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back to topOkanagan Green Solutions

EcoEnergy program to end

Effective March 31st, the ecoENERGY Retrofit – Homes program is no longer accepting bookings for pre-retrofit evaluations. The program will continue to be administered until March 31, 2011. If you have already booked an appointment for a pre-retrofit evaluation, have completed an evaluation or applied for re-entry to the program, you remain eligible to apply for a grant.

For more information go to http://oee.nrcan.gc.ca/residential/personal/grants.cfm?attr=0

www.flywheelbuildingsolutions.com

Re-purpose Building Supplies

Are you renovating?

Did you know that you can donate your old kitchen cupboards, bathroom vanities and other building materials to Habitat for Humanity?

Through an arrangement with SC Home Renovation Centre, your donations will be re-sold and a portion of the proceeds will go to Habitat for Humanity.
SC Home Renovation Centre is on Hwy 97 between Leathead and McCurdy in the Blue Heights Mall. They carry windows, doors and other used building supplies and can help you save thousands on your next build project. While shopping at SC Home Renovation Centre, watch for the Habitat sticker that means your purchase will help fund building projects in your community. And whether you donate or purchase, you help keep used building materials out of the landfill.

Please call us at 250-762-7303. In most cases, we can arrange for pick-up of your donation. Unfortunately, we cannot accept donations of appliances, lighting fixtures, or furniture at this time.

http://www.habitatforhumanitykelowna.ca/contactus.html

www.flywheelbuildingsolutions.com

Extra Solar BC Grants

SolarBC is happy to announce that incentives for solar hot water will double during February and March, from $1,000 to $2,000. This investment will support the installation of domestic solar water heating systems for the first 200 homes over the next 2-months. So, if you have been wondering about installing solar hot water but haven’t yet taken the plunge, now might be a smart time to do so.

This extra discount to use perhaps in getting solar panels for your own home, or to help show case solar hot water panels on your show home as an additional option for homebuyers.

Rebates/Grants at a glance are:

SolarBC point-of-sale discount: NOW $2,000 (was $1,000)
ecoENERGY rebate: $1250
*Total rebates: $3,250

* For homes with electrically-heated hot water in the FortisBC area there is an additional $300 available. The total covers roughly half the cost of installation depending on the system chosen.

Learn more at www.flywheelbuildingsolutions.com or www.solarbc.ca

www.flywheelbuildingsolutions.com

EcoEnergy program to end

Be aware that the ecoEnergy program is winding down and the federal government at this time will not be creating a followup program, so do take advantage of the grants and rebates available while possible. The program ends on March 31st 2011, however all installations and final energy audits must be completed before this date and paperwork submitted.

Learn more at

HST - CHBA works towards changes

Increase of HST threshold a good first step

BURNABY, November 19, 2009 – The Government of B.C. announced today the HST transition rules on housing.

“As a result of the advice you have provided to government and B.C.’s unique real estate conditions, the Province is proposing to increase the threshold for B.C.,” said Colin Hansen, Minister of Finance, in a statement to CHBA BC early today.

The Province is proposing to increase the threshold for the B.C. HST new housing rebate from $400,000 to $525,000 to ensure that, on average, purchasers of new homes up to $525,000 pay no more tax due to harmonization than is currently embedded as PST. Purchasers of new homes would be eligible for a rebate of 71.43 per cent of the provincial portion of the HST paid on a new home, up to a maximum of $26,250. Homes above $525,000 would receive a flat rebate of $26,250 or the same 5% that CHBA BC has recommended. This enhanced rebate represents a 30 per cent increase in the threshold and maximum rebate available.

“CHBA BC has worked diligently to ensure meaningful change to the HST threshold and we are pleased that government has acknowledged our recommendations in their final decision. We will over the next two years continue to compile empirical data to demonstrate to government that this threshold sill needs to be raised. Indexing will also be top of mind as we continue lobbying,” said Bob Deeks, President of CHBA BC.

The Province is also proposing transitional rules for new housing. The provincial portion of the HST would not apply to sales of new homes where ownership or possession is transferred before July 1, 2010.

CHBA BC suggested to government that new houses should be entitled to grandparenting up to July 1, 2010. Grandparenting rules issued in today’s notice state that sales of newly constructed or substantially renovated homes would be grandparented where the written agreements of purchase and sale are entered into on or before November 18, 2009 and both ownership and possession of the homes are transferred under the agreement after June 2010.

For more information on new housing rebates and transitional rules for B.C. HST, please visit www.sbr.gov.bc.ca.

The Canadian Home Builders’ Association of BC, a viable industry driven organization, is the voice of the residential construction industry in BC, and is built on a vision of strong and positive roles for the housing industry. CHBA BC is committed to supporting the professionalism of our over 1700 members and providing affordability, quality and choice for consumers. CHBA BC’s voluntary membership comprises builders, developers, renovators, suppliers and other professionals who are dedicated to industry excellence.

Further Information
Nafisa Abdulla, Director of Communications
Canadian Home Builders’ Association of BC
604.432.7112

Green Roofs in the Okanagan Kelowna

If you are a homeowner or commercial building owner and you are looking to replace your roof there is a new option out there for you to consider, and that is to replace your existing roof with a green roof.
A green roof system is an extension of the existing roof which involves a high quality water proofing and root repellent system, a drainage system, filter cloth, a lightweight growing medium and plants.
Modern green roof systems were developed in Europe in the 1970’s and they have become very popular. In certain cities in Europe, green roofs are mandated for all new construction. In North America, the benefits of green roof technologies are poorly understood and the market remains immature, despite the efforts of several industry leaders. However, this is changing rapidly in some areas, such as Vancouver, which has over four hundred thousand sq. ft. of green roofs within its boundaries.
Some of the benefits of green roofs are:
• Protection of roof membrane resulting in a longer material lifespan (it is estimated that green roofs will last up to twice as long as conventional roofs), resulting in decreased maintenance and savings in replacement costs.
• Savings on energy heating and cooling costs, depending on the size of the building, climate and type of green roof. Studies at BCIT have found up to a 66 % reduction in cooling costs on a one story building.
• Improves air quality and lowers ambient temperature
• Storm water retention
• Beautifying and reclaiming unused space
• Increased property value
While there are some challenges adapting green roofs to the Okanagan climate, these can be overcome by proper planning and selection of plants.

To learn more contact Jim Frank of Okanagan Living Roofs & Walls
250 826 6814
okroofsandwalls@yahoo.ca

or contact www.flywheelbuildingsolutions.com

Going Greener will save you money - Okanagan workshop

Mark you calendars for the Working Greener Workshop this November 10, 2009 at the Delta Grand Resort in Kelowna, BC.

Learn how going green can reduce operating costs, increase competitive edge and a positive work culture.

Learn more about green design and building at www.flywheelbuildingsolutions.com

Okanagan - Stop wasting water

By Adrian Nieoczym
http://www.kelowna.com/2009/09/30/change-your-water-wasting-ways-b-c-or-be-left-high-and-dry-report/

A major water crisis is coming to British Columbia unless we change how this vital resource is managed, says a new report. And we’re going to feel it in the Okanagan first.

In a report released last week, the Pacific Fisheries Resource Conservation Council points out that B.C.’s population is growing, our rates of water consumption are among the highest in the world and that climate change is leading to hotter weather and smaller snowpacks, further reducing the supply of freshwater.

“Water scarcity undermines the viability of our communities and the health of our streams,” it says. The Pacific Fisheries Resource Conservation Council is an independent advisory body set up by the federal government.

Valley residents have already had a hint of what is to come, according to the report. For example, in 2003, the town of Summerland had to release water from its storage facilities into Trout Creek to save fish. As a result, less water was available for farmers.

The report also says that areas of the province which with the fastest growing populations – like the Okanagan- are also the ones reaching their limits on water use the fastest.

“First and foremost, I think the report really emphasizes the need to start looking at water as an increasingly scarce resource and it also highlights the fact that we have to manage our water resources more efficiently so we can better balance the needs of people, industry and agriculture on one hand and the needs of rivers and fish on the other,” said Mark Angelo, PFRCC chairman and head of the Fish, Wildlife and Recreation Department at BCIT.

The particularly hot and dry weather this summer has only made things worse. “There are a lot of streams running at really low levels,” said Angelo. “In many cases that’s exacerbated by excessive water withdrawals.”

Angelo noted that the provincial government recently curtailed water extraction from the Nicola River because low water flows were threatening Kokanee populations. The lower water volumes makes it harder for fish to swim upstream, increases water temperature and reduces the amount of habitat.

B.C.’s excessive water consumption is made worse by our growing population.

“We tend to use well over 300 litres per person, per day, so I think there’s lots of room to try and use water more efficiently,” said Angelo.

Part of the solution is providing financial incentives for people to conserve water, according to Angelo, who would like to see more water meters installed, like those in the City of Kelowna, so people pay for the water they actually use.

He also suggested instituting different pricing tiers so “excessive” users pay more for the extra water they consume.

Angelo also said the province’s Water Act, which dates back to 1909, is in dire need of updating. “It has to be revised to deal with the present day realities.”

The act currently only deals with how water extraction licenses are allocated, he said. “It’s virtually silent on things like the need to maintain healthy aquatic ecosystems and it’s virtually silent on the need to protect fish.”

Many license holders do not use all the water they are entitled to, but if they did, many of B.C.’s rivers and streams would be drained.

“On the Nicola [river], if all of those licenses were used to their maximum potential, you would have a stream that would be close to dry,” said Angelo.

The coming water woes will be felt throughout the province but are likely to hit the the valley first, said Angelo.

“The Okanagan is one of the great places in the entire world to live but you’re seeing some dramatic increases in population. Your precipitation levels, though, are less than other parts of the province,”he said, adding that climate change is exacerbating the challenges. “You are going to see pressures and stresses on water supplies probably sooner – you’re already seeing them- and if anything those pressures or stresses are going to be greater in the Okanagan.”

adrian@kelowna.com

250-575-3517

Want to learn more about water conservation and green building - www.flywheelbuildingsolutions.com

BC Hydro Commercial Building Incentives for Kelowna - Okanagan

Effective June 1st, 2009

The Product Incentive Program provides financial incentives to organizations who replace inefficient products with energy-efficient technologies or add on products to existing systems to make them more efficient. Not all products are eligible. Please contact the BC Hydro web site at bchydro.com/incentives for all program policies, eligible products and performance criteria before purchasing products.

For more information, call 1 866 522 4713

For more information on green building and weblinks go to:
www.flywheelbuildingsolution.com

Kelowna Build Alert - Dual Smoke Sensor Smoke Alarm Recall

CPSC announced the recall of 94,000 dual sensor smoke alarms; the recall indicates an electrostatic discharge can damage the unit, causing it not to warn consumers of a fire. The smoke alarm were marked with the UL Listing Marks for the United States and Canada.

The recall can be viewed at:
http://www.cpsc.gov/cpscpub/prerel/prhtml09/09266.html

Buying Recreational Property – Philippe Daigle Has the Advice You Need

Summer’s here, and many Canadians are taking a look at the investment and lifestyle benefits of recreational property. Whether your perfect place is a cottage by the lake or a cabin in the mountains, you should be able to obtain financing on a second home with the same terms as financing on your principal residence.

How much you can afford to borrow depends on the size of your down payment, your income, mortgage interest rates, as well as your other financial obligations. A mortgage consultant can obtain a mortgage pre-approval, which will give you a clear sense of how much you can reasonably spend.
With a growing number of mortgage options on the Canadian market, as a prospective borrower you should understand your financing options. Emotion shouldn’t trump common sense when it comes to buying vacation property. Buyers need to do their mortgage homework, and the advice of a mortgage consultant can help them get the most for their vacation home dollar.

