TSSA Above Ground Fuel Tanks

Property owners have a legal responsibility to maintain fuel oil storage tanks and to clean up any leaks or spills that may occur, whether the fuel oil tanks are situated underground, in a basement or above ground. Fuel oil leaks and spills can cause significant environmental damage and the costs to clean up contaminated soil and groundwater on the property and its surroundings can be extensive.

This legal responsibility and potential for legal liability has resulted in increased insurance claims made by property owners with underground fuel oil tanks. This has caused an increase in homeowners’ insurance concerns, including potential denial of coverage.

The most commonly used tanks for fuel oil are steel containers that hold about 1,000 liters of fuel. The problem with many metal fuel oil tanks is that they rust from the inside out as a result of condensation accumulation inside the tank over several years. It is difficult to tell if a tank is leaking and underground fuel oil tanks present a particular concern because of the inability to determine their condition (they are difficult to inspect) combined with the probability that they will leak (the older the tank; the stronger the likelihood that it will leak).

Fuel Oil Regulations and Codes

Ontario has strict regulations and codes governing the handling and storage of fuel oil that require registration of all existing underground fuel oil tanks and dictate their removal or upgrading according to a phased in four year schedule based on the age of the tank.

All underground fuel tank systems that have not been used for two or more years (and no longer intended to be used), must be removed, no matter what the age. Furthermore, all underground tanks over 5,000 liters are required to be leak tested annually (at least monthly, when level 2 or level 1 leak detection is used).

All existing above ground and underground fuel oil tank systems are required to undergo annual maintenance (maintenance should also be in accordance with manufacturer’s instructions) and to have a comprehensive inspection at least once every ten years. The handling and storage of fuel oil is governed under the Technical Standards and Safety Act – Ontario Regulation 213/01 (“Fuel Oil Regulation”), and administered under the Ontario Installation Code for Oil Burning Equipment I (Based on CSA B139, with Ontario Amendments), Edition/2006 (“Ontario Fuel Oil Code”).

The Fuel Oil Regulation defines two types of fuel oil storage tanks and a tank system:

Above ground tank – “means a tank that is installed at or above grade level within a building or within a secondary containment, but does not include a tank that is in direct contact with backfill material”. Free standing fuel oil tanks in basements that are not in direct contact with backfill material are considered, by the TSSA, as above ground tanks.

Underground tank – “means a buried tank or partially buried tank that is in direct contact with earth or backfill”. The TSSA does not consider fuel oil tanks that are in basements to be underground tanks unless they are in direct contact with backfill material. Tank system – “means an above ground or underground tank, and includes all piping, valves, fittings, pumps and other equipment associated with the tank”.

Underground Fuel Oil Tanks

Under the Fuel Oil Regulation fuel oil distributors cannot supply fuel oil to an underground tank unless the tank is registered with the TSSA. This requirement has been in effect since May 1, 2002. There is no charge for registering an underground fuel oil tank and the application form (Application for an Ontario Registration to Operate/Install and Underground Fuel Oil Tank, Form No. 09143) is available by calling the TSSA 416-734-3300 or toll free at 1-877-682-8772 or online through the TSSA at http://www.tssa.org/regulated/fuels/fuelsForms.asp.Once the application form is processed, the applicant will receive a registration number from the TSSA. The registration number can then be provided to the fuel oil distributor, to ensure an uninterrupted supply of fuel oil.

Deadlines for Removal or Upgrade of Underground Fuel Oil Tank Systems

The requirements for removal or upgrade of underground fuel oil tank systems are set under the Ontario Fuel Oil Code. Removal – All existing single-wall steel underground tank systems that are 25 years old and more as of October 1, 2001, or of unknown age, and not cathodically protected, are required to be withdrawn from service and removed. All underground fuel tank systems that have not been used for two or more years (and no longer intended to be used), must be removed, no matter what the age. However, where removal of the tank is not feasible an application for Variance may be made to the TSSA.

