inspection by a safety code officer and, in some cases, protection of insurance policies -Environmental Protection and Enhancement Act includes provisions regarding the environmental assessment process, the release of substances that may cause adverse affects and requires reporting, the issuance of environmental protection orders, the issuance of remediation and reclamation certificates, the use, storage, sale, distribution, and transportation of hazardous substances and pesticides, the minimization of waste, the investigation of offenses and enforcement of penalties issued by the EPEA and administering a fine up to $100,000 and/or be sentenced to 2 years in jail, a corporation could be fined up to $1,000,000 -Water Act -Home Inspection Regulation created under the Fair Trading act

Federal Building and Environmental Legislation

-Canadian Environmental Protection Act CEPA is aimed at preventing pollution, protecting human health and the environment and contributing to sustainable development. CEPA is based on 8 guiding principles: 1. Sustainable Development, development meeting the needs of the present without compromising the ability of future generations to meet their own needs 2. Pollution Prevention, the use of processes, practices, materials, products, substance or energy that avoid or minimize the creation of pollutants or waste and reduce risk to the environment and human health 3. Virtual Elimination, ensuring the releases into the environment are non-naturally occurring, persistent and bioaccumalitive substances resulting from human activity are reduced to extremely low level 4. Ecosystem Approach, reflecting the dynamic interrelationships between living organisms and their non-living environment 5. Precautionary Principle, threats of serious or irreversible damage,lack of full scientific certainty will not postpone cost-effective measures to prevent environmental degradation 6. Intergovernmental cooperation

Roof

2 main roof types are low-slope or flat roofs and steep-slope roofs. Low slope is equal to or less than 14 degrees. Typically composed of: 1. roof deck (usually plywood) 2. weatherproof layer 3. reinforcement (provides strength, puncture resistance and maintains roof shape) 4. surfacing (protects weatherproof layers and reinforcement from damage) Steep-slope roofs are sloped at 15 degrees or greater. Typically composed of: 1. roof support (frame of ceiling joists and rafters or trusses) 2. roof deck (usually plywood) 3. roof underlayment (felt or paper, weatherproofing protection) 4. roof covering (shingles, shakes made from asphalt or wood)

Foundation

3 basic types of foundations that may exist individually or in combination in a building: 1. Basement-enclosed spaces constructed in whole or in part below ground level. Comprised of footings, walls and a slab. 2. Crawl space-typically shorter in height than basements. May or may not have concrete slab, foundation walls or pilings with beams running in between may be used. Vented crawl spaces have vents which fresh air can enter and circulate and unvented crawl spaces are sealed against air infiltration. 3. Slab-on-grade-consist of footings or grade beams and a poured concrete slab.

Environmental Site Assessments

A process that determines whether or not a property has been contaminated and to what extent and how best to remediate it. Contaminants can be found in the soil or groundwater of a property and may result from activities that were conducted on the property or on surrounding properties. Examples of contaminants: -Gas, oil, asbestos, lead, radon, mercury, arsenic, methane, sewage, pesticides, herbicides, fertilizer, dry cleaning chemicals, industrial chemicals and waste ESAs are usually designed to meet objectives, such as the need to establish the environmental quality of a property that is being sold/purchased or to determine if a contaminant actually or potentially has been released in to the environment. Whenever a contaminant actually or potentially has been released, it must be reported to Alberta Environment and Sustainable Resource Development (ESRD), a GOV of AB department responsible for protecting and enhancing the natural environment. An ESA measures how much the contamination has spread and identify any factors that could make the contamination worse or complicate the remediation. An ESA shouldn't be confused with a compliance audit or environmental audit.

Outdoor Enviro Awareness: Surrounding Properties

A property can be affected by a hazard that has been transported by water, air or soil from surrounding properties. The water, air and soil quality of a property should be tested near a current or previously existing: -gas station, dry cleaner, chemical or water storage facility, farm, ranch, animal rendering operation, landfill, etc. Surrounding properties can also contribute to various forms of pollution. Pollution is the presence or introduction of a substance, object or condition that may have harmful or ill effects. -Noise pollution -Light pollution -Odour pollution

Green Roofs

A roof that is partially or completely covered with vegetation. Components of a green roof include low-slope/flat roof, a root repellent system, drainage system, filter cloth, growing medium and vegetation. Green roofs can be incorporated into new buildings or retrofitted onto existing buildings that are at, or below ground level. Benefits include increased energy efficiency, improved air quality, greater roof durability and longevity and reduced noise pollution. Intensive green roofs: -deep growing medium -greater plant diversity -more maintenance required -accessible (recreational purposes) -heavier (requires additional reinforcement) -higher cost to create and maintain -irrigation system required Extensive green roofs: -shallow growing medium -limited plant diversity -more self-sustaining -inaccessible -lighter (little or no additional reinforcement required) -lower cost to create and maintain -irrigation system not required

Energy Star Label

A symbol used to denote energy efficient products. Products must consume less energy while still maintaining the same features, versatility and quality found in standard models.

Water and Moisture Control

All or some of the following efforts may be employed to reduce water-related problems: 1. Surface drainage 2. Subsurface drainage 3. Damp proofing and water proofing

EcoLogo Label

All products and materials bearing the EcoLogo label comply with the established criteria based on the life cycle of a building material, product or service. Only 20% of the materials, products and services on the market receive certification.

ESA Phases

An ESA may consist of up to 3 phases distinct phases. Phase 2 is usually only conducted if evidence of suspected contamination on the property is uncovered in Phase 1. Phase 3 is only conducted if unacceptable levels of contamination are found in phase 2. Phase 1: attempts to determine through an information inquiry if there is a reasonable basis on which to suspect that contamination exists. Can typically be completed in 2-3 weeks and include a records review (aerial photos, property use records, title search and assessment rolls, company records, environmental and regulatory documentation, previous ESA reports), a site visit (passive observation), performing interviews and preparation of a written report. Phase 2: involves scientific testing to confirm whether or not the property is contaminated. If so, further testing to identify the nature & extent of the contamination is also completed. A written report is provided to detail the extent and nature of the contamination and list all sources of info and the findings should be reported with figures, tables and photos. Phase 3: entails additional testing to deal with any outstanding issues as well as determining possible remediation options and developing a remediation plan. Some of the activities that may be conducted include a risk assessment, analyzing the practicality of remedial measures, developing remediation criteria, and developing a remediation plan.