Philippe Daigle
250 801 1279
philippedaigle@invis.ca
http://philippedaigle.blogspot.com

Homeowners In The Okanagan Are Going Solar Together

As taken from the BC Solar E-news June 2009

The Okanagan is heating up – and not just literally! The interior is now home to the first official solar hot water bulk buy in British Columbia, headed by Roger and Susan Huber of Swiss Solar Tech. The 24 homeowners on board are taking advantage of the additional incentives for groups of 20 or more.

"We didn’t expect to bring in the first official batch," said Susan Huber of their accomplishment. "But it feels great and we truly hope we can repeat this soon with another appeal to homeowners in the Okanagan." According to Susan, they managed to gather the homeowners by advertising, and by phoning up those who had an interest in solar hot water – some who had expressed their interest up to ten years ago.

Read more.....

SAVE WATER, TIME, MONEY!! SYLAWN

SYNLawn is hosting an Open House this Saturday, June 6th at our showroom located on McCurdy Corner.

This is a FREE event! SYNLawn will be supplying cold beverages, hot dogs, hamburgers and snacks with any proceeds going towards this weekend's 'Canadian Cancer Society Relay For Life'.

With a variety of applications from landscape grass to putting greens to playground systems, SYNLawn is a great fit for any project.

This is a great chance to get out of the house, learn a bit about SYNLawn, and help us raise funds to further support a great local event!

For more information contact:
Rene Bourgault at 250.765.4032

SYNLawn Showroom
#140-948 McCurdy Rd
Kelowna, BC

Mortgage Rates - 5 year fixed may rise - Laurie Baird

The following information was forwarded to me by Laurie Baird

5-year bond yields have jumped to 2.27%--up 40 basis points in the last 30 days. As a result, mortgage funding costs are spiking (fixed mortgage rates are generally linked to bond yields).

A few smaller lenders have already raised, or plan to raise, their 5-year fixed rates. As reported a few weeks ago, this may be a precursor to further, more wide-scale, rate increases.

Laurie Baird
(250)469-1611
1405 A Richter St, Kelowna, BC, V1Y 2L9
mtggal@telus.net
Visit our Blog: http://okanaganmortgageteam.blogspot.com

New pool pump technology cuts noise and energy consumption by 75%..

Here is some interesting information from Gene Brown of Valley Pools

Greetings,

I don't know if "pool equipment noise" has been a concern for you on any of your projects. Some municipalities are getting so fed up with complaints of noisy pool pumps that they've mandated sound enclosures for all pool equipments. My partner Skip and I laugh at the ridiculousness of these efforts, when such an easy solution is available.

At least one of the leading pool equipment manufacturers has come out with a new "Variable Frequency Drive" pump design that has brought pump noise down to a whisper. By no great surprise, the electrical consumption has dropped dramatically as well. We've been using these new pumps for more than three years now, and getting outstanding results.

Admittedly, these new pumps aren't just "plug & play. The overall success of this new technology is dependent on three things. It requires:

An intelligent hydraulics design
Highly efficient, oversized plumbing
Proper programming for slightly longer running times at significantly lower amperages
If "noise abatement" and/or "energy efficiency" have been a concern for you on any of your projects, you may want to take a closer look at the attached article, where Skip describes the concepts and challenges in greater detail. Or give us a call. We're happy to help you with any pool-related design or construction challenges.
Till next time,

Gene Brown
President, Valley Pool And Spa

Solar BC - Kelowna Solar Workshop

On May 15 Kelowna will be hosting a Solar Hot Water Workshop for community members, developers, builders, contractors, architects and building inspectors.

Location - Capri Hotel from 7:30 to 4:30

Between a luncheon and networking session workshops will cover everything from Kelowna as a Solar Community to homeowner incentives for solar hot water installations.

Keynote speaker and reknonwned solar expert Gerhard Stryi-Hipp, will be receiving a 2009 Solar Leader Award during the event.

Gerhard Stryi-Hipp is Managing Director of the German Solar Industry Association. He is a senior expert in solar market development and also a board member of the European Solar Thermal Industry Association, chairman of the European Solar Thermal Technology Platform, and member of the European Photovoltaic Technology Platform.

Panel members will include Mayor Sheppard, BCSEA president Guy Dauncey, SolarBC's Nitya Harris, members of NRCAN, Fortis BC and the Provincial Government.

Fore more information contact: Carol Suhan (250 469 8116/carol.Shuhan@fortisbc.com) or David Mayes (250 762 4746 or david@completehomeenergy.com)

Geothermal - GeoExchange Conference and Workshop

The 3^rd Biennial International GeoExchange Conference and Trade Show May 13 – 15, 2009 is being held by GeoExchange BC in partnership with the Thermal Environmental Comfort Association (TECA). Through the collaboration of these two key organizations the conference aim is to bring you the latest news, knowledge and innovation in GeoExchange from the earth energy source to the point of use supply.

The 2009 conference will be held at the University of British Columbia Okanagan campus in Kelowna. This newly developed campus, featuring a state of the art GeoExchange heating and cooling system, will host the trade show, technical sessions and delegate accommodation. Fabulous scenery, excellent recreational opportunities and an exciting conference social program will ensure the 3rd Biennial International GeoExchange Conference and Trade Show remains an unforgettable experience.

For more information contact
Rachel Bolongaro, P.Eng.
Telephone: (604) 308–4805
Email: geoexchange2009@advance-group.com

Okanagan Institute - Clean Tech Funding Workshop

CleanTech Funding Workshop

Monday, May 11, 1-5pm
Okanagan College, KLO Campus, Kelowna
This is a free event but registration is required.

Presented by the Okanagan Science and Technology Council in association with the Okanagan Institute and Okanagan College.

Invited Agencies making presentations include: CMHC, SDTC, Community Futures, NSERC, ICE Fund, NRC-IRAP, Clean Tech Venture Capital Program

The Okanagan Science and Technology Council has been working with its regional partners to develop a cluster for "Clean Tech Construction." This initiative recognizes the fact that construction has been a driving force in the Okanagan Valley and that designing and constructing green buildings is the most efficient and cost-effective means of reducing greenhouse gases and other negative environmental factors. This is based on the fact that it far easier and less expensive to conserve a kilowatt of energy than it is to generate a new one.

Nonetheless the Architecture Engineering and Construction (AEC) industry is not always thought of as "Clean Tech" and many practitioners are not aware of the significant funding opportunities that they could access in the Clean Tech sector. While adding alternative energy sources such as solar panels to buildings is an obvious example, improved building envelope design and even the metering and monitoring of buildings for energy efficiency would both have significant impacts.

Following a template developed for the CleanTech Innovation Workshop held in March of this year, each presenter make a 5 to 10 minute overview of their programs and then we will provide break out rooms for representatives of each program to meet with interested parties.

Format and Schedule:
1 - 2 pm - 5-10 minute presentations by each agency
2 - 4 pm - Agency Breakouts - each speaker to meet with individuals
4 - 5 pm - Panel discussion and wrap up

For more information visit or contact Angela Hapke, OSTEC Projects and Events Director:
p. 250.712.3341
e. ahapke@ostec.ca

A Sustainable Kelowna - 2030 Greening our Future

What will Kelowna be like in 2030? How can we make sure our children will still want to live here when they grow up?
How can we be more sustainable? How can we protect the environment, eliminate gridlock, and enhance the economy, all at the same time? They're important questions, and they're really best answered by you, the people who live here.
As part of the City's new public planning program called Kelowna 2030: Greening Our Future, they are looking for input from a wide range of citizens and groups.

Window PST exemption extended to 2011

t was announced in today's budget that the exemption for energy efficient windows will be extended until 2011.

This correspondence describes how the Ministry interprets the relevant tax provisions for information purposes only. This ruling and interpretation may be impacted by variations in circumstance, subsequent changes to legislation or subsequent court decisions. This ruling and interpretation is provided as an aid to understanding the legislation and is not intended to replace the legislation. The Ministry is not responsible for updating this ruling and interpretation if there are any subsequent changes to the law.

Policy and Legislation Branch (Consumption Tax Team)
Ministry of Finance
http://www.fin.gov.bc.ca/rev.htm
__________________________________________

Certification Requirements for BC House Inspectors

STTBC and BCIPI Respond to Requirement for House Inspectors to be Licensed

The BC Minister of Public Safety John van Dongen announced on Friday January 30, 2009 that effective March 31, 2009 all house inspectors MUST be licensed in BC, a first in Canada. The Regulation provides that those certified by ASTTBC will qualify for a license. CAHPI(BC) and the National Certification Program are also named. House inspectors certified with ASTTBC will be able to apply to the Business Practices and Consumer Protection Authority for a license. The fee will be $100 and will be valid for 3 years. “This is an historic day in BC. I congratulate the Minister for his leadership in getting this done. ASTTBC and BCIPI have been calling for licensing for years so this represents a great step forward,” said ASTTBC’s Executive Director, John Leech. “ASTTBC will prepare full information for its members in the next week or two to make sure ASTTBC-registered house inspectors are able to get licensed without delay once the processes are fully defined.” BCIPI President Noel Murphy added that licensing is a first step to a higher quality of service for all British Columbians seeking house inspection services. “On behalf of BCIPI I am pleased that the Government has acted on their promise to license inspectors. Because of the high standards established by ASTTBC in partnership with BCIPI our members are the best qualified in BC and will most certainly be sought out by consumers to offer services as a house inspector.” For full details please go to http://www.bpcpa.ca

The regulation goes a long way to ensure the public has access to qualified, registered and accountable professionals, but it is not without some challenges going forward. “There are a couple of issues that will need to be addressed as we work together with the BPCPA to ensure the most effective Regulation and professional regulation: (1) there will not be one common standard for licensing; and (2) the complaints and professional regulation framework varies between the organizations identified in the Regulation. We need to move quickly to a level playing field to ensure best practices in this field,” said John Leech. “I have assured the Minister, Ministry staff and the Director of BPCPA that ASTTBC will continue to work cooperatively toward the highest standards of professional regulation in BC. Information will be made available to all ASTTBC-registered House Inspectors as needed to meet the requirements of the Regulation. Information will also be posted to ASTTBC and BCIPI web sites: http://www.asttbc.org/docs/govpressrelease.pdf

Claim 15% Tax Credit on Renovation Projects Kelowna

Homeowners can claim 15% of costs on projects worth $1,000 to $10,000 on top of the grants offered by the Livesmart & ecoenergy programs and local utility providers.

To learn more on unlocking the potential of your home go to www.flywheelbuildingsolutions.com

Madhavi Acharya
Tom Yew
Dana Flavelle
BUSINESS REPORTERS

OTTAWA–Installing a new furnace this year? Building a deck?

The proposed federal budget offers a temporary new tax credit for your home renovations – provided you do them soon.

The Home Renovation Tax Credit (HRTC) is designed to get Canadians spending now to help create jobs in industries typically hurt by an economic downturn.

"These measures to support home construction and renovation will help stimulate our construction and building-supplies industries," Federal Finance Minister Jim Flaherty said in his speech. "This in turn will support forestry and other Canadian industries. It will give an immediate boost to our economy, and help to create jobs."

Effective today through Jan. 31, 2010, homeowners can claim a tax credit for 15 per cent of renovation expenses between $1,000 and $10,000. The maximum tax credit (on $9,000 in renovations) is worth $1,350.

The government estimated the total value of the tax credit at about $3 billion, and expects about 4.6 million families to benefit.

The tax credit would apply to a variety of home improvements, such as renovating a kitchen, bathroom or basement, new carpet or hardwood floors, building an addition, deck, or fence, installing a new furnace, painting the inside or outside of a house, or laying new sod.

