Construction Performance Guidelines - Blanket Ltd · Blanket Home Warranty Ltd’s (BHW) Construction Performance Guidelines are used by BHW to determine whether or not an observed

Construction Performance Guidelines

Purpose of this document… Blanket Home Warranty Ltd’s (BHW) Construction Performance Guidelines are used by BHW to determine whether or not an observed condition is a warrantable defect or not. These guidelines provide advance information to both builders and homeowners as to how BHW will decide disputes about defects in materials and workmanship. A source in the development of these guidelines was the Construction Performance Guidelines of the Tarion Warranty Corporation of Ontario. Blanket Home Warranty Ltd. gratefully acknowledges Tarion’s kind permission to use that publication and thanks Tarion for its assistance here. BHW’s Guidelines offer objective and uniform criteria setting out the minimum performance standards required by BHW in the construction of new homes on the Prairies. In any case where a guideline is not consistent with the provisions of the applicable provincial Building Code, the provisions of that Code shall govern the matter. These Guidelines supplement any guidelines and standards produced by relevant provincial industry associations. These guidelines do not replace manufacturer warranties. These guidelines are designed principally for conventional, wood framed, low rise construction, which is the predominant form of construction on the Prairies.

Scope of these Guidelines… These guidelines deal only with the most common and typical construction issues. The Guidelines describe the minimum acceptable performance criteria that a homeowner should expect and that a builder must satisfy to meet BHW’s warranty requirements. Many of the materials used in construction have natural properties and faults. Colors of materials may vary slightly from samples seen in the show home due to variances among manufacturers or in the manufacturing process. Wood grains and colors may not match in all cases. Many materials will shrink and result in creaks and squeaks. Some of the items refer to specific dimensions to determine if the condition is acceptable or not. If the variation is minor and less than the specified tolerance, BHW will take into consideration if the variance significantly impacts on the performance of the item in question when rendering its decision.

Some Conditions are not covered under your warranty… It is important to note that your warranty is a limited one and that there are some exclusions. BHW excludes from warranty coverage the following items: • weathering, normal wear and tear, deterioration or deflection consistent with normal industry standards; • normal shrinkage of materials caused by drying after construction; • any loss or damage which arises while the Home is being used primarily or substantially for non-residential purposes; • materials, labour or design supplied by an owner; • any damage to the extent that it is caused or made worse by an owner or third party, including; • negligent or improper maintenance or improper operation by anyone other than your builder or its employees, agents or subcontractors, • failure of anyone, other than your builder or its employees, agents or subcontractors, to comply with the warranty requirements of the manufacturers of • appliances, equipment or fixtures, • alterations to your new home, including the conversion of non-living space into living space or the conversion of a dwelling unit into 2 or more units, by anyone

other than your builder or its employees, agents or subcontractors while undertaking their obligations under the Contract, and changes to the grading of the ground by anyone other than your builder or its employees, agents or subcontractors;

• failure of an owner to take timely action to prevent or minimize loss or damage, including the failure to give prompt notice to your builder of a defect or discovered loss or a potential defect or loss;

• any damage caused by insects or rodents and other animals, unless the damage results from non-compliance with the building code by your builder or its employees, agents or subcontractors;

• accidental loss or damage from acts of nature including, but not limited to, fire, explosion, smoke, water escape, glass breakage, windstorm, hail, lightning, falling trees, aircraft, vehicles, flood, earthquake, avalanche, landslide, and changes in the level of the underground water table which are not reasonably foreseeable by your builder;

• bodily injury or damage to personal property or real property which is not part of the Home including bodily injury or damage to personal property caused by mold; • any defect in, or caused by, materials or work supplied by anyone other than your builder or its employees, agents or subcontractors; • changes, alterations or additions made to the Home by anyone after initial occupancy, except those performed by your builder or its employees, agents or

subcontractors as required by BHW or under the construction contract or sales agreement; • contaminated soil; • subsidence or swelling of the soils around a new home or along utility lines, other than subsidence or swelling beneath footings of your home or under driveways or

walkways.

Please note as well that BHW, once you have taken possession of your home, does not complete any work that the builder did not complete as part of the contract. You need to protect yourself at closing through the use of financial holdbacks sufficient to ensure the completion of any outstanding contractual work such as seasonal work.

Table of Contents 1. Interior wall and ceiling finish standards

2. Interior finishing standards

3. Cabinet and countertop standards

4. Flooring standards

5. Floor framing standards

6. Wall framing standards

7. Foundation and basement standards

8. Exterior finishing standards

9. Roofing standards

10. Plumbing standards

11. Electrical standards

12. Interior climate standards

13. Garage and exterior standards

Incomplete, missing or damaged items… BHW cannot stress enough how important it is that you conduct - with your builder - a walk through of your new home to observe and to record on the Possession Certificate items that are missing, incomplete, non-operational or damaged. We call it the PCI, or a Possession Certificate Inspection. Without this written record it may not be possible for BHW to determine if the item is covered by the warranty if a dispute arises, as it will not be clear who caused the damage or malfunction or whether or not the item was missing or incomplete prior to possession.

