Workmanship & Material

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The Alberta New Home Warranty Program

September 2011

The Alberta New Home Warranty Program

Workmanship & Material

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Introduction

2 The Alberta New Home Warranty Program

For most homebuyers a new home represents a significant investment. A new home is built from thousands of components, involves hundreds of design details, any number of construction people and takes months to build. With all those variables, it is not surprising that occasionally a disparity exists between the expectations of the homeowner and what the builder delivers.

Purpose of the Guide

The Alberta New Home Warranty Program (the Program) has created this Guide to identify specific criteria and measurement principles and to assure consistency is achieved when evaluating the issues. It also identifies the repair or replace resolutions as well as the criteria when the issue does not require further builder action.

This Guide is a public document. Builders and homeowners are encouraged to use this resource when discussing material and workmanship concerns. If the builder and the homeowner are unable to resolve the issue(s), the Program can be requested to assist. We offer knowledgeable and experienced inspectors, who provide mediation and conciliation services, and we provide an arbitration process as well.

Program Inspectors/Conciliators

Program inspectors have been well trained regarding technical construction issues and the use of this Guide, and are experienced in identifying and resolving the issues that impact a home. Their skills include technical knowledge, professional accreditation, dispute resolution management and they also have extensive experience in the home building industry. A Program inspector is a qualified and neutral third-party.

This Guide is intended for use by Program inspectors to complete

investigations and to prepare a Conciliation Report. Homeowners can request the services of Program inspectors by providing the Program with a written Request for Assistance pursuant to the provisions of the Warranty Certificate applicable to the home.

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Introduction

Program inspectors will exercise their judgment and discretion after reasonable consideration of the particulars of this Guide as well as any other relevant circumstances that impact the issue(s) under investigation.

Guide Limitations

Conventional, low rise, wood frame construction is the primary focus of this Guide, and it may not be applicable to other types of construction. Certain issues are beyond the control of the builder including issues which are the responsibility of the homeowner as part of regular maintenance of the home. There may also be a distinction between the warranty provided by the builder and the warranty provided by the Program which is subject to the terms, conditions and limits described in the Warranty Certificate issued by the Program for the home. Not all defects are warrantable defects. Industry standards and reasonable expectations of quality and finish are recognized in this Guide, and it is designed to be supplemented by applicable building codes and other guidelines or standards produced by industry associations. In the absence of a written specification, the builder’s show home may be referenced to establish the level of workmanship applicable to the issue under investigation.

This Guide is intended to assist with the identification of minimum acceptable standards for builders and homeowners. It is posted on the Program website www.anhwp.com and forms a part of the Warranty Certificate.

Note; Please see the Program website, www.anhwp.com, for the most current edition of the Guide.

Resources for Guide

This comprehensive Guide was initiated and organized by the Program and updated in September 2011. It could not have been written without the substantial contributions of representatives of Builder Members, industry experts, independent inspectors, sub-trades and suppliers. All of these outside resources were a credible source of information to establish references and

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Introduction

Resources for Guide | continued

people, associations and corporations who contributed time and resources to its preparation. We sincerely thank all contributors for their efforts.

Care and Maintenance Guide

A companion document to the Workmanship and Material Guide is the Guide to Care and Maintenance of your New Home. This guide provides additional information on the materials contained inside and outside your home.

The Guide to Care and Maintenance of your New Home can be found on-line at www.anhwp.com on the main page as a featured resource.

Disclaimer

While every effort has been made to ensure the accuracy and veracity of the information in the Guide, the Program is not responsible in any way for damages arising out of the use of the Guide. Although the Program relies on reputable sources and believes the information in the Guide is correct, and attempts to keep the Guide current, the Program does not warrant the accuracy or completeness of the information. The Program reserves the right to

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Definitions

The following acronyms, definitions or descriptions are used throughout this Workmanship & Material Reference Guide as defined terms. They may be capitalized and/or used in the context of the sentence (i.e. tense, plural) without altering the intent of the defined term.

ABC

The Alberta Building Code in effect at the date the building permit was issued for the home.

Abuse

To use something improperly to the extent that damage or excessive wear becomes apparent. Abuse can be unintentional, occasional or attributed to a seemingly innocent action.

Act of Nature

An act which occurs exclusively by the forces of nature, uncontrolled and uninfluenced by human intervention and which is of such a character that it could not have been prevented or escaped from by any amount of foresight or prudence. For example: a snowstorm or tornado.

Builder

The Builder named on the Certificate of Possession. Building Envelope

The external components of a building, (wall, floor, and ceiling assemblies), which afford protection to the interior from weather and exterior elements. Assemblies include components such as air barrier, insulation, cladding, roofing, windows and doors.