Expenses such as building permits, professional services, and equipment rentals are also eligible. Routine repairs and maintenance will not qualify for the credit. Nor will the cost of purchasing furniture, appliances, electronics, or construction equipment.

Houses, cottages and condominium units owned for personal use are eligible.

Reel Change Sustainability Film Fest, Kelowna

Ken Kunka of Flywheel Building Solutions will be one of the guest panelists at the first annual Reel Change Sustainability Film Fest hosted by the Fresh Outlook Foundation. This event will take place at the Kelowna Rotary Centre Jan 30 and 31st, 2009.

For more detailed information go to www.freshoutlookfoundaiton.org

Federal Budget to help improve homes

This info was forwarded to me by Westside mortgage expert Philippe Daigle http://www.philippedaigle.com

OTTAWA — The Harper government has been floating the idea of a tax credit for home renovations - an idea that could deliver significant stimulus for Canada's residential construction industry in the Jan. 27 budget.

Deliberations continue as Canada's premiers meet today in Ottawa to put the final touches on a budget request for Prime Minister Stephen Harper - one that sources say will include more cash for employment training, more benefits for the jobless and extra funding for infrastructure.

Finance Minister Jim Flaherty, meanwhile, has been conducting his own consultation on the looming budget, expected to deliver up to $30-billion in stimulus to soften an economic downturn.

During a closed-door session in Montreal last week, Mr. Flaherty asked participants' opinion on a partly refundable tax credit for renovations. Some economists among the more than 20 attendees criticized the proposal while representatives of the building-trades sector lauded it. Tax credits can be used to reduce the amount of taxes a person owes to the government, but refundable tax credits can benefit filers even if they have no taxes to be paid; in that case, they could get a refund based on the credit.

Kelowna Home Show

Flywheel Building Solutions is excited to be part of the Kelowna Home Show running Feb 27th thru to March 01 at Prospera Place. It is gearing up to be one of the largest in years and is consistantly the most attended Home Shows in the valley.

This year the Home Show features some excellent experts ....

Host of DISASTER DIY on HGTV BRYAN BAEUMLER is part of the new breed of contractors who are passionate, dedicated, and have a plan to execute. Bryan's mantra in his own contracting business is ‘Design, Destroy, Rebuild’ and he will bring a fresh vitality to the presentation stage this year. Saturday and Sunday only. Sponsored By Terasen Gas

JANE LOCKHARTcomes straight from her popular TV show on W, ‘Colour Confidential’ to join us at the KELOWNA HOME SHOW for the first time, with great new ideas on colour, decor and style trends for today and tomorrow. Appearances Friday and Saturday only.

DON BURNETT - ‘Going GREEN’is nothing new to Don, who has been dispensing sage advice about keeping our outside environment of trees, schrubs, gardens and landscaping healthy, green and beautiful.

Ken Kunka AScT,BCQ
President
Flywheel Building Solutions
http://www.flywheelbuildingsolutions.com/
250 859 6062

back to topOkanagan Building Codes

Land Banking - Walton International

My name is Jennifer J Long. I am a Land Banking Planner with Walton International. I have an extensive financial background, working in the industry since 1989 including 12 years with TDCT.

Walton International is a natural fit for me since I grew up being exposed to land development and different aspects of business which led to my own personal career in banking and interest in land. When I joined this company in April 2009 I learned that this $9 Billion company in one of few I have come across that really is a win win for each party involved due to the extraordinary amount of due diligence. Walton has a strong history, rate of return, ethics, and great vision going forward.

Walton International offers a refreshing investment alternative, LAND. People understand land. Our historical 31 year average rate of return of 29% per year simple interest is only one reason I believe this is an excellent investment going forward. I spend my days discussing land ownership through cash or RRSP’s with people. This is a simple way to get involved in huge strategic land deals with incredible legal, engineering & political influences for as little as $5K. Walton allows the average individual ownership in land deals which would be impossible without this structure. I help people see there is an alternative to the average main stream investments and we can even transfer existing RRSP’s with no tax consequence in to Walton.

For more information contact Jennifer J Long at 250 215 4960
www.waltoninternational.com

CMHC MARKET OUTLOOK

Housing Activity to Rebound in Second Half of 2009 and in 2010

OTTAWA, September 3, 2009 — Housing starts are expected to rebound in the second half of 2009 and will reach 141,900 for the year. Starts will increase to 150,300 for 2010, according to Canada Mortgage and Housing Corporation’s (CMHC) third quarter Housing Market Outlook, Canada Edition* report. The overall forecast totals for housing starts remain unchanged from the second quarter release.

"Economic uncertainty and lower levels of employment tempered new housing construction in the first half of this year", said Bob Dugan, Chief Economist for CMHC. "In the second half of 2009 and in 2010, we expect housing markets across Canada to strengthen."

Improving activity on the resale market and lower inventory levels in both the new and existing home markets are expected to prompt builders to increase residential construction.

Existing home sales, as measured by the Multiple Listing Service (MLS®)1, have rebounded strongly since January and will reach 420,700 units in 2009 and remain close to that level at 419,400 units in 2010. The average MLS® price is expected to moderate to $301,400 in 2009 and to increase to $306,300 in 2010.

As Canada's national housing agency, CMHC draws on more than 60 years of experience to help Canadians access a variety of quality, environmentally sustainable and affordable homes. CMHC also provides reliable, impartial and up-to-date housing market reports, analysis and knowledge to support and assist consumers and the housing industry in making vital decisions.

* The forecasts included in the Housing Market Outlook are based on information available as of July 23, 2009. Where applicable, forecast ranges are also presented in order to reflect economic uncertainty.

1 The term MLS® stands for Multiple Listing Service and is a registered trademark of the Canadian Real Estate Association (CREA). Data are for 10 provinces.

Information on this release:

Charles Sauriol
CMHC Media Relations
613-748-2799
csauriol@cmhc-schl.gc.ca

LEARN MORE AT www.flywheelbuildingsolutions.com

Seeking Kelowna Build Community Input

The Building and Safety Policy Branch is seeking public input on three proposals for changes to Provincial building regulations:

High-Efficiency Toilets - Building Code requirement for high-efficiency toilets (including dual-flush units) and urinals in new construction. The requirement supports greening the BC Building Code and Living Water Smart, BC's water plan.

Solar Hot Water Ready - Local government option to require Solar Hot Water Ready construction for new single family houses, which supports the 100,000 Solar Roofs Initiative and the Province's commitment to reduce GHG emissions.

Letters of Assurance - Update to the Building Code's Letters of Assurance. The update responds to industry requests and supports the Modernization Strategy's shift toward more clearly defined
responsibilities and accountabilities.

It is important that we hear from you. You are invited to comment on these proposals through the public review until September 14, 2009. The public review is available online through the Building and Safety Policy Branch website at:

http://www.housing.gov.bc.ca/building/consultation/

Please feel free to forward this information to your colleagues and other stakeholders. We look forward to receiving your
feedback.

Best regards,

Teegan Meuser

Policy Analyst
Building and Safety Policy Branch
Policy and Research Division
Ministry of Housing and Social Development

Okanagan - Buying a New Home - Charges against title

Understanding the legal issues with purchasing a property or new home can be very challenging. The following article written by Una Gabie of Pushor Mitchell will explain Encumbrances or charges against title.

Buying a new home can be an extremely exciting process. It can also come with its own stresses. There are many things to keep in mind, in addition to the physical condition of the property, when you are purchasing a new home including encumbrances registered against title to the property. Encumbrances, in general terms, are charges registered against title which may restrict the use of the property in some way or, in some cases, provide additional benefits to the property owner. Encumbrances include statutory rights of way, easements, covenants, and statutory building schemes. Each of these charges has a different purpose. A statutory right of way generally provides certain bodies with the ability to make use of some portion of the property. For example, utility services for a home on a property are dealt with by statutory right of way. Easements can either benefit the property owner or permit a neighboring property to make some use of the property. For example, some properties are set up such that the driveway crosses another person’s property and, therefore, an easement can be registered to protect the benefiting property’s route of access. Restrictive covenants can limit a person’s right to make certain uses of their property while a statutory building scheme may dictate certain things with respect to buildings or improvements on the land. It is very important to carefully review these encumbrances prior to or at the time of the purchase so that you, as the purchaser and new home owner, is aware of the restrictions on your rights. Your legal advisor can assist you with understanding the impact of these charges.

If you are purchasing property that is part of a strata development, additional considerations arise. You should be alert to the status of the strata by reviewing the bylaws, receiving disclosure with respect to the contingency fund, and ensuring that all strata fees have been paid to date and that you are aware of your strata fee obligations. The strata bylaws can limit such things as the pet and rental allowances for your unit. Again, your legal advisor can assist you with this and make sure that you fully understand the restrictions with respect to the property you are purchasing.

Purchasing property on First Nations land raises its own unique considerations because such land is sold on a leasehold basis rather than freehold. This means that you, as the purchaser, are acquiring your rights to the lands and/or improvements pursuant to a lease. It is important to have your legal advisor review these considerations with you.

If you have any questions about purchasing your home, please feel free to contact Una Gabie at Pushor Mitchell LLP at (250)869-1230 or by email at gabie@pushormitchell.com.

New pump technology cuts noise and energy consumption by 75%...Valley Pools Kelowna

Here is some great news for pool owners form Gene Brown of Valley Pools

Greetings,

I don't know if "pool equipment noise" has been a concern for you on any of your projects. Some municipalities are getting so fed up with complaints of noisy pool pumps that they've mandated sound enclosures for all pool equipments. My partner Skip and I laugh at the ridiculousness of these efforts, when such an easy solution is available.

At least one of the leading pool equipment manufacturers has come out with a new "Variable Frequency Drive" pump design that has brought pump noise down to a whisper. By no great surprise, the electrical consumption has dropped dramatically as well. We've been using these new pumps for more than three years now, and getting outstanding results.

Admittedly, these new pumps aren't just "plug & play. The overall success of this new technology is dependent on three things. It requires:

An intelligent hydraulics design
Highly efficient, oversized plumbing
Proper programming for slightly longer running times at significantly lower amperages
If "noise abatement" and/or "energy efficiency" have been a concern for you on any of your projects, you may want to take a closer look at the attached article, where Skip describes the concepts and challenges in greater detail. Or give us a call. We're happy to help you with any pool-related design or construction challenges.
Till next time,

Gene Brown
President, Valley Pool And Spa

Flywheel - Building Codes - Hail to the Building Inspector

Love them or hate them, building inspectors are a necessity to ensuring the minimum life, safety and structural (and now green code) requirements are being met in residential construction. The main goal of a building official is to make sure the general public is protected. That is not the owner of the home or the builder but the general public over the life span of that building. Unfortunately some are either overwhelmed with work, controlled by superiors or tend to like the authority too much and may rub the home owner or builder the wrong way. Liability concerns may also trump what can or not be done in your area. This is especially true if you are trying to do something unique or beyond the basic requirements of codes.

I've found one good example of what you may be or have experienced with a building inspector. HAIL THE BUILDING INSPECTOR

Having issues with your local authority? Contact Flywheel Building Solutions

Flywheel - Hot tubs and decks

For further information on building code related items, contact us at www.flywheelbuildingsolutions.com

If you have recently installed or are thinking of installing a hot tub on your raised patio or deck the following may be of interest to you. Decks that are above 24"(600mm) from finished grade (ground level) are required to have a guard.

In a recent ruling (BCAB#1651) from the Building Code Appeal Board has reversed a Building Officials decision to require additional guards for a hot tub install.