Noise Pollution

Any sound an individual deems to be undesirable, typically a based on volume of the sound and duration of the exposure. Sources of noise pollution include, major roadways, railways, LRT systems, airports and flight paths.

Performing Energy Audits

Are often performed to qualify for government grants, incentives or rebates. Buyers who desire energy efficient properties may also wish to have an energy audit performed as part of the real estate transaction. An audit can be performed by the property owner or by a professional energy auditor for a fee. A professional may analyze occupant behaviour (review utility bills, determine peak and off-periods) as well as employ specialized testing equipment. A professional audit takes approx 2-3 hours and the consumer receives a detailed report containing any issues found with the building and possible remedies. The 2 tests most commonly used in audits are blower doors and thermography. Blower Door test: measures air leakage that may be occurring through the building structure. All openings in the building structure must be closed and building systems with an air intake component need to be turned down or shut off. A blower door pulls air out of the building creating an exaggerated situation where the air pressure within the building is lower than the air pressure outside. A smoke pencil or infrared scanning tool can be used to detect any air leaking into the building. Thermography Test: Involves the use of video devices or cameras that produce still images to record variations in surface temperature detecting infrared radiation (heat). The produced images are called thermograms. Thermography is useful in evaluating the effectiveness of insulation without damaging the walls, ceilings or floors.

Indoor Environmental Awareness

Asbestos - group of silicate minerals that naturally form in host rocks throughout the world. Some examples of building materials that may contain asbestos include: insulation, roofing and siding shingles, cement, textiles, vinyl floor tiles, paint and plaster, drywall and joint compound, caulk, ceiling tiles, fireproofing. A health hazard arises when asbestos becomes friable (tiny fibers break away and become airborne) & is inhaled into the lungs. Lead - before the 1950's lead was used in interior and exterior paint to enhance colour, drying time and adhesiveness. In 1991 the Canadian paint industry began eliminating lead additives. Drinking water is another route lead can enter the body. Lead can leach from pipes. Radon - Odourless, tasteless, colourless gas. It is a by-product of the decay of uranium. Radon produces radioactive derivatives and can cling to dust and other air particles. Radon can access through cracks and flaws in foundation walls, floor drains, floor/wall joints and small spaces around utility penetrations and support posts. The air pressure within a building is typically lower than the air pressure in the surrounding soil which results in air and other gases from the soil being drawn into the building. The concentration of radon within buildings varies significantly for the following reasons: -the amount of uranium found in the soil. Certain soils facilitate the flow of radon more than others. -the type of building and its design characteristics affect the amount of contact a building has with soil, the number and size of entry points and the air exchange rate. -the variations in temp , wind, barometric pressure, precipitation, etc affects the air exchange rate Studies have shown that 93% of houses in AB had radon levels at or below the Health Canada guideline of 200 Bq/m3 (Becquerels per cubic meter of air). Carbon monoxide - An odourless, colourless, tasteless gas. It is the by-product of fuels, like propanes, natural gas, gasoline, oil, coal and wood. When carbon monoxide is inhaled, it is absorbed by the body where it enters the bloodstream and reduces the blood's capacity to carry oxygen and vital organs begin to fail. The most common sources of CO fond indoors include: -improperly installed, vented, or serviced fuel-burning appliances (furnaces, fireplaces gas, stoves, clothes dryer, boiler) -Blocked and/or dirty chimneys -vehicles idling in attached garages or underground parkades -using outdoor, unvented fuel-burning equipment indoors -Tobacco smoke CO accumulation can be avoided by ensuring fuel-burning appliances are installed and serviced properly, an adequate air supply for the combustion process and proper ventilation exists and is effectively removing exhaust gases. Mould: grows in moist environments where sufficient nutrients are available and reproduces quickly by releasing spores and mycelia fragments. The health risks associated with mould include: -wheezing or shortness of breath -nose, eye, throat and/or skin irritation -nasal and/or sinus congestion Its recommended that a mould remediation specialist be contacted if mould covers an area of 10 square feet or greater.

Barrier-free Access

Building design concept hat combines accessibility with adaptability. The objective is to remove as many barriers as possible or to provide individuals with physical, sensory or mental disabilities an alternate means of access or use. A barrier is anything that inhibits the free and safe movement of an individual. It ensures that all individuals have unconstrained access to and from a building as well as within a building. It also ensures that individuals have the ability to operate the building systems where appropriate (elevator). The ABC includes minimum standards for entrances of buildings, paths of travel to and from buildings as well as within buildings and access to facilities. These requirements apply to all buildings except single family dwellings unless used for social programs, temporary housing facilities and industrial facilities where it is not feasible to incorporate the measures.

Sustainable Building Materials

Building materials that are environmentally responsible and resource-efficient throughout their entire life cycle. Sustainable building materials address factors such as: -Effect on the natural world -Effect on human health -Return on investment -Durability and longevity -Social impact on local areas -Efficiency in using resources Sustainable building materials typically have some or all of the following features: -Manufactured or distributed in local area or region -Offers measurable benefits or savings -Designed to avoid the landfill -Uses underutilized resources or waste materials -Possesses environmental certification from a reliable program -Life cycle assessment has been performed

Environmental Claims

Businesses are using environmental claims in an attempt to differentiate themselves and their products, practices and services from competitors. Consumers also respond favorably to environmental claims like energy or water efficiency. Terms such as green, environmentally friendly or eco-friendly are applied to certain products.

Environmental Hazards and Risks

Consciousness of surroundings and recognition of environmental hazards. A hazard is a substance, object, or condition with the potential to impair a property and/or the health and/or safety of its occupants. An environmental risk is a situation in which a property and/or its occupants are exposed to danger. Only limited exposure to a risk is possible for a property and/or its occupants before irreparable damage occurs. An environmental hazard becomes an environmental risk if a conduit to facilitate the transition is present. The conduits include, water, air and soil. Environmental hazards are a growing issue in real estate for the following reasons: -consumers are developing increased awareness due to heightened media attention and education resources -property values can be affected by the actual or perceived presence of an environmental hazard -environmental hazards affect all types of property. Pros should suggest that buyers/sellers seek advice of a qualified professional if they are concerned about an environmental hazard. Confirming or denying the presence of a hazard could expose the pro and the brokerage to legal liability.