Condition Acceptable Condition Exclusions Action Remarks

1.1 Cracks in Interior Walls and Ceiling Surfaces

Interior drywall is to be installed to minimize joint, corners and corner bead cracking.

Cracks resulting from normal material shrinkage after construction.

Only warranted cracks are to be repaired and refinished to match original finishes as closely as possible.

Cracks are not unusual especially in corners because of normal building shrinkage. Repairs are at the builder’s discretion.

1.2 Drywall surface blemishes Interior drywall finished surfaces shall be free of blemishes at time of walkthrough (PCI) inspection. Blemishes readily visible from a distance of 6’ away under normal lighting and viewing are not acceptable.

Nail “pops” from normal shrinkage. Damaged areas not noted on the PC form.

Warranted blemishes are to be repaired & refinished to match as closely as possible the original builder applied finish.

1.3 Paint finish is unacceptable A properly painted surface shall be produced where a painted surface is required and is assessed by viewing the surface from a distance of 6’ under normal lighting and viewing position.

Improperly painted surfaces shall be repainted.

Brush marks are acceptable in cut-in areas. Areas repainted shall match original color sheen and texture as closely as possible.

1.4 Uneven ceiling Ceilings shall appear to be uniform when viewed under normal lighting and viewing positions. An isolated sag, bulge or wavy area shall not vary from the plane by more than ¼” over 4 feet.

Undulations caused by normal shrinkage.

Sags, bulges or waves that exceed the standard shall be repaired.

1.5 Water penetration behind ceramic tile surfaces in bathrooms.

Joints between tiles & adjacent surfaces shall prevent water penetration.

Damage caused by improper maintenance & normal use.

Ceramic tile installation not meeting the acceptable condition shall be repaired

Grout joints over time will deteriorate and the owner must inspect these joints at regular intervals & maintain as required.

1.6 Ceiling texture unevenly applied.

A textured ceiling shall appear generally uniform when viewed under normal lighting and viewing positions.

Textured ceilings not meeting standard shall be repaired.

Minor texture variations are to be expected with randomly applied texturing materials.

Interior Wall and Ceiling Finish Standards


2.1 Interior door warped Interior doors shall not warp more than 3/8”.

Doors not meeting the acceptable condition shall be repaired

Minor warping is acceptable as the doors are effected by changes to indoor humidity levels; care should be taken to control indoor humidity to minimize warping.

2.2 Bi-fold and sliding doors come off their tracks

These doors shall operate freely & remain on their tracks with normal usage

Damage resulting from normal use or improper maintenance


These doors often require adjustment to maintain their alignment & hardware may need to be cleaned and oiled all as part of normal maintenance.

2.3 Pocket door rubs These doors shall operate freely and not rub against the framing, casing or doorjamb



These doors often require adjustment to maintain their alignment & hardware may need to be cleaned and oiled all as part of normal maintenance.

2.4 Door rubs on the jamb or does not latch

Doors shall not rub on the jamb and latches shall engage with relative ease.



Seasonal humidity level changes causing wood swelling and some rubbing are acceptable.

2.5 Wood door panel has split Light shall not be visible through cracks in the door panels.

Damage due to normal shrinkage or failure to maintain proper humidity levels


2.6 Gap between door and jamb not uniform

Gap widths on any side may vary. On any side the gap shall be in general visual alignment & a variance shall not exceed twice the narrowest dimension.

Damage due to normal shrinkage


Variations in gap at top of door may be caused by improper telepost adjustment

2.7 Painted door hinges Unless specified differently in the Purchase Agreement hinges may be painted.

Damage to hinges from alterations, deletions or additions by owner

Hinges not meeting the acceptable condition shall be repaired.

Interior Finishing Standards

Interior Finishing Standards (cont’d)


2.8 Stair squeaks Risers and treads shall be free of squeaks caused by loose or inadequately fastened joints.

Squeaks caused by normal shrinkage & normal wear and tear or from failure to maintain proper humidity levels.

Loose or inadequately fastened stair parts shall be repaired.

Homeowner must maintain adequate levels of humidity in the home to prevent excessive material drying.

2.9 Joint quality of interior trim and moldings work.

Joints shall be tightly fitted and in alignment or be filled with compatible materials to achieve the same results. Cracks in excess of 1/16th of an inch not acceptable.

Minor gaps caused by normal shrinkage are acceptable.

Joints not meeting the standard shall be repaired.

2.10 Nailheads and fasteners not properly set or filled.

Theses items shall not protrude above the surface. When set below the surface they may be filled with compatible filler that may be noticeable under normal lighting conditions.

Nailheads and fasteners not meeting the acceptable condition shall be repaired.

This standard is not applicable in unfinished rooms or areas. In cases where the holes created by modern nailers are very small, filling them is not recommended.

Cabinet and Countertop Standards


3.1 Gap between cabinets and ceilings and walls

Where cabinets abut walls and ceilings, visible gaps in excess of 1/8th of an inch are not acceptable.

Damage and gaps due to normal shrinkage.

