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装修中应该注意的问题(一)装修家居是须要一个精密计划，不论自己动手或请装修公司施工，最好事先搜集资料，看看市面可供选择的材料，参观朋友和邻居最近装修好的地方，加上个人心思，混入家人喜爱，然后一一写在纸上，经过弃厌留爱，作出草图，在动工前，可作仔细思考，纸上更改比施工后才改变平宜兼容易万倍。


(一) 装修次序

首先，装修次序要分清楚，先弄妥维修，然后才考虑做改善家居的项目。例如更换损破的屋盖面比屋内翻新重要得多，在验屋工作中，见过无数屋主刚刚用上数万元粉饰室内，赏心悦目。可惜屋盖面陈旧不堪，漏水机会非常高，相信这些屋主大多不知道屋盖面情况，装修公司也没提供专业意见，否则他们会在装修屋内前，先换屋盖面去保护屋内该数万元投资。
也有部份屋主用上数千元，换上了全屋窗子，以节省暖气费用，但屋里的暖气炉已用了廿、三十年以上，其效能比现代新的暖气炉低许多，需耗用多些燃料，若纯以节省暖气费用为立场，更换暖气炉比换窗实际得多，新暖气炉比新窗会省多些暖气费，而且短期内要更换廿、三十年年龄暖气炉的机会是极大，当暖气炉内的热能交流器穿了，暖气炉便要立即换，以确保家居安全。

房屋的维修是必须，无选择余地，而且保养得宜的房屋，可延长房屋各部分的寿命，也可避免房屋因失修而引起的损坏，省回补修费用。故此在装修前，先巡视全屋内外，先列出维修项目作首要。

大部份装修，都可增加屋的价值，但用在屋内某些地方的金钱，例如厨房、浴室比用在其它地方可享更高升值，可请教地产从业员，他(她)们会提供许多宝贵资料，让房屋将来出卖时较抢手和令售价较高。

通常来说，装修后的升值数字，多数是低过装修所用的费用，故此若数年内会卖屋的话，在经济上来说，应不宣于用太多钱在屋里，以恐在卖屋时取不回该笔装修费。

另外一点要考虑的是家庭的成长，数年后家庭的生活会改变，房间用途也有异。例如，今天的育婴室，在数年后，可能要转为书房、电脑房、家中办公室或甚至浴室，在装修装墙前，预拉好水管、电线、电话线之类，所费不大，但日后要改变房间用途时，则省回许多麻烦和费用，这些灵活性也往往吸引多些买家。

考虑上述各顷后，对装修工程已有一个基本概念，若是简单的工程，则可以决定施工情序，否则要专业人仕帮手，看看其可行性，我们下一个星期续谈。

我们交代了装修次序要分清楚，将重要性分画好，接着要看看其可行性。

每一间屋都有其长短处，纸上绘画往往引人入胜，但在完工后，是否满意其效果？满足装修或加建的目的？例如，为免输侯，屋主加多一个浴室，但屋里水压太低，新浴室建成后，也不可与旧浴室同时间用，达不到解决排队之苦。屋内每一个系统的能力都有限，末必能应付额外需求，而且各系统是相互运作，更改其中一个，可能会影响其他系统的正常操作。故此在设计时，应加以仔细考虑。资深的装修公司、注册室内设计师、工程师或建筑师都可提供专业意见。

自己动手施工，一定要留意安全细节。

(二)施工安全

跟着要决定由谁施工，若属简单，自己有能力和时间，当然可自己动手，不过要考虑自己有没有适当工具，若要租工具，是否比请装修公司为化算，自己动手工程时间会否太长，而影响自己工作，减少与家人和亲友相聚时间。

如果仍决定自己动手的话，在动手之前一定要清楚各步骤，留意安全细节，市面有许多美化家居书籍，值得一看，切勿自行摸索，我见过无数屋主装修得混乱无章，虽然从中可见到他们用了许多心机和时间，但成果极低，且许多时也不安全。就算自己不动手，改善家居书籍也提供宝贵资料，了解正规施工情序.


(三)选择装修公司
较大的装修工程，要靠装修公司，在选择装修公司时要小心，勿以价钱为主要点，朋友介绍是可靠，但要知道该公司是否专长于你要做的工程，装修公司可能样样都能，但并非样样皆精，亦不可以某族裔人仕手工较好为取舍，重点是集中于该装修公司的能力，华人和非华人的装修公司都有半途出家，非专业之辈。
在比较装修公司报价时，也应用划一工程、用料为准，所以在要求装修公司报价时，若能提出整个工程要求，要用那种材料，愈详细越好，当然普通一个屋主未必有时间去列举这清单，可用小小费用，请其中一间装修公司，依自己心意，绘图和详列各细则。较大的工程，更宜先请注册室内设计师、工程师或建筑师设计。然后找数间可靠的装修公司报价，这样可真正能够作出比较。
最低价未必是最适当的，特别若该报价平过其它装修公司的报价很多的话，更要小心去了解其原因，可能他们计错数，也或许对工程有所误解，可直接详细查问。以免在开工后，当该装修公司在发觉错误时，偷工减料去完工。
此外，在报价前也应讲清楚建筑许可证、保险责任问题、施工时间、付款时间表和保持房屋清洁的细节，下次我们再谈。



施工



(四)建筑许可证

装修工程有些要建筑许可证，有些不需要，有部份屋主极重视这方面，其他屋主，则对这要求较低。不过千万勿误会装修公司会自动取建筑许可证，这是屋主的责任，故此在报价前，应清楚讲明装修公司是否要负责取建筑许可证。

工程进行时，若不幸有意外发生，如火烛，有工人、家人或访客受伤，该公司有足够保险否？装修公司末必有也不一定要有这类保险，切勿误会他们一定有保险，最好是问清楚和向自己房屋保险公司询问是否要购买额外装修保险。