CEC

Canadian Electrical Code Conciliation Report

A written report issued by the Program that provides a binding decision regarding warranty issues in dispute with respect to defects in the home. Consequential Damage

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Definitions

Contiguous Areas Areas that are touching. Contract / Contractual

An agreement between two or more parties that is enforceable by law. Certificate of Possession (COP)

The Certificate of Possession refers to a form completed by the homeowner and the builder at the time of possession. The COP identifies the acceptability of specific components, systems and condition of the home at the time of possession.

The COP and attached list (if required) of defects/deficiencies is used to confirm in writing what parts of the home were complete and accepted as such and what parts were incomplete, missing, damaged, out of adjustment or inoperative, at the time of the possession.

The COP is the document used by the Program in evaluating a warranty issue during the first year workmanship and material period. A sample of the COP form provided by the Program to Builder Members can be found on our website www.anhwp.com.

Homeowners should refer to the Program’s publication From Purchase to Possession & Beyond, which elaborates on the COP and possession process. A copy of this publication can be downloaded from the website.

Cosmetic

Serving (primarily) an aesthetic or appearance function. CSA

Canadian Standards Association. Crazing

The development of a network of random cracks or fissures on the surface of concrete, mortar or solid surfaces caused by shrinkage of the surface layer or by hot water expansion and contraction.

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Definitions

Date of Possession/Possession

The earliest date the homeowner occupies the home or the Date of Possession described in the COP. The homeowner must sign a COP prior to taking possession of the home. If the COP is not signed or provided to the Program, the Program shall, in its sole discretion, determine the Date of Possession and such date shall be binding upon the builder and the homeowner.

Defect(s)

As defined in your Warranty Certificate. The following may apply:

a) workmanship or material not in compliance with this Guide; b) specific defects in workmanship or material noted in the COP;

c) workmanship or material is not in compliance with the ABC in effect at the date the building permit was issued for the home. Non-compliance with the ABC is only considered a defect covered by the Program Warranty Certificate if the noncompliance constitutes an unreasonable health or safety risk, or has resulted in, or is likely to result in, material damage to the home.

Deficiency

Items in the contract that have not been completed prior to completion of the COP. Seasonal deficiencies are the most common type, where weather and climate factors make it impractical to complete certain kinds of exterior work. The builder and the homeowner should document all outstanding deficiencies at the time of possession.

Developer

One who prepares raw land for construction and then sells serviced lots to a builder.

Dimensional wood/lumber

Wood milled with varying width, thickness and length. Finish (as a noun)

The exposed, relatively thin (usually) cosmetic or protective layer; as opposed to the supporting substrate material.

Finish grade

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Definitions

Gratuitous Repair

Should the Builder undertake remedial action on an issue identified as “No Action” or “Contractual/Design” in the Conciliation Report, the gratuitous repair is beyond the scope of the Program’s warranty protection, and therefore is not accompanied by the Warranty on Warranty.

Guide

The Alberta New Home Warranty Program’s Workmanship & Material Reference Guide.

Home

The residential dwelling constructed by the builder at the address recorded on the Warranty Certificate and described in the COP. Homeowner

The registered legal owner of the home. Homeowner Maintenance

Work which is done regularly to keep a home and its equipment in good condition and working order. New homes require maintenance; Homeowners need to familiarize themselves with mechanical systems, utilities, and routines from changing filters to replacing downspout extensions after cutting the lawn. Damages caused by improper homeowner maintenance are not considered a Warrantable Defect.

Homeowner Responsibility

An action required of the homeowner. Humidity (relative)

The amount of water vapour within the air expressed as a percentage of the amount of water the air can hold at one atmosphere pressure and at a given temperature.

Refer to: Home Humidity Levels in the Guide to the Care and Maintenance of Your New Home.

Latent Defect

A product imperfection not discoverable by reasonable inspection at time of possession and becomes readily apparent at a later date.

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Definitions

Load Bearing Component

The support system of the home capable of transmitting live and dead loads to the supporting ground as determined by the Program from the plans and specifications of the home, and includes only the footings, piles, foundation walls, grade beams, teleposts, load bearing walls, beams, floor systems and roof trusses.

Manufacturer’s Warranty

The manufacturer typically performs fabrication or assembly of the final product as defined by the specifications and is responsible for its performance, quality, and reliability. The manufacturer’s warranty may run independently of the warranty provided by the Program or the builder.

Measurement and Dimensions

In many entries a value has been attached to quantify the magnitude of the defect in an attempt to reduce subjective assessment. The imperial number is the value that should be used in all instances. The metric number (in parenthesis) is an approximation only for the convenience of those who may be more familiar with that measuring system.

Tape measures are commonly available in either system but micrometers or vernier calipers for smaller measurements are usually not found around the home. For the purposes cited in this Guide, smaller measurements may be approximated by considering the thickness of a typical business card: • 1 business card | 0.25 mm

• 2 business cards | 0.5 mm • 3 business cards | 0.75 mm • 4 business cards | 1.0 mm

Mitigation of Damages

The responsibility of a homeowner to stop or reduce damages affecting the home by acting both responsibly and in a timely manner (especially those involving water or utilities).

