Insite to Condos - Summer 2016 by C C I

Vol. 29, issue 4 - summer 2016

Insite to condos

canadian condominium institute magazine north alberta chapter

This issue: Insurance & By-Laws A Changing Energy Market Asbestos: The Uninvited Guest

CCI - North Alberta Chapter

THIS ISSUE 2

Recap of the CCI North Alberta Conference & Trade Show

President’s Message

CCI North Alberta Golf Tournament

Murray Dadswell

Anand Sharma

Insurance & By-Laws

Mitigating Risk in a Changing Energy Market Nigel Gamester

Q&A with Robert Noce Condominium Communications A Primer, Part 2 Bill Stephenson, B.Sc., MBA

Asbestos: The Unexpected House Guest

Why Regularly Scheduled Exterior Care Matters Cathy Doherty

Ted Letourneau, B.Sc., EP

The “Doctor” Is Concerned Brian Shedden

Forms and Business Partner Directory

Insite to Condos Summer Issue 2016

Chairperson / Education Chair Helena R. Smith ACCI, FCCI - HRS Condominium Consulting P: 780-433-8058 E: helenarsmith1@gmail.com

President / Government Advocacy Anand Sharma - CS Management Inc. P: 780-760-6197 E: anand@csmgmtinc.ca

1st Vice President / Comm. Chair

Gregory Clark - Westgate Perma Insurance Ltd. P: 780-448-7137 E: gregory_clark@cooperators.ca

2nd Vice President / Membership Chair Susan Milner - TEGA Property Management Ltd. P: 780-757-7828 E: smilner@tegapm.ca

Treasurer

Luu Ho, CGA, CFE - CPA P: 780-448-7317 E: luu@hocpa.ca

Secretary / Sponsorship

Office Administrator Joyce Schwan - CCI NAC P: 780-453-9004 E: info@ccinorthalberta.com HOW TO CONTACT US #37, 11810 Kingsway NW Edmonton, Alberta T5G 0X5 P: 780.453.9004 F: 780.452.9003 E: info@ccinorthalberta.com WEB: http://ccinorthalberta.com

EDITOR IN CHIEF David Vincent PRODUCTION MANAGER Ross Vincent PICTURES AND ART David Vincent Gregory Clark Rafal Dyrda CONTRIBUTORS David Vincent, Rafal Dyrda, Gregory Clark, Joyce Schwan

Curtis Pruden - Read Jones Christoffersen Ltd. P: 587-745-0251 E: cpruden@rjc.ca

This publication attempts to provide the membership of CCI North Alberta Chapter with information on Condominium issues. Authors are responsible for their expressed opinions and for the authenticity of all facts presented in articles. The CCI North Alberta Chapter does not necessarily endorse or approve statements of fact or opinion made in this publication and assumes no responsibility for those statements. Also, the advertisements are paid for by the advertisers and are in no way recognized as sponsored by the CCI North Alberta Chapter. All contributed articles must be original work. All previously published works must be accompanied by the publishersâ&#x20AC;&#x2122; authorization to reprint. The CCI North Alberta Chapter reserves the right to edit contributed articles for clarity and length, and reserves the right to refuse to publish any contributed article or advertisement.

David Vincent - InSite Editor P: 780-418-3582 E: djvincent@shaw.ca

ADVERTISING AND MARKETING Gregory Clark, Shantel Murray, Joyce Schwan

Jason Mathews - Shaw Communications Inc. P: 587-920-4347 E: jason.mathews@sjrb.ca

PRODUCTION CCI-NAC Communications Committee

Shantel Murray - Mayfield Management Group Ltd. P: 780-451-5192 E: shantel.murray2@gmail.com

Assistant to the Executive

Alan Whyte, ACCI, ACM P: 780-453-9004 E: alan@ccinorthalberta.com

Directors

Jim Wallace - Condominium Financial Inc. P: 780-952-7763 E: jim@condominiumfinancial.com Leo Leibel - Wade Engineering Ltd. P: 780-486-2828 E: lleibel@wadeengineering.com Rafal Dyrda - Website - GeniePad P: 1-800-274-9704 Ext. 701 E: rafal@geniepad.com Sandi Danielson - Prince Property Inc. P: 780-416-9098 E: sandi@princeproperty.ca Sharon Bigelow - Reserve Fund Study Consultant P: 780-965-0965 E: sharonbigelow@shaw.ca Todd Shipley, BA, LLB - Reynolds, Mirth, Richards & Farmer LLP P: 780-497-3339 E: tshipley@rmrf.com

PeRMISSION TO REPRINT Permission to reprint is hereby granted provided: 1. Notice is given to the CCI North Alberta Chapter. 2. Proper credit is given as follows: Reprinted from InSite, CCI North Alberta Chapter. All Rights Reserved. 3. Articles must be copied in their entirety. Reprinting the entire InSite is Prohibited. Only the CCI North Alberta Chapter can reprint the entire issue. To purchase additional copies of InSite, contact the North Alberta Chapter.

Disclaimer This Publication is issued with the understanding that the CCI North Alberta Chapter is not engaged in rendering legal, accounting, or other professional services. If legal or other expert assistance is required, the services of a competent professional should be sought.

welcome new members

The Canadian Condominium Institute is an independent, non-profit organization formed in 1982 with Chapters throughout Canada, including the North Alberta Chapter. This organization is the only national association dealing exclusively with condominium issues affecting all of the participants in the condominium community. The Chapters throughout the country provide practical comparisons to the different provincial Acts. The CCI assists its members in establishing and operating successful Condominium Corporations through information dissemination, education, workshops, courses, and seminars.

Ambassador Program

Corporate Members

Melrose Court Condominiums

8760

Plaza 2000

AAA Striping

Riverside Common III

Best Choice Painters Ltd.

Rutherford Village

BHP Mechanical Ltd.

Sandhurst

BMO Bank of Montreal

Shepherd’s Garden

CVL Engineers

Shorewinds at Schonsee

D & B Contracting

Summerlea Court

Ebert & Company Construction & Renovation

Individuals

Ltd.

Erin Neil

Insight Insurance & Risk Management Ltd.

James Young

Premiere Property

Lorraine Jaud

Management Services Inc. Re/Max Commercial Central Property Mge. ServiceMaster of Edmonton Smartfix Asphalt Infrared Repair Ltd. The MediaList Canada Ltd. VETS Group Condominiums Aspen Village (Athabasca) Carriage Lane Condominium (Hinton) Claremont Place

Current members receive a $50 credit for every referral that becomes a paid member of CCI. Credits can be used to pay for membership dues, educational events, or advertising.

Creeks Crossing

There are no limits on the amount of credits you can receive, but they must be used in the year in which they were acquired.

Madison 111

Over $1500 in Ambassador Credits issued this year! For more details contact our office. Help our Chapter Grow!!! Whether it’s a friend or family member’s condominium or a business that’s looking for more service, we all know at least a few people who would thank you for introducing them to CCI.

Helen Hoon

Creekview Landing E’Scapes Faculty Court Heritage Estates Condominium Main Street South

Insite to Condos Summer Issue 2016

Message from the president by Anand Sharma

Welcome to our summer edition of Insite! CCI North Alberta would like to first off express our solidarity with condominium owners affected by the fires in Northern Alberta. Please do not hesitate to contact our office for assistance related to condominium matters. In particular, CCI education materials lost through fire will be provided at no cost if available. I am writing this update to you as I return from the latest CCI National Conference in Vancouver. It was a refreshing conference where new concepts were discussed. One in particular, CondoSTRENGTH, was discussed in detail. The CondoSTRENGTH program helps condominium directors build comradery at networking events hosted by local condo communities, at which directors can come together, meet and share experiences. The Program also provides members with access to an online toolbox of resources. CCI North Alberta, along with CCI National are working on adding this program in the near future so stayed tuned! Our 7th Annual CCI Trade Show and Conference was held on April 30, 2016 in Edmonton at a new venue, the Edmonton Hilton Doubletree Hotel. I am proud to report that the event was our largest yet. Our delegate counts increased threefold, and more than 450 individuals participated in our one day conference. Our conference and trade show was sold out in advance, this despite moving to a much larger facility. We were very pleased to have the Honourable Christina Gray, Minister of Labour and Democratic Renewal, bring greetings on behalf the Alberta Government. Edmonton Centre NDP MLA David Shepherd also

attended our conference. The feedback we received post-conference has been overwhelmingly positive. Thank you to all the presenters, volunteers, and the organizational team led by Education Chair Helena Smith and staff members Alan Whyte and Joyce Schwan for our success! Some upcoming events include an executive and board retreat to set our goals for the 2016-2017 year. These planning sessions well be held on June 17, 2016 and July 15, 2016 respectively in Edmonton. On August 22, 2016 CCI North Alberta will be hosting our Annual Golf Tournament. This year we are upgrading the venue to the pristine Derrick Golf and Country Club. I truly look forward to seeing many of you in this fun setting where we can celebrate our accomplishments this past year, while enjoying our beautiful Alberta weather together. Space is limited, so register soon! CCI North Albertaâ&#x20AC;&#x2122;s work continues on the Condominium Property Act and its implementation. The implementation of the Act will be completed in four phases over the next 1-2 years with regulations accompanying the particular sections of the CPA. More details are expected in the fall. Wishing you a wonderful and relaxing summer stretch, and please feel free to contact me if you would like to volunteer your time on our numerous committees for the upcoming season. In solidarity, Anand Sharma President, CCI North Alberta

CCI - North Alberta Chapter

committee reports Education Committee Report

The education schedule for the 2015-16 year is almost over. It has been a tremendous year with new presentations and more people taking in the events. Every year, as more people are learning about Condominium and as education is the primary focus of CCI it is very gratifying that CCI is being able to fulfill that educational mandate. On April 30, 2016, CCI held its annual Conference and Trade Show, the biggest event of the year. As we are always growing, we moved to a larger venue. The new venue was the Double Tree (formerly the Mayfield Inn). As well as a new venue we offered many new courses and more trade show participants. This yearsâ&#x20AC;&#x2122; Conference and Trade Show was extremely successful with over 400 people in attendance, double the attendance of last year. The evaluations for each session were overwhelmingly positive as was the huge response to the online evaluation for the conference and trade show components in general. There will of course be tweaks needed here and there to improve things but overall things worked well. A huge thank you to all who participated in the sessions and those that were trade show participants who gave us their valuable opinions and feed back. The most gratifying aspect of the event was that 65% of the respondents had never attended a CCI event before and were very impressed. We hope to see all of you at upcoming events. Please check this issue of the InSite magazine for the education schedule for 2016-17. There are some very interesting courses coming up. We hope to see you there. Helena R. Smith, ACCI, FCCI HRS Condominium Consulting Chair, CCI Board of Directors Chair, Education Committee

In Memoriam

Lucien Roy ACCI, FCCI

Another one of our long-time supporters has passed away before we had an opportunity to say our goodbyes. Lucien Roy was a Professional Member of our Chapter since 1996 working with Estate Properties, Larlyn Property Management and most recently as a Senior Property Manager with AIM Real Estate Corporation. CCI North Alberta was fortunate to make use of his expertise as a Board Member for a period of almost 10 years, in various positions including Chapter President and Chair. He also represented our Chapter on the CCI National Board of Directors for a term. In 2009, Lucien was awarded a Fellowship of the Canadian Condominium Institute (FCCI) by our National Board for his meritorious service to the condominium industry and to CCI. Lucien was a staple of the Property Management business in our community for more than 30 years and was heavily involved with a number of organizations in his field including the Association of Condominium Managers of Alberta (ACMA), the Real Estate Institute of Canada (REIC), and the Institute of Real Estate Management (IREM). He not only held multiple designations and well earned accreditations including the Emeritus Award for life time achievement by REIC; he was also Past President of both IREM and REIC and was currently serving as Vice President for ACMA. To those who had the fortune of his acquaintance, his soft spoken approach and ever present smile will be missed almost as much as his commitment and mentorship within our industry. Rest in peace, Lucien.

Insite to Condos Summer Issue 2016

presents

2016 cci north alberta annual

golf tournament Teams of 4 and individual registrations welcome!

new date: monday, august 22nd new venue: Derrick golf and winter club 3500 119 Street, Edmonton 1:30 PM Shotgun Start / Texas Scramble Format Check our website for additional details, including registration form and sponsorship opportunities: www.ccinorthalberta.com

CCI - North Alberta Chapter

CCI ANNUAL GOLF TOURNAMENT THE DERRICK GOLF & WINTER CLUB (3500-119 STREET, EDMONTON, AB) MONDAY, AUGUST 22, 2016 LIGHT LUNCH & REGISTRATION: 12:00 P.M. SHOTGUN START: 1:30 P.M.

