Common Element Exit Stairs

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Condition: CE 1.1: Water Leakage Through Buried Roof Slab - Exposed To Chlorides
Article Type: Common Element
Article Number: 1.1
Warranty Year(s): One Year
Performance: Buried roof slabs shall be designed and constructed to prevent water penetration and leakage and to protect the slab from exposure to chlorides in accordance with the Ontario Building Code including CSA 413 and the design.
Warranty: One-Year –Work and Materials. Two-Year - Building Envelope Water Penetration
Action: The waterproofing system, not meeting acceptable performance, shall be repaired.

Condition: CE 1.2: Leakage Through Buried Roof Slab - Not Exposed To Chlorides
Article Type: Common Element
Article Number: 1.2
Warranty Year(s): One Year
Performance: Buried roof slabs shall be designed and constructed to prevent water penetration and leakage in accordance with the Ontario Building Code and the design.
Warranty: One-Year – Work and Materials. Two-Year - Building Envelope Water Penetration
Action: The waterproofing system, not meeting acceptable performance, shall be repaired.

Condition: CE 1.3: Leakage Through Suspended Parking Slabs And Ramps
Article Type: Common Element
Article Number: 1.3
Warranty Year(s): One Year
Performance: Suspended parking slabs including suspended ramps shall be protected by a material/substance to prevent water penetration and leakage and to protect the slab from exposure to chlorides in accordance with the Ontario Building Code including CSA 413 and the design.
Warranty: One-Year – Work and materials. Two-Year - Building Envelope Water Penetration
Action: The waterproofing membrane not meeting acceptable performance shall be repaired to prevent leakage.

Condition: CE 1.4: Leakage Through Basement Or Foundation Walls Or Slabs-On-Grade
Article Type: Common Element
Article Number: 1.4
Performance: Basements/foundation walls and slabs-on-grade shall allow no water penetration/leaks
Warranty: Two- Year – Basement or Foundation Water Penetration. Water leakage resulting from improper maintenance, exterior grade alterations made by the homeowner, an act of God or failure of municipal services or other utilities is excluded from the statutory warranty. Secondary damage to property or any personal injury resulting from the water penetration is also excluded from the statutory warranty.
Action: Water penetration through the basement or foundation walls or slabs-on-grade shall be repaired.

Condition: CE 1.5: Cracks In Conventionally Reinforced Concrete Elements
Article Type: Common Element
Article Number: 1.5
Performance: Cracks resulting from normal shrinkage or cracks anticipated in the design are acceptable.
Warranty: One -Year – Work and Materials
Action: No action required.

Condition: CE 1.6: Exposed Structural Floor Is Out Of Level
Article Type: Common Element
Article Number: 1.6
Warranty Year(s): One Year
Performance: Where a floor structure is intended to be level, the floor shall appear level when viewed from a normal viewing position. Where a floor structure has some slope it shall meet the requirements of the design. Where no design tolerances are specified, a maximum tolerance ratio of 25 mm in 3600 mm applies. Abrupt changes in the surface which create a tripping hazard are not acceptable.
Warranty: One-Year - Work and Materials. Ridges and depressions caused by normal shrinkage of materials are excluded from the statutory warranty.
Action: Floors with slope beyond the acceptable performance shall have finishes removed, the floor leveled and the finishes reinstated. Visible ridges or depressions exceeding the acceptable condition shall be repaired.

Condition: CE 1.7: Concrete Surface Scaling
Article Type: Common Element
Article Number: 1.7
Warranty Year(s): One Year
Performance: Concrete surfaces shall not disintegrate to the extent that the aggregate is exposed under normal use.
Warranty: One-Year – Work and Materials
Action: The concrete surface shall be repaired.

Condition: CE 1.8: Ponding Water on Surfaces
Article Type: Common Element
Article Number: 1.8
Warranty Year(s): One Year
Performance: Surfaces which are sloped for drainage may have minor variations in the surface may impede immediate drainage and are acceptable. Standing water with a depth of less than 6 mm and in a pond less than 1m in breadth 24 hours after wetting is acceptable unless it is located in any area of the surface which cannot be easily avoided during normal pedestrian use (examples would be the area immediately beside a doorway or where an individual steps when exiting their parked car or similar) in which case any ponding remaining after 24 hours is not acceptable.
Warranty: One-Year – Work and Materials
Action: Ponding in excess of acceptable performance shall be repaired.

