Homeowner Manual - Wesgroup Properties

Homeowner Manual
Caring for your New Home at
Two Town Centre
Unit 910, Four Bentall Centre
1055 Dunsmuir Street,
Vancouver, BC, V7X 1L3
1
T: 604-648-1800 | F: 604-632-1737
WELCOME HOME
We are excited to welcome you to your new home at Two Town Centre and are dedicated
to assisting you with any questions or concerns you may have.
This Homeowner Manual has been designed to guide you through some of the basic information
about the warranty on your new home as well as maintenance advice that is helpful in keeping
your investment in tip-top condition for years to come.
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CONTENTS
IMPORTANT CONTACTS
4
PROPERTY MANAGEMENT
5
WARRANTY
7
EMERGENCIES
12
HOME MAINTENANCE
13
CARE & MAINTENANCE OF BUILDING
EXTERIOR & COMMON AREA
37
RECOMMENDED MAINTENANCE SCHEDULE
41
TROUBLESHOOTING
42
BUILDING MAINTENANCE BEST PRACTICES
49
Duties & Responsibilities
Strata & Content Insurance
Strata Living
Common Property & Your Strata Lot
Travelers 1-2-5-10 Year Warranty
Warranty Coverage
Warranty Exclusions
How to Submit a Service Request
Appliance Warranty
Emergency Situations
Fire Procedures
Interior Finishes & Materials
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IMPORTANT CONTACTS
EMERGENCIES
Ambulance, Fire & Police
Poison Control
Fortis BC
BC Hydro
UTILITIES & SERVICES
Police Non-Emergency
Telus
City of Vancouver
Canada Post
PROPERTY MANAGEMENT
AWM Alliance Real Estate Group
401 - 958 W 8th Avenue, Vancouver
B.C., V5Z 1E5
WESGROUP CUSTOMER CARE
910 - 1055 Dunsmuir Street, Vancouver
B.C., V7X 1L3
customercare@wesgroup.ca
APPLIANCES
Trail Appliances
911
1-800-567-8911
1-800-663-9911 or 911
1-800-224-9376
604-717-3321
1-866-558-2273
311
1-866-607-6301
604-685-3227 (24 hours)
604-648-1800
604-777-3300
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PROPERTY MANAGEMENT
Your property management company is responsible for day-to-day operations and general building
concerns of the residents on behalf of the Strata Corporation. Your Property Manager is Matthew
Lesniak, m.lesniak@awmalliance.com who will facilitate the business of the Strata Corporation while
protecting the interests of the owners and ensure the proper administration of the Strata Corporation.
DUTIES & RESPONSIBILITIES
Below is a list of some of the duties of the Property Manager and Property Management firm will facilitate as directed by the Strata
Council.
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Accounts and payments
Collection of Strata fees
Preparation of financial statements and budgets
Landscaping and building maintenance
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Regular distribution of correspondences and notices
Processing of complaints
Host the Annual General Meeting and council meetings
STRATA LIVING
Your Strata Council will be elected at the 1st Annual General Meeting and will represent owners on all Strata decisions as a team.
Collectively, they will oversee and make decisions on how to maintain, preserve and improve the common areas for the benefit of all
homeowners. The operations of the Strata Corporation are governed by the Strata Property Act of BC.
BUILDING INSURANCE & CONTENT INSURANCE
Building Insurance is funded through Strata fees and arranged by the Strata Corporation annually. In the event of an insurable
common loss, the Strata insurance will cover items that were originally provided by the builder such as the building and original
installations. Content Insurance is required for the coverage of personal belongings and any upgrades to the Strata lot. Personal
contents are not covered under the strata insurance policy. Consult with your insurance provider to confirm you are adequately
insured.
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COMMON PROPERTY, LIMITED COMMON PROPERTY & STRATA LOT
As a homeowner, you own the Strata Lot as well as the contents within the home. At the same time, you also share ownership in all
the land and buildings outside the individual strata lots known as Common Property or Limited Common Property. The Strata
Council and the Property Manager will work together to keep the development in its best condition through regular maintenance.
Because of this differentiation in boundaries, certain areas may be the responsibility of the Strata Corporation and Property Manager
or the homeowner.
To see details about Common Property and Limited Common Property, please visit the Provincial Government
website by clicking here.
Common
Property (CP)
Definition
Example
Strata
Any part of the land and buildings that
are shared or common spaces; not part
of or within a Strata lot.
Landscaping, Parkade, Hallways,
Lobby, Exterior of Building, Plumbing,
Electrical,
HVAC Distribution System, & Mail
Room.
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Limited
Common
Property (LCP)
Common property that has been
designated on the strata plan this is for
the exclusive use of one or more strata
lots.
Balcony, patio, landscaping, driveway,
or garage.
Strata Lot
(SL)
The interior area of each separate
home.
Interior Walls, Ceilings, Flooring,
Windows,
Interior doors, cabinets, light fixtures,
and all other interior finishing.
Owner

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WARRANTY
Your home is covered by our Builder Warranty and Customer Care Program, supported by Travelers Insurance Company of Canada Travelers Insurance Company of Canada
650 West Georgia Street, Suite 2500
Vancouver, B.C., V6B 4N7
604-684-6574
3
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1-2-5-10 YEAR NEW HOME WARRANTY
Wesgroup is committed to address any deficiencies within your home during the applicable warranty period. Any warrantable defects
discovered with your Strata Lot should be reported directly to Wesgroup. Any warranty concerns with Common Property or Limited
Common Property should be bought to the attention of your Property Manager. Wesgroup is happy to be of assistance with any
questions or concerns that arise and provide advice at any time while you own your home.
YEAR END REMINDER
Homeowners will be reminded in advance of the expiry of the one‐year warranty period. Cosmetic related deficiencies will be addressed one time only. We highly encourage homeowners to include cosmetic type deficiencies after 11 months along with any other items that require review.
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A CLOSER LOOK AT WARRANTY - WHAT’S COVERED? 1 YEAR – Materials & Labor Warranty
Drywalls & Ceiling
 Wall cracks and nail pops due to
building shrinkage will be repaired as
a one-time service during the first
year.
Doors & Windows
 Defects in material or installation of all
interior entry doors and windows are
covered.
Interior Installations & Finishes
 Defects in materials or installation of
all other finishes such as cabinets,
flooring, countertops, etc.
2 YEAR – Mechanical
Electrical
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5 YEAR – Building Envelope

Defects in materials or installation to
wiring, light switches, outlets, panels
and breakers.
Plumbing
 Defects in materials or installation for
pipes, drains, joints and shut-off
valves.
Ventilation
 Defects in materials and workmanship in the air distribution system. Covers building envelope for defects
that cause unintended water
penetration from the exterior of the
building through the windows, walls or
roof.
10 YEAR – Structural Defect Warranty