The hot tub had been installed in the exterior corner of the deck about 24" form the edges and guard of the deck. The height of the outer edge fo the hot tub is about 40" above the deck's floor surface. There are provisions for seating around the outer edge of the tub. When not in use, the tub is provided with a rigid cover.

The Building Official stated that do to it's proximity to the balcony guard and the height of the hot tub outer edge with respect to the height of the balcony guard, that a slip or fall that may occur in or on the tub, would render the existing balcony guard ineffective. The Building Official requested an additional guard height of 42" above the top surface of the hot tub. The specific code reference - Sentence 9.8.8.1.(1) requires every surface to which access is provided for other than maintenance purposes shall be protected by a guard on each side that is not protected by a wall for the length. The minimum guard height in this situation is 1070mm (42").

In it's decision the Board decided that in practical terms it made sense to prevent people from falling backwards over the existing railing system, the Building Official can not request the additional guard height as the hot tub edge was not considered a walking surface.

Contact Flywheel Building Solutions if you require clarification on a code reference. www.flywheelbuildingsolutions.com

Flywheel - Building codes - ABC’s of Avoiding Claims

If you have built, are building or planning to build there are likely times when you have wondered why building departments do the things that they do. Local jurisdictions that elect to handle building permits, yes you could live in a home that never had building permits and inspections, face the challenge of protecting the pubic safety and health (and now reducing the carbon footprint) as well as protecting against future liability. After the leaky condo crisis many municipalities have written bylaws and improved internal policies to reduce risk (some have not), which have led to builders and owners getting frustrated on the amount of red tape to work through. In future newsletters we will discuss the importance of codes, bylaws and keeping proper records and taking more responsibility as the owner. But for now we will start with a list prepared by Frank Cowan Company Ltd (who specialize in risk management for municipalities), which outlines what a Building Inspector should do to avoid claims and it may shed some light on why they do the things they do or could do better.

Avoid acting as a consultant

Be aware of changes to construction, which may require revised plans.

Communicate to potential new buyers any outstanding orders or open permits.

During inspection, document deficiencies, issue orders when necessary and follow-up to ensure compliance.
Ensure drawings are sealed by an architect or professional engineer where appropriate.

Files and records should be kept in accordance with the Statue of Limitations.

Get to know your builders. Which ones will follow the building code and which ones will take short cuts.

Have procedures for consistent plan reviews.

Inspections completed today will need to stand the test of time. Remember the subsequent owner.

Judges rely on documentation to formulate a decision. What will your documents reveal about the inspection?

Keep you documentation consistent and objective. Checklists will allow you to do this. It is also an excellent tool to ensure a complete inspection.

Liability for negligent building inspection arises at the plan approval stage and the on-site inspection stage.

Municipalities that make a decision to conduct building inspections are at law, held to owe duty to the individual property owners, future property owners and the public at large to properly review plans, issue building permits and conduct inspections.

Never admit liability.

Owner acting as the Builder is a potential red flag.

Plans submitted should be detailed enough to carry out a proper review. Do not expect less.

Qualified persons are required to prepare plans for building permits.

Remember to follow up on deficiencies found during permits.

Safety of the present owner, future owner and potential visitors to a property must be considered, particularly associated with an occupancy.

The building code is your bible. Refer to it when in doubt.

Understand that by the time a claim is made, the municipality may be the only defendant left to sue. Other parties may have gone bankrupt, may not exist or may not have liability policies that will respond.

Verify that all required documentation has been received before issuing a permit.

What length of time do you allow inactive permits to remain open? Why do you allow them to remain open?

X’pect a red flag when the contractor is working outside of his usual expertise or is a new builder.

You have the power to order work to be uncovered when it is covered before you’ve inspected.

Zero in on the aspects of construction within the Building Code that are related to health, safety and structural stability.

Flywheel - Secondary Suites - Penticton

After 13 years since the allowance of secondary suites in the BC Building Code. The city of Penticton has opted to recognize that secondary suites are a necessary evil in today's housing market. Until recently, like many municipalities Penticton had turned a blind eye to the growing number of suites acting on a complaint only basis for bylaw enforcement. But with the growing price of housing in the area, there is little chance a first time home owner could carry a mortgage without a suite. There is also a growing trend for Baby Boomers to help their children out by sharing a single family home or having someone live in their 2nd residence as they travel abroad or go south for the winter. As most financial do not recognize legal or non-legal suites, this has forced many to go under the radar or flat out lie to inspection departments and finish the suite area off after final occupancy inspections have been granted for new homes. Some municipalities have blurred the lines by allowing "in-law" suites but many have been phasing this abused option out as well such as the City of Kelowna.

As someone who rented for 12 years in the Lower Mainland and was an in inspector in the Coquitlam, one of the first municipalities to legalize suites in BC, I've seen the need to make affordable rental safe for both tenant and land owner.

But before you get too excited, there are a number of catches, particularly with adding a suite to an existing single family home. Besides the additional permit fees, including $100 to register the Housing Agreement at Land Titles ( This is prove that the owner of the property of the home lives in the house containing a suite). There are some weird provisions for maintaining the look of the existing home as well as restrictions to adding onto the home once a suite has been installed. It appears additions to the home are not permitted to add a secondary suite or it may not be allowed to update the exterior of your home when adding a suite. It is unclear if it it would be allowed to add to your home one year and make a suite the next. Secondary suites are not allowed in detached buildings often called "carriage homes".

The city of Penticton planning department is in the process of reviewing some of the suite requirements and can be reached at PENTICTON SECONDARY SUITES or contact us for more information or a free on-site consultation at Flywheel Building Solutions - 250 859 6062

Flywheel - Green Code - Okanagan requirements

The new green requirements in the Code come into effect on September 5, 2008 and will apply to all new construction and renovations in BC. The new requirements will apply to building permit applications submitted on or after September 5, 2008. These changes revolve around new Building Code requirements to increase energy and water efficiency.

But what does this mean to us here in the Okanagan and are they enough?

Unless you are building commercial or high-rise projects, there is little change to what is required under the basic provisions of the 2006 BC Building Code and local Building Bylaws.

Energy Efficiency

Increased engergy requirements for residential projects under 5 storeys have only seen an increase for Attic insulation values from R40 to R44.

Water Efficiency

As most jurisdictions have already adopted measures towards water efficiency - 6 litre flush toilets. It should not be a large leap towards meeting the maximum flow and flush cylcles required by code. These would include:

Maximum Flow Rates

Kitchen & Lavatory - 8.3L/min

Shower Heads - 9.5L/min (I am not sure how multiple head shower stalls could be considered "green")

Maximum Flush Cycles

Water Closets (Toilets) Tank Type - 6.0 Litres

Water Closets Direct Flush - 6.0 Litres

Urinal - Tank and Direct Flush - 5.7 Litres

Ensuring that your builder, suppliers and sub-trades have the corret information and product on hand will be the key factor to ensuring you meet the new green codes. Do I feel that these changes will make a significant impact - NO. But at least we are moving in the right direction.

Details on the new requirements are available in the Summary and Text of Code Changes.

If you are wondering what is in store for more improvements to green codes you may want to look at the City of Vancouver's Building Bylaw. http://vancouver.ca/blStorage/9691.PDF

Ken Kunka - To Code or not to Code

Unless you are replacing flooring, changing fixtures, painting or moving some cabinets around your project will likely need a permit and must meet code and local bylaws. It’s important to review when a permit is required with your local jurisdiction as most have fines for works started without permits and there could be costly delays with Zoning or improper construction repairs. Understanding the do’s and dont’s when it comes to codes and bylaws will save you time and money in the long run. It is the fundamental building block of an organized, safe and quality project.

Why are codes so important - they are a set of regulations that establish minimum standards for Health, Safety, Accessibility, Fire and Structural protection and protection of the building from water and sewer damage. Codes ensure that the materials you buy and the way they are used meet minimum approved standards. Permits and Inspections aid in creating a level playing field for contractors and offer another set of eyes for the contractor or owner to avoid costly mistakes. In short they offer all parties a level of assurance that what they are building will be safe, comfortable and last a reasonable amount of time. To quote a famous Canadian renovation personality - “ building to code is the bare minimum. It’s the worst that you’re allowed to build”. So if your not even building to code then what are you really getting?

Building and Land Use bylaws in most jurisdictions regulate when and what type of permits are required, regulate unique requirements within a local area such as snow loads and ensure a standard level of quality of life within your neighbourhood. Yes they may seem like a pain but I'll post some pictures of projects without regulations and it will make your hair curl. Bylaws assist neighbours to ensure their rights and investment are being protected!

Codes, Bylaws, Standards and construction practices continually change and even good designers and contractors can not keep up with them all. Inspectors have always been a source of information to the permit holder and builder and in most cases the price of a permit does not cover the wealth of information and service your local inspection staff can offer. Use them but don't abuse them. Their main job is to regulate not act a your project manager. The more organized the permit application and construction project the happier the plan checker and inspector and the smoother the project will turn out.

But, unfortunately mistakes can happen or personalities clash and it is important that the permit holder is educated enough to communicate and resolve issues in a timely manner. Ultimately you are their client and they are getting paid by you for their services - know your rights! Also, most jurisdictions have limited inspections so don’t assume every part of your project is being looked at and approved. Again educate yourself on when at what type of inspections are required.

Next post - how does code work in the design stage

back to topOkanagan Home Design

Top 10 house design trends for 2010

I was recently searching for new design ideas for 2010 and came across the following.

See this video produced by the National Home Builders Association (US) on new trends and product information. Go to New Home Trends Tour

Also, Paul Cardis, CEO of AVID Ratings Co., which conducts an annual survey of home buyer preferences, has produced 10 “must” features in new homes:

1. Large kitchens, with an island. “If you’re going to spend design dollars, spend them where people want them—spend them in the kitchen,” McCune said. 2. Granite countertops are a must for move-up buyers and buyers of custom homes, but for others “they are on the bubble,” Cardis said.

3. Energy-efficient appliances, high-efficiency insulation and high window efficiency. Among the “green” features touted in homes, these are the ones buyers value most, said Cardis. While large windows had been a major draw, energy concerns are giving customers pause on those. The use of recycled or synthetic materials is only borderline desirable.

4. Home office/study. People would much rather have this space rather than, say, a formal dining room. “People are feeling like they can dine out again and so the dining room has become tradable,” Cardis said. And the home theater may also be headed for the scrap heap, a casualty of the “shift from boom to correction.”

5. Main-floor master suite. This is a must feature for empty-nesters and certain other buyers, and appears to be getting more popular in general. That could help explain why demand for upstairs laundries is declining after several years of popularity gains.

6. Outdoor living room. The popularity of outdoor spaces continues to grow, even in Canada. The idea of an outdoor room is even more popular than an outdoor cooking area, meaning people are willing to spend more time outside.

7. Master suite soaker tubs. Whirlpools are still desirable for many home buyers, but they clearly went down a notch in the latest survey. Oversize showers with seating areas are also moving up in popularity.

8. Stone and brick exteriors. Stucco and vinyl don’t make the cut.

9. Community landscaping, with walking paths and playgrounds. Forget about golf courses, swimming pools and clubhouses. Buyers in large planned developments prefer hiking among lush greenery.

10. Two-car garages. A given at all levels; three-car garages, in which the third bay is more often than not used for additional storage and not automobiles, is desirable in the move-up and custom categories.

(c) 2010, MarketWatch.com Inc.

contact Ken at 250 859 6062 or www.flywheelbuildingsolutions.com

BC Building Safety Branch seeking Kelowna Input

Kelowna Design - Inspiration by Nadine Andrews

I've been very fortunate to work with Nadine Andrews on several projects and she has helped my clients and I over come space issues in both new and renovation projects. This article revolves around finding inspiration in the design process.