Plumbing Systems

Consists of a series of pipes and fittings that bring and remove water from the building. 3 mutually exclusive components that comprise a typical plumbing system: 1. Fresh (cold) water supply 2. Hot water supply 2 main heating devices -Hot water tank, fresh water enters tank and triggers thermostat to activate the heater. The tank maintains the temperature until the hot water leaves the tank. They have a temperature and pressure (T & P) valve that is connected to a pipe that runs down the length of the tank, almost to the bottom. If the water pressure or temperature exceeds a safe limit, the T & P valve opens and water is driven through the pipe in order to resolve the issue. -Tankless water heaters, provide an endless supply of hot water. 2 different types, central and point-of-use tankless water heaters. Fresh water flows into the device which triggers the flow sensor to activate the heater. The heater warms the fresh water to a pre-set temperature. 3. Drain-waste-vent (DWV) system removes wastewater from a building. The pipes used for the DWV are separate from and larger than those used for the fresh or hot water supply. 3 different types of pipes used in the DWV system: -Drainpipes, are connected to plumbing fixtures like sinks, showers and tubs and contain a u-shaped trap. -Waste pipes, are connected to toilets and each has a cleanout. A cleanout is a Y shaped fitting that provides access in the event a serious obstruction occurs. Both drainpipes and waste pipes transport wastewater and other materials away from the building. A property that has access to a municipal sanitary sewer system will move wastewater via gravity into the underground sewer lines. A property using a septic system will have wastewater drain into an underground tank either by gravity or through an electric septic pump if elevation is problematic. Any solid material transported by the wastewater is deposited and broken down by bacteria. Water from the tank then flows into the distribution box, which is connected to the leaching bed. The leaching bed consists of a series of perforated pipes that are buried underground. -Vent pipes, exhaust sewer gases and allow air to enter the DWV system which promotes the flow of wastewater. All piping in a DWV system leds to the soil stack. This is the main component of a DWV system and consists of a vertical pipe that runs the length of the building. The top of the soil stack extends through the roof and the bottom is connected to the waste disposal system for the property.

Benefits of Sustainability

Cost savings: using energy and water efficient practices and technology in buildings reduces consumption of these resources and results in lower utility bills. Many governments also offer grants and incentives to property owners who are willing to switch out traditional fixtures, devices, equipment and appliances for new, more efficient models. Health: sustainable building materials are made from natural substances that are non-toxic and less likely to have poor indoor air quality reducing health problems. Design and Comfort: energy and water efficient technology, as well as sustainable building materials, are designed to be aesthetically pleasing. Preservation: being resource efficient and using sustainable building materials contributes to the protection o nature and wildlife. Resale Value: consumer desire for cost-effective and sustainable properties continue to rise.

Damp proofing and waterproofing

Damp proofing is a thin, asphalt-based film or coating that is applied to the exterior of the foundation walls. reduces the passage of water vapour into the foundation walls. Waterproofing is a seamless membrane or spray applied to exterior foundation walls and prevents both water vapour and liquid water from penetrating walls. Waterproofing is used when: -property is anticipated to have water problems or poor drainage -when a finished basement is planned -when hydrostatic pressure is an issue. Hydrostatic pressure is the force that pushes water from the soil into a foundation through cracks and joints

Air Conditioning System

Delivers and circulates cooled outdoor air while exhausting hot, humid indoor air using a fluid called refrigerant that absorbs heat as it evaporates and releases heat when the system condenses. 2 types of air conditioning systems: 1. Room air conditioners - cool a small area and all components are build into a single unit that may be portable or mounted in a window or on a wall. No ductwork is required for a room AC unit. 2. Central air conditioners - Can cool an entire building. Has both indoor and outdoor components that are connected using refrigerant lines. Heating ductwork may be used to distribute and circulate the cool air but is not necessary for all central AC.

Canadian Environmental Assessment Act 2012

Ensures federal agencies take environmental matters into consideration before commencing with a proposed project by requiring an environmental assessment, including an EIA, be conducted where a federal agency is proposing the project, federal money is involved, the project involves land in which a federal agency has an interest or some aspect of the project requires federal approval or authorization. The CEAA 2012 is administered by the Canadian Environmental Assessment Agency. The purpose of the CEAA 2012 is as follows: 1. To protect the environment from adverse effects caused by projects involving federal agencies, money or approval/authorization. 2. To ensure projects involving federal agencies, money or approval/authorization are considered and carried out in a careful and precautionary manner to avoid adverse effects from occurring 3. To ensure projects involving federal agencies, money or approval/authorization promote sustainable development 4. To promote opportunities for participation among Aboriginal peoples and the public, as well as coordination between the federal and provincial governments

Environmental Assessment Process

Environmental Impact Assessment- reviews and reports on project's environmental social, economic and health implications Public Interest Decision by Board- applicable regulatory board determines if the project is in the public interest Approval with Conditions- applicable regulators give or deny approval for the project. If approval is given, it sets specific conditions under which the project may be constructed or operated. Compliance- evaluates the project to ensure it is constructed and operated within the conditions specified in the approval.

