Contents of Maintenance

Introduction

Context (St. James) Inc. has constructed your suite with quality materials and labour of experienced craftsmen. We have built your suite to the standards of the Ontario Building Code, and in many instances, to a higher standard than the Code. All work is done under our supervision to attain the best possible results for your investment.

A home is one of the last hand-built products left in the world. Once we have assembled the natural and manufactured materials, the components interact with each other and the environment. Although quality materials and workmanship have been used in your suite, it will still require care and maintenance. General homeowner maintenance is essential to providing a quality home for a lifetime.

Homeowner Use and Maintenance Guidelines

We are proud of the condominiums we build and the neighborhoods in which we build. We strive to create long-lasting value. This cannot be achieved unless you properly maintain your suite and all of its components. Periodic maintenance is necessary because of normal wear and tear, the inherent characteristics of the materials used in your suite and normal service required by the mechanical systems. Natural fluctuations in temperature and humidity also affect your suite.

Many times a minor adjustment or repair done immediately saves a more serious, time-consuming, and sometimes costly repair later. Note also that neglect of routine maintenance can void warranty coverage on all or part of your suite. By caring for your new home attentively you ensure your enjoyment of it for years. The attention provided by each homeowner contributes significantly to the overall desirability of the community.

We recognize that it is impossible to anticipate and describe every attention needed for good home care, but we have tried to cover many important details. The subjects covered are listed in alphabetical order. Each topic includes suggestions for use and maintenance. We also provide warranty information and guidelines. This manual may discuss some components that are not present in your suite.

Air Conditioning and Heating System(The Heat Pump)

Homeowner Use and Maintenance Guidelines

Air Conditioning

Air conditioning can greatly enhance the comfort of your suite, but if it is used improperly or inefficiently, wasted energy and frustration will result. These hints and suggestions are provided to help you maximize your air conditioning system.

Your air conditioning system is a part of a whole building system. The heat pump unit is the mechanism that produces cooler air in conjunction with the building chiller unit (Click Here to download the Heat Pump Manual). The air conditioning system also involves everything inside your suite including, for example; drapes, blinds, and windows.

Your suite air conditioning is a closed system, which means that the interior air is continually recycled and cooled until the desired air temperature is reached. Warm outside air disrupts the system and makes cooling impossible. Therefore, you should keep all windows closed. When the air conditioning is operating, the heat from the sun shining through windows with open drapes is intense enough to overcome the cooling effect of the air conditioning unit. For best results, close the drapes or blinds on these windows.

Time is very important in your expectations of an air conditioning system. Unlike a light bulb, which reacts instantly when you turn on a switch, the air conditioning unit only begins a process when you set the thermostat.

For example, if you come home at 6 p.m. when the temperature has reached 90 degrees F and set your thermostat to 75 degrees, the air conditioning unit will begin cooling, but will take much longer to reach the desired temperature. During the whole day, the sun has been heating not only the air in the suite, but the walls, the carpet, and the furniture. At 6 p.m. the air conditioning unit starts cooling the air, but the walls, carpet, and furniture release heat and nullify this cooling. By the time the air conditioning unit has cooled the walls, carpet, and furniture, you may well have lost patience.

If evening cooling is your primary goal, set the thermostat at a moderate temperature in the morning while the suite is cooler, allowing the system to maintain the cooler temperature. The temperature setting may then be lowered slightly when you arrive home, with better results. Once the system is operating, setting the thermostat at 60 degrees will not cool the suite any faster and may result in the damage to the unit and not performing at all.

Adjust Vents

Maximize air -flow by adjusting the vents. Likewise, when the seasons change, readjust them for comfortable heating.

Warranty Guidelines

Non-Emergency

Lack of air conditioning service is not an emergency. Heating and air conditioning contractors in our region respond to air conditioning service requests in the order received.

Heating

Good maintenance of the heat pump can save energy dollars and prolong the life of the unit. Carefully read and follow the attached operation and maintenance manual.

Avoid Overheating

Do not overheat your suite. Over heating may cause damage to some materials. In the beginning, use as little heat as possible and increase it gradually.

Ductwork Noise

Some popping or pinging sounds are the natural result of ductwork heating and cooling in response to air flow as the system operates.

Filter

Remember to change or clean the filter quarterly. A clogged filter can slow airflow and cause cold spots in your suite. Although it takes less than one minute to change the filter, this is one of the most frequently overlooked details of normal heat pump care.

If you have a permanent, washable, removable filter, you need to clean this monthly. Use water only to clean the filter, tap to dry or air dry, and leave unit off for a brief period. Do not use soaps or detergents on the filter.

Furnished Suite

The heating system was designed with a furnished suite in mind. If you move in during the cooler part of the year and have not yet acquired all of your draperies and furnishings, the home may seem cooler than you would expect.

Odour

A new heating system may emit an odour for a few moments when you first turn it on. An established system may emit an odour after being unused for an extended time (such as after the summer months if you do not use air conditioning). This is caused by dust that has settled in the ducts and should pass quickly.

Ventilation Grilles

The ventilation grilles are adjustable. You are responsible for adjusting the dampers in these grilles to regulate the heat flow within the suite. Grilles in the rooms farther away from the heat pump will usually need to be opened wider.

Thermostat

The heat pump will come on automatically when the temperature at the thermostat registers below the setting you have selected. Once the heat pump is on, setting the thermostat to a higher temperature will not heat the suite faster. Thermostats are calibrated to within plus or minus 5 degrees.

Trial Run

Have a trial run early in the fall to test the heat pump. (The same applies to air-conditioning in the spring.) If service is needed, it is much better to discover that before the heating season.