Cabinets not meeting the accepted condition shall be repaired

It is common to have gaps where cabinets meet different materials. It is common in cold weather for cabinets on exterior walls to appear to have pulled away from the wall when it is the wall that has pulled away from the cabinets – this is not a defect.

3.2 Cabinets do not align up with each other.

Cabinets shall be aligned with adjacent ones to provide a generally uniform appearance when viewed from a normal viewing position.

Damage resulting from abnormal use or improper maintenance

Cabinets not meeting the accepted condition shall be repaired

Cabinet doors can become misaligned during normal operation – normal home maintenance will deal with this.

3.3 Cabinet doors or drawers bind or rub.

Cabinet doors and drawers shall be installed so as not to rub or bind under normal use.

Damage from abnormal use or inadequate maintenance.

Doors and drawers not meeting the acceptable condition shall be repaired.

Cabinet doors can become misaligned during normal operation – normal home maintenance will deal with this

3.4 Laminate countertop has swelled.

Laminate countertops shall not have localized bumps or swells at time of PCI.

Damage from improper maintenance and use.

Countertops not meeting the acceptable condition shall be repaired

Laminate countertops are susceptible to damage caused by standing water and great care must be taken to ensure they are kept free of standing water, especially at joints, sink and faucet openings.

3.5 Countertops are delaminated

The surface of laminate countertops shall not delaminate.

Damage from improper maintenance & use.

Countertops not meeting the acceptable condition shall be repaired.

Countertops can delaminate from excessive heat from appliances and cooking equipment.

3.6 Cracks in countertop surfaces

Countertop surfaces shall be free of cracks at time of PCI.

Damage from improper maintenance and use.

Countertops not meeting the acceptable condition shall be repaired.

Manufactured and solid surface countertops (e.g. marble, granite) can be damaged by impact. Take care when cleaning or servicing to prevent cracking, etc. Sitting or placing heavy loads on them can also lead to cracking.

3.7 Scratches/chips on countertops

Countertops exposed to view shall be free of visible damage at time of PCI when seen under normal viewing and lighting conditions.

Damage from normal usage.

Countertops not meeting the standard shall be repaired.

Countertops are to be maintained as per manufacturer’s directions.

Flooring Standards


4.1 Transition between flooring types not flush

Sudden changes in height between flooring types are acceptable provided the transition is suitable eased.

Repairs shall be made if the acceptable condition is not met

Changes in height are eased by transition strips made of wood, metal or plastic.

4.2 Uneven floor Applied finished flooring shall be installed without noticeable ridges or depressions. Where they exist they shall not vary from the specified plane by more than ¼” within 32”.

Ridges and depressions caused by normal usage, variation of elevation at outside walls caused by differential shrinkage of joists and exterior trim joist

Flooring not meeting the accepted condition shall be repaired.

Care must be taken by the homeowner to follow manufacturer’s maintenance instructions as well as prevent the ponding of water on the floor.

4.3 Finished flooring patterns not aligned with adjacent wall surfaces

Finished flooring shall be installed in general alignment with adjacent walls and variation greater than ½” in 6 feet is not acceptable when visible in a room used for its intended purpose


This does not apply to angled or curved walls or flooring not designed to be aligned.

4.4 Carpet seam is visible Carpet seams shall be installed with the backing tightly fitted in accordance with manufacturer’s specs.

Damaged carpet seams caused by improper maintenance or normal usage

Carpet seams not meeting the accepted condition shall be repaired

Visibility of seams varies with types of carpets and lighting conditions. When backing is tight and a seam is visible this is acceptable. Repairs that involve carpet cutting may create more visible seams

4.5 Carpet is loose or stretched Carpet shall be installed to prevent loosening at edges, separation from its point of attachment and stretching

Damage from normal use, improper maintenance, dampness or condensation

Carpet not meeting the accepted condition shall be repaired.

Carpets should be maintained as per manufacturer’s instructions.

4.6 Carpet has spots and/or fading evident

Carpets shall be free from spots or faded areas

Spots or faded areas due to improper maintenance or normal wear and tear


Repaired areas may be visible as a result of different dye lots and lighting conditions.

4.7 Carpet not uniform in color

Carpets shall be uniform in color, texture and patterns viewed under normal lighting conditions. Carpet pieces in the same room shall have the pile oriented in the same direction. Minor variations in dye lots are acceptable.


Doorways and thresholds are acceptable areas to change pile direction and dye lots.

4.8 Depressions or ridges appear in resilient flooring due to underlay irregularities.

Finished flooring shall be free of any depressions or ridges that exceed 1/8” and that deform the surface of the flooring when viewed under normal lighting and viewing positions.

Visible protrusions shall be repaired.

The ridge or depression measurement is taken as the gap created at one end of a 6” straight edge placed over the depression or ridge with 3” on one side of the item held tightly to the floor.

4.9 Resilient flooring is loose

Resilient flooring shall not come unglued from the substrate.

Damage resulting from improper maintenance


Excessive heat or water can adversely effect the glue joint.

4.10 Resilient flooring joints not tight.

This flooring shall be installed with no visible gaps in joints greater than 1/32” when viewed from a normal lighting and viewing position.