Condition: CE 1.9: Exposed Cast-In-Place Concrete Is Honeycombed
Article Type: Common Element
Article Number: 1.9
Warranty Year(s): One Year
Performance: Cast-in-place concrete exposed to view shall have no honeycombing.
Warranty: One-Year - Work and Materials
Action: Walls with honeycombing shall be repaired.

Condition: CE 3.2: Roof Leaks
Article Type: Common Element
Article Number: 3.2
Performance: Roofs shall allow no water penetration.
Warranty: One -Year – Ontario Building Code Violations. Two -Year – Building Envelope Water Penetration. * Water leakage resulting from improper maintenance or an act of God is excluded from the statutory warranty.
Action: Defects allowing water penetration through the roof shall be repaired.

Condition: CE 4.1: Missing or Inadequate Fire Stopping
Article Type: Common Element
Article Number: 4.1
Warranty Year(s): Two Year
Performance: Fire stopping shall be installed in accordance with the Ontario Building Code and the design.
Warranty: One – Year – Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation. Damage resulting from improper maintenance or additions, deletions or alterations made by the homeowner is excluded from the statutory warranty.
Action: Fire stopping not installed in accordance with the Ontario Building Code or the design shall be repaired.

Condition: CE 4.2: Improperly Constructed Fire Seperations
Article Type: Common Element
Article Number: 4.2
Warranty Year(s): One Year
Performance: Fire separations should be constructed to meet the requirements of the Ontario Building Code and the design.
Warranty: One-Year - Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation.
Action: Fire separations not meeting the acceptable condition shall be repaired.

Condition: CE 4.3: Unsealed Drywall Joints In Fire Seperations
Article Type: Common Element
Article Number: 4.3
Warranty Year(s): One Year
Performance: Partition is constructed to meet the requirements of the Ontario Building Code and the design.
Warranty: One-Year - Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation. Damage resulting from improper maintenance or additions, deletions or alterations made by the homeowner is excluded from the statutory warranty.
Action: Partitions not meeting the acceptable Performance shall be repaired.

Condition: CE 4.4: Gaps Around Suite Entry Doors
Article Type: Common Element
Article Number: 4.4
Warranty Year(s): One Year
Performance: Suite doors located in corridors shall be installed to meet with the Ontario Building Code, referenced NFPA standards and the design.
Warranty: One-Year - Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation. Damage resulting from improper maintenance or additions, deletions or alterations made by the homeowner is excluded from the statutory warranty.
Action: Suite doors not meeting the acceptable condition shall be repaired.

Condition: CE 4.5: Unsealed Form-Tie Holes
Article Type: Common Element
Article Number: 4.5
Performance: Form-tie holes in demising and fire-rated partitions shall be sealed.
Action: Conditions not meeting the acceptable performance shall be repaired

Condition: CE 4.6: Fire Hose Cabinet Doors Block Doorways Or Are Blocked
Article Type: Common Element
Article Number: 4.6
Warranty Year(s): One Year
Performance: Fire hose cabinets are required to be installed in conformance with the Ontario Building Code. However, fire hose cabinet doors are not to obstruct a means of egress when fully open, nor can they be located where they are likely to be obstructed.
Warranty: One-Year - Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Conditions not meeting the acceptable performance shall be repaired or approval from the Authority Having Jurisdiction shall be obtained and provided to the Corporation.

Condition: CE 4.7: Sprinkler Head Too Close To Slab
Article Type: Common Element
Article Number: 4.7
Warranty Year(s): One Year
Performance: Upright sprinkler head deflectors are required to be located a minimum of 25 mm and a maximum of 300 mm below the slab per NFPA standards referenced in the Code.
Warranty: One-Year - Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Sprinkler heads not meeting the acceptable performance standard shall be moved or the elevation of the sprinkler head is to be modified to provide the required clearance.

Condition: CE 4.9: Self-Closing Devices Not Operating Effectively
Article Type: Common Element
Article Number: 4.9
Warranty Year(s): One Year
Performance: Self-closing devices shall be able to close and latch the door automatically and shall comply with the requirements of the Ontario Building Code.
Warranty: One-Year - Work and Materials. Two-Year – Health and Safety Violations of Ontario Building Code regulations
Action: Self-closing devices must function as intended and comply with the requirements under the Ontario Building Code. Conditions not meeting the acceptable performance shall be repaired.