Canadian Environmental Protection Act 1999 (CEPA)

Federal legislation aimed at preventing pollution, protecting human health and the environment and contributing to sustainable development. CEPA is based on 8 guiding principles: 1. Sustainable Development- development that meets the needs of the present without compromising the ability of future generations to meet their own needs. 2. Pollution Prevention- the use of processes, practices, materials, products, substance or energy that avoid or minimize the creation of pollutants or waste and reduce the overall risk to the environment and human health. 3. Virtual Elimination- ensuring the releases into the environment of non-naturally occurring, persistent and bioaccumulative substances resulting from human activity are reduced to extremely low levels 4. Ecosystem Approach- reflecting the dynamic interrelationships between living organisms and their non-living environment 5. Precautionary Principle- where there are threats of serious of irreversible damage, lack of full scientific certainty will not postpone cost-effective measures to prevent environmental degradation. 6. Intergovernmental Cooperation- recognition that all governments in Canada face environmental problems that can benefit from cooperative resolution 7. Polluter-pays Principle- producers and users of harmful substances, pollutants and wastes have a responsibility for bearing the costs associated with the safe use and disposal of these substances and wastes. 8. Science-based Decision Making- decisions based on scientific information and traditional Aboriginal knowledge, using weight of evidence approach along with the application of the precautionary principle, where necessary

Building Design

For buildings to be effective and efficient, they must meet the needs of occupants. Buildings must be usable by a wide range of individuals with a myriad of abilities. The following key concepts in building design are: -Accessibility -Adaptability -Barrier-free access -Universal design

Heating Systems

Forced-Air Furnaces: uses a fan driven by an electric motor to push warm air into ductwork. Hot air ducts distribute heat throughout the building while cold air ducts return cool air to the furnace to be heated. Hydronic Heating Systems: use hot water or steam to warm a particular area. Water is heated in a boiler and then it is pumped through pipes to heat distribution equipment (baseboard convectors, radiators, fan coil units and radiant floors). Hydronic systems also include an expansion tank to accommodate for the change in volume that occurs when water is heated and cooled, air elimination devices to remove air from the system which preserves heating performance and zone valves controlled by individual thermostats that open and close the pipes. Hydronic systems can also be configured to provide and store hot water for outdoor heating (swimming pools, heated garages, sidewalks, etc.) Electric Resistance Heating Systems: use one or more electrically-powered heaters to warm up an area. The most common types of heaters are electric base board heaters, electric wall heaters and electric radiant heaters. Electric baseboard heaters contain a heating element encased in metal pipes that are surrounded by fins to aid the heat transfer. As air within the heater is warmed, it rises into the immediate area and cooler air is drawn into the bottom of the heater. Electric wall heaters consist of a heating element with a reflector behind it to reflect heat into the immediate area and a fan to move air through the heater. This type of heater is typically installed on or in interior walls because they can interfere with the proper insulation of exterior walls. Electric radiant heaters consist of heated cables or panels which are installed into floors, walls or ceilings. All of these heaters have built-in controls to prevent over-heating. Although electric resistance heating systems convert nearly 100% of the electricity they use into heat, they are typically most expensive to operate due to electricity costs. They also generally require 200-amp service

Surface Drainage

Grading o allow slope away from building. 3 basics ways to grade: 1. Back-to-front -back lot is high point of property and the ground surrounding building is elevated to allow water to flow back and then around the front edge of the lot. Usually used for properties that slope down a hill or mountain. 2. Front-to-back -high point in front, ground surrounding building will is built up for water to drain forward before moving around the building o the back of the lot, this is used for properties on the upslope of a mountain or hill. 3. Split grading -building is the high point of the lot. Water flows to the back, front and edges of the property. Grassed areas must be graded at a steeper angle than hard surfaces.

HVAC

Heating, air conditioning and ventilation

Life Cycle Assessment (LCA)

In order to determine whether or not a particular building material is sustainable, the impact of its entire life cycle from the point of raw material extraction to its disposal must be considered. 4 phases of a LCA: 1. Raw Material Acquisition-assess all activities required to gather or obtain the raw materials needed to make the material or product. Also includes a review of all the labours that go into transporting the materials to the manufacturing phase. 2. Manufacturing-Analyzes all activities required to process the raw materials into the final material or product. Also includes an evaluation of the activities to process the raw materials into the final material or product, as well as the processes undertaken to prepare the final building material or product for distribution. 3. Use, Reuse and Maintenance-Phase reviews all activities required to recondition, maintain or service the material or product to extend it's useful life. 4. Recycle and Waste Management-Evaluates all activities required to dispose of the material or product through recycling or other methods once it's useful life has finished.

Energuide Label

Introduced in 1978 by the Government of Canada. It ensures consumers receive objective, accurate and standardized info regarding the energy consumption of household appliances, heating systems, AC systems, ventilation systems, houses and vehicles. Using the Energuide label, consumers can compare the energy requirements of various makes and models of a particular product and make informed purchasing decisions.

Electric and Magnetic Fields (EMFs)

Invisible and intangible forces that surround all equipment that carries or uses electricity. An electric field is generated wherever electric current flows, a magnetic field forms when electricity flows within a device or appliance. EMFs increase in strength as voltage intensifies but fade quickly when moving away from the source. Some consumers may be concerned about being located near a utility corridor, transformer boxes, power stations or radio wave and microwave towers. There is little research to support negative effects of EMFs.

Property Inspections

Involves a property inspector conducting a visual exam of readily accessible interior and exterior aspects of a property to provide an opinion of the property's condition. Property inspections attempt to discover damage caused by or evidence of deterioration, amateur maintenance work or improper installations. They are non-invasive and are typically performed for the following reasons: -As part of the purchase of a property for the buyer. -The seller may have an inspection to identify any problems with the property. -Prior to the expiry of an extended warranty program, owners may want to have a property inspection performed to identify defects. In general, property inspectors have an in-depth knowledge of the following areas: -new and old building systems -how different building systems interact -causes and effects of deterioration in building systems and recommended remedies -applicable legislation -hazardous materials -current safety standards Property inspection designations: -Certified Master Inspector (CMI) -National Home Inspector (NHI) -Registered Home Inspector (RHI) -Certified Master Home Inspector (CMHI) Property Inspectors should also be impartial and have professional liability insurance. Property inspection businesses are governed by he Fair Trading Act and Home Inspection Business Regulation and must possess a licence to operate.

Site-Built Construction Systems

Involves creating a building completely on the building site. Site-builts are susceptible to the elements, preventing work from being finished, material damage or labourer discomfort. Quality can vary since each piece of lumber is individually measured, cut and assembled.