Covers any defect in materials and labour that result in structural failure of any load bearing building component. Appliances
 Please contact the manufacturer
directly to request for an appointment
with a technician during the 1 year
warranty period (See page 10).
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WHAT IS NOT COVERED?
While the warranty program is quite comprehensive there are
items that are excluded from warranty coverage.
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Normal wear and tear, damage, weathering, and
deterioration consistent with normal industry standards.
Acceptable sound transmission from water pipes, waste
lines, elevators, or adjacent suites.
Subsequent damage resulting from continued use of
defective component or from allowing a known defect to
persist without advising Wesgroup or the Property
Manager in writing.
Defects in materials, design and workmanship provided
and supplied by homeowner, such as cabinets, flooring
and painting.
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Surface defects in materials not noted in writing prior to
possession.
Damages caused by rodents or insects or other animals
Operation of municipal services, including sanitary and storm
sewer
To learn more about the warranty guidelines in BC or
to check if a specific item may be warrantable, please
see the Residential Construction Performance Guide
issued by BC Housing.
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HOW TO SUBMIT A SERVICE REQUEST?
ONLINE
Please visit www.wesgroup.ca/services to submit a Service Request or to obtain
building specific information
EMAIL
For In-Suite concerns:
 Send an email to customercare@wesgroup.ca
 Include your full name, address, contact number
 Include a brief description of the issue with the location and a photo if possible
For Common Property Concerns:
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Send an email to your Property Manager, Matthew Lesniak at
m.lesniak@awmalliance.com
Include your strata plan number, full name, address, contact number
Include a brief description of the issue with the location and a photo if possible
APPLIANCE SERVICE REQUESTS
All appliances are covered under a 1 year warranty by the manufacturer.
Please contact Trail Appliances at 604-777-3300 and provide the following:
1.
2.
3.
4.
Name, address, postal code and all relevant contact numbers
Identify type of appliance and brand, model and serial number (found on sticker located inside appliance)
Describe issue
Confirm completion date as indicated on your New Home Warranty Certificate
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EMERGENCIES
Please call 911 if the following serious emergencies occur: 
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Fire
Human Injury
Theft
Gas leak or call 1-800-663-9911
If a fire sprinkler is accidentally activated, the fire department
will automatically be signaled and will respond promptly.
OTHER URGENT SITUATIONS
Please contact the Property Management for the following
situations:

No water service
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Major damage to the building
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A total stoppage of the plumbing drain system. In this
IF YOU HEAR THE ALERT FIRE ALARM SIGNAL
The building is equipped with advanced life safety equipment
to notify residents of any fire concern in the building. Be aware
of the fire exits on your floor as well as amenity areas.

This means a possible fire condition may exist in
the building
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Prepare to leave the building
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Check door for heat and smoke before evacuating

Evacuate to a safe area outside

If unsafe to leave, call 911 to advise of your
location, stay low
situation, all sinks, toilets or tubs will not drain.

A water leak that requires water service to your home
to be shut off in order to avoid serious damage.

A serious problem with the electrical wiring system
AWM Alliance Real Estate Group
604-685-3227 (24 hours)
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CARING FOR YOUR HOME
Purchasing a new home is one of the largest investments you can make and much like cars they require regular maintenance.
Proper care for your home will save you a great deal of expense and prolong the life of your home.
While much of the maintenance for the common property is completed on your behalf by the Strata Corporation, there are many
maintenance items that are the responsibility of the homeowner. The following advice is meant as a guide for the care and
maintenance of the various components and finishes that may have been included in your home.
YOUR DUTY TO MITIGATE DAMAGE & MAINTAIN
It is your responsibility as the homeowner to take any immediate action to prevent or minimize damage to your home. As with any
maintenance item, please do not attempt a procedure with which you are not comfortable. It is best to consult or obtain the advice
from a professional related to the maintenance procedures if you are not familiar.
INTERIOR FINISHES & MATERIALS
FLOORING
Flooring is a term to describe any finish material applied over a floor structure to provide a walking surface. The layer beneath the
flooring is called the sub floor. The sub floor is typically made of plywood and floor joists or concrete and provides support for the
flooring.
Laminate Wood Floors
Laminate is a synthetic man-made flooring constructed in layers. The material is designed to resist moisture that could cause
boards to warp, but if exposed to excessive water it may cause irreparable damage.
The backing is the bottom layer, above the backing is the inner core, the core is made from high-density fiberboard that is reinforced
with a special resin to resist moisture and increase durability. Next is the image design layer, this is where the high-resolution image
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of wood appears. The top layer is the wear layer, this layer helps protect the design from fading, scratches, and damage from
everyday wear and tear. Laminate flooring is rarely comprised of wood and generally does not yellow or fade from sunlight.
Routine Maintenance
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Spills must be wiped up as soon as they occur. Excessive water or liquid can cause irreversible damage to laminate flooring.
Place mats to protect high traffic areas and access points to the outdoors.
Refrain from excessive wet or damp mopping of the floor.
Never allow liquids to stand on the floor.
Regularly sweep, dust or vacuum the floor with hardwood attachment.
Planted pots should be isolated from the floor surface.
Protect floors from pet damage (such as claws).
Keep the home at a proper temperature and humidity.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
The repair of scratches and chips is the homeowner’s responsibility as part of maintenance.
Engineered Hardwood Floors
Engineered hardwood flooring consists of two or more layers. The top layer is real wood veneer and the lower layers consist either of
several layers of plywood, high density fiberboard or solid wood. Multiple layers are bonded together under pressure to create a floor
board.
The stacking of the layers is designed to counteract the natural tendency of hardwoods to expand, contract, warp, or cup when
exposed to different environmental factors. This makes engineered hardwood flooring an excellent alternative in geographical areas
that have excessive moisture.
Routine Maintenance
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Spills must be wiped up as soon as they occur. Excessive water or liquid can cause irreversible damage to engineered
hardwood flooring.
Keep pebbles, dirt, grains of sand, debris and moisture away by keeping floor mats and rugs at all entrances. This will help
keep the finish of your floor safe and intact for a longer period of time.
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Keep your engineered flooring swept, clean, and dry on a daily basis. The appearance of hardwood flooring is easy to maintain
with a dry microfiber dust mop or approved hardwood cleaner.
Use either a vacuum cleaner with a soft flooring attachment, or a broom.
Avoid walking on your floors with high heeled shoes or shoes worn outside because they can cause severe damage to the
upper wear layer of the floor.
Wax-based cleaners, harsh detergents, or steel wool should not be used to clean engineered hardwood flooring.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
The repair of scratches and chips is the homeowner’s responsibility as part of maintenance.
Carpet
Carpet is made from wool or a synthetic fiber, such as polypropylene, nylon, or polyester. Carpet is typically installed with underlay
and affixed to the floor with tack strips along the perimeter of the room. Carpets come in many different styles, including woven,
needle felt, knotted and tufted. All styles have an upper layer of pile, the frilly, soft yarns that stand up on the flooring, attached to a
backing.
Routine Maintenance
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Pets and furniture can snag and pull up loops of the carpet. It is best to repair these right away to avoid further irreparable
damage.
Carpets should be vacuumed weekly to remove debris and dust using the appropriate vacuum attachment. If you are using a
vacuum with a beater/ bristle bar make sure to adjust the height as it can catch and pull up loops from the carpet.
Place mats at both the inside and exterior of entrances.
Carpets can be steam cleaned when extremely soiled and use caution with soaps; if not removed properly they can leave a
residue that change the PH balance of the carpet and cause the carpet to change color or possibly yellow.
Remove stains and spills immediately using specialized stain remover.
Limit exposure to direct or prolonged sunlight where possible
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Damage from carpet pulls or stains are not warrantable.
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Tile
Tile is a manufactured piece of hard-wearing material such as porcelain, ceramic, stone or glass. The three most common areas in a
home where tiling is used are backsplashes, flooring, showers, and bath tub walls.
Porcelain Tile & Glass Tile
Porcelain tiles are made from natural clay of a denser nature, finely ground sand is also added into the manufacturing mix. This
mixture is pressed and fired at a much higher temperature to remove almost all of the water content. Glass tiles do not absorb
moisture and do not become stained and are suitable for wet room use.
Ceramic Tile
Ceramic tiles are made from clay or clay and other raw materials, which are shaped and fired to give strength and aesthetic beauty
Routine Maintenance
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Well placed mats in high traffic areas can prevent dirt build up or damage.
Wash tile and mild cleaner specifically designed for cleaning porcelain tile; rinse with warm water and allow for drying.
Never wash the tile with abrasive soap or harsh chemical cleaners.
Wipe stains immediately to prevent the staining of the tile and grout.
Take extra care to clean light colored grout lines regularly to prevent staining. Grout cleansers and whiteners are available at
most hardware stores.
Take care not to drop heavy objects that may chip or crack the surface.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
CABINETS
Cabinets are the built-in cupboards with drawers or shelves, installed in kitchens and bathrooms for storage. Cabinets are typically
made with wood, PVC & vinyl surfaces and may feature various compounds to provide strength and durability.
Routine Maintenance