GENERAL INFORMATION: Contact Name: Company/Complex Name: Address:

Phone#: Email Address: City/Province/PC

GOLFER REGISTRATION INFORMATION:  REGISTER AS AN INDIVIDUAL  REGISTER A TEAM Name of Golfer# 1 Name of Golfer# 2 Name of Golfer# 3 Name of Golfer# 4

Ph.#: Ph.#: Ph.#: Ph.#:

NO. OF GOLFERS _____ X $175.00PP + GST = $_____.00 Email: Email: Email: Email:

Cancellation, Substitution and Refund Policy If you cancel for any reason, please notify CCI by August 15, 2016 and your registration will be refunded. Cancellations after August 1st, 2016 and noshows are non-refundable. Please feel free to send someone in your place if you cannot attend. All payments are due by August 15, 2016.

SPONSORSHIP & DONATIONS:  Hole Sponsor @ $700.00 each ***12 spots available***

Hole Sponsorship Details:

 Lunch Sponsor @ $2,000.00

 Title/Dinner Sponsor @ $3,500.00

 Hole-In One Sponsor (3 holes available).

Includes one (1) tournament registration, company profiled on sponsorship poster, table may be set-up at hole to promote business. Note: (Three (3) holes are available for hole-in-ones and will be available for regular hole sponsorship if not selected.  We will be setting up a table. Please provide a description of table/hole requirements (need power, etc.)  We would like signage Only. Includes two (2) tournament registrations, company profiled on sponsorship poster, table may be set up at hole to promote business, and acknowledgment at lunch. Includes four (4) tournament registrations, company profiled on sponsorship poster, table may be set up at hole to promote business, acknowledgment at dinner with the opportunity to speak to the guests. Holes 2, 5 & 8 are Par 3’s and are eligible for Hole-In-Ones.  We will purchase Insurance for $________.00

GIFTS/PRIZES:  Will provide an item for golf registrants welcome bag.  Will provide door prize item(s).

We anticipate 120 golfers and are looking for gifts such as water, golf balls, tees, snacks, etc. to give to each golfer when they register for the day. We will be selling 50/50 tickets with half of the proceeds going to the Red Cross/Edmonton Food Bank.

PAYMENT: Cheque: Credit Card:

Please make cheques payable to the Canadian Condominium Institute. Credit Card No.: Name on Card: Exp. Date: **Golf Teams ONLY can be registered using Eventbrite (No Sponsorships). Visa / MC

Contact Information: Sponsorship Committee Chair – Shantel Murray (Email: shantel.murray2@gmail.com) Tel: (780) 267-0068

CCI - NORTH ALBERTA #37, 11810 KINGSWAY AVENUE NW, EDMONTON, AB T5G 0X5 PHONE (780) 453-9004 | FAX (780) 452-9003 EMAIL: INFO@CCINORTHALBERTA.COM

Insite to Condos Summer Issue 2016

Volunteer service award call for nominations! Everyone knows of a special person who continually goes out of their way to make your condominium a better place to live. We would like to continue to recognize these remarkable unsung heroes. Do you know of someone who has volunteered their time and efforts to help improve their condominium community in a significant way? It could be a member of the Board, a committee member, or a member at large that “can always be counted on to help out.” Ask the question “Did this person’s actions make a noticeable improvement in our Condominium Community?” If the Answer is Yes, than please take the time to acknowledge them for their efforts! The CCI North Alberta Chapter invites you to nominate that Individual for the Volunteer Service Award to be presented at our Annual General Meeting in the Fall of 2016.

Eligibility: • Nominees must be from a CCI North Alberta member condominium corporation • Must be a current or recently retired volunteer • Must have been volunteering with the Condominium for a minimum of two years • Must not have been paid for their services other than a reasonable honourarium Nomination Forms: • Available on the CCI North Alberta Website (search Documents and/or Sort by Forms) • Contact the CCI Office to have the form sent to you.

PLEASE SUBMIT YOUR NOMINATION FORM TO CCI: E-MAIL: info@ccinorthalberta.com FAX: 780-452-9003 MAIL TO: CCI-NAC, 11810 Kingsway NW, Edmonton, AB T5G 0X5 DEADLINE FOR SUBMISSIONS: September 15, 2016

Insurance Battle Royale Dawn Mitchell, Hugh Willis, Gregory Clark, Tony Reed, and Todd Shipley

7th annual cci north alberta

Conference & Trade Show 2016 7

must be our lucky number as we finally broke through the glass ceiling and started to see the numbers of attendees (over 500 throughout the day) that we had hoped to achieve when we first conceived our signature annual event. Even with a much larger venue, there were a number of sessions that were sold out prior to the event date. Kudos to all involved including Board Members, Volunteers, Sponsors, Presenters, Exhibitors and of course, all of the Conference registrants. For those of you who missed it, the 2016 Conference and Trade Show was held on Saturday, April 30th at the Doubletree by Hilton West Edmonton Hotel (formerly the Mayfield Inn). What was great to see was

Luncheon Keynote Kelly Reefah from Service Alberta discussing the Condominium Legislation Modernization Project

the strong number of condominium owners and board members in attendance who made up roughly 70% of the registrants along with Management company representatives and other Professionals and Business Partners within our industry. Conference Attendees had the option of selecting from 12 new Session Topics spread over three separate 75 minute time frames. One of the highlights was the â&#x20AC;&#x153;Insurance Battle Royaleâ&#x20AC;? with two lawyers each paired with an insurance broker to debate several pressing insurance topics in a humorous but informative fashion. The positive feedback received from the Self-Managed Condo Panel Discussion will likely result in us using this format with other topics next year. Copies of the Presentations are now posted on the CCI North Alberta website in the Documents section. Make sure to register on the site to gain access! Our sold out Keynote Luncheon featured a presentation from Service Alberta representatives Kelly Reefah and

Lee Chantel on the progress (?) of the current Condominium Legislation. A lively Q & A followed with audience members given the opportunity to pose their questions and concerns. We hope to have Service Alberta back at some time once each of the four phases of the Regulations is finalized. Our ever popular Legal Panel was moved to wind up the dayâ&#x20AC;&#x2122;s sessions with everybody back in the Main Ballroom. Thanks again to Lawyers Hugh Willis, Robert Noce and Todd Shipley for providing their unique perspectives on whatever the audience threw their way. This session could have easily gone on for another hour or two, however a patient banquet crew was waiting to turn over the room for a wedding that evening! Our Tradeshow expanded to 35 booths, almost double the exhibitors from last year with a wide array of services to offer. Some logistics will be worked out for next year to handle the size of the crowds in some areas but those are the type of challenges we love to resolve. Special reco-

CCI - North Alberta Chapter

gnition is necessary to all of the Exhibitors and Presenters who supplied us with a largesse of Door Prizes that was simply jaw dropping. A perfect finale to the day! A bouquet of appreciation to my Conference Co-Chair, Board Chairperson and Education Chair Helena Smith and Board Chair Anand Sharma for their unwavering support and input throughout our preparation for this event. Although her absence was missed at the Conference, our Chapter Administrator Joyce Schwan spent countless hours keeping things on track as we prepared for the big day only to be felled with a severe case of the flu the week before. Thankfully Joyceâ&#x20AC;&#x2122;s daughter Dawna Shirley as well as Board Members Sharon Bigelow, Sandi Danielson and Gregory Clark stepped in to fill the void.

An unprecedeneted 35 exhibitors showed off their services at the Tradeshow this year

Thank you again to all the Volunteers who assisted in a wide variety of roles to keep everything running smoothly and to the Presenters who volunteered a lot of their time to prepare for their Session and then share their expertise with all of you. An event of this magnitude could not be attempted without the financial assistance of our Conference sponsors (see ad on the following page). We are very grateful for their support especially in light of the current state of our economy. A particular note of thanks goes out to our Sponsorship Chair Shantel Murray, who secured all of our supporters this year.

Words of thanks from some of our conference attendees

Legal Panel Hugh Willis, Robert Noce and Todd Shipley

Finally, the feedback we received this year was easily the most extensive we have had to date and we thank all of the attendees for not only taking the time to respond but also provide us with ideas and suggestion to consider for next year. We look forward to seeing you at upcoming educational events starting this fall and will let you know as soon as we finalize a date for the 8th Annual Conference and Trade Show in 2017. Make sure to share your experiences with others and encourage them to register before we sell out next year! ~ Alan Whyte Conference Co-Chair

Insite to Condos Summer Issue 2016

2016 Conference and Trade Show Title Sponsor 13

Food Sponsors

Breakout Room Sponsors

Coffee Sponsors

Legal Panel Sponsor

CCI - North Alberta Chapter

Insurance & By-laws by Murray Dadswell

Over the years that I have been specializing in condominium insurance, I have seen the importance of having up to date Bylaws when it comes to insurance claims. However, there are people who have said to me or will say to me â&#x20AC;&#x153;The Condominium Property Act dictates the insurance and that will supersede the By-laws, so it doesnâ&#x20AC;&#x2122;t matter what the By-laws state.â&#x20AC;?

The insurance section of the standard Condominium By-law is based on The Condominium Property Act. It states that the Condominium Corporation is responsible to obtain and maintain insurance on the Units and Common property. By-laws generally state or should state, that Unit Improvements are not the responsibility of the Condominium Corporation to insure. This is because the Improvements can vary between Units and this coverage is part of the Unit Owners personal insurance coverage. An improvement is any addition or change to a Unit that was not the standard building spec for the Units at the time the Condominium Corporation was registered. The improvement(s) would also then increase the replacement cost value of the Unit for insurance

Insite to Condos Summer Issue 2016

purposes. The Unit and Common Property boundaries are noted on the Registered Plan of the Condominium Corporation. Although Common Property/Unit boundaries for Condominium Corporations registered in the late 70’s are the middle of the wall, a majority of Condominium Corporation’s registered plans show that the Common Property boundary ends at the undecorated surface of the floor, wall and ceiling (Bareland Condominiums excluded). This means the paint/finishing surface on the walls, the finishing surface of the ceiling and the floor coverings and everything else in between those 3 areas (excluding Unit Improvements and personal contents) are classified as the “Unit”. The Gyproc/Wall Board and outwards of the building is the “Common Property”. Based on The Condominium Property Act the Condominium Corporation is responsible to obtain and maintain insurance on the Units and Common Property, which means the entire structure, excluding any Improvements added to the Unit or an Owner’s personal property. There is a misconception with some that the Condominium Corporation’s Insurance covers the Common Property and the Unit Owner’s Insurance covers the Unit. This is not possible based on how The Condominium Property Act is worded. Also consider the case where the boundary was the middle of the wall and an Owner didn’t have insurance. Would the Condominium Corporation’s insurance replace half the wall? Although both The Condominium

Property Act and By-laws state what the Condominium Corporation is responsible to maintain insurance coverage on, the Condominium Property Act does not dictate much about the claims process. The main issue surrounding the claims process is not who is to insure what property as that is clear in The Condominium Property Act. The issue is when a claim occurs, who is responsible to pay the insurance deductible under the Condominium Corporation’s insurance policy. There are other claim issues that By-laws need to address, but the most common one is the deductible. In 1987 the Insurance Bureau of Canada introduced a wording that insurance companies could use to provide coverage under a Unit Owner’s Personal Insurance Policy when the Owner was responsible to pay the deductible under the Condominium Corporation’s insurance policy. With this coverage under an Owner’s personal insurance policy, that Owner did not have to pay the deductible under the Condominium Corporation’s insurance out of pocket and this has been the process for many years. This was done so a Unit Owner was in the same financial position as any other type of property owner when a claim occurred. There were even legal cases, which confirmed this process was in fact the way claims were to proceed. For the longest time, when an Owner made a claim against the Condominium Corporation’s insurance policy for damage to their Unit, it was a common and an assumed practice that the Unit Owner’s insurance policy would cover the deductible un-

der the Condominium Corporation’s insurance. Problems began when insurance deductibles started to increase and the Owner making the claim against the Condominium Corporation’s insurance for damage to their unit, didn’t have a Unit Owner’s Insurance Policy in force to pay the deductible under the Condominium Corporation’s insurance. Just because an Owner doesn’t carry personal insurance or the right insurance doesn’t release them of the responsibility to pay the deductible. That means in these cases the Unit Owner would have to pay it out of pocket and that is when By-laws are at the most risk of being challenged. Due to legal rulings because of By-laws being challenged, now when an insurance claim occurs the Condominium Corporation’s Insurance Adjuster and the Unit Owner’s Insurance Adjuster will consult the insurance section of the By-laws to see who is responsible for what. The Unit Owner’s adjuster will consult the By-laws to see if the Owner is responsible to pay the deductible under the Condominium Corporation’s insurance policy, based on how the By-laws are worded. This is why the insurance section of the By-laws need to contain specific clauses in order for the claim to proceed as it is supposed to. These are some of the issues with out of date insurance sections: When By-laws contain no insurance section or have no deductible clause the Condominium Corporation is 100% responsible to pay the insurance deductible. This means even when >>> continued on page 17

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Insite to Condos Summer Issue 2016 >>> continued from page 15

it includes damage to an Owner’s Unit or an Owner is responsible for the cause of the loss to another Unit or Common Property. The reason for this is that the Named Insured on the insurance policy title is the Condominium Corporation and that is why specific clauses in the insurance section of the By-laws are required. Without these clauses in the insurance section of the By-laws, when an Owner makes a claim to their Unit or causes a loss to another Unit or Common Property, the rest of the Owners have no choice but to help pay for the deductible under the Condominium Corporation’s Insurance Policy. That would be no different than if I had an insurance claim for damage to my house and my neighbours were expected to pay a portion of the insurance deductible under my home insurance. I am sure not one of my neighbours would think that was a fair practice, nor would I if I was expected to pay for their deductible if they had a claim under their home insurance. Deductible clauses in the insurance section of the By-laws that contain the term “Act or Omission”, has been ruled to mean a “Negligent Act”. This means that the Condominium Corporation has to prove the claim was a result of the Owner’s actions or ne-

gligence in order to make the Owner responsible for the Insurance Deductible.

deductible under the Condominium Corporation’s insurance policy no matter if they are negligent or not.