Removal or upgrade – There are specific dates set by the Ontario Fuel Oil Code when underground fuel oil tank systems are required to be removed or upgraded based on the age of the tank, and outlined below:

Schedule for Upgrading Existing Underground Tank Systems:

Deadline to Remove or Upgrade*

Age of Tank

25 years and more, or unknown                 October 1, 2006

20-24   years                                              October 1, 2007

10-19    years                                             October 1, 2008

0-9       years                                              October 1, 2009

* Upgrade includes adding approved leak detection, corrosion protection, spill containment, and overfill protection device.

Requirements for Removal of Underground Fuel Oil Tank Systems

Property owners are responsible for the costs of removing their underground fuel oil tank. The removal must be performed by a TSSA registered fuel oil contractor holding a Petroleum Equipment Mechanic 2 (PM-2) license. The TSSA must be notified once the underground tank has been removed and the property owner must have an environmental assessment report completed by a Professional Engineer, a Professional Geoscientist, a Professional Agrologist, or a Chartered Chemist. If a leak of fuel oil is confirmed, the Spills Action Center of the Ministry of the Environment must be notified of the leak and the property owner is responsible for the cost of the required clean up of contamination.

•A list of TSSA registered fuel oil contractors located in various municipalities can be found at: http://www.tssa.org/regulated/fuels/heating/heatingcontractors/

•To find a PM-2 Contractor in a specific municipality, contact the Ontario Petroleum Contractors’ Association (OPCA) at www.opcaonline.org or Phone: (705) 735-9437 or Toll Free: 1-866-360-6722

•To report a spill contact Spills Action Centre of the Ministry of the Environment at Phone: 416-325-3000 or Toll Free: 1-800-268-6060

Requirements for Upgrading Underground Fuel Oil Tank Systems

Some underground fuel oil tank systems may require an entirely new system in order to conform to the Ontario Fuel Oil Code; others may only need specific upgrades to the corrosion protection, overfill protection, spill containment’s, added leak detection, etc. Underground fuel oil tank systems that are not removed must be upgraded with approved overfill protection, corrosion protection, spill containment and leak detection. Prior to upgrading, an underground steel tank must be subjected to a precision leak test.

Application for Variance for Underground Fuel Oil Tank

The TSSA will consider an application for “Variance for abandonment of an underground fuel tank in place” where removal of an underground tank is not feasible due to certain circumstances, such as a structural consideration. An example of a structural consideration is where an underground tank is situated such that its removal would cause collapse of a retaining wall of a house.

However, the TSSA does not consider an underground tank situated beneath a driveway, back yard, front lawn, or garage, etc. to be a structural consideration. The Variance application process normally takes several weeks because it involves extensive review and research by the TSSA in order to determine whether the tank must be removed or it can remain in place, with conditions. The process begins with completion of the Variance Application (Application for a Variance/Deviation, Form No. 09533) and submission of the application fee and an environmental assessment report to the Environmental Services office of theTSSA. Further information, including the Variance Application form,”Environmental Info Sheet” and fee information can be found at http://www.tssa.org/regulated/fuels/environment/fuelsEnviron04.asp

Above Ground Fuel Oil Tanks

There are no age limit considerations specified in the code or regulation requirements to dictate the replacement of above ground tanks, provided the tank is not leaking.

An existing above ground tank is considered, by the TSSA, as “approved” provided the tank was installed in accordance with the Ontario Fuel Oil Code that was applicable at the time of

Rusted-Oil-Tank---TSSA-Inspection
Oil Tank Will Not Pass Inspection

installation. If an above ground tank is not being used, the tank and all associated piping of fluid content must be emptied and vapour-free; but it does not have to be removed unless the tank is of a capacity greater than 2,500 litres and unused for more than 3 years.

If an above ground fuel oil tank is removed, the TSSA must be notified; an assessment report must be completed setting out the extent of any fuel that has escaped to the surrounding environment; and any contamination must be cleaned up.

Annual Maintenance

All existing above ground and underground fuel oil storage tank systems are required to undergo annual maintenance (unless otherwise specified by manufacturer’s instructions), performed by a TSSA certified oil burner technician (OBT); otherwise fuel oil distributors cannot supply fuel oil. Such services include visually inspecting the tank system for leaks and testing and servicing the oil burning equipment to ensure it is operating properly. It is the property owner’s responsibility to arrange for an inspection.

Leak test – When level 2 or level 1 leak detection is used, a leak test shall be conducted at least monthly.