Condition: CE 4.10: Missing Fire Dampers
Article Type: Common Element
Article Number: 4.10
Warranty Year(s): One Year
Performance: Where fire dampers are required by the Ontario Building Code or the design, they shall be provided and properly set.
Warranty: One-Year - Work and Materials. Two – Year – Ontario Building Code Health and Safety Violations
Action: Conditions not meeting the acceptable performance standard shall be repaired

Condition: CE 4.11: Concrete Block Wall In a Fire Seperation Is Cracked
Article Type: Common Element
Article Number: 4.11
Warranty Year(s): One Year
Performance: Cracks in a concrete block wall that acts as a fire separation are not permitted.
Warranty: One-Year – Work and Materials. Two-Year – Health and Safety
Action: Cracks shall be repaired to maintain the fire separation integrity.

Condition: CE 4.12: Fire Detection - Ground Faults/Trouble Indication
Article Type: Common Element
Article Number: 4.12
Warranty Year(s): One Year
Performance: A fire alarm system should not indicate faults or trouble within the warranty period.
Warranty: One-Year - Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Conditions causing trouble indication shall be repaired.

Condition: CE 5.1: Floor Is Uneven
Article Type: Common Element
Article Number: 5.1
Warranty Year(s): One Year
Performance: Applied finished flooring shall be installed without visible ridges or depressions. Where visible ridges or depressions occur, the variation shall not exceed plus/minus 6 mm from the specified plane.
Warranty: One-Year - Work and Materials. Ridges and depressions caused by normal shrinkage of materials are excluded from the statutory warranty.
Action: Visible ridges or depressions exceeding the acceptable condition shall be repaired.

Condition: CE 5.2: Water Accumulates On Drained Finished Interior Floor Areas
Article Type: Common Element
Article Number: 5.2
Warranty Year(s): One Year
Performance: Where an interior finished floor area is intended to slope to drain, it shall be constructed so as not to impede drainage.
Warranty: One-Year - Work and Materials.
Action: Areas where drainage is impeded or it can be demonstrated that drainage is significantly impeded shall be repaired.

Condition: CE 8.1: Receptacles/Switch Cover Plate Is Not Flush With The Wall
Article Type: Common Element
Article Number: 8.1
Warranty Year(s): One Year
Performance: Electrical receptacles/switches shall be installed so that the cover plate sits generally flush with the adjacent wall surface and square to surrounding finishes.
Warranty: One-Year - Work and Materials.
Action: Receptacles/switch cover plates not meeting the acceptable condition shall be repaired.

Condition: CE 8.2: Missing Cover Plate On Electrical Boxes
Article Type: Common Element
Article Number: 8.2
Warranty Year(s): One Year
Performance: Electrical cover plates shall be installed.
Warranty: One-Year - Work and Materials
Action: Electrical cover plates not meeting the acceptable condition shall be provided.

Condition: CE 8.3: Electrical Equipment Missing Labels
Article Type: Common Element
Article Number: 8.3
Warranty Year(s): One Year
Performance: Electrical panels and circuits must be clearly labeled.
Warranty: One-Year - Work and Materials
Action: Missing labels must be provided.

Condition: CE 8.4: Light Level Does Not Comply With Ontario Building Code
Article Type: Common Element
Article Number: 8.4
Warranty Year(s): One Year
Performance: Electrical lighting levels shall meet the requirements of the Ontario Building Code and the design.
Warranty: One-Year - Work and Materials. Two-Year – Ontario Building Code, Health and Safety (see remarks)
Action: Electrical lighting levels not meeting the acceptable condition shall be repaired.

Condition: CE 8.5: Electrical Equipment Missing Sprinkler Shields
Article Type: Common Element
Article Number: 8.5
Warranty Year(s): One Year
Performance: Where electrical equipment is installed in a sprinklered space, shields must be installed to protect the electrical equipment from the water in the event that the sprinklers are triggered.
Warranty: One-Year - Work and Materials
Action: Missing shields shall be installed. Ineffective shields shall be repaired.

