Monday, 2 November 2020

Electric Ambulance

 Hey folks - sorry for the long absence!  Still building the house :-(  Hoping to be in by February.

But came across this article sent by a friend.  This would be an awesome upgrade!

Saturday, 26 October 2019

Time to stop plastic pollution is now!

Those that know me well, know that I  have worked hard to divert the plastics accumulated in my build and daily life, away from the landfills, and into the recycle stream, to do my part to better use these resources and to keep the plastics out of our oceans.
Over the last year I have been following The Ocean Cleanup team as they develop successful technologies to extract the plastic accumulating in our Ocean's Gyres. Earlier this month they advised their first successful capture of ocean plastic in the Pacific.
Today, during a live press conference, they announced a three year secret side project that involved studying the worlds worst polluting rivers (the source of the Ocean's plastics) and developing technologies to clean it up before it enters the ocean.  Today they introduced their new fully autonomous barge, The Interceptor,  that will be deployed in rivers throughout the world that will clean-up virtually all of the plastic flowing past it.   This is phenomenal work!

Friday, 23 March 2018

Plastic - The menace that we all must face

Sorry folks - I have not been very active on this blog while I continue the long process of building my own house (  But I came across this article and felt needed sharing far and wide.

Pacific Plastic Dump Far Larger Than Feared Study

I first became aware of the build up of plastics in the Pacific Ocean back in 2007 after watching some YouTube videos from Captain Charles Moore documenting his trip to the Pacific Gyre (video) .

At the time there was a lot of surface plastic, but the more worrisome issue was the micro plastic that was invading the marine food chain. It was shocking to revisit news of this area and see how much larger the region was compared to 10 years ago.

We all need to do our part to help.  On a previous posting I talked about ensuring I did not throw out ANY plastic.  I am proud to say that I am still about 95% compliant with this commitment.  All plastic I generate at home and even on the construction site is separated and taken to recycling.  I also try to use re-usable bags for the vast majority of my shopping.  The one area I do occasionally fall short is when dining out at fast food locations.  I do not always bag up the plastic to bring home and recycle.  I will try harder!

The medical and science community are now finding micro plastics embedded in us!  This article covers research performed in Belgium that shows these micro plastics consumed are becoming embedded in our flesh.

We all need to do our part and do better.  From reducing the volume of single use plastics to ensuring the plastics we do use are properly recycled at the end of their life span.

Tuesday, 30 August 2016

Primer - Anchoring Framing to Foundation

Hey folks, thanks so much for continuing to visit this blog, even though my activities have been 100% occupied with building and the last article I posted here was all the way back in February. As promised, I intend to post more technical themed articles to this blog and use the project journal on my build site for my day to day thoughts and tribulations on building an energy efficient home.

So, it is time for an article that provides a primer into Anchor Bolts. In the days of old, a concrete placing crew would just embed a 1/2" anchor every 4ft or so and call it a day.

Most dwellings had either small cripple walls placed above the foundation wall or had the floor joist assembly sitting right on top of the sill plate. Both of these were able to easily accommodate the location of the anchor bolt with little effort.

Modern construction has changed a great deal in this regard. In areas of high seismic activity, the location of anchor bolts is critical to meet either the code prescriptive path to seismic rigidity, or an engineered path. For us @, we were forced by the Municipality to upgrade from the Building Code prescriptive path and instead use the prescriptive path laid out in Canadian Wood Council's Engineering Guide For Wood Frame Construction Part C.

In Part C, the requirements for anchor bolts for my region (Lower Mainland BC, Canada) are laid out as follows:

- There must be two bolts minimum per braced wall (seismic) panel

- The bolts must be installed no more than 1.64 ft from each end of a foundation wall

- Bolts must be installed every 7'10"

- 1/2" embedded 4" into the concrete

It is interesting, in contrast, the BC Building Code required 1/2" anchor bolts spaced no more than 5'6" apart (7'10" was allowed but only for 5/8" bolts).