施工时间也应讲妥，由几时开始施工，最迟要何日完工，每日最早开工时间，最迟收工时间等等都要事先妥协。装修进行时，会带来许多不便，如停水停电，这是无法避免，但可尽量将工程时间缩短，也可一路保持沟通，并与工程负责人事先安排定时见面，了解工程进度，在知道有大扰乱时，可离家避避。装修工程许多时会遇到有些意想不到的阻迟，装修公司也无法控制，所以要有伸缩性，准备作合理迁就。

装修工程进行时，沙尘四处飘扬，也是无法避免，但事先讲妥如何保持清洁，装修公司是否要负起全部清洁工作，若要的话，是否每日完工前都要清理工场？工人可否用或到屋裹非工场地方，都可先作君主协意。大部份住宅屋主都乐意提供洗手间、水和电，假若不同意，要在讲报价前声明。

报价单并非合同，在同意报价后，要立合同，写在纸上的合同比口头的君子协议合同清楚得多，大家也不会忘记，上述所谈各点，都应详细写在合同上，还要列明付款方法和付款时间表。大部份装修公司都要求一笔按金，也属合理，但该按金不可过大，健全的公司不需要按金去买普通建筑材料，假如要落按金去定造特别的材料的话，才可依情加大按金。

较大装修工程，要按期分次付欸，记着只付已完工那部份工程的钱，并且要留下双方事先同意和法律容许兼要求的款额，用来保障装修公司的工人、材料供应商和屋主自己。假如装修公司没有出粮给工人，没有付清材料钱，在法律上，他们在一段合理的短时间内可向屋主追讨，法律更容许供应商和工人，在物业上登记一个扣押权(LIEN)去阻止该物业的转购，
大部份装修工程都顺利进行，但有些会出现问题，彼此有异见，为减少问题，最好留意工程进度，若有不满意地方，应即时用口头和书面通知工程负责人，就算不满意某工程或工人，都不应直接向工人讲，要向负责人直接交代，这样可肯定他知道你的意见。

工程完成后，要审查看其已全面依合约造妥，若有缺漏，要待全部修补妥后，才可付全部款项。
房屋用木、泥水、金属和其它不同材料造成，它们对温度、湿度改变而引起的缩涨不一，故此墙和天花板，甚至地板都许多时有凹凸，不像饰物、衣服那样完美。加上在住宅装修上，因工程不大，要安排待各行技师施工，并不实际。故此多用全能技师，他们装砖、油漆不在话下，更要负责水电，实在不易。故此若我们要求不太高，便易些满意。

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多少时间要重刷漆房屋？为什么去年油上的油漆今年已破裂？
不错，每次油漆后，房屋换然一新，也替木料加上保谟，免其受日晒雨霖。但每次油漆完功，收拾工具时，已知道不久又要重油。
我们都接受屋外油漆因要抵抗不停转变的天气，而会损破，但为什么有些油漆可用上近十年，有些则只可用二、三年。研究油漆若干年，学了许多油漆资料。
油漆除了有不同颜色供选择外，每次可油上不同颜色，替房子更新面貌，而且极平宜，只要按时替屋外木料上油，油漆可永久保护它们免受风吹雨打而损坏。
油漆的构造
在谈油漆耐久性和如何选择油漆前，我们先看看油漆的构造，大部份油漆都由三种元素混合而成，包括颜料、粘料和溶胶。
颜料(PIGMENT)提供油漆的颜色，阻挡太阳激光，它在油漆中成份亦会影响油的光泽，例如光面、半光面和平面(GLOSS、SEMI-GLOSS,FLAT)。此外选用较贵的颜料，如钛二氧化物，往往令油漆耐用许多。
粘料(BINDER)负责将油漆中各元素捆联起来和使油漆粘在要上油的建筑材料上。可供选用的粘料有许多种，但住宅用的油漆通常只有乳胶漆(LATEX/ACRYLICS)和油粘(OIL/ALKYDS)，乳胶漆可让水份渗过，但油粘油则不可以。


溶胶(SOLVENT)的工作是将油漆保持在液态，就算见到空气后，仍继续保持液态一段时间，除令油漆工作容易些外，也让油有时间渗入建筑材料里。
把三种元素加加、减减便可造成如图所示有不同特性的油漆，供不同用途选用.
选择油漆

首先含颜料重的油漆，会令油面结实耐用，但因为相对下其粘料不足，较易松脱。故此先要在木、金属、石膏板、混凝土表面上先油底油(PRIMER)，底油的粘料极重,故此紧紧地粘在上述材料上，然后提供一层粘性高的面给面油粘上。不同材料要用不同底油，故要小心选择适合底油。

若油漆中完全不含有颜料，则只有粘料和溶胶，它便完全没有颜色，可将木材本身线条显耀，这便是我们所称的光油(VARNISH)。

将油漆中的溶胶增加，颜料和粘料便相对地下降，视颜料成份下降至的程度，这些着色油(STAIN)，有半透明和不透明底的。着色油的长处是渗透力强，若加入防腐济，可加强保护木材作用。

着色油渗入木材中，不会在其表面形成一层膜，普通油则相反，会在木材表面形成一层膜来保护它，各有长处着色油因没有层膜，故此不会有油破脱，下次油漆前不用先铲油，它表面没有普通油的光泽，但其渗透功能增强保护木材作用，许多屋主都用来油木墙身、木篱笆、阳台之类。有类专供保护木材之用的，更完全不含颜料和粘料，但加入强力防腐济，深深渗入木材里，大大加强保护功能。

刚刚谈过普通油会在木材表面形成一层膜来保护它，但时间一久该层膜便破脱，让水入侵。当然油的质、上油时天气清况、事前准备功夫都有影响。但还有一个主因，是受木材湿涨干缩自然现象造成。木材周围的环境不停改变，当双对湿度增加，木便涨大，当双对湿度下降，木便收缩。在表面的油层的绅缩力越强，则可跟随木材缩涨，也越耐用。