Condition: CE 10.1: Barrier-Free Path Of Travel Is Not Wide Enough
Article Type: Common Element
Article Number: 10.1
Warranty Year(s): One Year
Performance: The width of every barrier-free path of travel must be wide enough to allow for the passage of wheelchairs and provide turning spaces where required as described by the Ontario Building Code.
Warranty: One-Year – Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Paths of travel not meeting the Code requirements shall be repaired.

Condition: CE 10.5: Door Knobs Are Not Barrier Free
Article Type: Common Element
Article Number: 10.5
Warranty Year(s): One Year
Performance: Door opening devices that are the only means of operation are required to be designed so that they do not require tight grasping and twisting of the wrist.
Warranty: One-Year – Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Door hardware not meeting the Acceptable Performance shall be replaced.

Condition: CE 10.6: Doors Require Excessive Force To Open
Article Type: Common Element
Article Number: 10.6
Warranty Year(s): One Year
Performance: The opening force required to open doors in barrier-free paths of travel must comply with Ontario Building Code.
Warranty: One-Year – Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Doors not complying with the acceptable performance shall be repaired.

Condition: CE 10.7: Vision Panels In Doors In a Barrier-Free Path Of Travel Are Not Sized Or Located Properly
Article Type: Common Element
Article Number: 10.7
Warranty Year(s): One Year
Performance: Where a vision panel is provided in a door in a barrier-free path of travel, it must comply with the location and dimensional requirements of the Ontario Building Code.
Warranty: One-Year – Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Visions panels not complying with the Acceptable Performance shall be repaired.

Condition: CE 10.8: Glass Doors Not Clearly Identified
Article Type: Common Element
Article Number: 10.8
Warranty Year(s): One Year
Performance: A door in a barrier-free path of travel consisting of a sheet of glass is required to be marked with an opaque strip (attributes defined in the Ontario Building Code) so that it is readily apparent.
Warranty: One-Year – Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Code compliant identification is required to be provided.

Condition: CE 10.9: Barrier-Free Ramp Width Between Handrails Is Not Wide Enough
Article Type: Common Element
Article Number: 10.9
Warranty Year(s): One Year
Performance: Ramps located in a barrier-free path of travel are required to have a minimum between handrails per Ontario Building Code.
Warranty: One-Year – Work and Materials. Two-Year - Ontario Building Code Health and Safety Violation
Action: Ramps not meeting the Acceptable Performance shall be repaired.

Remarks

Repair shall address the material defect in the waterproofing system to prevent water from penetrating into the building and to reinstate the protection of the slab against chloride contamination. Care must be taken to prevent damage to waterproof membrane during required maintenance activities to exposed surfaces above the buried roof. The Ontario Building Code references CSA S413, Item 4 which requires protection against leakage and chloride Expansion joints shall be repaired to accommodate movement Exposed to chlorides refers to slabs which are exposed to de-icing chemicals. This typically applies to slabs located below driveways, parking, and walkways.

Remarks

Repair shall prevent water from penetrating into the building Care must be taken to prevent damage to waterproof membrane during required maintenance activities to exposed surface above the buried roof. The Ontario Building Code references CSA S413, Item 4 which requires protection against leakage. Expansion joints shall be repaired to accommodate movement Exposed to chlorides refers to slabs which are exposed to de-icing chemicals. This typically applies to slabs located below driveways, parking, and walkways. Slabs located below sod or gardens would be considered “not exposed to chlorides”.

Remarks

Only water penetration which is documented as active within the warranty period is warranted; dampness caused by condensation or other causes is not considered to be water penetration and is not covered by the statutory warranty. The owner must take immediate steps to prevent damage to their property and report any losses to their insurance provider. Leakage excludes purposefully designed relief ports or other intentional drainage and containment measures considered in the design. Sub-surface investigation may be required.

Remarks

Shrinkage cracks and cracks anticipated in the design do not require repair. Review by a structural consultant may be required to confirm acceptability of cracking.

Remarks

The homeowner must maintain finished flooring in accordance with manufacturer’s recommendations and prevent the accumulation of water on flooring.