Factory-Built Construction Systems

Involves creating a building wholly or partially in a manufacturing facility and then transporting it to the building site. It is cost-effective, efficient and results in high-quality buildings. Damage/delays caused by weather,theft, vandalism are avoided. Types of factory-built construction are: 1. Manufactured construction- May consist of up to 3 individual sections that are fundamentally (95%) complete. Once onsite, only minimal time is required required to secure the sections to the foundation and, if necessary, join sections together. The manufacturer must be certified by an accredited organization to comply with the applicable building code. Once sections are complete and compliance has been confirmed, a certification label is attached. In most of Canada, this means the building receives CSA Z240 MH National Standard label. the CSA or Canadian Standards Association determines the minimum standards for products to ensure health and safety. In Alberta, buildings must possess a Alberta Municipal Affairs label to ensure compliance with the ABC (Alberta Building Code) is met. 2. Modular construction- Involves manufacturing 3D units that are combines together to create a cohesive building. In general modular units are approx 85% complete when they leave the factor and typically require only a few weeks on the building site to be fully finished. Once a modular unit is complete and passes all inspections, it receives the CSA A277 National Standard label which confirms provincial and territorial compliance. In Alberta, modular buildings must possess an Alberta Municipal Affairs label in order to show compliance with the ABC. 3. Panelized construction - Involves creating pre-fabricated wall, floor or roof panels. The panels may be fully or partially completed in the factory. A partially competed wall panel may only consist of framing and sheathing whereas a fully completed wall panel could include windows and siding. When used to construct pre-cast concrete panels, panelized construction is also referred to as tilt-up construction.

Sustainability

Involves meeting the needs of the present generation without compromising the ability of future generations to meet their own needs. A balance must be reached between competing economic, environmental and social considerations. Sustainability is closely tied to the idea of environmental stewardship, which involves the responsible planning and management of resources. The concept of sustainability can be incorporated in many ways, including, making buildings more energy or water efficient. Construction materials can also be harvested from sustainable sources and/or manufactured using sustainable processes.

Remediation

Involves reducing contamination to a level that does not impair or damage the environment, human health or safety or property. Remedial measures may include: -Source removal, physical removal of contaminates and affected soil/water, natural attenuation, degradation by micro-organisms, neutralization with chemicals The degree of remediation required is set out in the Alberta Tier 1 and Tier 2 soil and groundwater remediation guidelines. Tier 1 may be applied to a rage of different contaminated properties within a given land use. Most contaminated properties can utilize the Tier 1 remediation guidelines. Tier 2 guidelines describe how to develop guidelines specific to a particular property. Once remediation occurs, a confirmatory investigation must be conducted and reported to ERSD. Contaminated areas that have been remediated may be eligible for certification under: -certificates for general contaminated sites (petroleum storage tanks) -certificates for upstream oil and gas sites (wells, pipelines) To be eligible to apply for a remediation certificate applicants must demonstrate that appropriate remedial measures were conducted, complete a remediation certificate application form and pay a $1,000 application fee. All applications and supporting docs must be signed off by a member of the Joint Practice Standard organizations.

Adaptability

It incorporates the ability to easily make alterations to a house with minimum expense in order to meet the evolving needs of occupants. The intent of adaptability is for the same residence to continue to meet the needs of its owners through various life stages. It supports the concept of aging in place, in which individuals occupy the same house for longer periods of time, possibly over their entire lifetime.

Home Inspection Businesses

It is a home inspection business' responsibility to ensure that inspections are performed by licensed inspectors. Businesses must also posses a valid licence. In order to qualify for a licence, a business must have a bond or other form of security in the amount of $10,000 as well as errors and omissions insurance covering at least $1,000,000 per claim and $2,000,000 for all claims within a 1 year period. A licence is not required for businesses performing the following activities: -inspections of condo common areas -inspections of properties to be used for commercial or business purposes -inspections of properties performed by an individual completing a home inspection training course or as part of a test inspection if no remuneration is paid to the individual or to the education institution or supervisor -inspections of properties by safety codes officers pursuant to the Safety Codes Act -Inspections of properties for the purposes of constructing, altering, maintaining, repairing or improving those properties

Energy Audits

Measures the amount of energy consumed and lost by a building in order to determine what actions may be taken to improve efficiency. An audit involves an inspection of the entire building and exterior. A comprehensive audit should check for the following: Air Leakage- heat leaking in or out of a building through several different points, including cracks or holes in the building structure, electrical outlets, switch plates, recessed lighting, window and door frames, etc. Inadequate Insulation- substantial heat loss can occur if insulation levels and R-values do not meet current standards outlined by the AB building code. The absence of vapor barriers on the interior can also be problematic as moisture can build up, reducing the insulation's effectiveness. Hot water tanks, hot water pipes and ductwork should also be insulated. Inefficient Heating System- regular servicing of the heating system according to the manufacturer's instructions is essential for ensuring peak performance. A heating system typically loses efficiency as it ages and replacement should be considered for units over 15 years. Inefficient Lighting- Incandescent light bulbs require significant amounts of energy and compact florescent bulbs do not.

Workplace Hazardous Materials Info System WHMIS

National hazard communication system providing info on the safe use and storage of controlled products in the workplace. There are 6 classes of of controlled substances. WHMIS includes 3 main parts relating to info of controlled products: 1. Labels- WHMIS labels provide basic info to assist in safely handling the product 2. Material Safety Data Sheets (MSDSs)- provide technical info about a product's physical characteristics and its hazardous properties 3. Worker Education and Training- workers are provided with a general overview of WHMIS, as well as specified hazard info and safe-work procedures that can be used on the job. Alberta's WHMIS legislation is contained in part 29 of the Occupational Health and Safety Code.

Environmental Site Assessment Repository (ESAR)

Online database that centralized scientific and technical environment-related info regarding AB properties. The mandate of ESAR is full disclosure of any environment related records held by the AB Gov. The records may include ESAs, correspondence from the Gov, remediation certificates/reclamation certificates. Properties can be searched in ESAR by legal land description, municipal address or by a map search. The map search function is linked to the Land Titles Database (SPIN).