价廉和高价的油，表面可能看不到它们的分别，但内里的成分往往有大分别，油漆工程中，人工占极大部份，下次买油，记着买最贵那种，会耐用许多。



我们了解到油漆中的粘料(BINDER)负责将油漆中各元素捆联起来，和使油漆粘在要上油的建筑材料上。可供选用的粘料有许多种，但住宅用的油漆通常只有乳胶漆(LATEX/ACRYLICS)和油粘(OIL/ALKYDS)，乳胶漆可让水份渗过，但油粘油则不会。
我们也清楚地知道水对建筑材料的破坏力，这样来说，看来最好是用油粘油，但又非是绝对正确，要视乎环境。
在正常的天气下，外墙往往能将雨水阻隔，但遇上横风暴雨时，雨水会被猛风从裂缝或墙下吹入外墙后，此外若室内缩度高，水份也可能渗过内墙，在外墙和内墙中间冷凝成水，就算是水份，也最好尽快让它们渗出墙外。
用油作粘料的油漆，在表面产生一层水气透不过结实的膜，防止雨水渗入墙内，但也将墙内水分墙困在内，除了弄破墙外油漆外，严重的会弄坏墙身。乳胶漆透气功能则避免了上述的问题。
油粘以往一直被认定是较耐用的油漆，但近十多年，房屋起密起来，外墙内水份较高，外墙表面透水功能越来越重要。加上环保，许多旧日油粘油用的高挥发性有机体液胶己被禁用，令油粘质量下降，乳胶漆己取代其地位。事实上，美国有部份卖油店只卖乳胶漆，再没有油粘油漆了。


屋外和屋内用的油有，别混凝土、砖、金属都须要用特别的油，切勿用普通油。有部份木材，如橡木(OAK)桦木(BIRCH)枫树（MAPLE)松木(PINE)，当在室外使用时，往往不上油，可能要用着色油(STAIN)。
太热和太冷的天气都不宜油漆，烈曰猛照和下雨，甚至潮湿天时，也最好避免，因为油漆干得太快和太慢，都会影响其日后耐用否。木材若湿或肮脏，也要清洗和待干透才可上油。
交屋如何验收室内油漆品质？

油漆施工过程：
室内油漆的工程进行，建商会在壁面水泥粉光完成后，先使用石膏类材质的批土进行打底动作，再以号数180度的粗砂纸，将凹凸表面磨平，才进行第一次上底漆的工程。少数施工人员会贪图施工方便，选择材质较差或是混和溶剂的油漆做为底漆。目前大多数的业者采取相同油漆做为底漆材料，上过底漆后，如出现阴影不平之处，再重新进行一道批土打底与砂纸磨平的补修动作，即进行正式上漆工作。
撇步1
上底漆前，油漆师傅会先批土打底，再以砂纸磨平表面，才进行第一道上底漆动作。
撇步2
上过底漆后，出现阴影不平处，必须重新批土与砂纸磨平后，再进行第二道上面漆的动作。
撇步3
壁面上漆与磁砖交接处，必须先贴上专用贴条，再批土磨平，才进行上漆动作。
撇步4
壁面交接处使用的专用贴条。
查验油漆施工撇步：
撇步1
选择光线充足的白天，检查壁面油漆平整度，不能出现波浪状，如有细微裂痕出现，可要求业者重新补刷油漆，裂痕宽度超过1厘米，应先补土且添加树脂，砂纸磨平后再重新补漆。
撇步2
注意壁面油漆的毛细孔大小，毛细孔较大或油漆刷痕较明显，应要求业者补修。
撇步3
注意墙壁的阳角（ 壁面交接突出处）与阴角（壁面交接凹折处），垂直与水平线条必须明显，不可出现锯齿状或凹凸不平现象。
撇步4
注意2户之间的施工通道（俗称狗洞）壁面，因业者多采红砖填补，平整性不如原本混凝土壁面，容易出现锯齿状或凹凸不平现象，应要求业者补修平整后再上漆，以肉眼扫瞄壁面，不致出现碍眼为最低标准，针对高总价产品，则可要求业者将壁面补土平整再上漆，看不出表面任何不平异状为高标准。
撇步5
由于油漆工程的品质良窳，施工约占7成比例，油漆材料反而影响较轻微，因此除了选择营建品质较优的业者之外，油漆师傅的施工资历至少需2年以上。
撇步6
注意透天住宅的楼梯间壁面，因采光效果较不足，检视壁面油漆施工品质前，可先在楼梯间装设100烛光的灯泡，再进行验收检测，较不致出现交屋装设灯光后，发生“见光死”的窘况。
撇步7
楼梯扶手的上漆工程，也须注意先将木质扶手以砂纸磨平后，再漆上亮光漆，以手部摸触表面平滑且目视漆面光亮为原则。
撇步8
因壁面油漆耐久性，大多仅可维持3年，因此必须要求建商提供油漆的品牌、型号。采用知名厂牌的油漆，库存大多较充足，日后进行局部补漆工程，费用较低。(

逯广辉

便利店，年净利10万，距西岛15分钟车程，营业面积4000平尺，超大营业面积，超大酒柜，超大地下室，镇上民风淳朴，超级安全。营业时间，6点至9点。
1-近20高速，老牌稳定便利店，现任店主做3年
2-顾客稳定，超级安全社区,无竞争，利高有保证。
3-年销售80万,烟19万，酒10万，彩票17万，其他为杂货
4-年纯利?? (含工资)
5-主要支出：暖1200/y,除雪695/y,电费900/M,租金2750/M,商业税 4335/Y
6-营业面积4000平尺，特大酒房。
7-售价??万
8-存货7万
9-租约极其容易签署
10-谢绝私自登门打扰，故隐去实际地址
11-全部新老客户，统一由逯广辉安排参观。
12-勿来电，欢迎email，留真实姓名及电话者，必获得尊重并回复
13-有代理合同，企图绕过代理人者，列入“不良”名单。
14-名校charlemagne在该区有校车接送孩子，附近有不错的公立和私立学校。
该店含设备，2011年10月银行估值：16.98万,有文件证明

