Windows consist of a glazed unit, a frame and a sash.  In Canada, the most common type of glazed unit is the insulated glazed unit, which consists of at least two panes of glass, sealed airtight with a spacer in between to separate the panes.  The glazed unit fits into the sash, which in turn is held in place by the frame.

The two types of windows are operable (those that open) and fixed (those that don’t).  Fixed windows tend to be more energy efficient because they are sealed on all four sides and have no moving parts.  However, it is often desirable and required by BC building Code to have some operable windows for ventilation and for use as emergency exits.

Operable windows come in several styles:

Frames & sashes come in several material types:

• Aluminum is strong & durable, requires little maintenance and resists warping.  However, aluminum frames & sashes must be designed with significant thermal breaks to reduce heat loss by conduction.
• Fibreglass offers excellent thermal performance, is durable & requireds minimal maintenance.  Hollow sections of the frame & sash may be filled with foam insulation to further reduce heat loss.
• Vinyl provides good thermal performance and is easy to maintian.  Large units may need reinforcement to increase their strength, and some reinforcing materials can increase conductive heat loss.  Hollow sections of vinyl frames can be filled with foam insulation.
• Solid wood has good insulating value and structural strength but requires protection from the weather, either through regular painting or staining or the use of low-maintenance, factory-applied claddings and finishes.

The Homeowner Protection Office (HPO) reconstruction loan program stopped accepting new applications, effective July 31, 2009.  Here are the facts:

• The Province has more than met its commitment to help homeowners with the cost of repairs to leaky condos.
• The program has been in existence now for almost 11 years and all leaky buildings should have been identified – as buildings constructed under a building permit that was applied for on or after July 1, 1999, were not eligible for assistance.
• Through the Reconstruction Program, the Province has approved more than $670 million in no-interest loans to help more than 16,000 households with repairs to leaky condos.
• The Province has also provided $23 million in Provincial Sales Tax rebates on repairs.
• The Province recently provided an additional $8.8 million to the Reconstruction Program, providing owners of water-damaged homes with support to help with the cost of repairs.
• The Reconstruction Program was originally designed as a 10-year, $250-million program to respond to the leaky condo crisis in the 1990s.
• Signs of water damage typically can be detected within 5 years of original construction. Since the Reconstruction Program is open to owners of condos built between July 1984 and July 1999, owners of those buildings have had 10 to 25-years to come to terms with being a leaky condo and managing their problem.
• The program is funded through a $750 levy charged on residential builders on new multi-unit residential construction in the coastal climatic zone.  The financial viability of the program has severely declined and can no longer be sustained.
• The program will end with legislation in the coming months. All eligible applications received by July 31 will be funded.
• If condo owners were planning to submit an application, they are advised to seek appropriate advice from their financial institution about the best loan options available to them. With loan interest rates much lower now than they were when the reconstruction program began, people now have other options.
• Homeowners who are waiting for a decision on loan applications received before the July 31, 2009, will be informed whether they have been approved or not in the coming weeks.
• As the program is still responsible for administering outstanding loans, the $750 levy will be charged for some time as the levy finances regular interest payments for homeowners who have financing through their banks, as well as the ongoing cost of administering the program.
• While new applications aren’t being accepted, the wind down of the program is expected to take another 10 years to administer repayment of existing loans.
• Other HPO programs and services that benefit the residential construction industry and consumers will continue. These include: licensing residential builders and building envelope renovators; administering owner builder authorizations; monitoring the performance of the third-party home warranty insurance system underwritten by the private sector; and, carrying out research and education.
• You can find more information on the program by going to the HPO’s website at www.hpo.bc.ca or read the Ministry of Housing & Social Development Information Bulletin by clicking here.

Aurastone is an architectural coating used in the faux finishing industry.  The Aurastone finishing system is unparalleled in durability, versatility, and aesthetic appeal.

As it is considerably harder than the traditional decorative wall finishes and architectural coatings used by fau finishers, it is ideal for high traffic areas especially in commercial applications or where children are present.

Applying Aurastone is also easier and more cost effective than traditional faux finish systems, which can involve four to five steps to create the desired look.  Aurastone eliminates many laborious processes as it only requires two to three steps.  Further it is a one-bucket system which means that there is virtually no wasted or unusable product.

Aurastone is a low VOC (volatile organic compounds) product.  Further, it also uses a variety of recycled materials as aggregates to create an unlimited number of finishes.

We like it because it can quickly give your laminate countertop the look of granite or marble.