Gaps caused by improper maintenance

Visible gaps shall be repaired in accordance with manufacturer’s instructions

Joint filler recommended by the manufacturer may be used to fill gaps between seams of sheet goods.

4.11 Bubbles appear on vinyl flooring surface

This flooring shall be free of bubbles when viewed under normal lighting and viewing positions.

Bubbles caused by normal wear and tear or improper maintenance


It is acceptable to puncture the vinyl flooring to release the trapped air.

4.12 Yellowing appears on surface of vinyl flooring

This flooring shall be installed in accordance with manufacturer’s instructions.

Yellowing due to improper maintenance, additions deletions or alterations by the homeowner.


The use of inappropriate cleaning chemicals or materials such as vinyl backed carpets can cause discoloration. Direct sunlight over time causes yellowing and is normal.

4.13 Cracks between strips of hardwood

Cracks that remain open in excess of 1/16” over the length of the board are not acceptable.

Cracks resulting from normal material shrinkage & damage caused by improper maintenance or normal wear and tear.

Cracks greater than the accepted condition shall be repaired.

The Homeowner has a responsibility to maintain proper levels of humidity in the home to prevent irreversible damage to boards. The width of the crack shall be measured in both the heating and cooling seasons to determine if a defect or not.

Flooring Standards (cont’d)

Flooring Standards (cont’d)

4.14 Cupping of hardwood boards

Hardwood strip flooring shall be installed without cupping.

Cupping caused by failure to maintain proper humidity levels

Cupping that occurs after the PCI and proven to result from defective materials or labor shall be repaired.

4.15 The surface of one board is higher than the adjacent one

This type of flooring shall be installed to provide a surface with no more than a 2mm variation in height between adjacent boards.

Flooring not meeting the accepted condition shall be repaired

4.16 Wood flooring finish blistered, bubbled or peeled off

Both site applied and factory applied finishes shall not bubble, blister or peel when properly maintained.

Damage caused by improper maintenance or normal use.


4.17 Crowning of hardwood boards has occurred

Hardwood flooring shall be installed without crowning.

Damage caused by improper maintenance, failure to maintain proper humidity levels or to provide adequate ventilation.

Crowning found at time of PCI to be repaired; afterwards homeowner must establish damage was caused by builder

Homeowner has a responsibility to maintain proper humidity levels through humidification, ventilation, air conditioning or de-humidification to prevent irreversible damage. Do not damp mop these floors – follow manufacturer’s directions.

4.18 Broken or loose hard tiles Ceramic/porcelain tiles shall be installed to prevent if from cracking or coming loose from the substrate.

Damage caused by improper maintenance or normal use is EXCLUDED

Flooring not meeting the accepted condition shall be repaired

Slight dye lot variations are acceptable. Slight variations in grout color are acceptable after a repair

4.19 Cracks in grouting Hairline grout cracks are acceptable however missing or loose grout is not.

Cracks resulting from normal shrinkage

Grout not meeting the accepted condition shall be repaired.

Slight variations in grout color are acceptable after a repair

4.20 Grout is not a uniform color in a room

The grout color in a room or defined area shall appear generally uniform in color when viewed under normal lighting and viewing position.

Damage caused by improper maintenance or normal use

Grout color not meeting the accepted condition shall be repaired.

Minor variations in grout color are acceptable

Floor Framing Standards


5.1 Structural column in basement out of plumb

Structural columns shall not be out of plumb more than 1” in 8 feet.

Columns not meeting the accepted condition shall be repaired.

5.2 Floor framing damaged by weather in construction

Joists and subfloor shall be sound and free from damage caused by weathering

Joists and subfloors damaged to the extent they cannot carry the design loads or are rendered unsuitable to accept finished flooring shall be repaired

Discolored OSB does not necessarily identify a warrantable condition

5.3 Loose subfloor Subfloors shall not become loose & no movement shall be felt under normal loads.

Normal shrinkage of materials.

Where subfloor movement is confirmed repairs shall be made

This includes the delamination of plywood subfloors. A sub-floor deflection of 1” in 30 feet is acceptable.

5.4 Floor squeaks Floors shall not squeak under normal loading conditions.

Squeaks from normal shrinkage of materials or failure to maintain proper humidity levels.

Loose connections causing floor squeaks shall be repaired

Low humidity conditions can cause excessive shrinkage resulting in loose floor connections. Acceptable indoor humidity levels must be maintained. A squeak-free floor may not be attainable.

5.5 Finished above grade flooring out of level

Floors shall appear level when viewed from a normal position. A slope tolerance for wood framed floors is 1” in 12 feet when measured between the opposite walls.

Minor slope variance caused by normal material shrinkage.

Floors with slopes more than the stated tolerance shall be repaired.

If a floor is framed with an engineered flooring system, minor slope variations caused by the camber in long spanning joists are excluded.

5.6 Finished floor above grade uneven

Finished floors shall have a tolerance of no more than ¼” in 32”

The area within 16” of exterior walls

Finished floors with a tolerance greater than the accepted condition shall be repaired.

