Condo maintenance made easy What do condo fees pay for? Guide to pet living in petfriendly condos
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Greetings from the chairs of COF
Bridgit Kong and David Minifie
As we finalized this issue, we were excited to prepare for the upcoming Alberta Condominium and Real Estate Conference (ACR 2024), which took place on November 1-2, 2024. We eagerly anticipated excellent networking opportunities and the chance to explore the latest developments and innovations available in the condominium sector. Hopefully, many of you have taken the the time to drop by our booth to say hello. If not, please make a point of doing so next year.
With this, our last issue of Alberta Condo Connections for 2024, we are moving into the new year with our recently elected board (September 21, 2024). As a volunteer organization, we are fortunate to have diverse, knowledgeable and committed representation from within our provincial condo world.
In this issue of the magazine, you will find several articles covering a broad range of subjects. All of our articles support the education and knowledge development of our members. We welcome your ideas for future articles,
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and ask that you contact us if you think you have a story to tell or subject content that would interest our readers.
If you are reading this magazine then you are either a member or potential member of COF. To learn more about COF, please review our website at www.cofsab.ca/.
Here is a brief update on some important matters:
• Advocacy: COF continues to be an active contributor to the Condominium Stakeholder Working Group, of the Ministry Service Alberta and Red Tape Reduction. We are actively recommending several positive changes to the Condominium Property Act/Regulation. Recent focus has been on Dispute Resolution, and we are encouraged that a formal process is expected to be implemented to help address the important issue resolution between owners and other stakeholders (e.g., condo board, other owners, condo manager, etc.).
• Education: COF is looking at ways to make education more accessible and ‘bite-sized’ for owners. We are working towards producing relatively brief virtual sessions that will allow owners to learn, on demand, about various condo matters with little time investment on their part. Stay tuned for more information.
• Electrical Energy Rebates: Many of our readers will be aware that COF has devoted a great deal of dedicated volunteer time over recent years dealing with this matter through direct and indirect contact with the government. For the uninitiated, our expressed concern was that singlemetered multi-unit condos were not eligible for the electricity rebate provided by the Alberta Government as announced in May 2022. At times we felt that our representation was making meaningful headway, but the reality was that our efforts were simply being blocked by the government. While the government has access to substantial resources and, in our opinion, could rectify the matter, they prefer to sacrifice ERP equity among condo owners in order to move forward with other initiatives. After serious consideration, COF concluded that the government’s position with respect to our initiative was something that we could not easily change, and that possible change would require our additional long-term dedication to a fight that we were not at all confident we would win on behalf of owners. While we regret this outcome for condo owners, we will continue to move forward with our focus on many other initiatives for condo owners.
COF continues to support our members through a number of conduits, including our:
• Condo Chats with experts that are about an hour in length;
• Meet Up Coffee Chats, where you can bring forward condo concerns and challenges, and receive the benefit of knowledge sharing by attendees and the moderator; and
•
COF is here supporting better living for all condo communities. If you share this goal, please join us as a member.
Bridgit Kong is a condo resident of Calgary and a member of the COF board.
David Minifie is a condo resident of Canmore. He retired after a 38-year career with a major bank. He chairs two condos, as well as co-ordinates a local group of condos having similar condo business values. He is in year three as a member of the COF board n
Navigating condo bylaws
What every Alberta condo owner needs to understand
By David Thompson
One of the keys to a peaceful and well-managed condo community is understanding and following your condo’s bylaws. Condo bylaws are the legal rules that govern how owners live and interact within the building. They are enforceable and registered with the Province of Alberta at the land title office, outlining how the condo community operates.
Owners automatically agree to abide by condo bylaws during the condo purchasing process. Tenants agree to abide by condo bylaws within their rental lease, and owners and tenants are responsible for the actions of their guests and occupants.
Bylaws cover many aspects of daily life in your condo community. Here are some of the most common areas:
Pets: Most condos have rules about the number, size, or type of pets allowed. Renovations: Before making changes to your unit, you must get approval from the condo board. This ensures
your renovations don’t negatively impact the building or other owners.