Insurance deductibles are used as a way of reducing premiums by introducing a deductible and have nothing to do with being negligent. If someone vandalizes my house or my car, if I want the insurance company to repair the resultant damage, I need to pay the deductible, even though I was not negligent in having my property vandalized.

When the Insurance section contains the proper clauses, then the Owner’s personal insurer will pay for the deductible under the Condominium Corporation’s insurance. This means the rest of the Owners do not have to pay 1 cent towards another Owner’s claim, while the only party it will cost anything is the Unit Owner’s personal insurer.

When there is damage to Common Property, the Common Property is jointly owned by the Owners, so the insurance deductible is paid jointly by the Owners through their condominium fees as an operating expense. However, an Owner’s personal insurance does provide coverage for when Owners are responsible for a deductible for damage to Common Property instead of it being paid for by the Owner(s) through fees or an assessment. This should be part of all By-laws.

It’s not like insurance claims normally happen yearly so you may have one claim in 5 or 10 years, but you need to make sure the Insurance section of your By-laws is up to date, so that your By-laws will do what they are supposed to do when an insurance claim happens.

The most recent term being used is “Use and Occupancy”, which means that the Corporation does not have to prove negligence and the Owner making a claim for damage to their Unit is responsible for the insurance

Rose Evans, AMO®, ARM®, CPM®, ACM Managing Partner Broker

Maint. Emergency Line After Hours 780.499.8424 Suite 300, 10707 - 100 Ave. Edmonton, AB Canada T5J 3M1

Ph. 780.448.4984 Ext. 322 Fax. 780.448.7297 Cell. 780.999.4153 roseevans@ayreoxford.com

Murray Dadswell is the President of PRIMELINK Insurance Brokers and is a former President of C.C.I. Alberta North Chapter. He can be reached at 780.435.3632 or mdadswell.prim01@insuremail.net

TELEPHONE: 780-486-2828 WEBSITE: www.wadeengineering.com

"FIRST AT MAKING BUILDINGS LAST"â&#x20AC;¦SINCE 1986

CONDITION REPORTS & TECHNICAL AUDITS

EMAIL: inquiry@wadeengineering.com

SPECIFICATIONS & DRAWINGS

INSPECTIONS OF

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BUILDING ENVELOPE CONSTRUCTION SPECIALISTS

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RESERVE FUND PROFESSIONALS The use of independent Roofing Inspectors, Envelope Inspectors, Mechanical Inspectors and Engineers provides a professional opinion. Monthly contribution spreadsheets can be modified for budgeting projects and the effects of borrowing on Reserve Fund contributions.

Insite to Condos Summer Issue 2016

mitigating risk in a changing energy market by nigel gamester

For Condominium Corporations and Boards, effectively managing operating costs of common property is paramount to the long term viability of the condo community. Any kind of preventable operating cost increase has a trickledown effect to unit owners via assessment/condo fees, where any increase is looked at in an unfavourable light.

Given this, property managers, board members and condo owners need to be mindful of the pending changes coming to Albertaâ&#x20AC;&#x2122;s energy markets under the Alberta Climate Leadership Plan (ACLP) as well as potential changes from government initiatives at the federal level. The price of electricity (and natural gas) over the long term is likely going to increase and with it, so too will the operating expenses of the condominium corporation. It will be important for involved parties to gain an understanding of the cost impacts to your community and to employ strategies that will help manage/contain these rising costs. The New Realities The ACLP is a game changer for Alberta when it comes to how the Government, and Albertans in general, will ma-

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nage and use energy resources while attempting to create a greener and cleaner environmental footprint. The stated overarching philosophy of the ACLP is as follows: Alberta’s response to climate change will determine our province’s future. As a jurisdiction rich in fossil fuels, and where the energy sector plays such a large role in our economy, the implications of climate policies – be they provincial, national or international – are significant. They will impact employment, future economic growth and stability, the government’s ability to pay for social services, and Albertans’ prosperity, opportunities and health. Meeting global climate change goals means decreasing the use of coal and oil, and increasing use of natural gas and renewable energy. It means market demand will rise for low- and no-carbon energy sources and fall for high-cost and emissions-intensive resources. Technologies capable of separating economic growth from energy use and energy production from carbon emissions will prosper. This is the future for which Alberta must prepare. (ACLP Report to the Minister – November 2015) The ACLP calls for a number of new policies and strategies specifically geared towards reducing emissions and incenting a movement towards renewable resources. Highlights include: • Establishment of a broad based economy-wide levy on CO2 emissions (“carbon tax”), of $20/tonne starting on January 1, 2017, increasing to $30/tonne on January 1, 2018 • The carbon tax will increase the cost of natural gas by$1.011 per GJ in 2017 and $1.517 per GJ in 2018 • Retirement of coal-fired power plants by 2030 and replace 50-75% of generation with renewable power (wind, solar, bio-energy) • Create investment/tax incentives that will encourage development and use of renewable energy innovations and efficiencies. What does all of this mean to with respect to utility costs?

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Insite to Condos Summer Issue 2016

current Government is motivated to make major changes to how energy is generated and consumed in Alberta and to create a tax regime that rewards those who adopt green technology and reduce their carbon footprint. The market fundamentals for electricity at the moment are such that spot market prices are currently at an all-time low given a mild winter, low demand due to a sluggish economy, and an abundance of available supply/ generation. Current prices are actually below the all-in cost of replacement generation for those companies that actually generate the available power supply – a likely unsustainable situation. For natural gas, the same demand and supply fundamentals are at play and prices are at historical lows as well. The difference between the natural gas market and electricity market is there is more certainty natural gas prices will likely stay low, or at least stable, for the foreseeable future. The carbon tax increase will add an incremental cost on all natural gas consumption and will be reflected directly on the end user bill as a separate line item. The same cannot be said for the electricity market with respect to anticipated price stability. Power generators are already pricing the known changes resulting from the ACLP into their forward prices and the medium to long term trend is pointing to higher costs. Some key drivers for higher electricity costs include: •

There is a much higher cost associated with electricity generated from renewable energy resources. The existing coal-fired plants are the lowest cost form of electricity generation and as these plants are retired and higher cost renewable generation is brought on stream, electricity costs are certain to rise.

•

One challenge with renewable electricity generation is that it requires full redundancy backup generation to account for those times when the wind doesn’t blow and the sun doesn’t shine. This redundancy will primarily be in the form of new natural gas backup generation which comes at a higher cost than the existing coal generation fleet. The new, higher carbon tax will increase the cost of electricity generation dependent upon emissions produced by the generator. The tax will be applied at the source of generation and will ultimately flow through to the end user as part of the overall commodity price. As Alberta comes out of the current recessionary environment, demand for electricity will increase which will put upward pressure on prices. Unpredictable weather will affect electricity and natural gas prices. We have benefited recently from mild weather as this can decrease demand for both electricity and natural gas, partially contributing to the lower prices. Inclement weather can have the opposite effect.

What does this mean for property managers and Condominium Corporations? Unfortunately, none of us have a crystal ball that can accurately predict the actual future price of electricity or natural gas. We can only estimate prices based on known factors and market influences along with some calculation for unknown factors and risks. From a risk management perspective, the challenge becomes how best to mitigate the impacts of a potentially rising cost environment. A likely goal for most is not to predict the actual future price of electricity, but rather to manage/minimize the uncertainty of a financial shock to budgets that comes from an unexpected spike in costs.

CCI - North Alberta Chapter

Condominium corporations should focus on achieving some level of cost certainty so that condo fees/ assessments can be effectively managed with a high degree of confidence. There are opportunities to mitigate some of this long term price uncertainty today. There are hedging strategies and buying opportunities that can be utilized today for your current and even future consumption. Finding ways to reduce consumption through energy efficiency audits and utilizing government funding/ incentives to implement new, more efficient technologies will also bode well for reducing costs.

Furthermore, many Albertans are likely to embrace these new â&#x20AC;&#x153;green idealsâ&#x20AC;? and condominium corporations and property managers alike will need to find ways to balance the changing economics of managing their properties and the desire for a cleaner energy footprint. The important thing is to recognize that change is coming and you do not have to wait for future events to unfold to deal with these pricing uncertainties today.

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Author Nigel Gamester is an Account Executive in the Electricity and Natural Gas department of 8760 (www.8760.ca) and can be reached at 780.499.1378.

Insite to Condos Summer Issue 2016

Questions & Answers with Robert Noce

CCI member Robert Noce, Q.C.

Q: Please provide your comments on the advisability of increasing condominium fees regularly to allow for inflation, repair and replacement costs. We have lived in our condo building for the past three years and have experienced only one five per cent fee increase. Our condo building is more than 20 years old. Recently, our property manager suggested a three per cent increase to our operating fund and a 4.7 per cent increase to our reserve fund, yet our board approved a zero per cent fee increase for the next year.

contributes a regular column to the Edmonton Journal, answering questions from readers about various aspects of condominium living. These are questions that tend to arise fairly frequently, so Mr. Noce and the Edmonton Journal have kindly allowed InSite to republish some of them for our continuing education on the condominium life. Robert Noce, Q.C. is a partner with Miller Thomson LLP in both the Edmonton and Calgary offices.

A: I believe that condominium corporations should increase condominium fees regularly to provide for inflation, as well as to address future repair and replacement costs to an aging structure. The adage applies: Pay me now or pay me later. If the condominium corporation lacks sufficient funds to deal with future repair and replacement costs, then the options will be to borrow the money or to hit every owner with a special assessment.

He welcomes your questions at condos@edmontonjournal.com. Answers are not intended as legal opinions; readers are cautioned not to act on the information provided without seeking legal advice on their unique circumstances. Re-printed from the Edmonton

While the property may look more attractive with low condominium fees, if these fees are not meeting the day-to-day needs of the condominium corporation and/or the future repair and replacement costs, then the board, in my opinion, is not fulfilling its duties to the owners.

Journal, with consent from the Edmonton Journal and Robert Noce, Q.C.

Hint: Budgeting correctly allows owners to pay monthly over a period of time, so that when future repair

and replacement costs are needed, the funds are available. Anyone looking to buy a condominium should take note of the monthly condo fees, and if the fees look too low, they should ask why. Then, they should ask themselves what are the future implication of artificially low condo fees. Q: I have lived in our condo building for the past three years. Each winter, the parking lot is not cleared of snow on a timely basis. I have got stuck in the snow while trying to get out. The condominium corporation has also failed to clear the snow from the entrances, so sometimes residents have to do it. Are these grounds for legal action? A: Although your question does not give me all the facts, I will assume that the condominium corporation has hired a third party to clear the snow in the parking lot and sidewalks. From your description, it would appear that the person doing the work has not been doing it well. This is an issue for the board to address. If the third party hired to clear the snow is not fulfilling its obligations under the contract, then the board should take active steps to deal with it. If, however, the contract allows the third party to clear the snow at any time, then there may not be any breach. This is not an issue that requires legal action, but rather you should contact the board and get more facts to understand why the work

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is not being done on a timely basis. If the board is not performing its duties properly, then at the next annual general meeting, elect a group of people that will meet your needs. Hint: Most day-to-day maintenance issues arising within a condominium setting do not require legal intervention. Rather, owners should take steps to get more information from the board to understand why certain things are done a certain way.

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Q: Our condominium board allows pets “with permission from the board,” but there are no 2015-08-21 10:04 AM set criteria as to what type of pets are allowed. We have brought a small dog into our condominium unit, and one board We represent clients from member told us not to every aspect related to condos bother asking for permisBoards sion, because it would be Contractors denied.