Wall Framing Standards


6.1 Wall is out of plumb. When visible from a normal viewing position, walls shall not be out of plumb by more than 1” in 8 feet.

Walls that exceed the stated tolerance shall be repaired

In general framed walls are to be square level and plumb. Minor variations due to on site conditions are acceptable

6.2 Wall is bowed Any variations shall not be more than ¾” from the specified plane.

Distortions due to normal material shrinkage

Bows that exceed the stated tolerance shall be repaired.

In general framed walls are to be square level and plumb. Minor variations due to on site conditions are acceptable.

6.3 Window glass is scratched Glass surfaces shall not have scratches visible from a distance of 5 feet at time of PCI.

Damage due to normal usage and improper maintenance

Scratched glass noted at time of PCI not meeting the accepted condition shall be repaired

6.4 Window glass is cracked Windows shall be installed so glass does not crack due to unusual stress caused by movement or building settlement.

Damage caused by improper maintenance or normal use

Windows showing stress cracks shall be repaired

6.5 Windows leak when it rains Windows shall not allow water penetration under normal weather conditions if properly closed.

Damage caused by improper maintenance or an Act of God

Defective windows that leak shall be repaired or replaced

Homeowner maintenance is required of the weather stripping, caulking and drain holes. Most times it is not the window that is leaking but water is entering through voids or gaps around the window where attached to the building frame.

6.6 Exterior door warped Doors shall not warp to extent that they are inoperable or cease to be weather resistant. The door to the garage from the house must be maintained to be gas proof.

Damage to a door caused by improper maintenance, or alterations, deletions and additions

Doors not meeting the stated condition shall be replaced.

Exterior doors can warp to some extent caused by temperature variations between inside and outside.

6.7 Exterior door dented These doors shall not be dented at time of CPI

Doors noted on the CPI shall be repaired.

Filling a dent with an appropriate putty is an acceptable repair

Wall Framing Standards (cont’d)

6.8 Exterior door sticks Exterior doors & their hardware shall be installed to operate with minimal binding taking into consideration the weather stripping seal and seasonal changes in humidity

Any alterations, deletions or additions made by the homeowner

Doors and hardware not meeting the accepted condition shall be repaired

Exterior doors can warp to some degree because of temperature differences between inside and outside

6.9 Exterior door will not close completely

Exterior doors shall latch and close securely.

Doors not meeting the accepted condition shall be repaired

Slight pressure may be needed to secure the latch because of the weather stripping. Exterior doors can warp to some degree because of temperature differences between inside and outside

6.10 Exterior door is crooked in the frame

These doors shall have a proper weather seal when closed. The weather stripping must contact the door perimeter.

Damage resulting from normal use


6.11 Exterior door hardware and decorative trim is discolored

Finished on exterior doors may discolor.

There is no warranty for this item

Homeowners must maintain protective coatings and remove discoloration if it occurs as part of maintenance procedures

6.12 Sliding door screens do not stay on track or sliding door does not roll smoothly

Sliding doors and their screens shall slide easily on their tracks & latch securely.



Foundation and Basement Standards


7.1 Efflorescence visible on concrete surfaces

Efflorescence may occur on concrete surfaces.


Efflorescence is a sign that moisture is migrating through the concrete to the surface and this is normal.

7.2 Concrete surface is scaling or flaking

Concrete surfaces shall not disintegrate to the degree that the underlying aggregate is exposed under normal use.

Surface deterioration due to owner applied substances, improper use or lack of maintenance and the build-up of normal dusting of the surface.

Concrete surfaces not meeting the accepted condition shall be repaired.

Cleaning salt or de-icers off of concrete surfaces is part of owner maintenance

7.3 Bare concrete floor in basement is uneven

Concrete floors shall not have bumps or depressions exceeding 1/2” within a 10 foot specified plane. Slopes to internal drains are normal.

Uneven floors not meeting the accepted condition shall be repaired.

7.4 Concrete floor is cracked Cracks exceeding 1/8” are not normal Cracks in excess of the accepted condition shall be repaired

If repairs are necessary the color and texture of repair may not match the existing color. The amount and extent of cracking depends on floor size as concrete will shrink in excess of 1/16” per 10 feet so a 40’ long slab may have an accumulated crack in excess of ¼”.

7.5 Concrete walls are cracked Cracks in excess of 3/16 of an inch unacceptable.

Walls with cracks that exceed the stated condition shall be repaired

Cracks in concrete walls occur normally as part of the drying out process

7.6 Basement wall or floor is damp

Only actual water penetration may be a warrantable condition.


7.7 Foundation wall leaks Foundation walls shall not allow water penetration.

Leakage the result of improper maintenance, grade alterations, an act of God or failure of municipal services.

Water penetration through the foundation wall shall be repaired

The owner must take immediate steps to prevent further damage caused by water penetration and report the loss to their property insurer. Moisture on the inside face of concrete walls may be a climatic condition and not evidence of water penetration.

7.8 Water leakage through basement floor slab

Floor slabs shall not allow water penetration.