Comprehensive inspection – All existing fuel oil storage tanks (above ground and underground) and associated appliances (furnace, boiler, water heater, etc.) are required to undergo a comprehensive inspection by a TSSA certified oil burner technician at least once every 10 years, otherwise fuel oil distributors cannot supply fuel oil. Furthermore, a fuel oil distributor is required to prepare a report of each inspection made and retain the report until the next inspection and report are completed. Due to the large number of inspections that were required to be completed by fuel oil distributors, the TSSA approved the following deadlines for comprehensive inspections (from page 2 of the TSSA Update (Fuels Safety Edition) Spring 2006

•May 1, 2004 – all fuel oil distributors required all new customers to undergo an immediate comprehensive inspection

•May 1, 2006 – certain groups of fuel oil distributors required existing customers to undergo a comprehensive inspection

•May 1, 2007 – all systems that previously underwent a basic inspection are required to undergo a follow up comprehensive inspection by May 1, 2007.If “unacceptable conditions” are found and there is an “immediate hazard”, the fuel oil distributor is required to immediately cease supplying fuel oil and to take such steps as are reasonable in the circumstances to shut off the supply of oil to the tank facility, system or appliance. If “unacceptable conditions” are found and they do not pose an “immediate hazard”, the fuel oil distributor may supply fuel oil provided that the owner of the property takes corrective actions, up to 90 days of receiving notice, to conform to the Code (Section 24 of the Fuel Oil Regulation). However, due to the high number of “unacceptable conditions” being found and the resulting backlog in correcting such conditions, the TSSA extended the 90 day time period to 365 days provided that a variance has been granted to extend the deadline – (TSSA Advisory, ref. no. FS-05505, dated November 8, 2005 )

New Smoke Alarm requirements as of 2015

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Furnace and A/C Maintenance Tips

Your furnace is just like your car,  the better you maintain it the longer it will last, saving you money and headaches.  You should have a contractor do annual maintenance on your furnace and air conditioner.

Some of the items included in a maintenance inspection will include the following:

Check thermostat settings to ensure programmable setting are correct for energy saving;  Check and tighten all electrical connections and check current on motors etc. to check for potential failures; Lubricate all moving parts which can reduce wear and friction;  Check condensate drain for kinks or blockage; inspect and test all controls; clean all motors and filters to allow proper movement of air.

Oil furnaces will have their combustion checked to ensure proper combustion in fire pot.  Combustion is measured at chimney to detect poor combustion.  Oil tanks are also inspected every year when 10 year ULC certification runs out.

We highly recommend that our customers receive regular checkups on their systems to ensure that they address any problems before they become serious. Simple routine checkups can help you avoid an expensive repair that may catch you off guard later on.

A reputable company for all your maintenance and repair requirements is Philadelphia Air Conditioning Repair.

Oil Tanks and Your Insurance Company

Oil Tanks and Your Insurance Company

Buying a house in the country or any rural area usually means you have a choice of propane or oil heat.  After decades of heating with oil heat your insurance company is now becoming more finicky about what they will or will not insure.

Home buyers want to ensure they will comply with the requirements of their insurance company prior to signing an Offer to Purchase.  Some home owners find themselves scrambling to obtain coverage after their insurance company tells them that their property is not insurable in the condition it is in.

Most people are aware that 90% of Insurance Companies will require a WETT Inspection prior to insuring a home, this has been common place for many years in Ontario and any experiences Realtor will ensure you are aware of this.

One of the less known requirements of Insurance Companies is the requirement to exceed the TSSA standard for metal thickness in oil storage tanks.  Recently some insurance companies have started to change their underwriting requirements relating to steel oil tanks, and are indicating that “14 gauge, single wall” steel tanks will not be acceptable for insurance purposes.

Wow, you say, how can this be possible, the tank has a ULC  Certification tag and is within the prescribed 10 years?  Well it seems that Insurance Companies, based on their Underwriting experience, have decided that the risk is un-satisfactory.   Some Canadian Insurance Companies will no longer accept 14 Gauge, single wall , steel storage tanks will not be acceptable for insurance coverage.  This could put your mortgage at risk and threaten your closing.