Municipality

An incorporated city, county, metropolitan authority, town, village, township, district or rural municipality or other incorporated municipal body having

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Definitions

Naturally

As would be expected through inherent nature. Normal

Something exhibiting typical, usual or conventional construction, design or operation.

Normal Lighting

Normal lighting is light sourced from the sun or by the fixtures as installed by the Builder. The use of additional light sources; flood lights, flash lights and flashes to enhance an irregularity is not considered normal. Normal lighting is not associated with a particular time of day.

Normal Lighting and Normal Viewing Position are closely associated when inspecting an issue.

Normal Viewing Position

Typical or usual viewing conditions, that is: Flooring is viewed from a standing position;

Interior finishes are viewed from 5 feet (1.5 m) at 90° or such other parameter as specified in this Guide.

Exterior finishes are viewed from 20 feet (6 m) or such other parameters as specified in this Guide.

Normal Wear and Tear

Physical deterioration arising from age and Normal use. One-Time Repair

Remedial action completed by the Builder on an issue identified as a “one- time repair” in the Conciliation Report is not accompanied by the Warranty on Warranty. One-time repairs are typically associated with the normal settlement and shrinkage processes in the Home, and thereafter deemed by the Program to be regular Homeowner Maintenance. Examples of one-time repairs are such items as; caulking, drywall repairs, and paint touch-ups. Patina

The change in an object’s surface appearance resulting from natural aging due to normal wear and tear and oxidation.

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Definitions

Possession/Date of Possession See Date of Possession. Program

The Alberta New Home Warranty Program. Properly painted surface

A ‘Properly painted surface’ is one that is uniform in appearance, color and sheen. It is one that is free of foreign material, lumps, skins, runs, sags, misses, strike-through, or insufficient coverage. It is a surface which is free of drips, splatters, spills or overspray which were caused by the contractor’s workforce. Compliance to meeting the criteria of a “Properly painted surface” shall be determined when viewed without magnification at a distance of five feet or more under normal lighting conditions and from a normal viewing position, (no less than a 45 degree angle to the wall surface).

Readily Apparent

To display a certain condition without repositioning, adjusting, or tuning the senses of the observer; from a Normal Lighting and Normal Viewing Position. Readily Audible

To hear a sound clearly in a Normal use condition. Readily Visible

To see a detail clearly from a Normal Lighting and Normal Viewing Position. Repair(ed) (s)

To recondition, mend or put back in working order. The chosen repair method will bring the variance to within the acceptable performance condition as specified in the Guide.

Replace(ed)

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Definitions

Specified Plane

An invisible, straight, line between two points on the surface of a wall, ceiling or floor which defines the intended flat surface.

Reference Plane

Bloc Block

Specified Actual

Figure 1. Measuring actual surface variation from a specified plane using a reference plane

Structural Defect

Is a defect in material or workmanship that results in damage due to the failure of a load bearing part to provide stable and adequate support in the home or is not in compliance with the ABC in effect as of the date the building permit was issued for the home. Excluded are driveways, decks, basement and garage floors, patios, sidewalks, retaining walls and all other concrete work which is not a load bearing part. Non-compliance with the ABC is considered a structural defect covered by the Warranty Certificate only if the non-compliance constitutes an unreasonable health or safety risk, or has resulted in, or

is likely to result in, material damage to the home. Substrate

The surface, or medium, that serves as a base for the next layer of finish (protective or cosmetic surface).

Surface Water Management

A process of establishing and maintaining grades and systems for the control of surface water. See the Program’s brochure detailing the management of surface water available on the Program’s website at www.anhwp.com

Uniform

Having similar form, colour, texture or attributes throughout a defined area. Warrantable Defect

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Definitions

Warranty

A commitment that workmanship and material comprising the construction of the home will meet a specified condition or level of performance over a specified period of time.

Warranty Certificate

The certificate describing warranty coverage, issued by the Program for the home identified in the COP.

Warranty on Warranty

Any action required by the Program in a Conciliation Report, with respect to repair. The builder must provide a limited One Year warranty, which commences on the date that the work is completed. Excluded are repairs identified in the report as gratuitous repair or one time repair.

Water Test

The test preformed to confirm water leaks, both above and below grade. Above grade the intent is to simulate an average, wind driven rainfall but should never be done using full pressure in a single-stream or pressure altering device such as a pressure washer. This can force water through building assemblies and flashings not intended for high volume or high-pressure water saturation. Below grade the intent is to simulate natural water flow around a foundation caused by rain or snow melting where the water may inadvertently be directed towards the foundation wall. Unintended water penetration is considered to be bulk water coming into the basement or accumulating near the point of entry, or dampness on the wall appearing as a result of the test, but excludes dampness caused by condensation or other causes.