• Noise levels: Quiet hours and noise limits help maintain a peaceful environment for everyone.
• Parking: Many condos have specific rules for assigned parking spaces, guest parking, and vehicle restrictions.
• Common areas: Bylaws outline how shared spaces like pools, gyms, and lounges are used and maintained.
It’s important to understand the difference between bylaws, policies, and house rules:
• Bylaws: These are legally binding rules registered with the government. They cover big topics like governance, maintenance responsibilities, and financial matters. All owners must follow them.
• Policies: Policies are created by the condo board to guide specific decisions, such as handling noise complaints or approving renovations.
Policies ensure fairness and consistency in managing the condo.
• House rules: House rules are practical, day-to-day guidelines covering things like gym use, laundry room etiquette, and maintaining common spaces. These rules are easier to change and are meant to make daily life more pleasant for everyone.
Enforcing bylaws is essential for maintaining order in the community. Here’s how the process typically works:
• Reporting a violation: If someone violates a bylaw, such as causing noise disturbances or making unauthorized renovations, the issue is usually reported by an owner or the property manager.
• Warning process: The condo board or property manager issues a written warning, giving the responsible party a chance to correct the issue before further action is taken.
• Fines and penalties: If the problem
continues, fines or penalties may be imposed. These can range from small fines to larger penalties for repeat offenses.
• Legal action: In severe cases, the condo board may take legal action, such as filing a lawsuit or placing a lien on the owner’s property for unpaid fines.
• Right to appeal: Owners have the right to appeal any fines or penalties. If you believe you’ve been wrongly accused, you can present your case to the board or seek legal advice.
Adhering to condo bylaws benefits everyone. Here’s why it matters:
• Avoid fines and penalties: Ignoring bylaws can result in fines, penalties, or even legal action. Complying with the rules helps you avoid unnecessary expenses.
• Maintain harmony: Bylaws help ensure that all residents respect each other’s rights, keeping the community peaceful and enjoyable.
• Protect property values: Wellmaintained buildings and wellmanaged communities help protect the value of your condo. Following bylaws ensures the building stays in good condition, benefiting all owners.
Condo bylaws can be updated, but the process is formal. To change a bylaw, an owner or board member can propose an amendment. This proposal typically needs approval from 75 per cent of the owners during an Annual General Meeting (AGM) or a special meeting.
Bylaws should be reviewed every five to 10 years to ensure they remain relevant and reflect current community needs.
Read the bylaws early: Review the bylaws before purchasing or moving in to understand what’s expected of you.
Ask questions: If you’re unsure about anything, don’t hesitate to ask the condo board or property manager for clarification.
Attend meetings: Participating in AGMs and board meetings helps you stay informed about updates and decisions that affect the community.
Get to know your neighbours: Open communication with your neighbours helps avoid misunderstandings and fosters a supportive community.
Stay updated: Bylaws can change over time, so it’s important to stay informed about updates or new regulations.
Understanding and following condo bylaws is essential for a peaceful, enjoyable living experience. These rules help maintain harmony, protect property values, and ensure the smooth running of the community. By staying informed, following the rules, and getting involved, you can help shape a thriving condo community. Keep this article as a reference and share it with fellow condo owners to create a stronger, more connected community.
David Thompson is a long-time condo owner in Okotoks, Alta. He was recruited on to his condo board within his first week of being a condo owner and has volunteered on and off with the board ever since. n
You will have a friendly, professional experience when contacting anyone at ACMS. We pride ourselves on servicing YOU! Our fully licensed consultants have formal education in the condominium industry. Consultants and staff are required to participate in continued education in the industry, and in-house, to remain current and knowledgeable in all aspects of condominium to best serve our clients. We are a Canadian owned company, and have been in business for 30 years.
Living in a condominium can be a wonderful experience! You get to share expenses like snow removal and maintenance, enjoy fun shared amenities, and be part of a friendly community. However, sometimes condo owners and boards may not always see eye to eye. To help everyone get along and enjoy living in a condo, here are some important points that boards wish owners would appreciate.
