Summerfield - Classic Homes

Transcript

Summerfield (Classic) Homeowner Manual The Guide to Living in Your New Home This Manual is for the sole use of owners of homes in Summerfield. Reproduction in whole or in part without the express written consent of the Builder is expressly prohibited. This Manual is not intended to provide a necessarily accurate summary of Summerfield or any of the documents related thereto, nor does it purport to be all -inclusive or to contain all of the information which owners may need or desire. Neither the Builder nor any of their respective officers, agents or principals has made or will make an representations or warranties, expressed or implied, as to the accuracy or completeness of the Manual, and no legal commitment or obligation shall arise by reason of the Manual or the contents. We believe the contents of this Manual are accurate and up to date at the time of printing. This Manual was printed in March 2011. The Builder reserves the right to make changes to this Manual without notice. The Builder also reserves the right to make modifications or substitutions to material used, as long as the substitute product is of similar quality to the original specification. E and OE. TABLE OF CONTENTS An Introduction to Your Homeowner Manual................................................................................................................ 4 The Builder................................................................................................................................................................... 5 The Product.................................................................................................................................................................. 5 Variations ..................................................................................................................................................................... 5 The Built Green™ Program ......................................................................................................................................... 6 Important Information .................................................................................................................................................... 8 Emergency Procedures ................................................................................................................................................ 8 Emergency Contacts .................................................................................................................................................... 8 The “Warranty Service” and “Home Components” Tabs ............................................................................................ 8 Protecting your Investment ......................................................................................................................................... 8 Utilities and Services – Service Account Responsibility ............................................................................................... 8 Warranty Service ........................................................................................................................................................... 10 Warranty Description ................................................................................................................................................ 10 Deficiency and Warranty Repairs .............................................................................................................................. 11 Year End Corrective Period .................................................................................................................................... 11 Corrective Period Rules and Regulations............................................................................................................... 11 2nd Year End Corrective Period .............................................................................................................................. 13 Warranty Reporting After 2nd Year End Corrective Period................................................................................... 13 Emergency Procedures .............................................................................................................................................. 14 Emergency Contacts .................................................................................................................................................. 15 Troubleshooting Tips: Electrical ................................................................................................................................. 15 Troubleshooting Tips: Plumbing ................................................................................................................................ 16 Protecting Your Investment .......................................................................................................................................... 17 Manufacturer’s Literature ......................................................................................................................................... 17 Condensation ............................................................................................................................................................. 17 Do Not Neglect Routine Maintenance ....................................................................................................................... 18 Routine Maintenance Schedule ................................................................................................................................. 19 Home Components ........................................................................................................................................................ 21 Building Systems ........................................................................................................................................................ 21 Structural system................................................................................................................................................... 21 Natural Gas Distribution System ........................................................................................................................... 22 Electrical System .................................................................................................................................................... 23 Security Alarm - Upgrade ...................................................................................................................................... 25 Voice/Data/TV System........................................................................................................................................... 25 Smoke/Carbon Dioxide(CO) Detectors .................................................................................................................. 25 Vacuum, Built In Distribution System .................................................................................................................... 26 Storm Sewer System.............................................................................................................................................. 26 Plumbing ................................................................................................................................................................ 26 Ventilation ............................................................................................................................................................. 29 Main Bathroom Ventilation Fan ............................................................................................................................ 30 Heating and Air Conditioning ................................................................................................................................ 30 Exterior Components ................................................................................................................................................. 32 Building Envelope - General .................................................................................................................................. 32 Rainscreen Wall System ........................................................................................................................................ 32 Roofing .................................................................................................................................................................. 33 Gutters and Downspouts....................................................................................................................................... 33 Windows................................................................................................................................................................ 33 Exterior Doors........................................................................................................................................................ 35 Overhead Doors..................................................................................................................................................... 35 Exterior Siding and Trim ........................................................................................................................................ 35 Masonry/Stone ...................................................................................................................................................... 35 Flashing .................................................................................................................................................................. 35 Sealants (Caulking) ................................................................................................................................................ 36 Weather-Stripping ................................................................................................................................................. 36 Dryer Vents, Lint Traps and Dryer Duct Work ....................................................................................................... 36 Balconies and Decks .............................................................................................................................................. 36 Decks –non membrane.......................................................................................................................................... 36 Balcony and Patio Railings ..................................................................................................................................... 37 Exterior Paint & Coatings....................................................................................................................................... 37 Site Drainage and Grading ..................................................................................................................................... 37 General - Driveways or Parking Surfaces............................................................................................................... 37 Concrete Entries, Sidewalks and Patios ................................................................................................................. 37 Brick/Concrete Pavers ........................................................................................................................................... 38 Asphalt................................................................................................................................................................... 38 Landscaping ........................................................................................................................................................... 38 Irrigation System- upgrade .................................................................................................................................... 39 Wood Fencing........................................................................................................................................................ 39 Interior Components.................................................................................................................................................. 39 Appliances ............................................................................................................................................................. 39 Bathroom Accessories ........................................................................................................................................... 40 Blinds ..................................................................................................................................................................... 40 Cabinets ................................................................................................................................................................. 40 Carpet .................................................................................................................................................................... 41 Ceramic Tile ........................................................................................................................................................... 43 Closet Shelves and Organizers............................................................................................................................... 44 Countertops........................................................................................................................................................... 45 Disposal – Food Waste .......................................................................................................................................... 46 Door Hardware and Doors..................................................................................................................................... 46 Drywall................................................................................................................................................................... 48 Flooring – Laminate (Standard) & Hardwood (Upgrade)....................................................................................... 49 Lighting .................................................................................................................................................................. 50 Mirrors................................................................................................................................................................... 51 Paint and Stain ....................................................................................................................................................... 51 Remote Controls.................................................................................................................................................... 52 Shower Doors or Tub Enclosures........................................................................................................................... 52 Forms ............................................................................................................................................................................. 54 An Introduction to Your Homeowner Manual We are delighted to welcome you to Summerfield! This Homeowner Manual (―Manual‖) has been designed to assist you following the purchase of your new home. This Manual has been written specifically for the homeowners who purchase their homes directly from the Builder. That stated, subsequent owners may also benefit from some of the information contained herein. Subsequent owners may also be entitled to unexpired portions of the ―2/5/10‖ warranty (please refer to the ―Warranty Service‖ tab). This guide is divided into various sections (see tabs). The first section takes a look at the builder and Built Green™ materials that went into making your home the unique piece of craftsmanship it is today. The remaining sections cover a great deal of information including emergency/warranty procedures, tips on protecting your investment and customer service forms designed to enhance our customer service relationship with you. Please take time to review this Manual thoroughly. If you require clarification or additional information, please give us a call. We would be delighted to serve you! Please note that this Manual does not create any legal obligation or covenant between the Builder and its original purchasers, their successors, or their assigns. It is not a document that “runs” with title. Page 4 of 54 The Builder Summerfield was built by Cressey (Douglas) Development Limited Partnership (the ―Builder‖). The Builder is a member of the Cressey Group of Companies (Cressey). Established in 1969, Cressey and its affiliated companies have been instrumental in changing the Greater Vancouver skyline and constructing landmark residences throughout the Lower Mainland in fulfillment of the housing needs of a dynamic marketplace. With over 200 successful projects to their credit, Cressey has built a solid reputation as innovators of distinctive housing, designed for specific urban sites and lifestyles. The company maintains an unyielding commitment to outstanding workmanship, quality materials and customer satisfaction. Recognized for its excellence, Cressey has earned many prestigious industry awards including the Georgie Awards from the Canadian Home Builders Association of B.C., and Awards of Excellence from both the Urban Development Institute and the Lower Mainland Municipalities. The Product Summerfield is located adjacent to the Peace Arch/Douglas border crossing. Life takes on a new richness when you live in a home you love. A home you feel proud to share with family and friends, in a neighbourhood where you want to put down roots and create a bright future for your family. Welcome to Summerfield, a new community built with pride by Cressey. Variations Long before you moved into your home at Summerfield, the construction process involving numerous craftsmen and hundreds of different materials was underway. Products used during the construction process may change due to circumstances beyond the Builder’s control. For example, variations in products may occur as a result of supplier/assembly line changes, industry changes, and procurement changes. In all instances, as required by your purchase agreement, any substitution of method or product shall be of equal or better quality than the original specification. These changes may lead to variations within the same type of unit. Variations within the same type of unit will also occur if the purchaser elected to pay for an upgrade option. The Builder reserves the right to make modifications or substitutions should they be necessary to maintain the high standards of the development. E.