Periodically check hinge screws and tighten if required.
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Most cabinet surfaces can be cleaned using a damp cloth.
Wipe up any spilled liquids as soon as possible to avoid damage or staining the finish as your cabinets are meant to stay dry.
Grease splattered on the surfaces should be removed immediately as it becomes more difficult to remove as it solidifies.
Avoid the use of abrasive cleaners.
If the kitchen is equipped with a self-cleaning oven, the cabinet drawers and cabinet doors adjoining the range should be kept
open when the range is in self-clean mode to allow excess heat to dissipate to prevent the surface from delaminating
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
COUNTERTOPS
Countertops are horizontal work surfaces in kitchen and bathrooms and are installed upon and supported by cabinets. The surface is
positioned at an ergonomic height and the particular task for which it is designed. A countertop may be constructed of various
materials with different materials such as stone, ceramic tile, wood and concrete.
Engineered Stone
Engineered stone is a composite material used as an alternative to solid stone in the making of kitchen countertops. The finished
product is a combination of crushed stone and polymer resin that sets to harden and permanently form the finished surface.
Engineered stone has all the properties of solid stone such as fire resistance and strength.
Marble
Marble is a metamorphic rock. It is composed mostly of calcite, resulting from the metamorphism of limestone. Impurities in the
stone such as silt, clay, sand, iron and various oxides are re-crystallized by intense heat. These re-crystallized impurities are what
give marbles their beautiful veining.
Routine Maintenance
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Ensure that all spills are mopped up quickly to prevent them from penetrating through the porous material and causing
stains.
Clean surfaces using a damp cloth and a mild soap.
Avoid using strong chemicals such as acid, alkaline material and acetone and other solutions with unidentified ingredients to
clean your solid surface countertop.
Make sure your cleaning agent is recommended by your manufacturer.
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Use a cutting board to protect your counters when you cut or chop.
Never place hot pots, pans or dishes directly on the countertops and always use a pad to protect the countertop from
excessive heat.
Be mindful of the mitre joints of your countertop; they are sealed to prevent any penetration of liquid but it is best to avoid any
standing water or hot pots, pans, dishes or any small appliance as it can deteriorate the sealant and cause swelling and
irreparable damage.
The best way to prevent stains is by adding a sealer on a semi-annual basis; it fills the pores of the porous material and
repels spills allowing time to wipe it away.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Window Coverings
Blinds have horizontal or vertical slats typically made of wood, composite, vinyl or aluminum. Blinds can be turned to control the
amount of sunlight and air allowed in a room and can be completely pulled up with a pull cord or cordless system.
Roller shades are a window covering that rolls up by way of a cylinder that revolves. The shade is mounted on the roller and can be
pulled up or down.
Routine Maintenance
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Use care when manipulating the blinds, especially window coverings over large window as they are very heavy and may
require support when operated. They are an intricate system of pulleys that can be difficult to fix if broken.
If your blinds have just a thin layer of dust, a feather duster will be sufficient to clean them. Open the blinds and run a feather
duster between each blind, to pick up the dust on both sides.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Interior Doors
Interior doors are hollow core, made of honeycomb cardboard encased by fiberboard or a veneer shell with a painted finish.
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Routine Maintenance
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If a door lock sticks, you might want to apply a small amount of powdered graphite, available at hardware stores, which will
reduce the tendency to gum up the lock mechanism.
Interior door hardware can be wiped clean with a damp cloth and polished with a dry cloth.
Doors may require an adjustment from time to time to prevent binding and open and close freely.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
WALLS & DRYWALL
Interior walls are constructed using vertical 4” studs spaced up to 16” apart, with 4” horizontal tracks at the top and bottom. Hallway
and shared walls are a party wall system with 6” tracks and a staggered stud layout to help reduce sound transmission.
The majority of interior walls in your house will consist of drywall that is made with a composite material. The wood and other
materials used to construct your new home may shrink as the humidity levels change, this may cause cracks due to normal
shrinkage. Minor changes in the size and shape of wood members can occur with drying and may result in drywall cracks or nail
pops in the walls or ceilings.
Routine Maintenance
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Take care not to damage wall surfaces by limiting contact and preventing impacts on the wall.
Repair to common drywall cracking, denting, or scratching is simple; apply some joint compound (available at building supply
or hardware stores) with a putty knife and spread it firmly into the gap. Straighten the knife and pass it one last time over the
repair, to scrape off any excess joint compound. Let it dry overnight, and apply another coat of compound if needed. Once
compound is dry, lightly sand the patch with 120-220 grit sandpaper. Paint the patch or affected area as necessary.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
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Paint
Most surfaces in your home are painted with a latex base paint. Paint is a combination of pigments with suitable thinners or oils to
provide an effective way to protect and decorate surfaces.
Routine Maintenance
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Take steps to prevent wear by limiting impacts to wall surfaces.
Maintain the lower levels of humidity inside the home.
Do not attempt to wash walls prior to latex paint curing (30 days after application).
To clean walls apply a mild liquid detergent onto a soft sponge, not cloth as a cloth acts as an abrasive. Gently massage the
detergent into the soiled area. Once soiled area is clean, rinse out sponge and wipe area gently.
Periodic painting is part of homeowner maintenance.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
PLUMBING & FIXTURES
The plumbing in your new home consists of pipes for the supply of potable water throughout the home drain pipes for disposal of
waste water. A main water supply shut off has been provided for your unit to shut off the water supply to your new home.
Additional shutoffs may also have been provided to the sink supply lines and toilets to allow for routine maintenance. Each unit has a
separate shut off labeled with hot and cold. Please familiarize yourself with the shut-off locations in case of an emergency.
Hot Water Source
Hot water is produced by the common water boiler system that services the entire building. Hot water is distributed throughout the
building via the mechanical systems.
Waste Pipes
The waste pipe network includes drain pipes connected to the main sewer pipe, traps, and vent pipes to permit proper draining.
These may be located within cabinets, inside closets or clearly visible on a wall surface. These areas must remain accessible as they
are the means of access to the cleanout should a blockage occur.
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P-Trap
A trap is a P-shaped waste pipe beneath each sink connected to the plumbing sanitary system. The trap remains filled with water to
act as a barrier to prevent airborne bacteria and odors from coming up the sink drain. The trap under a sink also serves to catch lost
valuables.
Routine Maintenance
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Certain 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 in the building. These substances are also very detrimental to the municipal sewage treatment
systems.
If sewer gasses are detected, running water down the waste pip will re-prime the trap and likely stop the odor.
As waste material collects along the drain pipe walls the water might be slow to drain. This can be remedied by using a drain
clearing product or using a drain snake to clear the section of pipe.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Clogged drains are not a warrantable defect.
Faucets
A faucet is a device that allows you to turn the flow of water on and off and control the temperature. Most fixtures have a chrome or
polished finish. The faucet fixture includes the whole mechanism for controlling the flow of water.
Routine Maintenance
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Clean fixtures with mild detergent and keep fixtures free from debris to keep them moving freely.
Faucet handles should be turned no further than the point at which they stop the flow of water. Inspect shut-off valves at least
annually for leaks at each connection.
Clean aerators on faucets regularly.
Use of abrasive products and steel wool pads should be avoided as these products will cause the finish of the fixture to
become dull or scratch.
Noisy or leaking faucets can occur due to loose or worn washers and may require replacement over time as part of
maintenance.
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Green staining of fixtures is usually a water related issue due to the chemical compositions in the water, and is not a builder
defect. A solution of baking soda and white table vinegar will generally remove staining of fixtures. Thoroughly rinse with
water after cleaning.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Toilets
The toilet fixtures and sink basins are made of vitreous china, which has been glazed and kiln-fired for an extremely strong and
attractive finish. Other basins and fixtures such as bathtubs are made of reinforced fiberglass with an acrylic finish, which provides a
similar smooth, glossy and long wearing finish.
Routine Maintenance
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Inspect shut-off valves annually for any leaks.
If water continuously runs into the toilet bowl from the tank, there may be a poor seal at the flapper valve at the base of the
tank. This seal can be cleaned with a stiff brush or steel wool. A worn flapper valve would require replacement as part of
maintenance.
To prevent plugged toilets, never flush materials such as hair, grease, lint, diapers, sanitary products, cotton swabs, food, or
plastic of any kind. Toilet tissue is the only paper product designed to be flushed.
Avoid abrasive cleaners or pads as they will damage the finish.
Use cleaning product specifically designed for this fixture.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Stainless Steel Sinks
Most stainless-steel sinks are made by drawing a sheet of stainless steel over a die. Some very deep sinks are fabricated by welding.
Stainless steel sinks may be damaged by impacts or abrasive items that could scratch the surface.
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Routine Maintenance
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Take care not to drop items or damage the stainless steel sink basin.
Use a mild cleaning agent and keep surfaces clean.
Avoid steel wool as they will leave small bits of metal lodged in the sink and will cause rust spots to show.
Use of anti-bacterial soaps may cause discoloration of the surface if the sink is not rinsed thoroughly after use.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Scratches to the stainless steel are not a warrantable defect.
Tub & Shower Enclosures
The shower enclosure such as a glass shower door or shower curtain will aid in preventing water from leaking onto the bathroom
floor while the shower is in use.
Routine Maintenance
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
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Silicone is installed to create a water tight seal between dissimilar materials, as the silicone breaks down over time it must
be replaced as part of maintenance to ensure a water tight seal.
Ensure the shower door or curtain is tightly closed at all shower edges to avoid water damage to finishes in the bathroom and
suites below.
To prevent damage to the flooring or walls, any spills or puddles of water should be cleaned up immediately.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Grout
Grout is the material used to fill the joints between tiles on floors and walls.
Routine Maintenance