This is a sample standard that some insurance companies are now using:

Metal tanks – Thickness of the metal – Stamped on the tag or sticker on the tank. (Fibreglass tanks do not have to follow this standard) 

  1. 2.00 mm = 14 gauge – this is a very thin metal that is susceptible to breakdown. These are no longer being certified.
  2. 2.3 mm and above = 12 gauge – this is a heavier metal and is more durable than a 14 gauge tank
  3. 2.00 mm = Double Bottom tanks are acceptable but must be replaced sooner than 12 gauge tanks

Even in Northern Nunavut there are strict regulations and the responsibility for oil storage and leaks is firmly pointed directly at the home owner.  This is the wording from their guideline; ´The homeowner is responsible for ensuring that his heating oil tank and accessories are kept in good working order and are in compliance with current environmental and other regulations and codes of practice. In the event of an oil spill, the homeowner is ultimately responsible for cleaning up the spill and further, bringing the affected land back to a condition that meets acceptable environmental standards.

In England they give specific Insurance Advice, which is;

Cleaning up oil spills is difficult and can be very expensive – we’re talking thousands of

pounds. Dealing with a spill will cause you and maybe your neighbors a great deal of

inconvenience. You should have insurance cover and your policy should include:

• the cost of replacing the lost oil

• the costs of cleaning up oil on your own property

• a high enough liability limit to cover you if neighboring land and/or boreholes

are affected

• environmental cleanup for accidental oil loss.

As you can see,  an environmental cleanup can quickly reach a “million dollar” price tag if oil seeps into the ground and contaminates ground water or flows down drainage ditches requiring massive soil removal and cleanup. Relying on your Home Inspector or Realtor to inform you of various Insurance Company requirements is not within their area of expertise.   So as always, Caveat Emptor – Buyer Beware.  A Educated Consumer is a Smart Consumer and will ensure that all the i’s are dotted and t’s are crossed before , “Signing on the Dotted Line.”

High Efficiency Furnaces

high efficiency furnace - Barrie Home Inspector

High Efficiency Furnaces information for home owners.  Most newer furnaces with a AFUE rating of 90% or more are rated as high efficiency furnaces. High efficiency furnaces also have a sealed combustion chamber to prevent heat loss. These high efficiency sealed combustion condensing furnaces utilize a second heat exchanger to capture more heat from the combustion process. The  hot flue gasses are cooled down to the point where water vapor condenses. This process allows extraction of additional heat from the combustion process, increasing the unit’s efficiency and venting through PVC piping rather than chimney.

All gas-fired appliances must have adequate supply of combustion air for the combustion process. Atmospheric combustion appliances (80% AFUE furnaces and standard water heaters) pull air from inside the residence for this purpose. Therefore, an outside air intake is usually ducted into the mechanical room of the residence when required.

Most sealed combustion furnaces are provided with 2″ intake and exhaust ports. This does NOT mean that this is the size piping needed for proper venting. For each 90* elbow used, you must deduct 5′ from the maximum allowable length. For each 45* elbow, deduct 2 1/2′ from the length. The vent and combustion air piping will usually be 3″ or 4″. If you must increase size, this must be done at the unit by using a vent increaser. Newer furnaces now require vent pipe to meet the CSA 636 pipe standard which is easy identified as being white PVC pipe with correct markings.  If you enclose your furnace during a renovation it is important to ensure that you have an intake vent on your furnace.

The condensate developed by the furnace is required to be disposed of. You can use plastic and some metal drains or you can use a condensate pump to pump directly into one of your drain lines. Keep in mind that regular and proper maintenance of your furnace is relatively inexpensive, but will extend the life of your heating system, save you energy dollars, and ensure your homes comfort and safety. Make sure your home heating system is working at peak efficiency.  If you have a humidifier ensure you inspect unit frequently as hard water and calcium deposits may accumulate and cause your unit to leak into furnace cabinet.  Moisture can quickly deteriorate your furnaces heat exchanger causing an expensive repair.