&O.E. Page 5 of 54 The Built Green™ Program Built Green™ is a voluntary program, owned and managed by the Built Green™ Society of Canada. The purpose of the program is to encourage municipalities, builders, renovators, product suppliers, product manufacturers and service providers to build homes/develop products that have a reduced impact on the environment. ―To developers, it is a new concept in community planning‖(Built Green™ Society of Canada). The Builder @ Summerfield received a ―Silver‖ Built Green™ rating. The Builder achieved this rating by installing/using some of the following materials:                                  A high efficiency, sealed combustion heating appliance Air source heat pump (upgrade only); A sealed combustion fireplace; ENERGY STAR or equivalent windows; An ENERGY STAR dishwasher; Interior motion sensor light switches; Air tight, insulation contact-rated recessed lights in all insulated ceilings (or no recessed lights in insulated ceilings); Deck or veranda surfaces made from a third-party certified sustainably harvested wood source; Dimensional lumber from a third-party certified sustainably harvested source used for wall framing; Dimensional lumber from a third-party certified sustainably harvested source used for roof framing; Manufactured wood products for floor systems instead of dimensional lumber; Finger-jointed studs for wall framing; Recycled and/or recovered content gypsum wallboard; A rain screen system that separates cladding from the wall sheathing with a drainage plane; Advanced sealing package, non HCFC expanding foam around window and door openings; Sill plates sealed with foam sill gaskets or a continuous sandwiched bead of acoustical sealant; Insulation certified by a third-party to contain recycled content; An overhead garage door made from recycled material; Recycled content carpet underlayment; Interior doors with a minimum of 15% recycled and/or recovered content; Deck or veranda surfaces made from low maintenance materials; A minimum 25-year manufacturer warranty roofing material; A minimum of 300 sq ft of laminate flooring; MDF and/or finger jointed casing and baseboard; A hardwired carbon monoxide detector outside the main sleeping areas; A power vacuum to clean all HVAC ducting prior to occupancy by homeowner; Insulation that is third-party certified or certified with low or zero formaldehyde; Factory finished wood or laminate flooring; Water based lacquer or paints on all site built and installed millwork; Interior paints with a low VOC content; Hard surface flooring instead of vinyl flooring; Carpet and Rug Institute IAQ labels on all carpets used in the home; Carpet and Rug Institute IAQ labels on all underlay used in the home; Page 6 of 54                    Low toxic mastic or aerosolized sealant system on all ductwork joints and penetrations; Programmable ENERGY STAR thermostat with dual set back and continuous fan setting; Motorized damper on the fresh air inlet; Ventilation fans meeting the ENERGY STAR requirements; A ventilation system that was recommended by the Heating, Refrigeration and Air Conditioning Institute of Canada; Bathroom fans with a noise level of 1 sone or less; A comprehensive recycling program for the building site; A waste management company that is a current member of a provincial recycling council or equivalent association. Said waste management company to collect construction materials from the site and verify that a minimum of 10% of the materials collected have been recycled; Materials to protect both site trees and natural features during construction; Reusable bracing for framing; A recycling center with two or more bins; CSA approved single flush toilet; Flexible pipe insulation on the 1st three feet of some hot water lines; Front loading clothes washers or condensing combination wash/dry units; A local municipality water usage guide to purchasers; 8‖ of topsoil or composted yard waste; Products manufactured within 800 kms; A Built Green™ homeowner manual, completed Built Green™ checklist and educational walkthrough with the sale or possession; and Hybrid or bio-diesel corporate vehicles. For more information on the Built Green™ Program, please refer to http://www.builtgreencanada.ca. Page 7 of 54 Important Information Congratulations on your new residence! This section of your Manual explains and refers to important information regarding your new home. Please take the time to read and understand the information collected herein. Emergency Procedures Please see Page 14 for Emergency procedures information. Emergency Contacts Please see Page 15 for Emergency contact information. The “Warranty Service” and “Home Components” Tabs Please refer to the ―Warranty Service‖ and ―Home Components‖ tabs for particulars concerning service procedures. Please note that requests for service will only be honored if the ―Service Request Form‖ is sent in by either e-mail, fax or registered mail. You can find a copy of the ―Service Request Form‖ behind the ―Forms‖ tab. Please do not forget to read the care and warranty information provided by the trades; for example, ―Natural Stone Countertop Maintenance and Care Guide‖. This information was included in your W elcome Package. Where the trade information contradicts information included in this Manual, please defer to the trade care and warranty guidelines. Protecting your Investment As with an automobile, your new home requires care and maintenance. Care by you will not only preserve the value of your home, it will enhance the value of your neighbourhood. A routine maintenance schedule has been included under the ―Protecting Your Investment‖ tab. Neglecting routine maintenance can VOID warranty coverage on all or part of your home! Utilities and Services – Service Account Responsibility Homeowners are responsible for utility costs from the date of possession (generally, the day after ownership is transferred from the Builder to the homeowner). Your possession service account (electrical, natural gas) must be set up before your date of closing. This is extremely important as your electrical and natural gas service will be discontinued if you do not transfer the account into your name. In addition, a penalty fee of $50 plus the outstanding balance from the date of closing will apply. ELECTRICAL SERVICE: Your electrical service is provided by BC Hydro. Every house has its own electric meter. You can activate an account by either calling BC Hydro Custom er Accounts Division at 604 224-9376 or by filling out and forwarding a BC Hydro Transfer form. A BC Hydro Transfer form is included in the appended sleeve at the end of the Manual. If you have never had a BC Hydro Utility account, you will need to supply some personal information and a reference from a friend or family. Page 8 of 54 TELEPHONE LINE: Telus requires lead-time to book your phone and internet connections. The phone number for connection is 604 310-2255. CABLE SERVICE: Contact either Telus (604-310-2255) or Shaw Cable (604 629-8888) for cablevision and cable internet service. Be aware that Telus/Shaw also requires lead-time for appointments; as such, as it is best to call before you take possession of your home. NATURAL GAS: Natural gas service is provided by Terasen Gas. Each house has its own gas meter. You can activate an account by calling the homeowner account line at 1-888-2242710. If you smell gas at any time, please call the emergency gas line at 1-800-6639911. This number should be recorded where it can be easily accessed. Gas ShutOffs: The gas meter on the outside of the house has a shut off valve. This valve shuts off gas to the entire house. Local gas shut offs are located inside the house – they will be pointed out to you during your home orientation. GARBAGE PICKUP: Curbside, as specified by City of Surrey. NEWSPAPER DELIVERY: The Vancouver Sun and Vancouver Province do have access to Summerfield for delivery. For subscription or any other inquiry, please call 604-605-2111 or use the web @ www.vancouversun.com. MAIL DELIVERY: Mail is delivered to community mail boxes by Canada Post. Page 9 of 54 Warranty Service Warranty Description The Builder has constructed your home with carefully selected materials and the effort of experienced craftsmen. Although this group works from detailed plans and specifications, no two homes are built exactly alike. Each home is unique; in fact, a home is one of the last hand-built products left in the world. Each home requires care administered by the homeowner from the very first day. Regular maintenance is essential to maintaining a quality home for a lifetime. NEGLECTING ROUTINE MAINTENANCE CAN NOT ONLY ERODE HOME VALUE, IT CAN AFFECT THE OVERALL DESIRABILITY OF THE COMMUNITY. MOST IMPORTANTLY, IT CAN VOID WARRANTY COVERAGE ON ALL OR PART OF YOUR HOME! The Builder is a licensed builder registered with the Homeowner Protection Office. Our licensed builder’s warranty is backed by third party insurance, as per the BC Homeowner Protection Act. Travelers Guarantee is the third party insurance provider at Summerfield. The Builder, in conjunction with Travelers, has arranged for one of the most comprehensive warranties in the industry. The following table describes the timelines and lengths of the ―2/5/10‖ coverage: Warranty Length Coverage Description (please consult the Travelers Guarantee Home Warranty Policy for more details) 12 Months Coverage for any defect in materials and/or labour 24 Months Coverage for any defect in materials and labour supplied for the electrical, plumbing, heating, ventilation and air conditioning delivery and distribution systems. In addition, coverage for any defect in materials and labour supplied for the exterior cladding, caulking, windows and doors that may lead to detachment or material damage to the dwelling unit. 5 Year Building Envelope Warranty 10 Year Structural Defects Warranty Should a dispute arise between the homeowner and the Builder regarding a warrantable construction item, both this Manual and the Home Warranty Provider will serve as the standard to settle such disputes. Page 10 of 54 Deficiency and Warranty Repairs There will only be one home orientation per suite. A subsequent purchaser will not have an opportunity to conduct a second walkthrough with the Builder. Further, all purchaser warranties will be linked to the initial sale closing date. As such, a subsequent purchaser will only benefit from the unexpired portions of the warranties. For example, a subsequent purchaser’s Year End Warranty will expire one year, less one day, after the initial sale closing date. Please refer to both the Year End and 2nd Year End Corrective Periods for warranty information. . The closing date between the Builder and the purchaser will be called the “initial sale closing date”. Year End Corrective Period Inspection Period: No earlier than 12 months from warranty commencement date One full year less one day after the initial sale closing date, the homeowner has a second opportunity to report construction defects (please see notes under “Corrective Period Rules and Regulations”). This is the best time to report defects such as cracking drywall and other cosmetic deficiencies due to shrinking and settling. To facilitate repairs, please complete and forward the ―Service Request Form‖ found at the back of this Manual under the tab ―Forms‖. Warrantable service requests will be entered into our database and dealt with in a timely manner (following the expiry of the Year End Corrective Period). Corrective Period Rules and Regulations 1. Requests for either emergency or non-emergency warranty service will only be honored if same is in writing. Homeowners must record all warrantable requests on the ―Service Request Form‖ found at the end of this Manual (under the tab ―Forms‖). The homeowner must then either e-mail, mail or fax the form to the Builder using the email/address/fax information noted on the form. If the homeowner mails the ―Service Request Form‖, he/she must do so by registered mail. We will not accept either emergency or non-emergency service requests that contravene this procedure. 2. The Builder must receive written request for warranty service on or before the day the applicable warranty expires. If the homeowner does not deliver his/her written request to the Builder on or before the day the applicable warranty period expires, then that warranty will be deemed expired. The Builder will begin inspecting nonemergency ―Year End Corrective Period‖ warrantable items/‖2nd Year End Corrective Period‖ warrantable requests after the applicable warranty period has expired. 3. The Builder will only attempt to contact a homeowner twice to arrange a warranty appointment. The Builder will use the owner contact information written on the ―Service Request Form‖. If the Builder does not hear back from the homeowner within a 30 day period, the warranty work will be considered completed and the file will be closed. 4. The homeowner must be present when the Builder is responding to either emergency or non-emergency warrantable claims. Please ensure that you schedule your service appointments so that you can remain at home until the repairs are completed. Page 11 of 54 5. The Builder, in its sole discretion, will determine whether or not a service request is warrantable. 6. The Builder will determine whether or not a call is an emergency. Emergencies may include:  Plumbing and/or gas leaks; or  A total loss of heat, electricity or water. Before requesting emergency service, please refer to the “Table of Contents” section of this Manual for electrical and plumbing troubleshooting tips. Note: the Builder will not reimburse homeowners for warrantable emergency corrective actions that contravene the ―Emergency Procedures‖ section of this Manual. Please refer to the table of contents for the ―Emergency Procedures‖ page number. 7. Maintenance duties such as sink plug cleanings and burnt out light bulbs will not be attended to, as this maintenance is normal wear and tear and the responsibility of the homeowner. 8. If the Builder is called to a suite to repair a plumbing clog that has been caused by a homeowner, the Builder will bill the homeowner for same. 9. Damages incurred as a result of condensation and/or poor ventilation will not be remedied. Please review the ―Avoiding Condensation Problems‖ literature that was included in your Welcome Package. For more information, please visit www.cmhc.ca. From this site, search for the article ―Measuring Humidity in Your Home‖. 10. Hardwood damages resulting from either inadequate or excessive suite heat will not be remedied. According to your hardwood warranty, environmental conditions must be maintained with a temperature of 65-75°F (18-24°C). A copy of your Warranty has been included in your Welcome Package. 11. Tampering with the automatic bathroom fan will void your entire home warranty. Tampering with your booster fan switch, by either setting it to the ―off‖ position or otherwise disengaging it, will void your entire home warranty. 12. The Builder is not responsible for appliance repairs after the initial sale closing date. To facilitate an appliance repair, the owner must contact the appliance service company directly. Please refer to the ―Contact Information‖ tab for the appliance service phone number(s). 13. The Builder will only repair some warrantable items once during the term of the warranty (please refer to the ―Home Components‖ section of this Manual for details regarding warranty guidelines). For example, the Builder will come once, within the applicable warranty period, to fill reported cracks in either the drywall or the ceiling. The homeowner will be responsible for remedying subsequent cracks, at the homeowner’s cost. Painting of filled cracks is the responsibility of the owner. 