Occupant Handbook - 3.0 Occupancy in your residential housing unit

3.1 Good housekeeping practices

As the Occupant, you hold the primary responsibility for maintaining good housekeeping standards in your residential housing unit (RHU). This is not only for the comfort and upkeep of your home but also to ensure the health and safety of everyone living in or visiting the premises.

• Keeping the RHU clean and in a good state of repair, both inside and outside.
• Avoiding conditions that can lead to health or safety issues, such as allowing garbage to accumulate, hoarding, not addressing mold or pest infestations, or creating fire hazards through improper storage.
• Using all components and fixtures, including electrical fixtures, as intended to avoid any risks to health and safety or damage to the RHU. Overloading electrical outlets, misusing appliances, or tampering with fixtures could lead to damage or safety risks.

The Canadian Forces Housing Agency (CFHA) has the authority to intervene if good housekeeping standards are not maintained. In cases where an Occupant is found to be non-compliant with these standards, CFHA may initiate a violation management process to address the issue. 

For more information on how violations are managed, please refer to Section 8.12 - Violation Management in this Handbook.

3.2 Activities requiring Housing Services Centre approval

The Occupant must obtain the Housing Service Centre's (HSC) written approval prior to making additions or alterations to the premises or conducting commercial activities. Examples include, but are not limited to:

3.2.1  Security cameras/doorbells

The Occupant may install security cameras and/or doorbells with cameras for safety reasons if they do not infringe upon their neighbours’ privacy. The Occupant is responsible for all costs related to the installation, removal, or damage to the residential housing unit (RHU).

Any privacy concerns relating to security cameras/doorbells, should be brought to the attention of the Military Police and/or local policing authority.

3.2.2  Operating a home-based business

All HSC requests to operate a home-based business from an RHU are subject to local by-laws, provincial/territorial regulations, and base/wing commander’s support. Approvals may be granted should the business not disturb the neighbours, obstruct traffic, offer unfair competition to local businesses, lead to any changes or excessive maintenance to the premises, present a health hazard, or is in conflict with Base/Wing Standing Orders. The Occupant must carry appropriate insurance for the business. If the municipality requires a business licence, the Occupant must submit it to the HSC prior to the start-up of operations.

3.2.3  Alterations/additions to the residential housing unit

Requests for renovation, alterations, or additions to the RHU must be submitted through the HSC. The HSC will review the request in accordance with the National Building Code and all applicable CFHA standards within a reasonable timeframe.

The Occupant is responsible for all associated costs.

3.2.4  Interior painting and wallpaper

Wallpaper is not permitted and the Occupant is responsible to return walls to the same standard found during move-in, including the use of CFHA approved color. Failure to comply may result in the Occupant being held responsible for any costs related to returning the walls to their original condition. Fair wear and tear applies in all cases.

3.2.5 Furniture and effects

The Occupant is responsible for the costs of all alterations to the RHU for accommodation of any all furniture and effects.

3.2.6 Specialty appliances

Installation of specialty appliances such as air conditioners (referring to portable or window temporary systems), dishwashers, gas appliances, etc., must be completed through CFHA by a CFHA approved contractor. The Occupant is responsible for all associated costs of specialty appliances such as, but not limited to, installation, maintenance/repair, removal, and restoration costs.

3.2.7 Fences, patios, decks, gazebos, sheds and dog runs/pens/kennels

Installation of any fence, patio, gazebo, shed, dog run/pen/kennel or other approved structures, are subject to local restrictions and CFHA standards. The Occupant is responsible for the maintenance and/or repair of any approved structures they build. The Occupant is responsible for the removal of all structures at the end of their occupancy, restoring the grounds to their original condition, and all associated costs. Please refer to section 10.3 Restoration of grounds of this Handbook for more information.

All requirements for these installations are outlined in the application form and supported by a separate technical guidelines document. The Occupant is required to submit the application form.

Note: Fence requests for special needs accommodations will not be processed. Their installation and all associated costs are the sole responsibility of the Occupant.

3.2.8  Above ground pools, wading pools and hot tubs

Above-ground pools, wading pools, and hot tubs are subject to local restrictions and CFHA standards, and require a fence prior to their installation and being filled with water. Please refer to section 3.2.7 Fences, patios, decks, gazebos, sheds, and dog runs/pens/kennels of this Handbook for more information. The Occupant is also required to possess and provide proof of appropriate liability insurance, prior to installation, and on an annual basis thereafter. The Occupant is responsible for the removal at the end of their occupancy, restoring the grounds to their original condition, and all associated costs. Please refer to section 10.3 Restoration of grounds of this Handbook for more information.

