Attachment 14: Report for Safe Premises, Property Maintenance and Building Bylaw Inspection
Inspection report detailing extensive health, safety, and building code violations at 14A Helmcken Road including mold, structural damage, and electrical hazards.
Report for Safe Premises, Property Maintenance and Building Bylaw Inspection
To: File, Paul Hurst, and Dana Goodfellow Date: January 22, 2015 From: Gary Faykes (Building Official) RE: 14A Helmcken Road
On January 21, 2015 at approximately 10:00 am an inspection of the property located at 14 A Helmcken Road in the Town of View Royal was undertaken by multi-authorities. Present for the inspection with me was Rob Marshall (Town of View Royal Fire Inspector), Enzo Calla (Bylaw Officer) and Don Ballard (British Columbia Safety Authority Electrical Safety Officer). The owner Mr. Phil Alcock was also present and allowed us access via a door that was chained shut at the rear of the building. Onsite to keep the peace was Constable Brissard of the Westshore RCMP.
The following is a list of what I deem infractions of the Property Maintenance Bylaw No. 512, the Building Bylaw No. 786, the British Columbia Building Code, the British Columbia Plumbing Code or the British Columbia Electrical Code / Safety Act.
The structure in question is a three story wood frame building. Entrance and inspection began on the bottom ground level floor.
Ground Floor:
- Rubbish, filth and discarded waste was noted immediately upon entry. As viewed in the majority of the pictures. It is my opinion that this is in direct violation of the Property Maintenance Bylaw No. 512 as this creates an unsafe condition.
3.2 Every dwelling unit shall have continuous and unobstructed exit from the interior of the building to the exterior ground levels
Hydro remains disconnected to the structure and the dwelling has been without power since September 25, 2014. This was a result of a Schedule D posted under the Safe Premises Bylaw No. 652. Without heat, this may have subjected the building and contents to the growth of molds possible bacteria’s. An unsafe condition may exist.
Immediately upon entry to the lower floor, it is noted that there is unprotected insulation and vapour barrier installed within the ceiling space. This installation is failing and is it was witnessed there is a fluid buildup within the vapour barrier. This liquid is unidentified and should not be present in this area. This is a violation of the British Columbia Building Code. Please see picture number 6.
There are insulated areas on the external walls that the vapour barrier as well as the insulation has been compromised. This is in contravention of the British Columbia Building Code and the Property Maintenance Bylaw No. 512 as per 4.3:
4.3.1 Exterior walls, parapet walls, and their components shall be maintained without limitation, including: (a) good repair; (b) weather tight; (c) free from loose or unsecured objects and materials, and; (d) in a manner so as to prevent or retard deterioration due to weather or infestations, etc
Please see pictures 9, 10, 11, 15, 40 and 42
- Immediately upon entry to the dwelling, it was noted there is extensive amounts of rodent feces scattered everywhere. It should be noted that the problem probably escalated while the building has been unoccupied, but signs of rodent poisons and traps would indicate there was a previous issue pertaining to the subject. This puts the property in contravention with the Property Maintenance Bylaw No. 512 3.4 Pest Prevention:
A dwelling unit shall be kept free of rodents, vermin and insects except those kept as pets in a cage or other enclosure.
Please see the examples located throughout the pictures
- Several windows are either missing or broken. The windows that are installed are not in good condition. Property Maintenance Bylaw No. 512 states:
4.4.1 Exterior doors, and windows, skylights, and hatchways shall be maintained in good repair and weather tight. 4.4.2 Openings in exterior walls, other than doors and windows, shall be effectively sealed to prevent the entry of rodents, insects or vermin. 4.4.3 Latching and locking devices on exterior doors and windows shall be maintained in good working order.
Please see pictures 1, 2, 4, 5, 9, 19 and 43 for examples of windows.