1. Bylaws are important rules
Condo bylaws are important rules that help keep our community organized and friendly. They cover things like noise levels, pet ownership, and how to use shared spaces such as hallways and pools. Bylaws set clear expectations for behaviour, ensuring all residents feel comfortable in their homes. When everyone follows these rules, it creates a peaceful atmosphere where we can all thrive. After all, we chose to live in a condo to enjoy our lives and make friends, not to get into arguments. Respecting the bylaws
helps maintain a positive community spirit.
2. Board members are volunteers
Most board members are volunteers who spend their free time helping our condo community. They often balance other jobs and personal responsibilities while trying to make the best decisions for everyone involved. It’s important to remember that board members are not experts in every area of condo management; they are neighbours just like us, doing their best to make informed choices.
3. Communication is key
Good communication is vital in a community. Condo boards want owners to feel comfortable sharing their ideas, concerns, and suggestions. When we talk openly, it helps prevent misunderstandings and solve problems before they grow bigger. If there’s a challenge, it’s best for owners to talk directly with the board. This encourages teamwork and helps us find solutions together. To keep
A condo owner’s role with the board
By Amir Candor
everyone updated, boards often send out newsletters or updates about upcoming events and important decisions. Town halls or information sessions help as well.
4. Your opinions count
Condo boards want to hear what owners think! Owners can share their opinions at meetings and through surveys. This input helps shape decisions that affect everyone. When owners participate, it makes the community stronger.
5. Maintenance takes time
Sometimes, it takes a while to fix things or complete maintenance in a condo. Boards work hard to get repairs done, but they may need to wait for contractors or have budget limits. Being patient while waiting for these repairs is appreciated.
6. Decisions may not please everyone
Board members often have to make tough choices that may not always
make everyone happy. They think about what is best for the whole community while balancing the needs of individual owners.
7. We all share responsibility
Living in a condo means everyone shares responsibility for the community. Being kind to neighbours, keeping your unit tidy, and joining community events help make the condo a better place.
8. Conflict resolution is important
If there is a disagreement, there are ways to solve it. Owners should know how to follow the procedures for raising issues. A calm and respectful approach usually leads to better results.
How condo owners can help
Condo owners can make a big difference in their community. Here are some ways they can help:
• Join in: Attend meetings and community events. Your participation matters!
• Share ideas: Talk to the board with helpful suggestions or concerns. This can lead to improvements.
• Volunteer: Helping out with committees or events can make the community stronger.
• Support decisions: Even if you disagree, try to understand why a decision was made. Supporting the board creates a better atmosphere.
• Educate others: Help your neighbours learn about the bylaws and the board’s
role. When everyone understands, the community becomes better.
How boards can help
Boards can take steps to encourage condo owners to support them better:
• Share information regularly: Keep owners informed about decisions through newsletters, emails, or town halls.
• Encourage participation: Invite owners to meetings and events, creating a welcoming atmosphere.
• Provide clear guidelines: Offer clear guidelines for sharing feedback or raising concerns.
• Listen to feedback: Actively seek input from owners and show that their opinions matter.
• Celebrate community achievements:
Recognize positive changes and community events to build pride among residents.
• Show appreciation: Thank owners for their involvement and support, helping to build goodwill.
• Create a friendly environment: Foster a friendly and open atmosphere where owners feel comfortable sharing ideas.
By working together, condo boards and owners can create a happier, healthier condo environment for everyone!
With over 15 years of experience in various condo communities, Amir Candor’s experience as a real estate investor in Edmonton has created a deep understanding of the relationships between condo boards, condo management, and residents. n
Understanding reserve funds
Safeguarding your condo’s future in Alberta
By Sarah Jenkins
When you buy a condo, you’re purchasing more than just your individual unit—you’re joining a community with shared responsibilities. One of the most important of these responsibilities is contributing to the reserve fund. This fund ensures that your building remains well-maintained and avoids costly surprises down the road. In Alberta, every condo is legally required to have a reserve fund, which acts as a savings account for major repairs and replacements. Whether it’s fixing the roof, replacing the elevators, or repaving the parking lot, a healthy reserve fund is essential for keeping your building in top shape and pr otecting your investment.
