For general contracting, residential renovations, commercial renovations call now - Iosif Damoc -
Tel. 604-671-5474, e-mail: idamoc@shaw.ca
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Assessing the Renovation Project
Over the years, we've developed a good understanding of
how buildings perform. Construction techniques for new homes have changed
rapidly. Most of these improved techniques also apply to
renovations.
If you plan carefully, you can renovate your home to make
it look better, work better, last longer and be more comfortable. Before
renovating, it's important to assess the condition of your home to
determine if there are any significant underlying problems that must be
addressed before or during your planned renovation project.
Common Situations
In Canada, we need affordable houses to provide shelter
from the elements. We also want our homes to be pleasant, comfortable and
attractive.
Homeowners have higher expectations than in the past,
particularly about comfort and interior design. Renovations are an
opportunity to address some of these expectations.
Some of the reasons people decide to renovate are
to:
- Upgrade or improve outdated or deteriorated systems -
replacing an outdated furnace, old siding or windows are common
upgrades.
- Maintain and repair various elements of your house -
reshingling a roof or fixing foundation cracks are typical
renovations.
- Address lifestyle needs - converting unused attic space to
living quarters, add a sunroom or build a home office.
Healthy Housing
Renovating is an ideal time to make your house healthier
for you, the community and the environment. When assessing your renovation
project, be sure to consider the five essentials of Healthy
Housing.
House as a System
A house is much more than just four walls and a roof -
it's an interactive system made up of many components including the basic
structure, heating, ventilating and air conditioning (HVAC) equipment, the
external environment and the occupants. Each component influences the
performance of the entire system. A renovation provides an opportunity to
improve how your house performs.
As you assess your renovation project, ask yourself how
changing particular components will affect the performance of the whole
house. For example, as part of a bathroom renovation you may want to add a
hot tub that will generate large amounts of humidity during operation.Your
existing ventilation may be inadequate to handle the increased moisture
levels. It will be important to provide proper ventilation to avoid mold
growth, indoor air quality (IAQ) problems and damage to the structure or
finishes. You may need to consult with a qualified home inspector or a
professional renovator.
Avoid Surprises
A systematic and thorough inspection will help you to
assess the condition of your home. Look for any signs of deterioration and
the possible causes. Start your inspection in the basement. Many problems
in other parts of the house originate there. Depending upon the size of
your project, you may want to ask a qualified home inspector or a
professional renovator to help you assess your building and develop a
plan. Here are some of the likely questions that you'll want to think
about.
| Foundations |
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- Are there any cracks or is there damage to concrete walls or
floors?
- Are there any damp spots, stains, efflorescence (white, chalky
stains) or blistered paint on the concrete, finished walls or
floors?
- Does anyone notice bad smells or experience nausea or
headaches when in the basement?
- Is there high humidity, any condensation or visible
mold?
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- Repair minor cracks if they leak. Seek an engineer's opinion
on serious structural problems such as major or expanding cracks,
bowed walls or uneven floors.
- Clean up mold; discard moldy or rotting materials.
- Ensure that the floor drain has a trap or install a retrofit
backflow preventer. Make sure that all plumbing fixtures
(including washer) are vented and have traps. Install a sealed
cover on the sump pit.
- Direct outside surface water away from the foundation. Improve
underground drainage.
- Repair or replace damaged interior finishes.
- Keep the relative humidity between 30 and 55%. Ventilate and
circulate air. Dehumidify or air condition in summer. Clean up
mold according to CMHC guidelines.
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- Serious structural problems could cause further damage or
collapse.
- Water pressure on the outside of the foundation can contribute
to leaks and structural problems.
- Odours will continue to be annoying and can pose health
problems, depending on the source.
- Unresolved water sources will cause renovations to deteriorate
quickly, whether the water comes from building leaks, plumbing
leaks or high humidity.
- Mold can grow on almost anything and be a source of serious
indoor air quality (IAQ) problems.
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| Basement ceiling or main floor
structure |
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- Are there any headroom problems?
- Are there signs of rot, sagging floor joists or twisted
beams?
- Are there water stains on the main floor structure or basement
finished ceiling?
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- Assess structural problems carefully. Expert help may be
required. Repair or replace structural elements so they will
accommodate renovation plans and expected loads.
- Fix any water leaks.
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- Unresolved structural problems, poorly planned structural
changes or new loads may cause future settling or
collapse.
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| Mechanical and electrical
systems |
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- Are there unusually high heating or cooling bills?
- Are mechanical systems capable of supplying current and future
needs?
- Is the house too dry or too humid? Is the heat uneven?
- Is there ever a noticeable smoky or fuel smell?
- Is the electrical service and wiring capable of supplying
current and future needs?
- Do fuses keep blowing or circuit breakers keep shutting
off?
- Are there any exposed electrical wires or crumbled wire
insulation?
- Do any lights dim or outlets spark?
- Are there leaks from pipes, taps, toilets or the water
heater?
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- Have a qualified service company inspect your heating system
to ensure that equipment is up-to-date, functioning properly and
sized to handle current and future needs.
- Air seal the house to keep it from becoming too dry. Use a
humidifier (that has a humidistat) as required. Provide
ventilation using exhaust fans or a heat recovery ventilator to
reduce humidity in winter. Dehumidify or air condition to reduce
the humidity in summer. Check for heat flow to each room.
- Repair any sources of smoky or fuel smells immediately. The
smells could indicate serious fire or health hazards.