Leakage the result of improper maintenance, grade alterations, an act of God or failure of municipal services.

Water penetration though the floor slab shall be repaired

The owner must take immediate steps to prevent further damage caused by water penetration and report the loss to their property insurer.

Exterior Finishing Standards


8.1 Wood, hardboard siding is bowed or wavy

Siding shall be free of bows or waviness when installed to manufacturer’s instructions. Distortion caused by bowed siding the deviation of the bow shall not exceed ¾” from the specified plane.


Siding exceeding the accepted condition shall be repaired.

8.2 Wood or hardboard siding joints not tight

Siding to be installed to manufacturer’s instructions with expansion gaps. Joints to be protected to guard against water penetration.

Damage resulting from normal use. Normal shrinkage of materials.

Siding not meeting the accepted condition shall be repaired.

8.3 Wood siding fasteners have stained the siding

Fasteners shall be corrosion resistant and compatible with the type of siding used.

Siding and fasteners not meeting the accepted condition shall be repaired

There may be some localized staining of siding as the fasteners can be expected to weather, oxidize and discolor with exposure to the elements

8.4 Plywood or veneer siding has delaminated

Plywood and veneer siding shall not delaminate when installed to manufacturer’s instructions.


Siding not meeting the accepted condition shall be repaired

8.5 Vinyl siding is bowed or wavy.

Siding shall be installed to allow for thermal movement and shrinkage of the building and be free of bows and waviness. With distortion caused by bowed siding, the deviation of the bow shall not exceed ¾” from the specified plane.

Siding not meeting the accepted condition shall be repaired

Minor waviness is acceptable

8.6 Vinyl siding trim is loose This trim shall not become detached or displaced from the substrate & be installed to manufacturer’s instructions.

Damage from an act of God

Trim not meeting the accepted condition shall be repaired.

8.7 Water leakage at doors and windows

Openings in exterior walls for doors and windows shall not allow water penetration.

Water penetration from improper maintenance

Openings not meeting the accepted condition shall be repaired.

Exterior Finishing Standards (cont’d)

8.8 Cracks in stucco Stucco on a drain cavity cladding system shall not have unintentional gaps or cracks when viewed from a distance of not less than 20 feet.

Damage from improper maintenance.

Stucco finish not meeting the accepted condition shall be repaired

The color and texture of any repaired areas shall match the existing colors & texture as closely as possible; slight variations in color and texture are acceptable.

8.9 Unsealed gaps between dissimilar cladding materials & penetrations through cladding

Gaps allowing water penetration shall be sealed in accordance with provincial building codes.

Damage from improper maintenance

Cladding not meeting the accepted condition shall be repaired

Gaps between dissimilar materials are needed for movement but must be weather tight.

8.10 Exterior wood trim split This trim can split; cracks visible from 20 feet away under normal viewing conditions or cracks resulting from detachment or displacement are not acceptable.

Cracks from normal shrinkage or damage from improper maintenance

Trim not meeting the accepted condition shall be repaired

8.11 Paint on repaired areas does not match

Repainted areas shall match original finished surface for sheen, color & texture as closely as possible. The area shall be assessed from a distance of 5 feet under normal lighting and viewing position.

Repainted areas not meeting the accepted condition shall be repaired.

Paint, even from the same can, will show a different tint if the area has been exposed to the weather for more than 3 months.

8.12 Exterior paints and stains blister and peel

These products shall not deteriorate to the extent of exposing the substrate beneath. Areas subject to foot traffic are exempt from this requirement.


Paint or stain not meeting the accepted condition shall be repaired.

8.13 Exterior paint & stain faded These products shall not fade or discolor in an uneven or random manner.

Damage resulting from normal use, improper maintenance, alterations, deletions and additions.

Paint or stain not meeting the accepted condition shall be repaired

8.14 Leak in an exterior wall The building envelope shall be constructed to prevent water entry.

Water penetration resulting from improper maintenance or normal use.

Building envelopes not meeting the accepted condition shall be repaired

8.15 Lapped siding is not installed in a straight line

Lap siding shall be installed with each piece in general visible parallel alignment.

Lapped siding not meeting the accepted condition shall be repaired

Roofing Standards


9.1 Leaks due to wind driven rain or snow entering attic through louvers or vents

Attic vents shall be designed to prevent entry of rain, snow and insects.

Rain or snow penetration as an act of God

Defective material or improper vent installation shall be repaired to prevent water penetration.

9.2 Roof or flashing leaks Roofs and their associated flashings shall allow not water penetration under normal conditions.

Water penetration caused by an act of God or lack of maintenance.

Defects allowing water penetration through the roof or by associated flashings shall be repaired.

9.3 Ice build-up (ice dams) on roof

Ice and icicles are normal on a roof. There is no warranty.

9.4 Roof shingles have blown off

Shingles shall be installed to Code and the manufacturer’s instructions.