- Electrical fixtures, outlets and wiring have been compromised, damaged or disconnected throughout the floor. This may be a violation to the British Columbia Electrical Safety Act and creates an unsafe condition under the Property Maintenance Bylaw No. 512 which states:
4.14.1 Electrical wiring and lighting equipment, including circuits, fuses, circuit breakers, electrical equipment and electrical heating systems shall be maintained in good working order free from fire and accident hazards in accordance with the Electrical Safety Act
Please see pictures 6, 9, 23, 37, 38, 40, 41 and 48.
- The hot water tank located in the laundry area has been disconnected, is not seismically restrained and does not seem to drain to a proper drainage area. This is a violation of the British Columbia Plumbing Code and the British Columbia Building Code. Property Maintenance Bylaw No. 512 states:
4.11.1 All plumbing, including plumbing fixtures, drains, vents, water pipes, water closets and connecting lines to the water and sewer system, shall be maintained in good working order and repair, free from leaks or other defects and protected from freezing. 4.11.2 Every hand basin and bathtub, shower and sink shall have an adequate supply of hot and cold running water and every water closet shall have an adequate supply of running water. Hot water shall be supplied at minimum temperature of 45°C (113°F) and a maximum of 60°C (140°F).
Please see pictures 37 and 38.
- Mould and water staining were witnessed throughout various areas of this floor. This could potentially create unsafe conditions, possibly violating Property Maintenance Bylaw No. 512 as a result of the previous infraction of the Safe Premises Bylaw No. 652.
Please see pictures 9, 10, 14, 41, 42, 43 and 44.
- There was a container labeled "Sharps Container" found lying in the middle of one area of the floor. This creates an unsafe condition and may violate the Property Maintenance Bylaw No. 512.
Please see picture 45.
- The floor slab has been compromised by a hole in it. This creates an area for vermin to enter and also reveals an area that could be subject to soil gases as the soil gas barrier required by the British Columbia Building Code may have been compromised. Also 4.8.2 of the Property Maintenance Bylaw No. 512 states
4.8.2 Floors in a basement shall be free from major cracks, breaks or similar conditions which would create an accident hazard or allow the entrance of water, insects and vermin into the basement
Please see picture number 47.
- The stairway to the upper floors does not have a graspable handrail as required by 9.8.7 of the British Columbia Building Code. Property Maintenance Bylaw No. 512 states:
4.6.2 Handrail and Guards shall be maintained in good repair. Handrails and guards that are replaced shall conform to the B.C. Building Code.
Please see picture number 49.
Second Floor:
- Immediately upon entering the second floor we encountered rubbish, filth and discarded waste. This creates an unsafe condition and violates Property Maintenance Bylaw No. 512. 3.2 states:
Every dwelling unit shall have continuous and unobstructed exit from the interior of the building to the exterior ground levels
Please see all pictures of second floor.
- The stove located on this level lacks an exhaust fan required in the British Columbia Building Code and as such creates an unsafe condition subjecting it to violation of the Property Maintenance Bylaw No. 512 based on Part 3.0 Minimum Standards For Dwelling Units:
3.1 Occupancy Occupancy of any dwelling unit or room within a dwelling unit shall conform to the B.C. Building Codes;
Please see picture 59 and Pictures IMG_0422 and IMG_0423 from the BC Safety Authority picture file.
- There is substantial water staining under the kitchen sink. This may or may not represent a plumbing issue which may contravene 4.11.1 of the Property Maintenance Bylaw No. 512:
4.11.1 All plumbing, including plumbing fixtures, drains, vents, water pipes, water closets and connecting lines to the water and sewer system, shall be maintained in good working order and repair, free from leaks or other defects and protected from freezing.
Please see picture 58.
- The wall in one of the bedrooms has been opened up to accommodate the placement of a safe. During his process a ventilation pipe of sorts has been compromised resulting in the contravention of 4.14.3 of the Property Maintenance Bylaw:
4.14.3 All systems of ventilation, mechanical or natural shall be maintained in good working order in accordance with the B.C. Building Code
Please see picture 60.