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http://www.thestudy.qc.ca/admiss ... process（女校）
蒙特利尔 The Study学校，是一所英语私立女子学校。近 5年来魁省中学排名列 13 位。 全省最优秀的英语学校之一。 学校创建于 1915年，以开发每个学生最大潜能培养全球性国际人才 为教育目标，现今拥有从学 前班至中11 年级，共 年级，共 12 个年级 320320320名学生。校采用英语 法双语教学， 在中学阶段， 3年级后有法语课，及用教历史。 从小学五年级开始增加第三选修语言
学费一年在加币1万7千元左右
学校地址： 3233, The Boulevard， Westmount QC，H3Y 1S4

http://www.kuperacademy.ca/admis ... -admissions-process
Kuper Academy学校是一所包含从学前教育，小学及中学的英语私立学校。学校坐落于蒙特利尔西边，自1986年成立至今，发展迅速，由一所小学校发展到今天拥有三个校区，先进化教学设备，集中学与小学一起的学校。Kuper的学前及小学部，致力于提供一个安全的教育教学环境给他的学生，创建一个灵活的双语教学课程，鼓励与激发每个孩子的最大潜能，包括智力，精神和身体方面。同时，培养学生养成良好的积极的学习态度，尊重并欣赏每个人在社会中的不同价值。对于中学部的学生，Kuper更是在让学生更好的发展他们的学业的同时，鼓励学生自立，
学校地址：4 Aesop, Kirkland, Quebec, H9H 5G5
其他著名英语私立学校包括
http://www.kells.ca/page.cfm?p=4
Kelly私立学校，从幼儿园到中学，学费加币1万7千左右一年
地址：Kells Academy | 6865 De Maisonneuve West, Montreal, QC

http://www.ecs.qc.ca/tuition
Miss Edgar's & Miss Cramp's这所私立的女子学校有着悠久的历史，始建于1919年，发展到目前，包含了幼儿园，小学，中学
Provide girls with a superior, university-preparatory education
Balance academic excellence with positive learning opportunities in athletics, the arts and community service
Develop critical thinkers and independent life-long learners
Encourage individual leadership and character development within its spirited, community-based environment
Develop self-confident, responsible individuals with respect for themselves, others and the world.
学费加币2万左右一年
学校地址： 525 Mount Pleasant，Westmount, QC，Canada H3Y 3H6
http://www.lcc.ca/page.cfm?p=508
Lower College Canada，包含幼儿园，到高中的所有课程，
学费加币1万7左右一年

http://www.stgeorges.qc.ca/applying-to-st-georges
St-george,包含从幼儿园，到高中的所有课程，
学费加币1万7到1万9左右
学校地址： 位于westmonut

逯广辉

Home Maintenance Schedule

Regular Maintenance is the Key

Inspecting your home on a regular basis and following good maintenance practices are the best way to protect your investment in your home. Whether you take care of a few tasks at a time or several all at once, it is important to get into the habit of doing them. Establish a routine for yourself, and you will find the work is easy to accomplish and not very time-consuming. A regular schedule of seasonal maintenance can put a stop to the most common — and costly — problems, before they occur. If necessary, use a camera to take pictures of anything you might want to share with an expert for advice or to monitor or remind you of a situation later.

By following the information noted here, you will learn about protecting your investment and how to help keep your home a safe and healthy place to live.

If you do not feel comfortable performing some of the home maintenance tasks listed below, or do not have the necessary equipment, for example a ladder, you may want to consider hiring a qualified handyperson to help you.

Seasonal Home Maintenance

Top
Most home maintenance activities are seasonal. Fall is the time to get your home ready for the coming winter, which can be the most gruelling season for your home. During winter months, it is important to follow routine maintenance procedures, by checking your home carefully for any problems that may arise and taking corrective action as soon as possible. Spring is the time to assess winter damage, start repairs and prepare for warmer months. Over the summer, there are a number of indoor and outdoor maintenance tasks to look after, such as repairing walkways and steps, painting and checking your chimney and roof.

While most maintenance is seasonal, there are some things you should do on a frequent basis year-round:

Make sure air vents indoors and outdoors (intake, exhaust and forced air) are not blocked by snow or debris.
Check and clean range hood filters on a monthly basis.
Test ground fault circuit interrupter(s) on electrical outlets monthly by pushing the test button, which should then cause the reset button to pop up.
If there are young children in the house, make sure electrical outlets are equipped with safety plugs.
Regularly check the house for safety hazards, such as a loose handrail, lifting or buckling flooring, inoperative smoke detectors, and so on.
Timing of the seasons varies not only from one area of Canada to another but also from year to year in a given area. For this reason, we have not identified the months for each season. The maintenance schedule presented here is, instead, a general guide for you to follow. The actual timing is left for you to decide, and you may want to further divide the list of items for each season into months.