Above Grade

Use standard garden hose and sprayer attachment. The sprayer attachment should be set on shower or other similar dispersal pattern. Spray the area to be tested for not more than 10 minutes from a minimum distance of 6’ - 6” (2 m). Have another person checking inside for the point of origin and the length of time it takes for water to appear. Areas to be investigated should be kept dry prior to the test.

Below Grade

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Definitions

Below Grade | continued

the hose is to be directed along the face of the foundation to allow the water to run parallel to the wall, at grade, finding its own way down the exterior of the wall. Run the water for not more than 20 minutes checking periodically for water penetration. Have another person checking inside for the point of origin and the length of time it takes for water to appear. Areas to be investigated should be kept dry prior to the test.

Workmanship and Materials Warranty See warranty certificate.

Note; the Program considers the Homeowner to be responsible for maintaining grades established by the Builder please see the Programs brochure on surface water management on our website at www.anhwp.com.

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that of the siding colour ... 167 7.9 Vinyl or aluminum siding colour has faded unevenly... 168 7.10 Aluminum or vinyl siding, trim or accessory is loose ... 169 7.11 Vinyl or aluminum siding is bowed or wavy ... 170 7.12 Exterior wood trim is split ... 171 7.13 Exterior wood trim is bowed, twisted or cupped ... 172 7.14 Resins have bled through paint or stain applied on cedar shakes or

shingles... 173 7.15 Unsealed gaps exist between dissimilar cladding materials and at

penetrations through the cladding... 174 7.16 Cracks appear in exterior stucco ... 175 7.17 Stucco colour or texture is inconsistent across the wall ... 176

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surfaces ... 180 7.22 Exterior paint surface finish is inconsistent... 181 7.23 Paint or stain on repaired exterior areas does not match ... 182 7.24 Exterior paint or stain has faded ... 183 7.25 Paint is splattered on exterior surfaces not intended to be painted 184 7.26 Siding exhibits surface residue ... 185

Chapter 8 | Finishes | Interior

8.1 Interior paint surface finish is inconsistent ... 187 8.2 Paint or stain on repaired interior areas does not match ... 189 8.3 Clear interior finishes have deteriorated ... 190 8.4 Paint is splattered on surfaces not intended to be painted ... 191 8.5 Wall covering is peeling ... 192 8.6 Patterns in wall coverings are mismatched at the edges ... 193 8.7 Caulking has separated from the substrate allowing water to

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9.1 Gypsum wallboard surface is damaged or blemished ... 202 9.2 Gypsum wallboard corners are uneven ... 203 9.3 Gypsum wallboard finishes for short walls ... 204 9.4 Texture of painted gypsum wallboard varies (levels 0 - 5) ... 205-207 9.5 Ceiling is uneven ... 208 9.6 Ceiling finish exhibits variation in texture or pattern ... 209 9.7 Interior wall or ceiling surfaces show a crack or nail pop due to

normal shrinkage and settlement ... 210 9.8 Water from melting frost in unheated attic spaces has appeared on

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long boards... 234 11.8 Splinters are occurring in hardwood flooring ... 235 11.9 Hardwood flooring appears “dented” in spots ... 236 11.10 Hardwood flooring squeaks ... 237 11.11 Hardwood flooring bevel is uncomfortable underfoot ... 238 11.12 Hardwood floor finish (sheen) seems dull from cleaners ... 239 11.13 Repaired hardwood flooring looks different ... 240

CHAPTER 12 | Flooring | Carpet

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amount... 270 15.6 Shading, “stair” pattern is visible on asphalt shingle roof ... 271 15.7 Irregularities are visible in the roof surface... 272 15.8 Roofing nails are exposed on asphalt roofs ... 273 15.9 Colour variation exists on roof after repairs ... 274 15.10 Roll membrane roofing is blistered ... 275 15.11 Water is trapped under roofing membrane ... 276

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15.12 Water is standing on a flat roof... 277 15.13 Roof or flashing leaks ... 278 15.14 Eavestroughs or downspouts leak ... 279 15.15 Eavestroughs overflow during normal rain ... 280 15.16 Ice damming on the roof ... 281 15.17 Temporary hardware has been left on the roof ... 282 15.18 Leaks due to snow or rain driven into the attic through louvers or

vents... 283

Chapter 16 | Fireplaces | Plumbing | Electrical Fireplaces

16.1 Chimney serving solid-fuel burning (wood, manufactured logs,

pellets, etc.) appliance does not draw properly ... 286 16.2 Fireplace and/or glass finish has changed in appearance... 287

Plumbing

16.3 Water pipes are leaking ... 288 16.4 Faucet or plumbing fixture is leaking ... 289 16.5 Bathtub or shower enclosure doors leak... 290 16.6 Tap water supply is inadequate ... 291 16.7 Supply and drain pipes are noisy ... 292