If your unit fails to start:

Warranty Guidelines

Duct Placement

The exact placement of ducts may vary from those positions shown in similar floor plans.

Sounds

Expansion or contraction of metal ductwork results in ticking or popping sounds. While eliminating all these sounds is impossible, Context (St. James) Inc. will correct oil canning within the specified warranty period. (Oil canning occurs when a large area of sheet metal like those found in air ducts makes a loud noise as it moves up and down in response to temperature changes.)

Thermostat

Thermostats are calibrated to plus or minus 5 degrees.

No Heat

No heat situations that occur after business hours should be called into the concierge office. The concierge telephone number will be listed in the Contact Us section of your manual.

Appliances

Homeowner Use and Maintenance Guidelines

Read and follow all manufacturers’ instructions for the use and maintenance of each appliance in your suite and keep them available for reference.

Manufacturer’s Service

If a problem arises with an appliance, call the number(s) provided on the following page. When reporting warranty items to the appliance manufacturer, be prepared to supply the following details:

Registration

Mail warranty registration cards directly to the manufacturer if applicable.

Warranty Guidelines

We ask that you please call the manufacturer directly for any questions concerning appliances provided by Context (St. James) Inc.

Cabinets

Homeowner Use and Maintenance Guidelines

Your selection sheets are your record of the brand, style, and colour of cabinets in your suite. If you selected wood or wood veneer cabinets, expect differences in grain and color between and within the cabinet components due to natural variations in wood and the way it takes stain.

Do not use the handles to hang items on (bags, etc.). This will loosen the doors, and may cause considerable damage to the finish.

Cleaning

Cabinet exteriors and interiors should be cleaned with a mild, soap solution on a clean cloth, and rinsed with clear water. Cabinets should be buffed dry with a soft clean cloth immediately after cleaning. Cabinets should never be cleaned with harsh detergents, abrasive cleaners or steel wool pads. Water should not be allowed to contact cabinet surfaces for more than a few minutes and steam from kettles, etc. should be directed away from cabinet surfaces.

Hinges

If hinges catch or drawer glides become sluggish, a small amount of silicone lubricant will improve their performance.

Moisture

Damage to cabinet surfaces and warping can result from operating appliances that generate large amounts of moisture (such as a crock pot, kettle) too near the cabinet. When operating such appliances, place them in a location that is not directly under a cabinet.

Adjustment

Cabinet doors will require adjustment from time to time, depending on use and wear and tear. If a door is too close or too far away from the cabinet front, the screw at the back of the hinge can be adjusted. If a door is not aligned from side to side with the cabinet edge, the screw toward the front can be adjusted.

Warranty Guidelines

During the Pre-Delivery Inspection we will confirm that all cabinet parts are installed and that their surfaces are in acceptable condition.

Alignment

Doors, drawer fronts, and handles should be level and even.

Operation

Cabinets should operate properly under normal use.

Separations

We will correct gaps between cabinets and the ceiling or cabinets and the walls by caulking or other means if the gap exceeds 1/8 inch (locations behind appliances are exempted from this repair).

Warping

If doors or drawer fronts warp in excess of 1/4 inch within 24 inches, we will correct this by adjustment or replacement.

Wood Grain

Readily noticeable variations in wood grain and color are normal in all wood or wood veneer selections. Replacements are not made due to such variations.

Carpet

Homeowner Use and Maintenance Guidelines

Your selection sheets provide a record of the brand, style, and color of floor coverings in your home. Please retain this information for future reference.

Cleaning

You can add years to the life of your carpet with regular care. Carpet wears out because of foot traffic and dirt particles that get trampled deep into the pile beyond the suction of the vacuum. The dirt particles wear down the fibers like sandpaper and dull the carpet. The most important thing you can do to protect your carpet is to vacuum it frequently. Vacuum twice each week lightly and once a week thoroughly. Heavy traffic areas may require more frequent cleaning. A light vacuuming is three passes; a thorough job may need seven passes. A vacuum cleaner with a beater-bar agitates the pile and is more effective in bringing dirt to the surface for easy removal. Vacuuming high-traffic areas daily helps keep them clean and maintains the upright position of the nap. Wipe spills and clean stains immediately. For best results, blot or dab any spill or stain; avoid rubbing. Test stain removers on an out-of-the-way area of the carpet, such as in a closet, to check for any undesirable effects. Have your carpet professionally cleaned regularly, usually once a year. Some problem conditions that may occur with your new carpet and our suggested remedies are presented below.

Burns

Take care of any kind of burn immediately. First, snip off the darkened fibers. Then use a soapless cleaner and sponge with water. If the burn is extensive, talk with a professional about replacing the damaged area.

Crushing

Furniture and traffic may crush a carpet’s pile fibers. Frequent vacuuming in high-traffic areas and glides or cups under heavy pieces of furniture can help prevent this. Rotating your furniture to change the traffic pattern in a room promotes more even wear. Some carpets resist matting and crushing because of their level of fiber, but this does not imply or guarantee that no matting or crushing will occur. Heavy traffic areas such as halls and stairways are more susceptible to wear and crushing. This is considered normal wear.

Fading

Science has yet to develop a color that will not fade with time. All carpets will slowly lose some color due to natural and artificial forces in the environment. You can delay this process by frequently removing soil with vacuuming, regularly changing air filters in heating and air conditioning systems, keeping humidity and room temperature from getting too high, and reducing sunlight exposure with window coverings.