Fall

Top
Have furnace or heating system serviced by a qualified service company every two years for a gas furnace, and every year for an oil furnace, or as recommended by the manufacturer.
If you have central air conditioning, make sure the drain pan under the cooling coil mounted in the furnace plenum is draining properly and is clean.
Lubricate circulating pump on hot water heating system.
Bleed air from hot water radiators.
Disconnect the power to the furnace and examine the forced-air furnace fan belt, if installed, for wear, looseness or noise; clean fan blades of any dirt buildup.
Check chimneys for obstructions such as nests.
Vacuum electric baseboard heaters to remove dust.
Remove the grilles on forced-air systems and vacuum inside the ducts.
Turn ON gas furnace pilot light (if your furnace has one), set the thermostat to “heat” and test the furnace for proper operation by raising the thermostat setting until the furnace starts to operate. Once you have confirmed proper operation, return the thermostat to the desired setting.
Check and clean or replace furnace air filters each month during the heating season. Ventilation system, such as heat recovery ventilator, filters should be checked every two months.
Check to see that the ductwork leading to and from the heat recovery ventilator is in good shape, the joints are tightly sealed (aluminum tape or mastic) and any duct insulation and plastic duct wrap is free of tears and holes.
If the heat recovery ventilator has been shut off for the summer, clean the filters and the core, and pour water down the condensate drain to test it.
Check to see that bathroom exhaust fans and range hoods are operating properly. If possible, confirm that you are getting good airflow by observing the outside vent hood (the exterior damper should be held open by the airflow). See the About Your House fact sheet CMHC Garbage Bag Airflow Test for a simple way to estimate the airflow.
Check smoke, carbon monoxide and security alarms, and replace batteries.
Clean portable humidifier, if one is used.
Check sump pump and line to ensure proper operation, and to ascertain that there are no line obstructions or visible leaks.
Replace window screens with storm windows.
Remove interior insect screens from windows to allow air from the heating system to keep condensation off window glass and to allow more free solar energy into your home.
Ensure windows and skylights close tightly; repair or replace weatherstripping, as needed.
Ensure all doors to the outside shut tightly, and check other doors for ease of use. Replace door weatherstripping if required.
If there is a door between your house and the garage, check the adjustment of the self-closing device to ensure it closes the door completely.
Cover outside of air-conditioning units and shut off power.
Ensure that the ground around your home slopes away from the foundation wall, so that water does not drain into your basement.
Clean leaves from eavestroughs and roof, and test downspouts to ensure proper drainage from the roof.
Drain and store outdoor hoses. Close interior valve to outdoor hose connection and drain the hose bib (exterior faucet), unless your house has frost-proof hose bibs.
Have well water tested for quality. It is recommended that you test for bacteria every six months.
If you have a septic tank, measure the sludge and scum to determine if the tank needs to be emptied before the spring. Tanks should be pumped out at least once every three years.
Winterize landscaping, for example, store outdoor furniture, prepare gardens and, if necessary, protect young trees or bushes for winter.
Winter

Top
Check and clean or replace furnace air filters each month during the heating season. Ventilation system, such as heat recovery ventilator, filters should be checked every two months.
After consulting your hot water tank owner’s manual, drain off a dishpan full of water from the clean-out valve at the bottom of your hot water tank to control sediment and maintain efficiency.
Clean humidifier two or three times during the winter season.
Vacuum bathroom fan grille.
Vacuum fire and smoke detectors, as dust or spider webs can prevent them from functioning.
Vacuum radiator grilles on back of refrigerators and freezers, and empty and clean drip trays.
Check pressure gauge on all fire extinguishers; recharge or replace if necessary.
Check fire escape routes, door and window locks and hardware, and lighting around outside of house; ensure family has good security habits.
Check the basement floor drain to ensure the trap contains water; refill with water if necessary.
Monitor your home for excessive moisture levels — for example, condensation on your windows, which can cause significant damage over time and pose serious health problems — and take corrective action if necessary. Refer to the About Your House fact sheet Measuring Humidity in Your Home.
Check all faucets for signs of dripping and change washers as needed. Faucets requiring frequent replacement of washers may be in need of repair.
If you have a plumbing fixture that is not used frequently, such as a laundry tub or spare bathroom sink, tub or shower stall, run some water briefly to keep water in the trap.
Clean drains in dishwasher, sinks, bathtubs and shower stalls.
Test plumbing shut-off valves to ensure they are working and to prevent them from seizing.
Examine windows and doors for ice accumulation or cold air leaks. If found, make a note to repair or replace in the spring.
Examine attic for frost accumulation. Check roof for ice dams or icicles. If there is excessive frost or staining of the underside of the roof, or ice dams on the roof surface, consult the About Your House fact sheet Attic Venting, Attic Moisture and Ice Dams for advice.
Keep snow clear of gas meters, gas appliance vents, exhaust vents and basement windows.
Monitor outdoor vents, gas meters and chimneys for ice and snow buildup. Consult with an appropriate contractor or your gas utility for information on how to safely deal with any ice problems you may discover.
Check electrical cords, plugs and outlets for all indoor and outdoor seasonal lights to ensure fire safety; if worn, or if plugs or cords feel warm to the touch, replace immediately.
Spring

Top
After consulting your hot water tank owner’s manual, carefully test the temperature and pressure relief valve to ensure it is not stuck. Caution: This test may release hot water that can cause burns.
Check and clean or replace furnace air filters each month during the heating season. Ventilation system, such as heat recovery ventilator, filters should be checked every two months.
Have fireplace or wood stove and chimney cleaned and serviced as needed.
Shut down, drain and clean furnace humidifier, and close the furnace humidifier damper on units with central air conditioning.
Switch on power to air conditioning and check system. Have it serviced every two or three years.
Clean or replace air-conditioning filter, if applicable.
Check dehumidifier and drain — clean if necessary.
Turn OFF gas furnace and fireplace pilot lights where possible.
Have well water tested for quality. It is recommended that you test for bacteria every six months.
Check smoke, carbon monoxide and security alarms, and replace batteries.
Clean windows, screens and hardware, and replace storm windows with screens. Check screens first and repair or replace if needed.
Open valve to outside hose connection after all danger of frost has passed.
Examine the foundation walls for cracks, leaks or signs of moisture, and repair as required.
Ensure sump pump is operating properly before the spring thaw sets in. Ensure discharge pipe is connected and allows water to drain away from the foundation.
Re-level any exterior steps or decks that moved as a result of frost or settling.
Check for and seal off any holes in exterior cladding that could be an entry point for small pests, such as bats and squirrels.
Check eavestroughs and downspouts for loose joints and secure attachment to your home, clear any obstructions, and ensure water flows away from your foundation.
Clear all drainage ditches and culverts of debris.
Repair and paint fences as necessary — allow wood fences to dry adequately before tackling this task.
Undertake spring landscape maintenance and, if necessary, fertilize young trees.
Summer

