SECONDARY SUITES IN THE TOWNSHIP OF LANGLEY

This week we have a guest blog from Realtor Angela Evenett of Homelife Benchmark in Langley.

I am being asked more and more frequently about Secondary Suites, Unauthorized Accommodations or Basement Suites as they’re also known.

As of May 2013, all secondary suites are required by the Township of Langley to have a Secondary Suite License.  A building permit is required to ensure the secondary suite has been inspected and can be licensed accordingly.

One of the biggest questions is:  what are the requirements for the suite to be authorized.

Firstly, the property needs to be owner occupied and you are only permitted one suite in the home.

It cannot exceed 968 square feet or 40% of the total living space of the building.

As well, the ceiling height cannot be less than 6’6”.

There are also safety, heating & ventilation requirements and the full details for these are available on the Township of Langley website.

While this might seem overwhelming, I know of people who have been able to bring their suite up to code for just a couple of thousand dollars.  For others, the cost can be a little higher depending on how much work is required.

Family-occupied suites can request an exemption where there is no income or revenue generated, but the suite is still subject to the requirements of the Building Permit and obtaining an accepted final inspection.

To note are the annual fees:

The license is $350 or $175 for the family occupied suite, and your Property Taxes will be increased by 30% of applicable water & sewer charges.   The utility charge is waived for family occupied suites.

If you have an unauthorized suite and you don’t want to license it, owners must apply for a Building Permit to decommission or remove the suite.  There is no charge, however, an inspection is still required to confirm the removal of the suite.

The penalties are quite hefty, so you will not want to brush this under the carpet and hope you’ll never be discovered!  Unauthorized secondary suites are a contravention of Township bylaws and the fines are up to $500 PER DAY!  Furthermore, a notice may be placed on your property tax information sheet which could affect resale or financing of the property as well as a note on Title.

Letters are now being sent out to all homes in the Township requesting homeowners to confirm if they have a secondary suite in the home, and the onus will be on the homeowner to confirm whether there is or isn’t.

I have personally met with the Township to discuss the issue of Secondary Suites and their primary goal is PUBLIC SAFETY.  They are willing to work with you if you are willing to comply with bylaws.

Angela can be reached at

604-866-5697

http://angelaevennett.com

 

Problems with Poly B Pipe

Polybutylene Plumbing Pipe Issues

Many people buying a home find they have to complete a questionnaire for their insurer and one of the questions they will be asked is what type of plumbing pipe do they have in the home. There is a type of pipe called polybutylene which is on insurance company’s radar due to leaks and water damage to homes caused by these leaks.

Polybutylene is a grey flexible pipe and was used extensively between 1978 and 1995. It became popular due to the high price of copper and the lower installation costs. Possibly 200,000 homes in British Columbia were plumbed with this pipe.

Polybutylene was subject to a class action law suit which has closed. This pipe is no longer manufactured and was removed from the National Plumbing Code in 2005.

The pipe has failed in two ways; either at the fittings or the pipe itself. Failures at the fittings have been more common.

(Acetal plastic fittings)

Initially grey plastic acetal connections were used. These could be damaged during installation by over crimping the metal ring that holds the fitting in place. They also reportedly can fail when exposed to high levels of chlorine in the water. Subsequently, copper fittings were used.

(Copper Fittings)

Like all types of plumbing, poor installation can cause problems down the road. These include over crimping of metal rings, kinking the pipe during installation or running the pipe too close to a heat source like the water heater venting. Typically, copper pipe should be used for the first 18 inches at the water heater.

Again high levels of chlorine are thought to cause premature failure. Many of the failures with poly B pipe occurred in the southern United States where pipes are run through attic spaces. Temperatures in attics in these areas can become extremely high.

Home owners who have poly B pipe should check connections for signs of failure and ensure that the pipe running through crawlspaces and unfinished basements is adequately supported. Sagging pipe can stress the connections and cause failure. Poly B pipe should be supported with plastic hangers as other types of hanger can cause damage to the pipe. As mentioned the pipe should be kept away from water heater venting.

Poly B and Heating

When used with Hydronic Heating systems this pipe can allow oxygen into the water circulating through the boiler which may result in premature failure of the boiler. There are ways to counter this, either by installing a separate heat exchanger so that water running through the heating pipe is not in contact with water running through the boiler or by introducing a chemical into the water to inhibit corrosion. Home owners with this type of system should have them serviced and checked annually with a contractor familiar with these systems.

Poly B and Insurance

While there are insurers that will insure homes with Poly B many will have higher premiums. Some Insurers may not insure a home with Poly B, particularly if there have been previous claims related to plumbing leaks. In some cases deductibles can be very high. A home inspection will determine the type of plumbing system the home has and if plumbed with poly B the purchaser should discuss insurance options with an experienced Broker.

Peter Wright is a Home Inspector for AmeriSpec Fraser Valley, providing Home Inspections, Commercial Inspections and Energy Audits in Langley, Abbotsford, Chilliwack, Coquitlam and Port Coquitlam.

www.amerispec.ca/fraservalley or call 604-513-1989

Looking for Cash to Make Your Home More Energy Efficient

That's right there currently are cash incentives for energy upgrades to your home. The HERO program (Home Energy Rebate Offer) is a joint partnership between BC Hydro and Fortis BC.