14. The Customer Service Department will sign off on either a construction or warrantable deficiency if, in the Customer Service Department’s opinion, the applicable deficiency has been remedied to industry standards. Page 12 of 54 2nd Year End Corrective Period Inspection Period: No earlier than 24 months from warranty commencement date This is the final scheduled corrective period in the ―2/5/10‖ warranty. During this period, the homeowner should only be reporting defects in the electrical, plumbing, heating, and ventilation. In addition, any defect in materials and labour supplied for the exterior cladding, caulking, windows and doors that may lead to detachment or damage to the home is also warrantable. To arrange repairs for warrantable items, please fill out and return the ―Service Request Form‖ found at the end of this Manual under the tab ―Forms‖. Either e-mail, mail or fax this form to the Builder using the e-mail/address/fax information indicated on the form. If the homeowner mails the ―Service Request Form‖, he/she must do so by registered mail. The Builder will use its best efforts to complete warranty repairs within a reasonable period of time (following the expiry of the 2nd Year End Corrective Period). Please refer to the “Corrective Period Rules and Regulations” recorded under the “Year End Corrective Period”. Where applicable, they also apply to the “2 nd Year End Corrective Period”. For example, if the homeowner does not deliver his/her written request to the Builder on or before the day the applicable warranty period expires, then that warranty will be deemed expired. The Builder, in its sole discretion, will determine which “Corrective Period Rules and Regulations” apply to the “2nd Year End Corrective Period”. Warranty Reporting After 2nd Year End Corrective Period After the 2nd Year End Corrective Period, the warranty covering materials and labour is complete. For details regarding remaining warranty coverage, please peruse the table under the ―‖Warranty Description‖ section of the manual. Remember to mail in any registration cards you receive. Being in the manufacturer's records system ensures that the company will contact you in the event of a product recall. Warranty registration may also be necessary to validate warranties. Page 13 of 54 Emergency Procedures While emergency warranty situations are rare, when they occur, prompt response is essential. You may be able to mitigate or solve plumbing and electrical problems by referring to the troubleshooting tips at the end of this section. For natural gas and poison control emergencies, please phone the numbers noted on the chart below. The ―Home Components‖ section of this Manual contains care hints for the maintenance of your home. Care by you may prevent a problem or emergency. Please note that the home warranty issued by Travelers requires the homeowner to mitigate any damage to the home (including damage caused by defects or water penetration as set out in the warranty certificate); failure to do so may prejudice the homeowner’s entitlement to coverage under the warranty. An emergency constitutes a:  total loss of heat when the outside temperature is below 50°f  total loss of electricity  total loss of water  plumbing leak that requires the entire water supply to be shut off  gas leak During normal business hours, the homeowner may contact the Builder for any warrantable emergency repairs. Please refer to the ―Emergency Contacts‖ table below for contact numbers. After hours, the homeowner may contact the applicable local utility company. If this does not solve the problem, the homeowner may then contact the applicable trade contractor listed in the ―Contact Information‖ section of this Manual. Please note that the Builder will only reimburse the homeowner for after hours emergency costs if the Builder, in its sole discretion, determines that: 1. A warrantable emergency existed; 2. The homeowner did everything and anything necessary to mitigate the damage; 3. The homeowner did not contravene procedures noted in the Manual; 4. The repairs were facilitated by contractors listed under the “Emergency Contacts” section of this Manual; 5. The emergency occurred during the warranty period; and 6. The emergency is not covered by another insurance policy. Note: If a service (gas, electricity, water) is out in an entire area, attention from the local utility company is needed. Page 14 of 54 Emergency Contacts During Business Hours Monday To Friday 8:30am To 4:30pm Contact: Customer Service & Quality Assurance Department #800 – 925 W. Georgia Street Vancouver, BC V6C 3L2 Tel: (604) 895-0428 Fax: (604) 683-7690 E-Mail:[email protected] Builder Appliances: After Business Hours Weekends & Holidays Weekdays after 4:30pm Messages may be left @ 604-8950428. These messages will not be retrieved until on or after the next business day. Midland Appliance Monday to Friday (excluding statutory holidays) 9:00 am to 5:30 pm Saturdays 9:00 am to 5:00 pm 604-278-6131 Plumbing **During the warranty period, please contact the Builder first to report warrantable plumbing concerns. After Hours please call: Penno Plumbing Contact: 778 896-9408 Electrical **During the warranty period, please contact the Builder first to report warrantable electrical concerns. After Hours please call: Alpine Electric Contact: 604 632-1665 During the warranty period, please contact the Builder first to report warrantable electrical concerns. After Hours please call: Ocean Park Mechanical Contact: Roger @ 604 603 7244 Natural Gas Available 24 Hours Emergency Gas Leak Line 1-800-663-9911 Call If You Smell Gas! Poison Control Available 24 Hours Poison Control Line 604 682-5050 HVAC Heating Ventilation & Air Conditioning Troubleshooting Tips: Electrical No Electrical Service Anywhere In The Home Before calling for service, check to confirm that the:  Service is not out in the entire area. If so, contact the utility company.  Main breaker and individual breakers are all in the on position. No Electrical To One Or More Outlets Before calling for service, check to confirm that the:  Main breaker and individual breakers are all in the on position. Page 15 of 54  Applicable wall switch is on.  GFCI is set (see details on GFCIs, earlier in this section).  Item you want to use is plugged in.  Item you want to use works in other outlets.  Bulb in the lamp is good. Even if the troubleshooting tips do not identify a solution, the information you gather will be useful to the service provider you call Troubleshooting Tips: Plumbing No Water Anywhere In the Home Before calling for service, check to confirm that the:  Main shut off in your home is open.  Main shut off to the building is open.  Individual shut-offs for each water-using item are open. Leak Involving One Sink, Tub, or Toilet  Confirm shower door or tub enclosure was properly closed.  Turn water supply off to that item.  Use other facilities in your home and report problem on next business day. Back Up At One Toilet If only one toilet is affected, corrections can be carried out during normal business hours.  Shut off the water supply to the toilet involved.  Use a plunger to clear the blockage.  If you've been in your home fewer than 30 days, contact the Builder’s Customer Service Department (turn to ―Contact Information‖ tab).  If you've been in your home over 30 days, contact a repair service. You will be responsible for the cost. Page 16 of 54 Protecting Your Investment Manufacturer’s Literature The products installed in your home come with manufacturer’s’ ―Use and Care Guides‖ and ―Warranties‖ – please take the time to read them. These guides and warranties were provided to you on your sale closing date. The information contained in the manufacturer’s literature will not be repeated here. We make every effort to keep the information in this Manual current. If any detail in our Manual conflicts with the manufacturer's recommendations, follow the manufacturer's recommendations. Activate specific manufacturer's warranties by completing and mailing in registration cards (which should be located in the manufacturer’s literature). In some cases, manufacturer's warranties may extend beyond the first year; therefore, it is in your best interest to know about such coverage. Condensation Homeowner Use and Maintenance Guidelines When warm, moist air comes into contact with cooler surfaces, the moisture condenses. Outside we see this as dew; inside you may see it as a layer of moisture on gl ass windows and doors. This condensation comes from high humidity within the home, combined with low outside temperatures and inadequate ventilation. Some experts have estimated that a typical new home contains many gallons of water. Water is part of lumber, concrete, drywall texture, paint, caulk, and other materials used in building. Wet weather adds more moisture. This moisture evaporates into the air as you live in your home, adding even more moisture to that which is already generated by normal living activities. Over time, this source of moisture will diminish. To reduce in-suite moisture, please:  Do not cover or interfere in any way with the fresh air supply to your home;  Keep the dryer exhaust hose clean and securely connected;  Keep the dryer lint trap clean;  Develop the habit of running the hood fan when you are cooking;  Run your bathroom fan(s) when taking a shower or bath. Continue running the fan(s) for approximately 1 hour following your shower or bath. Failure to follow this instruction will void your entire home warranty;  Do not tamper with the main bathroom fan timer. It is wired to run 8 hours each day. Tampering with same will void your entire home warranty;  Leave several windows slightly open during spring, summer, fall and winter. This will allow humidity to escape (we have found that the fan alone does not lower humidity enough during the wet, cold winter). This will also prevent excessive moisture from forming on the inside of your windows. Keeping windows slightly open throughout the year will help: a. Keep the air in your suite fresh; b. Prevent damage to your possessions; and c. Prevent damage to your suite. Page 17 of 54  Avoid setting your thermostat at extreme temperatures. Heating your home will cause the materials to dry out faster, generating more moisture into the air. Drying materials out too fast also increases shrinkage cracks and separations Examples of damage are:  Mold growing on window frames, drywall and other surfaces (very unhealthy!);  Cords on the window blinds swelling, making the blinds hard to operate and likely to break; and  Water filling the bottom window track and damaging the drywall and wood sill beside it. If your windows are fogged up or wet on the inside, you are damaging your home. Normal Activities As you live in your home, your daily lifestyle contributes to the moisture in the air. Cooking, laundry, baths and showers, aquariums, plants, and so on all add water to the air in your home. Your daily routine can mitigate the amount of moisture in your home, and reduce condensation on interior surfaces. For more information, please review the “Avoiding Condensation Problems” literature that was included in your Welcome Package. You may also visit www.cmhc.ca. From here, search for the article “Measuring Humidity in Your Home”. Warranty Guidelines Condensation usually results from weather conditions and a family's lifestyle. The Builder has no control over these factors. The warranty coverage excludes condensation. Do Not Neglect Routine Maintenance Each home requires care administered by the homeowner from the very first day. Regular maintenance is essential to maintaining a quality home for a lifetime. Neglecting routine maintenance can not only erode home value, it can also affect the overall desirability of the community. Most importantly, it can void warranty coverage on all or part of your home! We have included a sample home maintenance schedule. If you do not feel comfortable performing the tasks below, or do not have the necessary equipment, you may want to retain a qualified handy person to help you. For routine maintenance instructions, please:  Review your home component maintenance manuals. These manuals were included in your Welcome Package. Where the information in this Manual contradicts information in the home component manuals, please defer to the later.  Peruse the following web pages for additional information: 1. http://www.cmhc-schl.gc.ca; 2. http://www.travelers.com Page 18 of 54 EXTERIOR Check and clean sump Check grades around house and fill in low areas Ensure the ground around your home slopes away from the foundation wall, so that water does not drain into your basement. Check exterior caulking and recaulk if necessary Clean exterior cladding. Clean gutters and down spouts Check roof for defects Check foundation and concrete slabs for signs of leakage or damage Ensure air vents are not blocked by snow or debris Ensure all doors shut tightly. Renew weatherstripping if required. Ensure all windows and skylights close tightly. Ensure window wells are kept free of debris and/or leaves Winterize landscaping, for example, store outdoor furniture, prepare gardens and, if necessary, protect young trees or buses for winter. Undertake spring landscape maintenance and, if necessary, fertilize plants and grass. Ensure all grass and plant material is watered and fertilized on an as need basis. Re-level any exterior steps or decks which moved due to frost or settling. INTERIOR FINISHES Recaulk showers and countertops if necessary Seal grout Lubricate door hinges Wash range hood filter If there is a door between your house and garage, check the adjustment of the self-closing device to ensure it closes the door completely. Monitor your home for excessive moisture levels. If, for example, there is condensation on your windows, you are causing damage to your home. Disconnect the duct connected to the dryer and vacuum lint from the duct, the areas surrounding your clothes dryer and your dryer’s vent hood outside. PLUMBING Winterize hose bibs and irrigation systems, BEFORE THE FIRST FROST. Drain and store outdoor hoses. Blow out sprinkler lines Check the basement floor drain to ensure the trap contains water. Refill with water, if necessary. If you are not using a plumbing fixture frequently (for example, a sink or shower stall), run some water briefly to keep water in the trap. Check all faucets for signs of dripping and change washers as needed. Clean drains in dishwashers, sinks, bathtubs and shower stalls. WINTER FALL SUMMER SPRING ITEM ONCE A MONTH Routine Maintenance Schedule √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ √ Page 19 of 54 Test plumbing shut-off valves to ensure they are working. Consult your hot water tank manual for maintenance instructions. ELECTRICAL Check GFI/AFCI circuits Check electrical plugs and outlets to ensure fire safety. Worn plugs feel warm to the touch and need to be replaced immediately. Check smoke/carbon monoxide detectors Check security alarms. Vacuum fire and smoke detectors, as dust or spider webs can prevent them from functioning. HEATING Clean fireplace and furnace, as per their respective manuals. Service Heating System Clean or replace furnace air filters Ensure air vents are not blocked by debris WINTER FALL SUMMER SPRING ONCE A MONTH ITEM √ √ √ √ √ √ √ √ √ √ √ Page 20 of 54 Home Components Building Systems Structural system Foundation The most common material used in foundation construction is poured-in-place concrete. Concrete foundations and slabs shrink as they cure. The result of this shrinkage may be cracks as the stresses in the concrete are released. These cracks have little effect on the structural integrity of the building. Ground water is controlled by means such as site grading or drainage. Care must also be taken to ensure that landscaping modifications do not cause the soil to be placed above the height of the damp proofing material. As previously referenced, over time hairline cracks in the foundation wall may allow the entry of water. These can be repaired from the outside with an asphalt-based sealant. If exterior access is not possible, numerous concrete patching compounds are available commercially which can be installed to the inside surface of the concrete wall. Wood Frame The most common means of building the structure of a new home is a method called ―platform framing.