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Should there be rules for what pets are allowed? Also, we have noticed that there are various bylaws being broken, but no action is taken by the board, except for trying to enforce the unclear pet clause. Shouldn’t the board be treating all bylaw enforcement the same

and not targeting one in particular? A: There is no legal requirement for the board of the condominium corporation to have a “set criteria as to what type of pets are allowed”. The bylaws are the key document on this issue. However, there is a recent Alberta Court of Queen’s Bench decision which suggests that the board must ensure that due process is followed when an owner seeks permission from the board on an issue. Still, Alberta courts generally give condominium boards a great deal of deference. With respect to your other question, boards do not have any discretion as to which bylaws they will or will not enforce. If the board is aware of a breach, it must act to enforce the relevant bylaw. Helpful Hint: As long as boards are following the law and due process, and applying the same rules to all owners in line with the bylaws, the courts will generally support a board’s decisions. Q: I have been on my condo board for one year. It is a small board with only three members. What

Insite to Condos Summer Issue 2016

happens when there is no elected board? I have heard that a trustee would take over. A: Every condominium corporation is required to have a board. The board is the controlling mind of the condominium corporation. If none of the owners and/or tenants (depending on your bylaws) want to sit on the board, then you have a real problem. There are certain provisions under the Condominium Property Act that would allow the condominium corporation to apply to court and have an administrator

appointed to run the condominium corporation. I would view the administrator as the last resort and not as an alternative to a board. The cost of getting a court order and hiring an administrator would be significant, causing owners to face increases in their monthly condo fees. Helpful Hint: All owners have a responsibility to ensure the viability of their condominium corporation. It is incumbent on all owners and/or tenants (depending on your bylaws) to become active in some form within

their community. Q: Who is responsible for repairing a faulty drainage pipe, the owner or the condominium corporation? This is a bare land condominium with 58 duplexes and one single family home. A: The answer depends on where the drainage pipe is situated. If the repair is made below property owned by the condominium corporation, then that is who will have to cover repair costs. The same would be true if the faulty pipe were located under lands owned by an owner. A review of your condo-

minium plan should assist you in answering this question. You may need to consult a lawyer on this issue. Helpful Hint: The condominium plan is an important document for helping parties understand the boundaries of what common property is and what is, the responsibility of individual owners. For example, the condominium plan will indicate whether doors and windows are part of the units or are common property. Q: When I bought my condominium unit, I noticed

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that the reserve fund was quite low. I called the management company to see why no funds were being allocated to the reserve fund annually. They stated that the owners prefer to keep condo fees low, and are willing to accept a large special assessment for future needs as they come due. Doesn’t the condo board have to ensure that funds are contributed to the reserve fund every year? Can the board members be held personally liable for not making decisions responsibly? A: First, if the reserve fund is insufficient to meet the future repair and/or maintenance obligations of the condominium corporation, then the owners will be called upon to pay for those additional costs. The condominium corporation could issue a special assessment or take steps to borrow the money, usually at higher interest rates than individuals are able to obtain from banks. Every condominium corporation is required to conduct a reserve fund study, and I believe that a board that ignores the reserve fund study is not fulfilling its duties to the corporation or the

owners. To answer the second part of your question, board members must exercise their powers and discharge their duties of office honestly and in good faith. If a board member does something, in their capacity as board member, that directly costs the corporation money, then that person can be held liable. It sounds like, in your case, it has been many years of a board simply not being brave enough (or smart enough) to increase condo fees to where they need to be in order to ensure that future maintenance and repair costs will be covered. Helpful Hint: Anyone planning to purchase a condominium unit should determine the value of the reserve fund. If the fund is low and the building is old, requiring significant repairs and/or maintenance in the future, then you should be prepared to face a special assessment to provide the condominium corporation with sufficient funds to undertake the repairs and/ or maintenance obligations. In my view, it is bad management on the part of the board to keep condominium fees artificially

Insite to Condos Summer Issue 2016

low and not address future obligations of the condominium corporation. Q: I bought a condominium townhouse last year. Two months later, I received a Notice of Special Assessment in the amount of $1,800 to fix a drainage issue. Prior to purchasing, I had been advised that there were no special assessments or condo fee increases anticipated. There was nothing identified in the Estoppel Certificate, yet condo fees have been increased twice, plus the special assessment. Do I have any recourse with the

property manager for nondisclosure of this information? Had I known about the special assessment, I would have negotiated a lower purchase price. A: There was a recent decision in the Provincial Court of Alberta whereby a purchaser sued the vendors, claiming that the vendors should be held liable for a special assessment levied against the unit which occurred shortly after the purchase was completed. The purchaser claimed that the vendors were liable by way of fraudulent, or at least neg-

ligent, representation. The vendors denied that they were liable for the amount of the special assessment, and claimed that nothing in the contract required them to provide the condominium documents as the purchaser claimed. After reviewing the facts and the law, the court came to the conclusion that the vendors were liable for the special assessment, either as a result of their breach of contract or as a result of the misrepresentation made. This is a significant decision in that the vendors were then or-

dered to pay the purchaser the total cost of the special assessment. Therefore, it is possible that you may be able to bring a court action against someone alleging, among other things, fraudulent or at least negligent representation. You may want to consult a lawyer on this point. Helpful hint: Each case will depend on its own facts. This recent decision will have implications for sellers, but at the same time, you need to ask yourself how much money you are willing to spend on legal fees to recover $1,800.

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condominium

communications a primer, part two

by Bill Stephenson, B.Sc., MBA

Part One appeared in the previous issue of InSite. Issue: Having been a Director of Physical Plant for over 10 years I can assure you that all condominium complexes, like any large building, will have complex mechanical systems that will have problems and system failures from time to time - even brand new buildings! An example I researched and can share with you is a condominium with considerable issues around its potable water system over the past number of years even though the system is only 7 years old. The condominium has experienced regular failures of the hot water boiler

with residents being left without hot water on numerous occasions. Finally after 8 years (into what should be a 25-30 year lifespan) the hydronic boiler heating coil failed, requiring its replacement at considerable expense from the reserve fund. Although notices of water shutdowns were always posted throughout the building, little information was provided to owners as to what the underlying problems are and what it will take to correct the situation over the long term. This stance inadvertently serves to create, among owners, concern, suspicion and speculation about what the problems are with the mechanical systems. Will there be major mechanical system upgrades required in the next 5 - 10 years? What will be the impact on the

CCI - North Alberta Chapter

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annual budget and how might it ultimately affect the condominium’s reserve fund? Owners are not looking for a technical update and project schedule, but most are interested, from a lay perspective, in what is going on, when might it be fixed and what it will cost? From my experience, as a Plant Director, I can tell you that stakeholder surprises in identifying major capital pro-jects and expenditures are never welcomed. Observation #5: Your reserve fund study should give you a general impression of the life cycle of major building components but if you have any identified suspicion of major building issues don’t be afraid to hire consulting engineers to give an opinion and, for goodness sake, let your co-owners know what is happening and if a major retrofit may be advanced. If a condominium complex is faced with imminent reserve fund expenditures or special assessments, give co-owners the full details of the issue. Don’t try to “soft pedal” the issues or the costs. Be up front and forth-right if you expect to gain the support of your fellow condo owners. Condominium boards and their property managers must communicate frequently, clearly, concisely, with caution and common sense with fellow owners. Ultimately, communication improves transparency, knowledge, credibility and accountability, all of which gets at the frequent complaints from unit owners that boards of directors are too secretive. A project update or summary building report in the minutes to notify the owners about upcoming projects, progress of current projects and dates of condo meetings where information will be shared, will make a major construction project much eas-ier to gain owner support and for the condo board to undertake a major project without interference. In reviewing condo case studies where resolutions for major projects were not supported by owners, it came to down to two basic issues. Either (a) the owners didnot have sufficient information (usually nothing) about the details of the project, or (b) the special assessments and payment schedules were impossible for a signifi-cant number of owners to meet, either because of too short a payment period or simply too high a cost. The first instance —lack of communication —made up the

Insite to Condos Summer Issue 2016

vast majority of these cases. Condo owners want to know about the scope of the project, how much disruption there will be, they want to know how the board determined the amount for the as-sessment and whether they obtained a number of bids for the same project, and they want to know how it will be managed. With the exception of privacy to protect proprietary interests of bidding contractors, which may be managed through the tendering process, owners are entitled to ask these questions and get reasonable answers. It’s been said; “ When you think you have communicated enough, communicate some more.” Issue: Another advancement in condo communications has been the development and introduction of electronic

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communication tools such as “ GeniePad.” Web based communication platforms offer the ability for condo boards to communicate various issues/documents with residents - board minutes, bylaws, policies, budgets, financials, etc. and for residents to communicate with the board/property manager with regards to events, issues, concerns. If, as a condominium board, you are not prepared to accept that there may be some contrary, BUT RESPECTFUL, opinions or comments from residents that you are prepared to openly address, then DO NOT implement a web based communications tool! Observation #6: An open, real time communications platform is a superb tool for all condominiums to both post board information and for feedback from owners/ 3.33 xif1.83 inches residents. However, a board plans on denying free RESPECTFUL speech from owners then don’t go there. One way communication is not much better than no communi-

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CCI - North Alberta Chapter

cation at all in a condo environment. Board control of the electronic communications platform as a one-way process speaks of an insecure, secretive environment that does nothing for an inclusive condominium community. Can a civil, informative and open message board, be used in a condominium environment? I believe it can, but rules for use must be in place and enforced by the board/ property manager for it to be effective. Condo owners must be respectful and factual in their posts. Names and unit numbers should not be used in posts but issues of mutual interest, maintenance items or social events are appropriate.

Posts must be conscious of human rights issues, libellous statements and inflamed oratory. The board must have a moderator who will monitor the posts to ensure they do not violate the above criteria or else the message board may be removed. However, it is better to give the message forum a chance than to deny the opportunity for open two-way communication from the onset. If you want a group of disgruntled condo owners, just deny them the ability to communicate respectfully and positively with the board and property manager.

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In summary, I am perplexed by the recurring theme of difficulty and impediments put in the way of condominium owners to get information on the management of their home. I may be naive in believing more openness and more communication between condo boards and fellow owners may reduce the hundreds of legal disputes and published complaints but does it hurt to try? As I said previously, when you think youâ&#x20AC;&#x2122;ve communicated enough, communicate some more! Bill taught university courses in Human Resources, Labour Relations and Organization-al Behaviour in Edmonton, was Director of Physical Plant for a large school board in Ontario and was District Manager of Outside Plant Construction for Bell Canada forMetro Toronto and formerly Eastern Ontario.

Insite to Condos Summer Issue 2016

asbestos the unexpected house guest by Ted Letourneau, B.Sc., EP

Asbestos-containing materials were a common construction material in Canada for many generations. In 1976, the federal government began restricting the import and distribution of the most dangerous forms of asbestos products. Unfortunately for the home owner, these products were popular with contractors, so many asbestoscontaining materials continued to be used up until the mid-1980s. Vermiculite attic insulation containing asbestos was used up until 1990. In fact, non-friable asbestos materials, which are products where the asbestos cannot become separated from the product, continue to be manufactured up until present day.

“My realtor or home inspector should have told me that my townhome had asbestos before I purchased!” the irate home owner exclaimed. “I doubt either could tell which homes have asbestos and those that don’t”, was my only response. I wished I could have given him a more comforting answer. You see, this gentleman purchased a condominium townhome erected in 1972 complete with original flooring, trim and hardware. He decided to renovate the main and second floors and had a contractor go through his home to give him an estimate. After an inspection, the contractor informed him that there was likely asbestos in the drywall joint compound and ceiling texture. The estimate cost

Insite to Condos Summer Issue 2016

to collect bulk samples of suspected asbestos-containing building materials.

Many home owners have done just that without realizing that there might have been asbestos in the drywall joint compound or the textured (‘popcorn’) ceiling. The danger is when the building materials are disturbed as this can expose you and your family to airborne asbestos fibres. “Well, I cleaned it up after pulling everything apart. You can’t see any dust, can you?” Consider this: asbestos fibres are approximately 0.1 – 0.2 micrometers in diameter. That is approximately 100

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Asbestosis is a disease that causes scarring of the lung tissues and occurs after being exposed to asbestos fibres for long periods of time. The same holds true for lung cancer, which is greatly exacerbated if you happen to be a smoker. Mesothelioma is a rare cancer of the plural lining of the lungs and can occur after only brief exposures to the fibres. There are no medical treatments for any of these diseases. So before you swing the hammer, make sure you have a professional to come in give you advice on how to manage your risk to asbestos exposure. As an Occupational Hygienist I will bring my tools, respirator and coveralls to investigate your home and

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You can’t tell if a building material has asbestos until it is analyzed under microscope by a qualified laboratory. This can take several days to complete and is typically half of the cost of the assessment. But at the end of the day, what matters most is that that you are taking all reasonable precautions to protect yourself and your family from the well-known hazards of airborne asbestos exposure. You may also save yourself extra money in the long run and, of course, you get that new kitchen to boot! Ted Letourneau, B.Sc., EP. Industrial Hygiene Division, Safety Coordination Services. ted@safetycoordination.com

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I start in the basement mechanical area, and then I go room-by-room throughout the house collecting samples of duct insulation, drywall joint compounds, vinyl floorings, ceiling tiles, ceiling texture coatings, caulking, mortar compound and exterior siding/finishes. It doesn’t take long to discover a whole host of materials that potentially contain asbestos.