Always look for the EnerGuide label. This rating system helps consumers compare the energy efficiency of products. An EnerGuide label with the furnaces AFUE rating is shown on the back page of manufacturers brochures. Included on the EnerGuide label is a rating scale showing the range of efficiency for gas furnaces on the market.  Newer furnaces are marked with units AFUE rating.  AFUE stands for Annual Fuel Utilization Efficiency and a higher AFUE means higher efficiency.

You can save money on your heating and cooling bills by simply resetting your thermostat when you are asleep or away from home. You can do this automatically without sacrificing comfort by installing an automatic setback or programmable thermostat.  In Ontario you can have a new programmable thermostat installed for free if you allow them to cut back use in peak times.

The barrie home inspector will run your furnace and note any irregularities. Remove all panels and check for condensate leaks or rust. Inspect all venting and exterior penetrations.

The Use Of Air Conditioning

The Use Of Air Conditioning.  The world has had a technological shift in appliances advancement. One such area is in use of air conditioners in most area including homes, hotels, and public booths among a host of so many areas. Central air conditioning basically plays a vital role in fast growing urban centers in most hot parts of the world where many of the citizenry live in apartments in high rise buildings.

Air conditioning not only cools but also removes excess humidity in unit creating a more comfortable environment.   The working mechanism runs from simple models to sophisticated computer driven environmental systems. Budget constraints are the typical factor when choosing what type and size of system.

A very interesting place where air conditioning has been utilized is in building and construction. The use of AC has enabled construction workers to regulate their environment, working even during extreme heat conditions. Building in hot places can be a nightmare for both staff and productivity.  However with air conditioning in place the workplace becomes more worker friendly.

In the mining industry it’s a mandatory for mine operators to provide a humane working environment.  Underground mining is an environment where there is compressed air in constant use. This means that air circulation has to be effectively boosted in order to ensure safe and comfortable working conditions. Use of evaporation techniques along with dehumidifiers has played a vital role in stabilizing the underground environment. This has doubled the mining capacity of many firms.

Reduction of humidity by a dehumidifier is a very vital aspect in air conditioning. Only that, an average dehumidifier is different. In it, both the condenser and evaporator coils are in the same air paths. This results in warm and dehumidified air outlay. It makes the machines flexible in their location. Interestingly no energy is channeled out of the room because the entire system is within a room.

The other component with fan problems is the air handler blower unit. It needs regular checks ups and subsequent top notch repairs. This would ensure overall performance is next is impeccable. An exemplary cooling system is imperative to the running of the system.

Today the central air conditioner has played a vital role in increasing the quality of life during periods of high heat. For some, it air conditioning is a matter of survival while for others it provides comfort during heat waves.

The right fireplace for your home

The right fireplace for your home.  When choosing a fireplace for your home, you will need to decide what style will fit with your decor and budget. A new fireplace can be made from different materials, such as marble and limestone. These days you can choose to have wood burning or gas fires instead of electric appliances which are quickly becoming obsolete.

reproduction fireplace by barrie wett inspections

Reproductions are very good quality and they also mean you can get a fireplace that suits your taste without being restricted by how old your house is. Antique fireplaces are popular but they are very rare as most were destroyed in the Sixties and Seventies when real fires weren’t in fashion. It is possible to get reproductions of Georgian and Victorian fireplaces.

Carrara marble appeals to people because of its striking look with veins of white running through the cream surface. Jura stone is a fairly affordable option that still provides a beautiful look and is made from unappealing sheets of marble covered with one of two finishes. Agean limestone is widely used and each piece will have its own unique look, as is also the case with Portuguese limestone, which is also popular.

The majority of people who have the option prefer to have a real, solid fuel fire as the visual effect is second to none. Electric fires appeal to minimalists and look striking in contemporary homes where they blend in well without dominating the room. Gas fires provide an easy source of heat and modern versions look far better than those of yesteryear, which often seemed cheap.

The right fireplace for your home will be something that suits your taste, so don’t be swayed by a feeling that something else would be more appropriate for the age of your property. Go for a fireplace that complements the room. Pick a fuel source that suits your way of living.

If you live in Ontario you will require a WETT Inspection by your insurance company.  A certified WETT technician will inspect all the visible parts of your appliance and check clearances to combustibles.  He will pass your unit if no problems are found.  When looking for a Certified WETT inspector visit  the Barrie WETT Inspector