Go Back   BuildingHomes.ca - Building your community! > Ontario > Ottawa

Ottawa For those in Ottawa, Kanata, Stittsville, Orleans, Nepean. Mattamy, Minto, Bridlewood, Cardel, Claridge, Braebury, Monarch, Barrhaven, Half Moon Bay, Fairwinds, Findlay Creek, Notting Hill, West Pointe, Stonebridge, Edinburgh Common, Uniform at Orchard-Stonebridge-Barrhaven and more!


Reply
 
Thread Tools Display Modes
  #2571  
Old 2019-03-13, 08:58 PM
Inspector Phil Acker's Avatar
Inspector Phil Acker Inspector Phil Acker is offline
Senior Member
Regular User
 
Join Date: Mar 2008
Location: Ottawa
Posts: 1,244
Default

Quote:
Originally Posted by Bon View Post
Attached the photo of HRV's ducts connection and HRV Balancing Chart. Should the ducts installation cause the issue as you describe? And found the HRV balanced was incorrect for in 149 CFM and out 153 CFM.
First, don't be concerned with the balancing numbers as they can vary up to 10 CFM from the chart value. The balancing is set up using a magnehelic gauge, which measures pressure differentials between intake and exhaust ducts. Dampers are adjusted to balance the airflow intake and exhaust.

The moisture issue is separate from this. The physical layout for the ducts I can see in the photo are OK. You may wish to contact the company that installed your HVAC system to have them check out the leakage issue.

Quote:
Also, I moved in my house in July 18, 2018. When is the good time to make appointment from your company for the 1 year inspection?
Mot people schedule an inspection in the last 30 days before their anniversary date. I suggest setting an appointment for between the dates of June 18 and July 6.
__________________
Phil Acker, P.Eng, RHI
Acker Home Inspection Inc.

WEB: www.ackerhome.ca
PHONE: 613-447-9660
E-MAIL: phil@ackerhome.ca
Reply With Quote
  #2572  
Old 2019-03-14, 10:47 AM
Bon Bon is offline
Junior Member
Regular User
 
Join Date: Aug 2018
Location: Stittsville
Posts: 16
Default

Quote:
Originally Posted by Inspector Phil Acker View Post
First, don't be concerned with the balancing numbers as they can vary up to 10 CFM from the chart value. The balancing is set up using a magnehelic gauge, which measures pressure differentials between intake and exhaust ducts. Dampers are adjusted to balance the airflow intake and exhaust.

The moisture issue is separate from this. The physical layout for the ducts I can see in the photo are OK. You may wish to contact the company that installed your HVAC system to have them check out the leakage issue.

Mot people schedule an inspection in the last 30 days before their anniversary date. I suggest setting an appointment for between the dates of June 18 and July 6.
I contacted my builder yesterday, and they said that my HRV should not be run in temperatures below -20 degrees Celsius as the intake pipes may freeze. So, it is a reason why the leakage issue happen. Does it correct? My builder also said that they can send the HVAC company to have a look at my HRV but if it's determined that the unit froze, then it will be a maintenance issue for me and the HVAC company will invoice me for the service call and repairs.

https://tartanhomes.com/winter-maintenance-tips/

Thank you again,

Bon

Last edited by Bon; 2019-03-14 at 10:53 AM.
Reply With Quote
  #2573  
Old 2019-03-21, 08:46 PM
Inspector Phil Acker's Avatar
Inspector Phil Acker Inspector Phil Acker is offline
Senior Member
Regular User
 
Join Date: Mar 2008
Location: Ottawa
Posts: 1,244
Default

Quote:
Originally Posted by Bon View Post
I contacted my builder yesterday, and they said that my HRV should not be run in temperatures below -20 degrees Celsius as the intake pipes may freeze. So, it is a reason why the leakage issue happen. Does it correct? My builder also said that they can send the HVAC company to have a look at my HRV but if it's determined that the unit froze, then it will be a maintenance issue for me and the HVAC company will invoice me for the service call and repairs.
Actually, this is not advice I've seen from other sources, and I've been checking this out for the past hour by reviewing HRV manufacturer instructions and other expert advice in web searches. I haven't seen freeze-up in the ducts, but freezing can occur at the HRV's core. Manufacturer's deal with by closing the intake damper and allowing the unit to run by recirculating warm indoor air through the unit to remove this moisture. One exception with ducts is that they should be run so that water if present in the duct, condensation water will flow into the HRV unit. If there is a low point in the duct where water can accumulate, then the duct can get blocked by the water freezing, and there can be leaks due to the weight of water.

