Maintenance Matters Part 1 and Part 2, is for those in Creekside who find themselves in need of technical building maintenance information.



In Part 1 more information was given along with links to the source on the BC Housing WebSite. In Part 2, I just copied information and links from the site. Each line opens a page on BC Housing that has a video, a description and a download pdf file.
The need for this folder was emphasized in the CHOA Journal, Spring 2020 edition, see page 51. This article in the CHOA Journal referenced the BC Housing Website. Although primarily for CONDO developments it does describe ways to stop all buildings from falling into disrepair and provides tips on preventing avoidable and expensive problems. Excellent background for dealing with Depreciation Reports.


I have now become a fan of the
BC Housing Website and have downloaded to my computer all of the PDF documents that contain more information than we can possibly print here.

As a Creekside Council member, I tend to live on
https://www.choa.bc.ca.

In particular, my CHOA bookmarked page -
https://www.choa.bc.ca/resources/webinars/

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Maintenance Building Envelope 1 Maintenance Bulletin Paints, Stains and Coatings


Learn to identify what type of paint and coating protection is on your home, and when and how to maintain it.https://www.bchousing.org/research-centre/library/consumer-maintenance-renewals/maintenance-matters-01-paints-stains-coatings&sortType=sortByDate
Have you ever noticed how a building shows its age? A new building looks clean, the exterior isn’t faded, the wood trim is in perfect shape, metal parts are not rusted or scratched, and it even smells new. As the new appearance disappears, so does the protection provided by paints, stains and coatings.
To make sure your strata buildings does not fall into disrepair you have to know what types of paint and coating protection your home has, why it must be maintained, how to maintain it, how often to maintain it, who to call, and have a written plan to maintain the surfaces that protect your home’s appearance and condition. Often, it is realized that a maintenance plan is needed for paints, stains and coatings when it is too late and damage has already occurred. The purpose of this bulletin is to draw attention to maintenance issues and provide basic information to help prevent avoidable and expensive problems.
Note: This bulletin discusses the maintenance of paints, stains and coatings related to the exterior surfaces of the building envelope. It does not cover maintenance or re-painting for home interiors. What are Paints, Stains and Coatings and Where are They Applied?


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What is a building envelope/enclosure?

The building envelope or building enclosure includes all parts of the building (assemblies, components
and materials) that are intended to separate the interior space of the building from the exterior climatic conditions. It includes, for example, the foundation, exterior walls, windows, exterior doors, balconies, decks and the roof.

Who should read this bulletin?

Anyone who lives in or looks after a multi-unit residential building should read this bulletin, including residents/ unit owners, strata councils, housing co-operatives, maintenance managers, property managers or building owners. Proper maintenance of the building envelope can help prevent damage and avoid costly repairs in the future.

This bulletin addresses ways to stop buildings falling into disrepair and provides tips on preventing avoidable and expensive problems. Use the ink above to view the BC Housing Website and download a PDF File for more information


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Maintaining Your Roof
Click here to go to the BC HOUSING “MAINTENANCE MATTERS WEB SITE


The following are select bits from the BC HOUSING Web Site on “Maintenance Matters”

Regular inspection and maintenance of your roof is needed to reduce the likelihood of premature leaks and aging. Roofs are exposed to sunlight, rain, snow, hail, wind and temperature changes that gradually break down the roofing materials. Eventually, the replacement of the roof will be necessary. However, with proper maintenance and care, the service life of the roof can be maximized.


Given proper maintenance, roofing systems generally have what is referred to as an anticipated “leak-free life”. The roof should not leak over this time span, if properly designed, constructed and maintained. After this time the roof system may continue to provide many years of service, but leaks should be expected, increasing in frequency and severity, until such time as the roof requires replacement.


Unscheduled maintenance and repairs may be needed to fix damage to a roof that may have occurred during a severe windstorm or other extreme weather event.

Carrying out proper maintenance and identifying potential problems prior to experiencing an actual roof failure will reduce the likelihood of costly premature damage from occurring. If a leak occurs through your roof and goes undetected for a period of time, you may experience damage to the building structure and interior finishes.

What Maintenance Must be Performed?

All roofs require regular inspection and maintenance. This should be done by a professional roofing inspector or contractor as it involves specialized knowledge, equipment, training and safety requirements. This work would typically be coordinated by your maintenance manager.
All inspections and maintenance should be performed by a qualified professional who:
• is familiar with the roofing system used on your building
• knows how to identify potential problems, and
• knows how to take the necessary safety precautions while carrying out an inspection or maintenance.

Ensure that any maintenance guides for your building and information provided by the roofing product manufacturer are referenced and closely followed. A checklist of common roof maintenance items is shown on page 3.

How Often do Roofs Need to be Inspected and Maintained?
Roofs should be inspected twice a year:
• in the spring to address any winter damage that may have occurred, and

• in the fall to prepare for the upcoming winter snow and rain.