Grout between the tiles and in the corners should be checked during regular cleaning. Any cavities found should be filled in
23

as soon as possible to maintain a water tight seal.
Grout should be sealed annually with a sealant product to prevent water ingress behind tiles, such products can be
purchased at a hardware store.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Caulking
Caulking is a silicone sealant which is applied to plumbing fixtures and joints between floor and wall areas. The flexible material
shrinks over time and may require reapplication to maintain a seal.
Routine Maintenance



Regularly inspect and check areas with silicone, particularly those exposed to water that are susceptible to water damage.
Replace any cracked or deteriorated silicone as part of homeowner maintenance.
Applying silicone is simple and the products can be purchased at a hardware store. Please check the manufacturer’s
directions listed on the tube for specific installation instructions.
Warranty Coverage
One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
ELECTRICAL SYSTEMS
Household Electricity
The amount of electricity you use is monitored by a small meter mounted in a common area electrical room and it is monitored by
the utility company to determine your electrical billing. The meter is the property of the utility company and requires no attention
from the homeowner beyond taking usual precautions to avoid damage.
Service Breaker Panel
From the electrical meter, service cables run to the service or breaker panel which is located within the suite. This panel contains all
of the circuit breakers for your home. Take the time to familiarize yourself with the location and basic operation of switching your
breakers on and off. The circuit breaker is designed to trip and turn off the power to an overloaded circuit in order to protect your
24
appliances, your home and the people who live in it.
Outlets
A single circuit may serve several outlets. The location of electrical outlets in your home is determined by requirements of the
Electrical Code. Switch plugs are electrical outlets that are controlled by a switch located on the wall. The switch will control either
the top or bottom receptacle outlet, the other outlet will be live all of the time. These are typical in the living room and bedrooms and
are commonly used for lamps.
G.F.C.I. Circuits
A ground fault circuit interrupter (G.F.C.I.) is similar to a wall outlet but it is equipped with its own internal circuit breaker and is
generally installed where electrical circuits may come into contact with water such as kitchens, bathrooms and laundry rooms. The
G.F.C.I. is extremely sensitive and will trip if an inconsistency of the electrical current is detected. Ground faults usually occur in
older appliances, electrical equipment without a ground prong, or inexpensive extension cords.
Routine Maintenance


Test G.F.C.I .outlets monthly to ensure proper operation; to test a GFCI, push the button labeled “test” and it will cause the
circuit to shut off. Press the “reset” button on the GFCI to turn it back on. Keep in mind that the single GFCI will protect all
outlets on that circuit. If this breaker trips, unplug the source of the interruption and reset the breaker either at the panel or
at the outlet itself.
An electrician should be called to check any circuits that repeatedly trip the breaker without explanation.
Warranty Coverage: One (1) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a
warrantable defect. Two (2) year warranty covers defects with installation of the electrical distribution system.
EMERGENCY WARNING SYSTEMS
Smoke & Carbon Monoxide (CO2) Detectors (Kitchen Location)
Smoke detection equipment has been installed in your home to give you and your family early warning in the event of fire. Carbon
monoxide is a colourless, odorless and tasteless gas that is slightly less dense than air and difficult to detect. It can cause health
problems before you notice it is present and exposure can cause carbon monoxide poisoning which can lead to serious illness and
can ultimately lead to death. For improved reliability, the smoke and CO2 detection equipment in your home is powered by the
25
electrical system with a battery backup system.
Routine Maintenance
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
Clean with a vacuum twice a year to keep free from dust buildup.
Please note that these devices are connected directly to the electrical system of the home and do not require batteries.
However, they will not operate in a power outage unless the unit has a backup battery.
Your Property Management Company will coordinate annual testing of the system.
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Battery replacement is not covered under the warranty.
Fire Alarms Speaker, & Smoke Detector, Strobe (Bedroom and Corridor locations)
Smoke detection equipment has been installed throughout your home to give you and your family early warning in the event of fire.
For improved reliability, the smoke equipment in your home is powered by the Fire Alarm system power supply rather than battery.
Strobe lights are installed in accessible floor plans.
Routine Maintenance
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
No maintenance required, do not clean with a vacuum or open devise
Please note that these devices are connected directly to the Fire Alarm system and will be powered by the emergency
generator during power outages.
Your Property Management Company will coordinate annual testing of the system and any required maintenance.
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Battery replacement is not covered under the warranty.
HEATING & VENTILATION
26
Thermostat
The thermostat controls the operation of the heating system by monitoring the air temperature inside the home to maintain
consistent comfort. If the thermostat is equipped with a programmable function it should be utilized to ensure the most efficient use
of the heating systems.
Routine Maintenance