Looking for inspiration for a new decorating or design project can be a very daunting process. Inspiration is a personal and individual thing, therefore, what might prove to be inspiring for one person won’t necessarily be inspiring to another. However the process of looking for inspiration isn’t something that changes with personalities. Below are some of the most common areas to look for inspiration and how to pull together the ideas from what you see.

• Inspiration can be as close as your clothes closet. Look inside to see which colours you purchase the most of. These colours are generally the colours that you are most drawn to. Usually you will see a colour pallet come through.

• Themes are a good way to become inspired for a specific room or area of the home. Basically a theme is the main idea of a room. For example “fairies” could be the theme for a little girls bedroom, or “old world library” could be the theme for a home office. Choosing a theme allows you to pose the question “Does this fit with the theme?” towards all of your potential decorating ideas and purchases for the room. If the answer to the question is no, then you can quickly put down the object in question and continuing searching for the perfect piece.

• Fabric stores can provide great sources of inspiration for a decorating project. Having a theme before going to the fabric store can help to narrow down the choices, but if you haven’t gotten that far just start browsing the different textures and colour combinations. Purchase small samples of fabrics that you like, including any coordinating fabrics (stripes, checks, plaids, or solids) that you might be able to use for accents and trims.

• Interior design magazines provide a source of photos from a wide range of decorating styles. They are also a great source for looking at current trends. When looking through the magazines, don’t spend too much time analyzing what it is that you like about a picture. If you like the look or feel of a room shown, tear the page out and move on. Once you have accumulated a pile of pages you can go back through to see whether you are still feeling inspired by the picture. You should begin to see a common thread between all of the pictures that you have accumulated. For example, the majority may lead towards a more traditional style of decorating, or they all might have dark coloured hardwood floors.

• Other places of inspiration can include showhomes, websites, friends’ homes, photos, area rugs, and artwork. Take pictures of items or designs that you like and make sure that you ask specific questions about paint colours or the place of purchase.

• Compiling all of the sources of inspiration and ideas into a scrapbook or design file will allow for quick and easy access when you want to look back at an image. Divide the file into sections such as pictures, samples, furniture, etc. Glue or tape samples onto white pages and insert into the file or scrapbook. Make sure that you make notes about what the piece is or why you’ve included it. For example, “Really like this faucet” or “These colours remind me of Hawaii.”

Remember that sources of inspiration are truly just that, inspiration. It is the personal interpretation of this inspiration that will inject your space with personality and truly make it your own.

Nadine Andrews D.I.D.
Design Evolution
250 864 9848
designevolution@shaw.ca

Design - When Building dreams meet Reality

This topic follows up an earlier article “Design - Start with a Goal and a List” from the November Newsletter - No Better Time to Start your Building Plans.

Moving from your “wish list” to developing a budget is when dreams meet reality or when the rubber meets the road and when many people may become discouraged. Many people are shocked to find out the 600 sq foot addition they’ve been dreaming about may cost as much and take as long to build as it did their split level Kelowna special did 25 years ago. Read more …

Can I suggest that when thinking about renovating or building your dream home you keep in mind the quality – quantity – cost – triangle. This is a project management term that was made popular by Sarah Susanka author of the “Not so Big House series”.

In short, Sarah suggests that after a “wish list” has been created, take a piece of paper and draw a triangle and at each corner place a circle with quality, quantity and cost in each one. Write a dollar amount that you set as your bench-mark in the centre of the triangle. If your budget is fixed then quality or quantity will have to give. If you are planning on keeping your home for some time then Quality may override Quantity, which may result in a down scaling the scope of the project or phasing it.

Keeping this triangle in mind will also help you stay focused on the budget and ultimate goal. It can be very tempting during the build phase to splurge on one item and then find you have to cheap out on your finishes or landscaping to stay within budget.

So remember – one of the three will have to give to achieve your dream:

Cost – how much are you willing to spend to accomplish your dream? Can you do some of the work to help the bottom line?

Quantity – how much space do your really need? Can you spare a square?

Quality – what are you willing to sacrifice or are you willing to risk quality by cutting costs. Will quality be sacrificed if you do the job yourself?

For more information contact
Ken Kunka
Flywheel Building Solutions
250 859 6062
info@flywheelbuildingsolutions.com

Flywheel - Design - Start with a Goal and a List – Ken Kunka

“A journey of a thousand miles begins with a single step." ~ Lao-tzu

When planning your renovation, accessory building or dream home it is important to set goals and priorities. Start first with making the decision to remodel or build. That is the difference between a wish (dream) and a goal. A decision is required to start and has a deadline. A wish is transformed into a goal when you simply glue a date onto it. A goal has a date associated with it, and in order to make it happen by that date you have to do certain things -- in a certain order. So you develop a plan to get you from here to there, and each step has certain things that need to be done to complete it. So whether you want to build or create a working set of drawings for prices – set some goals.

Setting goals that you can look to will help fine tune your design and get you through the rough spots during the building process. Engage the entire family and have all members agree on this objective so that you can make it fun. There is nothing more disheartening than seeing couples argue during the design/ build process because they have not agreed on why they are actually building or renovating. This is what we call the “divorce dust” syndrome. Write at least three main goals down – what do you want to accomplish.

Next list all the things that you would like to have – your dream list. I personally have a library of magazines, books and articles that I have collected to help me develop my dream house and to assist others. Start a collection of articles, sketches, and photo’s and store them in your dream book. If you can, I would strongly suggest going to the Lower mainland and areas like West Vancouver and find what style and trends turn you on. When creating your dream list, think of homes that you have been in as a child, while on vacation or at friend’s homes. Don’t think about budget or how it will be built. Have all the family members create their own lists and then consolidate them. Slow down and make sure you have written everything down.

You may also want to compile a “never in my lifetime” list of things you could never have in your house. If you are renovating then you may also want to create a list of the things that are not working for you such as space or problems with the lighting, structure or plumbing etc.

Once you have created your dream list, go through it and sort the items that are musts, wants and pipe dreams. Brainstorm together and take a collective approach and learn to understand each family members desires. You will likely find that a lot of the items can be combined or may not be that important after all. Ranking them may also benefit you when trying to work out a budget. Take all the must items and ensure they will help you reach your goal(s). Expand every must in further detail, this is working towards your reality list which can be compared with the “never” or not working lists.

Having a clear vision of what you want and the specifics will greatly assist you in reviewing stock plans or communicating with your designer and or builder. A good designer or architect can help up refine your vision and find economical solutions to achieve your goals. They should be able to channel your ideas not design what they want, which can happen if you are not prepared. You could move into your house and find it’s not at all what you had in mind.

So remember:
1. Decide to start and set some goals.
2. Develop your objective and work as a team.
3. Create your dream list and book.
4. Create a never and or not working list.
5. Compare and refine these lists and confirm they will achieve your goal(s)

If you require assistance in setting your goals and building your list please contact us at info@flywheelbuildingsolutions.com or 250 859 6062.

Flywheel - Okanagan - Not so big house - Sarah Susanka

Last weekend my wife and I decided that we would go check out some of the open houses in Westbank prior to taking the kids to the beach. Our first stop had two homes side by side backing onto a golf course. What caught my attention after the asking price of over $1.3 million! was the size of the homes + 3800 sq ft. I started thinking of the writings of American Architect Sarah Susanka's series of books "The Not So Big House". The average Canadian family is getting smaller and in the Okanagan there is large number of Baby Boomers downsizing as they move to the valley. So why build a big house, especially when you have to clean, heat and cool it. You can see others may be thinking the same with the glut of homes in the 3/4 quarter to one million dollar range.

Sarah educates the reader in the importance of hiring professionals who are trained in looking at the details that make a house a home. She also states that why not build smaller but put that money back into the finishes and truly build a masterpiece set apart from the large stock homes out there. Her design principles lead naturally to building towards sustainability and use of natural products for a healthier home.

If you are thinking of building new or renovating then I strongly suggest reading one or more of her books. http://www.notsobighouse.com

Ken Kunka - Proper design or proper planning

Proper design or proper planning is the key to any successful home building or renovation project. A few extra hours or days spent on the planning side will save you days or months in the construction phase. After getting a general understanding of the regulations of building it is important to understand your ultimate goal - why am I really doing this? Are you renovating to flip or are you thinking long term, maybe even your dream house. Knowing your "why" will get you through the tough times - and there will be tough times no matter what.

When thinking about design you should be thinking about four key elements:

1. Function

Understanding your ultimate purpose of your building project. Is this a long term goal or a quick update and flip? Will this project benefit you financially? Are there different ways to achieve the end result. Should you hire a professional to flesh out your ideas and needs.

2. Form

Mass and shape define form. Mass refers to the volume defined by a structure relative to its surroundings. Mass can be controlled by your surroundings, cost and local regulations. Shape is the composition and complexity of the surface planes. Shape can be controlled by cost and the materials proposed.
-
3. Materials

Both exterior and interior building materials should be selected based on upon their appropriateness for the building type, durability, impact on the environment, climatic conditions, code, cost, availability and the prevailing design and character of the installation.

4. Cost

Establishing a budget and securing proper financing. Knowing who to hire and what type of contracts. Understanding hidden expenses. Establishing a time line.

When to get help?

If you have been collecting articles and magazines but don't know how to put those ideas on paper or if you know little about construction, then seek out the help of a professional designer. If you have problems visualizing 3D form 2D drawings then seek the help of a professional. It is easier and cheaper to change your mind on paper then half way through your building project. Depending on the scale the project you could hire a student designer, draftsperson, contractor or an architect or interior designer. Keep in mind that you may also require the assistance of engineers or specialists depending on your local permit requirements or complexity of project. As a suggestion - if you are thinking of spending over $50,000 on a renovation then hire an engineer and unless your building a simple box home then always retain the services of an engineer. Most building departments have reduced building permit fees when a engineer(s) is on board.

Four other key notes to remember to designing

Investigate, Educate, Communicate and Coordinate.

back to topBuilding in the Okanagan

Construction Budgeting - Contingency Reserve

The Importance Of a Contingency Reserve

Throughout the processes of remodeling, renovating, or building your own home, some homeowners discover unforeseen obstacles or repairs not noticed during the initial home construction. In most cases, a contingency reserve will be needed to help cover unanticipated costs that occur during this crucial time period. A contingency reserve should be considered early in the home construction process as part of a home construction loan.

Before making the final decision on how to remodel or construct your home, you should first consult a contracting company if you have not yet done so. This step is necessary for input on how your contractor can help fit the plans into your budget, which then ties into your contingency reserve. Once you are aware of the total budget, you will know what percentage of your budget should be placed on reserve for unforeseen costs in the future.

Contingency reserves can range anywhere between 5% and 15% of the initial budget of your overall home construction or remodeling plans. These percentage rates coincide with the total home construction loan and also with the overall costs to build. This is necessary to insure that all extra costs, including inaccurate prices, missing items or overdrawn accounts, are covered and paid in full in case emergency usage is required.

Contingency reserves can save most homebuilders money in the long run. If you were to put a certain percentage of your initial budget away for safe keeping and emergency use, when the time came to use the money, you wouldn’t have to wait for the time it would take to go to your loan officer. This saves time, work, and money in the long run because there is no panic about where the money to buy new materials will come from because you’ve already planned ahead.

These contingency reserves are key in establishing and maintaining the construction of new and old homes and should be one of the first steps considered when thinking of building or remodeling any kind of home.