All requirements for these installations are outlined in the application form and supported by a separate technical guidelines document. The Occupant is required to submit the application form and consult the technical guidelines when preparing their submission.

3.2.9  New cables (TV, internet etc.)/satellite dish installation

If the Occupant is installing new cables or satellite dishes (self-installed or using a local service provider), CFHA must be consulted and will monitor and inspect the installation of new cables and satellite dishes to prevent damage to the RHUs. If the equipment is not installed properly or maintained, the Occupant will be required to remove it at their expense. The Occupant is responsible for the removal at the end of their occupancy and all associated costs.

3.2.10  Automobile shelters

The installation of automobile shelters and sheds are subject to applicable provincial/territorial legislation, regulations, municipal by-laws, and CFHA standards. Shelters are to be installed in the driveways of single and semi-detached dwellings only.

It is prohibited to attach structures to the RHU, garages, or to be anchored to the pavement–proper weights must be used instead.

Installations are permitted from November 01 to April 15 of the following year. At the end of this period, the temporary automobile shelter must be removed.

The Occupant is responsible for the removal at the end of their occupancy, restoring the grounds to their original condition, and all associated costs. Please refer to section 10.3 Restoration of grounds of this Handbook for more information.

All requirements, including technical guidelines, are included in the application form. The Occupant must review and submit the form as part of their request.

3.2.11  Flowerbeds, vegetable gardens, and shrubs

Due to potential problems caused by root systems, poor drainage, etc., some restrictions that apply include:

• Shrubs cannot be planted near the RHU or other permanent structures closer than their maximum potential growth size allows.
• Gardens/flowerbeds planted along the house need to slope away from the foundation wall.
• Small volumes of topsoil are permitted to be imported for gardening purposes, however, volumes larger than three (3) metres squared are prohibited.

3.2.12  Soil excavation (call before you dig)

The Occupant must contact their local service providers (hydro, gas, cable, telephone, and water and sewage) to ensure there are no underground services where they are planning to dig. While the work is ongoing, the excavation area cannot be left unprotected as it creates a safety hazard. Any open excavation site is required to be covered with a brightly coloured and properly secured tarp. Occupants are prohibited from transporting excavated soils offsite.

3.2.13  Electric vehicle charging services

An electric vehicle charging service (EVCS) is the equipment between a power source and a vehicle’s charging port. The term EVCS refers to the cables, connectors and other devices that function to safely recharge an electric vehicle (EV).

Availability of EVCS varies across HSC locations due to their unique electrical configurations, metering, power supply, parking arrangements, and differing RHU types (singles, semi-detached, row and apartments). These varying conditions can add a level of complexity with installation of EVCS. Approval to install an EVCS is contingent on the feasibility of the installation, local conditions, and specific considerations.

HSCs will assess the potential and provide EVCS level 1 or 2 capability where local conditions permit subject to the following:

EVCS availability at HSCs:

• Where EVCS are available, Occupants are responsible to supply their own plug and play charging equipment.
• Where EVCS are not available, Occupants must inquire through their local HSC for a new installation.
• Installation of EVCS can only be completed through the HSC by a CFHA approved contractor upon confirmation of the electric panel capacity availability and work feasibility.
• The Occupant is responsible for the removal of the EVCS the end of their occupancy, restoring the grounds and RHU to their original condition, and all associated costs related to damages caused by modification or misuse.

The Occupant may submit an application by submitting the application form.

Note:

• CFHA will not provide EVCS Level 2 where local parking arrangements are not assigned or designated by address. Furthermore, cords are not permitted to run across common area pathways, neighboring properties, common lands, or within non-designated parking areas such as common parking lots.
• Installing smart technology such as split-breakers or splitters are not to be connected to an RHUs electrical distribution system.
• Batteries for electric scooters and bicycles should not be charged inside RHUs. Charge thebattery in a flat, dry area away from pedestrian areas, direct sunlight, flammable liquids, and tripping hazards, and in a location where the e-bike is not at risk of falling. Charging devices are not to be left unattended.

3.3 Barrier-free modifications

The Occupant may request modifications to an RHU for accessibility requirements. A written request to the HSC manager supported by a report from an occupational therapist outlining the specifics and details for the accommodations is required. The HSC will engage the CFHA Head Office for review and will respond to the request in a reasonable timeframe.