Filtration

If interior doors are kept closed while the air conditioning is operating, air circulation from the closed room flows through the small space at the bottom of the door. This forces the air over the carpet fibers, which in turn act as a filter, catching particulate pollution. Over time, a noticeable stain develops at the threshold. A certain amount of this condition can also occur around baseboards.

Fuzzing

In loop carpets, fibers may break. Simply clip the excess fibers. If it continues, call a professional.

Pilling

Pilling or small balls of fiber can appear on your carpet, depending on the type of carpet fiber and the type of traffic. If this occurs, clip off the pills. If they cover a large area, seek professional advice.

Rippling

With wall-to-wall carpeting, high humidity may cause rippling. If the carpet remains rippled after the humidity has left, have a professional re-stretch the carpeting using a power stretcher, not a knee-kicker.

Seams

Carpet usually comes in 12-foot widths, making seams necessary in most rooms. Visible seams are not a defect unless they have been improperly made or unless the material has a defect, making the seam appear more pronounced than normal. The more dense and uniform the carpet texture, the more visible the seams will be. Carpet styles with low, tight naps result in the most visible seams. Seams are never more visible than when the carpet is first installed. Usually with time, use, and vacuuming the seams become less visible.

Shading

Shading is an inherent quality of fine-cut pile carpets. Household traffic causes pile fibers to assume different angles; as a result, the carpet appears darker and lighter in these areas. A good vacuuming, which makes the pile all go in the same direction, provides a temporary remedy.

Shedding

New carpeting, especially pile, sheds bits of fiber for a period of time. Eventually these loose fibers are removed by vacuuming. Shedding usually occurs more with wool carpeting than with nylon or other synthetics.

Snags

Sharp-edged objects can grab or snag the carpet fiber. When this occurs, cut off the snag. If the snag is especially large, call a professional.

Sprouting

Occasionally you may find small tufts of fiber sprouting above carpet surface. Simply use scissors to cut off the sprout. Do not attempt to pull it, because other fibers will come out in the process.

Stains

No carpet is stain proof. Although some carpet manufacturers designate their carpet as stain resistant, some substances may still cause permanent staining. These include hair dyes, shoe polish, paints, and India ink. Some substances destroy or change the color of carpets, including bleaches, acne medications, drain cleaners, plant food, insecticides, and food or beverages with strongly colored natural dyes as found in some brands of mustard and herbal tea.

Pretest any spot-removal solution in an inconspicuous area before using it in a large area. Apply several drops of the solution, hold a white tissue on the area, and count to ten. Examine both tissue and carpet for dye transfer and check for carpet damage.

Static

Cooler temperatures outside often contribute to static electricity inside. You can use a humidifier to help control static build-up.

Carpet on Stairs

Purchasers frequently ask about the way carpet is returned at the end of stair treads. Because the carpet is virtually turned back on itself in this type of installation, the backing shows though. This is especially true with dark pile and white backing. There is nothing that can be done to correct this although the condition can be disguised by combing down the pile.

Warranty Guidelines

During your pre-delivery inspection, we will confirm that your carpet is in acceptable condition. We will correct stains or spots noted at this time by cleaning, patching, or replacement. Context (St. James) Inc. will not be responsible for dye lot variations if replacements are made.

Edges

Edges of carpet along moldings and edges of stairs should be held firmly in place. In some areas, metal or other edging material may be used where carpet meets another floor covering.

Seams

Carpet seams will be visible. Context (St. James) Inc. will repair any gaps or fraying within the specified warranty period.

Rippling

If the rippling is excessive, Context (St. James) Inc. will re-stretch your carpet once within the specified warranty period.

Caulking

Homeowner Use and Maintenance Guidelines

Time and weather will shrink and dry caulking so that it no longer provides a good seal. As routine maintenance, check the caulking and make needed repairs. Caulking compounds and dispenser guns are available at hardware stores. Read the manufacturer’s instructions carefully to be certain that you select an appropriate caulk for the intended purpose.

Colored Caulk

Colored caulking is available where larger selections are provided. As with any colored material, dye lots can vary.

Latex Caulk

Latex caulking is appropriate for an area that requires painting, such as along the stair stringer or where wood trim meets the wall.

Silicone Caulk

Caulking that contains silicone will not accept paint; it works best where water is present, for example, where tub meets tile or a sink meets a countertop.

Warranty Guidelines

During the pre-delivery inspection, we confirm that appropriate areas are adequately caulked. It is your responsibility to maintain the caulking.

Ceramic Tile

Homeowner Use and Maintenance Guidelines

Your selection sheets include the brand and color of your ceramic tile.

Cleaning

Ceramic tile is one of the easiest floor coverings to maintain. Simply vacuum when needed. Occasionally, a wet mopping with warm water may be appropriate. Avoid adding detergent to the water. If you feel a cleaning agent is required, use a mild solution of warm water and dishwasher crystals (they will not result in a heavy, difficult-to-remove lather on the grout). Rinse thoroughly. The ceramic tile installed on walls or countertops in your home may be washed with any nonabrasive soap, detergent, or tile cleaner. Abrasive cleaners will dull the finish.

Grout Discoloration

Clean grout that becomes yellowed or stained with a fiber brush, cleanser, and water. Grout cleansers and whiteners are available at most hardware stores.

Sealing Grout

Sealing grout is your decision and responsibility. Once grout has been sealed, ongoing maintenance of that seal is necessary.

Separations

Expect slight separations to occur in the grout between tiles. This grout is for decorative purposes only; it does not hold the tile in place. Cracks in the grout can be filled using premixed grout purchased from flooring or hardware stores. Follow package directions.