For help in building your budget contact Ken at 250 859 6062 www.flywheelbuildingsolutions.com

HST - CHBA works towards changes

Okanagan - Dimensionally Stable Timber Framing - Tru Dry

Building with or adding a timber frame feature to a new build or renovation is an excellent choice in today's market. However, working with large dimensional lumber can it's problems if not cured correctly. Curing wood timbers is difficult and it usually results in the heart of the timber having high moisture levels. Large timbers will often twist, crack and check in our dry climate over time, which can lead to an appearance that is not visually appealing or to structural problems.

When I saw a Tru-Dry (http://www.fglco.com/trudry.html) presentation at the latest Canadian Home Builders Association South Okanagan regarding a unique drying technique I thought I should pass the information along. This Oregon based company offers the designer and builder an assurance that the timbers being installed will stay more dimensionally stable over time

Tru-Dry offers a clear advantage to builders and home owners seeking the finest timber available -- it's consistent and uniform moisture content. Using advanced, next-generation Radio Frequency Vacuum (RFV) technology Tru-Dry is:

* > dried evenly, to the core of each piece.
* > the most consistently dried timber on the market.
* > the most stable, solid-sawn timber on the market.
* > the leader in quality and appearance.

For more information contact:

Paul Bouchard
BP Wood
PO Box 1029 Penticton BC
250 498 7255
www.bpwood.com

Summerland Economic Outlook - Eric Geritts Homescape Building and Design

On February 18th, 2009 Patrick Murphy of RE/MAX Orchard Country hosted a Summerland Economic Outlook event. I was pleasantly surprised by the large turnout, guest speaker variety and the positive attitude in the room. Newly elected Summerland mayor Janice Perrino capped it off with an energetic and sobering presentation. The presentations avoided the negatives but stressed the realities of the challenges to be faced and an open community effort to kick-start local business.

One of the main speakers was Eric Gerrits, Past President of the Canadian Home Builders Association South Okanagan and owner of Homescape Building and Design. He outlined a bright future for anyone thinking of building of renovating in the next couple of years.

“As a long term resident of Summerland, this is the third economic downturn I have experienced and I have to say, that the Okanagan is always the bright spot in BC’s economic picture during these correction periods. We have an incredible resource specific to the valley in the way of tourism, retirement, inter-provincial migration to our area, and a rapidly growing wine industry that is a huge promotion toll to make people aware that we live in Gods country, we no longer the “best kept secret”. Who wouldn’t wish they could live here after experiencing the best place in Canada while vacationing in Okanagan communities like Summerland.

While housing starts are expected to decline, the renovation market is expected to grow significantly as people decide to make there current residence more comfortable by upgrading windows, re-roofing or creating more square footage for a growing family.

There are many grant programs available by the Provincial, Federal and Utilities plus PST and income tax exemptions and credits. All of these positively impact your comfort and utility bills while increasing the equity in your home. Now is an ideal time to consider these upgrades because now there are skilled tradesmen available that will be only too happy to take on these jobs. However, homeowners must be wary of the underground economy and only use qualified trades people with a track record.

(Flywheel side note – As a municipal inspector I have seen some very scary projects done by DIY’s and unskilled contractors, hire skilled people or assistance and avoid problems. Also check with your local building department regarding permits.)

Every home that is built provides 2.8 person years of employment and produces over $30,000 in spin-offs back into the local economy. Construction accounts for 2.3% of the provincial GDP contributing $3.5 billion to the provincial economy last year alone. It is the largest economic engine in the province and will be a leader on the path to our recovery in BC and local communities like Summerland.

The market has clearly shifted from a sellers to a buyers market and by all accounts 2009 will be the adjustment year.

If you were told in the summer of 2008 that you could:
• Save 20% on the construction value of your project
• Pay 3% less in interest rates
• Complete your project two to three months sooner with higher skilled labour.
Wouldn’t you want to Build or Renovate. Well that is what we have right now!

In this new economic reality, now is the time to consider that project, whether it’s a new deck, a bathroom or kitchen renovation or that new home you’ve always dreamed about. Costs will never be lower, permits never quicker and trade availability will never be better. So don’t miss this opportunity of a lifetime to become a homeowner, and your decision to act now, will provide the stimulus for your local community to continue and grow and prosper. “

Eric Gerrits, RHP
Homescape Building and Design
Summerland
250 – 494 – 9850

Preparing your yard for the new Renovation - Excavating & Landscaping in the Okanagan

This article was provided by Greg Truman of Urban Contracting "Defining the Art of Excavating" www.urbancontracting.ca
250 215 8006

Preparing your yard for the new Renovation.

Left alone, water is one of the most powerful forces in nature. Properly collected, controlled and directed water becomes manageable and predictable. Preparing your yard for that new addition is one of the most critical steps in assuring your investment doesn’t wash away or at the very least settle, shift and crack. A sound foundation is the cornerstone of your project. Companies like Flywheel Building Solutions may be involved in the preconstruction and final finish stages to assist homeowners with all the aspects of the project assuring that any details large or small are being properly reviewed and completed as per the local building codes. Excavating contractors like Urban Contracting or your building contractor are also excellent sources to help you design and properly complete your project. If you’re the kind of homeowner that likes to get involved and assume the roll of the General Contractor here are some steps you should follow;

The first consideration before you start excavating, for the new addition, is reviewing the general layout of your slope around the property and to assess the type of ground conditions or geology of your property. Controlling water runoff or ground water starts with understanding the slope of your property and where you are going to direct the excess water from the new structure. Mother Nature over millions of years has shaped the landscape as we see it today. When we remove the earths natural ability to absorb water in the native soil and replace it with hundreds of square feet of roof we must direct and control the potential deluge of water to locations that are designed to adequately absorb and disperse the water. We do this by directing the water into pipes that flow to drywells or some form of seepage bed located 3 meters or more from your buildings foundation. The Okanagan Valley offers diverse geological soil conditions. Ground conditions will vary from property to property, homeowners can be faced with; bedrock, silt, clay, hardpan, sand, gravel or a combination of all the above. When assessing the degree of slope required to control your surface water the homeowner must consider the size and type of drywells required based on your geological conditions. As an example, a property with a gravel base would require substantially less area to direct and absorb the water V.S. a property with bedrock or hardpan conditions. Again, if you not sure it’s best to consult your contractor, engineer or building inspector for the location and size of the collection system.

Ask yourself these questions; What impact will the new addition have on your existing yard? Will I need to relocate irrigation lines or small plants and shrubs? Is my septic system or drain field in the excavated area? If so, does the septic system still meet the Ministry of Health’s setbacks or usage guidelines? What is the location of your domestic water line? Am I on a community sewer system, Is the pipe near or under the new addition? Do I have an underground or overhead electrical connection, if so, where is it located? What impact will the new roof runoff have on your existing drywell or water collection system? What are my ground conditions? And finally, what will happen with the surface ground water after your addition is complete?

Once you have assessed your property its time to redesign and redirect your surface and ground water to a proper location. It is very important that the foundation for your new addition be kept dry and is capable of dealing with any unexpected water from either underground or surface water. Ground water or surface water that is able to penetrate your footings will over time cause serious damage. Your building will settle and drop creating instability and noticeable damage. To solve the issue, homeowners have the option of using a 4 inch plastic perforated product called “Big O” or a more ridged perforated 4 inch PVC type pipe. The perforated pipe, that allows water to enter quickly, is carefully laid next to the entire length footings and completely covered over by the locally approved drain rock and a filter cloth used to create a barrier between the soil and the clean drain rock to help prevent silt-out or contamination. The pipe is gently sloped along the foundation until it reaches the drywell located at a specific distance from the building.

So, you have completed the required perimeter drainage system and now its time to backfill your new addition. It is recommended that the surface slope of the property be a minimum of 2% from the building allowing surface water to naturally flow away from the building. Some regions or cites have adopted slopes of 7-8% or more. It is also advised the material being used to backfill your structure be compacted by mechanical means. Poor compaction of the surrounding excavation will allow the lose ground to settle and cause low spots allowing water to pool. This pooled water will naturally drain down the side of the concrete wall further settling the un-compacted ground. If not corrected, pooled areas will cause damage to the footings, sidewalks or driveway as the ground continues to settle. Once again, depending on ground conditions and the potential volume of water from the surrounding area, the homeowner should consult their local inspectors or building department for recommended guide lines or suggested slopes. If your land is properly sloped away from the building the perimeter drainage system my never see any water.

The single most neglected item that will cause serious damage to your building and surrounding structures are the roof drains. Remember, you have redirected hundreds or thousands of square feet of land that was previously able to absorb the water naturally and now have it focused to your new roof. If you don’t control or redirect the water to a new location you are allowing high concentrations of water to be distributed to just a few down spouts. If your property is not sloped correctly the water will very quickly find the path of least resistance. This path, leads directly to your footings, under your newly poured sidewalk or freshly paved driveway. We have all visited someone’s home and seen the sidewalk slabs that are misaligned, the retaining wall that looks like it may fall over any day or the driveway that has cracked, shifted or sunk. This damage could be from poor compaction during construction but most likely is from misguided surface water.

The installation of a three or four inch solid PVC piping system connected to all the down spouts on the building is ideal to control and manage any roof water. The PVC pipe is normally run along the side of the building approximately six to twelve inches below the surface. In addition, any large surface areas like your driveway, decks, pool, grass and patios should also be collected and directed to the same drywell or a series of drywells depending on the layout of your property. This new system should not be connected to your perimeter drainage system that was installed for the footings. Find an area away from the building suitable to support the potently large volumes that may occur from rapid runoff in the spring or heavy rainfalls throughout the years.

Now that you have controlled the water in your yard is time to reinstall the irrigation, any additional plants or that new patch that is required to complete your landscaping. Any irrigation located near the building should be monitored and operated manually every few months to assure it has not been compromised. Be aware that newly excavated areas can often settle causing a break in the irrigation system. Although you have just designed the property to deal with surface and underground water a failed irrigation system can cause serous damage to your property.

As a quick recap, I always recommend to my customers that it’s important to control any potential water that may find its way to your footings by installing a proper drainage system, compact your excavation and control your surface ground water by sloping your property to the recommended building code in your area. Control and capture any roof or manmade surface area, including large patches of grass that are not able to naturally absorbed water like the original native soil. If you follow these basic steps you will ad years of value to your home.

Greg Truman
Urban Contracting
www.urbancontracting.ca
info@urbancontracting.ca
Kelowna 250-215-8006
Penticton 250-492-1147
Toll Free 877-290-8006

15% tax credit for renovation projects

OTTAWA–Installing a new furnace this year? Building a deck?

The proposed federal budget offers a temporary new tax credit for your home renovations – provided you do them soon.

The Home Renovation Tax Credit (HRTC) is designed to get Canadians spending now to help create jobs in industries typically hurt by an economic downturn.

The government estimated the total value of the tax credit at about $3 billion, and expects about 4.6 million families to benefit.

Houses, cottages and condominium units owned for personal use are eligible.

Flywheel - Building Okanagan - When do you need an Engineer

I am often asked when should an engineer come on board for a residential project. Unfortunately there is no clear answer. The best solution is to first speak with your local building authority. Some require a soils and structural engineer for anything bigger than a two car garage while other more rural areas have are more willing to do some calculation leg work. A rule of thumb would be to obtain a soils engineer for any type of addition or new build and a structural engineer for anything over $50k in value. It is better to be safe than sorry.

The Association of Professional Engineers and Geoscientists of BC (APEGBC) have created two documents that may offer clarification of when an engineer should be required and who is responsible for what.

