Semi-subterranean Homesick Blues

 Montreal's Plateau Mont-Royal borough has implemented new rules that will sharply curtail the construction of semi-basement or "garden-level" condominiums. 

For the purposes of the bylaw, a garden-level condo is one in which 60 per cent of the living space is located below the level of the sidewalk. This housing type made huge inroads during the go-go construction boom that began in the late 1990s, as builders sought to maximize the number of units they could cram into their buildings while still respecting height limitations.

 In the Plateau, for example, that often meant that buildings could not be taller than the area's triplexes. One strategy might be to build a half storey below the ground, and three stories up, still within the height restriction and conveniently less than four floors.  Another benefit of building fewer than four stories and yet more than three was that Quebec's building code states that buildings with three floors can be built of wood frame, while those measure more than four must be made of poured concrete.

The problem was that a lot of these half basements were pokey and dark, with windows that let in little light and less air. At least, that's what a 2010 Plateau study seemed to indicate. Of 29 proposed  projects, 19 were to be built in high traffic areas where basement windows would offer little natural light, unappealing views and too much noise.

From now on, Plateau semi-basement condos will be permitted only on strictly residential streets and even then builders will have to ensure that windows are set back a minimum of 1.5 metres from the sidewalk. The space between the window and the sidewalk will have to be 60 per cent planted, not paved. Further, the setback from any parking area on the property will be a minimum of two metres.

In most cases, the new rules will mean that promoters will incorporate the semi-basements into their ground-floor units. It might even be that by tweaking the bylaws, the borough will help make the Plateau more attractive to families looking for homes with room for kids to live, sleep and play.

So far, the Plateau stands alone with these new rules, though the Sud-Ouest borough is said to be looking at them with interest. You can read more about it in La Presse.

The Home Inspection, A Vital Step in the Buying Process

 I recently sold a century-old home in the Plateau Mont-Royal to a buyer who opted to do his own home inspection.

It is not something I would ever recommend one of my clients do, but this gentleman, a foreign-trained architect new to Montreal, was not my client. I had no voice in the decision.

The house passed inspection with the usual quirks that one finds in a 100-year-old house that has undergone wave after wave of renovation.

A week after the sale closed, I began receiving calls from the buyer in which he sought basic information about the property. Where is the main water shut-off? Where is the electrical panel? There are three hot water tanks in the basement. How can I tell which of them is actually in use?

Do I look like Mike Holmes?

His were the type of questions that a competent building inspector would have answered on the spot and again in the written report submitted after the inspection.

The buyer opted not to hire a professional inspector.

For my money, the $400 - $600 cost of a pre-purchase inspection is about the best money you'll spend. You'll walk away with a better understanding of how your home is built and what to do to keep it in good shape.

An inspector will look at all of a home's components and systems for signs of trouble. The inspection usually begins on the outside with an overview of the roof, chimney, exterior cladding, foundation, windows and doors. He or she looks for signs of water infiltration, because water, if not kept at bay,  leads to other problems like mold, mildew and rot.

Inside, he or she will check the wiring, plumbing, heating, cooling and ventilation systems. Is the wiring safe? Is the plumbing leaky? How efficient is the furnace? How old is the hot water tank?

Inspectors read things like plaster cracks, uneven floors and interior doors that don't close, looking for signs that a building is moving, sagging or is structurally unsound.

They can spot things like asbestos found in some insulation and in heatproof pipe and furnace coverings, or urea formaldehyde foam insulation, which can give off nasty gases. In some areas, pyrite is a problem. An inspector will look for signs that pyrite has led to heaving in the basement slab and recommend further testing.

Inspectors don't open walls and ceilings. They don't take things apart. They only report on the things that are visible to the dilligent eye.

A good inspector can talk you down when a problem is small or send you scurrying if a problem is severe.

Last year, I had buyers who put a bid on a fixer-upper in Lachine. Only after they had placed their bid did the listing agent mention "Oh, by the way. There's vermiculite insulation in the attic."

Vermiculite is a thing that a vendor should mention up front because some granular vermiculite insulation contains asbestos. If disturbed, asbestos fibres become airborne. Breathing asbestos, not such a good idea. There are two schools of thought when it comes to asbestos. A) Don't disturb it ot B) Have it professionally removed by guys in HAZMAT suits working in a controlled environment.

In this case, the vendor made the declaration late but with an interesting offer.The sale prices is $329,000 and we take care of removing the vermiculite, or the sale price is $289,000 and the buyers take care of the vermiculite themselves.

After some thought, my clients opted for the second option. Their inspector, a true pro, made his way to the attic saying this: "Knowing what I know about this neighborhood and the year this house was built, I would be very surprised if there was asbestos in this attic."

Vermiculite insulation. No asbestos here.

He grabbed a handful and said "Nope, you've got nothing to worry about."

A sample of the vermiculite was sent for lab analysis and came back negative for asbestos. The house had a clean bill of health.

My clients had saved $40,000 on the purchase. They were able to shovel the vermiculite up and dispose of it at their local eco centre without any fear of breathing in asbestos.

I recommend that clients talk to friends, family and co-workers to get names of inspectors. You can also go to the web site of the AIBQ, the Quebec Association of Building Inspectors to find a good candidate.

Whichever way you go, consider the pre-purchase inspection an integral part of the buying process. It is money well spent.