‖ This method incorporates a vertical frame of 2‖ x 4‖ or 2‖ x 6‖ studs with continuous plates of the same width at the top and bottom of the wall. The wall studs are generally on a 16‖ or 24‖ spacing. Plywood, lumber or oriented strand board (OSB) sheathing is used on the exterior of the frame. The floor ―platforms‖ are constructed using manufactured truss joists, 2‖ x 8‖, 2‖ x 10‖, 2‖ X 12‖ floor joists of solid lumber or manufactured floor joists with sheathing screwed or nailed to the top surface. To help eliminate squeaks and to provide additional structural rigidity, glue is often applied to the top of the floor joist prior to the installation of the floor sheathing. The interior and exterior walls of the structure and/or the perimeter foundation wall generally support the floor joists. For space considerations, beams constructed of several joists nailed together, or engineered wood products, may be used to support the joists in lieu of a wall. For larger loads or longer spans, a specialized manufactured beam may be used for added strength. Posts at intermediate locations may support these beams. Most roofs are constructed using pre-fabricated wood roof trusses spaced 600mm (24‖) apart. Detailed roof structures may be framed by hand using roof rafters and ceiling joists. Following installation, the wood used to construct your building(s) will shrink as it dries out. This shrinkage will cause minor changes in the size and the shape of the wood members. These changes do not affect the structural integrity of the wood frame, but may cause changes in the finishes used throughout your new home. The most common changes are cracks or nail pops in the finished surfaces of the drywall on the walls and ceilings. The movement that results from the shrinkage of the structure may also affect other finishes such as flooring and wood trims. Minor floor squeaks appear and doors may begin to bind. Any necessary repairs in this regard should be postponed until towards the end of the first year to allow the majority of the wood shrinkage to occur. Page 21 of 54 Beams and Teleposts As previously referenced, the main floor of the residence may be constructed with beams installed beneath the floor structure to support the floor joists above. In turn, posts may support these beams at specific intervals. Clay or other soils subject to shrinking or swelling may be common in some geographical regions. In these regions, adjust able posts may be used. These posts are threaded and commonly referred to as teleposts. The beam should be checked for straightness at least twice a year and the posts adjusted as needed. A hairline crack between the wall and the ceiling over a main beam may be an indication that adjustments are required. If further development is undertaken in unfinished areas with teleposts, the new walls must not come in contact with the underside of the beam, as this will not allow adjustments to be made to the posts. Natural Gas Distribution System Your home is supplied with natural gas for your range/stove, fireplace, furnace and barbeque. Generally, gas shut offs are located near the appliance, in the furnace room or on the exterior of the home @ the gas meter. Natural gas is extremely volatile and must be used only with properly maintained appliances/equipment. Natural gas has a distinct smell if it is not ignited. It is important to know where the various shutoff valves are located in case you have to turn the gas off. Main Gas Shutoff Valve- The gas shutoff valve for the entire house is located on the gas meter, which is attached to the outside of your house. In the unlikely event you have to turn off the house gas, please re-familiarize yourself with the location of the valve – it was pointed out to you during your home orientation. To turn the gas off, use a wrench and turn the valve 90°; then, please contact Terasen Gas immediately. Furnace- There is a gas valve where the gas line enters your furnace. Turn the valve 90 ° to shut off the gas. Range- You will find the gas shut-off at the backside of the range, hidden behind the bottom drawer of the stove. You can access this shut-off by removing the stove drawer and reaching for the shut-off handle at the back of the range. The range shut-off location will be pointed out to you during your home orientation. The range burners have an electronic igniter that starts the burner. If the igniter fails to ignite the gas, gas can continue to be expelled. Simply turn off the burner, wait, then try again. Fireplace- There is a gas shut off inside a service panel at the bottom of the fireplace. Barbeque- There is a gas shut off at the exterior barbeque connection box. Extra caution must be observed with natural gas barbeques, as natural gas does not run out like propane. If you forget to turn off your barbeque and go away for a weekend, gas will keep burning until you return (or worse). Set a timer on the stove to remind you to turn the barbeque gas off. Gas Leak If you suspect a gas leak, leave the home immediately and call Terasen Gas at their emergency number, 1 800 663-9911. Only call Terasen once you have left your property.    IN THE EVENT OF A GAS LEAK: DO NOT switch on or off any electrical appliances DO NOT smoke DO NOT use naked flames Page 22 of 54     DO NOT DO NOT DO NOT DO NOT use intercoms or door entry systems – they can cause sparks use a phone in the property – it can cause sparks use mobile phones in the property – it can cause sparks flick any electrical switches – they can cause sparks Warranty Guidelines The gas company is responsible for leaks up to the main building meter on the exterior of the building. The Builder will correct leaks from the meter to the home for a period of two years after the closing date when the unit is first sold. Electrical System Homeowner Use and Maintenance Guidelines Know the location of the electrical breaker panel; it includes a main shut-off that controls all the electrical power to the home. Individual breakers control the separate circuits/and or sub panels (eg. Coach House). Each breaker is marked to help you identify which breaker is connected to which major appliance, outlet, or other service. Should a failure occur in any part of your home, always check the breakers in the main panel box. Main Electric Breaker Panel An electrical breaker panel provides the main shutoff breaker for all the electricity in your home. The main electrical breaker panel has been conveniently located in your home please take the time to note its location. If you have a Coach House, the main electrical breaker panel has a breaker to shut off the sub breaker panel. The sub breaker panel is located in the Coach House. Breakers Circuit breakers have three positions: on, off, and tripped. When a circuit breaker trips, it must first be turned off before it can be turned on. Switching the breaker directly from tripped to on will not restore service. Breakers Tripping Breakers trip as a result of: plugging too many loads (appliances, lights, fans, etc) into the circuit; a worn cord; a defective appliance; or operating an appliance with too high a voltage requirement for the circuit. The starting of an electric motor can also trip a breaker. If any circuit trips repeatedly, unplug all items connected to it and reset the breaker. If it trips when nothing is connected to it, you need an electrician. If the circuit remains on, one of the items you unplugged is defective and will require repair or replacement. Buzzing Fluorescent fixtures use transformer action to operate. This action sometimes causes a buzzing. Loud buzzing may mean the transformer needs to be replaced. Fixture Location We install light fixtures in the locations indicated on the plans. Moving fixtures to accommodate specific furniture arrangements or room use is your responsibility. GFCI (Ground-Fault Circuit-Interrupters) GFCI receptacles have a built-in element that senses fluctuations in power. Quite simply, the GFCI is a circuit breaker. Building codes require installation of these receptacles in bathrooms and kitchens (areas where an individual can come into contact with water while holding an electric appliance or tool). Heavy appliances such as freezers or power tools may trip the GFCI breaker. Page 23 of 54 Caution: Never plug a refrigerator or food freezer into a GFCI-controlled outlet. The likelihood of the contents being ruined is high and the limited warranty does not cover such damage. Each GFCI circuit has a test and reset button. Once each month, press the test button. This will trip the circuit. To return service, press the reset button. If a GFCI breaker trips during normal use, it may indicate a faulty appliance and you will need to investigate the problem. One GFCI breaker can control up to three or four outlets. Grounded System Your electrical system is a three-wire grounded system. Never remove the bare wire that connects to the box or device. Light Bulbs You are responsible for replacing burned-out bulbs, other than those noted during your home orientation. When you replace bulbs, avoid exceeding the wattage indicated inside the fixture as this may cause a safety hazard and void the warranty on the fixture. Modifications If you wish to make any modifications, contact a qualified electrician. You may reference our electrical sub-trade in the ―Contact Information‖ of this section. Having another electrician modify your electrical system during the warranty period may void that portion of your limited warranty. Outlets If an outlet is not working, check first to see if it is controlled by a wall switch or GFCI. Next, check the breaker. If no apparent reason is found, contact the Builder within your warranty period, and a qualified electrician after the warranty period. Warranty Guidelines During the home orientation, we confirm that light fixtures are in acceptable condition and that all bulbs are working. The warranty excludes any fixture you supplied. We provide the following limited electrical warranty. Designed Load During the 1st two years of the warranty, the Builder will repair any: a. electrical wiring that fails to carry its designed load to meet specifications (with the exception of alarm pre-wiring); and b. electrical outlet, switch or fixture that does not function as intended. Please note this warranty does not cover either: 1. Loss of power Food spoilage that results from lost of power to refrigerators or freezers. 2. Power Surge Power surges are the result of local conditions beyond the control of the Builder and are excluded from limited warranty coverage. These can result in burned-out bulbs or damage to sensitive electronic equipment such as TVs, alarm systems, and computers. Damage resulting from lightning strikes are excluded from limited warranty coverage. If the electrical deficiency occurs within the warranty period, please contact the Builder during business hours, and our electrical trade after business hours. Refer to the ―Contact Information‖ section of this Manual for the electrician’s phone number. If the warranty has expired, please contact the electrician of your choice. Page 24 of 54 Security Alarm - Upgrade Homeowner Use, Maintenance and Warranty Guidelines Homes at Summerfield are pre-wired for a security system. If you selected a security system as a customization upgrade, your Welcome Package will contain the operation manual for the alarm. To activate monitoring, you need to contact an alarm system monitoring company. The homeowner is responsible for any associated monitoring costs. Please review the manual for warranty details. To report any warrantable defects during the warranty period, please contact the alarm provider. The Builder makes no representation that an alarm system will provide the protection for which it is installed or intended. Voice/Data/TV System Homeowner Use and Maintenance Guidelines Your home is equipped with a central voice/data/TV multimedia service box which is generally located in the basement of the home. Connections are made from the box to the numerous outlets located throughout the home. Please note there is room to install internet modems/routers, telephone and TV connections. Initiating service, adding additional outlets or revising outlet locations for decorating purposes or convenience is the homeowner’s responsibility. Warranty Guidelines The Builder will correct faulty outlets that are discovered during the home orientation. The Builder will also repair faulty wiring from the outlet service box into the home. The warranty period for same is two years, and begins on the closing date when the unit is first sold. From the service box outward, care of the wiring is the responsibility of the local telephone service company. Smoke/Carbon Dioxide(CO) Detectors Homeowner Use and Maintenance Guidelines Each home is equipped with smoke/CO detectors. Smoke detectors are installed in accordance with building codes, which dictate locations. The Builder cannot omit any smoke detectors, and you should not remove or disable same. The number of detectors per home depends upon the size of the home. Testing your smoke detector is very important. The homeowner should: a) Test the smoke detector once a month; b) Hold the test button on the detector for 10 seconds to ensure that the device beeps or rings loudly; c) Avoid lighting candles under the detector to see if the alarm goes off. Repeated use of smoke to activate can cause detectors to fail when a real fire occurs; and d) Clean the smoke detector twice a year with a vacuum. Page 25 of 54 Please remember, if your smoke detector goes off, you literally have seconds to respond. There is absolutely no time to gather possessions. Your best response is to leave your home immediately and call 911 from a phone outside your home. Vacuum, Built In Distribution System Your home is equipped with a central vacuum distribution system. This means the necessary piping and wiring have been assembled in the walls to allow for the installation of an optional central vacuum. You, the homeowner, are responsible for the cost of installing the vacuum. Homeowner Use and Maintenance Guidelines/Warranty Guidelines If you opted for the built in vacuum upgrade, please refer to the ―Built-in Vacuum‖ manual that was included in your Welcome Package. Storm Sewer System The city storm sewer system is connected to a concrete sump outside your house. Please do not bury the sump lid with landscaping, as it could impede locating the sump at a future date. Rain water collected by drain tile around your basement is deposited in your sump, and then discharged into the city storm sewer system. Rainwater from your gutters drains onto ―splash pads‖ – these are located at the bottom of the downpipes. Plumbing Homeowner Use and Maintenance Guidelines Your plumbing system has many parts, most of which require little maintenance. Proper cleaning, occasional minor attention, and preventive care will assure many years of good service from this system. Extended Absence – Main Shut Off If your home and Coach House is unoccupied for an extended period of time, you should shut off the main water supply. The main shutoff is located by the hot water heater – this was pointed out to you during your home orientation. Also remember to turn off the power to the hot water tank(s) – this will prevent the tank water from evaporating during your absence. Please take care to shut off the power to the hot water tank, and not to the furnace gas valve. Leaks If a plumbing leak occurs, turn off the water supply to the area involved. This may mean shutting off the water to the entire home. Then, if the leak occurs during the warranty period, contact the Builder during business hours, or our plumbing trade after business hours. Please refer to the ―Emergency Contact Information‖ section of this Manual for the plumber’s phone number. If the warranty has expired, you may contact the plumber of your choice. Shut-Offs Each toilet has a shut-off on the water line under the tank. Hot and cold shut-offs for each sink are on the water lines under the sink. Clogs Many plumbing clogs are caused when foreign materials are inserted into plumbing lines. For example, the main causes of plumbing clogs are domestic items such as disposable diapers, excessive amounts of toilet paper, sanitary supplies, Q-tips, dental floss, and children's toys. Improper garbage disposal use also causes many plumbing clogs. Always use plenty of cold Page 26 of 54 water when running the disposal. Allow the water to run 10 to 15 seconds after shutting off the disposal. You can usually clear clogged traps with a plumber's helper (plunger). If you use chemical agents, follow directions carefully to avoid personal injury or damage to the fixtures. Any waste materials, including grease, fat and petroleum products, should not be disposed of down the plumbing system. These materials will accumulate in the piping, especially in the P-traps, and can significantly reduce the flow of water through the waste system. These substances are also very detrimental to the municipal sewage treatment systems. Clean a plunger drain stopper—usually found in bathroom sinks—by loosening the nut under the sink at the back, pulling out the rod attached to the plunger, and lifting the stopper. Clean and return the mechanism to its original position. Hose Bibs Hose bibs (garden hose connections) often have a valve inside the building that can be shut off. This allows the hose connection to be drained from the inside, before winter, to prevent freezing and possible bursting of the exterior section of the piping. These shut-off valves should be identified and shut-off in the winter months, before the first frost. Once the water supply has been shut off, the exterior valve should be opened to allow the exterior portion of the piping to drain. This process is reversed in the spring once the threat of freezing is gone. If the homeowner fails to winterize the system, damage may ensue. This damage is not covered by warranty. Some hose bibs are ―frost free‖, which means that the exterior valve is connected to a long stem that causes the water supply to be shut off inside the wall. The outer portion of the piping then drains freely. Homes with a separate detached garage, with no living quarters above, DO NOT have frost free hose bibs. Therefore, they need to be winterized as outlined above. Garden hoses should not be left connected to a hose bib during freezing weather, as neither can drain (this includes hoses attached to a “frost free” bib). Ice forming in the hose due to un-drained water can break either the hose or the hose bib, and cause the supply pipe to freeze. This damage is not covered by warranty. Hot Water Heater Your home is equipped with a 50 gallon electric water heater. Please consult the manufacturer’s documentation for details regarding your hot water tank. This documentation was included in your Welcome Package. Hot Water Heater Temperature Expect temperatures to vary if water is used in more than one location in the home at the exact same time. Please consult the manufacturer’s documentation for more details. Low Flush Toilets Due to conservation efforts and by-law regulations, today’s toilets use less water. In fact, today’s toilet use 2/3 less water than the old standard toilets. As a result, flushing twice is occasionally necessary to completely empty the toilet bowl. Rest assured, even when you flush twice, you are saving water and complying with the law. Low flush toilets may clog more easily. As such, it is recommended that you do not dispose of large volumes of paper, or ANY feminine products, in the toilet. Water flow restrictors Page 27 of 54 Water flow restrictors are manufactured into faucets and showerheads. These cannot be removed. Stainless Steel sinks Clean stainless steel sinks with soap and water to preserve their luster. Avoid using abrasive cleaners or steel wool pads; these will damage the finish. Prevent bleach from coming into prolonged contact with the sink as it can pit the surface. An occasional cleaning with a good stainless steel cleaner will enhance the finish. Rub in the direction of the polish or grain lines and dry the sink to prevent water spots. Avoid leaving produce on a stainless steel surface, since prolonged contact with produce can stain the finish. Also avoid using the sink as a cutting board; sharp knives will gouge the finish. Local water conditions affect the appearance of stainless steel. A white film can develop on