CCI - North Alberta Chapter

why regularly scheduled exterior care Matters

Deferring caulking and repainting may come with higher costs down the road by Cathy Doherty

Most people know that car maintenance is important. The mechanic reminds his customers when theyâ&#x20AC;&#x2122;re 2,000 kilometres late on their oil change. Likewise, most people know that health maintenance is important. The dentist calls to remind her patients when theyâ&#x20AC;&#x2122;re due for a teeth cleaning every six months.

But what about the exterior care of townhome and high-rise condominium sites? Do boards and property managers know the lifecycle of paint and caulking and the value of meeting the maintenance timelines for those products? With all maintenance programs there is a three-fold benefit: First is identifying areas of possible deterioration early; second is reducing repair costs through early detection; and third is maintaining value. When a condominiums looks like it needs painting, or when interior leaks appear near its windows and doors, itâ&#x20AC;&#x2122;s probably too late; deterioration has already set in.

Insite to Condos Summer Issue 2016

A contractor with a comprehensive warranty program can help. Have the contractor complete regular paint inspections to identify areas that require repair. Then, using the contractor’s report, track changes in a year-over-year record of substrate conditions. Save money by designing the ‘touch-up’ maintenance program so defects such as corrosion are dealt with before extensive surface preparation and recoating work are needed. Skipping regularly scheduled repairs shortens the life cycle of a coating considerably. It takes more time, energy and money to make a damaged substrate presentable. Reserve fund studies are a great way for boards of directors and property managers to stay up to date on maintenance schedules. Done around every three years, the study reviews the corporation’s long-term projects, offering suggested timeframes for ongoing maintenance. But what happens when an unexpected cost crops up? If investment interest in the site is strong, owners aren’t complaining and property values are holding, then the board may delay non-immediate maintenance such as repainting or caulking to keep costs down. Similarly to the reserve fund study, manufacturers suggest maintenance timelines. Each product, from paint to sealant, has a recommended life cycle; so does each substrate. Paint serves two important functions: aesthetic appeal and physical protection. Most important to an exterior project is paint’s ability to act as a barrier to the elements while maintaining the real estate value. That thin skin of resin and pigment protects an owner’s investment, shielding it from sun, wind, and rain. It’s not only the coating that provides protection of the substrates but the sealant as well. Caulking prevents cold drafts in the winter and bugs in the summer. What’s more, it helps keep moisture away from wood surfaces susceptible to rot or water damage, including mould from leaks. If a condominium’s maintenance program fails to consider the lifecycle of a coating, then minor issues can quickly bloom into major repairs. So what should a condominium corporation do if their current maintenance protocols don’t address peeling paint or deteriorating caulking before they become an issue?

Caulking inspections are just as important. Reserve fund studies generally include them as a maintenance item, which again saves money in the long term. A condominium’s sealant may only amount to one per cent of the façade, but it’s integral in protecting 100 per cent of owners’ investments in a property. Condominium corporations spend billions of dollars on building envelope repair and replacement. Occasionally, paint and sealants fail prematurely. Many factors affect product longevity, including exposure to environmental elements, quality of workmanship, previous coatings, products used and methods of application. More often than not, rotten wood or rusting metal can be prevented by using the right product for each substrate, which is something a knowledgeable contractor can source. For example, high-rises require high-motility sealant that will weather the natural movement of the building. As another example, primer for galvanized metal is much different than primer for wrought iron. Using the wrong product will not only result in product failure but it will compromise the protection of the substrate,

Edith O’Flaherty Owner / Broker

MAYFIELD MANAGEMENT GROUP LTD. Property Management 15624 - 116 Avenue NW Edmonton, AB T5M 3S5 (780) 451-5192 x.212 | Office (780) 451-5194 | Fax edith@mmgltd.com www.mmgltd.com

CCI - North Alberta Chapter

increasing the chances of higher repair costs. Other maintenance considerations include energy conservation and safety. The parking garage is typically the largest common element in a high-rise condominium and it is the primary entrance for most residents. Maintenance there should be a high priority. So why do parking garages typically look dark and dirty? White ceilings and walls will reflect light far better, providing a greater sense of safety for residents and reducing electrical lighting costs. Rusted and dripping pipes create additional costs for stain removal on walls and sometimes damage to cars. Further, many municipalities have regulations that require well-marked and maintained emergency exits and fire hose cabinets. A contractor can review these spaces to ensure a condominium meets changing safety standards.

These types of improvements show residents and potential investors that a condominium has a well-run maintenance program. When developing a maintenance program, work with an advisor who provides a detailed proposal. The proposal should clearly outline a scope of work including surface preparation, surrounding area protection, specific product choices, and a warranty program for aftercare. This guidance can help boards and property managers save their corporations thousands of dollars down the road. Every board of directors and property manager wants to avoid premature deterioration of substrates. Keep up with a comprehensive maintenance schedule, including a â&#x20AC;&#x2DC;touch-upâ&#x20AC;&#x2122; program, to extend the life of the coating and better protect the substrate. It will keep overall maintenance costs down, which in turn keeps property image and return on investment high.

A Complete Picture is a Better Picture Condominium Insurance | Risk Management | Personal Insurance

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Cathy Doherty is a member of Armourco Solutions Inc: a painting and high performance sealant firm based in Oakville, serving the GTA and Golden Horseshoe condominium marketplace for more than 20 years. The preceding article originally appeared in the July 2015 edition of Condo Business.

Insite to Condos Summer Issue 2016

the â&#x20AC;&#x153;doctorâ&#x20AC;? is concerned by Brian Shedden

There is a cancer lurking within the walls of many of our wood frame residential condominiums. It comes on slowly and usually is not noticed until the damage done is significant.

The buildings, usually 3-5 storey structures and generally built within the past ten years, look great. Nice stucco finishes with brick veneer, siding or concrete tile accents, interesting roof lines, columns supporting spacious balconies and landscaping right up to the base of the building. For first time buyers and downsizers, this type of community appears to be just what the doctor ordered. When the symptoms start to appear, they seem benign enough. Some swollen baseboards, some leaking at the windows, maybe a bit of an odour or a stain that was not there before. Kind of like having a headache and hoping that Advil will do the trick, corporations dispatch their handymen to touch-up the paint, maybe put a bit of caulking on, reattach the piece of cladding that is dislodged. And this goes on for a few years, but nothing improves. They still have their headache and the Advil is not working.

CCI - North Alberta Chapter

This is when the “doctor” is called.

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And, just as is the process when you take your aching body to the doctor, the Building Science Specialist starts with tests. At our firm, we call it a Building Envelope Condition Assessment. A review of the original building drawings, a visual review of the existing conditions, perhaps an infrared scan, a blower door test, smoke pencils and all kinds of other diagnostic tools. If these non-invasive techniques are either inconclusive or point to further issues, we move to exploratory dismantlement, or localized test cuts. These test cuts are akin to having a biopsy. They give us direct access to the heart of the issue and, for the first time, open up the hidden elements of the building to our view and also to the view of the residents. This is the important part: being able to communicate the findings to the residents and engage their understanding is the first step towards a successful treatment.

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All too often in the past few years, by the time we get to the “biopsy”, we are finding decayed sheathing, decayed structural members and conditions that require immediate intervention, sometimes including emergency shoring just to keep the building standing up. This past year alone, I have had four such “patients”. In the one case, only one unit out of 36 had any symptoms…but the entire building had to be stripped down to its structure, shored in place while the wood structure was replaced and then re-built properly. That is an incredibly tough pill to swallow when special assessments of $30-40,000 per unit result in a year of construction hell and you end up having only what you thought you had before it all happened. It’s an even tougher pill when the residents are first time buyers with little in the way of equity to draw on, or older residents on a fixed income. So, what is the cause of this “cancer?” The answer is stunningly simple: The original builders failed to follow their drawings. Period. I have yet to review a set of original construction drawings that, had they been followed, would have prevented the problem. Simple things like overlapping the building paper in the right direction, metal fla-

Insite to Condos Summer Issue 2016

A conscientious builder would pay more attention to the internal systems that need to function well in our climate rather than the fancy finishes that are easy to see and recognize for issues. Our building envelopes need to drain. Period. If they don’t, we all end up paying something for nothing and these days, who can afford that?

shings that drain toward the building instead of away, caulking… who uses caulking eh? It seems that when new buildings are built in Calgary, there is only one tube of caulking and that is shared between all of the builders. How about building the structure

above grade, as required by the Alberta Building Code, rather than at grade or partially below grade, where the wood components are in constant contact with the ground and water. The list goes on and on and it is a shame.

So, does your condo have its own “family doctor” for the building? If not, I strongly recommend that you get one soon and be in a position to get ahead of any major illness in your building before it becomes a big, big problem. Brian Sheddon is a Senior Associate at ENTUITIVE. brian.shedden@entuitive. com

Board of Directors duty: “…to place and maintain Insurance…” Insuring your Condominium can be a pleasant experience, get the advice and service you deserve.

HUB International Phoenix Insurance Brokers #201, 5227 - 55 Avenue, Edmonton, AB, Canada T6B 3V1 Fax: (780) 488-7077

Dawn Mitchell FCIP, CRM, CAIB, ACCI Senior Account Executive Telephone (780) 453-8407 dawn.mitchell@hubinternational.com Matt Cruikshank, CIP, BPE Senior Account Executive Telephone (780) 391-2116 matt.cruikshank@hubinternational.com We recognize the unique and specific loss exposures of Condominium Corporations and we will provide you with a custom-made solution that is designed by our knowledgeable and experienced staff to ensure you have the coverage you require for a premium that is competitive.

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www.bestcondoinsurance.ca

Insite to Condos Summer Issue 2016

MEMBERSHIP APPLICATION MEMBERSHIP TO JUNE 30, 2017 How/from whom did you hear about CCI?:

CONDOMINIUM CORPORATION MEMBERSHIP ■ Townhouse

PLEASE COMPLETE ALL AREAS

No. of Units:

Condominium No.:

■ High Rise

■ Other

Registration Date:

Condominium Association Name: Management Company: Address:

Suite #:

City: Phone: (

Contact Name:

Province: )

Fax: (

Postal Code:

)

Email: Condo Corporation Address:

Suite #:

City: Phone: (

Province: )

Fax: (

Postal Code:

)

Email: President: Name

Address/Suite

Name

Address/Suite

Name

Address/Suite

Treasurer: Director: Please forward all correspondence to: Annual Fee:

■ Management Company address

■ 2-50 Units - $200 + GST = $210.00 ■ 51-100 Units - $250.00 + GST = $262.50

■ Condo Corporation address

■ 101-200 Units - $350.00 + GST = $367.50 ■ 201 + Units - $450.00 + GST = $472.50

INDIVIDUAL MEMBERSHIP Name: Address:

Suite #:

City: Phone: (

Province: )

Annual Fee:

Fax: (

)

Postal Code: Email:

■ $140.00 + GST = $147.00

This section must be completed in order for the membership application to be processed. CCI communicates with its membership via e-mail regarding updates on condominium legislation, CCI events and opportunities, newsletters, and member communications; in accordance with the Canada anti-spam law that came into effect July 1, 2014 you must indicate whether you wish to receive electronic correspondence from us. ■ I AGREE to receive electronic correspondence

■ I DO NOT wish to receive any electronic correspondence

Signature

Date Cheques should be made payable to:

METHOD OF PAYMENT: ■ Cheque

Charge to:

Card #: Signature: HST # 89966 7364 RT002

■

■ Exp Date:

/ Canadian Condominium Institute - North Alberta Chapter #37, 11810 Kingsway Avenue NW, Edmonton, AB T5G 0X5 Tel: 780-453-9004 • Fax: 780-452-9003 Email: info@cci-north.ab.ca • Website: www.ccinorthalberta.com

CCI - North Alberta Chapter

MEMBERSHIP APPLICATION MEMBERSHIP TO JUNE 30, 2017

How/from whom did you hear about CCI?:

PROFESSIONAL MEMBERSHIP

Occupation:

Name: Company: Address:

Suite #:

City: Phone: (

Province: )

Fax: (

Postal Code:

)

Email:

Website: ■ $375.00 + GST = $393.75

Anual Fee:

BUSINESS PARTNER MEMBERSHIP Company: Name:

Industry:

Address:

Suite #:

City: Phone: (

Province: )

Fax: (

Postal Code:

)

Email:

Website:

Annual Fee:

■ $500.00 + GST = $525.00

■ Small Business (5 employees or less) - $300.00 + GST = $315.00

■ I DO NOT wish to receive any electronic correspondence

Signature

Date

Cheques should be made payable to:

METHOD OF PAYMENT: ■ Cheque

Charge to:

Card #: Signature: HST # 89966 7364 RT002

■

■ Exp Date:

Canadian Condominium Institute - North Alberta Chapter #37, 11810 Kingsway Avenue NW, Edmonton, AB T5G 0X5 Tel: 780-453-9004 • Fax: 780-452-9003 Email: info@cci-north.ab.ca • Website: www.ccinorthalberta.com

Insite to Condos Summer Issue 2016

Insite to Condos

Contact the InSite team to place your ad in the next issue: CCI North Alberta Chapter #37, 11810 Kingsway Ave NW Edmonton, AB T5G 0X5 780-453-9004 Email: insite@ccinorthalberta.com

ADVERTISING RATES 2016 / 2017 Ad Type

*Size

Member Pricing

Business Card

3.33"w x 1.83"h

gst Total

1/4 Page

3.5"w x 4.75"h

gst Total

1/2 Page

7.0"w x 4.75"h

gst Total

Inside Full Page

Inside Back Cover

Back Cover

7.0"w x 9.5"h

(please include 0.5” for bleeds)

7.0"w x 9.5"h

(please include 0.5” for bleeds)

7.62"w x 8.48"h

gst Total gst Total gst Total

Non-Member Pricing

$165.00 $8.25 $173.25 $357.00 $17.85 $374.85 $715.00 $35.75 $750.75 $1,072.00 $53.60 $1,125.60 $1,347.00 $67.35 $1,414.35 $1,375.00 $68.75 $1,443.75

gst Total gst Total gst Total gst Total gst Total gst Total

$330.00 $16.50 $346.50 $714.00 $35.70 $749.70 $1,430.00 $71.50 $1,501.50 $2,144.00 $107.20 $2,251.20 $2,694.00 $134.70 $2,828.70 $2,750.00 $137.50 $2,887.50

Please note: Advertising prices are subject to change at the beginning of each ﬁscal year. We will endeavour to notify all advertisers of any rate changes in a timely manner.

Note to Advertisers: Submit your artwork in a digital file, or provide camera-ready copy. Digital files are accepted in .EPS, .AI, .PSD formats, or high quality PDF or TIF (minimum 300dpi). All artwork must be produced in CMYK colour. *Please check the ad dimensions above to be sure your ad size is correct. If in doubt, consult with your editor or production team to be sure your files are acceptable. All advertising requests will be subject to approval and space availability. Advertising copy and payment MUST be received by CCI - NAC prior to the submission deadline

Advertising & Article Submission Deadlines ISSUE 1

August 8, 2016

ISSUE 2

Nov 4, 2016

ISSUE 3

Feb 10, 2017

ISSUE 4

May 5, 2017

Please use the form on the facing page to book your ad and provide payment details. It is the advertiser’s responsibility to provide the correct version of the ad for printing by the Advertising and Submission Deadline. If edits are required to your artwork after submission, we reserve the right to charge a nominal fee for our magazine designer to make the requested changes (if applicable).

Creative services available! Please contact insite@ccinorthalberta.com for more info.

CCI - North Alberta Chapter

InSite 2016/2017 Advertising Booking ISSUE 1 Fall

ISSUE 2 Winter

ISSUE 3 Spring

ISSUE 4 Summer

Aug 8, 2016

Nov 4, 2016

Feb 10, 2017

May 5, 2017

Enter the cost for each issue you wish to advertise in using the Advertising Rates 2014/2015 page. You may order advertising for one issue at a time, or for the entire year. Invoices will be sent quarterly. Submit this page and artwork, if it has changed, to: insite@ccinorthalberta.com

PAYMENT Payment may be made by cheque, Visa, or MasterCard. Do NOT send cash through the mail. ** Make all cheques payable to the Canadian Condominium Institute. All ad payments must be received by CCI-NAC prior to the submission deadlines as indicated above. Choose either: ____ A) To have an invoice forwarded to you for payment by : ____ B) Pay by credit card and: mail to: CCI - North Alberta Chapter #37, 11810 Kingsway Ave NW Edmonton, AB T5G 0X5

mail,

If paying by credit card, please enter the required information

email, or

fax (Please choose one)

fax to: CCI-NAC OfďŹ ce 780-452-9003 Visa

Mastercard Expiry Date MM/YY

Card # __________-__________-__________-__________

Amount to be charged $____________.____

Name on card: _______________________________

Signature: ___________________________

Total Payable with GST from above

Thank you! Email: insite@ccinorthalberta.com Website: www.ccinorthalberta.com Revised Feb 2016

Insite to Condos Summer Issue 2016

Registration Form

Seminars, Luncheons, Condo 101 and Condominium Management (CM) 100, 200, & 300 Courses ADVANCE PAYMENT IS REQUIRED! Register on line www.ccinorthalberta.com, mail or fax â&#x20AC;&#x201C; NO CASH! FOR CM 100, 200, & 300 Courses

Canadian Condominium Institute #37, 11810 Kingsway NW Edmonton, AB T5G 0X5

(Events may have limited seating)

Space is limited, so please confirm your attendance by registering a minimum of one week prior to the course. CM 100, 200 & 300 Courses

Price includes GST

Non-Member Price GST Inc.

Member Price GST Inc.

Location

First Attendee

Additional Attendees/person*

Each Attendee

Edmonton

$288.75

$210.00

$577.50

Out of Town

$341.25

$262.50

$682.50

Condo 101 GST Included Paid Individual & Paid Condo Members FREE Business Partner, Professional, Complimentary or Non-member - $50.00

Luncheons GST Included

Evening Seminars GST Included

Member $35.00

Member $45.00

Non-Member $45.00

Non-Member $65.00

*Members must be from the same condominium corporation or business. GST Reg No: 899667364-RT0002

All paid attendees will receive course material. Cancellation Policy: If cancellation is received by the CCI office seven days or more prior to the course date, you will receive a refund. Cancelling seven days or less will result in no refund.

CM Courses (Circle one) Condo 101 CM100 CM200 Luncheon CM300 Seminar

Event Date

Date Submitted

_______ _______ 20 Month Day Year

Attendee 1 Name:

_____ ____ 20 Month Day Year

Daytime phone: ________________________

Email: Attendee 2 Name:

Daytime phone: ________________________

Email: Attendee 3 Name:

Daytime phone:________________________

Email: Attendee 4 Name:

Daytime phone:________________________

Email: Condominium or Business Name:______________________________________________________________________ CCI Membership Category _______________________________________ Membership Year ____________________ Luncheon or Evening Seminar Registration If attending a luncheon or evening seminar, please indicate the session name and date below. Please complete the attendee information above. CK # _________ Amount $ _____________________

Name of Session: Date of Session:

Visa/MC #___________________________________

Month

Day

Year

Expiry Date

Mo___________Yr___________

Name on Card:__________________________________ CCI - North Alberta Chapter #37, 11810 Kingsway Avenue NW Edmonton, AB T5G 0X5

Ph: 780-453-9004 / Fax: 780-452-9003 Email: info@cci-north.ab.ca Website: www.CCINORTHALBERTA.COM

CCI - North Alberta Chapter

CCI NORTH ALBERTA 2016 - 2017 EDUCATION SCHEDULE Pre-Registration with Payment Required via Visa, M/C or Cheque – No Cash! (Dates and Topics subject to change)

Annual General Meeting – Tuesday, October 4, 2016 7:00 pm to 9:00 pm

Chateau Louis Conference Centre – 11727 Kingsway, Edmonton

48 CCI Luncheon Presentations 11:30 am to 1:00 pm

Chateau Louis Conference Centre – 11727 Kingsway, Edmonton

Luncheons will include a light meal (soup & sandwiches), networking, 30-40 minute presentation, and question time. Cost

$35.00 includes GST

Non-Member $45.00 includes GST

Pre-registration with payment required! Limited Seating! Wednesday, September 29, 2016 Wednesday, November 17, 2016 Wednesday, January 26, 2017 Wednesday, February 23, 2017 Wednesday, March 23, 2017

Parking Bylaw Enforcement Flood Prevention Program TBA Bio Medical Cleanup Bareland Condos

Topics will be determined on an ongoing basis. Please check our website or call the office for exact monthly topic.

CCI Evening Seminars 7:00 pm to 9:30 pm

Chateau Louis Conference Centre – 11727 Kingsway, Edmonton

Seminars will include coffee & desserts, networking, two hour presentation & question time. CCI Members

$45.00 includes GST

Non-Members

$65.00 includes GST

Pre-registration with payment required! Limited Seating! Wednesday, October 12, 2016 Wednesday, November 9, 2016 Wednesday, February 8, 2017 Wednesday, March 8, 2017

CCI – NAC 2016-2017 Education Schedule

Finance and Budgeting Ask the Experts- Insurance Topics By-Laws & Enforcement TBA

Page 1

Insite to Condos Summer Issue 2016

Condo 101 “Board Basics and Best Practices”

Chateau Louis Conference Centre – 11727 Kingsway, Edmonton

Wednesday, September 13, 2016 Saturday, November 26, 2016 Thursday, February 16, 2017 Tuesday, March 14, 2016 Monday, June 12, 2017

7:00 pm - 9:30 pm 9:30 am - 12 noon 7:00 pm - 9:30 pm 7:00 pm - 9:30 pm 7:00 pm - 9:30 pm

CCI Members (Paid Condo and Individual Members only) Free Non-Members/Business Partners/Professionals/Complimentary $50.00 includes GST

Pre-registration required! Limited Seating! Seminar will include coffee & desserts, networking 2.5 hour presentation & question time. Condo 101 is an introductory course for Condominium Board Members and Owners. The course will cover such topics as; the basics of Board Governance, Financial and Maintenance Responsibilities and Legal Obligations. This course is complimentary to all paid individual or condominium members only (maximum of four (4) members from the same complex). Registration in advance is important as space is limited.

Condominium Management 100 (CM100) Saturday & Sunday- October 15 & 16, 2016 Saturday & Sunday- February 25 & 26, 2017 9:00 am to 4:00 pm (each day) CCI Members Non-Members

Chateau Louis Conference Centre – 11727 Kingsway, Edmonton

$275.00 + GST $550.00 + GST

Additional attendees

$200.00 + GST

Pre-registration with payment required! CM 100 is the initial level of detailed study on condominium, which offers an introduction into the responsibilities and liabilities of managing condominiums. CM 100 is addressed to owners, Board Members and new professionals. This level deals in detail with several issues fundamental to condominium, including management styles and everything you need to know about meetings. This course also addresses the basic principles of governance, administration, dealing with people, finances and maintenance and repair, each of which is presented in more detail in the CM 200 & CM 300 levels.

Page 2

CCI - North Alberta Chapter

Condominium Management 200 (CM200) Saturday & Sunday, March 25 & 26, 2017 9:00 am to 4:00 pm (Sat & Sun) CCI Members Non-Members

$275.00 + GST $550.00 + GST

Chateau Louis Conference Centre – 11727 Kingsway, Edmonton Additional attendees

$200.00 + GST

Pre-registration with payment required!

CM 200 Practical Management Principles – is a work intensive, hands on level of condominium study designed for directors and managers, responsible for the day to day activities associated with the control, management and administration of a Corporation. Topics include: enforcing & amending Bylaws; record keeping, disclosure requirements, contracts; dealing with rentals, dealing with difficult people, conflict resolution; financial records, budgets, setting condo fees, special assessments, collections, audits, Estoppel certificates and information statements; maintenance & repair, reserve fund studies; types of insurance coverage, appraisals, deductibles, bonding, brokers & trustees; complete with the resource materials, samples and examples.

Condominium Management 300 (CM300) Saturday & Sunday, May 27 & 28, 2017 9:00 am to 4:00 pm (Sat & Sun) CCI Members Non-Members

$275.00 + GST $550.00 + GST

Chateau Louis Conference Centre – 11727 Kingsway, Edmonton Additional attendees

$200.00 + GST

Pre-registration with payment required! CM 300 is a specialty designed management level course for condominium managers, professionals and directors who oversee the self-management of a Corporation. Topics include dealing with the developer, bare land condominium, enforcing Bylaws using sanctions and Court action; handling insurance claims and using insurance claim proceeds; collecting condo fees after caveats, investing and borrowing money; disaster planning; evicting tenants, employee/employer relationships; and human rights matters.