Shingles blown off by an act of God

Shingles not meeting the accepted condition shall be repaired

9.5 Asphalt shingles not sealed Shingles shall be installed to Code and the manufacturer’s instructions.

Shingles not meeting the accepted condition shall be repaired

9.6 Asphalt shingles either hang over roof edges too much or not enough

Shingles shall overhang roof edges by not less than ½” and no more than 1”.

shingles not meeting the accepted condition shall be repaired

9.7 Roofing nails exposed Roofing nails shall be covered by other shingles or sealing.

Roofing nails not meeting the accepted condition shall be repaired

There will be some roofing nails exposed on ends or meeting points in ridges, and roof hips this is acceptable.

9.8 Standing water on a flat roof

Flat roofs shall be constructed to drain water.

roofs not meeting the accepted condition shall be repaired

Flat roofs are typically slow to drain & should be constructed to handle exposure to standing water for short terms. Some standing water is normal and it should dissipate after several days Some flat roofs are used to hold or store water as an assist to A/C( sun & heat reflection check specific roof design

9.9 Eavestroughs and downspouts leak

These devices shall not leak at joints. These devices not meeting the accepted condition shall be repaired

9.10 Eavestroughs overflow during a normal rain

Eavestroughs shall be installed in accordance with local requirements. They may overflow as a result of converging water flows

Damage from an act of God or improper maintenance

Eavestroughs not meeting the accepted condition shall be repaired

Homeowner shall keep eavestroughs and downspouts free of debris and physical damage that can impede water flows.

9.11 Eavestroughs do not drain completely

Eavestroughs shall generally slope to drains.

eavestroughs not meeting the accepted condition shall be repaired

Some standing water is to be expected. Homeowner shall keep eavestroughs free of debris and physical damage that can impede water flows

9.12 Skylight leaks Skylights shall be installed to manufacturer’s direction and shall not water penetration.

Skylights not meeting the accepted condition shall be repaired

Sky lights produce excessive condensation and may give the appearance of leaks. Condensation drips are not a warrantable defect.

Roofing Standards (cont’d)

Plumbing Standards


10.1 Pipes leak Domestic water supply and drainpipes shall not leak

Damage from improper maintenance, additions deletions or alterations

piping not meeting the accepted condition shall be repaired

Cold water lines may ‘sweat’ and create drips; this is not a warrantable defect.

10.2 Faucet or fixture leaks These devices shall not leak or drip or run on when fully turned off.


Faucets or fixtures not meeting the accepted condition shall be repaired

10.3 Plumbing pipes frozen/burst

Piping shall be protected from freezing as per Code requirements


Plumbing pipes not meeting the accepted condition shall be repaired

Failure to turn off exterior faucets and drain the outdoor faucet is not a warrantable defect.

10.4 Bathtub or shower leaks Bathtubs &n showers shall be installed so they do not leak

Damage from improper maintenance, additions deletions or

Bathtubs & showers not meeting the accepted condition shall be repaired

10.5 Noisy water pipes or “water hammer”

Piping shall be installed as per Code requirements and to minimize effects of water hammer


Piping not meeting the accepted condition shall be repaired

Where metal piping is used there may be some rubbing noises caused by expansion and contraction of pipes as different water temperatures pass through; this is normal and not warrantable.

10.6 Cracking, chipping of porcelain, enamel or fiberglass surfaces

Surfaces exposed to view shall be free of cracks and chips at time of PCI

Damage caused by normal use

Surfaces not meeting the accepted condition shall be repaired

10.7 Toilet takes more than one flush to empty

Toilets shall flush waste material to the drainage system

Damage from improper maintenance or use

Defective installation or products shall be repaired or replaced

Low volume flush toilets often take more than one flush to empty completely – this is normal.

10.8 Sewers, drains or fixtures blocked

Drainage systems & fixtures shall drain wastes without interruption

Drainage blocks caused by owner alterations, improper maintenance or blockages outside the home.

Complete failure is an emergency and repairs shall be done within24 hours by builder. If unable to contact builder & if owner wants reimbursement for repairs, complete documentation including pictures clearly showing the problem must be produced

Electrical Standards


11.1 Electric outlets or switches do not work

Outlets & switches shall be installed as per Code


Outlets & switches not meeting the accepted condition shall be repaired

11.2 Electric fixture does not work

Fixtures supplied by builder shall be installed as per Code and the manufacturer’s instructions


Fixtures not meeting the accepted condition shall be repaired

11.3 Cover plates not flush with wall

Receptacles & switches shall be installed so that cover plates are generally flush with wall


Cover plates not meeting the accepted condition shall be repaired

11.4 Exhaust fan duct terminates in attic or crawl space

Exhaust fans shall be ducted to the exterior in accordance with Code


Exhaust fans not meeting the accepted condition shall be repaired

11.5 Ceiling fan vibrates/is noisy

Ceiling fans shall be installed in accordance with manufacturer’s directions


Ceiling fans not meeting the accepted condition shall be repaired


12.1 Draft felt at electrical outlet Electrical boxes on exterior walls that penetrate the air barrier system shall be installed to prevent air infiltration

Electrical boxes not meeting the accepted condition shall be repaired

12.2 Air infiltration through windows & doors

Windows & doors shall meet the weather tightness rating of the code

Adjust weather stripping and/or hardware to reduce air leakage

Minor air infiltration may occur on windy days. Owners must maintain weather stripping

12.3 Kitchen or bath fans allow cold air infiltration

These fans shall be installed with back draft dampers


Fans not meeting the accepted condition shall be repaired

12.4 Condensation and/or frost on windows

Condensation and frost can appear on windows

There is no warranty for this item.