Top
Monitor basement humidity and avoid relative humidity levels above 60 per cent. Use a dehumidifier to maintain relative humidity below 60 per cent.
Clean or replace air-conditioning filter, and clean or replace ventilation system filters if necessary.
Check basement pipes for condensation or dripping and, if necessary, take corrective action; for example, reduce humidity and/or insulate cold water pipes.
Check the basement floor drain to ensure the trap contains water; refill with water if necessary.
If you have a plumbing fixture that is not used frequently, for example, a laundry tub or spare bathroom sink, tub or shower stall, run some water briefly to keep water in the trap.
Deep clean carpets and rugs.
Vacuum bathroom fan grille.
Disconnect the duct connected to your clothes dryer, and vacuum lint from duct, the areas surrounding your dryer and your dryer’s vent hood outside.
Check security of all guardrails and handrails.
Check smooth functioning of all windows, and lubricate as required.
Inspect window putty on outside of glass panes of older houses, and replace if needed.
Sand and touch up paint on windows and doors.
Lubricate door hinges, and tighten screws as needed.
Check for and replace damaged caulking and weatherstripping around mechanical and electrical services, windows and doorways, including the doorway between the garage and the house. See the About Your House fact sheet Attached Garages and Indoor Air Quality for more information on preventing garage-to-house air transfer.
Lubricate garage door hardware, and ensure it is operating properly.
Lubricate automatic garage door opener motor, chain and other moving parts, and ensure that the auto-reverse mechanism is properly adjusted.
Inspect electrical service lines for secure attachment where they enter your house, and make sure there is no water leakage into the house along the electrical conduit. Check for overhanging tree branches that may need to be removed.
Check exterior wood siding and trim for signs of deterioration; clean, replace or refinish as needed.
Remove any plants that contact — and roots that penetrate — the siding or brick.
From the ground, check the general condition of the roof and note any sagging that could indicate structural problems requiring further investigation from inside the attic. Note the condition of shingles for possible repair or replacement, and examine roof flashings, such as at chimney and roof joints, for any signs of cracking or leakage.
Check the chimney cap and the caulking between the cap and the chimney.
Repair driveway and walkways as needed.
Repair any damaged steps.
- See more at: http://www.ramier.ca/en-CA/entretien-maison#sthash.CTQ0fnjh.dpuf

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The Healthy House
The Healthy House is bright, open, efficient and welcoming. It can be new or renovated, in downtown or suburbia. Wherever you find it, the Healthy House is characterized by five key elements.

1. Occupant Health
Healthy Housing promotes superior quality of indoor air, water and lighting.

2. Energy Efficiency
Homes account for about 20 per cent of all energy used in Canada. Of this, about 67 per cent is used for space heating and cooling, 18 per cent for lighting and appliances, and 15 per cent for heating water. The Healthy House reduces energy use in all these areas, in all seasons. It minimizes heat loss in winter and gain in summer. It relies on efficient heating and ventilation systems, reduces the consumption of electricity and other fuels, encourages the use of renewable energy and the recovery of energy that would otherwise be lost. It also reduces the energy used in the manufacture of building materials and in house construction.

3. Resource Efficiency
The Healthy House makes efficient use of all our resources. It is also readily adaptable to changing needs. Efficient use is made of building materials, and recycling is encouraged. Durability of building components is essential. The Healthy House also conserves water and energy.

4. Environmental Responsibility
The principles that guide the construction and use of the Healthy House are the cornerstone of environmentally responsible housing. The Healthy House may use alternative water and wastewater systems, encourages site planning that reduces land requirements, minimizes waste generation and pollutant emissions, promotes resource-efficient landscaping and considers broader community planning issues such as transportation. It involves a new way of thinking about how homes and communities contribute to the health of the planet. Houses are becoming smaller and more space efficient with multi-use floor plans. While building lots are smaller, they are more creatively used.

5. Affordability
For the Healthy House to succeed in the marketplace, it must be good for the owner, the builder and future generations. Many features of the Healthy House make it affordable to own, and its design makes it easily adaptable to its occupants’ changing needs.

The Bathroom
While it may not look different, much has changed in the bathroom of the Healthy House. Water, in particular, is much better managed.

Nearly 75 per cent of all water used in the home is used here. Wasted water is money down the drain. With new water-saving devices, bathroom water use can be reduced by as much as 50 per cent with little or no change in lifestyle.

Tips
Water-efficient Toilet (6L or less)
Uses up to 80 per cent less water than a regular toilet.
Dual flush toilets offer even greater savings.
Refer to the maximum performance testing of toilets on the Canadian Water Waste Association (CWWA) website.
Shower Head (9.6 L/minute)
Reduces water use by more than 60 per cent with no loss of performance.
Tile
Tile is easily kept clean and dry and is durable for bathrooms. Carpets are discouraged because they retain moisture, which encourages mold growth.

Water-based Semi-gloss Paint

Semi-gloss paint is washable, durable and enhances a room’s brightness. Use a low-pollutant emission type paint.

Ventilation
Essential for controlling humidity and exhausting odours to the outside. The bathroom can be linked to an integrated house venting system, or a quiet fan (1 sone or less) may vent air directly to the outside.

Caulking
Special low-odour fungicide-free silicone caulking is available.

The Kitchen
The kitchen is a centre of activity in most homes—and an area where water and electricity are frequently wasted. research shows that kitchen appliances can be used more efficiently or more efficient models can be purchased.

The kitchen of the Healthy House is designed to make efficient use of resources and to contribute to a healthier living environment for its occupants.

Materials frequently used in kitchen construction can give off chemical vapours for extended periods so healthier alternatives are recommended.

Tips
Faucet Aerator Taps
A simple and inexpensive aerator tap can reduce water use by more than 60 per cent.

Skylights
A properly designed skylight or light tube reduces the need for artificial light and saves on lighting costs.

Energy-efficient Appliances
Energy-efficient dishwashers, washers and dryers, refrigerators and freezers can cut energy consumption by at least 15 per cent. Some models can reduce energy use by nearly 50 per cent.

Front-loading clothes washers save clothes-drying energy consumption by removing more water.

Waste Reduction and Recycling
Use bins to collect recyclable materials and to separate wet and dry waste.

Use a covered compost bin to store organic waste for composting outside.

Recycle and compost to reduce the volume of household garbage sent to landfills.

Storage
Store materials whose odours can reduce air quality—cleaners, toiletries, compost and garbage—in sealed containers.