The product is called RainStone and it is manufactured using 100% recycled post-consumer waste paper.  The paper is bonded together under pressure with a water-based, non-petroleum phenolic resin system which is also VOC-free.  Pigments are mixed into the bio-resin system to ensure maximum colour uniformity and UV resistance.  For additional weather proofing a waterborne acrylic outer coating is applied.  This will also ensure that the product is practically maintenance free.

It is certified to Forest Stewardship Council (FSC) standards.  It is the kind of innovation that we at Klondike Contracting like to support and encourage.  Being durable, eco-friendly, safe against fire, attactractive, and more importantly weatherproof, we find it difficult to give reasons against using it.  But as with any new product, this is open to discussion and we would love to hear about your experience with RainStone.  For further information please visit paperstoneproducts.com

Vancouver Sun article reports that BC Hydro wants to charge as much as $20,000 to hook up new Laneway Homes.  We were quite astounded by this development as we had been planning our Laneway Homes with the understanding that a service extension from the home to the garage (where the new Laneway Home will be located) would be roughly $600.

BC Hydro spokesman, Dag Sharman, confirmed that if no extension to the Laneway House is needed, it would cost about $463 to $768 to hook up the service through overhead wires.  But if an extension is required, the cost to hook up a Laneway Home could run as high as $20,000 depending on lane configurations and requirements.

For more of the article click here.

Klondike will be following this story for new developments.  Stay tuned for further updates.  Until then, we want to know your thoughts on this news.  Have your plans to build a Laneway House changed as a result of this development?

As our modo is Transforming Visions into Reality, we hope to make these kitchen systems a reality for our clients in the near future.

The design industry has regarded European designs with awe and amazement.  All are in agreement that European design & aesthetics are leaps & bounds ahead of what we have here in North America.  One of the most sought after trends is European Kitchen Systems.  These systems not only look good, they are also very functional.  The fittings are fully functional, extractable and of the highest quality. Internals are stringently tested for wear & tear and only the most useful, ergonomically functional mechanisms and parts are used.

Many magazines feature more modern kitchen systems.  However, as with everything else, you can get whatever your heart desires!  Here are some pictures for inspiration:

Metal roofing is emerging as a solid option for residential renovations.  Even with the higher cost, homeowners are opting for metal because it is the ideal material for the rainy West Coast.  Further, the lifespan of a metal roof also eliminates repeated reshingling, thus saving landfill space.  And at the end of it’s life it is 100% recyclable.

The latest versions of metal roofing will not burn, crack, tear or rot.  It will not provide a home for mildew, fungus, termites or ants.  Furthermore, it is available in a variety of colours and finishes resembling materials from tiles to cedar shakes.  New lightweight metal materials are easier to install and do not require extra strengthening of existing support.

Some of the disadvantages of metal are:

• cost is higher than high-end asphalt or cedar shakes ($75/Square foot, installed)
• underlay is required to reduce noise transfer
• the lightest aluminum can be dented by hail
• replacement can be expensive

Roofs are long-term investments that will affect the value of your home.  As such, time and careful consideration is required when you are planning you roof project.  The types of materials used is one thing to keep in mind but equally important is hiring a qualified contractor.  The key to this is to ask the right questions.

• Are they certified installers and covered under the warranty plan of the roofing product?
• Are they fully licensed in your area to perform roofing work?
• Are they adequately insured for your protection?
• Do they have a proven track record for providing quality roofing?
• Do they treat the roof as an integrated system?

Natural Wood

Advantages:  Beautiful; age gracefully if well maintained; lower cost than other materials; may be refinished as needed; easy to paint or stain

Disadvantages:  Requires annual maintenance & sealing every year or so; lower on initial cost; higher than composites long term; softer woods deteriorate relatively quickly; may split, crack, splinter or warp; depending on wood, may not be pest resistant; may use old growth wood or not be sustainably harvested

Composites

Advantages:  Durable; low maintenance; some are paintable/stainable; doesn’t splinter, split or warp; moisture, pest & rot resistant; may use environmentally safe technology to produce green product; works up pretty much like real wood; recycled material doesn’t end up in landfills

Disadvantage:  More expensive than wood; not as strong as wood and will require closer joist spacing; often specifies pressure-treated wood for structural support; deck will only last as long as wood supports will hold up, regardless of warranty; cannot be refinished; environmental claims not confirmed

Plastics & Vinyl

Advantages:  Similar to other composites in terms of maintenance

Disadvantages:  Lacks structural strength, so horizontal members may sag; UVV radiation may cause brittleness that can lead to breakage; tends to expand at higher temperatures

Aluminum

Advantages:  Attractive; easy to clean

Disadvantages:  Attracts dirt; expensive; may dent