Read more about this topic here…

041015-232501
HEADLINE NEWS
9th year, no. 44 • Friday, October 15, 2004 • (613) 744-4800 www.neighbourhoodnews.ca • 48,452 copies
FEET OF CLAY
Sinking
Feeling
Wes Smiderle
P
atrick Lecours sometimes feels
like a doctor. He listens to the
symptoms, probes deeper into
the problem and then presents a
d i a g n o s i s . A l s o l i k e a d o c t o r,
Lecours’s conclusions can leave his
patients with a queasy sensation.
“Most people aren’t familiar with the
issues,” says Lecours, president of Mr.
Foundation on Polytek Street. “Most people figure if you buy a house, it’s good.
Like a loaf of bread. You buy a loaf of
bread and it’s good. You don’t expect to put
it in your cupboard and it’ll flatten out.”
Fo u n d at i o n d a m a g e i s b e c o m i n g
increasingly common around Ottawa.
Problems have cropped up in several
neighbourhoods in both new and old
developments, including in the east end.
It begins as a spidery cluster of cracks
creeping across the walls inside a basement or garage. As time passes, the cost
a n d t h e c o n s e q u e n c e s c a n g r ow t o
become the size of an earthquake.
For many homeowners, the roots of
the damage may go back about 20,000
years.
In those days, there was a vast body of
s a l t w a t e r, n o w r e f e r r e d t o a s t h e
Champlain Sea, extending from as far
west as what is now Pembroke, rolling
across Ottawa to what would become the
St. Lawrence River and then extending
eastward almost as far as Quebec City. As
the glaciers retreated, so did the sea, leaving large pockets of sensitive marine clay
(also known as “Leda clay”) in its wake.
That clay still exists in thick pockets at
varying depths beneath Ottawa (one
recent study estimated about 30 per cent
of Ottawa is resting above a layer of
marine clay).
Ottawa is not all it’s
cracked up to be, as
houses sink into
the clay bed.
Photo by Wes Smiderle
(Continues on page 2)
PART ONE:
That Sinking Feeling —
Why your home might be resting
on a house of cards
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BETWEEN THE CRACKS
Marine clay slips through building code regulations
Wes Smiderle
C
all it a grey area lurking
underneath the foundation
of provincial building code
regulations.
Breaking new ground
Lecours, who has seen his foundation repair business grow sharply in
the past few years, believes the City of
Ottawa should impose rules that developers implement mitigation measures
when building properties on land
above clay deposits.
A representative from the city said
the issue was the responsibility of the
provincial government.
Steen, who admits that sensitive
marine clay falls in a grey area within
the regulations, notes that it’s up the city
to enforce the provincial building code.
Murray Sarafinchin, the Torontobased engineering consultant who
studied the problem for the city last
year, disag rees. He believes it’s a
responsibility of the provincial, or
even federal, governments.
The one thing they all agree on is
that the problem of sensitive marine
clay isn’t going away and current regulations just don’t cover it.
“ T h i s i s b r a n d n e w, ” s a y s
Sarafinchin. “There’s really been no
significant quantification of this problem in the past from what we could
find . . . Clearly, there aren’t requirements in building codes, nationally
and in Ontario. There will be a need to
address this in some way.”
Until then, Lecours advises homeowners, and home buyers, to be aware
of the issue.
Although he says most of the problems he fixes are “15 years in the making,” foundation damage caused by
sensitive marine clay can take place in
homes that are just five years old.
“Most people want to deny there’s a
problem. It’s human nature,” says
Lecours, “but the day you put the ‘For
Sale’ sign up is the day it becomes an
issue.”
Signs of possible damage include
small, hairline fractures along the
parging (finished coat) on the concrete
walls in the home or garage. One such
crack isn’t unusual, but five or six in
one area could be a war ning sign.
Ja m m e d d o o r s a n d w i n d ow s a n d
sunken portions on the property are
also potential signs.
When it comes to fixing the problem, Lecours recommends following
an “engineered solution.” This
requires excavation, testing, a soil
engineer’s report and a structural
engineer to uncover the precise problem and suggest a solution. Lecours
admits it can be a lengthy, expensive
process but says it’s much better than
having to go back and fix a faulty
repair job.
For home-buyers, Lecours recom-
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There are at least two provisions in
the Ontario Building Code governing
the r ules and re gulations for the
design of buildings constructed on
sensitive marine clay. It’s unclear, however, whether those regulations apply
if the clay is located deeper beneath
the surface.