Building Structure

Overall framework of the building including: Roof; Walls & Floors; Windows & doors; Foundation

Infrastructure

Participates in making a safe, healthy and comfortable environment for occupants. 4 systems are considered 1. Electrical System 2. HVAC System 3. Plumbing System 4. Safety and Security Sytems

Solar Energy

Passive solar technology generates heat and provides light using the sun's rays through the building design and construction. Fewer or smaller-scale building systems are needed in order to meet the needs of occupants. Active solar technology produces electricity using solar photovoltaics (PV), or heat using solar thermal technology. -Solar Photovoltaics (PV), involves the use of semiconductors (cells) which, when exposed to the sun's rays, create an electric charge which is transferred through a circuit to the building's electrical system. Multiple cells are put together to form a panel, if several panels are used together, this creates an array. The larger the array, the more power can be produced. Solar PV technology is often used to supplement the electricity supplied by a utility provider. In this case, the solar PV technology is typically grid-connected (hooked into the local electrical infrastructure). Solar PV technology can also be configured to fulfill 100% of the power needs of a building and its occupants. This type of technology is usually not connected to the electrical infrastructure (off-grid). -Solar Thermal, used to heat either water or air, utilizes a solar collector that concentrates the sun's rays to heat water or air and is then distributed through the building. More complex solar thermal technology can be used for large commercial or industrial applications.

Property Defects

Patent Defects Physical deficiency regarding a property that is visible in an inspection. The common law doctrine of caveat emptor or "let the buyer beware" applies meaning the buyers are responsible for taking the steps necessary to satisfy themselves regarding the property's condition and its suitability for their needs, as well as ensuring that their particular concerns are addressed in the terms and conditions of their purchase contracts. Buyers are expected to become aware of patent defects through their own inspection means. Minor patent defects include: -broken window pane -ill-fitting windows and doors -cracks in cement driveway -stained or damaged walls & ceilings -worn or damaged flooring Major patent defects include: -roof requires re-shingling -large windows with broken seals -cracked heat exchanger in furnace -readily observable deteriorating foundation -property located on a floodway/flood fringe -property located near a fertilizer plant -property condemned by AB Health Services Sellers and their real estate pros are not required to disclose patent defects. However, sellers and their pros cannot conceal patent defects nor can they mislead buyers if asked about such defects. Material Latent Defects Refers to a physical deficiency that is not visible and renders a property dangerous or potentially dangerous, unfit for habitation or unfit for the purpose for which it is acquired. It may also include defects that would involve great expense to remedy, notices from local authorities that affect the property or a lack of appropriate permits. Some material latent defects include: -a cracked foundation wall that has been concealed -improperly installed electrical wiring that has been concealed -renovations for which permits have not been obtained -previous flooding that has been concealed and not remediated -environmental contamination that has been concealed and not properly remediated -corroded post-tension cables -renovations done to a condo without approval -a property that was formerly used as a grow op or drug lab which has been renovated but not professionally remediated Sellers have an obligation under the common law to disclose material latent defects. Failure to disclose may result in legal action through the courts. Disclosure must occur before there is an accepted purchase contract. A latent defect is a physical deficiency regarding a property that is not visible through an inspection. A Remedied material latent defect is no longer a defect and sellers have no legal obligation to disclose it. Determining whether a or not a material latent defect has been remedied can be difficult for the following reasons: -Fixed symptom not cause -Multiple defects -Subjective standards (when there are no objective standards for remediation for a given material latent defect. Experts may have differing opinions and determining whether the remediation took place or is complete is decided by the courts on a case-by-case basis. Pros should discuss the advantages and disadvantages of disclosing remedied material latent defects.

Odour pollution

Presence of distinct and usually unpleasant scents in the environment. Odour pollution usually results from industrial and agricultural activities. Common sources include animal rendering operations, asphalt plants, wastewater treatment facilities, farms, ranches and landfills. The GOV of AB has created several ambient air quality objectives to protect the environment and safeguard human health. The ambient air quality objectives outline the max permitted air concentrations of asubstance for a certain time period. There are 3 substances (ammonia, carbon disulphide, and hydrogen sulphide) included in these objectives based on odour perception. Odour pollution issues may be registered as a caveat on the title of a property.

Types of Building and Environmental Evaluations

Pros should supply info regarding the different types of building and environmental evaluations available and the services providers who can conduct them. Some common building and environmental evaluations include: Property inspections Environmental site assessments (ESA) Environmental impact assessments (EIA)

Water Efficiency

Refers to the smart use of water resources through water-saving technologies and practices. There are 3 main principles to water efficiency: 1. Reduce- promotes awareness of water use and active efforts to find ways to use less water. 2. Retrofit - encourages the replacement of conventional plumbing fixtures with water-saving models 3. Repair - emphasizes the immediate fix of leaky pipes and/or plumbing fixtures in order to lessen water wastage.

Accessibility

Relates to individuals with disabilities, refers to building features that facilitate entry or use by individuals with physical and/or sensory impairments. The Gov of AB has outlined the technical requirements necessary for accessibility in the ABC. The requirements apply to all buildings except single-family dwellings unless used for social programs, temporary housing facilities and industrial facilities where it is not feasible to incorporate these measures. Examples of accessibility include, curb cut-outs, wide doorways, wheel-in showers, zero-step entrances, unobstructed hallways, handrails along hallways

Environmental Impact Assessments (EIAs)

Required when a proposed project (property redevelopment) creates uncertainty about how it may affect the environment or has the potential to cause adverse affects. The info gathered helps the regulatory board determine if the project is in the public interest, the boards include the AB Utilities Commission (AUC), Energy Resources Conservation Board (ERCB), Natural Resources Conservation Board (NRCB) An EIA is the first of 4 regulatory steps in the Environmental Assessment Process established by ESRD. Stages include 1. Determining necessity of the EIA by submitting a summary of the project and map showing the location of the project and activities related to the existing features of the property. This is referred to as a Project Summary Table and Project Location Map. They are reviewed by an Environmental Assessment Director with ESRD to determine if an EIA is Mandatory, Exempted or Discretionary. 2. Terms of reference and EIA report if the EIA is required. The proposing party prepares the Proposed Terms of Reference identifying the info required to develop an EIA report and, if applicable, First Nations Consultation Plan. The EIA report typically includes a detailed description of the project, the location of the project and baseline environmental, social and cultural info, the potential positive and negative environmental, social, economic and health implications of the project, plans to mitigate adverse effects and to respond to emergencies, info relating to the input received from the public and other GOV agencies, as well as the First Nations consultation, if applicable, an assessment of the cumulative effects the project may produce. 3. Technical review to ensure the report contains sufficient info regarding the proposed project and meets the requirements stipulated in the Terms of Reference. The Environmental Assessment Director may request additional info. Once the review team is satisfied with the EIA report, they make a recommendation to the Environmental Assessment Director and the Director determines if the EIA report is satisfactory.