Remarks

Some architectural finishes deliberately expose aggregate; this would not be considered scaling. Scaling of exterior concrete surfaces including concrete porches, walkways, garage floor slabs, steps (including precast), etc., most often results from salts and de-icers being applied to the concrete surface, e.g. either intentionally for ice melting or unintentionally from road slush deposits. Cleaning salt deposits off concrete surfaces is normal home maintenance. Feathering the edges of patch materials, which creates a weak edge or installing the patch material too thinly should be avoided. Manufacturer’s installation guidelines should be followed. Concrete is generally not susceptible to scaling in a one year timeframe due to exposure to salt. Deep deterioration that exposes reinforcing would not be considered scaling but rather a structural degradation. This may merit further investigation. Mechanical abrasion caused by the actions of the homeowner is not warranted.

Remarks

It is normal for water to accumulate on surfaces immediately after a wetting event. Only water which remains after 24 hours is considered ponding.

Remarks

Honeycombing is a group of holes or voids in concrete caused by insufficient consolidation of the concrete. Random individual pinholes or small voids are not honeycombing. Some honeycombing in areas of the building which are not routinely occupied (mechanical penthouse for example) may be considered acceptable if it does not negatively impact performance (leakage resistance, structural integrity etc.).

Remarks

Water penetration includes entry into occupied spaces and into concealed areas of the assembly or attic intended by the design to remain dry. Roofs include all components of the roof: shingles, membranes, flashings, drainage systems etc. The owner/Condominium Corporation should take immediate steps to prevent damage to their property and report any losses to their home insurance provider.

Remarks

Fire stopping is a rated assembly with particular dimensional and material requirements that must be adhered to.

Remarks

Typically interior drywall joints are finished or sealed when constructed as part of a fire rated assembly. Joint treatment may vary depending on the specified assembly.

Remarks

Systems relying on central make-up air units distributing air via the corridors require gaps around suite doors to allow fresh air into the suite. Owners should not install weather-stripping around these doors. The lower limits on the size of the gap are determined by the required air flow; the upper limits are defined by NFPA standards. A 20 min fire protection rated door (i.e., a single storey suite to a 1 h fire separated public corridor), the suite entry door is required to have a clearance of not more than 6 mm at the bottom and not more than 3 mm at the sides and top

Remarks

Unsealed form tie holes in demising walls that have been covered with drywall may compromise the required acoustic and fire performance of the assembly.

Remarks

Generally, where a fire hose cabinet location is not quickly identifiable, signage may be installed to clearly identify the location of the cabinet.

Remarks

Head spacing limitations and restrictions must be considered when relocating sprinkler heads. This includes the maximum permitted spacing between sprinklers as well as the minimum spacing requirements (minimum requirements to prevent cold soldering of adjacent sprinkler heads). The hydraulic design of the sprinkler heads must also be considered. Pipe drainage issues must be considered when lowering the elevation of a sprinkler head or sprinkler pipe in a dry pipe type sprinkler system. NFPA 13 addresses specific requirements.

Remarks

Self-closing devices must be able to close the door, but shall not make the opening force excessive. Self-closing devices require periodic adjustment due to use and seasonal variations. If it can be demonstrated that these types of maintenance adjustments are not sufficient to make the device operate as intended, then the closer would be considered defective

Remarks

The homeowner must maintain finished flooring in accordance with manufacturer’s recommendations and prevent the accumulation of water on flooring.

Remarks

This guideline is intended to address finished areas such as pool decks, change rooms, laundry rooms, and garbage rooms etc. which are subjected to frequent wetting and which are provided with drains. The colour and texture of a repaired area may not perfectly match the surrounding area. Repairs should not be readily visible from a distance of 6m.

Remarks

All electrical boxes must be properly covered, regardless of their location in the building.

Remarks

Light output of bulbs degrades over time. Light levels measured within the first year warranty period shall meet Code requirements. Further degradation of the bulbs beyond the first year would be considered normal wear and tear and be addressed by the homeowner. If the lighting system cannot achieve required light levels even with new bulbs, then two year warranty coverage would apply.

Remarks

A specific area of concern is within a parking garage (pathways blocked / obstructed by parking spaces)

Remarks

Door opening force does not apply to doors equipped with power door opening/closing devices. Regular maintenance of building systems (doors, air balance) is required to ensure that the requirements of the code are maintained.

Remarks

Applies to all doors with vision panels and located in a barrier-free path of travel

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