Note: Fences are excluded from accessibility requirement accommodations; their installation and all associated costs are the sole responsibility of the Occupant.

3.4 Window blinds and curtain/drapery tracks

Window coverings, curtains, blinds, drapes are required to be surface mounted above the window head casement trim, and not within window jambs.

3.5 Basement use

Unless specifically advised by the HSC, and due to fire safety, the intended use of the basement is to for storage use, and for mechanical services (i.e., furnace, hot water tanks, laundry facilities, etc. Basements are not considered livable spaces and must not be used for sleeping or other activities.

Due to the increased risk of moisture and water infiltration, all stored items must be placed away from walls and elevated on pallets and/or shelves to prevent possible damage. Storage must not compromise safety, access, or the intended function of the space.

To ensure emergency access and maintain fire safety:

• A minimum clearance of 75 cm (30 in) must be maintained around furnaces, hot water heaters, electrical panels, and water shut-off valves.
• Items must not obstruct or limit access to these critical components.

3.6 Landscaping

Subject to applicable provincial/territorial legislation, regulations, and municipal by-laws, the Occupant is responsible for keeping lawns cut and well-tended, shrubs and flower beds maintained, and ensuring the bottom 4 ft. of trees are kept neat from tree suckers.

The Occupant is required to follow any in-effect municipal water restrictions.

3.7 Snow removal

It is the Occupant’s responsibility to ensure steps, sidewalks, pathways, and driveways on their premises are cleared of snow and ice at all times. It is recommended to use sand or non–corrosive pet-friendly de-icing products to avoid permanent damage to concrete balconies, walkways, and steps.

Additionally, snow is required be cleared from around utility meters air intakes, and exhausts. The Occupant must limit the amount of snow piled against the foundations and window wells.

3.8 Water flushing

At most CFHA housing locations, drinking water is provided by the municipality and often managed in part by the local base/wing staff and CFHA. Canadian municipalities and base/wing technicians conduct regular drinking water testing in accordance with Health Canada’s Canadian drinking water guidelines.

The majority of CFHA’s housing portfolio was built in the post-war era of the early to mid-1950s and is representative of homes built across Canada at the time. While CFHA has undertaken significant upgrades and renovations to its portfolio, some RHUs may still contain lead plumbing parts, such as soldered joints which connect the pipes. Such components were permitted in housing construction in Canada until 1986.

It is strongly recommended that Occupants follow Health Canada’s recommendation to flush the water lines in their RHU prior to drinking the tap water, especially when water has been sitting in the pipes for a several hours. Flushing the water, especially first thing in the morning, can reduce exposure to lead if it is present in your drinking water.

CFHA is committed to providing healthy and safe housing for its Occupants. If you have questions or concerns about your drinking water, contact your HSC.

3.9 Waste removal/recycling/composters

Occupants must place garbage in covered containers. To keep scavenging animals at bay, plastic bags alone must not be used for household waste. Occupants must take note of the collection schedule and must not put garbage containers out prior to 5 p.m. the day before the scheduled collection, or in accordance with local by-laws. The Occupant is responsible for their garbage until it is placed on the garbage truck.

For safety reasons, Occupants must remove rubbish and combustible waste regularly. Any accumulated waste that may be considered a health and safety hazard will be removed at the Occupant’s expense. Please refer to section 3.1 Good housekeeping practices of this Handbook for more information.

Occupants are encouraged to recycle where a recycling program exists. The Occupant must leave behind all recycling containers provided for their RHU upon move-out.

Where composters are available, Occupants will need to place them in a suitable location, preferably hidden from view. They are to be kept clean, secure, and to be fully emptied and cleaned prior to move-out.

3.10 Use of pesticides

The use of pesticides for cosmetic lawn care, or to treat grubs or other outdoor pests, is prohibited. Information on lawn care alternatives to pesticides is available from many sources, such as Health Canada’s Healthy Lawn website. Please refer to section 8.4 Pest management in this Handbook for more information.

3.11 Skating rinks

To prevent damage to lawns and landscaping, the installation of skating rinks is prohibited.

3.12 Asphalt and concrete surfaces

Asphalt and concrete surfaces can be damaged or stained by automobile fuel, lubricants, and heavy loads. This damage and/or stains can result in expensive repairs and an unsightly appearance. The Occupant must remove stains or spills from the driveway and garage floor as soon as they occur, or risk being charged for the repairs.