Types of Buildings

Residential Recreational Commercial Industrial Retail Institutional Agricultural

Heating

Responsible for generating heat that is distributed throughout the building. All types utilize a control system (thermostats) and require fuel (heat source). Typical fuels include wood, electricity, gas and oil. The majority of heating systems are powered by burning natural gas. Where natural gas isn't available, heating systems are often powered by electricity. All systems that burn fuel (wood, gas, oil) lose heat to cycling, cold start-ups, incomplete combustion, exhaustion of combustion gases and warm air being drawn out of the building through openings.

Perceived Environmental Hazards

Some clients may express concerns regarding a property because they believe an object, substance or condition associated with a property to be an environmental hazard. For example, electric and magnetic fields.

Energy Efficiency Act

The Act and Regulations attempt to improve the energy efficiency of Canadians by regulating minimum energy performance requirements for a wide range of energy-using products. The purpose of the Act is to eliminate the least energy-efficient products from the market by granting the government the authority to establish testing, reporting and labeling requirements that dealers must adhere to. They apply to energy-using products that are imported into or manufactured in Canada and shipped from one province to another. The Act is administered by Natural Resources Canada (NRCan).

Environmental Specialists

The Joint Practice Standard which has been developed to support professional sign-off, which shows one member of the Joint Practice Standard has reviewed the ESA and the ESA was completed to an acceptable standard per the ESRD's requirements. The 6 professional regulatory organizations that comprise the Joint Practice Standard are: -Alberta Institute of Argologists (AIA) -Alberta Society of Professional Biologists (ASPB) -Association of professional engineers, geologists and geoscientists of Alberta (APEGGA) -Association of science and engineering technology professionals of Alberta (ASET) -Association of the chemical profession of Alberta (ACPA) -College of AB Professional Foresters (CAPF) -College of AB Professional Forest Technologists (CAPFT) An environmental specialist who is conducting an ESA should possess an in-depth knowledge of the following ares: -Environmental sciences -Building sciences -applicable legislation -chemistry -engineering -information collection -data analysis Specialists who conduct ESAs should have the following qualifications: -impartial while providing services -should hold professional liability insurance

Annual Fuel Utilization Efficiency (AFUE)

The average rate which a heating systems uses fuel compared to the amount of heat actually produced over the course of a year and is expressed as a percentage. An AFUE rating of 90% means that 90% of the heat generated is used to heat the building and 10% is lost to the outdoors or through other means. Under 77% is low efficiency, 78%-89% is mid-efficiency and 90%+ is high-efficiency. As of December 31, 2009, residential gas furnaces manufactured or imported to Canada require a minimum AFUE rating of 90%.

Property Inspection Contracts

The contract should specify what will and will not be inspected. Typical property inspection inclusions and exclusions: Inclusions -roof, walls & floors, insulation, windows and doors, foundation, exterior, heating systems, ventilation, AC, plumbing, electrical, interior, asbestos, mould Exclusions -alarm systems, smoke alarms, wood burning appliances, sprinkler system, swimming pool, spa, underground items (USTs), decorative items, telephone or cable lines, outbuildings

Universal Design

The purpose is to make things more accessible, usable, safe, and convenient for people in response to their diverse abilities and needs. It attempts to incorporate features that accommodate more limited abilities, which results in the creation of environments, products, and services that are easier for all people to use. Universal design supports diversity, inclusion and equality by providing people with equal opportunities to participate in every aspect of society. It incorporates the following 3 aspects: -People (diversity and equality) -Choice (flexibility and alternative means of use) -Things (spaces, products, systems and other items people create or manipulate) 7 Principals of Universal Design 1. Equitable Use: the design is useful and marketable to people with diverse abilities. 2. Flexibility in Use: the design accommodates a wide range of individuals preferences and abilities and includes easy adaptability and to a user's needs and physical abilities. 3. Simple/Intuitive Use: easy to understand design, regardless of the user's experience, knowledge, language skills or current concentration level. This is achieved by eliminating complexity and being consistent with user expectations. 4. Perceptible information: Communicates necessary info effectively to the user, regardless of ambient conditions or to the user's sensory abilities. This involves designs that include a variety of communication modes and compatibility with any assistive devices. 5. Tolerance in Error: Design minimizes hazards and the adverse consequences of accidental or unintended actions. This includes provisions of warnings and failsafe features. 6. Low Physical Effort: the design can be used efficiently and comfortably with minimum fatigue. This is based on what would be considered reasonable sustained physical effort in a natural position. 7. Size/Space for Access/Use: appropriate size & space is provided for access, reach, manipulation, and use regardless of user's body size, posture or mobility (body fit). This includes providing adequate space for assistive devices.

Ventilation Systems

The purpose of ventilation systems is to provide a supply of fresh, good quality air and to control moisture within a building. Air movement can be classified as: 1. Infiltration - air entering building unintentionally 2. Exfiltration - air unintentionally escaping building 3. Distribution - supplying air to building 4. Circulation - continuous motion of air within building The rate at which outdoor air replaces indoor air is called air exchange rate. If the air exchange rate is high, it causes the building to be drafty and costly to heat. Today's buildings can be so airtight that excess moisture and pollutants (gases generated by breathing, emissions from building materials and furnishings) can not be effectively expelled. The air exchange rate must often be augmented through mechanical ventilation systems. Exhaust fans and air handling systems (distribute and circulate filtered outdoor air and remove used indoor air).