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16.9 Condensation appears on water supply pipes and toilets... 294 16.10 Plumbing fixtures, trim and/or fittings are defective ... 295 16.11 Toilet takes more than one flush to empty ... 296 16.12 Sewers, drains or fixtures are blocked ... 297 16.13 Cracks, chips or scratches exist in porcelain, enamel, acrylic, solid

composite or fibreglass surfaces ... 298 16.14 Solid surface (i.e. manufactured marble) with integrated wash basin

has cracked at the drain... 299

Electrical

16.15 Electrical outlets or switches do not work ... 300 16.16 Electrical fixture does not work ... 301 16.17 Electric circuit breakers trip repeatedly... 302 16.18 Ground Fault Interrupter (GFI) trips frequently ... 303 16.19 Ceiling mounted fan vibrates and is noisy ... 304 16.20 Receptacle or switch cover is not flush and plumb with the wall.... 305 16.21 Light fixtures are discoloured ... 306

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17.1 Air is leaking through windows and/or exterior doors ... 309 17.2 Draft is felt at exterior wall electrical outlet or wall switch ... 310 17.3 Kitchen or bath fans allow cold air infiltration (drafts) ... 311 17.4 Moisture is dripping from exhaust fans ... 312 17.5 Condensation or frost appears on windows ... 313 17.6 Condensation on interior ductwork and air handling equipment ... 314 17.7 Insulation is insufficient... 315 17.8 Difference in heat from one living area to the next during the

heating season ... 316 17.9 Heating system is inadequate... 317 17.10 Furnace is running excessively... 318 17.11 Furnace makes unusual noises or is too noisy ... 319 17.12 Cooling system is inadequate ... 320 17.13 Ductwork is noisy ... 321 17.14 Ductwork makes noise when floor is walked upon, commonly

referred to as “oil-canning” ... 322 17.15 Ductwork comes apart... 323 17.16 Condensate line is blocked ...324 17.17 Air conditioning coolant line leaks ...325

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Exterior Elements

1.0

Chapter 1 | Exterior Elements | Site Work Chapter

1.1 Exterior deck is springy or shaky ... 35 1.2 Exterior deck elevation has changed ... 36 1.3 Exterior wood handrails and/or guards have slivers ... 37 1.4 Deck board spacing is not uniform ... 38 1.5 Movement is noticeable on exterior deck railing ... 39 1.6 Floor decking boards are split, warped or cupped ... 40 1.7 Fasteners stick up on deck surfaces ... 41 1.8 Stain colour varies on wood deck ... 42 1.9 Stains exist on exterior decking from fasteners ... 43 1.10 Water is ponding on solid surface of deck ... 44 1.11 Water is ponding on the surface of the site ... 45 1.12 Water is ponding at or near the foundation ... 46 1.13 Window well not at the correct height ... 47 1.14 Lawn, trees, shrubs or plants have died ... 48

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Exterior Elements

1.35

Condition:

Exterior deck is springy or shaky.

Acceptable Performance Condition:

Minor deck movement is acceptable when all structural members including beams and joists are sized, installed and fastened in accordance with the ABC.

Warranty:

Workmanship and Materials Warranty. See Warranty certificate for details.

Action:

Decks built by the builder that do not meet the acceptable performance conditions shall be repaired.

Remarks:

Even when installed in accordance with the ABC, decks are typically unrestrained on one, two or even three sides. Slight movement may occur under normal use and is acceptable.

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Exterior Elements

1.2

Condition:

Exterior deck elevation has changed.

Sealed deck surfaces are designed to have a positive slope away from the home. Slope is not of consequence for decks using conventionally spaced deck boards that allow for drainage. Typical sealed deck slope is 2 inches (50 mm) over 12 feet (3.65 m).

Warranty:

Action:

The builder shall repair a sealed deck which has developed a negative slope that could direct water towards the home.

Remarks:

In multi-family construction where stacked decks exist, lumber shrinkage or settlement may affect the slope of the deck. Frost heave or excessive settlement of deck supports caused by improper surface water management by the homeowner is not considered a Warrantable Defect.

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Exterior Elements

1.3

Condition:

Exterior wood handrails and/or guards have slivers.

At possession, handrail surfaces intended to be grasped shall not have slivers.

Warranty:

Workmanship and Materials Warranty when identified on COP. See Warranty certificate for details.

Action:

The builder shall repair handrail slivers identified on COP.

Remarks:

This condition is warranted only where the defect is identified on COP in regard to work or material supplied by the builder. Bare wood will produce slivers from normal wear and tear over time.

Small slivers can develop from weathering and can be removed by sanding as part of Homeowner Maintenance.

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Exterior Elements

1.4

Condition:

Deck board spacing is not uniform.

