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Services We Provide
Date:
To:
Address:
Dear
RE: 123 OLD STREET, TORONTO, ONTARIO
An inspection was performed at the above captioned address on March
31, 2000. The purpose of the inspection was to review the premises and
to determine what is required for the building to comply as a two unit
residential occupancy under the Ontario Fire Code Retrofit Section 9.8.
(Ontario Regulation 385/94) and the Land Use Planning and Protection
Act (Bill 20).
General Comments
Ontario Regulation 385/94 came into effect on July 14th, 1994. On
May 22, 1996 (Bill 20) Land Use and Planning Act became law. These regulations
attempt to encourage owners of (previously) illegal basement apartments
or illegal duplexes to conform to reasonable fire and safety requirements.
Properties that conform shall be granted legal status by way of the
Fire Marshals Act and the Land Use Planning and Protection Acts. The
regulations apply to existing two unit residential occupancies only.
The regulations allow homeowners who provide rental accommodation to
legalize their space provided that they maintain a reasonably safe rental
unit. Tenants benefit from the legislation as there is now an impetus
for owners and landlords to undertake much needed improvements on the
existing rental stock in Ontario.
Recommendations
1. Smoke Alarms
(a) Smoke alarms are required in each
dwelling unit. All smoke alarms must be in good working order and
maintained to manufacturer's instructions. Regular testing should
be performed. An additional smoke alarm is recommended outside the
bedroom areas of each dwelling unit.
2. Fire Separations
(a) Repair the damaged ceiling in the
basement bathroom.
(b) Install a 30 minute fire separation
between the laundry and boiler room and each dwelling unit. Please
note that Article 9.8.2.1.(2) of the Ontario Building Code requires
that the fire separation be constructed as a continuous barrier against
the spread of fire. All joints and openings must be filled with the
exception of heat ducts gas lines, etc. All through wall penetrations
should be caulked.
(c) The installation of fire rated doors,
with self closing devices, are required at the top and bottom of the
stairwell. (This area is a common means of egress).
(d) Ensure that all ceilings in the basement
area are dry-walled (taped and sealed) to comply with the 30 minute
fire rating requirement.
3. Electrical Safety
(a) 15 amps fuses should be installed
to all general plug and lighting circuits, 30 amps fuses for clothes
dryers and 40 amps fuses for stoves/ovens.
(b) Install one additional sub-panel
for electrical or consider consolidating the existing panels into
one new larger distribution panel.
(c) Only one circuit per fuse or breaker
is allowed. Eliminate any double tapping (two wires connected to one
fuse/breaker) at circuit breakers/fuses.
(d) Label all electrical panels/circuits.
(e) Install proper junction box connectors
in auxiliary panels.
(f) Ensure that electrical wiring is
neat, tidy and is not loosely installed at panel.
(g) Remove loose or unused wiring in
laundry room and boiler room.
(h) Replace original push button switches
and original porcelain plug receptacles in basement.
(i) Install junction box covers and switch
plate covers where missing.
(j) Remove temporary wiring at duplex
receptacle at the rear bedroom.
(k) Remove exposed knob and tube wiring
in basement ceiling.
(l) Install ground faulted circuit outlet
in basement bathroom.
(m) Install lighting at rear basement
areawell.
(n) To ensure that the electrical wiring
complies with the regulation, the owner is responsible for having
a general inspection conducted by Ontario Hydro and must pay the assigned
inspection fees. Any electrical hazards identified during the inspection
must be repaired. Retain the letter of compliance received from Ontario
Hydro for future reference purposes. This letter must be made available
to the Chief Fire Official upon request. (Ref. 9.8.6.)
4. Also recommended:
(a) Install handrail to basement stairs
and rear area-well stairs.
(b) Cap open drain line behind basement
kitchen sink.
(c) Replace exposed galvanized water
lines in basement with copper pipes.
(d) Install outside combustion air into
the furnace room.
To ensure that the electrical wiring complies with the regulation,
the owner is responsible for having a general inspection conducted by
Ontario Hydro and must pay the assigned inspection fees. Any electrical
hazards identified during the inspection must be repaired. Retain the
letter of compliance received from Ontario Hydro for future reference
purposes. This letter must be made available to the Chief Fire Official
upon request. Ref. 9.8.6.
Under clause 9.1.3.1.(1)(d) you are required to bring the portions
of the building which do not comply with requirements for fire separation,
means of egress and electrical safety into compliance by July 14, 1996.
A two year extension may be granted under certain conditions upon application
to the Chief Fire Official.
Please be advised that your application is valid under the Land Use
Planning and Protection Act only if the rental suite in your house was
existing prior to November 16, 1995. You will have to provide your municipality
and the fire department with documentation supporting this requirement.
Every effort has been made to provide this report with the most accurate
and practical information for the purpose intended.
Should you have any concerns regarding the opinions and recommendations
stated in this report, we encourage you to contact us. Thank you for
your consideration of Baker Street Home Inspection Services. If we can
be of any further assistance, please do not hesitate to call.
Should you require further information I recommend that you obtain
a copy of the Ontario Regulation 385/94 and the Commentary On Changes
To The Ontario Fire Code (Retrofit Section 9.8.) Also, obtain the "Apartments
in Houses" brochure extracted from the Land Use Planning and Protection
Act - 3.11.20. These documents can be obtained at the Ontario Government
Bookstore or at the Office of the Fire Marshall.
Thank you for your consideration of Baker Street Home Inspection Services.
If we can be of any further assistance, please do not hesitate to call.
Sincerely,
BAKER STREET HOME INSPECTION SERVICES
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Home Buying & Selling