“Does ‘constructed on’ mean actually
physically on the clay? That’s a difficult
one,” says Andrew Steen, a building
code advisor with the province. “Then, I
suppose, it becomes a legal issue.”
It has already become a legal issue
in Ottawa, where residents in one
south end neighbourhood are in the
midst of negotiations to claim costs
from the city for damage to the foundation of their homes. A Toronto engineering firm concluded the damage
stemmed from layers of sensitive
marine clay deep beneath the ground.
As a result of numerous factors, the
clay dried out and caused the foundations of some of the homes above to
crack and resettle.
Patrick Lecours, president of Mr.
Foundation repair on Canotek Road,
believes the problem is already spreading to the east end and elsewhere
across the city.
About 30 per cent of Ottawa is located above pockets of sensitive marine
clay (aka, leda clay), remnants of the
ancient Champlain Sea that covered the
entire region about 10,000 years ago.
The clay contains a high amount of
water. It’s susceptible to tremors and
vibrations. When the clay dries out, it
e f f e c t ive ly c o l l ap s e s. E n g i n e e r s,
foresters, geologists and foundation
repair experts such as Lecours all
believe that recent drought-like conditions combined with the “urbanization” of Ottawa have caused pockets of
the clay to dry out in various areas
around the city.
The result is an increasing amount
of foundation damage in homes and
garages in both old and new developments around the city.
mends finding a thorough home
inspector (properly insured) and, if
doubts remain, even consult a foundation expert.
He says it isn’t just homeowners
who need to be aware of the issue.
“We’re doing our best to educate
developers,” says Lecours.
According to Lecours, developers
could install preventative measures to
guard against foundation damage from
sensitive clay, but this would likely
increase the price of a home by $10,000
or $20,000.
“Ultimately it’s the city that gives
permission to the builders to build on
that land,” says Lecours. “The city
knows the issue, they should be forcing the builder to apply the techniques.”
He feels the city is still about two or
three years away from even recognizing the need to change regulations.
Sarafinchin compares the situation
to the evolution of earthquake guidelines.
“You could build for 50 years or
more and not have any problems,” he
says. “Then one earthquake comes
along and breaks part of a structure,
and all buildings must be designed to
resist earthquake . . . Each time there’s
another event, it changes the requirements because we’re dealing with geological time here. We’re just a speck in
terms of geological time.”
Sarafinchin suggests that as the
summers grow hotter, and the clay
beneath Ottawa gets drier, foundation
damage will become more prevalent
and the building code — and its
enforcement — will be forced to catch
up with the new reality.
“But we’re just not at that stage
yet,” he says. “We’re probably, I would
think, several years away from solving
this. It’s not something that will be
done overnight.”
041105-226928
Feet of Clay, Part Three
LOCAL NEWS
FEET OF CLAY, PART TWO:
Digging up the Roots of Foundation Damage
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WEEKLY JOURNAL - www.neighbourhoodnews.ca - Friday, October 22, 2004
Page 12-
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(Continues on page 13)
041022-226929
Ask The Expert
soil. Beginning in 2002, homeowners met
with councillors and city staff in a series
of public meetings.
The residents, the city and the media
were all quick to blame the extensive
network of tree roots for drying out the
layers of clay in the ground beneath
their homes. Sensitive marine clay has
a high water content. As it dries out, the
clay’s shape collapses and the foundations far above can sink or crack.
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Tinnitus is a sign of deficiency in the auditory system or in the areas
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041008-221140
D
such landslides can still be seen along
the escarpment in Beacon Hill North.”
Sensitive marine clay remains a
source of historical curiosity for
Villeneuve. For hundreds of residents
in Ottawa’s south end, however, the
clay has become a home-wrecker causing damage that could require tens of
thousands of dollars to repair.
In the fall of 2001, a group of residents
discovered signs of foundation damage
in their homes including jammed doors,
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sight that he wrote an essay for the
Fallingbrook Community Association
on the prevalence of the sensitive
marine clay (aka, “Leda” clay) and its
impact on local construction projects
like the trunk sewer line installation
along Tenth Line Road in 1989.
“Leda clay is particularly treacher“Sticky wet clay everywhere,” he ous, since it can suddenly slide,” wrote
r e c a l l s w i t h a l a u g h . “ M y b o o t s Villeneuve. “The contractors who excavated for the sewer were particularly
weighed about 10 pounds each.”
Villeneuve was so struck by the concerned that Tenth Line Road might
slide into their hole. The remnants of
Wes Smiderle
avid Villeneuve has lived in
Fallingbrook for 20 years. He has
vivid memories of what his
street looked like when he and his
family first moved in, before construction crews had laid down the sod.