So now, it is critical that prior to your concrete crew coming, all anchor bolt locations are marked out on the form work to comply with the newer seismic regulations. It is also important that the setback from the foundation wall face is identified to ensure that the anchor bolt will miss objects like rimboards (engineered wood) or rim joists (real wood).

For our construction, we had an added level of difficulty surrounding the placement of these bolts. Our design includes a dropped floor assembly that is flush with outside grade in order to meet the requirements of SAFERHome Society. But code still requires that the foundation project 6" above grade (BCBC which results in a concrete foundation stub projecting above the floor surface.

Building code requires the foundation to extend 6" above grade to prevent wood components from rotting.  On a floor assembly that is flush with grade (dropped), this results in a concrete stub extending above the floor.

As my wall framing was then mounted directly to the foundation, it was critical that in addition to meeting the seismic requirements, I also had to ensure that they were placed to miss my wall stud framing. I was about 85% successful in this endeavour. The rest had to be cut off and replaced with drill-in anchors, which my inspector stated would accept for a limited qty.

SO, you have all your anchor bolts embedded at the right locations, lets add the washer and nut and call it a day - right? From a code perspective, you would be right. But there is a best practice when it comes to anchor bolts. I have to thank one of my Home Inspection client's Nikolas for this information.

Turns out that the washer makes a perfect wedge to split the plate apart during an earthquake as the bolt bends under the shear loads exerted by a quake. Who knew??? I reviewed the article that Nikolas sent and written by Howard Cook titled "The importance of Plate Washers"

Howard retrieved the following graph from the Los Angeles Building and Safety department (a group that knows a little bit about earth quakes don't you think!)

You will see that at every point along the graph, that the wall using a plate washer deflected less for a given force when compared to the round cut washer. By introducing a 3" x 3" plate, you are able to better prevent the bolt from bending under shear and preventing the splitting of the sill plate. The mentioned article includes a sketch by Nels Roselund that shows the reactions involved.

Based on this information, we elected to use the 3"x3" plates on The Enclosure but did run into problems on many of the bolt locations. Unless the anchor bolt was dead centre in the 2x4 sill plate, there was not enough room between the sheathing and the bolt or the inside face of the stud and the bolt, to place the plate. SO we used the plates for as many of the bolts as possible and then just the standard washers for the rest.

Just enough room for plate between bolt and sheathing

This bolt was placed too far outboard to slide the plate on.

Howard has also published an article titled Bolting: Attachment Of The Mudsill To The Foundation for those interested in additional reading. Nikolas also forwarded the article QuakeCheck: When the big one comes, will your home be "Safe enough to stay?" which made for a great read to further brush up on this subject and how to address it.

If you have an older home, it may be time to upgrade your anchorage. Is it not worth a few hundred dollars and one day of your weekend to make your family as safe as possible in a seismic event?

Thanks for visiting!

Thursday, 25 February 2016

Mould – The Black Scourge (And how to eradicate it)

As most of those that frequent this blog or my build website know, I am already 2 years into the process of building a house for myself and my wife, by myself, and still have a LONG way yet to go.
With the famous proverb "You can have it Fast, Cheap, and Good - Pick Any Two", I have elected to build cheap and good (actually very good), and therefore, I am far from fast.  Further delays with broken shoulders and bulged discs in lower back, and progress at times has literally been brought to a crawl!  This resulted in a partial structure being exposed to the winter elements because I was unable to proceed fast enough to allow framing and roof completion during summer of 2015.

Now, I have taken great pains to keep this partial structure dry during construction, first with a large overhead tarp (Big Ass Tarp - B.A.T.), and then with smaller tarps closer to the floor deck when the B.A.T. was shredded in a wind storm in Dec 2014.  And generally I have been successful in keeping bulk rain water off the structure.  So imagine my horror last December when I finally installed some construction lighting in the now very dark basement, only to turn the lights on and find I had mould and staining fungi all over my engineered beams.  Quite frankly, I was devastated.  It also did not help that I am allergic to the stuff and started getting chest issues from working in the basement.

Left - Big Ass Tarp (B.A.T.) measured 60' wide x 80' Long    Right - Current Configuration of Smaller Tarps have kept all bulk water off structure.