Tile around bathtubs or countertops may appear to be pulling up after a time. This is caused by normal shrinkage of grout or caulk and shrinkage of wood members as they dry out. If this occurs, the best remedy is to purchase tub caulk or premixed grout from a hardware store. Follow directions on the container. This maintenance is important to protect the underlying surface from water damage.

Warranty Guidelines

During the pre-delivery inspection we confirm that tile and grout areas are in acceptable condition. We will repair or replace cracked, badly chipped, or loose tiles noted at that time. Context (St. James) Inc. is not responsible for variations in colour or discontinued patterns. New grout may vary in color from the original.

Cracked tiles or cracks appearing in grouting of ceramic tiles at joints or junctions with other materials are commonly due to shrinkage. Context (St. James) Inc. will repair within the specified warranty period, however, we are not responsible for slight color variations in tiles or grout. Any grouting or caulking that is needed after that time is your responsibility.

Condensation

Homeowner Use and Maintenance Guidelines

Condensation on interior surfaces of the windows and frames comes from high humidity within the suite combined with low outside temperatures and inadequate ventilation. Your lifestyle significantly influences these conditions. To minimize high humidity in the unit, make use of exhaust fans in kitchen and bathroom and use air conditioning in summer months.

Warranty Guidelines

Condensation results from a certain lifestyle and Context (St. James) Inc. has no control over this. The warranty coverage excludes condensation.

Countertops

Homeowner Use and Maintenance Guidelines

Use a cutting board to protect your counters. Protect the counter from heat and from extremely hot pans. Use coasters under all glasses, particularly those containing alcohol or citrus juices. Many common foods and drinks contain acids that will etch or dull a stone surface.

Stone Floor Surfaces

Dust mop interior floors frequently using a clean non-treated dry dust mop. Sand, dirt and grit do the most damage to natural stone surfaces due to their abrasiveness. Mats or are rugs inside an entrance will help to minimize the sand, dirt and grit that will scratch the stone floor. Be sure that the underside of the mat or rug is a non-slip surface. Normally, it will take a person about eight steps on a floor surface to remove sand or dirt from the bottom of their shoes. Do not use vacuum cleaners that are worn. The metal or plastic attachments or the wheels may scratch the surface.

Other Surfaces

Clean stone surfaces with a few drops of neutral cleaner, stone soap (available at hardware stores) or a mild liquid dishwashing detergent and warm water. Use a clean rag mop on floors and a soft cloth for other surfaces for best results. Too much cleaner or soap may leave a film and cause streaks. Do not use products that contain lemon, vinegar or other acids on marble or limestone. Rinse the surface thoroughly after washing with the soap solution and dry with a soft cloth. Change the rinse water frequently. Do not use scouring powders or creams; These products contain abrasives that may scratch the surface.

Vanity Top Surfaces

Vanity tops may need to have a penetrating sealer applied. Check with your installer for recommendations. A good quality marble wax or non-yellowing automobile paste wax can be applied to minimize water spotting.

Food Preparation Areas

In food preparation areas, the stone may need to have a penetrating sealer applied. Check with your installer for recommendations. If a sealer is applied, be sure that is non-toxic and safe for use on food preparation surfaces.

Caulking

The caulking between the countertop and the wall, along the joint at the backsplash, and around the sink may shrink, leaving a slight gap. Maintaining a good seal in these locations is important to keep moisture from reaching the wood under the laminates and to prevent warping.

Mitre Joints

The joints on the countertops have been fitted to the closest tolerances possible. Nevertheless, extended exposure of the joints to the dampness or water will result in splitting of the joint and "lifting" of the laminate, and will cause a breakdown of the glue. Damage caused in this way will not be covered under warranty. Please ensure that you keep all mitre joint areas dry.

Warranty Guidelines

During your pre-delivery inspection we confirm that all countertops are in acceptable condition. We repair noticeable surface damage such as chips, cracks, and scratches noted on the Pre-Delivery Inspection list. Repair of surface damage that occurs during or after your move-in is one of your home maintenance responsibilities.

Manufactured Marble

Edges should be smooth and even. Where backsplash joints occur at corners, the top edges should be even within 1/8 inch.

Separation from Wall

Separation of countertops from walls, backsplash, and around sinks results from normal shrinkage of materials. Subsequently caulking will be your home maintenance responsibility.

Doors and Locks

Homeowner Use and Maintenance Guidelines

Some of the doors installed in your home are wood products subject to such natural characteristics of wood as shrinkage and warpage. Due to natural fluctuations of humidity and the use of showers, humidifiers and dishwashers, interior doors may occasionally require minor adjustments.

Bifold Doors

Interior bifolds sometimes stick or warp due to weather conditions. Apply a silicone lubricant to the tracks to minimize this inconvenience.

Clearance

Maintain approximately one-inch clearance below the door to allow for proper return air circulation.

Hinges

You can remedy a squeaky door hinge by removing the hinge pin and applying a silicone lubricant to it. Avoid using oil, as it can gum up or attract dirt. Graphite works well as a lubricant but can create a gray smudge on the door or floor covering beneath the hinge if too much is applied.

Privacy Locks

Keep a duplicate privacy lock key where children cannot reach it in the event a youngster locks him or herself in a room. The top edge of the door casing is often used as a place to keep the key. A small screwdriver or similarly shaped device can open some types of privacy locks.

Locks

Lubricate door locks with graphite or other waterproof lubricant. Avoid oil, as it will gum up.

Slamming

Slamming doors can damage both doors and jambs and can even cause cracking in walls. Teach children not to hang on the doorknob and swing back and forth; this works loose the hardware and causes the door to sag.