I do recommend that the HRV's be turned off when nighttime temperatures go below -20C because this can cause the indoor humidity to drop below 30%, and even with a humidifier set to operate continuously during heating cycles, the humidifier often can't pull the humidity up above 30%.

Indoor humidity is also affected by the environment in the home. More people in a house tends to drive humidity up; babies and young kids do the same; cooking with gas stoves; etc will tend to result in higher humidity levels.

I suggest monitoring indoor humidity daily, and act on the conditions at the time. If in your home, when the night temperature is forecast to go below -10C, then if your indoor humidity is less than 30%, turn the HRV off until such time as the indoor humidity is in the range of 30% to 45%.
__________________
Phil Acker, P.Eng, RHI
Acker Home Inspection Inc.

WEB: www.ackerhome.ca
PHONE: 613-447-9660
E-MAIL: phil@ackerhome.ca

Last edited by Inspector Phil Acker; 2019-03-21 at 08:50 PM.
Reply With Quote
  #2574  
Old 2019-03-23, 12:05 PM
creat creat is offline
Member
Regular User
 
Join Date: Oct 2017
Location: Ottawa
Posts: 35
Default

Hi Phil,

I sent you a PM - grateful if you could take look and advise.

Thank you
Reply With Quote
  #2575  
Old 2019-04-02, 11:42 AM
lermar lermar is offline
Junior Member
 
Join Date: Jun 2012
Location: ON/Ottawa
Posts: 9
Default Water penetration in basement 2 months after closing!

Hi Phil,
2 months into closing - after the big thaw we've noticed water leak in the basement - see photos attached.
Builder offered crack injection from inside the house. I suspect this fix is not as good as from the outside and in a few years it will leak again

2 questions:
What are the guidelines on fixing such issues?
How to reproduce the leak if it doesn't happen during regular rain/thaw (only heavy)?

Thank you
Attached Thumbnails
Click image for larger version

Name:	IMG-20190330-WA0007.jpg
Views:	108
Size:	149.3 KB
ID:	14666   Click image for larger version

Name:	IMG-20190330-WA0006.jpg
Views:	93
Size:	182.3 KB
ID:	14667  

Last edited by lermar; 2019-04-05 at 08:06 AM.
Reply With Quote
  #2576  
Old 2019-04-13, 07:54 AM
Inspector Phil Acker's Avatar
Inspector Phil Acker Inspector Phil Acker is offline
Senior Member
Regular User
 
Join Date: Mar 2008
Location: Ottawa
Posts: 1,244
Default

Quote:
Originally Posted by lermar View Post
2 months into closing - after the big thaw we've noticed water leak in the basement - see photos attached.
Builder offered crack injection from inside the house. I suspect this fix is not as good as from the outside and in a few years it will leak again
For minor cracks, injected epoxy or polyurethane by a foundation repair specialist are deemed as a satisfactory means of repair, particularly where the outside foundation wall is protected by a dimpled high-density polyethylene foundation waterproofing membrane. Digging out from the outside is typically performed for foundations not having such a waterproofing membrane, so that a membrane could be applied over the crack location.

Quote:
Originally Posted by lermar View Post
What are the guidelines on fixing such issues?
From a Tarion Warrranty Claim perspective, Tarion does not get into choosing a repair method; if they needed to intervene in a foundation issue, they would not prescribe a method of repair, rather, they would rule on whether a repair is required.