No action required

12.5 Insufficient insulation Insulation shall be installed as per Code Insulation levels not meeting the accepted condition shall be repaired

12.6 Inadequate heating Heating systems shall be capable of maintaining an indoor air temperature of 22 Celsius in living spaces or at the design temperature for the geographical location


Heating systems not meeting the accepted condition shall be repaired

Localized room problems may occur due to placement of furniture, isolation from main areas and keeping doors closed for extended periods.

12.7 Noisy ductwork Ductwork may make noise as it expands & contracts with the heating and cooling cycles


No action required

12.8 Ductwork noisy when floor walked on

Ductwork shall be installed to be free of ‘oil-canning”

Ductwork not meeting the accepted condition shall be repaired

12.9 Ductwork comes apart Ductwork shall be joined and supported to prevent separation.


Ductwork not meeting the accepted condition shall be repaired

12.10 There are gaps between heat diffusers, cold air returns & the adjacent surface

These devices shall be installed to be generally flush and secure with the adjacent surface


Devices not meeting the accepted condition shall be repaired

Interior Climate Standards

Garage and Exterior Standards


13.1 Concrete garage floor has heaved or settled

A non-structural poured concrete garage floor supported by the grade shall not heave or settle to produce a negative slope into the garage

Repair slab to ensure drainage in compliance with Code.

13.2 Concrete garage floor has cracked

Cracks in excess of 1/8” are not acceptable.

Cracks resulting from normal shrinkage

Cracks not meeting the accepted condition shall be repaired

Concrete floors crack naturally due to shrinkage

13.3 Garage doors do not operate properly

Overhead garage doors shall open and close with relative ease and no binding



13.4 Garage doors allow entry of rain and snow

Garage doors are not required to have weather stripping & snow and rain may enter.

No warranty for this item No action required

13.5 Water accumulates on garage floor

Water ponding from vehicular run-off shall not be in concentrated areas and deeper than ¼” after 30 minutes.

Garage floors not meeting the accepted condition shall be repaired

13.6 Driveway has cracked Cracks are acceptable if caused by factors other than builder supplied work or material. Cracks not from horizontal or vertical displacement wider than ¼” are not acceptable

Damage from normal shrinkage, improper maintenance, alterations, deletions or additions made by owner or subsidence of land adjacent to building and driveway

Cracks not meeting the accepted condition shall be repaired

Heavy loads from large vehicles on the driveway can also damage it.

13.7 Driveway has settled Driveways shall be graded so that water does not accumulate near the building; subsidence on other parts of the driveway is acceptable.

Subsidence of land around the building and by utility lines, alterations of grade and landscaping by owner or improper maintenance.

Driveways not meeting the accepted condition shall be repaired

Heavy loads from large vehicles on the driveway can also damage it.

13.8 Water ponding on surface grading

The site shall be graded to ensure water does not accumulate at the base of the home & backfill shall be sloped to prevent drainage to the building.

Damage caused by subsidence of land around the home or utility lines, landscaping or improper maintenance

Site grading not meeting the accepted condition shall be repaired

Ponding may occur at occupancy as grading may not be completed.

13.9 Settling, heaving or separating of landings or stairs

Stairs and landings supported by piles or a foundation shall not heave, settle or separate from the main building by more than 1”. Stairs and landings not requiring a foundation are not restricted as to movement

Subsidence of land around the building and by utility lines other than under the building footings

Stairs decks and landings not meeting the accepted condition shall be repaired

13.10 Floor deck boards are split, warped or cupped

Deck boards shall be well secured to minimize warping and cupping. Some splitting is natural.


Deck boards not meeting the accepted condition shall be repaired

13.11 Stain or paint color variations on wood deck

Finishes shall appear generally uniform


Finishes not meeting the accepted condition shall be repaired

Finishes will fade with exposure differentially. Stain penetration of the wood will vary with the grain patterns and wood types

13.12 Nailheads stick up on deck surface

Nailheads shall be set generally flush with the deck surface

Damage from normal shrinkage

Nailheads not meeting the accepted condition shall be repaired

13.13 Deck board spacing not uniform

Deck boards shall have a generally uniform appearance

Deck boards not meeting the standard shall be repaired

13.14 Water ponding on deck surface

Decks shall be constructed to avoid excessive water ponding

Some incidental ponding after a rain including water ponding along the length of flashings and seams

Decks not meeting the standard shall be repaired

Excessive ponding means water remaining 30 minutes after a rain in concentrated areas up to 1/8th of an inch deep.

Garage and Exterior Standards (cont’d)

Documents

Construction Performance Guidelines - Blanket Ltd · Blanket Home Warranty Ltd’s (BHW) Construction Performance Guidelines are used by BHW to determine whether or not an observed