Shrinkage

Use putty, filler, or latex caulk to fill any minor separations that develop at mitered joints in door trim. Follow with painting. Panels of wood doors shrink and expand in response to changes in temperature and humidity. Touching up the paint or stain on unfinished exposed areas is your home maintenance responsibility.

Sticking

The most common cause of a sticking door is the natural expansion of lumber due to changes in humidity. When sticking is due to swelling during a damp season, do not plane the door unless it continues to stick after the weather changes. Before planing a door because of sticking, try first applying either a paste wax, light coat of paraffin, or candle wax to the sticking surface. If planing is necessary even after these measures, use sandpaper to smooth the door and paint the sanded area to seal against moisture.

Warping

If a door warps slightly, keeping it closed as much as possible often returns it to normal.

Warranty Guidelines

During the pre-delivery inspection we confirm that all doors are in acceptable condition and correctly adjusted. Context (St. James) Inc. will repair construction damage to doors noted on the Pre-Delivery Inspection list.

Adjustments

Due to normal settling, doors may require adjustment for proper fit. Context (St. James) Inc. will make such adjustments within the warranty period.

Warping

Context (St. James) Inc. will repair doors that warp in excess of normal tolerances within the specified warranty period.

Air Infiltration

No door can be perfectly airtight. Minor drafts are not covered by warranty.

Drywall

Homeowner Use and Maintenance Guidelines

Repairs

Repair hairline cracks with a coat of paint. You can repair slightly larger cracks with drywall compound. To correct a nail pop, reset the nail with a hammer and punch. Cover it with drywall compound, which is available at paint and hardware stores. Apply two or three thin coats. When dry, sand the surface with fine-grain sandpaper, and then paint. You can fill indentations caused by sharp objects in the same manner.

Warranty Guidelines

During the Pre-Delivery Inspection, we confirm that drywall surfaces are in acceptable condition. Touch ups or repainting the entire wall or the entire room is your choice and responsibility. Touch ups will be visible. You are also responsible for custom paint colours or wallpaper that has been applied subsequent to closing. Due to the effects of time on paint and wallpaper, as well as possible dye lot variations, touch-ups are unlikely to match the surrounding area.

Lighting Conditions

Context (St. James) Inc. does not repair drywall flaws that are only visible under particular lighting conditions.

Related Warranty Repairs

If a drywall repair is needed as a result of poor workmanship (such as blisters in tape) or other warranty-based repair (such as a plumbing leak), Context (St. James) Inc. completes the repair by touching up the repaired area with the same paint that was on the surface when the home was delivered. If more than one-third of the wall is involved, we will repaint the wall corner to corner. You are responsible for custom paint colours or wallpaper that has been applied subsequent to closing. Due to the effects of time on paint and wallpaper, as well as possible dye lot variations, the touch-up may not match the surrounding area.

Electrical Systems

Homeowner Use and Maintenance Guidelines

Know the location of the breaker panel; it includes a main shut-off that controls all the electrical power to the suite. Individual breakers control the separate circuits. Each breaker is marked to help you identify which breaker is connected to which major appliances, outlets, or other service. Should a failure occur in any part of your home, always check the breakers in the main panel box.

Breakers

Circuit breakers have three positions: on, off, and tripped. When a circuit breaker trips, it must first be turned off before it can be turned on. Switching the breaker directly from tripped to on will not restore service.

Breaker Tripping

Breakers trip due to overloads caused by plugging too many appliances into the circuit, a worn cord or defective appliance, or operating an appliance with too high a voltage requirement for the circuit. The starting of an electric motor can also trip a breaker.

If any circuit trips repeatedly, unplug all items connected to it and reset. If it trips when nothing is connected to it, you need an electrician. If the circuit remains on, one of the items you unplugged is defective and will require repair or replacement.

Buzzing

Fluorescent fixtures use transformer action to operate. This action sometimes causes a buzzing.

Fixture Location

We install light fixtures as close to the locations indicated on the plans as possible. Moving fixtures to accommodate specific furniture arrangements or room use is your responsibility.

GFI receptacles have a built in element that senses fluctuations in power. Quite simply, the GFI is a circuit breaker. Building codes require installation of these receptacles in bathrooms. Heavy appliances such as freezers or power tools will trip the GFI breaker. Each GFI receptacle has a test and reset button. Once each month, press the test button. This will trip the circuit. To return service, press the reset button. If a GFI breaker trips during normal use, it may indicate a faulty appliance and you will need to investigate the problem. One GFI breaker can control up to three or four outlets.

Do not plug a refrigerator or food freezer into a GFI-controlled outlet. The likelihood of the contents being ruined is high and the warranty does not cover such damage.

Grounded System

Your electrical system is a three wire grounded system. Never remove the bare wire that connects to the box or device.

Light Bulbs

You are responsible for replacing burned-out bulbs other than those noted during your pre-delivery inspection.

Outlets

If an outlet is not working, check first to see if it is controlled by a wall switch or GFI. Next, check the breaker. If there are small children in the home, install safety plugs to cover unused outlets. Teach children to never touch electrical outlets, sockets, or fixtures.

Warranty Guidelines

During the Pre-Delivery Inspection we confirm that light fixtures are in acceptable condition and that all bulbs are working. Context (St. James) Inc.’s warranty excludes any fixture you supplied.

Designed Load

Context (St. James) Inc. will repair any electrical wiring that fails to carry its designed load to meet specifications. If electrical outlets, switches, or fixtures do not function as intended, Context (St. James) Inc. will repair or replace them.

GFI (Ground-Fault-Interrupters)

Context (St. James) Inc. is not responsible for food spoilage that results from your plugging refrigerators or freezers into a GFI outlet.