the sink if you have over-softened water or water with a high concentration of minerals. In hard water areas, a brown surface stain can form appearing like rust. Porcelain sinks/toilets/tubs You can damage porcelain enamel with a sharp blow from a heavy object or by scratching. Do not stand in the bathtub wearing shoes unless you have placed a protective layer of newspaper/plastic over the bottom of the tub. If you splatter paint onto the porcelain enamel surfaces during redecorating, wipe it up immediately. If a spot dries before you notice it, use a recommended paint removal product. Running Toilet To stop running water, check the shut-off float in the tank. You will most likely find it has lifted too high in the tank, preventing the valve from shutting off completely. In this case, gently bend the float rod down until it stops the water at the correct level. The float should be free and not rub the side of the tank or any other parts. Also check the chain on the flush handle. If it is too tight, it will prevent the rubber stopper at the bottom of the tank from sealing, resulting in running water. Tank Care Avoid exposing the toilet to blows from sharp or heavy objects, which can cause chipping or cracking. Avoid abnormal pressures against the sides of the tank. It is possible to crack the tank at the points where it is attached to the bowl. Do not use cleaning products that are inserted into the tank. Aerators Even though your plumbing lines have been flushed to remove dirt and foreign matter, small amounts of minerals may enter the line. Aerators on the faucets strain much of this from your water. Please note that as part of normal maintenance, you will need to occasionally clean your aerator. Cleaning Follow manufacturer's directions for cleaning fixtures. Avoid abrasive cleansers. They remove the shiny finish and leave behind a porous surface that is difficult to keep clean. Clean plumbing fixtures with a soft sponge and soapy water (a nonabrasive cleaner or a liquid detergent is usually recommended by manufacturers). Then polish the fixtures with a dry cloth to prevent water spots. Warranty Guidelines Page 28 of 54 During the home orientation, we will confirm that all plumbing fixtures are in acceptable condition and are functioning properly, and that all faucets and drains operate freely. We will repair deficiencies as follows: Broken Shower Diverter The shower diverter will be permanently damaged if it is used to re-direct the flow of water back from the shower to the tub faucet without completely shutting off the water. The Builder WILL NOT repair any diverter that has been damaged by the homeowner. Clogged Drain The Builder will correct clogged drains that occur within 30 days of the Initial Sale. IF WE ARE CALLED TO A HOME TO REPAIR A CLOG THAT HAS BEEN CAUSED BY THE HOMEOWNER, WE WILL BILL THE HOMEOWNER FOR THE COST OF REMOVING THE CLOG! PLEASE NOTE THIS INCLUDES TOILET AND SINK CLOGS CAUSED BY THE HOMEOWNER!!! After the first 30 days, the homeowner is responsible for correcting clogged drains. Cosmetic Damage The Builder will correct any fixture damage noted during the home orientation. Repairing chips, scratches, or other surface damage noted subsequent to the home orientation is your responsibility. Leaks The Builder will repair leaks in the plumbing system that occur within the two-year warranty period. The warranty begins on the closing date when the unit is first sold. If a plumbing leak caused by a warrantied item results in drywall or floor covering damage, we will repair or replace items that were part of the home as originally purchased. We do not make adjustments for secondary damages (for example, damage to wallpaper, drapes, and personal belongings). Insurance should cover these items. Noise Changes in temperature or the flow of the water itself will cause some noise in the pipes. This is normal and requires no repair. We will repair persistent water hammer that occurs within the first two years of the warranty. Again, the warranty begins on the closing date when the unit is first sold. Ventilation Homeowner Use and Maintenance Guidelines Homes today are built more tightly than ever. This saves energy dollars, but creates a potential concern: humidity. Humidity is generated by people breathing, bathing, cooking and living in homes. Humidity must be ventilated to the outdoors; otherwise, condensation, cooking odours, indoor pollutants, and carbon monoxide may accumulate indoors. We provide mechanical and passive methods for ventilating homes; however, your attention to ventilation is equally important to your family’s health and safety. Please take the time to review the following recommended daily living habits – adopting these habits will reduce humidity by improving ventilation. Your Daily Ventilation Habits Your daily habits can help keep your home well ventilated. Please:  Do not cover or interfere in any way with the fresh air supply to your suite;  Keep the dryer exhaust hose clean and securely connected;  Keep the dryer lint trap clean; Page 29 of 54  Develop the habit of running the hood fan when you are cooking;  Run your bathroom fan(s) when taking a shower or bath. Continue running the fan(s) for approximately 1 hour following your shower or bath. Failure to follow this instruction may void your home warranty;  Do not tamper with the main bathroom fan timer. It is wired to run a minimum of 8 hours each day. Tampering with same will void your home warranty;  Avoid setting your thermostat at extreme temperatures. Heating your home will cause the materials to dry out faster, generating more moisture into the air. Drying materials out too fast also increases shrinkage cracks and separations Examples of humidity damage are:  Mold growing on window frames, drywall and other surfaces (very unhealthy!);  Cords on the window blinds swelling, making the blinds hard to operate and likely to break; and  Water filling the bottom window track and damaging the drywall and wood sill beside it. If your windows are fogged up or wet on the inside, you are damaging your home. If you are experiencing humidity damage, please ensure your bath fan is operating at least 8 hours per day, and that you are running your bathroom and kitchen fans when bathing and cooking. If you are following all requirements and recommendations, please contact our Customer Service Department – we will either offer recommendations or send a service technician. Ventilation Warranty Guidelines Damage caused by humidity is not covered by a home warranty. If the homeowner fails to follow the recommendations noted above, he/she will cause damage to the home for which the homeowner will be held accountable! Further, in several instances, failure to comply with the recommended daily living habits will render the Builder’s entire warranty null and void. Main Bathroom Ventilation Fan As required by the British Columbia Building Code (BCBC), principal exhaust fans, such as those in the bathrooms, must be on for a minimum of: a) Two (2) cycles of Four (4) hours each per day, or, b) One (1) cycle of Eight (8) hours per day This requirement can be increased, though it cannot be less than required intervals. The fan timers in your unit will be set to meet BCBC timed cycle requirements. As of the date this Manual was printed, the time period had yet to be established – it will, however, be conveyed to you during your home orientation. Please be aware that tampering with the fan timer operation and not meeting the minimum requirements will void your entire home warranty. Heating and Air Conditioning Heating in your home is provided via forced air gas furnace and/or electrical baseboard heaters. The furnace is located in the basement of your home – the furnace heats circulating air, and pushes it back through the home. Each home is assigned one furnace thermostat. The furnace thermostat is usually located in the living room area. The furnace thermostat controls furnace heat throughout the house. Electric thermostats are generally in the same room as the electric baseboard heater. Please note the gas/electric heaters will only turn on if their thermostats are set above the current Page 30 of 54 room temperature. The heaters will then run until they reach the temperature indicated on the gas/electric thermostat. Important: Ensure your home’s heat is maintained when outside temperatures are near freezing (even if you are away). Failure to keep your home heated may result in damage that will not be covered by warranty. Furnace Your home is primarily heated with a gas furnace. Once the heat is on, setting the thermostat to a higher temperature will not heat the home faster. Thermostats are calibrated to within plus or minus 2.5 °C. The furnace uses natural gas to heat circulating air – it then pushes the warm air through the home to provide heat. Furnace Ignition Your furnace is equipped with an ignition device which automatically lights the burners. DO NOT TRY TO LIGHT THE BURNERS BY HAND. Furnace power disconnect A power switch turns the furnace ―on‖ and ―off‖. The switch is located near the gas furnace its exact location will be pointed out to you during your home orientation. Please turn the power switch ―off‖ when changing furnace filters. The furnace can also be shut off by switching the appropriate breaker on the main electric breaker panel. The electric panel has been conveniently located in your basement. Furnace Filter The furnace system requires you to change an air filter every 6 weeks. The filter is located on the side of the furnace. The filter is responsible for removing air born particles and makes the home a cleaner and safer place to live. The quality of the filter dramatically changes the quality of operation of the furnace. Furnace Maintenance It is recommended that the gas furnace be serviced once every two years. Please retain a qualified service technician to service same. The homeowner is responsible for the cost of servicing the furnace. The technician will ensure that all gas and electrical power to the furnace is turned OFF before performing any maintenance or service on the unit (unless specific tests require gas and electrical supplies). To facilitate furnace servicing, we recommend you contact the furnace technician noted in the ―Contact Information‖ section of this Manual. Furnace Trouble Shooting If the furnace does not appear to be working, please: a) Check to see if the thermostat has not been turned down; b) Next, ensure that the power switch has not been turned off; c) If you are still having problems, and: *The furnace is under warranty, please contact the furnace trade listed in our Contact Information‖ section of the Manual; *The furnace is not under warranty, please contact a furnace repair specialist (homeowner’s cost). A qualified service technician should be used to repair any and all furnace problems. Avoid Heating System Vent Obstruction The heating system vents must be kept clear of all objects, as blocking these vents is potentially dangerous. Please make sure the vents remain unobstructed at all times. Page 31 of 54 Furnished Home The heating system was designed with a furnished home in mind. If you move in during the cooler part of the year, and have not yet acquired all of your draperies and furnishings, the home may seem cooler than you would expect. Furnace Warranty Guidelines We have installed the heating systems according to the local building codes, as well as th e engineering designs. Adequacy of the system is determined by its ability to establish a temperature of 21°C, as measured in the center of the room, 5 feet above the floor. For warranty details, please review the manufacturer’s documentation that was included in your Welcome Package. Furnace Thermostat Your home is equipped with a digital programmable furnace thermostat that makes it possible to pre-program temperature setting throughout the 24hr day. Most people prefer their home to be a slightly cooler while sleeping and while they are away at work. The programmable thermostat can accomplish this. Follow the directions on the thermostat manual. For warranty information, please review the manufacturer’s documentation that was included in your Welcome Package. When the thermostat activates the heating system, you may hear creaks and pings from the duct work system as the metal expands. The same sounds may be heard as the system cools down due to contraction of the metal. These sounds are normal and should not be excessively noisy. While eliminating all these sounds is impossible, the Builder will correct any excessive noise within the first year. Heat Pumps (Heating and Air Conditioning)-Upgrade Some homes may be equipped with an optional heat pump system connected to the furnace. The heat pump is capable of producing energy efficient heat in moderate temperature (above 2-5 deg C). In the summer, the heat pump can reverse the process and provide cooling to the home. With a heat pump, maximum air flow is paramount to proper and trouble free operation. Reduced air flow caused by dirty filters and partially blocked/shut air registers can cause the air coils in the furnace to ice up and stop and/or damage the unit. Read carefully the manual for the heat pump. Damages that occur as a result of ice build up are not covered under warranty. Exterior Components Building Envelope - General The building envelope is defined as the ―assemblies, components and materials of a New Home which are intended to separate and protect the interior space of the New Home from the adverse affects of exterior climate conditions.‖ It is comprised of a series of assemblies intended to control rain penetration, heat flow, moisture and air flow. Rainscreen Wall System The exterior cladding system utilizes ―rainscreen‖ technology. The rainscreen wall system provides a drainage plane to prevent water from being drawn into the framed wall assembly. Rainscreen systems incorporate a drainage cavity behind the cladding. By design, water that penetrates through the claddings runs down the backside of the cladding, where it is intercepted and drained back to the outside by flashings or weep holes. Page 32 of 54 Rainscreen wall systems generally incorporate bug screens at the top and bottom of the cavity to protect the cavity from nesting insects. The bug screen should not be painted, as this will prevent airflow in and out of the cavity. Roofing Your home is protected with an asphalt shingle. In the event of a roof leak, immediately:        Unclog gutters and rain water leaders to ensure adequate drainage of rain water; Inspect the roof for missing shingles - a severe wind storm could potentially damage the roof; Remove any accumulated debris on the roof (storms can blow branches that could puncture the roof); Check for the formation of ice dams. Snow melting on the roof and freezing as it runs off at the un-insulated overhang or eave can cause ice damming. Ice dams can cause water to back up under the shingles and will result in a leak inside. This is a rare natural occurrence and generally is not due to a Builder defect. When ice dams occur, the snow and ice should be removed off of the roof at the eaves and valleys; Locate the leak in the attic space and place a bucket underneath. Support the bucket on boards across two or more rafters to prevent further damage to the insulation and drywall. Remember to empty the bucket frequently and remove it from the attic once the leak is fixed. It is important not to leave a buck of water in the attic for a long period of time. As per the home orientation, please be very careful when entering the attic; generally, only a qualified professional should be permitted to access same. Notify the Builder immediately (not the roofer) if the damage occurs during the warranty period. Gutters and Downspouts Gutters are often installed at the perimeter of the roof to control the runoff of rainwater from the roof. They help prevent splash water and mud from being deposited onto the surface of the wall. If the gutters or the down pipes become clogged with debris or ice, water damage can occur as the water in the gutter will back up and leak out at unintended locations. Keep gutters, roof drains and downspouts free from obstructions such as leaves, tree needles and moss. Washed down by rain, particles from asphalt shingles can settle in the gutters and reduce their efficiency. As with the roof, the gutters should be checked for obstructions at least twice a year, after every heavy windstorm or after prolonged periods of freezing and thawing. When cleaning out gutters, do not allow the leaves and debris to clog the down pipes that lead to the ground. Windows Homeowner Use and Maintenance Guidelines To care for your windows, please review the following: Vinyl surfaces Clean vinyl surfaces with warm, clear water. Do not use powdered cleaner. After each cleaning, apply a silicone lubricant. Clean glass as needed with vinegar and water, a commercial glass cleaner, or the product recommended by the window manufacturer. Condensation Page 33 of 54 Condensation on interior surfaces of the window and frame is the result of high humidity within the home and low outside temperatures. Your family’s lifestyle controls the humidity level within your home. Please review the section on ―Ventilation‖ (see table of contents) for tips on reducing in-suite condensation. Sills Window sills in your home are made of wood. The most common maintenance activity is dusting. Twice a year, check caulking and touch-up as needed. Protect wood and wood product sills from moisture. If you arrange plants on a sill, include a plastic tray under the pot. Sticking Windows Most sliding windows (both vertical and horizontal) are designed for a 10-pound pull. If sticking occurs or excessive pressure is required to open or close a window, apply a silicone lubricant. This is available at hardware stores. Avoid petroleum-based products. Tinting