Available Rebates Include

-Up to $1200 for exterior wall insulation
-Up to $1000 for basement insulation
-Up to $600 for attic insulation

Draftproofing and Ventilation

-Up to $500 for draftproofing upgrades
-$25 for an Energy Star bathroom fan (max 2 per homeowner)

Water Heating

-Rebates for eligible gas hot water heaters, see more

Bonus Offer

-Complete three or more eligible upgrades and receive an additional $750

In order to qualify for the Draftproofing and Bonus Offer a pre and post EnerGuide evaluation must be completed. All upgrades and evaluations must be completed before March 31st, 2015.
AmeriSpec Fraser Valley is one of the few Home Inspection companies in the Lower Mainland qualified to perform the EnerGuide evaluation.

For more information regarding this service call us today at 604-513-1989 or visit our website

at www.amerispec.ca/fraservalley 

To view the full grant table, click here

Peter Wright is a Home Inspector for AmeriSpec Fraservalley, providing Home Inspections, Commercial Inspections and Energy Audits in Langley, Abbotsford, Chilliwack, Coquitlam and Port Coquitlam.

What Type of Energy Efficient Lighting Works for You?

Who thought choosing a light bulb could be so confusing. Currently, the most efficient lighting products available to consumers are Compact Florescent Lighting (CFL’s) and Light Emitting Diodes (LED’s).

CFL’s have been around longer than LED’s and have been readily available. LED’s are a more recent product for residential applications and continue to evolve.

Both lighting products have their advantages and disadvantages but share one characteristic which is their overall efficiency over their lifespan when compared to traditional incandescent light bulbs.

Before we compare the advantages and disadvantages of both bulbs let’s learn a couple of lighting terms.

Light brightness is measured in Lumens. A traditional 60 watt incandescent light bulb is between 300 and 900 Lumens.

Light colour temperature is measured in Kelvins and a soft white light incandescent is between 2500 -3000 kelvins. The lower the number the softer the colour.

Let’s begin with CFL lighting. CFL lighting has been available to consumers much longer than LED’s. They are up to 75% more energy efficient than incandescent bulbs. Though more expensive than an incandescent bulb they are cheaper than LED’s. CFL’s can last 8,000 to 10,000 hours which is about 10 times the life expectancy of a traditional light bulb. CFL’s do not produce the amount of heat that an incandescent bulb does.  However, drawbacks of CFL bulbs is their fragility and that they contain a small amount of Mercury. These bulbs should be taken to approved re-cycling centres for disposal.

LED lighting is relatively new to the market for residential use. This technology continues to evolve and come down in price. Once hard to find, they now seem to dominate the selection in lighting sections at hardware stores. However, the price remains significantly higher than an incandescent bulb and more costly than a comparable CFL.  The value of the LED is its cost effectiveness over its life span. Like CFL’s they are up to 75% more energy efficient than traditional bulbs. What separates them from CFL’s is their longevity. A LED can last up to 25,000 hours which is 3 times longer than a CFL. This is important when replacing bulbs in hard to reach places. Over their lifespan LED’s are the most economical option. LED’s do not contain Mercury, come on immediately and are more readily dimmable. One disadvantage of the LED’s initially was the directional light they provide. Omnidirectional bulbs are available which either employ diffusers or clusters of LED’s to broaden the beam.

Whatever choice of bulb, it is important to make sure that the bulb is appropriate for its application. But going forward it would seem that LED lighting will grow in popularity and dominate lighting selection.

Peter Wright is a Home Inspector for AmeriSpec Fraservalley, providing Home Inspections, Commercial Inspections and Energy Audits in Langley, Abbotsford, Chilliwack, Coquitlam and Port Coquitlam.

 

Aluminum Wiring and Insurance

Between the mid 1960’s and late 1970’s aluminum wiring was used in many homes for the branch circuits. At the time aluminum wiring was a cheaper option over copper wiring. It use ended due to the higher risk of fire. Aluminum wiring is safe if it is properly installed and maintained. Aluminum wiring has a higher rate of expansion and has a tendency to oxidize when exposed to air. This can lead to poor connections at the termination points. Poor connections can lead to arcing, overheating and the risk of a fire. Also improper stripping of the insulation on the wire can cause the wire to break.

Homeowners wishing to update the look of their original light switches and receptacles may unknowingly install devices which are not compatible with aluminum wiring.

Because of the higher risk of fire, insurance companies are wary of aluminum wiring. Insurance companies may require an inspection of the wiring system by a certified electrical contractor. They may require upgrades to the system which may include pigtailing. Pigtailing involves connecting a copper wire between the end of the aluminum wire and the switch/receptacle. Appropriate wire connectors approved for this purpose must be used and an anti-oxidant paste to inhibit corrosion. This work must be undertaken by a qualified electrician.

Some signs of problems include; flickering lights, warm receptacles/switches, sparking at receptacles, inoperable receptacles and circuit breakers that trip for no apparent reason. If any of these symptoms exist an inspection by a qualified electrician should take place.