At possession, deck boards forming the walking surface shall be spaced to provide a generally uniform appearance.

Warranty:

Action:

Deck boards not meeting the acceptable performance conditions on COP shall be repaired.

Remarks:

Dimensional wood deck boards are exposed to constant wetting and drying which will induce natural swelling and shrinkage of the wood. This may result in deck board spacing that is not uniform. This is normal and acceptable.

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Exterior Elements

1.5

Condition:

Movement is noticeable on exterior deck railing.

Minor movement of exterior deck guards and railings is acceptable when designed and installed in accordance with the ABC.

Warranty:

Action:

Deck guards and railings that do not meet the acceptable performance condition shall be repaired.

Remarks:

Even when installed in accordance with the ABC, slight movement in railings and guards may occur under normal use and is acceptable.

Railings should return to their original position when subjected to the adjacent forces to which they were designed.

The selected design of a railing or guard can affect rigidity. Railings that are laterally supported or pinned will inherently exhibit more rigidity than railings that are not.

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Exterior Elements

1.6

Condition:

Floor decking boards are split, warped or cupped.

Deck floor boards may split, warp or cup with exposure to the natural environment; however, the condition of the deck floor shall be generally uniform.

Warranty:

Action:

Deck floor boards not meeting the acceptable performance condition shall be repaired or replaced. Deck floor boards shall be fastened securely to minimize warping and cupping.

Remarks:

Dimensional wood deck flooring boards are more susceptible to cracking, warping and cupping than manmade composite decking materials. With dimensional wood exposed to the elements, the condition cannot reasonably be prevented.

The finish on flat woodwork is not a Warrantable Defect. When replacement boards are necessary, the builder should attempt to match the existing deck boards closely but replaced boards will look new. This is acceptable.

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Exterior Elements

1.7

Condition:

Fasteners stick up on deck surfaces.

Fasteners shall be set generally flush or slightly recessed.

Warranty:

Action:

Fasteners which protrude above decking and do not meet the acceptable performance condition shall be repaired.

Remarks:

In order to minimize the volume of water that each hole potentially holds, fasteners are not deeply recessed. Typically, it is not the fastener that rises but rather the lumber dries and shrinks away from the fasteners.

The occasional fastener that protrudes can easily be reset as part of routine homeowner maintenance.

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Exterior Elements

1.42

Condition:

42 The Alberta New Home Warranty Program Stain colour varies on wood deck.

The stain on a wood deck shall appear generally uniform in colour at possession. Colour variations are acceptable when changing from a horizontal plane to a vertical plane (i.e. from a vertical guard or fence to a horizontal deck).

Warranty:

Action:

The builder shall repair stain not meeting the acceptable performance conditions on COP.

Localized repairs are acceptable.

Remarks:

Exterior wood stain offers a general colour but the final effect of colour is dependent upon the grain structure of the wood, whether it is rough sawn or sanded, whether the wood has been prepped with a primer or sealer, and especially the natural variations in the wood itself. The same colour, applied to the same substrate, will exhibit a difference in shade from vertical to horizontal.

Stain which is exposed to direct sunlight will tend to fade faster than those areas protected by shade. When a stain is exposed to direct sunlight, the amount and type of pigment in the stain will determine how quickly it will react to sunlight. Generally, solid stains and darker coloured stains will tend to fade or oxidize faster than transparent stains in lighter colours.

Horizontal deck surfaces are considered normal wear surfaces and are not Warrantable Defects.

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Exterior Elements

1.4

Condition:

Stains exist on exterior decking from fasteners.

Builders shall use deck fasteners that are compatible with the deck material being used.

Warranty:

Action:

Deck fasteners not meeting the acceptable performance condition shall be replaced.

Remarks:

Galvanized, coated and stainless steel connectors will all lose their initial lustre over time; this is normal and acceptable.

A watermark can result from repeated exposure to wetting and mineral deposition. This should not be interpreted as the fastener corroding.

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Exterior Elements

1.44

Condition:

44 The Alberta New Home Warranty Program Water is ponding on solid surface of deck.

Solid surface decks (including vinyl sheet) provided by the builder shall be designed and installed to avoid excessive water ponding. Some incidental ponding after a rain is to be expected on solid surface decks. An area of water that exceeds 4 square feet (0.37 square meters), a depth of 1/8 inch (3 mm), and remains standing in excess of 30 minutes after a rainfall is considered excessive.

Warranty:

Action:

Solid surface decks that do not meet the acceptable performance condition shall be repaired.

Remarks:

Edge flashing and seams will accumulate minor ponding along their length and this is acceptable.

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Exterior Elements

1.4

Condition:

Water is ponding on the surface of the site.

The lot shall not exhibit areas of significant settlement, such as those over a utility trench. Standing water that may affect the home shall drain away within 24 hours after rainfall.