So what went wrong?  If it did not get wet from rain, why was there an issue?

Well, in all of my careful attention to what was falling from above, I did not focus ANY attention to what was rising from below.

You see, I basically have built my house above a temporary swimming pool. Granted a very shallow swimming pool, but a pool just the same.  The whole structure is built over a crushed gravel base.  Even the footings have a minimum of 6"-8" of consolidated 3/4" crushed rock beneath.  This will provide the drainage plane under the yet to be poured floor slab, and there lies the problem.  There is no concrete floor slab or sub slab poly keeping the moisture within the gravel drainage at bay.  There is a HUGE surface area (approx 1750 sq. ft.) of water that may only be 1/4" deep at times, but that is still a lot of moisture that can evaporate off and create a very high humidity environment in the basement.  Add to this all of the construction moisture present in the still curing foundation walls, the recently poured suspended garage slab, and from the storage of various salvaged wood I used for scaffolding (and therefore exposed to rain and saturated) that was stored in the basement (ironically to dry out).  When I started measuring the humidity after discovering the problem, I was in the very high 80's for RH% and clearly had been so for several months.

Now, realize at the time, that the basement was still very wide open from a ventilation stand point.  There was a 4'x8' door opening in the side of the foundation to service the basement exterior walk up stairs, and there is the stair opening in the floor assembly that will service the interior stairs to the basement.  So air movement was not an issue, but the humidity was still too high.  Add to this the crazy dew-points we have in North Vancouver, and the opportunity for condensation to form on the structure was high.
As an example, photo at right shows ice forming on UNDER side of tarp due to tarp surface cooling below dew-point of ambient exterior air due to night sky radiation.  This was a fully ventilated area.  As you can see in the background, there is no walls.

Do you still believe ventilation is the answer for attic mould???

The next factor is that any engineered wood (like my PSL beams) is more susceptible to wetting.  The glues in these beams readily absorb moisture, as does the heart wood often utilized in the manufacture of engineered wood.  The result was that my beams had reached a fibre saturation moisture content (roughly 32% WM), which is the point needed to inoculate wood for fungi growth. After inoculation, the moisture content only needs to be above 19% for the fungi to continue growing.

So, in the end, it was the humidity from below that bit me, not the moisture falling from the sky above.  So now what?  What are the possible steps to remediate?

Well, I can tell you that in a lot of construction, it would just be covered over with drywall and ignored.  And by rights the structure should be below 19% WM before covering up with drywall so technically the mould would be dormant by then.  But what happens if the humidity in the home is too high for extended periods of time (say there is a bathroom with a shower nearby, or the owner likes indoor plants).  A relative indoor humidity above 70%, for an extended period of time, could lead to the wood wetting up past 19% again.  With my allergies, leaving it was not a good idea, so I set out to remediate it.

I talked with some individuals in the building envelope industry including a group doing an attic mould remediation study.  I also had studied this subject intensively in the past, because as a previously practicing home inspector, I always struggled with the right information and advise to provide clients, when the inspected home had a mouldy attic.  I knew that you had two tasks: First remove the evidence of the fungi contamination, then kill or render dormant the actual fungi spore.  If you only killed off the spore, you would still be left with the staining which would present as a defect to the consumer, but more importantly would not allow you to identify if any new fungi growth occurred in the future, as it would be too hard to spot new staining overtop of the old staining.

The group doing the study recommended a cleaning protocol utilizing one of the following three options:

1) Scrub surface with soap and water
2) Scrub Surface with a mild bleach solution
3) Spray Surface with Concrobium Mold Control (Commercial product - not the stuff you buy in Big Box Stores)

This cleaning protocol was to 'reset' the appearance of the infected product before treating and preventing future fungi growth.

Well, I can report that all three strategies were woefully inadequate on the rough and porous surface of an engineered beam.  1 & 2 may work on a surface like painted drywall or even a real wood surface like a 2x4, but on the engineered wood they were generally ineffective. Photo at left shows a beam after being treated with both the soap & water solution and then a bleach solution.  While the cleaning removed some staining intensity, it is still clearly visible.