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SIFTING CLAY
The city brought in Sarafinchin
Consulting Engineers, a Toronto-based
company, to conduct a technical analysis investigating the sensitive marine
clay deposits and whether the surrounding trees were to blame for the
damage.
“We certainly saw some indications
of that, without a doubt,” recalls
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were situations where we didn’t have
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we still had some cracking. So our
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Sarafinchin agrees that although
trees are a factor, they remain a minor
one. He instead blames dry climate and
overall “urbanization.”
“[Sensitive marine] clay begins with
a relatively high moisture content,” he
says. “With urbanization and the
development of any urban area, we
have roads, we have asphalt. We have
people with patios. We have houses
with roofs. Basically we end up with
less precipitation and less water getting into the soil by virtue of the fact of
urban sprawl.”
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- Page 13
Carson Grove resident Guy
Brassard is a member of the City of
Ottawa’s Forests and Greenspace
Advisory Committee. Earlier this year,
Brassard met with a forester at the
City of Montreal, a municipality with
clay deposits similar to Ottawa’s. They
d i s c u s s e d t h e p r o b l e m a n d wh a t
impact trees had in drying out the soil.
“There are all sorts of things that
contribute to foundation damage,” says
Brassard. “Some of these do not at all
implicate trees and some can. Trees are
only one of many possible factors that
could affect it . . . Even if there is a tree
close to the foundation it may not be
the cause of the damage at all.”
Brassard says drought-like weather
conditions are the main factor leading
to damage.
The presence of water-absorbing
trees is one of many other factors that
contribute to drier soil, including construction and excavation, heat emanat-
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WEEKLY JOURNAL - www.neighbourhoodnews.ca - Friday, October 22, 2004
Seeing the forest for the trees
ing from the house or other nearby
structures, and any drainage systems
that draw water away from the house.
“You’re almost in a catch-22 situation here,” says Brassard. “Sometimes
draining water away can spare the
foundation, but it will dry out soil and
lead to clay settling and cause foundation damage.”
According to City of Ottawa forester
Craig Huff, the city has had a formal
system to evaluate and remove trees
that residents felt could be causing
foundation damage since 1997.
Over the past seven years, Huff has
noticed the number of complaints over
trees causing foundation damage has
increased during periods of hot, dry
weather. He notes 2001 was a very dry year.
He believes trees are easy culprits,
but are really just a one of many factors drying out the clay. In some cases,
they could even help prevent it. “A lot
of trees can be shading the home and
therefore might be helping to contain
moisture.”
041022-226956
(Continued from page 12)
LOCAL NEWS
Dr. Bill Danic • Dr. John Lang • Dr. Ernst Jacobsen • Dr. Todd R. Lewis • Dr. Mitchell Kaufman
Global warming: key trigger
Orleans
Dental
soil beneath the older developments.
“It starts to become affected because
it’s
not the same water table it was
Patrick Lecours, president of Mr.
bu
i
l
t o n b a ck i n , s ay, 1 9 9 0 , ” s ay s
Foundation on Polytek Street, has
watched his foundation repair busi- Lecours. “If you’ve got a house on that
ness boom over the past few years. He patch, you’re potentially in trouble.”
has no doubt that sensitive marine clay
is behind the rash of new clients with ‘Due diligence’
both old and new homes.
He believes “global warming” and
Lecours believes developers should
the urban expansion are the key trig- exercise “due diligence” when it comes
gers. He feels the continued residential to building in areas above sensitive
and commercial development taking marine clay deposits.
place throughout Ottawa — and parBy the ter m “due diligence,” he
ticularly in Orléans and Cumberland refers to measures such as sinking pre— has as much of an impact on the construction piers to stabilize the
clay as any drought.
fo u n d at i o n i n a re a s ab ove cl ay
As development expands outward deposits in order to prevent problems
from the initial city centre, the condi- before they occur.
tions of the ground beneath earlier (or
Exercising precautionary measures
inner) development can change. The would stabilize the foundation, but also
construction of more homes and more increase the cost of the house by
infrastructure reduces moisture of the $20,000 to $30,000. Lecours believes
homeowners would be happy to pay the
price if it meant a secure foundation —
and avoiding major structural and
financial headaches down the road.
Lecours’s repair methods include
installing concrete and steel push
piers to underpin or repair sunken
areas beneath the existing foundation.
He’s also a cer tified installer for
RamJack, a hydraulic piering system.