Vacuum around the thermostat frequently to avoid dust build up which can comprise the internal components.
Please ensure that you read all material distributed regarding the thermostat to keep the system functioning as intended.
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Hydronic in Floor Heat
Hot water is circulated in pipes within the floor area to evenly distribute heat throughout the home. Hot water is supplied to the
building from a common source and distributed to the flooring areas throughout the home form the main manifold. Temperature is
controlled by the thermostat for the area and can be programmed to achieve certain temperatures at different times throughout the
day.
Routine Maintenance
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For your safety never store furniture or objects against the manifold.
Keep the outside cover of the manifold free from dust and debris, clean these areas regularly.
Please ensure that you read all material distributed related to the thermostat to keep the system functioning as intended.
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Ventilation
Ventilation is most effective for removing moisture in the home. Exhaust fans in the kitchen and bathroom will remove moisture
27
created from cooking and bathing.
Routine Maintenance
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If high relative humidity levels occur inside your home during periods of very cold weather, condensation or frost on the inside
face of the windows may occur. This is a ventilation issue and is not a fault with the window.
Condensation can result in the growth of mold on the window frame that can be controlled with a mild solution of bleach and
water.
If you are experiencing condensation on your windows, below are a few effective and efficient ways to reduce the
condensation in your home:
o It is recommended that this fan is programmed to operate continuously.
o Use exhaust fans while cooking.
o When doing laundry, please be sure to open a window to help exhaust extra humidity.
o Use bathroom exhaust fans while having a bath or shower.
o Open a window after baths and showers.
o Ventilate the home at least once a day by opening a window or door.
o Open the blinds and drapes throughout the day to allow for air circulation on windows.
o Move furniture roughly 12-16 inches from windows and heaters.
o Avoid hanging laundry indoors to dry as this adds to the indoor humidity.
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects. Wear and tear or damage is not considered a warrantable defect.
Bathroom Exhaust Fans
Bathroom fans installed in the home are intended to be an integral part of the ventilation system. The main fan is controlled by
switch and automatic sensor to facilitate fresh air exchange, as per the BC Building Code.
Routine Maintenance
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The fan(s) should be cleaned seasonally by removing the dust and dirt that has built up on the fan blades and grille.
Please ensure that you read all material distributed related to the exhaust fan to keep the unit functioning as intended.
28
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects related to the rough in. Wear and tear or damage is not considered
a warrantable defect.
Natural Gas Distribution System
Your home is supplied with natural gas to service the stove. Gas is a reliable fuel source that makes for excellent cooking, grilling,
and heating. Please use caution with gas appliances as a leak or accidentally leaving an appliance on can cause harm.
You will find the gas shut-off at the backside of the range, behind the bottom drawer of the stove or within an adjoining cabinet. You
can access this shut-off by removing the stove drawer and reaching for the shut-off handle at the back of the range, however this
may vary for different floor plans. The range shut-off location will be pointed out to you during your home orientation, pay special
attention to remember this detail.
Routine Maintenance
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

The area should be inspected regularly to ensure valves are free from debris or dirt and not leaking.
Gas lines should be connected in a way that allows even flow of gas, free from kinks or severe bends in the line.
If you smell gas when the fixture is not in use there may be a problem. Turn off the gas at the main location and contact an
appliance installer that specializes in gas fittings or a gas pipe fitter.
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects related to the supply of natural gas through the gas line. One (1)
year warranty through the manufacturer covers the appliance. Wear and tear or damage is not considered a warrantable defect.
Gas Barbeque Connection
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. Set a timer on the stove to remind you to turn the barbeque gas off. Only specialized barbeques can be used to
connect to the gas system, see a specialized barbeque retailer to inquire about appliances that are capable of connecting to the
29
system.
Routine Maintenance

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

Your Property Manager will be responsible for general maintenance and routine inspection of the common gas delivery
system for the entire building.
The area should be inspected regularly to ensure valves are free from debris or dirt and not leaking.
Gas lines should be connected in a way that allows even flow of gas, free from kinks or severe bends in the line.
If you smell gas when the fixture is not in use there may be a problem. Turn off the gas at the main location and contact an
appliance installer that specializes in gas fittings or a gas pipe fitter.
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects related to the supply of natural gas through the gas line. Wear and
tear or damage is not considered a warrantable defect.
APPLIANCES
The appliances included with the purchase of your new home have been checked to ensure that they are operating properly. All of
the appliances in your new home come with a manual which detail the operating and maintenance procedures and must be followed
in order to maintain the manufacturer's warranty.
All appliances are covered under warranty for one (1) year after the occupancy date of the home. The warranty on all appliances is
proudly offered through our partner and supplier, Trail Appliances. Should you need to have warranty work completed on an
appliance or have a concern about an appliance, please reach out to Trail directly to coordinate a visit from a technician. Any
warranty cards provided with the equipment should be completed and sent to the manufacturer to ensure your warranty obligations
are met.
The following tips are included for information only.
Dishwasher
A dishwasher is a mechanical device for cleaning dishware and cutlery. Although dishwashers are watertight, they don't actually fill
with water. A small basin at the bottom fills up and heating elements heat the water and then a pump propels the water up to the
30
water jets where it is forced out and sprayed against the dirty dishes. When the washing and rinsing is finished, the water will drain
down to the basin again where the pump propels the water out of the dishwasher into a drain hose that feeds directly to the pipes
under your sink.
The final step in a wash cycle is optional - the dry cycle. The heating element at the bottom of the dishwasher heats the air inside to
help the dishes dry.
Routine Maintenance
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Only use detergent recommended specifically for dishwashers. Alternatives can cause leakage and excessive bubbles.
Ensure that all items placed in your dishwasher are dishwasher safe.
Rinse dishes of food to help prevent food particles from blocking the main drain.
Maintain the dishwasher by cleaning up food debris from the base and drain.
Observe the cycle to ensure it is working properly.
Please ensure that you read all material distributed to keep the appliance functioning as intended and be aware of any other
maintenance requirements.
Request a service call with Trail Appliances if any issues arise, a technician will visit to evaluate any warranty concerns.
If after one year warranty expiry, consult the manufacturer or local service technician for a service call.
Warranty Coverage
One (1) year warranty through the manufacturer on the appliance. Please contact Trail Appliances for information on the warranty or
to schedule a service call. Wear and tear or damage is not considered a warrantable defect.
Microwave
A microwave is a kitchen appliance that heats and cooks food by exposing it to microwave radiation in the electromagnetic spectrum.
Microwave ovens are popular for reheating previously cooked foods and cooking a variety of foods. They are also useful for rapid
heating of otherwise slowly prepared cooking items. Some microwaves also serve as a hood fan for the stove and help exhaust air to
the exterior of the home.
Routine Maintenance

One of the easiest ways to extend the longevity of your microwave is by cleaning it regularly. Food and liquid spatters can
absorb energy, leading to burn spots and even causing damage to components of the microwave. Most foods and liquids can
31
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be removed with warm soap and water or an approved microwave oven cleaner.
Materials that are not microwave safe can cause fires or explosions. You should never put in aluminum foil, metal and
dishware with silver or gold accents.
Microwave latches are more complex than many people appreciate; some latches have as many as three switching
mechanisms that must close in the correct order. Closing the door carelessly may damage these switches. Pulling the door
open while the microwave is running can result in a blown safety fuse.
Running a microwave without anything inside it can cause serious damage. When a microwave is empty, the energy the
microwave produces must be absorbed by its own components, such as the glass or the magnetron that produces the energy.
These components are not designed to withstand this kind of exposure, and repairing or replacing them can be expensive.
An item that is excessively heavy can mechanically strain the turntable and its motor, along with central components such as
the magnetron. All of this can lead to a damaged unit and food that isn’t properly cooked.
The microwave must never be used to dry garments or any fabric as a fire may result.
Replacing parts such as light bulbs, door latches, turntables, turntable motors, and charcoal filters is safe and affordable.
Most of these problems should be relatively easy to diagnose. The charcoal filter is one of the only simple parts that can be
easy to forget about. If your filter appears greasy or if your microwave vents strange odors, this usually indicates that grease
has built up and a new filter is needed.
Please ensure that you read all material distributed to keep the appliance functioning as intended and be aware of any other
maintenance requirements.
Warranty Coverage
One (1) year warranty through the manufacturer on the appliance. Please contact Trail Appliances for information on the warranty or
to schedule a service call. Wear and tear or damage is not considered a warrantable defect.
Cooking Range Hood Fan
The hood fan is a separate appliance that helps exhaust humid air caused by cooking to the exterior of the home with an external
venting system. This system should be used when cooking to avoid cooking odors from being released into the corridor and to lessen
grease build-up on kitchen surfaces and to reduce humidity within your suite. This system may be incorporated into a microwave
appliance or a standalone system.
Routine Maintenance