Power Surge

Power surges are the result of local conditions beyond the control of Context (St. James) Inc. and are excluded from warranty coverage. These can result in burned-out bulbs or damage to sensitive electronic equipment such as TVs, alarm systems, and computers. Damage resulting from lightning strikes is excluded from warranty coverage.

Expansion and Contraction

Homeowner Use and Maintenance Guidelines

Changes in temperature and humidity cause all building materials to expand and contract. Dissimilar materials expand or contract at different rates. This movement results in separation between materials, particularly dissimilar ones. You will see the effects in small cracks in drywall and in paint, especially where moldings meet drywall, at mitred corners, and where tile grout meets tub or sink. While this can alarm an uninformed homeowner, it is normal. In most cases, caulk and paint are all that you need to conceal this minor evidence of a natural phenomenon. Even though properly installed, caulking shrinks and cracks. Maintenance of caulking is your responsibility.

Warranty

Context (St. James) Inc. provides one-time repairs to many of the effects of expansion and contraction.

Gas Fireplaces

Homeowner Use and Maintenance Guidelines

Gas Fireplace

If you ordered this type of fireplace, it is demonstrated during the pre-delivery inspection. Read and follow all manufacturers’ directions.

A slight delay between turning the switch on and flame ignition is normal. The flames should ignite gently and silently. If you notice any deviation from this and any gas smell, immediately shut off the switch and report it to the gas company. Excessive winds can cause a downdraft, which can blow out the pilot, requiring you to re-light it before using the fireplace.

IMPORTANT:
PLEASE REVIEW THE FOLLOWING CAREFULLY

It is normal for fireplaces fabricated of steel to give off some expansion and/or contraction noises during the start up or cool down cycle. Similar noises may occur in your heat pump or hot air ducts, this noise is similar to the sounds you may hear when a car engine cools down.

It is not unusual for your gas fireplace to give off some odour the first few times it is turned on. This is due to the curing of the paint and any undetected oil from the manufacturing process.

If this occurs please ensure that your room is well ventilated - open all doors and windows.

It is recommended that you burn your gas fireplace for at least ten (10) hours the first time you use it. If optional fan kit has been installed, place fan in the "OFF" position during this time.

Children and adults should be alerted to the hazards of the high surface temperatures (even while pilot is lit) of this appliance and should stay away to avoid burns or ignition of clothing.

Warranty Guidelines

Fireplaces are not intended to be the sole heat source in the suite. The fireplace should function properly when the manufacturer’s directions are followed.

Downdraft

Although extremely high winds can result in a downdraft, this condition should be temporary and occasional. We will determine and correct continuous malfunction if caused by a construction or design defect within the specified warranty period.

Glass Doors

During the Pre-Delivery Inspection we confirm that glass fireplace doors, when included with the home, are in acceptable condition.

Water Infiltration

In unusually heavy or prolonged precipitation, especially when accompanied by high winds, some water may enter the home through the chimney flue. The limited warranty excludes this occurrence.

Gas Shut-Offs

Homeowner Use and Maintenance Guidelines

You will find shut-offs on gas lines near their connection to each item that operates on gas. In addition, there is a main shut-off at the meter. We point these out during the Pre-Delivery Inspection. If you suspect a gas leak, leave the suite and call the gas company immediately for emergency service.

Warranty Guidelines

Context (St. James) Inc. will correct any leaks within the specified warranty period.

Hardware

Homeowner Use and Maintenance Guidelines

Doorknobs and locks should operate correctly with little attention. Over time, they may need slight adjustments due to normal shrinkage of the framing. Occasionally, you may need to tighten screws.

Warranty Guidelines

We confirm that all hardware is in acceptable condition during Pre-Delivery Inspection. The warranty excludes repairs for cosmetic damage subsequent to the pre-delivery inspection. Context (St. James) Inc. will repair hardware items that do not function as intended.

Hardwood Floors

Homeowner Use and Maintenance Guidelines

The property manager will provide you with a separate package regarding the care and maintenance of your flooring.

Warranty Guidelines

During the pre-delivery inspection we will confirm that floors are in acceptable condition. We will correct any readily noticeable cosmetic defects listed during the inspection. You are responsible for routine maintenance of the floors.

Separations

Shrinkage will result in separations between the members of laminated hardwood floors. If these exceed 1/8 inch, Context (St. James) Inc. will fill them one time. Context (St. James) Inc. is not responsible for removing excess filler that appears on the surface if the boards expand due to subsequent changes in humidity and expel the filler.

Mirrors

Homeowner Use and Maintenance Guidelines

To clean your mirrors use any reliable liquid glass cleaner or polisher available at most hardware or grocery stores. Avoid acidic cleaners and splashing water under the mirror; either can cause the silvering to deteriorate. Avoid getting glass cleaners on plumbing fixtures as some formulas can deteriorate the finish.

Warranty Guidelines

We will confirm that all mirrors are in acceptable condition during the pre-delivery inspection. Context (St. James) Inc. will correct scratches, chips, or other damage to mirrors noted during the Pre-Delivery Inspection.

Paint and Stain

Homeowner Use and Maintenance Guidelines

Due to changes in the formula for paint (such as the elimination of lead to make paints safer), painted surfaces must be washed gently using mild soap and as little water as possible. Avoid abrasive cleaners, scouring pads, or scrub brushes. Flat paints show washing marks more easily than gloss paints do. Often, homeowners prefer the results obtained by touching up rather than washing.

