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Halton Region Provider Training Day

September 20, 2005

Section 1Fall Maintenance &

Winterization

www.region.halton.on.caSeptember 20, 2005

Fall Maintenance & WinterizationWith the colder weather approaching many people are beginning to think about getting their properties ready for fall and winter.

The routine maintenance that needs to be done this time of year will help:

• keep your residents comfortable this winter;• save money on the heating bills;• protect your biggest investment, your property.

Routine maintenance tasks are accomplished by on-site staff and/or by a qualified contractor.

The following slides will give you a brief sample of what is required, but remember all of our communities are different withdifferent types of needs.


Trim Back Trees & Hedges & Ground Clearing of Leaves and Debris

• Trimming your trees and hedges at the beginning of fall will improve the appearance of your shrubbery and prevent or correct a safety hazard.

• It is important to completely clean the site prior to the first snow fall.


• Fertilizer provides grass with the nutrients required for the winter when the top layer of grass is dormant but the root systems continue to grow. It also helps your lawn "green-up" faster in early spring.

• All lawns require a fertilizer rich in nitrogen and phosphorus.

• Nitrogen affects the color, rooting and disease resistance of a lawn and a yellowish appearance may signal a nitrogen deficiency.

• Phosphorus is the key for strong roots. It helps roots fight disease better and be more tolerant to extreme elements.

• Potassium is good for stress resistance due to the cold temperatures.

Fertilize Your Lawn in the Fall


Fertilize Your Lawn – OrganicApply 100% granulated organic fertilizer at a rate of 15 lbs. per 1,000 square feet, once in mid-September.

Soil Compaction

This can reduce water penetration and harm the health of a lawn.Aerating soil in late September will allow water and air to get to the roots and the decomposition of thatch. The rate of aerating is 12 holes per square foot with a penetration of 3-3/4” into the soil and a core of ¾” is removed.

After the aerating, perform over-seeding to the lawns. Over-seed with 80% tall fescues and 20% perennial ryegrass.


Store Your Lawnmower CorrectlyHave your staff take care of the grass-cutting after the final cut for the year. Then take a few minutes to properly store your lawnmower in order to easily start it up in the spring.

• Remove all fuel• Replace the gas filter• Clean the air filter housing and air filter• Remove spark plugs and apply a small amount of oil into the cylinder• Inspect spark plug for corrosion • Start your engine to burn off oil• Lubricate the pistons, rings, cylinder walls, the choke and throttle

linkages and apply grease to all the fittings, including the mower deck• Wipe your lawnmower clean of all grass and debris• Store it in a clean, dry area far away from any stove, furnace, water

heater or other appliance that uses a pilot light or can create a spark.


Seal Up Cracks and Gaps and Apply Caulking and Weather-Stripping

To prevent the loss of heat through the perimeter of your structure, apply caulking or weather-stripping wherever necessary.

Both caulking and weather stripping can reduce the flow of cold air in, warm air out and ultimately cut energy costs.

Check the following key areas to inspect for leaks:

• Around door and window frames• Around exterior openings including utility outlets, phone lines, outside

plumbing faucet, vents, fans and around thru-the-wall air conditioner sleeves

• Around heating and/or air conditioning• Around room air conditioners• At corners formed by siding• Openings around drain pipes in bathroom and kitchen


Air Conditioners

Perform proper shut down of AC equipment, as well as identify areas for potential caulking failure.


Inspect Your Roof

• Check shingled roof for signs of minor damage, such as missing, broken, cracked or curling shingles, or bare spots where the granular coating has worn off. Be sure to make the necessary minor repairs now to prevent further damage.

• Check your flat roofs to confirm that the stone ballast has not been shifted and exposing insulation and other roofing material, such as a roofing membrane.

• Check your flat roofs to confirm that the asphalt rolled roofingsystem is not damaged causing exposed roofing membrane.

• While inspecting the roofing system the flashing and valley’s are to be inspected to make sure they are not lifted or missing.


Inspect Your Roof• Check around roof hatches and make sure a proper catwalk is in

place.

• Check for gaps around any venting or roof anchors that puncture through the roofing system.

• For extensive roof repairs, consider having a professional perform the work. However, if your staff are fairly handy and are comfortable climbing the ladder, you should be able to take careof most minor repairs.