What is a reserve fund?
Think of the reserve fund as a rainyday fund for your condo building. It’s a special savings account set aside by the condo corporation to cover large, unavoidable expenses. Just like you’d save money to fix a leaky roof or replace an old furnace in your home, the condo board saves money for future repairs or replacements for shared components like the building’s heating system, plumbing, or exterior.
Contributions to the reserve fund come from the condo fees you pay each month. This proactive approach ensures that when major work is needed, the money is already available, sparing owners from large, unexpected bills. It’s an essential part of long-
term planning that keeps the building in good condition and protects the financial wellbeing of everyone living there.
Why is a healthy reserve fund essential?
Having a well-funded reserve fund is crucial to avoiding sudden financial shocks. Major repairs, like replacing the roof or upgrading the heating system, are expensive. A strong reserve fund ensures the building is prepared for these big-ticket expenses without the need to suddenly raise condo fees or ask owners for extra money through special assessments.
In Alberta, it’s not just a good idea— it’s the law that condos maintain a reserve fund. This legal requirement ensures that the building is well cared for, protects property values, and avoids sudden fee increases. Without a healthy reserve fund, owners could be hit with large, unexpected bills that could create financial strain. Keeping the fund well-managed protects your home, your investment, and your peace of mind.
The role of the reserve fund study
To ensure the reserve fund stays on track, a reserve fund study is conducted every five years by qualified experts. This study assesses the condition of the building’s key components—such as the roof, plumbing, and elevators—
and estimates when repairs or replacements will be needed and how much they will cost. The results of the study guide the condo board in deciding how much money to save each year to keep the reserve fund healthy and ready for future expenses.
This study is an essential tool for long-term planning. Condo owners can request to see the reserve fund study to better understand how their fees are being used and the future maintenance needs of their building. Staying informed helps owners feel confident that their contributions are being put to good use.
What happens if the reserve fund runs low?
If the reserve fund isn’t wellmaintained and runs low, it can lead
to financial stress for condo owners. Without enough money to cover urgent repairs, the condo board may need to increase condo fees or issue a special assessment. These are additional charges that owners must pay to cover the cost of the repairs. Special assessments can be unexpected and costly, placing an extra financial burden on owners.
To avoid this, it’s important to keep the reserve fund healthy and wellfunded. Owners should stay informed about the state of the fund and attend condo board meetings to understand how the money is being managed. By being proactive and involved, owners can help protect the financial stability of their building and avoid unwanted surprises.
How condo owners can help
As a condo owner, you have an important role in keeping the reserve fund healthy. By attending condo board meetings, you can stay informed about the decisions being made and how your fees are being used. Voting for responsible condo board members who prioritize long-term financial planning is another way to help ensure the reserve fund stays on track.
Asking questions and staying engaged in discussions about the reserve fund is a smart way to protect your investment. Understanding where your condo fees are going and why certain repairs are necessary will help you make informed decisions about your home and your community’s future.
Having a well-funded reserve fund is crucial to
avoiding sudden financial shocks.
Reserve fund study vs. reserve fund plan
It’s important to understand the difference between a reserve fund study and a reserve fund plan. The reserve fund study is conducted by experts who examine the building’s common areas, such as the roof, plumbing, and elevators. They estimate how long these parts will last and how much it will cost to repair or replace them in the future.
The reserve fund plan, created by the condo board, is based on the study’s findings. It outlines how much money should be saved each year to ensure the reserve fund is adequately funded when major repairs are needed. Together, the study and the plan work to ensure the building remains financially prepared for future needs.
How condo boards use the reserve fund study
Once the reserve fund study is completed, the condo board uses the findings to guide their financial planning. Here’s how the board uses the study:
1. Creating a reserve fund plan: The study helps the board develop a plan to ensure enough money is set aside each year for future repairs.
2. Adjusting condo fees: If the study shows that more money will be needed, the board may adjust condo fees gradually to avoid sudden increases.
3. Avoiding special assessments: A well-managed plan prevents the need for special assessments, protecting owners from surprise charges.
4. Prioritizing repairs: The study helps the board prioritize which repairs or replacements should happen first based on the condition of the building’s components.