Kitchen fan and filter requires cleaning. The frequency of cleaning required will depend on how often the range is used and
what type of cooking is done. Inspect filters regularly and evaluate if cleaning is required.
32
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

The filter is made of a steel mesh that performs best when clean. It is easily removed and cleaned by soaking in warm water
with regular detergent.
It is also recommended to clean the fan and housing as well with a mild decreasing formula.
Please ensure that you read all material distributed related to the exhaust fan to keep the unit functioning as intended.
Warranty Coverage
Two (2) year warranty covers manufacturer or installation defects of ventilation rough in components. The hood fan appliance is
covered under the One (1) year warranty through the manufacturer. Wear and tear or damage is not considered a warrantable defect.
Refrigerator
The refrigerator is an appliance or compartment that is artificially kept cool and used to store food and drinks. Your refrigerator may
have one or two controls that allow you regulate the temperature in the freezer and refrigerator compartments. The refrigerator
control is a thermostat, which measures the temperature and regulates the running time of the compressor.
Routine Maintenance
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

Clean refrigerator condenser coils every six months to ensure they are clean and free from debris.
Regularly inspect and clear any ice buildup in the refrigerator or freezer compartments, build up may cause failure of the
appliance.
Regularly check your refrigerator's interior temperature.
Keep door gaskets clean.
Keep the refrigerator doors closed during a power outage.
Please ensure that you read all material distributed to keep the appliance functioning as intended and be aware of any other
maintenance requirements.
Warranty Coverage
One (1) year warranty through the manufacturer on the appliance. Please contact Trail Appliances for information on the warranty or
to schedule a service call. Wear and tear or damage is not considered a warrantable defect.
Stove or Range
The stove is an appliance for cooking and heating that operates by gas or electricity. Care must be used with the appliance as it can
33
reach high temperatures and can cause injury if not used with care.
Routine Maintenance




Obtain a good quality oven and stove top cleaner to maintain the finish of the appliance.
Prevent a build-up of spilled food on burners or in the oven as this may damage the stove, which could result in costly
repairs.
Do not leave cooking unattended for any reason, caution should be used to prevent fires and injury.
Please ensure that you read all material distributed to keep the appliance functioning as intended and be aware of any other
maintenance requirements.
Warranty Coverage
One (1) year warranty through the manufacturer on the appliance. Please contact Trail Appliances for information on the warranty or
to schedule a service call. Wear and tear or damage is not considered a warrantable defect
Washing Machine
A washing machine is used to wash laundry like clothing and other textiles. The appliance is connected to a hot and cold water
source and drain.
Routine Maintenance





Ensure that the washer drain hose is correctly inserted and connected into the drainpipe before using the machine.
Avoid overloading the washer and make sure to distribute the items evenly in the washer to avoid excessive vibration.
Inspect washer hoses on a regular basis for signs of wear and tear and possible loose connections.
Make sure you turn hot and cold-water valves off when leaving your home for an extended period of time.
Please ensure that you read all material distributed to keep the appliance functioning as intended and be aware of any other
maintenance requirements.
Warranty Coverage
One (1) year warranty through the manufacturer on the appliance. Please contact Trail Appliances for information on the warranty or
to schedule a service call. Wear and tear or damage is not considered a warrantable defect.
34
Clothes Dryer
A clothes dryer is a powered household appliance that is used to remove moisture from a load of clothing and other textiles after
they have been washed in a washer. Only load clothes that have previously been washed in a machine and partially spun dry so they
are only damp, another spin cycle may be required when clothes are quite wet.
Routine Maintenance
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
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
Clean the lint from the dryer trap after each dryer use.
Dryers vent to the exterior of the building, usually above a patio or deck space and will require cleaning as debris builds up.
Check exterior vents quarterly and remove any debris visible.
Inspect the area around the drum for lint build up. Should the lint trap not be cleared, you will find that clothes will take
longer to dry, there will be excessive humidity in your home and damage to the dryer motor and switches may result and
cause a fire.
Dryer vents should be cleaned annually for drying efficiency and fire prevention. This cleaning may be coordinated by your
Property Manager.
Please ensure that you read all material distributed to keep the appliance functioning as intended and be aware of any other
maintenance requirements.
Warranty Coverage
One (1) year warranty through the manufacturer on the appliance. Please contact Trail Appliances for information on the warranty or
to schedule a service call. Wear and tear or damage is not considered a warrantable defect.
35
CARE & MAINTANENCE OF BUILDING EXTERIOR
& COMMON AREA
This section of the Maintenance Manual outlines maintenance requirements of the areas that are categorized as Limited Common
Property (LCP) or Common Property (CP). Maintenance of the items below may be shared between the Strata Corporation and
individual Strata Lot owners. Each Strata Corporation makes decisions on how to maintain LCP or common areas on an annual basis
and the Council and Property Manager coordinate the work.
Windows
The windows in your home incorporate two measures to improve their energy efficiency. The windows are double-glazed, which
means that each window has two panes of glass, separated by an air space. The air space increases the insulating capability of
windows dramatically and reduces condensation on the interior surface. The air space is sealed, so that moisture and dust cannot
get inside. Secondly, the windows are thermally broken and designed to separate the cold exterior from the warmer interior, thereby
reducing heat loss and condensation on the frame. The bottom of your window frame is designed to channel condensation to the
outside.
Regular Maintenance



Keep all window sill channels clean from dirt for proper operation and ensure weep holes are clear.
The use of harsh detergents is not recommended on glass or window frames in order to preserve the painted finish.
Do not use sharp objects such as scrapers, these will scratch the glass and aluminum or vinyl frames.
Warranty Coverage
Five (5) year building envelope warranty is available on the window assembly. Please contact Wesgroup in the event of a leak that
causes water to penetrate the building envelope. Wear and tear or damage is not considered a warrantable defect.
Condensation
The higher the relative humidity levels are in your home, the greater the condensation that will appear. A small amount of
condensation is normal. If condensation forms pools of water on the window sill, or starts to form on large areas of glass, it is an
36
indication that the humidity is too high in your home, or the temperature at the window is being lowered relative to the rest of the
house. Blinds or heavy drapes can cause this. Condensation can also occur during certain combinations of temperature fluctuations,
such as a cold surface rising in temperature very quickly.
Regular Maintenance
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

When using the bathtub or shower makes sure to turn on the exhaust fan or open a window.
Put damp towels in the clothes dryer for a few minutes after use.
When cooking, keep lids on pots to reduce evaporation and use the kitchen fan to exhaust moisture.
When shampooing carpets or doing other home cleaning open windows to let the moisture out.
If you keep your window curtains or blinds closed at night and find that condensation forms on the window, try leaving the
window coverings open as this will allow warm interior air to circulate near the window with ease by keeping it warmer and
reducing the condensation.
Purchase a hygrometer to monitor the humidity levels. In the winter heating season, the relative humidity should not exceed
45% and should not drop below 30%.
Warranty Coverage
Condensation caused by moisture or high humidity levels in not a warrantable defect and should be addressed by the homeowner by
adjusting habits to reduce humidity.
Doors
The suite entry doors of your home are solid wood core, providing both energy-efficiency and a high level of security. Sliding patio
doors are usually constructed with metal or vinyl frames with glass and are supplied by the window manufacturer. Exterior doors are
exposed to detrimental weather conditions and extreme temperature variations on the outside which 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.
Regular Maintenance