Applying tinting of foil lining to dual pane windows can result in broken windows due to heat build-up. Some manufacturers void their warranty on the windows if you apply tinting or foil lining. Contact the manufacturer to check on their current policy before you apply such coatings. Weep Holes In heavy rains, water may collect in the bottom channel of window frames. Weep holes are provided to allow excess water to escape to the outside. Keep the bottom window channels and weep holes free of dirt and debris. Warranty Guidelines We will confirm that all windows and screens are in acceptable condition during the home orientation. We will also confirm that windows operate with reasonable ease, and that locks perform as designed. The Builder will repair or replace broken windows or damaged screens noted on the home orientation list. The Builder will also make adjustments to windows and locks that do not function as intended during the home orientation. In addition: Condensation Condensation that accumulates between the panes of glass in dual-glazed windows indicates a broken seal. We will replace the window if this occurs during the warranty period. Condensation that accumulates on the surface of interior windows and frames is NOT covered by warranty. This condensation indicates high humidity in the home, and low temperatures outside the home. As the homeowner influences the level of humidity within the home, the homeowner will be responsible for damage arising from same. Scratches The Builder confirms that all window glass is in acceptable condition at the home orientation. Minor scratches on windows can result from delivery, handling, and other construction activities. We will replace windows that have scratches readily visible from a distance of 4 feet (if same is noted during the home orientation). The Builder does not replace windows that have scratches visible only under certain lighting conditions. Page 34 of 54 Exterior Doors The front door is a wood-stained fibreglass door by Trimlite (―Distinction Series‖). The front door hardware is by Alliance. For more information, please refer to the maintenance and warranty information that was included in your Welcome Package. The remainder of exterior swing doors are ―Lynden Door Canada Inc‖ foam filled metal doors. In some cases, these doors contain a ―Trimlite‖ insulated glass panel and transom. The Lydnen doors contain hardware made by Taymor; specifically the Equinox Series in the C15 finish. For more information, please refer to the maintenance and warranty information that was included in your Welcome Package. If applicable, the man door between the garage and the house will be provided with an automatic door closer and seal (weather stripping). This is to ensure that the door automatically closes to prevent the entry of exhaust gases from the garage into the home. This closer may require periodic adjustment by the homeowner. Exterior doors are exposed to detrimental weather conditions and extreme temperature variations from the inside to the outside that can harm the surface of the door. Variations in the relative humidity from the interior to the exterior can also affect the door. Collectively or separately, these conditions can cause doors to warp or change in dimension. Seasonal variations can occur up to ¼‖ in any direction. It is prudent to refrain from trimming a binding exterior door, as the problem may rectify itself with a change in climatic conditions. Overhead Doors Overhead doors experience considerable wear and tear and should be regularly maintained for usage as well as security. Please consult your overhead door/electric opener manuals for maintenance and warranty information. These manuals were included in your Welcome Package. Please note these manuals delineate important safety concerns that the homeowner should be aware of. Exterior Siding and Trim For care and maintenance information, please refer to the care and maintenance guides that were included in your Welcome Package. To clean, use a hose and light soapy water. Masonry/Stone Neither the mortar joints in the stonework nor the stones themselves are entirely waterproof. The bottom course of stone may have intentional openings (weep holes) that allow for the drainage of moisture from the cavity located behind the stone. These openings must remain unobstructed and must be a consideration when landscaping. Flashing Metal flashing is installed at junctions between dissimilar materials and above unprotected door and window openings. Flashing may also be installed at each floor level to allow for movement in the exterior finish as the building structure shrinks and settles. These flashings are intended to redirect water from the face of the building and to drain any water from behind the exterior wall finish. The flashing will require washing periodically to remove accumulated grime and re-painting when corrosion of the metal becomes apparent. Page 35 of 54 At the time of installation, flashings are sloped downwards to the outer edge in order to drain water. If, with the settlement of the building, these flashings begin to slope in towards the building, repairs should be undertaken to correct the slope. Sealants (Caulking) Caulking is generally used to seal gaps and joints between dissimilar materials on the exterior of the building, in order to assure the continuity of the exterior surface. As the building moves due to the shrinkage of the building framing members and/or the finishing materials themselves, considerable stress is placed on the caulking materials. While a caulking joint should never be the only means of preventing water from entering a building, it is one of the initial means of keeping water out. Therefore, caulking requires examination annually before the wet weather arrives. Any cracked, damaged, or loose caulking should be removed and replaced. When reinstalling caulking, you should consider materials that are designed for specific use. We use NP-1 urethane caulking. Weather-Stripping Weather-stripping is installed around doors and windows to reduce air infiltration. Check the weather-stripping annually to ensure that the seal is adequate. Some weather-stripping is adjustable and the door should be slightly difficult to latch or lock in order to provide a good seal. Petroleum jelly can be used to lubricate rubber or vinyl products to maintain their flexibility. Dryer Vents, Lint Traps and Dryer Duct Work The exterior louvers or grilles for the dryers must be cleaned annually. In addition, homeowners should clean dryer lint traps after every use, as failure to do so may create a fire hazard and/or poor performance of the dryer. Ducts work must be cleaned when lint begins to accumulate within same. Duct terminations should be checked annually for lint build up. Lint build up would indicate the duct work requires cleaning. Balconies and Decks Please note, wood decks are exposed to rain, snow and sun. Cracking, warping and splitting of wooden deck materials is normal and cannot be prevented. Open seams in wood caps and exposed screws should be sealed with a suitable caulking to prevent the entry of water. Vinyl membrane decks should be cleaned several times per year, to allow water to slope properly. They should also be checked annually for their adhesion or attachment to the membrane. Should damage or failures occur such as de-lamination, the membrane installer must be notified within 30 days. OTHERWISE THE MEMBRANE WARRANTY WILL BE VOID. Decks –non membrane Decks are constructed from pressure treated wood joists and beams, then covered with pressure treated sleepers (eg. 1x4) at 12‖ on center or as directed by the Structural Engineer. 24‖ x 24‖ x 1.5‖ pavers are laid over the sleepers to form the deck surface. These pavers are structurally sufficient for the intended use. Avoid placing and or dropping heavy objects on the pavers as it is possible to damage/break the paver. The homeowner will be responsible to replace the broken/damaged paver. Page 36 of 54 Balcony and Patio Railings The aluminum railings should be checked once a year for general wear and tear. Loose connections, leaning, insecure posts, and rust are all common maintenance issues that should be addressed at this time. Exterior Paint & Coatings Please refer to your Welcome Package for colors, product information, maintenance and warranty information. Site Drainage and Grading The intent of site drainage patterns is to prevent surface water from pooling near or against the perimeter foundation wall of the building(s). This is accomplished adjacent to the building by sloping the soil away from the foundation walls on all sides. Depressions, due to soil compaction following construction, may occur adjacent to the foundation walls over time. These depressions should be filled by the owner as they become apparent and graded to direct surface water away from the walls for a distance of at least two meters (6’). At no time should water be allowed to pool against the foundation walls. In addition to the drainage considerations adjacent to the buildings, overall property drainage systems may include surface depressions (swales), drain tile curtain drains and catch basins. Ice, snow, leaves and other debris can block the flow of drainage and must be seasonally maintained. Care must be taken not to permanently alter the drainage flow so as to cause an ongoing drainage problem. During periods of excessive rainfall, standing water may occur due to soil saturation. Such conditions are beyond the control of the owner or Builder. General - Driveways or Parking Surfaces Most driveway or parking surfaces can be adversely affected by oil or other contaminants. You should routinely inspect for and correct dripping oil from automobiles. Concrete Entries, Sidewalks and Patios Entries and sidewalks are generally made of concrete. Concrete is a strong material that wears well and will perform for many years. Following installation, concrete will shrink as it cures. This shrinkage causes stress in the concrete, which often results in surface cracks as this stress is released. This cracking can be controlled by the installation of control joints in the concrete during construction. These deliberate joints in the concrete are more susceptible to cracking than the remainder of the slab, thereby preventing cracks from occurring in the slab surface itself. Unfortunately, these control measures are not always effective and surface cracks can appear despite the Builder’s best efforts. These cracks are generally cosmetic and do not require repair unless they constitute a tripping hazard that exceeds acceptable standards as set out by your warranty provider. Seasonal variations in temperature may also cause cracks in concrete slabs. Soil movement beneath the concrete due to frost penetration can crack and/or raise sections of the concrete. This change in height may change the direction of surface drainage causing water to pool against the foundation wall of the building. Should this occur, repairs should be undertaken to prevent water from pooling, as it may then seep through the foundation wall and into the home. Page 37 of 54 The instances described above are natural occurrences beyond the Builder’s control and, therefore, are not considered to be warrantable defects. Another potential cause of damage to concrete surfaces is road salt and other chemical contaminants. Road salt or other de-icing products used for ice control in the winter may adversely affect the surface of the concrete. As a result, road slush that contains road salt should not be allowed to melt on the concrete. A good alternative to de-icers is sand or cat litter – these products provide increased traction on icy sections of the driveway or sidewalk. Common lawn fertilizer, contaminated surface water, and run-off from stored materials can cause staining of the concrete surface that cannot be removed. Concrete sealers that are commercially available may reduce damage due to chemical contaminants. Care should be taken in the handling and storage of potential contaminants on or near any concrete surface. Brick/Concrete Pavers Brick/concrete products (such as paving stones) are also susceptible to surface damage and staining. The precautions pertaining to concrete surfaces listed above also apply to brick pavers. Brick/concrete pavers are installed on a bed of course sand or fine gravel. Some localized settlement may occur due to compaction of these materials. Should some areas settle excessively, lift out the pavers in the low area and add sand to level the area out. Suitable material for this repair can be purchased in bag form from most home supply centers. Asphalt Asphalt surfaces are seldom smooth and often have indentations. Tire impressions and checking or cracking at the edges due to expansion and contraction are other common characteristics. Damage to the surface may also occur in hot weather as the surface softens due to the heat. Sharp or pointed objects such as motorcycle kickstands or trailer hitches can penetrate the surface under such conditions. Automobile tires can scuff the surface as well under hot conditions, especially while turning. Gasoline and solvents will dissolve asphalt quickly. Any spills or fluid leakage from automobiles should be removed immediately. Periodic sealing of the asphalt surface (every two to five years) with an acrylic-based sealant is recommended. These products are readily available at most home supply centers. Landscaping Due to the nature of landscaping, we do not warranty plants or grass; we do, however, offer some tips to help ensure a beautiful garden for years to come. Frequent watering of the grass is essential during the first few weeks, after an area has had sod laid or been seeded. Once the grass is established, weekly watering is adequate. This will promote a deep root system that will result in a healthier, more drought resistant lawn. Frequent light watering results in a shallow root system, which causes the lawn to dry out and die in drought conditions. For the same reason, grass should not be cut shorter than two inches in height. Fertilizing twice a year and controlling weeds will promote a healthy lawn. Consult your local home garden center or maintenance contractor for suitable products. During the spring thaw, do not allow snow or ice to accumulate in shaded areas as this will damage the grass. Any accumulations of snow should be distributed evenly over a large area so that it melts evenly. Page 38 of 54 Some minor settlement will occur over some areas of new lawns or landscaping. These areas should be filled and re-seeded to maintain a level surface. When installing flowerbeds, be careful not to interfere with the drainage system. Ensure that flowerbeds are graded away from the foundation wall and that a minimum clearance of approximately eight inches is maintained between the ground level and the bottom of the exterior wall cladding. Never allow soil or gravel to come in contact with untreated wood materials or the exterior finishes of the building. Trees and shrubs should be trimmed clear of the buildings. Deep rooted plants or trees could interfere with the performance of the perimeter drainage system or slab drainage system. Newly planted trees or shrubs require a shallow depression around their base. The depression should be worked periodically to loosen the soil to allow air and water to penetrate to the root system. Once the plant is established (approximately two years), the depression can be filled in; however, never raise the soil above the level of the base of the trunk as this will kill the tree. Irrigation System- upgrade If you purchased the irrigation system upgrade, this system should be regularly serviced, especially prior to the spring and winter seasons. For information concerning irrigation service and maintenance, please refer to the literature included in your Welcome Package. We recommend a contractor be retained to winterize the system. Winterization involves blowing out or draining the water etc. Damage resulting from failure to winterize will not be covered by warranty. Careful attention should be taken to review the spray patterns of the sprinkler heads to ensure they do no spray onto any building components. As well, regular visual checks should be performed to look for and replace any damaged sprinkler heads. Wood Fencing Wood fences should be checked annually. The base of posts should be protected to ensure they are not damaged due to weed whacking. Wearing of the posts may reduce the effectiveness of the preservation treatment, which may result in rot. Frost action may also cause movement of the fence, which could cause the fence to lean/weaken. Annual inspection is recommended to check for loose posts or broken fencing. Fences are not covered by warranty. Interior Components Appliances Homeowner Use, Maintenance and Warranty Guidelines During your home orientation, the Builder confirms that all appliances are in acceptable condition. For appliance use, care warranty information, please consult the appliance manuals. These manuals were included in your Welcome Package. Where information in this Manual contradicts information in the product manuals, please defer to the latter. You can also find warranty and service information on the supplier’s website, the link to which can be found at www.midlandappliance.com. Page 39 of 54 The Builder is not responsible for repairs to any appliances after title is transferred. Should warranty service be required, please contact Midland Appliance directly at 604278-6131. During this call, you will be required to provide the model and serial numbers for the defective appliance, as well as the closing date on your home. Remember to mail in any registration cards you receive. Being in the manufacturer's records system ensures that the company will contact you in the event of a product recall. . Warranty