CCI Spring Conference Spring 2017 – Date & Location TBD CCI is having their 8th annual Conference and Trade Show. Seminar topics will be determined and schedule will be published soon. Due to the number of sold out events last year we recommend you register sooner than later once details have been confirmed. If you are interested in being a trade show presenter or wish to volunteer, please contact the CCI office.

Are you registered to connect to our website? www.ccinorthalberta.com

CCI – NAC 2016-2017 Education Schedule

Page 3

Insite to Condos Summer Issue 2016

Business partner directory Company

Full Name

Phone

E-mail

Colin Presizniuk & Associates Partnership

Luu Ho, Bcom, CGA, CFE

(780) 448-7317

luu@hocpa.ca

KBH Chartered Accountants

Mohini Kumar, CA

(780) 463-8101

m.kumar@kbh.ca

Scott Dalsin, CPA, CgA

Scott Dalsin, CPA, CGA

(780) 439-9646

scottdalsinpc@telus.net

Barbara L. Surry, CMA

Barbara L. Surry, B. Comm, CMA

(780) 467-0562

blsurry@blsurrycma.com

Lim & Associates

Cheng S. Lim, CGA

(780) 484-8803

cheng@limcgas.com

ACCOUNTANTS

ARBITRATION, MEDIATION & CONSULTING HRS Condominium Consulting

Helena R. Smith ACCI, FCCI

(780) 433-8058

helenarsmith1@gmail.com

Rosetree Mediation, Arbitration and Consulting Services

Gerrit Roosenboom, DSA

(780) 982-4355

rosetree_g@hotmail.com

Associated Home & Building Inspections Ltd.

Gaylene Patko

(780) 444-7639

abi4444@telus.net

Excel Bldg. Inspection & Consulting

Stuart Schechtel

(780) 464-5634

excelins@telus.net

ACRM Alberta Condo Review & Management

Yvonne Harris

(780) 750-9951

acrminfo@gmail.com

Fatima Salvador

(780) 750-9951

acrminfo@gmail.com

AIM Real Estate Corporation

Dan McDaniel

(780) 424-0397

dmcdaniel@aimrec.ca

Lucien Roy, CPM, FRI, ACCI, CMOC, ACM, FCCI

(780) 424-0397

lroy@aimrec.ca

Alberta Property Management Solutions Inc.

Colleen Bruce

(780) 714-8889

pm@apmsi.ca; admin@apmsi.ca

Alternate Realty and Property Management Ltd.

Jean-Paul Noujaim

(780) 705-3245

jean-paul@alternaterealty.ca

Aspire Group Realty Inc.

Bruce Fisher

(780) 566-4525

bruce@aspirerealty.ca; bruce@fisherca.com

AV8 Solutions

Brett Binnie

(780) 352-9277

brett@av8solutions.com

Ayre & Oxford Inc.

Gail Chekowski, ACM, ARM Candidate

(780) 448-4984

gailchek@ayreoxford.com

Ayre & Oxford Inc.

Roseanne Evans, AMO,CPM, ARM, ACM, Broker

(780) 448-4984

roseevans@ayreoxford.com

Bella Management and Realty Ltd.

Alison Pon

(780) 444-2665

info@realtybella.com

Braden Equities Inc.

Robert Paquette

(780) 429-5956

Pma4@Bradenequitiesinc.com

Bridgegate Property Management Group Inc.

Tamara Langille, ACM

(780) 266-2778

tamara@bridgegate.ca

CAM Management

Christa Marimo

(780) 504-1741

info@campropertymanagement.com

Canwest Management & Realty Inc.

Arvind Kapur

(780) 461-2447

canwestmgmt@gmail.com

CasaWise Management

Brennan Whitehouse

(780) 413-0275

info@casawise.ca;bwhitehouse@casawise.ca

Celtic Management Services Inc.

Keri Ramirez

(780) 449-5655

keri@celticmanagement.ca

CondoPro Property Management

Jennifer Nestman

(780) 757-6066

jennifer@condoproedmonton.com

Core Realty & Management Group Inc.

Don Brown

(780) 651-1577

don@coremanagement.ca

Cornerstone Management

Carolyn Flexhaug

(780) 701-7264

carolyn@csmanagement.ca

CS Management Inc.

Curtis Siracky

(780) 760-6197

info@csmgmtinc.ca

Economy Management 2012

Jen Martin

(780) 453-1515

info@economymanagement.ca; jen@ economymanagement.ca

Estate Properties Inc.

Chester Quaife, ACM

(780) 433-2345

chester@estategroup.ca

BUILDING INSPECTIONS

CONDOMINIUM MANAGEMENT

CCI - North Alberta Chapter Company

Full Name

Phone

E-mail

FirstService Residential Alberta Ltd.

Dean Dunbar

(403) 299-1817

dean.dunbar@fsresidential.com

FOCHAUS Management Inc.

Corina MacKinnon

(780) 988-1947

corina@fochausmgmt.com

Fort Management Ltd.

Kathy Bowers

(780) 791-3948

kathybowers@shaw.ca

Jerrica Ross

(780) 791-3948

jerrica@fortman.ca

Group Three Property Management Inc.

Michele Curtis

(780) 641-0222

mcurtis@groupthree.ca

Hallmark Management

Darcie-Lee Rea, ACM

(780) 819-2108

darcie@hallmarkmanagement.ca

Harvard Property Management Inc.

Tony Prsa, CET, RPA, CPM, Broker

(780) 413-7059

Tony Prsa/McHill/CA@McHill,

Homestead Property Management

Shirley & Ted Appelman

(780) 203-4105

ted.hpm@hotmail.com

JLR Property Management Inc.

Lisa Wallbridge

(587) 521-2090

lisa@jlrmgmt.ca

KDM Management Inc

Brian Fischer A.C.M.

(780) 460-0444

bfischer@kdmmgmt.ca

Key Investment Property Management Inc.

Karen Schoepp

(780) 830-1331

info@keyproperty.ca; karen@keyproperty. ca

Larlyn Property Management Ltd

Michael Holmes, MBA, CPM, RCM, ACCI, CMOC

(780) 424-7060

larlyn@larlyn.com

Magnum York Property Management Ltd.

Ron Gauvreau

(780) 482-1644

rgauvreau@magnumyork.com

Maxom Condominium Management Inc.

Donald Gray

(780) 974-8427

don@maxomcondomanagement.com;don@ edmontonevictionservices.com

Mayfield Management Group Ltd

Edith O'Flaherty

(780) 451-5192

edith@mmgltd.com

Meyers Management Consulting Group

Tracy Meyers

(780) 748-2500

info@mmcg.ca

On-Site Solutions Inc.

Lyalla Ironside

(780) 790-2077

info@on-site-solutions.ca

Parterre Property Services Inc.

Dwayne Ropchan

(403) 241-2162

dropchan@parterreproperty.ca

Pinnacle Realty & Management Inc.

Rick Murti, ACCI, ACM, e-PRO

(780) 758-4434

rmurti@pinnaclemgmt.ca

Pivotal Property Management Inc.

Jamie Shima

(780) 701-4300

pivotal@pivotalpm.ca

Premier Asset Management Inc.

Elaine Smith

(780) 414-0297

info@premierassetmanagement.ca

Premiere Property Management Services Inc.

Pierre Bellini

(780) 756-2840

pierre@premierepm.ca

Prime Property Management

Mark Rousseau

(780) 538-0214

mark@grprime.net

Prince Property Inc.

Sandi Danielson

(780) 416-9098

sandi@princeproperty.ca

Rancho Realty (Edmonton) Services

Pauline Findlay

(780) 463-2132

pfindlay@ranchogroup.com

Re/Max Commercial Central Property Mge.

Scott Hughes, MBA, AACI, CCIM, SIOR

(780) 447-6979

admin@rccpm.ca

Real Canadian Property Management Elite

Lorna MacNeil

(587) 275-4663

lorna.macneil@realpropertymgt.ca

Simco Management (Edmonton) Inc.

Ray Pratt

(780) 455-4111

simcomanagement@telusplanet.net

Star Property Developments Ltd. (o/a Star Property Managers)

Dianna Morris

(780) 488-5401

office@starpropertymanagers.com

Stellar Condominium Management Ltd.

Alicia & Bernard Jentner

(587) 990-4583

contact@stellarcondos.com

Strategic Property Management

Diane Drew

(780) 739-6619

dianedrew@shaw.ca; leducpropertymanagement@shaw.ca

TEGA Property Management Ltd.

Susan Milner

(780) 757-7828

smilner@tegapm.ca

The Property Shop Inc.

Judy Martin

(403) 346-6970

judy@thepropertyshop.ca

TRC Realty Management Inc.

Richard Kayler

(780) 962-9300

rkayler@trcmanagement.ca

Veritas Management Services Inc.

Tarek Merhej, RPA, FMA, CIM, ACM, ACom

(780) 328-3929

tarek@veritasms.com

Victorian Property Management Ltd.

Brian Newbert, ACCI, ACM

(780) 463-0066

brian@victorianmanagement.ca

Jules Leclercq

(780) 463-0066

jules@victorianmanagement.ca

Sarah Henkel

(780) 437-2900

sarah@realtygr.com

Aegis West Engineering Inc.

Garett Cochrane, B.Sc.,P.Eng.

(780) 238-3418

garett@aegiswest.ca

C3 Engineering Technology Inc.

Cliff Swain

(780) 940-5578

C3Engineering@Shaw.ca

Western Realty Group Inc. ENGINEERING

Insite to Condos Summer Issue 2016 Company

Full Name

Phone

E-mail

CVL Engineers

Mike Tokar

(780) 239-5403

info@cvl-eng.ca

DesignWorks Engineerring & Inspections

John Lehners, P.Eng

(780) 814-5533

johnl@designworkseng.com

Entuitive Corporation

Brian Shedden

(403) 879-1270

brian.shedden@entuitive.com

Jetco Mechanical Ltd.

Blaine McMurdo

(780) 451-2732

blaine.mcmurdo@jetcomechanical.com

Morrison Hershfield Limited

Billy Huet, P.Eng.

(780) 483-5200

bhuet@morrisonhershfield.com

Read Jones Christoffersen Ltd.

Nick Trovato, B.Sc., M.Eng., P.Eng. FEC, GFC (Hon)

(780) 452-2325

ntrovato@rjc.ca

ReNu Building Science

Jen Carroll, P.Eng.

(587) 782-5078

jcarroll@renubuildings.com

TCL Engineering

Ted Hagemann, B.Sc. P.Eng.

(780) 907-5554

thageman@telus.net

Wade Engineering Ltd.

Allan King, P.Eng., ACCI, FCCI

(780) 486-2828

aking@wadeengineering.com

Williams Engineering Canada Inc.

Dan Mitchell

(780) 424-2393

dmitchell@williamsengineering.com

BMO Bank of Montreal

Lorraine Schmidt

(780) 408-0105

Lorraine.Schmidt@bmo.com

Condominium Financial Inc.

Jim Wallace

(780) 952-7763

jim@condominiumfinancial.com

Manulife Securities Inc.

Kevin Rendek, FICB

(403) 230-3909

kevin.rendek@manulifesecurities.ca

Morrison Financial Services Limited

Graham Banks

(416) 391-3535

gbanks@morrisonfinancial.com

Pacific & Western Bank of Canada

Karl Neufeld

(604) 984-7564

karln@pwbank.com

William J. Rhind & Associates Ltd.

Will Pozzo

(403) 283-1378

will@wjrhind.com

Arthur J. Gallagher Canada Limited

Michael Boisclair, FCIP, CRM

(403) 299-2465

michael_boisclair@ajg.com

BFL CANADA Insurance Services Inc.

Tony Reed & Greg Cortese

(888) 451-4132

treed@bflcanada.ca; gcortese@bflcanada.ca

Diverse Claims Adjusters Ltd.

Paul Whitman, FCIP

(780) 756-4222

paul@diverseclaims.ca

Excel Insurance & Risk Management Inc.

Brittany Smith, CIP, CRM

(780) 732-9912

bsmith@excelrisk.ca

Jason Ploof, FCIP, CRM

(780) 453-9840

jploof@excelrisk.ca

Kevan Letourneau, FCIP, CRM

(780) 453-8420

kletourneau@excelrisk.ca

Trinity Player CAIB, CIP, CRM

(780) 732-6880

tplayer@excelrisk.ca

HUB International Phoenix Insurance Brokers

Dawn Mitchell, FCIP, CRM, CAIB, ACCI

(780) 453-8407

dawn.mitchell@hubinternational.com

Insight Insurance & Risk Management Ltd.