Electrical System

The rate of electrical flow is referred to as the current or amperage (amp). The rate of energy consumption is calculated by multiplying the voltage by the amperage and is known as a watt, 1,000 watts is a kilowatt. Energy consumption is measured in kilowatt hours KWh. This represents the amount of energy a fixture, device, piece of equipment consumes in 1 hour. Electrical outlets: polarized, 2 vertical slots Grounded, 2 vertical slots, one hole for ground wire Tamper resistant, contain internal shutters to prevent object other than plugs to be inserted Ground fault circuit interrupters (GFCIs), contain built-in circuit breakers and have a test and reset button. Typically installed where water may come in contact with electrical.

Property Inspection Reports

The report is considered confidential and should include the following info: -convey the current condition of the inspected items -emphasize any inspected items that are unsafe or require major repairs/replacement -estimate when repairs/replacements will need to occur -describe preventative measures that can be taken to remedy issues or extend the life of inspected items. The inspection report is only valid for a limited amount of time. RECA's website provides a Property Inspection Request Form.

WaterSense Label

To aid in selecting water efficient products, the US Environmental Protection Agency (EPA) has developed the WaterSense program. It assists consumers in finding and selecting water efficient products by using a label backed by independent testing and certification. The WaterSense label shows that the product meets all the criteria specified by the EPA for water efficiency and performance. These products are at least 20 % more efficient than their conventional counterparts.

Outdoor Environmental Awareness:Underground Storage Tanks

USTs are used by service stations, car dealerships, taxi companies, bus lines, research facilities, farms and other organizations to store various products including gasoline, diesel, oil, and other chemicals beneath the ground. Leaking USTs can contaminate soil and groundwater. It only takes one part per million (ppm) to make water non-potable (unfit for consumption). Fuel leaks may also cause a fire and explosion threat. If a test confirms that there is a leak, the local Fire authority and Alberta Environment and Sustainable Resource Development (ESRD) must be notified. Contamination must be remedied according to the process prescribed by the authority. It is the property owner's responsibility to properly maintain a UST and take remedial measures should any leaks occur. The Alberta Fire Code regulates the installation, testing and maintenance of USTs in AB, with the exception of USTs for individual use on farms. Authority regarding the mandatory registration of USTs and certification of individuals who install, remove, repair and test USTs has been delegated to the Petroleum Tank Management Association of AB (PTMAA). The association also enforces compliance with the Alberta Fire Code for those municipalities not accredited to administer the AFC or who have opted out of administering Part 4 of the AFC, relating to USTs. A search to determine if a UST is present on the property can be performed for a fee through PTMAA. Before a UST can be installed, altered or removed, the owner must obtain the proper permit. If a UST is abandoned in place or use has been discontinued, it must be removed from he ground unless impractical to do so. The AFC stipulates what circumstances require a UST to be removed.

Light Pollution

Use of excessive and inappropriate artificial lighting. 4 types of light pollution -Urban sky glow (light radiating above an inhabited area) -Light trespass (unintended or unwanted illumination of an area) -Glare (excessive light that causes visual discomfort) -Light clutter (overly bright and excessive groupings of ineffective light sources)

Water Metering

Water Metering: traditionally, municipalities have charged consumers a flat rate for water meaning a customer pays a set amount each billing period regardless of their actual water consumption. The flat rate is based on the size of their property and the total floor area of the building, the bigger the building, the higher the flat rate for water. With water metering, a consumer only pays for the amount of water that they actually use. Water metering can aid in the detection of water leaks within buildings.

Windows and Doors

Windows can be categorized as either fixed or operable. Fixed: sealed unit that does not open. Older windows may have 1 pane of glass but newer windows typically have 2 or 3 panes separated by air or an inert gas (krypton or argon) to offer some insulation against heat loss or gain. Operable: same as fixed but they can open and close. Two most common doors are interior and entry doors.

Home Inspection Business Regulation

a residential property inspector must be employed by a home inspection business and meet one of the following education requirements: hold a recognized home inspection designation or licence from an approved industry association or regulatory body including Registered Home Inspector (RHI) granted by the Master Inspector Certification Boards, Certified Master Inspector (CMI) granted by the Canadian Association of Home and Property Inspectors (CHPI), National Home Inspector (NHI) granted by the National Home Inspector Certification Council (NHICC), Certified Master Home Inspector (CMHI) granted by the Canadian National Association of Certified Home Inspectors (CanNACHI), Home inspector licence from Consumer Protection BC or have a degree, diploma or certificate in home inspection from an approved school or training program and pass a test supervised by an approved education institution or a licensed residential property inspector holding a RHI or CMI designation

Walls and Floors

carry the load of the building. Walls are solid, vertical surfaces that enclose/divide a building. Floors are solid, horizontal surfaces that support individuals and objects. Different walls include: 1. Exterior wall (directly exposed to outdoors) 2. Interior wall (doesn't contend with elements and used to help fivide the inside) 3. Load bearing wall (carries the weight of the floors above) 4. Non-load bearing (doesn't supply structural support) Flooring Floors consist of horizontal joists that run parallel to each other. Bridging or blocking the joists increases the structural integrity of the floor. It involves securing the wood or other material in between adjacent joists at perpendicular angles. A sub-floor (typically OSB oriented strand board) is laid on top of the joists to create a surface. A finish (carpet, tile, etc) is placed on top of the sub-floor. Insulation is required to limit heat loss or gain within a building. The heat movement rate is referred to as its R-value or metric equivalent, RSI-value. The higher the R value, the more effective the material is at resisting the transfer of heat. The amount of insulation and R value are stipulated in the AB Building Code. A vapor barrier is usually fitted on the warm side of an insulated component. Insulation with attached vapor barrier is called faced insulation; insulation without vapor barrier is known as unfaced. Insulation is typically installed in the walls, floors and ceilings of a building. It can be made of fibreglass, mineral wool or fibre, cotton, cellulose, polystyrene.

Subsurface Drainage

intercepts, collects and moves water within the ground away from the foundation. May include weeping tile surrounded by aggregate rock along the footings or beneath the concrete slab. A sump pit is a lined hole or shaft dug below concrete slab and contains a sump pump. 2 types of sump pumps are: 1. pedestal/up-right sump pump which are set outside pit 2. submersible sump pump, set inside pit Sumps direct excess water through a discharge hose/pipe to the surface and away from the foundation or to the municipal storm sewer system where permitted. The pump turns on when the water reaches a certain level.