Frequently Asked Questions

On this page we have provided answers to Frequently Asked Questions that we find our clients are often faced with whether they are selling or buying property.

Please let us know if there are other topics you feel would benefit yourselves to be able to have answers to.

1. Where can I find more information regarding basements suites within Fort McMurray?

Basement Suites and Boarding House Information Guide: http://www.woodbuffalo.ab.ca/business/land_development/basement_suites_boarding_houses.asp
 
 

2. Where can I find  out what the area boundaries are for the Catholic and Public School Boards?

Catholic School Board Designated School Boundaries: http://www.fmcsd.ab.ca/SchoolDesignatedArea/tabid/997/Default.aspx
 
Fort McMurray Public School Board Boundaries: http://fortmcmurraypsd.sharpschool.com/cms/One.aspx?portalId=4557255&pageId=5778241

3. The House I am considering buying has a PWF – Pressure Treated Wood Foundation what are the benefits of PWF?

 Builders and home buyers across the country are choosing the Permanent Wood Foundation system for their new homes and renovations. Here are a few of the features that are making Permanent Wood basements increasingly popular.

 Improved Comfort

There is no doubt that the permanent wood foundation system gives comfortable, inviting basement living environments that are warm, dry and odour-free.

Basements developed using the PWF system are warm in the winter and cool in the summer.

Because of the increased levels of insulation, basement living areas feel more evenly heated adding to the pleasure experienced in occupying these areas.

Energy Efficient

One of the greatest benefits of installing a permanent wood foundation is its ability to stop heat escaping through the foundation walls in the wintertime and heat entering the basement areas in the summertime.

As more and more people discover that the heat loss from their conventional foundation is somewhere in the neighbourhood of 30%, they suddenly realize that they are paying dearly for heat lost to the cold soils outside the foundation walls.

Wood's low thermal conductivity combined with thick batts of insulation installed in the wall cavities of the permanent wood foundation stops heat movement in its tracks.

The permanent wood foundation system provides an increased level of energy efficiency that reduces heating & cooling bills month after month, year after year.

The increased insulating value of the permanent wood foundation walls is indeed important in achieving long-term energy savings.

The foundation's energy efficiency is further enhanced by allowing the choice of a number of heating systems providing an even heat throughout the lower floor with none of the common drafts found in conventional basements.

 Cost Effective

With the high costs associated with present-day construction, the low cost of a permanent wood foundation compared to other conventional foundations is being welcomed by thousands of people all over the country.

Initial savings of about $25,000 over a conventional masonry foundation have been reported by people all over the country.

A treated wood foundation is ideally suited to today's growing demand for more affordable housing - housing that is, by its very nature, very sensitive to budgetary considerations.

More Living Space

Permanent wood foundations provide more living space in basements than in houses constructed over masonry foundations.

As a result, the basement in an average sized house will have about an extra 100 square feet of living space that would otherwise not be available.

More Sound Proof

Because of the high levels of insulation, owners find that their basement areas are quiet, effectively muffling outside sounds.

Higher Basement Ceilings

Many homeowners today desire that the foundation walls be built higher in order to accommodate T-bar ceilings and yet still give them normal ceiling heights.

Building foundation walls higher with masonry foundations is difficult and costly but with the permanent wood foundation system it is easy and cost-effective.

Dropped ceilings can hide mechanical ductwork, wiring and plumbing installations as well as floor support beams and can provide easy access to install future wiring and cabling for additional television and computer circuits.

Positive Control of Water & Moisture

A superior, highly effective drainage system unique to the permanent wood foundation system ensures that water and moisture from whatever source are positively controlled.

The elimination of moisture, mould & mildew is extremely important in preventing serious health problems.

 Choice of Basement Floor Systems

Unlike other foundation systems, the permanent wood foundation offers owners a choice of a number of basement floor types.

A conventional slab floor can be placed and finished or one can elect to go with a treated wood sleeper floor system.

Many people like the idea of walking on a wood basement floor as it feels identical under-foot to what they are used to with the main floor system.

Ideally Suited For In-Floor Heating Systems

Many people today are becoming aware of the efficiency and comfort of having in-floor (hydronic) heating installed in their basement floors.

The permanent wood foundation is ideally suited for use with in-slab heating systems.

SOURCE- http://www.woodfoundations.com/benefits.html, August 2008

Presevered Wood Foundation FAQ

Here we have complied frequently asked questions (FAQ) about preserved wood foundations and provided you with answers. 

1. What is a PWF?

It is a stud wall built below grade with pressure-treated lumber and sheathed with pressure-treated plywood, then placed on a porous gravel bed.

2. How does the wood resist the natural elements?

A vacuum pressure impregnation method deposits the preservative deep into the fibres of the wood providing lasting protection against insect and fungi attack.

3. What about Moisture?

The PWF does not allow moisture to migrate through the foundation walls, virtually eliminating the cold, damp and musty feeling associated with concrete basement. A PWF is based in a positive drainage system, meaning that water is deflected away from the walls downward through a drain bed of crushed stone.