5. Communicating with owners: The study helps the board keep owners informed about how their fees are being used and why certain repairs are necessary.
6. Complying with legal requirements: The reserve fund study helps the board meet their legal obligations, protecting owners, and maintaining the building’s value.
Understanding how your condo’s reserve fund works is key to successful condo ownership. A well-funded reserve protects your home and your investment from unexpected financial surprises. By staying informed, attending meetings, and supporting responsible financial planning, you can help ensure that your building remains in good condition and your condo fees stay stable. A healthy reserve fund benefits everyone in the community, providing peace of mind and ensuring that your building stays in great shape for years to come.
Sarah Jenkins is a retired school teacher and experienced condo owner who has spent over 10 years serving on her condo board in Calgary, Alta. She loves helping her neighbours understand how important it is to take care of their building and save for future repairs. With her background in teaching, Jenkins explains things in a clear and simple way, making it easy for new condo owners to learn. She is passionate about helping people protect their homes and be part of a strong, well-maintained condo community. n
Condo maintenance made easy
Essential upkeep tips for Alberta condo owners
By David Mitchell
Staying on top of regular maintenance keeps your condo in great shape and helps you avoid unexpected issues and expenses. This guide will walk you through what you need to know about annual condo upkeep, from caring for your unit to ensuring everything runs smoothly in common areas.
Condo maintenance is crucial for several reasons, each contributing to the long-term value and livability of your home:
• Preserving property value: Regular maintenance helps keep your condo in excellent condition, preserving its value over time. Neglecting it can lead to costly repairs and lower your unit’s value.
• Preventing major issues: Small problems like leaks or faulty wiring can become bigger, more expensive issues. Routine maintenance catches these problems early, preventing damage and emergencies.
• Ensuring safety: Maintaining smoke detectors, electrical systems, and plumbing is critical for safety. Regular checks keep your condo secure.
• Energy efficiency: Proper maintenance, like sealing windows
and cleaning HVAC filters, can improve energy efficiency, lowering utility bills.
• Comfort and convenience: Regular upkeep ensures everything in your condo works smoothly, preventing inconvenient breakdowns like a faulty heater in the winter or a broken A/C in the summer.
Budgeting for condo maintenance ensures you’re prepared for both regular upkeep and unexpected repairs. Here’s how to plan:
• Estimate annual maintenance costs: Experts recommend saving one to two per cent of your condo’s purchase price annually for maintenance. For example, a $300,000 condo would require $3,000 to $6,000 for yearly upkeep, including small repairs, and appliance maintenance.
• Prepare for emergencies: Have a buffer fund for unexpected repairs like plumbing emergencies or electrical issues. Aim to save 10 to 20 per cent of your annual budget as an emergency reserve.
Knowing what maintenance falls under your responsibility and what’s managed by the condo board helps avoid confusion and unnecessary expenses.
• Personal unit vs. common areas:
You’re responsible for anything inside your unit, such as plumbing, appliances, and flooring. The condo board handles common areas like the roof, hallways, and elevators.
• Examples: Fixing a broken fridge or a bathroom leak is your responsibility. However, if the elevator stops working, that’s for the condo board to manage.
Seasonal maintenance checklist
Regular maintenance is key to keeping your condo in top condition. Here’s a handy checklist to help you stay on track:
• Winter: Insulate exposed pipes to prevent freezing and check windows for drafts. Have your heating system serviced to ensure it runs efficiently through Alberta’s cold winters.
• Spring: As the snow melts, inspect your unit for leaks, especially around windows and doors. Clean vents and check your air conditioning to ensure it’s ready for summer.
• Summer: Ensure proper ventilation in your unit and clean your balcony or patio. Check your cooling system to avoid heatwave troubles.
• Fall: Clean gutters, check for drafts, and make sure your heating system
Proper maintenance, like sealing windows and cleaning HVAC filters, can improve energy efficiency, lowering utility bills.
is in good condition for the colder months. Fall is also a great time to schedule any necessary repairs before winter.
Tip: Set reminders to complete these tasks each season to avoid costly repairs later on.