- Flooring in one of the bedroom areas has been compromised. 4.9.1 of the Property Maintenance Bylaw No. 512 states:
4.9.1 Floors shall be maintained in a clean condition, reasonably smooth and level and free of loose, warped or decayed boards, depressions, protrusions, deterioration or other defects which are health, fire or accident hazards.
Section 9.30 Flooring of the British Columbia Building Code states: > 9.30.1.1 Required Finished Flooring > 1) Finished flooring shall be provided in all residential occupancies. > 9.30.1.4 Finish Quality > 1) Finished flooring shall have a surface that is smooth, even and free from roughness or open defects.
A light fixture attached to the walls in a “kitty corner” fashion in one of the bedrooms appears to present itself in an unsafe condition and may violate the British Columbia Building Code as well as the British Columbia Electrical Code / Safety Act.
Electrical outlets, fixtures and wiring have been compromised in various locations on this floor and may be inadequate for use. It is recommended a qualified electrician review the entire dwelling. Items may be in contravention to the British Columbia Electrical Code / Safety Act.
Please see picture 53 as well as the BC Safety Authority file.
- A plumbing pipe was discovered within a bedroom closet. It is unknown if this is a portion of a plumbing circuit. Exposure or tracing of the line should be completed to ensure accidental discharge of sewer gases within the dwelling does not occur.
Please see picture 75.
Third Floor:
- The floor system for the top (3rd) floor has been compromised with areas of sub flooring missing. That which remains is questionable at best as it seems to be soft with more deflection than experienced on the other floors. The topping of this floor appears to be a roofing membrane material which leads me to believe this floor was an added on portion completed without proper permits or inspections. It is recommended a Structural Engineer review this floor system for the safety of future occupants. It is my opinion that Section 4.1 of the Property Maintenance Bylaw No. 512 is in contravention:
4.1 Structural Integrity Buildings and their structural members shall be maintained in good repair and in a manner that provides sufficient structural integrity so as to sustain safely its own weight and any additional loads and influences to which it may be subjected through normal use.
Please see pictures 84 and 87.
- The floor on the third floor is subject to parts of Section 4.9 Floors in the Property Maintenance Bylaw No. 512 and Section 9.30 Flooring of the British Columbia Building Code as follows:
Property Maintenance Bylaw No. 512 > 4.9.1 Floors shall be maintained in a clean condition, reasonably smooth and level and free of loose, warped or decayed boards, depressions, protrusions, deterioration or other defects which are health, fire or accident hazards. > 4.9.2 Where floors are covered, the covering shall be maintained in a safe condition
British Columbia Building Code > 9.30.1.1 Required Finished Flooring > 1) Finished flooring shall be provided in all residential occupancies. > 9.30.1.4 Finish Quality > 1) Finished flooring shall have a surface that is smooth, even and free from roughness or open defects
Please see pictures 78, 79, 80, 81, 84, 87, 88, 90 and 91.
- The presence of standing water throughout the upper floor is an indication that there may be issues with the roofing system or roof drainage system. Property Maintenance Bylaw No. 512 Section 4.5 states:
4.5.1 The roof of every building, including the flashing, fascia, soffit, flashing and cornice shall be maintained in a weather tight condition so as to prevent leakage of water into the building. 4.5.2 Eaves troughs and downspouts shall be kept in good repair, and free from leaks.
Please see pictures 78, 79, 80 and 88.
- The entire upper floor with the exception of the flooring system is non-insulated. This is a fully accessible floor with signs of previous occupation. The dwelling is required to be insulated and heated as per 9.36 of the British Columbia Building Code.
Please see all applicable third floor pictures
- It was witnessed that there is significant water staining throughout on the exterior walls and on the ceiling as well as a white mould or fungus growing in various areas. This could be a result of the leaking roof, the non-insulated walls and ceiling or as a result of activities unknown from prior occupation. My opinion is this may present an unsafe condition and should be rectified.
Please see pictures 79, 82, 83, 85, 86, 87, 89 and 90.