Cabinets
Low-toxicity sealers can be used to seal the exposed surfaces of cabinets made with manufactured wood products such as particle board and plywood.

Use low-pollutant-emission board materials and finishes for cabinet construction.

Solid-surface Countertops
These countertops emit few vapours. Because they are reparable, they can last the life of the house.

The underside of countertops should be sealed with a low-odour sealer.

Source Control
Choose materials that emit few chemical vapours.

Plaster walls, for example, are attractive, durable, cleanable and inert.

Ceramic Tile
Set in thinset mortar, ceramic tile is easy to maintain and durable. One type consists of 70 per cent recycled glass.

Ventilation
Ventilation is a must to control cooking-related moisture and odours. An outside-vented quiet range hood or downdraft fan can help keep your kitchen fresh.

Cleaners
Chose natural biodegradable products for cleaning (for example, baking soda, vinegar, borax).

The Living Room and Study
Today, bigger is not necessarily better. In the Healthy House, floor plans make efficient use of space, less building material is needed and less energy is used. Moreover, the emphasis is on open, adaptable, multi-use space that can change with your personal needs.

Tips
Large Windows
Generous windows let in natural light and give your house a more spacious appearance. South-facing windows allow for substantial heating from the sun. Exterior shades can prevent summer overheating. Frame material, special coatings, the number of panes of glass, gas between panes and spacer materials all contribute to energy efficiency of windows.

Area and Task Lighting
Wiring your home so that the lights can be individually controlled lets you illuminate specific areas of a room independently. Lighting the whole room wastes electricity.

Automatic Timers and Dimmer Switches
Using automatic timers and dimmers saves electricity.

Energy-efficient Lighting
Compact fluorescent light bulbs use 75 per cent less energy than the incandescent variety. Halogen bulbs are another environmentally responsible choice. Both types last longer than conventional bulbs. Make sure compact florescent lights (CFL) are disposed of properly as they contain mercury.

Natural Furniture
Furniture made from low-emission, natural materials—wool rugs, sofas and chairs made of untreated cotton with hardwood frames—makes for a healthy indoor environment.

The Hidden Home
How we build our homes has a great effect on occupant health, energy and resource efficiency, the environment, and housing economy. Applying the principles of the Healthy House can lead to important but often simple changes in construction practices and the selection of materials. These are at work for you behind the finished walls and floors of the Healthy House.

Tips
Sealed Concrete Slab Floor
A low-emission, water-based sealer provides a lowmaintenance finish while eliminating concrete dust.

Rigid Board Insulation

Placed under the concrete slab, this high-performance, waterproof insulation helps raise the temperature of the floor slab and increases comfort. It reduces heat loss by up to 75 per cent.

Polyethylene Plastic Sheeting

To prevent soil gases from entering the house, place this sheeting between the floor slab and foam board insulation. It reduces moisture seepage by breaking the soil’s natural capillary action.

Kiln-dried, Finger-jointed Spruce Studs

Spruce is a domestic, fast-growing, renewable softwood.

It also has the lowest chemical content of the softwoods, so it has a reduced impact on the quality of the indoor air. Finger joints connect short sections of lumber, reducing mill waste while conserving resources.

Birch Trim and Moulding
Birch, a fast-growing domestic hardwood, emits few chemicals and is very durable. It is an excellent choice for decorative trim and moulding when sealed with a water-based dispersion urethane, a low-odour finish.

Fibre-reinforced Drywall
This gypsum drywall minimizes taping, filling and sanding. It contains recycled material and creates less dust and volatile chemicals during installation.

Airtight Drywall Barrier System

Including low-density polyvinyl chloride (PVC) foam tape and low-emission silicone caulking, this drywall system eliminates drafts and minimizes the entry of outdoor air pollutants and moisture through the building structure. It also helps reduce heat loss due to air leakage by 75 per cent.

Vapour Diffusion Sealer

When applied to all interior gypsum board surfaces, this low-emission sealer retards vapour diffusion into insulated wall cavities and serves as a primer for paint.

Interior Water-based Paint

Use low pollutant emission paint to reduce vapours.

Sunspace
Properly designed and constructed sunspace provides passive heating from the sun and offers occupants a warm, sunny place during the winter.

The Mechanical Room
Ventilation equipment is as essential to comfort as the furnace, water heater and dehumidifier. You can economize by integrating the functions of all your mechanical equipment. You can also save by using smaller components because higher levels of insulation reduce heating and cooling demands.

Tips
Ventilation Intake and Exhaust
Exercise care when designing and locating ventilation intakes and exhausts. Ventilation exhaust must not re-enter the house. Intakes should not be near an outside pollution source or inaccessible for cleaning and inspecting.

Air Filtration
Odours and particles, including molds, dust and pollen, should be removed from indoor air. Pleated paper filters remove fine particles that conventional glass fibre filters cannot. Ventilation systems can be designed to accommodate highefficiency filters to remove dust particles from outdoor air.

Heating Equipment
The equipment that heats the air and water in our homes has improved dramatically. Today, high-efficiency condensing furnaces, heat pumps well-suited to cold climates, and integrated space and water heating systems are commercially available.

When choosing a high-efficiency furnace, ensure it has a higher-efficiency fan motor as well to reduce electricity consumption.

Thermal Storage
Passive solar design techniques can be combined with high mass elements (for example, concrete floors) to store daytime solar energy for use during the night. Extra water heaters can be used to heat and store hot water during the night when there is excess electricity capacity. This stored energy can be used later when it is needed.

Ducting
To ensure the efficient supply and return of ventilated air, ductwork must be well design and installed. Ducts should be airtight yet accessible for cleaning.

Water-based Duct Sealer
Using a water-based sealer (mastic) is the best way to seal ducts to ensure efficient distribution of heating, cooling and ventilation air.

Heat Recovery Ventilation System (HRV)
HRVs help provide healthy indoor air quality. They can recover 70 per cent of the heat from stale indoor air while providing a continuous supply of tempered fresh air to the home. This reduces ventilation costs. This system draws fresh, filtered air into the home while removing stale indoor air moisture and odours. Together, the fresh air system and associated heat recovery ventilation provide a healthier, durable, more comfortable home.