Quote:
Originally Posted by lermar View Post
How to reproduce the leak if it doesn't happen during regular rain/thaw (only heavy)?
If you refer to the Tarion Construction Performance Guidelines, Appendix A5, there is a procedure for conducting a water test on foundation leak issues. If Tarion were to intervene, you would need to demonstrate that a leak occurs when following this test method.
__________________
Phil Acker, P.Eng, RHI
Acker Home Inspection Inc.

WEB: www.ackerhome.ca
PHONE: 613-447-9660
E-MAIL: phil@ackerhome.ca
Reply With Quote
  #2577  
Old 2019-04-17, 02:32 PM
danny_italia danny_italia is offline
Senior Member
Regular User
 
Join Date: Sep 2010
Posts: 230
Default

Quote:
Originally Posted by Inspector Phil Acker View Post
Best practice is to have the ducts properly sloped such that there are no low places where water will collect. In winter conditions, moisture condenses in the duct and resulting water rolls to the lowest point. Sometimes ice forms and can lead to the duct getting blocked. So, where you have water collecting in the duct, lift this up to allow the water to drain either into the HRV or to the outside. If this can't be done, you should get the HRV contractor to come back and adjust the duct run appropriately to prevent this from happening.
I actually noticed something similiar going on in my home this year as well. We had accidently left our HRV running during the dead of winter for a few days and one night when going into the basement i noticed a small amount of water due to dripping on the floor below some of the insulated black duct which lead from the outside to my HRV. I assumed this was condensation due to the HRV and cold weather.

I turned it off and noticed nothing new so i hadn't given it a second thought until I saw this post.

From the sounds of it this is normal but how can one prevent even the dripping. Had the basement have been finished, would this not have damaged the ceiling?

Should the portion of where the duct collected water be replace since the insulation around it got a bit soggy?

Thanks!
__________________



Mattamy | Half Moon Bay - Phase 2 | Elm 'B'
Closing Date: July 29, 2014
Reply With Quote
  #2578  
Old 2019-04-18, 07:49 PM
Inspector Phil Acker's Avatar
Inspector Phil Acker Inspector Phil Acker is offline
Senior Member
Regular User
 
Join Date: Mar 2008
Location: Ottawa
Posts: 1,244
Default

Quote:
Originally Posted by danny_italia View Post
I actually noticed something similar going on in my home this year as well. We had accidentally left our HRV running during the dead of winter for a few days and one night when going into the basement i noticed a small amount of water due to dripping on the floor below some of the insulated black duct which lead from the outside to my HRV. I assumed this was condensation due to the HRV and cold weather.

I turned it off and noticed nothing new so i hadn't given it a second thought until I saw this post.

From the sounds of it this is normal but how can one prevent even the dripping. Had the basement have been finished, would this not have damaged the ceiling?

Should the portion of where the duct collected water be replace since the insulation around it got a bit soggy?
The best practice is to properly slope the pipe to prevent water collecting in the duct. This may need the help of a HVAC contractor to work our a better means of ducting.

The duct insulation should be OK once its dried out.
__________________
Phil Acker, P.Eng, RHI
Acker Home Inspection Inc.

WEB: www.ackerhome.ca
PHONE: 613-447-9660
E-MAIL: phil@ackerhome.ca
Reply With Quote
  #2579  
Old 2019-04-19, 04:07 PM
Al14 Al14 is offline
Junior Member
Regular User
 
Join Date: Apr 2015
Posts: 14
Default

Hi Phil,

You inspected our new home in August of 2017 that helped in getting many deficiencies repaired by the builder for our Tarion year end. Very much appreciated.

An issue that initially arose in the April of 2017 was a water leak in our basement. We found a pool of water in front of our electrical panel that showed no trail as to its origination. This leak was reported to the builder.

The solution, at that time, was to caulk the open top of a plastic pipe where the Rogers cable goes into the house near the electrical meter outside. This was done because there did not appear to be any water leak coming from any of the plumbing pipes in that area inside the home.

Since that repair, there has been no further indication of a water leak until we had that torrential downpour on Sunday April 14, 2019. Upon entering the utility room, there was not only a pool of water at the original spot, but also a small river of water traveling towards our furnace, and, for the first time, water was actually dripping from our electrical panel.