Electrical outlets, fixtures and wiring have been compromised in various locations on this floor and may be inadequate for use. It is recommended a qualified electrician review the entire dwelling. Items may be in contravention to the British Columbia Electrical Code / Safety Act.
The smoke alarm was absent. Smoke detectors are required by 9.10.19 of the British Columbia Building Code. The absence of the smoke detector is a contravention of the Property Maintenance Bylaw No. 512 Section 4.15 Interior Fire and Health Safety Standards:
Walls, floors and roof constructions, including fire protective closures, sprinkler systems, including fire alarm, and detection systems and other means of fire protection, shall be maintained in such manner to afford the fire resistant properties and protection for which they were designed.
Plumbing vents and the plumbing in general do not seem adequately supported or constructed as per the British Columbia Plumbing Code. A certified plumber is required to evaluate the entire plumbing system through a plumbing permit and reconstruct it to the 2012 British Columbia Plumbing Code standard.
Please see picture 84.
Exterior:
As per previously listed, the windows are in contravention of Property Maintenance Bylaw No. 512 Section 4.4:
4.4.1 Exterior doors, and windows, skylights, and hatchways shall be maintained in good repair and weather tight. 4.4.3 Latching and locking devices on exterior doors and windows shall be maintained in good working order
Flashings required under the British Columbia Building Code are lacking in areas required. This may or may not have led to some of the moisture problems located within the dwelling.
The roof area shows signs of moss build up which may or may not have led to leakage issues and standing water on the upper floor. Property Maintenance Bylaw No. 512 Section 4.5 Roof and Drainage states:
4.5.1 The roof of every building, including the flashing, fascia, soffit, flashing and cornice shall be maintained in a weather tight condition so as to prevent leakage of water into the building.
Roof drains and eaves troughs seemed to be missing or non-functioning. Property Maintenance Bylaw No. 512 Section 4.5 Roof and Drainage states:
4.5.2 Eaves troughs and downspouts shall be kept in good repair, and free from leaks. 4.5.3 All roof drain down spouts which are not connected to a storm sewer shall be maintained such that soil erosion is prevented.
The rear yard contains a structure that appears to have been a deck from the second floor. This structure presents a hazard as it can still be accessed, may no longer be structurally sound and contains no guard rails.
Please see picture number 5.
A common issue that affects the dwelling as a whole was the notable lack of a heating source. Ducting for a heating system was witnessed on the ground floor level, but a source of heat was not seen at this time. Property Maintenance Bylaw 512 Section 4.13 Heating Systems states:
4.13.1 Heating equipment shall be maintained in a safe and good working condition so as to be capable of safely attaining and maintaining an adequate temperature standard, free from fire and accident hazards and in all residential accommodation capable of maintaining every room at a temperature of 22°C (72°F) measured at a point 1.5 meters (5 feet) from the floor, and in the centre of the room. 4.13.2 Heating equipment shall be provided for all rental accommodation. Such equipment shall be either a central heating system, each unit will have an individual thermostat, or individual heating units, provided however that appliances designed for cooking shall not be considered heating equipment for the purposes of this section. 4.13.3 Where heating equipment or part of it or any auxiliary heating system burns solid or liquid fuel, a place or receptacle for the storage of such fuel shall be provided and safely maintained in a convenient location and so constructed as to be free from fire or accident hazards.
The only notable pictures with regards to a heating system are number 7 showing a non-functional furnace system and pictures 27 and 28 that depict a small baseboard heater located in a ground floor bathroom.
This list was created based on issues, violations and contraventions witnessed during a site inspection that may not have revealed all situations. The condition of the dwelling was such that items may have been missed. Future issues may present themselves during the rehabilitation of the structure through proper permitting and inspections.
The requirement from the Safe Premises Bylaw infraction on September 25, 2014 to have the dwelling professionally cleaned and a certificate report from a person certified by the IICRC, or another recognized Canadian certification program is still prevalent and required prior to any renovations or permit submissions.
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