Alexis Harke

(780) 453-3412

aharke@insightinsurance.ca

Lundgren & Young Insurance - Ironstone

Ryan Fowler

(780) 439-5927

ryan.fowler@landy.ca

Marsh Canada Limited

Anniesa Henkel, FCIP, CRM, Vice President

(780) 917-4850

anniesa.henkel@marsh.com

PRIMELINK Insurance Brokers Ltd.

Murray Dadswell

(780) 435-3632

Mdadswell.prim-01@insuremail.net

Reliance Asset Consulting Inc.

Harold Weidman, ACCI, P.App., CRP, DAC

(780)702-7068

harold@relianceconsulting.ca

Stevenson Douglas Insurance Services

Dave Douglas, CIP

(780) 758-4144

dave@stevensondouglas.ca

Suncorp Valuations Ltd.

Devin Baker

(306) 652-0311

devin.baker@suncorpvaluations.com

Westgate Perma Insurance Ltd - The Cooperators

Gregory Clark

(780) 448-7137

gregory_clark@cooperators.ca

Biamonte Cairo & Shortreed

Scott D. Belland

(780) 425-5800

sbelland@biamonte.com

Field LLP

Paul H.W. Girgulis

(780) 423-3003

pgirgulis@fieldlaw.com

Jennifer Oakes

(780) 423-7662

jjoakes@fieldlaw.com

Gledhill Larocque

Victoria A. Archer

(780) 465-4852

archer@gledhill-larocque.com

Miller Thomson LLP

Roberto Noce, Q.C.

(780) 429-9728

rnoce@millerthomson.com

Erin Berney

(780) 429-9733

eberney@millerthomson.com

Robert Assaly, QC, ACCI

(780) 429-6243

rassaly@ogilvielaw.com

FINANCIAL SERVICES

INSURANCE & INSURANCE APPRAISERS

LAWYERS

Ogilvie LLP

CCI - North Alberta Chapter Company

Full Name

Phone

E-mail

Reynolds Mirth Richards & Farmer LLP

Emmanuel Mirth, QC, ACCI, FCCI

(780) 425-9510

emirth@rmrf.com

Todd A. Shipley, BA, LLB

(780) 497-3339

tshipley@rmrf.com

Heidi Besuijen

(780) 497-3327

hbesuijen@rmrf.com

Shourie Bhatia LLP

Arun Shourie

(780) 438-5281

ashourie@sb-llp.com

Willis Law

Hugh Willis

(780) 809-1888

hwillis@willislaw.ca

Natasha Sutherland

(780) 809-1888

nsutherland@willislaw.ca

John M. Frame

(780) 428-0501

mtaylor@wittenlaw.com; jframe@wittenlaw.com

8760

Nigel Gamester

(780) 499-1378

ngamester@8760.ca

@Assist

Audrey Charles

(888) 593-2778

audrey@atassist.com

AAA Striping

Dorian Andrews

(780) 435-2214

info@aaastriping.ca

Abris Construction Inc.

Nathan Kawulka

(780) 906-8055

nkawulka@gmail.com

Alberta Beverage Container Recycling Corporation

Chelsea Webster

(403) 264-0170

cwebster@abcrc.com

Alberta Lock Solid

Paul Cassidy

(780) 479-5522

paul@albertalocksolid.com

Alberta Roofing Contractors Association (ARCA)

Kevin Kramers

(403) 250-7055

kevin@arcaonline.ca

All Reach Glass Services Inc.

Blaine Adams

(780) 483-9561

office@allreachglass.com

All Weather Windows Renovation Div.

Trevor Derewlanka

(780) 451-0670

efradsham@allweatherwindows.com

Best Choice Painters Ltd.

Patrick Aubert

(780) 465-2378

bestchoicepainters@shaw.ca

BHP Mechanical Ltd.

Robert Pallister

(780) 482-2334

info@bhpmechanicalltd.com

C3 Engineering Technology Inc.

Cliff Swain

(780) 940-5578

C3Engineering@Shaw.ca

Chateau Louis Hotel & Conference Centre

Nigel Swarbrooke

(780) 453-6503

nigel@chateaulouis.com

Christensen & McLean Roofing Co.

Phil Roy

(780) 447-1672

phil@cmroofing.ca

CK Condominium Consultants Ltd.

John Setterlund

(780) 729-0031

johns100@shaw.ca

Condo-Check

Bernie Winter, ACCI, FCCI, CEO

(403) 509-2250

bernie@condo-check.com

D & B Contracting

Doug Dobush

(780) 717-2033

dobogo@telus.net

DF Technical & Consulting Services Ltd..

Sabrina Heathcote

(780) 468-3131

sabrinah@dftechnical.ca

Durabuilt Windows & Doors

Harmandeep Singh

(780) 982-6156

harmandeeps@durabuiltwindows.com

E & L Custom Homes and Renovation Ltd.

Pio Patrizi

(780) 461-2558

eandlcustomhomes@xplornet.ca

Ebert & Company Construction & Renovation Ltd.

David Ebert

(780) 983-9222

david@ebertco.com

En-Pro International Inc.

John Kiemele

(905) 686-6400

jkiemele@en-pro.com

FirstOnSite Restoration

James Leonard

(780) 733-3399

jleonard@firstonsite.ca

G & J Parking Lot Maintenance LP

Grant Wall

(780) 454-0700

services@gjparking.com

Garland Canada Inc.

Richard Lucid

(780) 485-7612

lucid@garlandcanada.com

GeniePad

Rafal Dyrda

(800) 274-9704

rafal@geniepad.com

Great Canadian Sundeck & Railing Ltd.

Mike Buwalda

(780) 490-5539

gcdecking@telus.net

Harlow Pest Control Ltd.

Carly Olcen

(780) 757-2999

info@harlowpestcontrol.ca

Karlen-Elecom Ltd.

Mickie Poon

(780) 453-1362

mp@elecom.ca

Keytech Water Management

Richard Gadoury

(780) 939-5545

richard@keytechwater.com

Lucki's Exercise Equipment Ltd.

Lori Lucki

(780) 423-1155

lori@luckis.com

Lumenix Inc.

Jarrod Murray

(855) 586-3649

jarrod.murray@lumenix.com

Lydale Construction

Ryan Presakarchuk

(780) 822-1200

rpresakarchuk@lydale.com

Magic Wand Cleaning & Restoration Services

Scott Utas

(780) 991-7847

magicwandcarpet@shaw.ca

Mario Laflamme Contracting & Renovation Ltd.

Mario LaFlamme

(780) 235-4666

mario@mlcrl.com

Witten LLP

PROPERTY SERVICES

Insite to Condos Summer Issue 2016 Company

Full Name

Phone

E-mail

Method Energy Corporation

Gord Neis

(780) 757-2828

gord.neis@methodenergy.ca

Middlemen Services Ltd.

Moira Quirke

(780) 918-6331

mqtralee@gmail.com

Nordic Mechanical Services Ltd.

Shaunalee Boyle

(780) 469-7799

shaunalee@nordicsystems.ca

O Canada Contractors Ltd.

Reg Lymburner

(587) 336-7742

ocanadacontractors@gmail.com

Peace Power Corporation

Chad Mielke

(780) 668-9493

chad.mielke@peacepower.ca

Resort Development Funding Corp.

Randy Westergaard

(403) 728-3010

randy@mylakeresort.com

SafewithUlli o/a Safe With Ulli Inc.

Ulli Robson

(780) 288-2986

ullirobson@shaw.ca

Seasonal Impact Contracting Ltd.

Keegan Andreas

(780) 504-1317

estimating@simpact.ca

ServiceMaster of Edmonton

Sarah Papove

(780) 930-4356

sarah.papove@svmrestore.ca

Shaw Communications Inc.

Jason Speers

(780) 490-3427

jason.speers@sjrb.ca; jason.mathews@sjrb.ca

Smartfix Asphalt Infrared Repair Ltd.

Greg Lindgren

(780) 488-9688

greg@smartfixasphalt.ca

Solution 105 Consulting Ltd.

Chris Vilcsak

(780) 429-4774

vilcsak@solution105.com

SuperGreen Solutions

Francis Gough

(780) 438-0292

alberta@supergreensolutions.com

Urban Systems Surveys Inc.

Bruce Drake, ALS, P.Eng

(780) 430-4041

bdrake@urbansystems.ca

VETS Group

Erin Rayner

(780) 434-7476

erayner@vetsgroup.com

Wood Buffalo Housing & Development Corporation

Cynthia Woodford

(780) 799-4058

Cynthia@wbhadc.ca

Ye Olde Plumber Ltd.

Ken Roskell

(780) 988-0377

ken@yeolde.ca

Connie Kennedy Realty Inc

Connie Kennedy, ACCI

(780) 482-6766

conniekennedy@shawbiz.ca

Front Door Real Estate

Robert Rudyk

(780) 451-0037

info@frontdoorrealestate.ca

Mac's Realty Ltd.

Liz Frieser

(780) 875-9449

liz@macsrealty.ca

Meyers Management Consulting Group

Tracy Meyers

(780) 748-2500

info@mmcg.ca

Pinnacle Realty & Management Inc.

Rick Murti, ACCI, ACM, e-PRO

(780) 758-4434

rmurti@pinnaclemgmt.ca

Royal LePage, Andre Kopp & Associates

Doug Kopp

(780) 865-2102

dougkopp@telusplanet.net

Royal LePage, Summitview Realty

Rich Potter

(780) 852-5500

rpotter@royallepage.ca

Royal LePage, The Realty Group Gr. Pr.

Angie Peters

(780) 539-5771

broker@royallepagegp.com

SEVEN Corporation o/a Seven Real Estate

Austin Dang Nguyen

(780) 628-2777

austin.broker@gmail.com

Aegis West Engineering Inc.

Garett Cochrane, B.Sc.,P.Eng.

(780) 238-3418

garett@aegiswest.ca

Associated Home & Building Inspections Ltd.

Gaylene Patko

(780) 444-7639

abi4444@telus.net

Dynamic Reserve Fund Studies Inc.

Colin Jackson

(587) 881-0100

info@dynamicrfs.com

Excel Bldg. Inspection & Consulting

Stuart Schechtel

(780) 464-5634

excelins@telus.net

REAL ESTATE

RESERVE FUND STUDY PROVIDERS

Mayfield Management Group Ltd.

Shantel Murray

Morrison Hershfield Ltd.

Billy Huet, P.Eng.

(780) 483-5200

bhuet@morrisonhershfield.com

insite@ccinorthalberta.com

Read Jones Christoffersen Ltd.

Nick Trovato, B.Sc., M.Eng., P.Eng. FEC, GFC (Hon)

(780) 452-2325

ntrovato@rjc.ca

Reliance Asset Consulting Inc.

Harold Weidman, ACCI, P.App., CRP, DAC

(780)702-7068

harold@relianceconsulting.ca

Reserve Fund Planners Ltd.

Richard McDonell, CPM, CRP

(403) 348-5444

reservef@telusplanet.net

Sharon Bigelow Reserve Fund Study Consultant

S. Bigelow

(780) 965-0965

sharonbigelow@shaw.ca

TCL Engineering

Ted Hagemann, B.Sc., P.Eng.

(780) 435-2833

thageman@telus.net

Wade Engineering Ltd.

Allan King, P.Eng., ACCI, FCCI

(780) 486-2828

aking@wadeengineering.com

Is your Board considering a change in Condominium Management? Call us, we want to hear from you.

CALL US 780-743-4295

For Fort McMurray owners affected by the recent wildfires, please note: As an owner, you are required to contact your insurance provider as soon as possible. You should start a claim for alternative living expenses while you are displaced from your homes in Fort McMurray. Once permitted, Fort Management will work alongside insurance adjusters to have the common areas of the properties assessed. We are working diligently to ensure that our owners have the most up to date information as possible and are putting forth our best efforts to ensure the most seamless transition back into our properties. We do appreciate your patience during this trying time for our community.

Property Management Services...

...that will make renting your property a stress free experience! Get to know us…

Locally owned and operated, Fort Management was established in 2007. Over the years we have continued to grow in both size and credibility within the management industry. We work hard to ensure the day to day operations of your corporation run as efficiently as possible. Our management team is proud to offer the following:      

Condominium Property Management- Commercial & Residential Full Services- Administration, Financials, Daily Operations, Estoppels. Caveats Bookkeeping service In-house commissioner of oaths 24-hour emergency after-hours service

Our office is open Monday to Friday 8:00AM-5:00PM, however we are always available to assist you. Should you have an inquiry outside of office hours, do not hesitate to call or email us, as we are ready and willing to help. Our service fees are based on your Corporation’s needs, so please, don’t hesitate to contact our office for a personalized quote!

#FORTMCMURRAYSTRONG Murray

www.fortmanagementltd.ca 117-355 Loutit Road • Fort McMurray, AB • T9K 0Z3 admin@fortman.ca