I then tried option 3 and sprayed the surface of all beams with the Concrobium Mold Control, which is supposed to have some stain removing capabilities.  In my tests, it was even less effective as the soap and water or bleach solutions at removing the staining.

Photo at right represents the results 48 hours after treatment.  Unfortunately, I did not have a clear 'before' photo but this beam started with substantially less staining than say the beam in the above photos. The staining present after treatment was very similar to the start point prior to treatment.

With all three cleaning protocols a bust, I regrouped and brought out the big gun.  Concrobium also make a product called Mold Stain Remover.  This is a mixture of Sodium carbonate peroxyhydrate (basically granular hydrogen peroxide - used for instance in non bleach cleaners like OxiClean) and Propylene Glycol Diacetate (a solvent, presumably to help allow the cleaner to penetrate past the surface of the material to be cleaned).  Together they pack a punch but generally break down into biodegradable by-products and personal protective gear required for application is minimal.  Rubber gloves are a good idea as it can irritate skin and some form of eye protection is recommended as it does burn if you get any in your eyes.  It also gives off a strong acid like odor when mixed, but this dissipates in less than 24 hours after spraying.

I have now sprayed the product twice in different areas of the basement.  The first time I mixed it with the hottest water out of the tap at our rental suite and all of the crystals generally dissolved.  The second time I specifically measured the temp and brought the starting point down to 100F (max recommended).  But by the time I sprayed, it had cooled to 70F and I found a lot of the crystals on the second application had not dissolved and were still in bottom of mix bucket. So I would be inclined to start with water slightly above 100F, so that after mixing and by the time you load the sprayer you are within the required 80-100F application range.  Also while writing this entry, I re-reviewed the application instructions and now realize you are supposed to add the crystals (part 1) to the warm water FIRST and stir to dissolve BEFORE adding part 2.  I added both together and then stirred on the second application (do not remember what I did on the first), this may have effected the ability for the crystals to fully dissolve in the mixture.  Regardless, the results were extremely impressive!

Photos on left are before treatment with the Mould Stain Remover but remember after treatment with the Mold Control product.  The right photos are after 1 treatment of the Mould Stain Remover. As you can see, the stains are gone on a majority of the surfaces, but there was still locations where the staining was present like the following images.

 What I suspect happened at these locations is that they did not get wet enough for long enough when sprayed.  The instructions state that the surface is to stay saturated for 60 mins.  SO I mixed up a second batch a few weeks later and have now all but eradicated the stains As is shown in the following photos.

Photos at left prior to treatment with the Mould Stain Remover but after previous treatment with Mold Control.  This elimination of the mould staining generally happened in the first 60 minutes after spraying.

But the best example is this spare beam I have sitting on my garage floor.  Photo on left was after using 3% H2O2 which although dimmed stains did not remove them.  Photo on right shows the complete removal of stains with the Concrobium Mould Stain Remover.

So there you have it.  A easy, fast, and relatively affordable method to remove mould stains from engineered wood.  I will now spray all the beams with the Mold Control product to kill or make inert any remaining mould spores and prevent future growth.  I will leave the test beam above untreated so that I can determine how quickly the mould would come back if left untreated.  I have to say, it was a HUGE physiological pick-me-up to walk into the basement after the second treatment and not be able to see any stains remaining.  Now I can count on a healthy basement with no future issues.

Sunday, 22 November 2015

Zero Waste

A walk down Bea Johnson's Path to Sustainable Living.

Life Without A Trashcan: A Look Inside the Zero Waste Home

One year of smart and sustainable living had some pretty, uh, jarring effects.

Bea has managed to reduce her family's garbage YEARLY output to the mason jar.  She does this by generally buying in bulk and using her own glass or cloth containers.

This is truly impressive and a example to try and follow.  While I have reduced the waste, that goes to landfills, in my home to about 2-3 garbage bags a year, I do end up with a LOT of packaging that must be recycled each week.  I will buy her book and try to start incorporating some of her ideas in my lifestyle going forward.