registration may also be necessary to validate warranties. Bathroom Accessories Homeowner Use, Maintenance and Warranty Guidelines For information regarding the care and maintenance of your bathroom accessories, please refer to the ―Maintenance of Bathroom Accessories‖ letter that was included in your Welcome Package. For warranty information, please refer to the ―Guarantee of Bathroom Accessories‖ letter that was included in your Welcome Package. Blinds Homeowner Use, Maintenance and Warranty Guidelines For information regarding the warranty, care and maintenance of your blinds, please refer to the ―Window Coverings Warranty and Maintenance Information‖ letter that was included in your Welcome Package. Cabinets Homeowner Use and Maintenance Guidelines For information regarding your cabinets, please refer the ―Cabinet Care and Cleaning‖ letter that was included in your Welcome Package. Here are some additional tips: Grain Differences Your home may contain wood or wood veneer cabinets. Due to the natural variations in wood (and the way wood takes stain), you must expect grain or colour differences between and within the cabinet components. Hinges If hinges catch or drawer glides become sluggish, a small amount of silicone lubricant will improve their performance. Moisture Cabinet surfaces can become damaged or warped when moisture generating appliances are placed too near the cabinet (such as a crock-pot or kettle). When operating such appliances, place them in a location that is not directly under a cabinet. Please note: we will not correct damage to cabinets due to heat/moisture generating appliances. Home Orientation and Warranty Guidelines During the home orientation, we confirm that all cabinet parts are installed and that their surfaces are in acceptable condition. For warranty information, please refer to the ―Cabinet Warranty‖ letter which was included in your Welcome Package. During the limited warranty period: Alignment Doors, drawer fronts, and handles should be level and even. Page 40 of 54 Operation Cabinets should operate properly under normal use. Separations We will fill gaps between the cabinets and walls by caulking same if the gap exceeds 1/8 inch (locations behind appliances are exempted from this repair). Warping If doors or drawer fronts warp in excess of 1/4 inch within 24 inches, we will correct this by adjustment or replacement. Please note: the warranty coverage will not apply to cabinets that warp as a result of heat damage from a stove, kettle or other heat/moisture generating appliance. Wood Grain As previously stated, readily noticeable variations in wood grain and colour are normal in all wood or wood veneer selections. Replacements are not made due to such variations. Carpet Homeowner Use and Maintenance Guidelines For care information, please refer to the ―Carpet Stain Removal Guide‖. This guide was included in your Welcome Package. For additional care tips, please review the following. Where these tips contradict information found in the manufacturer’s literature, please defer to the latter. Burns Take care of any kind of burn immediately. First snip off the darkened fibers, then use a soapless cleaner and sponge with water. If the burn is extensive, talk with a professional about replacing the damaged area. Cleaning You can add years to the life of your carpet with regular care. Carpets wear out because of foot traffic and dirt particles that get trampled deep into the pile beyond the suction of the vacuum. The dirt particles wear down the fibers like sandpaper and dull the carpet. The most important thing you can do to protect your carpet is to vacuum it frequently. Vacuum twice each week lightly and once a week thoroughly. Heavy traffic areas may require more frequent cleaning. A vacuum cleaner with a beater-bar agitates the pile and is more effective in bringing dirt to the surface for easy removal. Vacuuming high-traffic areas daily helps keep them clean and maintains the upright position of the nap. Wipe spills and clean stains immediately. For best results, blot or dab any spill or stain; avoid rubbing. Test stain-removers on an out-of-the-way area of the carpet, such as in a closet, to check for any undesirable effects. Have your carpet professionally cleaned regularly, usually after 18 months in your new home and then once a year after that. Crushing Furniture and traffic may crush a carpet's pile fibers. Frequent vacuuming in high-traffic areas and glides or cups under heavy pieces of furniture can help prevent this. Rotating your Page 41 of 54 furniture to change the traffic pattern in a room promotes more even wear. Some carpets resist matting and crushing because of their level of fiber, but this does not imply or guarantee that no matting or crushing will occur. Heavy traffic areas such as halls and stairways are more susceptible to wear and crushing. This is considered normal wear. Fading Science has yet to develop a colour that will not fade with time. All carpets will slowly lose some colour due to natural and artificial forces in the environment. You can delay this process by frequently removing soil with vacuuming, regularly changing air filters in heating and air conditioning systems, keeping humidity and room temperature from getting too high, and reducing sunlight exposure with window coverings. Filtration If interior doors are kept closed while fans are operating, air circulation from the closed room flows through the small space at the bottom of the door. This forces the air over the carpet fibers, which in turn act as a filter, catching particulate pollution. Over time, a noticeable stain develops at the threshold. Fuzzing In loop carpets, fibers may break. Simply clip the excess fibers. If fuzzing continues, call a professional. Pilling Pilling or small balls of fiber can appear on your carpet, depending on the type of carpet fiber and the type of traffic. If this occurs, clip off the pills. If they cover a large area, seek professional advice. Rippling With wall-to-wall carpeting, high humidity may cause rippling. If the carpet remains rippled after the humidity has left, have a professional re-stretch the carpeting using a power stretcher, not a knee-kicker. Seams Carpet usually comes in 12-foot widths, making seams necessary in most rooms. Visible seams are not a defect unless they have been improperly made or unless the material has a defect, making the seam appear more pronounced than normal. The more dense and uniform the carpet texture, the more visible the seams will be. Carpet styles with low, tight naps result in the most visible seams. Seams are never more visible than when the carpet is first installed. Usually with time, use, and vacuuming the seams become less visible. Shading Shading is an inherent quality of fine-cut pile carpets. Household traffic causes pile fibers to assume different angles; as a result, the carpet appears darker or lighter in these areas. A good vacuuming, which makes the pile all go in the same direction, provides a temporary remedy. Shedding New carpeting, especially pile, sheds bits of fiber for a period of time. Eventually these loose fibers are removed by vacuuming. Shedding usually occurs more with wool carpeting than with nylon or other synthetics. Page 42 of 54 Snags Sharp-edged objects can grab or snag the carpet fiber. When this occurs, cut off the snag. If the snag is especially large, call a professional. Sprouting Occasionally you may find small tufts of fiber sprouting above carpet surface. Simply use scissors to cut off the sprout. Do not attempt to pull it, because other fibers will come out in the process. Stains No carpet is stain-proof. Although your carpet manufacturer designates your carpet as stainresistant, some substances may still cause permanent staining. These include, but are not limited to, hair dyes, shoe polish, paints, and India ink. Some substances destroy or change the colour of carpets, including bleaches, acne medications, drain cleaners, plant food, insecticides, and food or beverages with strongly coloured natural dyes (as found in some brands of mustard and herbal tea). Refer to carpet care and maintenance brochures for recommended cleaning procedures for your particular fiber. Pretest any spot-removal solution in an inconspicuous area before using it in a large area. Apply several drops of the solution, hold a white tissue on the area, and count to ten. Examine both tissue and carpet for dye transfer and check for carpet damage. Static Dry/Cooler weather outside often contribute to static electricity inside. Home Orientation and Warranty Guidelines During your home orientation, we confirm that your carpet is in acceptable condition. We will correct stains or spots noted at this time by cleaning, patching, or replacement. Will also ensure that the edges of carpets (along moldings and stair edges), are held firmly in place. Please note that in some areas, metal or other edging material may be used where carpet meets with another floor covering. Please note, WE ARE NOT RESPONSIBLE FOR: a) Carpet seams - carpet seams will be visible. We will only repair carpet gaps or frays noted during the home orientation. b) Dye lot variations - The Builder is not responsible for dye lot variations if replacements are made. For more information concerning your carpet warranty, please refer to the manufacturer’s documentation included in your Welcome Package. Ceramic Tile Homeowner Use and Maintenance Guidelines For detailed information concerning the care and maintenance of your tiles, please refer to the ―Tile and Stone Care and Maintenance Guide‖ included in your Welcome Package. For further care tips, please review the following: Cleaning Ceramic tile is one of the easiest floor coverings to maintain. Simply vacuum as required. Occasionally, a wet mopping with warm water may be appropriate. Avoid adding detergent to the water. If you feel a cleaning agent is required, use a mild solution of warm water and Page 43 of 54 dishwasher crystals (the crystals will not result in a difficult-to-remove lather on the grout). Rinse thoroughly. The ceramic tile installed on walls or countertops in your home may be washed with any nonabrasive soap or tile cleaner. Abrasive cleaners will dull the finish. Grout Discolouration Clean grout that becomes yellowed or stained with a fiber brush, cleanser, and water. Grout cleansers and whiteners are available at most hardware stores. Sealing Grout The grout in your suite is unsealed. Sealing grout is your decision and responsibility. Sealing your grout may keep your grout cleaner for a longer period of time. Please visit your local hardware store for grout sealant products and applicators. Separations Expect slight separations to occur in the grout between tiles. Cracks in the grout can be filled using premixed grout purchased from flooring or hardware stores. Follow package directions. Tile around bathtubs or countertops may appear to be pulling up after a time. This is caused by normal shrinkage of grout or caulk and shrinkage of wood members as they dry out. If this occurs, the best remedy is to purchase tub caulk or premixed grout from a hardware store. Follow directions on the container. This maintenance is important to protect the underlying surface from water damage. Home Orientation and Warranty Guidelines For warranty information, please refer to the ―Tile Warranty Letter‖ that was included in your Welcome Package. During the home orientation, we confirm that tile and grout areas are in acceptable condition. We will repair cracked tiles or grout as follows: Tile, One-Time Repair We will repair or replace cracked, badly chipped, or loose tiles one time, at the Year End Corrective Period (please refer to the ―Warranty Service‖ tab for more information.) We are not responsible cracks or chips caused by the homeowner. We are also not responsible for variations in colour or discontinued patterns. New grout may vary in colour from the original. Grout, One-Time Repair Cracks appearing in grouting of ceramic tiles at joints or junctions with other materials are commonly due to shrinkage. The Builder will repair grouting, if necessary, one time at the Year End Corrective Period (please refer to the ―Warranty Service‖ tab for more information). We are not responsible for colour variations in grout or discontinued coloured grout. Any grouting or caulking that is needed after that time is your responsibility Closet Shelves and Organizers Homeowner Use and Maintenance Guidelines Please refer to the ―Maintenance Guide‖ for maintenance of standard closet wiring. If you purchased a closet upgrade, also refer to ―Cleaning Instructions for Lifestyle Closet Systems‖. These materials were included in your Welcome Package. Warranty Guidelines Page 44 of 54 Please refer to the ―Wire Shelving Warranty‖ for a copy of the standard closet shelving warranty. If you purchased a closet upgrade, please refer to the ―Lifestyle Closet Systems Warranty‖. The applicable warranty was included in your Welcome Package. Countertops Homeowner Use and Maintenance Guidelines To extend the life of your natural stone countertops, please review the care tips provided to you; specifically, the ―Natural Stone Countertop Maintenance and Care Guide‖, and the ―Tile and Stone Care and Maintenance Guide‖. These letters/guides were included in your Welcome Package. Here are some additional tips: Cutting Board Use a cutting board to protect your counters when you cut or chop. Protect the counter from heat and from extremely hot pans. If you cannot touch the pan, do not place it on the counter. Caulking The caulking around the sink and between the countertop and the wall may shrink, leaving a slight gap. Maintaining a good seal in these locations is important to keep moisture from reaching the wood under the laminates and to prevent warping. Cleaning Avoid abrasive cleaners that will damage the luster of the surface. Mats Rubber drain mats can trap moisture beneath them, causing the laminated plastic to warp and blister. Dry the surface as needed. Natural Stone/Granite Cleaning, Keeping your stone clean is critical to maintaining the original appearance of your countertop. ―Don’t just pick up any cleaner from your local grocery store and use to clean your stone and grout. You would be surprised how many cleaners contain at least trace amounts of acid that can cause quick or eventual damage to fine stone and grout. Most stone and ceramic tile outlets carry cleaners that are specially designed to properly care for these fine surfaces‖ (Natural Stone Countertop Maintenance and Care Guide). Keeping your natural stone counters sealed is also critical to maintaining your countertop’s original appearance. Material should be re-sealed until it no longer accepts additional sealant. Coats of sealant are usually applied 24 hours apart, so that the sealant may soak in and harden. This process of re-sealing will help eliminate stains from occurring. Sealing should be re-applied once a year for granite products. Home Orientation and Warranty Guidelines During your home orientation, we confirm that all countertops are in acceptable condition. Please remember that stone countertops are a natural product, and will have variations in grain and texture. Stone surfaces may even have fissures and/or tiny pinholes. Grain variations, fissures and tiny pinholes are all acceptable conditions, as they occur naturally in the formation of stone. Page 45 of 54 We will repair the following surface damage noted during the home orientation:  Chips and scratches;  Cracks that extend from the surface of the slab, into the stone and through the grain. All other cracks will be deemed fissures, and will not be repaired. Repair of surface damage noted subsequent to the closing is one of your home maintenance responsibilities. Also note: Separation from Wall Separation of countertops from walls, backsplash, and around sinks results from normal shrinkage of materials. The Builder will re-caulk these areas one time during a first year corrective period. Subsequently caulking will be your home maintenance responsibility. Countertop Seams Laminated countertops will have one or more discernible seams. We will repair gaps or differential at the seams that exceed 1/16 inch. We will only repair gaps or seam differentials once during the warranty year. We do not repair seams that have been swollen as a result of the homeowner allowing water to stand over those seams. The seams must be kept dry at all times. Disposal – Food Waste Homeowner Use, Maintenance and Warranty Guidelines For information regarding the care and maintenance of your food waste disposal, please refer to the ―Operation and User Maintenance Instructions‖ that was included your Welcome Package. For warranty information, please refer to the ―Disposer manual‖ that was included in your Welcome Package. Door Hardware and Doors Door Hardware Homeowner Use and Maintenance Guidelines Doorknobs and locks should operate correctly with little attention. Over time, they may need slight adjustments due to normal shrinkage of the framing. Occasionally, you may need to tighten screws or lubrication. Doors Homeowner Use and Maintenance Guidelines The doors installed in your home are wood products subject to such natural characteristics of wood as shrinkage and warpage. Natural fluctuations caused by humidity, showers, dishwashers, temperature extremes, etc can require that interior doors may occasionally require minor adjustments. To best care for your home’s doors, please read the tips listed below: Bi-fold Doors Interior bi-folds sometimes stick or warp because of weather conditions. Apply a silicone lubricant to the tracks to minimize this inconvenience. Page 46 of 54 Failure to Latch If a door will not latch because of minor settling, you can correct this by making a new opening in the jamb for the latch plate (remortising), and raising or lowering the plate