Staying ahead of common maintenance problems saves time and money. Here’s what to watch for:
• Water leaks: Water damage can be expensive. Watch for damp spots, musty smells, or leaks, and fix small issues before they worsen.
• Ventilation: Keep air flowing to avoid mould and mildew. Clean vents regularly and ensure proper ventilation in kitchens and bathrooms.
• Electrical problems: Flickering lights or frequent breaker trips can signal electrical issues. Don’t ignore these— call an electrician if you notice them.
You’ll need to work closely with property management, especially when it comes to maintaining common areas.
• Communication is key: Report issues in common areas, like broken lighting or damaged facilities, to property management as soon as you notice them.
• Ask questions: Be clear on what’s covered under your condo fees and what’s your responsibility. This avoids confusion and unexpected expenses.
• Emergency contacts: Keep a list of emergency contacts handy for issues like water leaks or electrical faults.
Quick access to help can save you stress.
A little maintenance goes a long way in keeping your condo running smoothly and avoiding costly repairs. By staying on top of regular upkeep and addressing issues early, you’ll protect the value of your home and enjoy a safe, comfortable living environment. Condo living is about balancing personal care for your space with being part of a wellmaintained community. Keep this guide handy and enjoy peace of mind, knowing your condo is always in tip-top shape!
David Mitchell is a home owner with over 20 years of experience in Lethbridge. He and his wife have retired to a condo after living in a variety of homes around North America n
Guide to pet living in pet-friendly condos (emotional support animals)
By Cynthia Meyers
Living in a pet-friendly condominium has its perks, but even in a community that welcomes animals, there are important considerations to ensure a smooth experience for both you and your furry companions. Here’s a guide for current condo owners living with pets in a shared building environment.
1. Understand and respect the pet policy
Even though your building is pet-friendly, there may still be specific guidelines you should follow. These rules help maintain peace among residents and ensure the building remains a comfortable space for everyone.
• Pet restrictions: Some condos limit the number of pets or impose size or breed restrictions. Although your condo allows pets, it’s important to be aware of any rules about the types of animals allowed. Double-check whether there are rules about certain breeds or limits on the number of pets.
• Service and emotional support animals: If your pet is a service or emotional support animal, ensure that your condo association has a clear understanding of the laws that protect their presence in the building. Unlike service dogs,
companion anima ls, therapy animals, and emotional support animals (ESA) are not covered under Alberta Provincial Legislation. Some animals usually enjoy exemptions, but it’s always good to have everything documented and verified.
2. Be aware of pet fees and possible costs
In many pet-friendly buildings, owners may still encounter specific fees or deposits to cover the potential wear and tear caused by pets.
• Pet deposits and fees: You may have already paid a one-time pet deposit when you moved in. Keep an eye out for additional fees, such as monthly pet charges that may contribute to the building’s maintenance costs.
• Damage prevention: Avoid additional expenses by investing in preventive measures. Use sprays to deter chewing, cover wires, and consider furniture protection to mitigate common pet-related damage.
3. Enjoy the pet-friendly amenities
One of the advantages of living in a pet-friendly building is the array of amenities that cater to pets and their owners.
• Dog parks and pet areas: Many pet-friendly condos offer designated spaces for your pets to roam freely. Make the most of these areas to keep your pet active and socialized without having to leave the building.
• Pet grooming stations: If your building has a grooming station, you can keep your pet looking its best without the hassle of visiting a groomer.
• On-site pet services: Some condos even offer dog-walking or pet-sitting services. Take advantage of these if you have a busy schedule or travel frequently.
4. Manage noise levels
Even in a pet-friendly environment, excessive noise from pets can cause tension between neighbours. It’s important to manage any disruptive behaviour, especially barking or howling.
• Training: Regular training can help prevent disruptive behaviours like barking or scratching. A well-trained pet will be less likely to disturb your neigh bours.
Even
• Separation anxiety: If your pet experiences separation anxiety, consider crate training or investing in calming toys. Some pet owners use pheromone diffusers or collars to help their animals feel more at ease when left alone.