Warranty:

Action:

If an area of settlement exceeds 6 inches (150 mm), the builder shall provide clay fill material within the first year. Placement is the responsibility of the homeowner. After the first year, the homeowner is responsible for maintaining the finished site grading as per municipal requirements (if applicable) to ensure ponding water does not affect the premises or the neighbouring properties.

Remarks:

Ponding may occur because final grading may not always be finished at possession. The builder should be contacted immediately, in writing, if soil subsidence produces a negative slope towards the home.

Landscaping elements installed by the homeowner should reflect the surface water management patterns established by the builder. These elements are the homeowner’s responsibility to remove and replace in order to facilitate repairs.

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Exterior Elements

1.46

Condition:

46 The Alberta New Home Warranty Program Water is ponding at or near the foundation.

The site shall be graded so that water does not accumulate at or near the foundation of the home.

Warranty:

Action:

A positive slope away from the foundation shall be present and shall be maintained to drain standing water that may affect the home.

Site grading shall meet acceptable performance conditions by conforming to the municipally-approved grading plan. If the grade subsides within the One Year workmanship and material period to create a negative slope toward the foundation, the builder shall provide clay fill material. Placement is the responsibility of the homeowner.

Remarks:

The builder should be contacted immediately, in writing, if soil subsidence produces a negative slope towards the home.

After the first year, the homeowner is responsible for Surface Water Management to ensure water does not affect the home or the neighbouring property. Landscaping elements installed by the homeowner should not adversely affect drainage patterns established by the builder.

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Exterior Elements

1.4

Condition:

Window well not at the correct height.

Window wells shall be installed in accordance with the ABC.

Window wells shall be installed so that the top of the window well is above finished grade a minimum of 2 inches (50 mm) and not more than 6 inches (150 mm) at the upper level from the finished grade.

Warranty:

Action:

The Builder shall repair or replace the window well to meet the performance condition.

Remarks:

The window well should be installed deep enough so as to allow for drainage material below the lowest point of the window.

Homeowners are responsible for maintaining grades and installing landscaping to ensure window well heights are maintained. Alterations to the finished grade by the Homeowner which affect window well heights are not a warrantable defect.

(50)

Exterior Elements

1.14

Condition:

Lawn, trees, shrubs or plants have died.

Landscaping is typically a contractual matter between the builder and the homeowner and exists outside the terms of the warranty.

Where an element, such as a tree, is part of the community architectural controls, the issue is with the developer and beyond the responsibility of the builder.

Warranty:

This is not a warrantable defect.

Action:

None.

Remarks:

Homeowners are responsible for watering and nurturing the trees, shrubs, lawns and plants on their property. Surface water management should be an integral part of the landscape plan.

Landscaping should be considered only after all disturbed soil has consolidated or been thoroughly compacted.

(51)

Concrete

Chapter 2 | Concrete General and Basements

2.1 Efflorescence is present on concrete surfaces ... 51 2.2 Interior concrete surfaces are powdery ... 52 2.3 Foundation wall leaks ... 53 2.4 Cast-in-place concrete foundation wall is cracked ... 54 2.5 Water is leaking in through the basement floor slab... 55 2.6 Concrete basement floor is cracked ... 56 2.7 Concrete basement floor (without builder-applied finished flooring)

deviates from the specified plane of the floor ... 57 2.8 The plane of the concrete basement floor has settled or heaved... 58 2.9 Basement floor feels damp... 59

Garages

2.10 Concrete garage floor has heaved or settled ... 60 2.11 Garage concrete floor is cracked ... 61 2.12 Water is accumulating on the garage floor... 62

Exterior Concrete

2.13 Exterior concrete surface is deteriorating ... 63 2.14 Crazing of concrete surfaces ... 64 2.15 Exterior flatwork such as a concrete driveway, parking pad, sidewalk

(52)

Exterior Elements

1.14

... 65

(53)

Concrete

2.0 Exterior Concrete |

continued

2.16 Concrete driveway has heaved or settled ...66 2.17 Exterior stairs (landings) have settled...67 2.18 Water is ponding on concrete stairs or landings...68 2.19 Water is ponding on the sidewalk...69 2.20 A void exists under a driveway or sidewalk...70 2.21 Concrete flatwork has subsided...71 2.22 At possession an area with a readily apparent colour variation exists

within a large area of concrete flatwork (such as a sidewalk or

(54)

Concrete

Condition:

Efflorescence is present on concrete surfaces.

Efflorescence commonly occurs on concrete surfaces.

Warranty:

This is not a warrantable defect.

Action:

None.

Remarks:

Efflorescence is a white deposit on the surface of masonry caused by a combination of soluble salts, moisture, and hydrostatic pressure and can present itself in localized areas.

Efflorescence is an indication that moisture is moving through the material to the surface, which is a normal condition.