accordingly. Hinges You can remedy a squeaky door hinge by removing the hinge pin and applying a bit of grease to it. Avoid using oil, as it can gum up or attract dirt. Failure to lubricate hinges will cause them to wear and deposit black soot on the carpet or flooring. Shrinkage Use putty, filler, or latex caulk to fill any minor separations that develop at mitered joints in door trim. Follow with painting. Panels of wood doors shrink and expand in response to changes in temperature and humidity. Touching up the paint or stain on unfinished exposed areas is your home maintenance responsibility. Slamming Slamming doors can damage both doors and jambs and can even cause cracking in walls. Avoid slamming doors. Sticking The most common cause of a sticking door is the natural expansion of lumber caused by changes in humidity. During a damp season, a door may stick more frequently. Do not plane the door during this time unless it continues to stick after the weather changes. Before planning a door because of sticking, try two other steps: first, apply either a paste wax, a light coat of paraffin, or candle wax to the sticking surface; or second, tighten the screws that hold the door jamb or door frame. If planning is necessary even aft er these measures, use sandpaper to smooth the door and paint the sanded area to seal against moisture. Warping If a door warps slightly, keeping it closed as much as possible often returns it to normal. Weather Stripping Weather stripping (sealer around door opening) and exterior door thresholds (bottom plate of door) occasionally require adjustment or replacement. Home Orientation and Warranty Guidelines During the home orientation, we confirm that all doors and hardware are in acceptable condition and correctly adjusted. We will repair construction damage to doors noted on the home orientation list. For door warranty information, please refer to ―Door Warranty letter‖. This warranty was included in your Welcome Package. Please note, the following door defects are covered by a one year limited warranty: Adjustments Because of normal settling of the home, doors may require adjustment for proper fit. The Builder will make such adjustments during the first year. Panel Shrinkage Panels of wood doors shrink and expand in response to changes in temperature and humidity. Although touching up the paint or stain on unfinished exposed areas is your home maintenance responsibility, we will repair split panels that allow light to be visible during the first year. Page 47 of 54 Warping The Builder will repair doors that warp in excess of 1/4 inch during the first year warranty period, within our warranty procedure. Drywall Homeowner Use and Maintenance Guidelines Please review the following drywall maintenance tips. Ceilings The ceilings in your home are easy to maintain: periodically remove dust or cobwebs as part of your normal cleaning and repaint as needed. Repairs With the exception of limited one-time repair service provided by the Builder (see below), care of drywall is your maintenance responsibility. Most drywall repairs can be easily made. This work is best done when you redecorate the room. Repair hairline cracks with a coat of paint. You can repair slightly larger cracks with drywall filling compound. To correct a nail pop, reset the nail with a hammer and punch. Cover it with drywall filler, which is available at paint and hardware stores. Apply two or three thin coats. When dry, sand the surface with fine-grain sandpaper, and then paint. You can fill indentations caused by sharp objects in the same manner. Home Orientation and Warranty Guidelines During the home orientation, we confirm that drywall surfaces meet industry standards. The “6 foot” rule will apply. Briefly, the ―6 foot‖ rule states that a drywall imperfection will only be repaired if you can see a significant defect, under normal lighting conditions, from a standing distance of 6 feet. If not, it is NOT a defect! Should a defect be found, the Builder will repair and touch up the repair only. Please note that paint touch ups can be visible and the Builder will not paint entire walls because of a few touchups. It is important to note that the Builder is NOT obligated to repair drywall damage caused after ownership is transferred from the Builder to the homeowner. Repair of drywall damage caused after completion is one of the homeowner’s maintenance responsibilities. Please note it is our experience that drywall surfaces may be damaged during the move in process. As such, please instruct your movers to use extra caution to prevent same. The following drywall defects are covered by a one year limited warranty. Please refer to Section 13 of the ―Year End Corrective Period - Corrective Period Rules and Regulations‖ section for more information. One Time Repairs Slight cracking, nail pops, or seams may become visible in walls and ceilings. These are caused by the shrinkage of the wood and normal deflection of rafters to which the drywall is attached. We will repair drywall shrinkage cracks and nail pops one time during the first year corrective period. It is your responsibility to paint these repairs. Touch-ups may be visible. Repainting the entire wall or the entire room to correct flashing is your choice and responsibility. You are also responsible for custom paint colours or wallpaper that has been applied subsequent to closing. Due to the effects of time on paint and wallpaper, as well as possible dye lot variations, touch-ups are unlikely to match the surrounding area. Page 48 of 54 Please note: We do not repair drywall flaws that are only visible under particular lighting conditions. Related Warranty Repairs If a drywall repair is needed as a result of poor workmanship (such as blisters in tape) or other warranty-based repair (such as a plumbing leak), it is completed by touching up the repaired area with the same paint that was on the surface when the home was delivered. If more than one-third of the wall is involved, we will repaint the wall corner to corner. You are responsible for custom paint colours or wallpaper that has been applied subsequent to closing. The effects of time on paint and wallpaper, as well as possible dye lot variations, mean touch-up may not match the surrounding area. Flooring – Laminate (Standard) & Hardwood (Upgrade) Homeowner Use and Maintenance Guidelines For proper care and maintenance of your laminate or hardwood floors, please refer to your product’s ―Warranty, Care and Maintenance Guide‖. The applicable manual was included in your Welcome Package. Failure to follow floor care instructions will void your warranty. Here are some additional care tips: Floor Mats Use floor mats at entry ways and high traffic areas. Do not use mats with mesh backing, as the mesh will prevent circulation and trap humidity under the mat. Please note your laminate/hardwood warranty will be void if mats are not used in high traffic areas. Remove Shoes Always remove your shoes when entering. This will prevent grains of sand or other abrasive particles from scratching your floors. Heel Shoes and Pet’s Nails Floors may be indented by the extreme force caused by lady’s high heel shoes (measured in pounds per square inch (psi)). For example, a car has a load of 28-30 psi, while a 125 pound woman with high heels has a load of 2000 psi!!. High heels will cause indentation in laminate/ wood flooring! A general rule of thumb is to avoid letting any sharp or pointed object come into contact with your floor. This includes pets’ nails, which should be trimmed to minimize damage! Felt Tabs Always protect the feet of your furniture; specifically the areas that rest on the floors. You may use felt tabs on the underside of the furniture legs to prevent scratches or indentations occurring on the floor surface. Cleaning Keep water off the floor surfaces and NEVER wash hardwood with water. Vacuum the floor daily, remove debris and buff floors to restore luster. For more information, please review the ―Warranty, Care and Maintenance Guide‖ that was included in your Welcome Package. Please note that failure to follow floor care instructions may void your floor’s warranty. Home Temperature - Wood Floors – where applicable Page 49 of 54 Ensure that environmental conditions are maintained with a temperature of 65-75°F (1824°C), Hardwood flooring reacts to changes in the environment. Excessive heat or dryness can result in gapping or splitting; excessive humidity can result in cupping. Gapping, splitting, cupping or other problems resulting from exposure to improper environmental conditions ARE NOT covered by the product warranty. ―Character‖ of wood floors – where applicable Although hardwood by the name implies ―hard‖ wood, the reality is that depending upon the species, wood can actually be relatively soft and susceptible to small indentations and scratches. Over time, you will undoubtedly incur these imperfections which will add to the character of the floor. Home Orientation and Warranty Guidelines During your home orientation, the Builder reviewed the floors and determined if significant scratches and gouges were present. The ―6 foot,‖ rule is applied during the home orientation. Briefly, the ―6 foot‖ rule states that a gouge/scratch will only be repaired if you can see same from a standing distance of 6 feet. If not, it is NOT a defect. Small indentations of approximately 1/8‖ in size are common to all laminate/hardwood floors and are not considered a defect. Manufacturer guidelines state that strip hardwood flooring shall be installed to provide a surface where adjacent strips have no more than a 2mm difference in elevation (a 2mm difference is approximately the same as the thickness of a dime). Flooring not meeting this standard shall be repaired. This rule also applies to the gap variances between planks (for example, gap variances greater than 2 mm between planks will be repaired). Colour and Grain Variations of Wood Floors Please note that wood is a natural product, and variation in colour and grain pattern from one piece of flooring to another is normal. For warranty information, please review manufacturer’s documentation that was included in your Welcome Package. Also note: Floor Finish The Builder is NOT obligated to repair laminate/hardwood damage caused after ownership is transferred from the Builder to the Homeowner. Repair of floor damage caused after completion is one of the homeowner’s maintenance responsibilities. Please note it is our experience that hardwood floors may be damaged during the move in process. As such, please instruct your movers to use extra caution to prevent same. Specific Exclusions The following are specifically excluded from the Warrantable Repairs, and are subject to supplementary conditions: a) Depressions/indentations in the surface of the wood plank; and b) Deviation from the plane of the floor. Lighting Home Orientation and Warranty Guidelines During the home orientation, we will confirm that all light fixtures are in acceptable condition. For warranty information, please refer to the ―Lighting Warranty‖ letter that was included in your Welcome Package. Page 50 of 54 Mirrors Homeowner Use and Maintenance Guidelines To clean your mirrors, use any reliable liquid glass cleaner or polisher. These products are available at most hardware or grocery stores. Avoid acidic cleaners and splashing water under the mirror - either can cause the silvering to deteriorate. Acidic cleaners are usually those that contain ammonia or vinegar. Avoid getting glass cleaners on plumbing fixtures as some formulas can deteriorate the finish. Home Orientation and Warranty Guidelines During the home orientation, we will confirm that mirrors are in acceptable condition. If scratches, chips, or other damage to mirrors is noted at this time, we will correct same. In some cases, due to the length of the mirror, the installation will require that the mirror be installed in two pieces. Paint and Stain Homeowner Use and Maintenance Guidelines For tips on how to clean painted surfaces, please refer to the ―ICI Paints Technical Service Department Bulletin‖. This literature was included in your Welcome Package. Because of changes in the formula for paint (such as the elimination of lead to make paints safer), painted surfaces must be washed gently using mild soap and as little water as possible. Avoid abrasive cleaners, scouring pads, or scrub brushes. Flat paints show washing marks more easily than gloss paints do. Often better results come from touching up rather than washing the paint. Touch-Up When doing paint touch-ups, use a small brush, applying paint only to the damaged spot. Touch-ups may not match the surrounding area exactly, even if the same paint mix is used. When it is time to repaint a room, prepare the wall surfaces first by cleaning with a mild soap and water mixture or a reliable cleaning product. Home Orientation and Warranty Guidelines During your home orientation, we will confirm that all painted or stained surfaces are in acceptable condition. The “6 foot” rule will apply. Briefly, the ―6 foot‖ rule states that a paint deficiency will only be repaired if you can see same from a standing distance of 6 feet without magnification. If not, it is not a defect. The Builder will touch up paint as indicated on the home orientation list. You are responsible for all subsequent touch-up, except painting we perform as part of another warranty repair. Please note that paint touch ups made during a warranty visit may:  Be visible under certain lighting conditions; and  Not match the surrounding area. Over time, paint colours fade. Due to the effects of time on paint, as well as possible dye lot variations, touch-ups are unlikely to match surrounding painted areas). A copy of the sub-contractor warranty has been included in your Welcome Package. It is titled ―Paint and Coating Warranty‖. Page 51 of 54 Remote Controls Homeowner Use and Maintenance Guidelines When you move in, you will be given two remote controls which operate the garage doors. Each garage door has an independent frequency, and cannot be opened by another remote. To open or close the garage door, simply point the remote in the direction of the garage door, and click the remote control button. The remotes require no maintenance, and operate on batteries which will require replacement from time to time. The remote controls are susceptible to damage by moisture and impact, and should be handled gently. Home Orientation and Warranty Guidelines During the orientation we will confirm that the remote controls are in good operating condition. We will replace faulty remote controls within the first 30 days of the Initial Sale. Please refer to the manufacturer’s documentation for warranty details. Said manual was included in your Welcome Package. Shower Doors or Tub Enclosures Homeowner Use and Maintenance Guidelines For shower enclosure maintenance guidelines, please refer to the ―Maintenance Guide‖. This guide was included in your Welcome Package. Tub enclosures require minimal care and maintenance. Use a squeegee to remove water after a bath/shower to keep mineral residue and soap film to a minimum. A coating of wax can also help prevent build up of minerals and soap. Use cleaning products suggested by the manufacturer to avoid any damage to the trim and hardware. Check and touch-up caulking on an as needed basis. Avoid hanging wet towels on corners of doors - the weight can pull the door out of alignment and cause it to leak. Many of Summerfield homes feature ―frameless shower doors‖. Frameless shower doors are heavy (3/8‖ or ½‖) glass shower enclosures that are either silicone sealed to adjacent surfaces, or constructed using glass clips or continuous glass channels. These glass panels may be freestanding resting on a tiled curb, floor or bathtub / manufactured shower base. The glass panels may also be full height fixed to the ceiling, as opposed to freestanding. Shower doors may allow water to escape at their perimeters (this includes standard and frameless shower doors). Care should therefore be taken to ensure not only that bath mats are present, but also that any water outside the enclosure is mopped up after a shower. Home Orientation and Warranty Guidelines During your home orientation, we will confirm that all shower doors and tub enclosures are in acceptable condition. For warranty information on the shower enclosures, please review the ―Warranty‖ that was included in your Welcome Package. Also refer to the ―Warranty Disclaimer on Shower Doors‖. Although the shower supplier warrants that water should not escape past glass Page 52 of 54 channels, or silicone perimeter glass panel seals to adjacent surfaces, it does not warrant that water will not escape at the door perimeter. Page 53 of 54 Forms EMERGENCY &/OR YEAR END Service Request Form To be completed for EMERGENCY &/or year end purposes ONLY. To: Cressey (Douglas) Development Limited Partnership (the ―Developer‖). Attention: Customer Service Department 800-925 West Georgia Street Vancouver, B.C. V6C 3L2 Fax: E-Mail: 604-683-7690 [email protected] Name: Date: Address: Telephone: Work:_____________________ Home:__________________________ Sale Closing Date: Appointments for service are made during regular business hours: 7:00 am to 3:00 pm Monday to Friday. The owner must be present when the Developer is responding to either emergency or non-emergency warrantable claims. Please ensure that you schedule your service appointments so that you can remain at home until the repairs are complete. The Developer may only repair warrantable items once during the term of the warranty (refer to both the ―deficiency and warranty repairs‖ section & ―Home Components‖ section of this Manual for more details). Item # Location Description of Service Request Item Repaired 1. 2. 3. 4. 5. 6. 7. 8. Warranty Items Repaired: Homeowner Signature/Customer Service Signature Date Page 54 of 54