5. Follow rules in shared spaces
Living in a condo means sharing communal areas such as hallways, elevators, and courtyards. Be mindful of your pet’s behaviour in these spaces.
• Leash rules: Even if your dog is well-behaved, it’s typically required to keep pets on a leash while in common areas. This ensures the safety of both your pet and other residents.
• Clean-up responsibilities: Always clean up after your pet, both inside and outside the building. Not doing so could result in complaints or fines from the condo association.
• Respecting neighbours’ space: Some residents may not be as comfortable around pets, so always ensure that your pet behaves appropriately in communal spaces. Be considerate of others’ comfort zones.
6. Be mindful of allergies and health concerns
Although you’re living in a pet-friendly building, some residents may still suffer from allergies or sensitivities to pet dander. It’s important to be respectful of shared air quality and cleanliness.
• Regular grooming: Keeping your pet well-groomed reduces shedding and dander, which can help minimize the spread of allergens in common areas.
• Air purifiers: Using an air purifier in your unit can improve air quality and reduce pet allergens for both you and your neighbours.
7. Prioritize your pet’s health and safety
In a condo setting, where pets frequently encounter other animals and people, it’s essential to ensure your pet is healthy and well-cared for.
• Vaccinations and flea prevention: Always keep your pet’s vaccinations and flea treatments up to date. Some buildings may even require proof of this for all pets living on the property.
• Pet insurance: Consider having pet insurance in place to help cover unexpected vet bills or any liability concerns if your pet causes damage or injury.
8. Foster good relationships with neighbours
Living in close proximity to others means you’ll often encounter fellow pet owners. Building positive relationships with your neighbours can help foster a community atmosphere and resolve potential issues before they escalate.
• Good pet etiquette: Always follow the building’s rules, clean up after your pet, and keep noise to a minimum. These small actions can make a big difference in maintaining a friendly atmosphere.
• Address issues proactively: If a neighbour raises concerns about your pet, address them promptly and respectfully. Keeping communication open helps resolve any misunderstandings and keeps tensions low.
As a pet owner living in a pet-friendly condo, it’s important to understand your responsibilities, follow building guidelines, and be considerate of your neighbours. By taking advantage of pet-friendly amenities, managing your pet’s behaviour, and fostering positive relationships within the building, you and your pet can enjoy a comfortable and harmonious living experience.
Cynthia Meyers is a new condo owner in Edmonton, passionate about pet-friendly living and responsible pet care in shared spaces. She lives with her two rabbits and enjoys discovering the ins and outs of creating a peaceful, pet-friendly environment in her new home. n
Condo fees can be confusing, especially for new owners. Understanding where your money goes is important for appreciating the value you’re getting from your investment. Knowing what these fees cover—like maintenance, security, utilities, and future repairs— gives you peace of mind that your building is well-managed and ready for unexpected costs.
In a condo, you’re not just paying for your individual unit; you’re contributing to the upkeep of the entire community. That’s what makes communal living different. It’s about shared responsibility and ensuring everyone enjoys a clean, safe, and comfortable environment.
Condo fees are monthly payments every owner must make, as required by the condo corporation’s bylaws. These fees cover the costs of running and maintaining both your individual space and the building’s common areas. Think of it as a collective contribution to keep everything running smoothly.
Condo fees are like a membership fee
for a club. Just like a gym membership gives you access to equipment, pools, and fitness classes, your condo fees give you access to services and amenities that keep your building comfortable and functional for everyone.
Here’s a breakdown of what condo fees usually pay for:
1. Building maintenance
Keeping the building in good condition is essential. Condo fees cover things like roof repairs, repainting the exterior, and fixing any damage. This shared responsibility ensures that everyone benefits from a wellmaintained and safe environment.
2. Common areas
Spaces like the lobby, hallways, elevators, and any amenities (such as gyms or pools) are for all residents to use. Condo fees ensure these areas are cleaned, lit, and repaired as needed.
3. Landscaping
If your condo has gardens, lawns, or trees, condo fees help pay for
What do condo fees pay for?
By Mark Thompson
upkeep. This includes mowing the lawn, planting flowers, and trimming trees, creating a welcoming outdoor environment for everyone.