Majors repairs can cost tens of thousands of dollars.
†
Lecours says he’s doing his best to
“educate” developers about the problem, but believes most of them will
balk at the added cost of exercising
due diligence. He thinks a solution is
more likely to come either from the
demands of home-buyers who are better informed on the issue, or from regulations governing residential development.
“Eventually, I think it’s going to
become a city issue,” says Lecours. “The
city is going to mandate what they want
in order to protect the homeowner.”
(Continued from page 13)
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23rd to November 5th Flyer incorrectly features the
HP Colour LaserJet Printer (Q5990A).
The correct information should read:
3550 DeskJet Printer C8991C
• Prints up to 14 ppm black and 10 ppm colour
• Up to 2400 x 1200 dpi
Quantities may be limited.
We apologize for any inconvenience
this may have caused.
2005 RANGER EDGE SUPERCAB 4X4
239 0
24 $
MONTH
LEASE
ADVANTAGE
*
PER MONTH/
24 MONTHS
$ SECURITY
DEPOSIT
BEST-SELLING COMPACT TRUCK IN NORTH AMERICA†
299 0
24 $
MONTH
LEASE
ADVANTAGE
*
PER MONTH/
24 MONTHS
$ SECURITY
DEPOSIT
Lutheran Church
2005 EXPLORER SPORT TRAC 4X4
XLT COMFORT
2005 ESCAPE XLT 4X4
MONTH
LEASE
ADVANTAGE
BEST-SELLING COMPACT SUV IN CANADA†
RESURRECTION
LUTHERAN
CHURCH
369 0
24 $
*
PER MONTH/
24 MONTHS
$ SECURITY
DEPOSIT
BEST-SELLING MID-SIZE SUV IN CANADA†
WE KEEP THINKING ABOUT TOUGH BECAUSE WE WANT YOU TO DRIVE A FORD.
“ I AM THE
RESURRECTION AND
THE LIFE.”
ONLY AT YOUR ONTARIO FORD STORE.
Invite You to a Service Of
Holy Eucharist & Installation to
Welcome Rev Mark Ehlebracht,
As Pastor
SUNDAY, OCT. 24,
2:00 PM
ford.ca
Built for life in Ontario
WISE BUYERS READ THE LEGAL COPY: *Lease a new 2005 Ford F-150 XLT SuperCrew 4x4/F-150 XLT SuperCab 4x4/Ranger Edge SuperCab 4x4/Escape XLT 4x4/Explorer Sport Trac 4x4 with Comfort for $359/$359/$239/$299/$369 per month based on an annual
lease rate of 3.9%/3.9%/3.9%/1.9%/1.5% and a 24 month lease from Ford Credit to qualified retail lessees, on approved credit. Total lease obligation is $13,511/$13,511/$10,431/$10,776/$13,551. First month’s payment and $4,895/$4,895/$4,695/$3,600/$4,695
down payment or equivalent trade required. Some conditions and a mileage restriction of 40,000 km over 24 months apply. A charge of 8 cents per km over mileage restriction applies, plus applicable taxes. ‡$0 Security Deposit with the purchase of WearCare (up to $600
on a 24/36 month lease). WearCare is an excess wear and tear amendment product. It amends the customers lease wear and tear responsibilities (as stated on the RCL contract) by waiving up to $3500 of excess wear and tear charges at lease-end (subject to certain
exclusions). WearCare pricing (customer selling price) is up to $600 on 24-36 month term. Lease offers exclude freight ($1,085/$1085/$995/$995/$995), licence, insurance, administration fees and all applicable taxes. †All best selling claims are based on Ford Branded
vehicle sales from manufacturers Month End Release, December 2003. Images are for illustration purposes only. Some conditions may apply to the Graduate Recognition program. Limited time offers. Offers may be cancelled at any time without notice. Unless specifically
stated, all offers are mutually exclusive and cannot be combined. See Dealer for details. Dealer may lease for less.
Ontario FDA, P.O. Box 2000, Oakville, Ontario L6J 5E4
Presider, Rev. Guenther Dahle
Assist. to the Bishop (Eastern Synod,
Evangelical Lutheran Church, Canada)
041022-221160
WEEKLY JOURNAL - www.neighbourhoodnews.ca - Friday, October 22, 2004
Entry • Air Conditioning • CD Player • Premium Cloth
Page 14-
2005 F-150 XLT
SUPERCREW 4X4
1325 Gaultois (off Notre Dame) ORLEANS
830-2043
Sunday Worship Service 10:30 a.m.