Guideline to professional services
Guidelines for Housing

For more information contact

APEGBC
200-4010 Regent Street
Burnaby, BC V6C 6N2
Direct: 604-412-4853 Toll Free: 1-888-430-8035 Ext. 4853
www.apeg.bc.ca

Flywheel - Building - Interest rates drop

This information was forwarded by Laurie Baird of Okanagan Mortgages.com

Below is a Financial Post article regarding the decision of the Bank’s to not pass on the full 75 bps rate cut. Specifically:

“In normal times, financial institutions do better when the central bank lowers the cost of funds, happily passing on cheaper loan rates to consumers to encourage them to borrow more. But when the official rate starts getting closer to zero, the dynamics start to change, as the prime rate that banks charge customers is pushed nearer to their own cost of funds.”

Simply put, we’re in unchartered territory. The BOC rate is at a 50 year low. There’s little data available to see what Bank’s have done in the past under these circumstances. So while many economists suggest a further 50 bps rate cut is going to happen January 20th, there are absolutely no guarantees the Banks will follow. We’re getting to the point where further BOC rate cuts may not have much of an impact in terms of economic stimulus.

Bay Street changes rules of rates game

Eoin Callan and Gary Marr, Financial Post Published: Tuesday, December 09, 2008

Canadian bank executives say the cost of funding in international markets remains extraordinarily high.
Bay Street's profit margins are starting to come under pressure as official interest rates creep closer to zero, prompting retail banks to change the rules of the game so customers pay more.

While the Bank of Canada on Tuesday cut interest rates to the lowest level since the 1950s, the country's five big banks indicated they would no longer march in lock step with the central bank. Instead, Bay Street is keeping the cost of borrowing for consumers more elevated in a bid to protect corporate earnings, passing on only part of the rate cut to customers.

While the decision of Bay Street to pocket part of the Bank of Canada rate cut is seen as good for shareholders and bad for customers, there is less certainty about how it will impact wider demand, partly because there are few historical precedents.

"We just don't have much experience with this," said an official at the Federal Reserve who has studied how financial institutions behave when central banks cut rates close to zero.

The central banker said data were limited but suggests retail banks remain willing to lend even when official rates fall near zero, as they tend to find ways to protect profit margins on loans.

In normal times, financial institutions do better when the central bank lowers the cost of funds, happily passing on cheaper loan rates to consumers to encourage them to borrow more. But when the official rate starts getting closer to zero, the dynamics start to change, as the prime rate that banks charge customers is pushed nearer to their own cost of funds.

This was key to Tuesday's decision by RBC, TD, Scotiabank, BMO and CIBC to cut their prime rate by 50 basis points instead of the full Bank of Canada cut of 75 basis points, according to people in the industry.

Joan Dal Bianco, vice-president of real estate-secured lending with TD Bank, said it would have left the bank without a profit if the full rate cut had been passed on to customers with variable products tied to prime.

"We are still trying to earn something on this stuff. This has been quite the roller-coaster ride and it has not been too hot on the mortgage front. We just can't take on the whole 75-point cut," Ms. Dal Bianco said.

Nancy Hughes-Anthony, head of the Canadian Bankers Association, acknowledged the decision to break step with the Bank of Canada created a public-relations challenge for Bay Street.

But she said: "The banks are still borrowing in a very volatile marketplace. The Bank of Canada rate is only one component of their cost of funding, and while the cost of borrowing in international markets has come down a bit, it is still higher than before the crisis."

John Aiken, an analyst at Dundee Securities, said banks were "starting to see margin compression" as the central bank cut rates to 1.5% from 2.25%, while banks reduced their prime lending rate to 3.5% from 4%.

"The new loans that are being put in the books are arguably at a less profitable rate," he said.

Vince Gaetano, a vice-president with Monster Mortgage, said he expects pressure will start to mount on the banks in the coming weeks to reduce prime further.

"That's what happened the last time they tried to resist rate cuts," he said.

This willingness to pass on rate cuts is critical to determining the ability of the Bank of Canada to stimulate the economy in the midst of a downturn.

The central bank's own research shows "it is the real rate of interest that is most relevant" to the purchasing decisions of households, and that it can "influence demand only to the extent that adjustments to the [official] interest rate feed through to the real interest rate.

Flywheel - Zoning regulations

As discussed in previous articles, when thinking of building you must first consider the rules of the game. All local governments use the BC Building Code but each has it's own set of Zoning and Building Bylaw regulations. A quick count of the jurisdictions from Osoyoos to Vernon would be:
1 - Building Code
12 - Building Bylaws and
over 30 Zoning Bylaws (many Regional Districts have multiple zoning areas which can have different restrictions per zone use and different definitions)

I came across an article in Fine Homebuilding to expresses the grief many designers and builders face in the valley. Although it's American based it touches on a number of areas that I believe need to be cleaned up to smooth the building process and foster sustainable development here in the valley.

Why I hate zoning regulations

Or more specifically, why I hate American zoning regulations

by Mark McInturff

I hate American zoning regulations because they make it illegal for me to work next door to where I live. They also limit what I can design as an architect, how it looks and where it can go. And the problem is hardly limited to suburban Washington, D.C., where I work. All over the country, the patchwork of regulations that has resulted from decades of amendments and overlays is doing more harm than good. Zoning regulations that began in response to health and safety issues during the Industrial Revolution have become a catchall for every sort of specialized concern from traffic management to aesthetic conformity.

Sprawl wastes land and energy

I don’t like what zoning regulations are doing to our land and to our environment. As more and more Americans have pursued the dream of house, yard and car, our communities have spread out, consuming more and more land and requiring more and more roads. No single word regarding land use terrifies the general populace more than “density” (although “traffic” comes in a close second). If density is bad, the argument goes, then more density is worse. Although the argument fails to explain the fear of density, it seems to stem from our midcentury abandonment of the American city.

The opposite of density, however, is sprawl: a smaller number of houses consuming more land, demanding more roads and producing more traffic traveling over greater distances. Perhaps if commuters understood that the hour they spend in the car going to and from work every day is the equivalent of spending six workweeks in their cars every year, they would rethink the joys of sprawl.

By simply using zoning regulations to increase density (decreasing lot size per house), we could shorten commuting distances, create less pollution and consume less land and less energy. While virtually every land planner knows this to be true, the political nature of the zoning process makes it tough to accomplish. Too often, zoning decisions result from input by remarkably vocal and frequently unsophisticated developers, politicians and landowners. Consequently, sprawl goes unchecked, and every year, more land is given over to a landscape littered with houses and roads.

Zoning segregates society

I don’t like what our zoning regulations do to society. In equalizing lot size in any given residential zone, zoning regulations determine the size of the house to be built, its cost and the owners’ income, segregating our society in the process. Our system essentially requires aging couples to leave the community in which they have raised their children in order to downsize their housing as their retirement approaches.

I don’t like what zoning does to our days and to our families. I don’t like the fact that we must leave our homes to go to work. With the number of two-worker families on the rise, the result is less parental involvement in children’s lives and communities empty of adults during the day.

By separating living and working through zoning regulations, we go entirely against the current trend of telecommuting and home offices. Even zoning laws permitting home offices severely limit the number of employees allowed in the office. Again, it’s all about traffic. But does a small office of four people generate more traffic than an active family driving to soccer practices and Girl Scout meetings, or even several teenagers with driving privileges? Furthermore, employees who are commuting to home offices likely are cross-town or reverse commuting, therefore reducing the burden on busy in-and-out commuter routes.

Many jurisdictions now are struggling to find a way to deal with home-office issues, and the answer is not to develop Byzantine restrictions on trips per day or number of deliveries allowed. The solution is to allow more and restrict less. We are not talking about tanneries here, and the general population (including many of my clients) is going to work at home anyway. It’s a movement. It’s not going away, and patchwork zoning regulations will have no effect. While we’re at it, why can’t we create communities that include single people, childless couples or retirees by allowing for a diversity of house sizes through the creation of smaller lots or accessory buildings on existing lots?

Many regulations are poorly written

Poorly conceived or written regulations often have unintended results. In one local jurisdiction, an attempt to limit accessorybuilding sites ended up prohibiting swimming pools. By increasing setbacks for buildings over a certain length, the zoning regulation inadvertently snared swimming pools in the category of accessory buildings. With a single inept move, thousands of single-family lots in an affluent community effectively were prevented from having a swimming pool. When this problem was brought to the attention of the local zoning officials, they replied that it would take county and council approval to revise the unintentional flaw.

In another imprecise zoning regulation, measuring building height to a midpoint between the eave and the ridge would perversely allow a 70-ft. tall pyramid in a zone with 35-ft. height limits.

As communities seek more and more involvement in their planning and design issues, zoning laws are being overlaid with attempts to limit the bulk, the height or even the design of the new structures that are being built. Ironically, many of these new zoning regulations are written in a way that would have prevented the construction of many of the much-admired historic houses that already exist in the same community.

I’d like to see current zoning regulations completely replaced with very general restrictions that are flexible enough to allow for a variety of solutions to any program and site. Limit the bulk by relating building area to lot size (as most commercial zones do), not by arcane formulas for number of stories, measuring points and so on. Limit height with a simple overall dimension, not with averages. Simply put (and it should be simple), let the lot size determine the house size, and let the house size determine the program (whether there can be an apartment or a home office in the building, for instance).

So what's the answer?

It’s perfectly appropriate for communities to want to control growth and protect the environment, but the current trend of tightening controls through band-aid legislation is the wrong way to go. Instead, we need to overhaul the entire system. We need to examine what kinds of communities we really want, which means acknowledging who we really are.

We are a people of great ethnic, economic, age and cultural diversity. We need to build new communities that acknowledge this fact, and we need to transform the old ones as well. We need neighborhoods that create a real sense of community by encouraging walking or biking over driving, by allowing for a mix of living and working situations, by integrating diverse incomes and age groups, and by allowing for a richer range of architectural expression.

Every year, millions of Americans travel to Colonial Williamsburg in Virginia and to other similar places, wishing for a taste of what life was like in colonial times. The lively mixed-use streetscape where the blacksmith’s shop sits next to an upscale house, the variety of building types (shops, houses, barns and sheds), and the engaging mix of formal and informal architecture appeal to us. And yet the most that we seem to learn from the place is what colors colonists painted their houses. We didn’t start out boring; it took a while to get there. Zoning regulations had a lot to do with it.

Mark McInturff is an architect in Bethesda, Maryland.

From Fine Homebuilding 155, pp. 06-10

Flywheel – Building – What are you willing to pay?

How much and how long are two phrases that come up quickly in any building project discussion. The answers to both these questions ultimately depend on how organized you are and how much are you willing to pay. But when I say how much are you willing to pay, I’m talking about more than how big or small your budget is. A large part of having a good build project is how you handle the many emotional facets of each phase of the project. This is particularly important if you are planning to be the project manager.

Embarking on a large build project, even a good one, will be one of the most exciting and taxing experiences on your families emotional limits. I’ve seen many relationships seriously tested and some ended by a project that went too long or over budget. It is not to time to build when you are having issues in your marriage or under extreme pressures from work or family commitments.

To help avoid problems you first need to sit down with your spouse and discuss the budget and how you are going to make payments and how much liquid assets do you have available. If you are counting on investments such as your stocks (if you have any left) to carry you through then you may want talk that one through with a financial advisor. Having a good relationship with your lender and thoroughly understanding your borrowing limits and what their expectations are for the project will also help you avoid many sleepless nights.

Some other items to review to reduce your stress levels and whether you should run your own project are:

Do you and your spouse make a good team or is there conflict when a decision needs to be made.

Who should take the lead, you are your spouse. Stats show that 75% of renovation decisions are by females.

Are you planning to live in the house during your reno (remember the divorce dust syndrome). Will you need to live with your in-laws?