I took the cover off the electrical panel and found that there was no indication that water was infiltrating the inside of the electrical box itself.

Today, Friday April 19, 2019, the leak has resumed with the rain. It took about 8 to 10 hours before it started after the rain had begun.

Can you please recommend how we should proceed to address this leak? Do we have any recourse with the builder through Tarion? Do we call a foundation specialist? Can you please recommend a contractor?

If you would like to see pictures, I can personal message them to you along with the builder details and their response from Monday, April 15, 2019.

Please advise at your earliest convenience.

Thank You.
Reply With Quote
  #2580  
Old 2019-04-22, 08:20 PM
Inspector Phil Acker's Avatar
Inspector Phil Acker Inspector Phil Acker is offline
Senior Member
Regular User
 
Join Date: Mar 2008
Location: Ottawa
Posts: 1,244
Default

Quote:
Originally Posted by Al14 View Post
You inspected our new home in August of 2017 that helped in getting many deficiencies repaired by the builder for our Tarion year end. Very much appreciated.

An issue that initially arose in the April of 2017 was a water leak in our basement. We found a pool of water in front of our electrical panel that showed no trail as to its origination. This leak was reported to the builder.

The solution, at that time, was to caulk the open top of a plastic pipe where the Rogers cable goes into the house near the electrical meter outside. This was done because there did not appear to be any water leak coming from any of the plumbing pipes in that area inside the home.

Since that repair, there has been no further indication of a water leak until we had that torrential downpour on Sunday April 14, 2019. Upon entering the utility room, there was not only a pool of water at the original spot, but also a small river of water traveling towards our furnace, and, for the first time, water was actually dripping from our electrical panel.

I took the cover off the electrical panel and found that there was no indication that water was infiltrating the inside of the electrical box itself.

Today, Friday April 19, 2019, the leak has resumed with the rain. It took about 8 to 10 hours before it started after the rain had begun.

Can you please recommend how we should proceed to address this leak? Do we have any recourse with the builder through Tarion? Do we call a foundation specialist? Can you please recommend a contractor?

If you would like to see pictures, I can personal message them to you along with the builder details and their response from Monday, April 15, 2019.
I suggest contacting the builder, to ask them to investigate. If you are past the 2nd year anniversary date, then the leak will be outside of Tarion warranty coverage.

If you haven't already done so, you should take a close look at the wall penetrations near the main electrical panel. Its possible that water is following the outside surface of the conduit. You can also perform a water test to see if that leads to leaks. The water test uses a garden hose with a sprayer to wet the wall simulating rain.

Please send me an email showing the issue, and I'll also need to know your address so I can go back over my photos while at your home.
__________________
Phil Acker, P.Eng, RHI
Acker Home Inspection Inc.

WEB: www.ackerhome.ca
PHONE: 613-447-9660
E-MAIL: phil@ackerhome.ca
Reply With Quote
Reply

Bookmarks

Tags
home inspection

Thread Tools
Display Modes

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off

Forum Jump

Similar Threads
Thread Thread Starter Forum Replies Last Post
Home inspector Misha_Nikki Ottawa 12 2008-03-08 07:15 PM
Home Inspector miko1234 Home Owner Tips, Upgrades and Maintenance 3 2007-10-03 09:37 PM
Home Inspector Mark & Lynda Stouffville - River Ridge, MainStreet and Country Lane 0 2007-09-12 11:31 PM
Home Inspector heatherandcameron Stouffville - Mattamy On Main and Wheler’S Mill 7 2007-02-11 05:12 PM
Home Inspector jms Milton 3 2006-09-13 07:36 PM



All times are GMT -4. The time now is 08:59 PM.



Copyright © PHAND Corporation
This document may not be used elsewhere without the expressed written consent of PHAND Corporation.
*** There is no association between this website and any builder. ***

Powered by vBulletin® Version 3.8.10
Copyright ©2000 - 2019, vBulletin Solutions, Inc.