THE INSPECTION - PART IV

The undated inspection report literally whitewashed any purported problems with our basement, or anywhere else in our unit.  The 15% humidity levels in the drywall throughout the unit were considered high, but apparently not too high. A small Danby dehumidifer was placed in our basement to contend with the humidity.  The report did not address the Indoor Air Quality (IAQ) in our unit.  No mention was made about the pungent odour emanating from our basement.

The musty stench coming from our basement is overwhelming, nauseating and is affecting our health and well being.  We will be contacting health inspectors and/or air quality specialists to deal with this problem.

TIES

A few weeks ago my husband contacted a foundation repair company to assess our unit.  This is the same company which had repaired the basement in the unit we used to live in.  The owner of the company stated that he has been in business for over 30 years and would like to remain in business for another 30 years.  We got the message.

Ottawa Citizen Story - Mold

This floor slab problem sounds very familiar.  The floor slab in our unit though is a mere convenience - a floor covering - according to the inspector's report.  He goes on to say that there is nothing that can be done because it's not a foundation problem.

We continue to breathe in toxic air.  

http://www.ottawacitizen.com/Adami+Mould+basement+Ottawa+housing+agrees+move+family/8713165/story.html

THE INSPECTION - PART III

A month after moving into this unit in October, 2010, we experienced a deluge of water pouring through the upstairs bathroom ceiling fan.  After cleaning up this mess, my husband pierced a small hole in the plastic cover of the ceiling fan to redirect any water leakage into a plastic container.  We immediately reported the problem to the co-op.  The Office Co-ordinator assured us that the maintenance man would come by to investigate  — he never did.

On August 17, 2013 the housing inspector assessed the situation via the attic access panel.  Here is his report:

Bathroom exhaust fan duct work has insulation.  The insulation has fallen off.  Condensation inside the duct work is a possibility running down inside the fan which would leak on the toilet.

The exhaust fan duct is directed towards the outside but is not directly vented outside.  This was how the duct was installed upon construction.  The weather hood has a flap that is supposed to open by the exhaust air.  It is not directly connected so the pressure is not strong enough to push the flap open.  That being said, no ill effects.

Recommendation - pull insulation back up the exhaust fan duct or replace with insulated wrap.

We run the bathroom fan for hours after we shower.  There was no mention of black mold in the inspection report.  I find that peculiar because for all these years bathroom humidity exiting through the fan has been going — well — nowhere.  

In July, 2011 a maintenance man checked our upstairs toilet and stated that he would like to install a low-flush toilet with a Styrofoam tank liner to help decrease the sweating on the tank which would drip to the floor.  The co-op didn't follow through.

On November 2, 2011 I forwarded a list of work orders to our Property Manager, which I had resent to the office on August 23, 2011 and on September 13, 2011, containing a work order for the toilet.  We did not hear back from the co-op.

On June 17, 2013, a co-op maintenance man checked our toilet and noted that the fill-valve mechanism was getting stuck and wrote up a work order.  We never heard back from the co-op.

We have staining on the kitchen ceiling underneath the bathroom.  The Property Manager who attended the inspection quickly turned to me and said that our toilet was leaking - that our toilet wasn't caulked.  The inspection report stated that there's a possibility that the seal for the toilet needed replacing.

There have been two bathwall replacements in this unit over the years.  The downstairs ceiling has been opened numerable times as there is no stucco in certain places and rough patching in others.  The ceramic floor which was installed in the bathroom over ten years ago was never sealed.  The grouting between the tiles is cracking and in some places chunks are missing.

The only maintenance that was done in the bathroom before we moved in was a new bathroom sink and that was after we sent the co-op a photo of the massively corroded old sink. 

Perhaps the co-op should look into proper maintenance of their units.  We wait ...

THE INSPECTION - PART II

My husband wrote the above signs on our basement walls not only for us, but for members who will occupy the unit at a later date.  The dryer vent had never been cleaned out prior to our occupancy of this unit; we do this on a regular basis.  We slip the corrugated pipe into our dryer vent and when cleaning time comes, we can readily access this pipe.  This is what slipped out of place when the inspector looked behind the dryer with his flashlight.  Each time I turn on the dryer, this pipe kick starts with air flow within inches from my face.

Three units which have sump pumps have been excavated and proper drainage tiles put into place.  These units did not have cracks in the foundation walls.  Plans are underway to excavate a fourth unit which has a sump pump - again, not because of cracks in the walls, but because of a few cracks in the floor slab.  We have a sump pump in our unit - we have cracks all over the floor slab, some so deep, they are crevices. 

There is no mention in the report of the toxic stench of mold emanating from our basement.   The noxious odour leaves one gasping for air  - yet - our floor slab is a mere convenience - just a floor covering, as the report says, and nothing can be done about it.

Why is this all happening?  Because we have a Human Rights case before the co-op.  The Adjudicator has allowed our case to go forward based on the timing of the forced downsizing and the state of the unit.  The unit according to the co-op has no basement problem - just a little problem with humidity and all of that could be alleviated if I would just connect our dyer vent.   We will endeavour to address our Human Rights case at a Mediation Session set for November 1, 2013.  

The undated inspection report arrived just in time — for the co-op.

 

THE INSPECTION - PART I

 Cracks like these cover our entire basement floor

Today we finally received the report of an inspection of our unit conducted on August 14, 2013.  The report is undated and paints a very rosy picture for the co-op.

The photos shown above are mere cosmetic blemishes according to the report:

The water table can come up and you may see seepage through the cracks, but the slab is not reparable in any way. The slab is not considered foundation.  It is put in for convenience, flooring. 

The report states that the humidity in our basement is mostly caused by our dryer vent, which according to the inspector was unattached.  We did not tape the corrugated pipe to the dryer vent connection as we dutifully clean out the pipes every few months.  The vents had never been cleaned out until we moved into this unit.  The pipe fell out of position when the inspector looked behind our dryer.  The pipe was not disconnected prior to the inspection as I can easily detect a 'wet' clothes smell.

Members of this co-op were overwhelmed with the basement stench and emphatically stated that it was not a 'dryer' smell.  All of them complained of ensuing headaches and couldn't get over the fact that we were living in such a toxic environment.

The moisture level on all three levels in our unit measure 15%, which is considered high.

The recommendation is to 'place a permanent dehumidifier in the unit'.

The company which did the home inspection is the same company  replacing outside decks in our co-op and benefiting from other general maintenance jobs in our co-op.

A Montreal Story

http://coolopolis.blogspot.ca/2012/11/housing-co-ops-and-why-they-fail.html

The answer does not necessarily lie in hiring Property Management - it's oversight on a higher level that is required.