Do you have flexibility in work schedule to run your project.

Do you have enough construction knowledge to run the show and make critical decisions.

Are you good working with others and giving directions.

Are you a good at problem solving and are organized.

Can you hold your tongue in a heated discussion with the builder, trades or inspector.

Can you make more money at your job then what you could taking time off to run your job?

Next step – Getting the right people on the bus.

Flywheel - Better Foundations - Rub-R-Wall Waterproofing

Rub-R-Wall is a liquid-applied single-component rubber waterproofing membrane that can be applied at ambient temperatures down to –15oC on frozen (not icy) substrates to form a seamless, impermeable, non-deteriorating rubber membrane. The membrane provides exceptional adhesion, has excellent inherent strength and is incredibly elastic, allowing for contraction and expansion, easily bridging gaps up to 1/16” wide. Rub-R-Wall can be used in both new construction and retrofit for commercial, industrial or institutional applications.

Some of it's advantages:

• 100% asphalt-free and won’t break down over time like many other products.
• Non-toxic and non-carcinogenic so won’t leach chemicals into the ground or ground water, making it an environmentally friendly choice.
• The membrane resists the attack of fungus, algae and bacteria and maintains its superior performance properties when exposed to chemicals and gases found in the soil.
• The product has a lifetime limited guarantee.
As far as the National Building Code is concerned, Rub-R-Wall meets the intent of Part 5, Section 5.8.2 – Protection from Moisture in the Ground and Part 9, Section 9.13 – Dampproofing, Waterproofing and Soil Gas Control, a copy of which is included with this letter. (Contact your local building authority for further review)

Rub-R-Wall is an excellent product and prevents the passage of water under hydrostatic, dynamic or static pressure and its uses include foundation walls, parking garage decks and ramps, plazas, podiums and pedestrian concourses, elevator shafts, tunnels and bridge decks.

Rub-R-Wall Waterproofing of BC Inc. is also the BC dealer for other Advanced Coatings products including air/vapour barrier, drainage membranes, spray insulation and other products. You can visit their website at www.rubrwallbc.com for further details.

For information or if you would like to discuss using Rub-R-Wall for your projects, please contact:

Bruce H. Gordon
Rub-R-Wall
Waterproofing of BC Inc.
info@rubrwallbc.com
www.rubrwallbc.com
Tel: 604-535-4424
Cel: 604-341-2596

Flywheel - Storage - Secure-Rite

The following information was provided by Lucas Griffin of Secure-Rite Mobile Storage Inc www.secure-rite.com

A few tips to consider when planning for a mobile storage unit.

• Decide what contents you want to place in the unit in order to determine which size you should order:
o We typically recommend a 10ft for 1 bedroom apartments or suites and a 20ft for 2-3 bedroom dwellings.
o When in doubt, go bigger - too much space is better than not enough!
• Determine where you wish to place the unit:
o Pick a location as close as possible to the entrance you will use to load the unit in order to save time and work
o Decide which way you want the doors of the storage unit facing
o It is ALWAYS best to place the unit on your own property
o Units can be placed for short periods of time at the side of City Roads, but a permit must be obtained from the municipality
• Ensure that the delivery truck will have enough room to deliver your storage unit:
o 10ft unit (10’L x 8’W x 8.5’H) requires 10’W by 50’L drop area
o 20ft unit (20’L x 8’W x 8.5’H) requires 10’W by 60’L drop area
o The width of residential streets may be included in above drop areas
• When packing a unit:
o Place heavy contents at the bottom, lighter items on top
o Put items you won’t need at the back of the unit, keep more useful items near the doors
o If possible, leave an aisle down the centre or side of the unit to allow access to most items if you will not be moving the loaded unit
• Once the unit is loaded:
o Place a good lock inside the steel lockbox on the doors
o Keep unit doors shut unless accessing contents
o Unit can be moved off-site for storage if required (extra delivery and storage fees will apply) 

Secure-Rite Mobile Storage provides a range of secure and weatherproof Mobile Storage units. Our new or used containers are available for purchase, lease or rent at competitive prices, and we can deliver anywhere...anytime. When you need to protect your valuables and household items from the risk of damage during a renovation or restoration project, mobile storage is the solution! By having storage on-site, you have all the protection you require with the advantage of instant access to anything you might need. Secure-Rite is committed to providing every one of our customers with clean, well-maintained, esthetically-pleasing storage units. Our mobile containers are a light, neutral colour that blends well into neighbourhood locations and reflects most of the heat from the Okanagan sun.

Our rental rates are very cost-effective:
• 10ft storage unit $110/mth + GST + PST (one month minimum)
• 20ft storage unit $135/mth + GST + PST (one month minimum)
• Empty delivery and pickup: $90 each + GST
• Loaded delivery and pickup: $120 each + GST

Flywheel - Selecting Hardwood Flooring

Courtesy from Phil Taneda of Koeda Hardwood Floors of Kelowna

Selecting the right hardwood floor is sometimes a battle between color and performance. Quite often we do not give enough consideration towards how you need your floor to perform for example in a powder room or laundry room tile or lino seems to make the most sense but in the open floor plan which is the majority of today's home design,breaking up the flow of color can be a conundrum.

For the most part hardwood placed in a small powder room on the main floor seems to be the popular choice. Also another performance consideration is the family pet or young children with heavy traffic use. To counter effect the inevitable we often add distressing to the floor prior to stain and finish giving the floor character along with our wide plank and random width.

Humidity levels also play a key factor when selecting flooring. Having a controlled humidity level is important in the Okanagan and solid hardwood should not be placed below grade and only certain species are suitable for radiant heated floors.

Most consumers are unaware that there is a transformation in attitude taking place with the manufacturers in that green certification and registered wood acquisition is becoming more and more main stream. Such certifications are FSC standing for Forest Stewardship Council or certifications that require an audited chain of custody certificate. These wood products are managed with consideration to sustainability and fair trade practices. There are finishes that have been available for many decades in Europe used on toys and furniture alike that are very environmentally friendly such as our Osmo hardwax oil . These oils are derived from a plant base and have been used in commercial applications such as airports and train terminals. The oil finishes are more flexible as opposed to a standard al/ox polyurethane finish which is hard and brittle. Oils penetrate the surface of the wood as opposed to placing a plastic film over the surface. The advantage of oil is the grain of the wood becomes more prevalent and a deeper more natural look is achieved. The oils are considered environmentally friendly by using a sustainable plant as a base and the VOC content is almost 100% free.

VOC 's are volatile organic compounds these are the nasties that off gas and are placed in a finish to make it flow onto the surface smoothly and decrease the drying time. Green products are available if we choose to use them and in searching for the products we found ourselves looking towards the European market place. Some 3 short years ago no one in North America had heard of an oiled floor. Now after attending the Surfaces Flooring Show almost all manufacturers have some form or another of these products to offer.

Koeda Forest Products have been manufacturing custom wide plank random width hardwood floors for the past 3 years using environmentally friendly finishes right here in Kelowna and a portfolio can be viewed at www.koedawood.com

Ken Kunka - Interest rates – Re Laurie Baird – Mortgage Intelligence Inc

Bank of Canada keeps overnight rate target at 3 per cent
OTTAWA – The Bank of Canada today announced that it is maintaining its target for the overnight rate at 3 per cent. The operating band for the overnight rate is unchanged, and the Bank Rate remains at 3 1/4 per cent.
Three major developments are affecting the Canadian economy: the protracted weakness in the U.S. economy; ongoing turbulence in global financial markets; and sharp increases in many commodity prices. The first two developments are evolving roughly in line with expectations in the April Monetary Policy Report. However, commodity prices are continuing to outstrip earlier expectations. This has led to further increases in Canada's terms of trade and real national income, and has altered the outlook for global and domestic inflation.
Although Canadian economic growth in the first quarter was weaker than expected, final domestic demand continues to expand at a solid pace. The economy is judged to have moved into slight excess supply in the second quarter of this year; excess supply is expected to increase over the balance of the year. High terms of trade, accommodative monetary policy, and a gradual recovery in the U.S. economy are expected to generate above-potential growth starting early next year, bringing the economy back to full capacity around mid-2010. Canadian GDP is projected to grow by 1.0 per cent in 2008, 2.3 per cent in 2009, and 3.3 per cent in 2010.
Total CPI inflation over the next year is expected to be much higher than projected at the time of the April Report. Assuming energy prices follow current futures prices over the projection period, total CPI inflation is projected to rise temporarily above 4 per cent, peaking in the first quarter of 2009. As energy prices stabilize and with medium-term inflation expectations remaining well anchored, total inflation is then projected to converge to the core rate of inflation at the 2 per cent target in the second half of 2009. Core inflation is projected to remain well contained and broadly in line with earlier expectations, averaging close to 1.5 per cent through the third quarter of this year and then rising to 2 per cent in the second half of 2009.
The three major developments affecting the Canadian economy pose significant upside and downside risks to the Bank's base-case projection. Weighing the implications of these, the Bank views the risks to its base-case projection for inflation as balanced.
Against this backdrop, the Bank judges that the current level of the target for the overnight rate remains appropriate. The Bank will continue to monitor carefully the evolution of risks, together with economic and financial developments in the Canadian and global economies, and set monetary policy consistent with achieving the inflation target over the medium term.
The Bank's detailed projection for the economy and inflation, and its assessment of risks to the projection, will be published in the Monetary Policy Report Update on 17 July 2008.
Information note:
The Bank of Canada's next scheduled date for announcing the overnight rate target is 3 September 2008.
Laurie Baird
"Your Mtg Gal leading the way to a better mortgage"
Accredited Mortgage Professional (AMP)
Mortgage Intelligence Inc.
(250) 469-1611
mtggal@telus.net
www.okanaganmortgages.com
Fax (250) 712-0209

Ken Kunka - Canadian Government restricts long-term mortgages.

Globe and Mail Update, Reuters
July 9, 2008 at 4:36 PM EDT
OTTAWA — The federal government says it will no longer guarantee 40-year mortgages, one of a handful of measures aimed at guarding against a U.S.-style housing bubble.
The Finance Department said Wednesday in a news release that the government will guarantee no mortgages with durations longer than 35 years. The government also will demand a minimum down payment equal to 5 per cent of the value of the home.
"Today's announcement marks a responsible and measured approach by the government to ensure Canada's housing market remains strong and to reduce the risk of a U.S.-style housing bubble developing in Canada," the Finance Department said.
The government hastened to emphasize that Canada's housing and mortgage markets were performing much better than in the United States.
Canadian housing prices are in line with economic factors such as low interest rates, rising incomes and a growing population and the demand for residential housing remains buoyant at more than 200,000 housing starts a year, it said.
The percentage of bank mortgages in arrears is also stable at 0.27 per cent, the lowest levels experienced since 1990 and well below the highs of 0.65 per cent in 1992 and 1997.
"The historically prudent and cautious approach taken by Canadian financial institutions to mortgage lending, combined with a sound supervisory regime, has allowed Canada to maintain strong and secure housing and mortgage markets," it said.
It nonetheless noted "accelerated financial innovation" in the mortgage markets since the fall of 2006, for example, allowing loans up to 100 per cent of the value of the house and increasing amortization periods to 40 years from 25 years.
The government will now require a consistent credit score for mortgages it backs, and a minimum level of loan documentation standards to ensure evidence of the reasonableness of property values and the borrowers' income.
In addition, government guarantees will not be allowed for high-ratio mortgages where amortization is not required in the first few years – e.g., mortgages that begin with interest-only payments.
Finally, it will set a maximum of 45 per cent on a borrower's debt-service ratio – the proportion of gross income that is spent on debt service and housing-related fixed or essential payments.