Pure Water System
If it is necessary to improve water quality, consider installing a separate drinking water filter with its own kitchen tap. Water purification systems for the whole house are also available.

Gas-fired, Direct Vent, Fan-assisted or Sealed

Hot Water Tank
These appliances reduce the risk of flue gas spillage into the house while improving energy efficiency.

Central Vacuum
The central vacuum system should direct its exhaust outside the house, so it removes dust directly to the outdoors. This eliminates the kicked-up dust common to conventional vacuum cleaners.

Healthy Landscaping
Resource-efficient landscaping contributes to all the elements of the Healthy House—health, energy, resources, affordability and the environment. It can provide an area for growing food, a welcome microclimate (for example, shade, protection from wind) for the home, and reduce stormwater runoff. In addition, through well-designed landscaping, the garden need not be expensive to construct nor tedious to maintain.

Tips
Cisterns
Cisterns (water storage tanks) are an effective way to collect and save rainwater. They can provide water for all outdoor needs and reduce use of treated potable water.

Drip Irrigation System
A drip irrigation system, placed on or below ground level, reduces water losses due to run-off and evaporation in comparison to conventional sprinkler systems.

Native Grasses
Switch from thirsty, exotic grasses to hardy native varieties, and limit lawns to social and play areas.

Trees and Shrubs
Native trees and shrubs need less water than grass. Because their roots are deeper, they often do not need watering. They also provide privacy, shading and pleasure.

Waste Reduction and Recycling
With a backyard composter and garden, you can put most of your food wastes to good work where they belong—back in the land.

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蒙特利尔购房补贴计划的相关官网地址：

http://ville.montreal.qc.ca/port ... &_schema=PORTAL

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五月17号房地产讲座

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加拿大没有遗产税，却有很多遗产在主人去世后被冻结，这是因为加拿大有遗产增值税。比如一个人死后名下有两套物业，其中只有一套可以免交增值税，另外一套如果当初购买时是100万加元，去世时房子增值到300万，需计算并上交200万增值所需缴纳的增值税后，受益人才可以继承。

加拿大税法有一条规定：死亡时视同出售（Deemed Dispositions upon Death）。指的的是什么呢? 人去世后名下的资产需要清算，增值部分视同实现了，需要申报交税。也就是说人去世后还不能一了百了，仍存在税务问题。去世那一年仍然需要报税，而且缴的税很可能是他一生中缴过的最高税款。比如一个人是在6月30日去世的，那么他要申报的个人所得有两个部分：

1. 当年1月1日到6月30日期间的全球收入

2. 6月30日当天他名下的所有资产视同售出，以当天的市场交易公平市价FMV减去当初购买时的成本价，如果有增值，增值的一半和其他全球收入加到一起，计算需要缴纳的个人所得税。

对于资产较大的住在BC省的人来说，基本上是要缴增值部分的21.85%。比如上面说的那套房子，增值200万，要缴的税大约就是200万*21.85%=43.7万。这对继承人来说是一笔不小的负担。那么有没有可能不缴资本增值税呢？如果在转移资产时有以下几种情形存在，则可以免缴资本增值税。

一、配偶资产转移 Spousal Rollover

如果两夫妻在购买某些资产时比如买房子是联名购买的，那么一个人去世，这笔资产就会自动过户Rollover给另一个人，在这个过程中，无需经过遗产认证手续也不计税，一直等到联名资产的最后一个人去世再算。

不过要注意的是，如果不是同时购买而是后来把另一个人的名字加进去的做法就不属于联名持有（JOINT TENANCY）,只能算共同持有TENANCY IN COMMON。联名持有的两个人A和B，如果A去世，A的部分自动给B；B先去世，B的部分自动转给A；共同持有则不同，比如A先去世了，A的那部分资产会成为“遗嘱类资产”，需要经过复杂的法庭认证程序，看看由谁来继承，不会自动给B，而B继续持有他自己的那部分。


二、主要住宅增值税免缴 Principal Residence Exemption

如果一个人名下只有一套自住住宅，该物业增值的部分是不用上缴资本增值税。但任何家庭在任何一年仅能将一套物业指定为自住物业。如果父母去世时将自己主要住宅作为遗产留给子女，不存在税务问题，但如果子女已经拥有一套主要住宅，则从继承之日起，必须指定其中之一为投资物业，该物业将来转移时会有税务问题。

三、小型生意增值税豁免法则 Small Business Exemption

如果拥有加拿大人控制的私人企业（CCPC）的股份，在出售该股份时有75万资本增值免税额。另外，合格的农场资产（Qualified Farm Property）和合格的渔业资产（Qualified Fishing Property）也享受同样的资本增值免税额。比如一个人若干年前投资20万加元在CCPC里，他过世时股份价值增值到100万加元，他需要缴纳的资本增值税是100万-20-75万=5万。

四、人寿保险赔偿免税 Life Insurance Benefits Exemption

包括分红储蓄保险、投资连结险、定期保险、意外身故保险，被保险人身故后，赔偿金直接从保险公司发出支票送到受益人手中，不需要缴增值税，不需要用来还债权人，没人可以入禀法院提出修改受益人，也不需要缴纳1.4%的法庭认证费。

购买人寿保险可以将资产转移给受益人，受益人取得的人寿保险赔偿不需要纳税。投资类型的保险，其投资收益在一定的范围和额度內不需要为资本增值和利息收入付税；分红类的保险，保单的分红也不需要纳税，但直接从保单中动用保单内现金价值可能会引发税务问题，而通过第三方抵押贷款的方式间接动用保单内现金价值不会引发税务问题。投入保险的钱与投入RRSP等储蓄计划的钱有所不同，购买RRSP虽然现在所产生的资本利得不需缴税，但将来提款时需要按当时的税率缴税。
广辉国际地产公司,顶级品质,最佳口碑 ​
1-514-794-5118; canadabroker777@gmail.com;
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