• If the damage is extensive, or the shingles or roofing membrane is missing, immediately replace it to prevent more serious damage from occurring.


Inspect Your Roof


Clean and Repair Eavestrough & Downspouts• Dirty, clogged eaves and

downspouts can cause problems during the winter months including flooded basements, as well as damage to your foundation and landscaping.

• Consider installing eaves guards to prevent additional debris from building up.

• If your staff can not do this then you may consider bringing in an outside contractor.


Cleaning of Catch Basins

• Clean all catch basins twice yearly• Remove all debris and sediment• Confirm connecting drain lines are in good condition• Look at the level of the basin and how it joins the

existing asphalt or concrete that surrounds it. • Ensure there isn’t a tripping hazard and a hazard that

can cause damage to vehicles. If it has risen above the surrounding asphalt or concrete, then it is an area that will hold water and not allow it to drain. This water will freeze in the winter and will cause an unsafe condition on site.


Winterization tasks also include the following:

• Clean re-usable furnace filters and change disposable furnace filters monthly

• Perform a furnace and boiler inspection to confirm the units are firing and operating properly

• Check the thermostats

• Adjust timers for exterior or interior lighting and air circulation

• Shut-off and drain outside hose tap(s) and leave them open

• Identify areas that will retain water on the property throughout the year



• Mark speed bumps, identify fire hydrants, identify locations forsnow dumping basically, identify any areas that may be damaged by snow removal services

• Purchase salt or de-icing materials

• Meet and discuss the snow clearing and removal plans with the contractor

• Set up a routine schedule for clearing the snow from the exits of the buildings and ensuring the routes for access including sidewalks are clear and free of ice and snow



• Identify ice damming on the roofs during the previous winter season and have them corrected prior to the new winter season.

• Stoppage of warm air escaping into the attic space of the structure

• Heat loss through the attic is identified by shingled roof sections without snow

• Insulating heating ducts that run in the attic space and by adding additional insulation in the attic will assist in the correction of ice damming

• Inspect for damaged structural wood, wet wood, wet insulation and of course leaks into the structure


Ice Damming

Section 2Successfully Manage Your Capital

Plan


Updating your Capital Plan AnnuallyTo successfully manage your capital plan, you should:

• review your Building Condition Assessment and Capital Reserve Plan annually and update your reserve balance, interest rates, previous years actual expenditures & future years anticipated expenditures.

• complete an annual physical inspection.• identify deficiencies & reason for deficiency existing• review your maintenance plans annually• forward your Board approved 5-year plan to your

Housing Program Administrator


Updating your Capital Plan Annually

What will be our results?• Lower capital and operating expenditures• Development of a detailed 5-year & 25-year plan• Expectancy of building elements will last longer• A well-maintained and safe property• A positive reputation• Less down time of equipment & unexpected emergency

repairs

Section 3Fire Code Update


Ontario Fire Code (OFC) RequirementsFire Separations and Door Closures

Inspection of doors in fire separations

Section 2.2.3.4.Doors in fire separations shall be inspected monthly.

Section 2.2.3.5.Doors in fire separations in occupied buildings shall be checked as frequently as necessary to ensure that they remain closed.

The above sentence does not apply to (a) Doors designed to close automatically in the event of a fire, or(b) Doors for which an approved fire safety plan contains provisions for closing in the event of a fire.



The following Fire Code references refer to "Closures" whichincludes the hardware as well as the door itself.

Damaged closures

Section 2.2.3.1.

Where closures are damaged so as to affect the integrity of their fire-protection rating, the damaged closures shall be repaired so that the integrity of the closures is maintained.Ontario Fire Code (OFC) Requirements Fire Separations and Door Closures



Maintenance of closures

Section 2.2.3.2.

(1) Closures in fire separations shall be maintained to ensure that they are operable at all times by

(a) Keeping fusible links and heat or smoke actuated devices undamaged and free of paint and dirt;

(b) Keeping guides, bearings and stay rolls clean and lubricated;(c) Making necessary adjustments and repairs to door hardware and

accessories to ensure proper closing and latching, and(d) Repairing or replacing inoperative parts of hold-open devices and

automatic releasing devices.



Maintenance of closures

Section 2.2.3.3.(1) Closures in fire separations shall not be blocked or wedged

open.

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