Efflorescence is usually harmless and can be removed with a stiff brush and water. Efflorescence should not be confused with sulphate attack.

(55)

Concrete

2.2 Condition:

Interior concrete surfaces are powdery.

Concrete surfaces shall be sufficiently hardened in order to prevent powdering. Minor dusting of the concrete surface may occur. However, where the

aggregate becomes exposed the condition is considered excessive.

Warranty:

Workmanship and Materials Warranty. See Warranty certificate for details. Surface deterioration due to homeowner applied substances or improper maintenance is not a warrantable defect.

Action:

If the original concrete surface finish can be readily scratched away to a depth of 1/16 inch (1.5mm), the surface shall be repaired. Where such extensive powdering occurs the concrete surface shall be repaired to provide a hardened surface.

Remarks:

If a local repair is involved, the colour and texture of a repaired concrete area may not match the surrounding, original concrete. This is acceptable. Powdering may be due to cement carbonization from gas-fired space heaters. Chemically, the cement hardens into calcium carbonate (chalk) instead of the normally hard calcium hydroxide. Ideally, heaters should be indirect fired furnace type heat exchangers which produce clean hot air with no exhaust fumes.

(56)

Concrete

Condition:

Foundation wall leaks.

Foundation walls shall not allow water penetration.

Warranty:

Action:

Water penetration through a basement foundation wall shall be repaired.

Remarks:

Actual water penetration through the foundation wall is covered under

warranty but dampness caused by condensation is not. In the event of a water leak through a foundation wall, the homeowner has an obligation to mitigate damages and report the issue to the builder immediately. Consequential damage to personal property or any personal injury from the water penetration is excluded from the warranty.

Often, a water leak can be attributed to the eavestrough downspout extensions not being in place, or the extensions not being lowered to properly direct bulk rainwater away from the foundation wall. Proper positioning of the down pipe extensions and grade maintenance are the responsibility of the homeowner. Surface grades altered by the homeowner may void warranty coverage. Please refer to the Program’s brochure “Surface Water Management” located on our website www.anhwp.com for additional information.

(57)

Concrete

2.4 Condition:

Cast-in-place concrete foundation wall is cracked.

Minor cracks resulting from normal shrinkage are acceptable. Cracks in excess of 1/8 inch (3 mm) in width are considered excessive.

Warranty:

Action:

Concrete walls exceeding the acceptable performance condition shall be repaired.

Remarks:

Concrete walls naturally crack during curing due to shrinkage. If water penetration is not an issue, a cosmetic repair for cracks exceeding the acceptable performance condition is acceptable. Where lateral or vertical movement is evident, further investigation may be required. The colour and texture of a repaired area may not match the surrounding concrete, and this is acceptable.

(58)

(59)

Concrete

Condition:

Water is leaking in through the basement floor slab.

Basement floor slabs shall not allow water penetration.

Warranty:

Action:

Defects resulting in water penetration through the basement floor slab shall be repaired. A subsurface investigation may be required.

Remarks:

Actual water penetration through the basement floor is warranted but dampness caused by condensation is not.

If a sump system is installed, failure to maintain the system by the homeowner may void warranty coverage.

Water leakage resulting from improper maintenance, exterior grade alterations made by the homeowner, an act of nature or failure of municipal services or other utilities is excluded from the warranty.

In the event of water leakage through a basement floor, the homeowner has an obligation to mitigate damages and report the issue to the builder immediately. Consequential damage to personal property or any personal injury from the water penetration is excluded from the warranty.

Please refer to the Program’s brochure “Surface Water Management” located

(60)

Concrete

56 The Alberta New Home Warranty Program 2.6 Condition:

Concrete basement floor is cracked.

Random cracks resulting from normal shrinkage are acceptable. Cracks greater than 1/8 inch (3 mm) horizontal or vertical displacement are considered excessive.

Warranty:

Action:

Cracks in excess of the acceptable performance condition shall be repaired. Consideration should be given to the length of the crack that exceeds the acceptable performance condition and the ability of cracks to retain repair material.

Remarks:

Concrete floors naturally dehydrate during the curing process which often results in surface cracks. Actual crack widths shall be determined by measuring inside the crack at its widest point, exclusive of chipped area.

Where repairs are necessary, colour and/or texture of the repair may not match the surrounding concrete which is acceptable. Caulking material is considered an acceptable repair.

Contraction along the perimeter of a concrete floor is a normal occurrence and not considered a crack.

Workmanship & Material

September 2011

Workmanship & Material

Introduction

Introduction

Introduction

Definitions

Definitions

Definitions

Definitions

Definitions

Definitions

Definitions

Definitions

Definitions

Definitions

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Table of Contents

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Exterior Elements

Concrete

Exterior Elements

Concrete

Concrete

Concrete

Concrete

Concrete

Concrete

Concrete