If a door lock sticks, apply a small amount of powdered graphite (available at hardware stores), which will reduce the
tendency to gum up the lock mechanism the way lubricating oil can.
Some exterior doors have restrictions imposed by the manufacturer as to the color the door may be painted. The heat
absorbed by darker colors can cause failure of the sealing compounds in the glazing and/or cause excessive warping of the
37

door.
The wrong type of paint may void the manufacturer’s warranty; therefore, any such restrictions should be reviewed prior to
the door being painted.
Warranty Coverage
Five (5) year building envelope warranty is available on the door assembly, please contact Wesgroup in the event of a leak that
causes water to penetrate the building envelope. One (1) year warranty on door panel and hardware. Wear and tear or damage is not
considered a warrantable defect.
Weather Stripping
Weather-stripping is installed around doors to reduce air infiltration at door opening. Check the weather-stripping annually to
ensure that the seal is adequate. Some weather-stripping is adjustable and the door should be slightly stiff to latch or lock to ensure
a tight seal.
Regular Maintenance


Weather-stripping may require adjustment during the first winter to make sure it seals tightly against the door. This usually
requires nothing more than tightening fasteners with a screwdriver.
Petroleum jelly can be used to lubricate rubber or vinyl products to maintain their flexibility.
Warranty Coverage
Five (5) year building envelope warranty is available on the door assembly, please contact Wesgroup in the event of a leak that
causes water to penetrate the building envelope. One (1) year warranty on door panel and hardware. Wear and tear or damage is not
considered a warrantable defect.
Deck & Handrails
Balconies and handrails are installed to protect people from dangerous heights. Take care not to allow items to fall off the balcony
through the space below the railing, this space may be up to 6” and a falling object may injure someone below.
Regular Maintenance