4. Why would I choose a Preserved Wood Foundation?

There are many reasons. The most popular is the value and comfort of additional living space. The PWF is easy to insulate and finish and eliminates the damp, musty feeling of concrete basement. Lower construction costs, along with a substantial savings in heating bills, make a PWF the most economical choice.

5. Is the PWF warmer than concrete foundations?

Yes. The PWF stud wall system is easy to insulate and the R-value of a PWF wall is R20 compared to R12 in a conventional concrete foundation with  a 2x4 stud wall on the inside.

6. Does this mean a PWF will actually save energy?

Absolutely. PWF uses more insulation than in concrete foundations, creating a much more efficient thermal barrier. For example the difference in basement heat loss between an unfinished poured concrete wall and a PWF wall with a R-20 insulation is about 25,000,000 BTUS’ per year. That adds up to a substantial amount of savings in heating costs each year.

7. What are the construction costs?

PWF materials are often cheaper than the delivered d costs of traditional materials. All-weather insulation, fast construction and ease of interior finishing contribute to reduced constructions costs.

A PWF also allows you to maximise the house design to save money. Because a PWF provide for a dry, warm and liveable basement, the footprint of the home may be reduced, reducing overall building costs as much as 10%

8. Is the Preserved Wood Foundation strong?

Yes. A PWF is a tough, structurally engineered system that complies with the most stringent foundation construction specification of the building industry. It is recognised and approved by code authorities, federal and independent, mortgage and insurance agencies and meets or exceed the requirements of the national building Code of Canada.

9. I’ve heard that PWF is bad for the environment. Is It?

Definitely not.  Wood is one of the worlds’ most renewable resources, and a building with PWF is an environmentally responsible choice. With today’s wood preservation techniques, PWF lumber is safer than ever. Studies conducted by Health Canada, the environmental Protection Agency and the Canadian Institute of Treated Wood all conclude that there is no risk of illness whatsoever by using PWF products.

10. Can wood really survive over time in a basement?

Yes. Wood is the world’s most popular building material. The primary concern with wood is termite attack. Four elements must be present to sustain termite attack or wood decay; air, moisture, favourable temperatures and a food source. If any one of these elements can be eliminated, wood can stand the test of time.

Today’s wood preservation techniques eliminate the natural food sources found in lumber and plywood making it impervious to termite attack or decay. Ongoing studies show pressure preservative treated wood to be completely sound with no damage due to decay or termite attack after many years or extensive testing.

 In summary, the benefits of PWF include:

• Added living space
• Added warmth mean greater comfort
• Energy efficiency means savings
• Considerable reduction in heat loss (25,000,000 BTUs p/year)
• Moisture and dampness are virtually eliminated
• No more musty basements
• Positive water drainage away from the basement
• Lower material costs
• Can be installed in all weather conditions
• Fast construction reduces costs
• Much easier to finish (the stud walls are already there)
• Is as structurally robust as other methods
• Is recognized and approved by all building codes
• Environmentally responsible

SOURCE – http://www.hallidayhomes.ca/pwf , August 2008

Real Property Reports, Compliance and Title Insurance Policies - Making an Informed Decision

 A real property report reflecting the current state if the improvement (as defined in accordance with the Alberta Land Surveyors’ Manual of Standard Practice) denoted the existing structure, being the buildings, deck, patios, hot tubs, fences etc, as well as existing encroachments and those areas and instruments affecting the title, including any utility rights-of-way, easements or party wall agreements.

Compliance is a document issued by a government authority that indicates whether the improvements located on the property are complaint with municipal land use bylaws. If such compliance does not exits, the landowner will receive a Land Use Memorandum and may apply for a Variance Certificate. Otherwise, the proportion of the property that has created the infraction must be rectified.

A Real Property Report and corresponding compliance is the safest form of protection related to this issue as the purchase is provided with actual knowledge and certainty relating to issues of the real estate.

A Title Insurance Policy is a policy of insurance that is issued from a Title Insurance Company that provide the prospective purchaser and their lender with certain financial protections against issues of non-compliance and encroachments. The basic idea is that is a defect is discovered and the landowner is required by contract or law to rectify the Insurance Company will cover such costs in rectification. It is important that the purchaser be made aware that such insurance coverage provide a limited coverage. Certain financial and no-financial losses may be beyond the scope of such coverage.

Lenders generally are accepting Title Insurance in lieu of Real Property Reports and Compliance. The disadvantages to Title Insurance, being the lack of coverage, affects the property owner and not the lender in almost every instance.

An example would be that of a separate garage structure on the property that must be moved off a neighbours property as it encroaches on a neighbours land. The neighbour has the legal right to have such an encroachment removed. What if by moving the structure, the structure is non-complaint with ht municipality? The only solution maybe the removal of the entire structure. The landowner shall receive a certain amount of compensation from the Insurance Company but it does not relive the landowner of finding another place for storage for a vehicle in the middle of winter. The removal of the garage may also effect the fair market value of the property when the landowner sells the property.

If it is vital that purchasers be made aware of the above noted information prior to accepting title insurance in lieu of a Real Property Report and Compliance so that they can make an informed decision and so that you can avoid liability if a problem occurs at a later date.