3.13 Locker storage

The Occupant must keep assigned locker storage tidy and free of fire hazards. It is prohibited to use storage areas for workshops, play areas, motor vehicles (such as motorcycles) or living spaces. Perishable items should be stored in suitable storage containers to keep rodents and insects at bay.

Please refer to section 6.3 Flammable liquids in this Handbook for more information.

3.14 Garages

The intended use of the garage is only for the purpose of storage and parking of vehicles. If the Occupant wishes to use the garage for any other purpose than storing a vehicle, CFHA will not be liable for damage to the Occupant’s personal belongings. Activities taking place in the garage must not affect the health and safety of the Occupants and/or the integrity of the structure. For the storage of hazardous material or flammable liquids, please refer to section 6.3 Flammable liquids of this Handbook.

3.15 Parking

Vehicles must be parked only in designated and/or allocated parking areas. Parking or driving on the grassed area of the premises is strictly prohibited. Non-roadworthy vehicles must not be stored in the driveway or on the premises.

Utility trailers are permitted on the premises subject to the following:

• The maximum combined length of a trailer must not exceed the parking space available while accommodating the parking of a motor vehicle.
• Parking of utility trailers must not infringe on adjoining premises and corner lots.
• If the trailer can be moved by hand without damaging the lawn or blocking access to the RHU, it may be placed in the backyard of the RHU.
• The trailer cannot:
  • Hinder traffic (block sidewalks/streets).
  • Be in the way of neighbouring allocated parking spaces or emergency services.
  • Block site visions for vehicles on adjoining premises and corner lots.

3.16 Vehicle maintenance

Occupants are only permitted to perform maintenance to their personal vehicles on their own premises and must be performed within 24 hours.

In choosing to make repairs to their vehicle on the premises, including separate garage, Occupants must take proper precautions to avoid damage and to maintain the health and safety of individuals, pets and environment. Please refer to section 3.12 Asphalt and concrete surfaces and section 3.14 Garages in this Handbook for more information.

During such repairs, vehicles must be able to be easily moved from the driveway to allow access to emergency response teams as well as maintenance/service providers, as required. Vehicles in driveways cannot be left unattended with open hoods, doors, or windows, or on blocks, jacks, hoists, etc., as this could pose a health and safety risk.

3.17 Recreational vehicles, boat/watercraft and sport/all-terrain vehicles

Storage of recreational vehicles, and trailers with boats/watercrafts and sport/all-terrain vehicles is not permitted on the premises on a permanent basis. However, subject to applicable provincial/territorial legislation, regulations and municipal by-laws, the parking of one boat/watercraft trailer or one recreational vehicle may be permitted on an RHU’s assigned parking space from 1 April to 31 October. RVs/boats/watercraft trailers must be stored outside of the RHU area for the off season. Sports/all-terrain vehicles, such as snowmobiles, jet skis, three/four-wheelers and motocross bikes are permitted during respective seasonal periods on the Occupant’s premises. The Occupant is responsible for all costs related to damage to the driveway or property resulting from the storage of recreational vehicles. Some bases and wings have storage areas available, please contact your HSC for more information.

Parking of recreational vehicles, boats/watercrafts and sport/all-terrain vehicle during the specified times above is subject to the following:

• The maximum combined length of a trailer with or without a boat (inclusive of attached motor), a personal watercraft, sport/all-terrain vehicle (such as snowmobile or other ATV), or a recreational vehicle, must not exceed the parking space available while accommodating the parking of a motor vehicle.
• Trailers (with or without a boat, personal watercraft, or sport/all-terrain vehicle), must not infringe on adjoining premises and corner lots.
• Cannot be parked on the grass.
• Cannot hinder traffic (block sidewalks/streets).
• Cannot be in the way of neighbouring allocated parking spaces or emergency services.
• Cannot hinder site visions for vehicles on adjoining premises and corner lots.
• Cannot be used as temporary or permanent residence while parked on the premises.

3.18 Occupant owned recreational equipment

All recreational equipment including, but not limited to, hammocks, swings, ziplines, forts, etc., which involve the use of trees is prohibited. The use of freestanding recreational equipment (such as trampolines or play structures) is permitted in the backyard, excluding common areas such as apartments. The Occupant is responsible for the safe operation and repair of all the equipment placed on the premises and is liable in the event of injury. The Occupant may be asked to remove any unsightly recreational equipment. The Occupant is responsible for the removal at the end of their occupancy, restoring the grounds to their original condition, and all associated costs. Please refer to section 10.3 Restoration of grounds of this Handbook for more information.

Freestanding recreational equipment are not permitted in the front yard.