The use of a mild cleaning detergent and a gentle brush is adequate to maintain the finish.
38
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
Cleaning of these components may be coordinated annually through the Property Management Company.
Inspect the assembly annually to ensure all components are securely in place, report any concern to the Property Manager.
Warranty Coverage
One (1) year warranty for supply of material and installation. Wear and tear or damage is not considered a warrantable defect.
Landscaping
Landscaping is installed at various locations throughout the property, some may be on Common Property and some installations may
be on Limited Common Property (LCP). Generally, the landscaping or installations on the Common Property would be maintained by
the Strata Corporation through a maintenance contractor, while maintenance of installations on LCP are the responsibility of the
owner of the respective Strata Lot. LCP areas may be difficult for maintenance contractors to access and the onus is with each Strata
Lot owner to maintain the plantings within their LCP to the Strata’s standard. Soft landscaping installations such as plants, grass,
and shrubs are not covered under warranty and should be diligently maintained in order to keep them alive, this includes watering,
pulling weeds, and covering exposed roots with soil. This will help preserve the integrity of the property and maintain the
landscaping in good condition. Any questions pertaining to landscaping maintenance responsibility at specific locations can be
brought to the attention of your Property Manager. Landscaping is expensive for Strata to replace and should have a preventive
maintenance program in place to ensure it has a long life and needless replacement is not required.
Regular Maintenance
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Water plants and grass areas on LCP frequently and as needed.
Pull weeds surrounding plants and in landscaped areas as part of maintenance.
Trim plants when seasonally appropriate to prevent overgrowth.
Cover roots with soil as it washes away over time from erosion or watering.
Report any concerns to the Property Manager before landscaping dies.
Warranty Coverage
Landscaping installations such as grass and small plants are not warrantable.
39
RECOMMENDED MAINTENANCE SCHEDULE
Below are some recommended maintenance items that should be completed on a quarterly, semiannual or annual basis in order to
maintain your home and New Home Warranty.
Spring
Check and clean sump or exterior drains
Check exterior caulking and re-caulk if necessary
Summer
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Check weather stripping and adjust or replace as necessary
Check roof and deck for defects
Inspect shower, tub, and countertop caulking and reapply as necessary
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Seal grout
Lubricate door hinges
Wash range hood filter
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Disconnect hoses and drain hose bibs
Blow out sprinkler lines
Check GFI circuits
Check smoke & carbon monoxide detectors
Annual testing may also take place in Multifamily buildings
Winter
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Clean exterior cladding
Fall
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Clean filters for furnace or ventilation systems
See manufacturers recommendations
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Check and service heating or cooling systems as necessary
See manufacturers recommendations
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TROUBLESHOOTING - IMMEDIATE ACTION YOU
CAN TAKE
The following information is intended as a guide to appropriate action to take when emergency situations arise. These measures are
to be taken to prevent or minimize damage to your home, as well as other simple steps that might correct the problem. Before
calling for service for these items, please refer to the following pages. As with any maintenance item, please do not attempt a
procedure with which you are not comfortable, or use a power tool with which you are not familiar.
PLUMBING TROUBLESHOOTING
WATER LINE BURST
A burst water line may be caused by failed joint or frozen pipe.
Recommendation
Each Strata Lot will have a separate shut off located in each unit, turn off the supply water right away to prevent further damage.
Notify the Property Manager for further instruction.
Prevention
Use Caution when installing fixtures that penetrate the drywall as water pipes lie within the wall.
Warranty Coverage
Two (2) year warranty for supply of material and installation of rough in mechanical components. Damage is not considered a
warrantable defect.
MINOR LEAKS
Small leaks from a drain line or faucet may be caused by a loose connection or physical damage.
Recommendation
Do not use fixture. If the leak is in a drain pipe, avoid using fixtures located above the leak. Put container under leak to collect water.
If leak persists, shut off water supply to the fixture and contact a plumber and or notify Property Manager.
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Prevention
Do not over tighten handles or put force on spouts, take care to inspect faucets regularly including components below the counter to
ensure proper function.
Warranty Coverage
Two (2) year warranty for supply of material and installation of rough in mechanical components. Damage is not considered a
warrantable defect. One (1) year warranty on plumbing fixtures supply and installation.
NO HOT WATER
A lack of hot water supply throughout the whole home may be attributed to building wide problem and should be reported to the
Property Manager. If the problem is limited to one fixture it likely a small adjustment or cartridge replacement required on the
fixture.
Recommendation
If building wide, call the Property Manager to advise of the issue. If it appears to be related to a single fixture please contact
Wesgroup Customer Care Department if within the one year warranty, or contact a plumber if outside the warranty period.
Prevention
Take care not to force the faucet as it may damage the internal components.
Warranty Coverage
Two (2) year warranty for supply of material and installation of rough in mechanical components. Damage or lack of maintenance
causing failure is not considered a warrantable defect. One (1) year warranty for fixtures.
PLUGGED FIXTURE
A blockage may be caused by inappropriate materials flushed down fixture such as sink or toilet.
Recommendation
Try to clear the clog with a plunger, snake, or drain cleaning solution. Secondly, call a plumber.
Prevention
Do not flush foreign materials and do not pour grease down sinks. Flush drain lines often, especially where a garburator is installed.
Warranty Coverage
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Clogged drains are not a warrantable defect as they are caused by solid items put in drain pipes, clogs or debris collecting in pipes
are not caused by construction defects.
NO WATER SUPPLY IN HOME
If there is no water coming from any taps or to any toilets when faucets are turned on there may be an issue with supply to the unit or
the building.
Recommendation
Check to confirm that the main shut off in your home is open and all individual shut-offs for each fixture are open. If there is still no
water contact your Property Manager.
Prevention
Keep areas where shut offs are located such as under the sink accessible.
Warranty Coverage
Two (2) year warranty for supply of material and installation of rough in mechanical components. Damage is not considered a
warrantable defect.
ELECTRICAL TROUBLESHOOTING
NO POWER SUUPLY TO HOME
An interruption in electricity or power to the home can be caused by a number of scenarios; an overloaded circuit, faulty breaker,
power outage, a problem with the building, or utility provider interrupting service.
Recommendation
Breaker Panel
Check the breaker to see if any circuits have switched to the off position. If off, reset the affected circuit and switch back to on
position.
Power Outage
Check the hallway or check with a neighbour to see if the problem is throughout the building, if yes, there may be a power outage to
the building or the surrounding area. This may have been caused by a storm or a failure in the utility system or a failed transformer.
Check with the utility provider by phone to report an issue or online to view areas impacted.
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Utility Provider
The utility provider can halt service for late or outstanding payments, if service is interrupted for nonpayment it will need to be
resolved with that entity (BC Hydro or utility supplier).
Building Specific
If it appears to be building specific, let your Property Management Company know and they will investigate the issue.
Prevention
Do not overload a circuit by plugging is several appliances. Do not use faulty or damaged electrical equipment. Ensure utility bills are
paid in a timely manner.
Warranty Coverage
Two (2) year warranty for supply of material and installation of rough in mechanical components. Damage causing failure is not
considered a warrantable defect.
NO ELECTRICAL TO ONE OR MORE OUTLET
Power will be interrupted to one or more outlets if the circuit has been overloaded, as a safety feature the entire circuit will switch
off until the problem is resolved. This may also be caused by inconsistencies in the circuit caused by low quality or old appliances
with failing electrical current.
Recommendation
Before calling for service, check to confirm the following:
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The main breaker and individual breakers are in the on position
Applicable wall switch is on
GFCI is reset (if the GFCI was tripped you must resent that area on the breaker panel)
Item you want to use is plugged in
Item you want to use works in other outlets
Bulb in the lamp is good
Prevention
Avoid loading too many electrical appliances on one circuit and do not use old appliances with faulty or frayed cords.
Warranty Coverage
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Two (2) year warranty for supply of material and installation of rough in mechanical components. Damage causing failure is not
considered a warrantable defect.
SPARKS OR SMOKE FROM OUTLET
Due to faulty wiring, or short circuit or improper installation of outlet.
Recommendation
Turn off breaker for circuit (do not use until repaired), and notify the Customer Care Department if within warranty or call an
Electrician if past warranty.
Prevention
Do not use damaged or faulty appliances. Ensure the plug is the proper fitting for the outlet, do not attempt to force a plug into
outlets.
Warranty Coverage
Two (2) year warranty for supply of material and installation of rough in mechanical components. Damage causing failure is not
considered a warrantable defect.
HEATING TROUBLESHOOTING
NO HEAT FROM ELECTRIC BASEBOARD HEATERS
Lack of heat may be caused by a faulty setting, hot water supply issue, or thermostat problem.
Recommendation
Check thermostat for proper connection readings. Allow enough time for hydronic heating system to produce heat, this may take
longer than forced air or electric baseboard heating systems as it is within the floor and needs to radiate through materials to the
living area. Notify Customer Care Department if within warranty period or contact a qualified electrician for repair if outside warranty
period.
Prevention
Avoid physical damage to in floor system and keep furniture and objects away from the manifold.
Warranty Coverage
Two (2) year warranty for supply of material and installation of rough in mechanical components. Damage causing failure is not
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considered a warrantable defect.
TROUBLESHOOTING FOR OTHER SITUATIONS
WATER LEAKING THROUGH CEILING
Water penetrating through the ceiling may be caused by a few scenarios. It may be caused by a plumbing line leak, an overflow of
water from a fixture from a neighbouring home, or a roof leak.
Recommendation
Advise Property Manager and inquire with the neighbor above.
Warranty Coverage
Two (2) year warranty for supply of material and installation of rough in mechanical components. Five (5) year building envelope
warranty for water penetrating through the exterior of the building to the interior of the home.
BROKEN WINDOW
Damage to window due to impact.
Recommendation
Contact your Property Manager, as a window repair company will have to be called to repair replace the affected area.
Prevention
Use caution to prevent impacts to glass windows and doors to prevent breaks to glass.
Warranty Coverage
Damage to glass is not a warrantable defect.
FROZEN OR LEAKING EXTERIOR HOSE BIB
Damage to hose bibs occur when garden hoses are left attached to hose bibs during the winter months, water freezes and expands
causing damage to the bib.
Recommendation
Notify your Property Manager of the issue.
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Prevention
Disconnect garden hoses from hose bibs during winter months as part of pre-winter maintenance.
Warranty Coverage
Damage to hose bibs is not a warrantable defect when caused by lack of annual maintenance.
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BUILDING MAINTENANCE BEST PRACTICES
Common area maintenance items are completed by contractors organized by the Strata Council and Property Manager and directed
by majority vote of the Strata Corporation. Owners should notify the Strata Council through the designated Property Manager of any
issues or concerns. A vital part of a good maintenance plan is the monitoring the condition and performance of the building
components. This section is meant to act as a guide to help implement building maintenance best practices. The warranty period for
common area items are as follows.
15 Month Warranty
For any defects in supply of material or installation on Common Property or Limited Common Property.
Two (2) Year Warranty
For defects in gas, electrical, plumbing, heating, ventilation, air conditioning delivery and distribution systems; and exterior
cladding, caulking, windows, and doors that may lead to water ingress or detachment and damage.
Five (5) Year Warranty
For any defects in the building envelope that result in water ingress from the exterior of the building to the interior through
windows, walls, or roof.
Ten (10) Year Warranty
For any defect that results in structural failure of the building, or major structural component such as a roof truss, structural
beam or column.
The following is a list of common area items the Strata Corporation should collectively ensure that routine maintenance is conducted
on in order to be compliant with warranty requirements.
Boiler System Maintenance
Conduct regular servicing as outlined in the maintenance manual provided to the Strata Corporation in order to preserve warranty
and ensure the system operates as intended.
Air Distribution System Maintenance
Conduct regular servicing and air duct cleaning as outlined in the maintenance manual provided to the Strata Corporation in order to
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preserve warranty.
Elevator Maintenance
Conduct regular servicing to the elevator car and systems, refer to Maintenance Manual provided by the elevator contractor. The BC
Elevating Devices Safety Branch has a regulation on compulsory maintenance program. The regulation states that all Elevating
Devices in public use must have a maintenance program in place with a registered elevator contractor under a contract for a
minimum duration of one year, with regular inspections.
Door Maintenance
Exterior and overhead doors for both garages and leading into underground parking structures must be inspected regularly. They
experience considerable wear and tear and should be regularly maintained for usage as well as security. Please refer to the
manufacturer’s product and maintenance manual for more information and set up a maintenance contract with a qualified
contractor.
Building Exterior Cleaning & Maintenance
Conduct exterior cleaning as required in order to maintain a clean finish on all surfaces and prevent the growth of organic material
such as moss or staining that may cause long term damage to the building.
Maintaining Exterior Seals & Caulking
Conduct regular inspection of the building exterior and have any required maintenance completed by a qualified contractor. The main
purpose of caulking is to work in conjunction with other water proofing procedures to prevent water from penetrating the building
envelope. Should the caulking show signs of shrinkage or gaps, it should be reported to the Strata Council for it to be removed and
replaced with new caulking.
Deck Drains & Scupper Maintenance
It is the responsibility of each resident to ensure that their deck drains or scuppers are kept clear of debris. A blockage can cause
serious problems such as water pooling and penetrating the building envelope. Damage caused by pooling water due to clogged
drains would not be covered under the five (5) year Building Envelope Warranty.
Landscaping & Irrigation Maintenance
Maintaining the Common Area landscaping and irrigation systems is the responsibility of the contractors that are hired by the Strata
Council and your Property Manager. Landscaping maintenance within Limited Common Property, such as roof top decks, enclosed
patio areas, balconies, etc., are the responsibility of the owner. Any concerns about the landscaping and the way it is being
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maintained should be directed to the attention of the Strata Council through the designated Property Manager.
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