Stain

For minor interior stain touch ups, a furniture-polish-and-stain treatment is inexpensive, easy to use, and will blend in with the wood grain. Follow directions on the bottle.

Touch Up

When doing paint touch ups, use a small brush, applying paint only to the damaged spot. Touch up may not match the surrounding area exactly, even if the same paint mix is used. When it is time to repaint a room, prepare the wall surfaces first by cleaning with a mild soap and water mixture or a reliable cleaning product.

See also Drywall.

Warranty Guidelines

During your pre-delivery inspection we will confirm that all painted or stained surfaces are in acceptable condition. Context (St. James) Inc. will touch up paint as indicated on the inspection list. You are responsible for all subsequent touch up, except painting we perform as part of another warranty repair.

Touch-Up Visible

Paint touch-up is visible under certain lighting conditions.

Wood Grain

Due to wood characteristics, color variations will result when stain is applied to wood. This is natural and requires no repair. Today’s water-base paints often make wood grain visible on painted trim. Context (St. James) Inc. does not provide corrections for this condition.

Phone Jacks

Homeowner Use and Maintenance Guidelines

Your home is equipped with the rough-in for the telephone jacks as detailed in your Agreement of Purchase and Sale Schedule A. Initiating phone service, additions to phone service, and moving phone outlets for decorating purposes or convenience are your responsibility.

Warranty Guidelines

Context (St. James) Inc. will correct outlets positioned so that a phone cannot be installed due to a cabinet or countertop that is part of the original home.

Context (St. James) Inc. will repair wiring that does not perform as intended from the phone service box into the home. From the service box outward, care of the wiring is the responsibility of the local telephone service company.

Plumbing

Homeowner Use and Maintenance Guidelines

We want to draw your attention to a water-saving regulation that went into effect in January of 1996, which prohibits the installation of toilets that use more than 6 litres (1.32 gallons) of water per flush.

As a result of implementing this standard, flushing twice is occasionally necessary to completely empty the toilet bowl. Even though you flush twice on occasion, rest assured that overall you are saving water and we have complied with the law.

Aerators

Even though your plumbing lines have been flushed to remove dirt and foreign matter, small amounts of minerals may enter the line. Aerators on the faucets strain much of this from your water. Minerals caught in these aerators may cause the faucets to drip because washers wear more rapidly when they come in contact with foreign matter. See also Dripping Faucet.

Cleaning

Avoid abrasive cleansers. They remove the shiny finish and leave behind a porous surface that is difficult to keep clean. Clean plumbing fixtures with a soft sponge and soapy water (a nonabrasive cleaner or a liquid detergent is usually recommended by manufacturers). Then polish the fixtures with a dry cloth to prevent water spots. Care for brass fixtures with a good-quality brass cleaner, available at most hardware stores.

Clogs

The main causes of toilet clogs are domestic items such as disposable diapers, excessive amounts of toilet paper, sanitary supplies, Q tips, dental floss, and children’s toys.

You can usually clear clogged traps with a plumber’s helper (plunger). If you use chemical agents, follow directions carefully to avoid personal injury or damage to the fixtures.

Clean a plunger drain stopper-usually found in bathroom sinks-by loosening the nut under the sink at the back, pulling out the rod attached to the plunger, and lifting the stopper. Clean and return the mechanism to its original position.

Dripping Faucet

You can repair a dripping faucet by shutting off the water, then removing the faucet stem, changing the washer, and reinstalling the faucet stem. The showerhead is repaired the same way. Replace the washer with another of the same type and size. You can minimize the frequency of this repair by remembering not to turn faucets off with excessive force. (Please note that some manufacturers do not use rubber washers.)

Gold or Brass Finish

Avoid using any abrasive cleaners on gold or antique brass fixtures. Use only mild detergent and water or a cleaning product recommended by the manufacturer.

Leaks

If a major plumbing leak occurs, the first step is to turn off the supply of water to the area involved. This may mean shutting off the water to the entire suite. Then contact the property manager immediately.

Low Pressure

Occasional cleaning of the aerators on your faucets (normally every three to four months) will allow proper flow of water. The local water utility controls the overall water pressure.

Marble or Manufactured Marble

Marble and manufactured marble will not chip as readily as porcelain enamel but can be damaged by a sharp blow. Avoid abrasive cleansers or razor blades on manufactured marble; both damage the surface. Always mix hot and cold water at manufactured marble sinks; running only hot water can damage the sink.

Porcelain

You can damage porcelain enamel with a sharp blow from a heavy object or by scratching. Do not stand in the bathtub wearing shoes unless you have placed a protective layer of newspaper over the bottom of the tub. If you splatter paint onto the porcelain enamel surfaces during redecorating, wipe it up immediately. If a spot dries before you notice it, use a recommended solvent.

Running Toilet

To stop running water, check the shut off float in the tank. You will most likely find it has lifted too high in the tank, preventing the valve from shutting off completely. In this case, gently bend the float rod down until it stops the water at the correct level. The float should be free and not rub the side of the tank or any other parts. Also check the chain on the flush handle. If it is too tight, it will prevent the rubber stopper at the bottom of the tank from sealing, resulting in running water.

Stainless Steel

Clean stainless steel sinks with soap and water to preserve their luster. Avoid abrasive cleaners; these will damage the finish. An occasional cleaning with a good stainless steel cleaner will enhance the finish. Avoid leaving produce on a stainless steel surface, since prolonged contact with produce can stain the finish.

Tank Care

Avoid exposing the toilet to blows from sharp or heavy objects, which can cause chipping or cracking. Avoid abnormal pressures against the sides of the tank. It is possible to crack the tank at the points where it is attached to the bowl.