Your roof should also be inspected, including flashings and other accessories, after any storm with high winds (checking for loose, broken or missing shingles, for example), extreme rain or hail, or if construction has taken place on the
roof area.

The inspection should also include the underside of roof structure and the outside of the building as these areas may indicate potential problems with your roof.

Who Should be Called for Service?

A professional roofing consultant or contractor should be hired to review the condition of the roof and perform the inspection, and carry out any required maintenance. A good place to start
is the Roofing Contractors Association of British Columbia (RCABC), a provincial organization of roofing contractors, consultants, manufacturers and suppliers. Another organization is the Roof Consultants Institute (RCI), an international agency. Its members are Registered Roof Observers or Registered Roofing Consultants and are located throughout North America. Although registration with either RCABC or RCI is not mandatory, it does provide some indication of competence when selecting a roofing contractor. See the “For More Information” section of this bulletin for contact information of these organizations.


A qualified professional will be equipped with the necessary tools and knowledge to identify the composition of specific roof types and will be capable of identifying potential locations where leakage may occur in the future.
Roofing contractors are generally equipped with the tools and skills to perform the required maintenance to the roof. The contractor will be able to replace damaged materials, perform the cleaning and upkeep of drains and gutters, and can re-secure metal flashings and re-apply any sealant that has failed.

Developing a Roofing Maintenance Plan

A roof inspection and maintenance plan should be developed specifically for your building if it does not already have one. The maintenance plan should include checklists identifying the required reviews and the frequency of reviews. As maintenance tasks are undertaken, a record should be kept and updated to provide an accurate record of the maintenance performed. This will provide background information that can be useful for future reviews and maintenance. Retain a qualified roofing professional to develop a maintenance and monitoring plan of all roofing areas of your home or building.

NOTE: WE USED BC ROOF INSPECTIONS


The following BC ROOFERS DOWNLOAD BUTTON will download a Zip file containing two PDF files. One is our Contract with BC Roof Inspections and the other is their report on our roofs. Roofs were updated in April 2020 and the inspection by BC Roofers was more than commendable. To have Creekside Strata examined by BC Roofers contact our Management Company, NAI Goddard and Smith.

BC Roofer's Contracts
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Maintenance Building Envelope 3 Avoiding Condensation Problems





Avoiding Condensation Problems
Have you ever noticed water droplets on your window or black staining on the drywall of your walls? Have you ever wondered why the moisture returns around your windows after you have wiped it away? This type of moisture is from the interior air and is commonly referred to as condensation.


What is Condensation and How Does it Form in My Home?


Condensation occurs in your home when moist air comes into contact with a surface which is at a lower temperature. Moist air contains water vapour — commonly referred to as humidity. Indoors, we can increase humidity through our activities and lifestyle.
If a surface in your home is cold enough, the air in the immediate vicinity of the surface will be cooled sometimes causing the moisture in the air to condense or change into a liquid on the surface.


Condensation forms first on the coldest surfaces of a room, usually on glass surfaces of windows and doors. These surfaces are typically cooled by lower exterior temperatures during the winter months much more easily than the walls which are kept warm by insulation. For example, if it is cold enough outside and/or warm and humid enough inside, condensation may occur on or around your windows resulting in fogging, water or ice on the windows themselves or even a puddle of water on the window frame or sill.
Other examples of condensation in your home can include damp spots or mildew on outside wall corners, closet walls or baseboards. Areas of your home with poor air circulation, such as behind furniture or in a cupboard or closet, can also be susceptible to condensation.

A small amount of condensation appearing on a surface may not necessarily be a problem, depending on the amount of moisture that forms, how long it stays, and whether it accumulates on surfaces that can be damaged by water. Condensation can be short-term during a severe cold spell, or occur in a localized area such as kitchen, bathroom or laundry room.


In many instances, condensation moisture simply evaporates back into the air once the surfaces warm up or the moisture source is reduced. An example of this is moisture that condenses on a bathroom window during a shower and quickly disappears shortly after the shower is turned off. However, as a general rule, steps should be taken to avoid condensation problems wherever possible as moisture can lead to damage.

www.polyhomes.com This bulletin is funded by the Homeowner Protection Office (HPO), a branch of BC Housing, in partnership with Canada Mortgage and Housing Corporation and Polygon Homes Ltd.


Go to the BC Housing web site for more information on Condensation. Download the PDF document.


Maintaining your building envelope.
What is a building envelope/enclosure?
Why Must I Avoid Condensation Problems?
If left unchecked, condensation problems can cause:
• crumbling or soft spots in drywall
• decay in wood framing or corrosion of steel framing
• peeling paint
• damage to the insulation inside the walls, and
• mould and mildew problems in your home.

Condensation has led to mould problems on the drywall.


Creekside at Clayton Hills
LMS 3764

6885 184 Street, Surrey BC, V3S 9G1

© 2020 GCM for Creekside Strata Corporation

Contact Strata Secretary. - lms3764@yahoo.com