- Have an electrician assess the electrical systems and any
problems such as fuses blowing repeatedly, sparking outlets,
exposed wires or connections.
- Repair any water leaks. Repair or replace leaky
fixtures.
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- Without regular service, heating systems may gradually
deteriorate unnoticed, leading to serious health and safety
concerns.
- Problems can arise if HVAC needs cannot be met by the capacity
of the services available. The heating supply must be enough for
comfort. Proper ventilation is needed to control excess
humidity.
- Electrical service, wiring and outlets may be unsafe or
inadequate for increased loads.
- Plumbing leaks will continue to damage the finishes and the
house structure. The leaks may also contribute to mold growth and
IAQ problems.
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| General living areas, floors and
stairs |
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- Are floors or stairs springy, sagging, warped or squeaky?
- Are floor surfaces damaged or carpets musty?
- Are handrails or guardrails loose?
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- Assess the supports underneath the floor. Contact a carpenter
for help. Repair as needed.
- Refasten or shim squeaking floors or stairs.
- Repair serious safety hazards immediately such as damaged
floors or stair boards and loose coverings.
- Replace damaged flooring. Eliminate moisture sources.
- Repair loose handrails or guardrails.
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- Damaged or uneven floors and stairs may be unsafe.
- Musty carpets are usually a source of mold.
- Loose handrails or guardrails are a safety
hazard.
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| Kitchens and bathrooms |
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- Is there any water seepage around fixtures or condensation on
windows or toilets?
- Are floors damaged around bathtubs or showers?
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- Repair or replace leaky fixtures.
- Repair or replace damaged flooring.
- Provide proper ventilation to reduce humidity, indoor
pollutants and stale air.
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- Leaks will continue to cause damage.
- Excess humidity will continue to cause damage, may cause mold
growth and affect the IAQ.
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| Walls and ceilings |
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- Do walls and ceilings have any cracks, holes, bulges, water
stains or peeling finishes?
- Do any doors or windows bind or stick?
- Are any windows drafty, broken, operating poorly or is there
moisture between panes?
- Are there water stains or rot on windows or
walls?
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- Repair any holes. Eliminate moisture sources that cause
bulges, water stains or peeling finishes.
- Assess cracks, binding doors or stuck windows for changes in
moisture levels or structural movement. Repair or replace as
required.
- Replace broken windowpanes and poorly operating hardware.
Replace sealed unit windows that have broken seals or rot.
- Replace rotted wall materials. Eliminate moisture
sources.
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- If the problem sources are not fixed, the bulges, cracks or
binding will re-occur.
- Hiding moisture damage behind new finishes will cause
continuing deterioration and mold growth.
- Faulty windows will eventually result in damage to surrounding
wall areas.
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| Attics |
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- Are there water stains or excessive dampness?
- Is there black mold on any of the roof framing or
sheathing?
- Is the attic adequately ventilated?
- Are there air leaks in the ceiling of the rooms below the
attic? Is the attic hatch sealed?
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- Find moisture sources. Repair roof leaks. Air-seal the ceiling
using polyethylene sheeting, sealed over octagonal boxes for
lights, caulk holes for wires through sheeting or wall top plates
and weatherstrip attic hatches.
- Ventilate the attic at the soffits and roof peak.
- Seal any air leaks in the ceiling of the rooms below the
attic. Install a sealed attic hatch.
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- Moisture damage will continue to deteriorate the house.
Unventilated attics will allow moisture to build up.
- Air leaks in ceilings below the attic will reduce heating
efficiency and can be sources of odours and
pollutants.
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| Roofs |
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- Does the roof have any curled or cracked shingles, bare
patches, leaks, moss, or damaged flashing?
- Do eavestroughs and downspouts direct water away from the
foundation?
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- Repair or replace damaged roofing.
- Clean leaves and debris from eavestroughs every spring and
fall. Extend downspouts to direct rainwater away from the
foundation.
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- Roofing will continue to deteriorate.
- Surface water near the house can put undue stress on the
foundation and is a primary cause of water entry
problems.
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| Exterior walls |
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- Is there any blistered paint, rotted wood, buckled siding,
stained or crumbled brick or damaged stucco on exterior
walls?
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- Find and eliminate the source of water penetration. Repair or
replace damaged exterior finishes.
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- Water penetration may lead to more serious siding, structural
and interior finish problems.
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Rewards
- Undertaking maintenance and repair projects such as correcting
structural flaws, fixing leaks and making sure that all services
are safe and adequate will make your home safer, more efficient
and more durable.
- After you have ensured safety, efficiency and durability,
other renovations can be done to make your home more pleasant,
attractive and suited to your
lifestyle.
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Skills to Do the Job
You can assess most of your house with the help of one of CMHC's
inspection checklists. Professional home inspectors are also
available to do a thorough inspection for you.
Repairing serious structural, mechanical or electrical problems
will require the help of an expert. |
Use the House Assessment Worksheet to record the
present condition, any problems in your home and to help set priorities
for your renovation.
| House Assessment
Worksheet |
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Present Condition / Problems |
Renovation Priority |
| Foundation |
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| Basement Ceiling or Main Floor Structure |
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| Heating, Cooling and Ventilation System |
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| Electrical Service and House Wiring |
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| Plumbing and Fixtures |
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| Floors and Stairs Structure/Finishes |
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| Wall and Ceiling Structure/Finishes |
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| Kitchen |
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| Bathrooms |
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| Attics |
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| Roof Structure/Finishes |
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| Exterior Wall Finishes |
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| Windows and Doors |
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| Other |
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