Warranty Guidelines

During the pre-delivery inspection we will confirm that all plumbing fixtures are in acceptable condition and that all faucets and drains operate freely.

Cosmetic Damage

Context (St. James) Inc. will correct any fixture damage noted on the inspection list. Repairing chips, scratches, or other surface damage noted subsequent to the inspection list is your responsibility.

Leaks

Context (St. James) Inc. will repair leaks in the plumbing system. If a plumbing leak caused by a warranted item results in drywall or floor covering damage, Context (St. James) Inc. will repair or replace items that were part of the suite as originally purchased. We do not make adjustments for secondary damages (for example, damage to wallpaper, drapes, and personal belongings). You would have to go through your Home Insurance for these items.

Noise

Changes in temperature or the flow of the water itself will cause some noise in the pipes. This is normal and requires no repair. Context (St. James) Inc. will repair persistent water hammer.

Rough Carpentry

Warranty Guidelines

Some floor and stair squeaks are unavoidable. Although Context (St. James) Inc. does not warrant floor and stair squeaks, a reasonable effort will be made to correct them.

Smoke Detectors

Homeowner Use and Maintenance Guidelines

Cleaning

For your safety, clean each smoke detector monthly to prevent a false alarm or lack of response in a fire. After cleaning, push the test button to confirm the alarm is working.

Warranty Guidelines

Context (St. James) Inc. does not represent that the smoke detectors will provide the protection for which they are installed or intended. You are responsible for obtaining fire insurance.

Ventilation

Homeowner Use and Maintenance Guidelines

Homes today are built more tightly than ever. This saves energy dollars but creates a potential concern. Condensation, cooking odors, indoor pollutants, radon, and carbon monoxide may all accumulate. We provide mechanical and passive methods for ventilating homes. Your attention to ventilation is important to health and safety.

Your daily habits can help keep your home well ventilated:

Proper ventilation will prevent excessive moisture from forming on the inside of the windows. This helps reduce cleaning chores considerably.

Warranty Guidelines

Context (St. James) Inc. guidelines for active components (for example, exhaust fans) are discussed under the appropriate headings (such as electrical systems, heating system, and so on).

Windows, Screens, and Patio Doors

Homeowner Use and Maintenance Guidelines

Contact a glass company for re-glazing of any windows that break. Glass is difficult to install without special tools.

Cleaning

Clean aluminum metal surfaces with warm, clear water. Do not use powdered cleaner. After each cleaning, apply a silicone lubricant. Clean glass as needed with vinegar and water, a commercial glass cleaner, or the product recommended by the window manufacturer.

Condensation

Condensation on interior surfaces of the window and frame is the result of high humidity within the home and low outside temperatures. Your family’s lifestyle controls the humidity level within your home. If your home includes a humidifier, closely observe the manufacturer’s directions for its use.

Door Locks

Acquaint yourself with the operation of sliding door hardware for maximum security.

Door Tracks

Keep sliding door tracks clean for smooth operation and to prevent damage to the doorframe. Silicone lubricants work well for these tracks.

Weather Stripping

Weather stripping should be examined from time to time. It should not be painted, and rubber and polyethylene products should be lubricated with petroleum jelly to keep them soft. At times replacement of the weather stripping is required.

Warranty Guidelines

We will confirm that all windows and screens are in acceptable condition during the Pre-Delivery Inspection. Context (St. James) Inc. will repair or replace broken windows or damaged screens noted on the inspection list.

Windows should operate with reasonable ease and locks should perform as designed.

Condensation

Condensation on interior surfaces of the window and frame is the result of high humidity within the suite and low outside temperatures. You influence the humidity level within your suite; Context (St. James) Inc. provides no corrective measure for this condition.

Condensation that accumulates between the panes of glass in dual-glazed windows indicates a broken seal. Context (St. James) Inc. will replace the window if this occurs during the warranty period.

Scratches

Context (St. James) Inc. confirms that all window glass is in acceptable condition at the pre-delivery inspection. Minor scratches on windows can result from delivery, handling, and other construction activities. Context (St. James) Inc. will replace windows that have scratches readily visible from a distance of 4 feet. Context (St. James) Inc. does not replace windows that have scratches visible only under certain lighting conditions.

Thermo Seal

A thermo seal failure will be repaired by Context (St. James) Inc. if it is reported in the first year of warranty. Many manufacturers carry an extended warranty for five years (commencing on the date embossed on the seal of your unit). After the first year you may wish to contact the manufacturer. The glass is provided at no cost; however there is usually a charge for delivery and installation.

Wood Trim

Homeowner Use and Maintenance Guidelines

Shrinkage of wood trim occurs during the first two years or longer, depending on temperature and humidity. All lumber is more vulnerable to shrinkage during the heating season. Maintaining a moderate and stable temperature helps to minimize the effects of shrinkage. Wood will shrink less lengthwise than across the grain. Wood shrinkage can result in separation at joints of trim pieces. You can usually correct this with caulking and touch-up painting.

Shrinkage may also cause a piece of trim to pull away from the wall. If this occurs, drive in another nail close to, but not exactly in, the existing nail hole. Fill the old nail hole with putty and touch up with paint as needed. You may prefer to wait until after the first heating season to make any needed repairs at one time when redecorating. See also Expansion and Contraction.

Warranty Guidelines

During the pre-delivery inspection we will confirm that wood trim is in acceptable condition. Minor imperfections in wood materials, including minor tool marks, will be visible and will require no action. Context (St. James) Inc. will correct readily noticeable construction damage such as chips and gouges listed during the Pre-Delivery Inspection.

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