4. Utilities
Condo fees often cover utilities for shared areas, such as lighting, heating, and cooling in lobbies or hallways. In some cases, part of your individual unit’s utilities, like water or heating, may also be included, depending on your condo’s bylaws.
5. Security
Safety is a priority in condo living. Condo fees can help cover security measures like cameras, security guards, and intercom systems, ensuring the building remains secure for all residents.
6. Insurance
The building itself needs insurance to cover damage from things like fires or hail storms. Your condo fees contribute to this insurance, making sure major repairs are covered without extra financial pressure on owners.
7. Management fees
Running a condo community involves managing repairs, collecting fees, and organizing daily operations. Your condo fees help pay for these property management services, ensuring everything is well-maintained.
8. Reserve fund
A portion of your condo fees goes into a reserve fund, a savings account for the building. This is used for major projects that don’t happen every year, like replacing the roof or updating elevators. A healthy reserve fund ensures the building can handle big repairs without sudden financial contributions from owners.
While condo fees cover many shared costs, there are some things they don’t cover:
• Interior unit repairs: Any repairs inside your unit, like fixing a leaky sink or broken appliances, are your own responsibility.
• Personal utilities: Fees for your personal electricity, cable, and Internet are not covered by condo fees depending on the corporation.
• Upgrades to your unit: If you want to upgrade your kitchen or install new flooring, those costs are on you.
• Personal property insurance: Condo fees only cover the building’s insurance. You’ll need your own insurance to protect your belongings.
• Owner responsibilities: Things that are listed in owner responsibilities in the bylaws.
The condo board, elected by owners, decides how condo fees are spent. They manage the building’s budget and ensure fees are used to maintain the property and cover necessary
expenses. They work with the property management company to plan repairs, review bids, and manage long-term projects.
Owners can influence these decisions by attending annual general meetings (AGMs) and board meetings. This gives you a voice in how funds are spent and lets you stay informed about important financial decisions.
While paying condo fees might seem like a lot, they cover essential services that make condo living easy. Without them, each owner would be responsible for their own repairs, which could be more expensive and less efficient. Imagine everyone cut their own grass and all the units were side by side. Some people would cut in two-inches high, while others would cut it one-inch high. Everyone’s standard is different. Condo fees
Leading The Way
ensure everything is taken care of smoothly, maintaining a comfortable living space for everyone.
Condo fees are an essential part of owning a condo in Alberta. They ensure your building stays well-maintained, safe, and enjoyable to live in. By paying your fees on time, you’re contributing to the upkeep of your home and your community, ensuring that everything runs smoothly and fairly for all owners.
Mark Thompson is a long-time condo owner and financial advisor based in Edmonton. While not a financial planner, his interest in finance has helped many fellow condo owners understand the financial side of condo living. After navigating the complexities of condo fees and budgeting for his own property, he enjoys sharing practical advice on how to manage the costs and benefits of communal living. n
Since 2005, New Concept Management Inc. has established itself as one of Calgary’s Leading Condominium Management Companies.
Why We Are The Best Choice...
New Concept Management Inc. prides itself on managing all dealings with a hands-on approach: we listen, communicate, and follow through on essential items. One of our primary goals is to educate our clients so they can achieve the highest standard of living possible.
What Makes Us Different...
We believe that maintaining and building relationships with our condominium corporations and the condominium industry is critical in what we do, who we are, and what we stand for, which sets us apart from other management companies in the industry.
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Self-managed vs. professionally managed condos
What you need to know
By Alex Johnson
Understanding how your condo is managed is important for enjoying your new home. Knowing whether your condo is self-managed or professionally managed can impact your daily life, financial responsibilities, and sense of community. In this article, we’ll break down the differences between self-managed and professionally managed condos, and how these choices can affect everyone in the community.
Why knowing your condo’s management style matters
Understanding how your condo is managed helps you navigate your living situation more effectively. Here are a few reasons why this knowledge is important:
1. Informed decision-making: Knowing the management style allows you to understand how decisions are made in your community. This knowledge helps you know when and how to voice your opinions or concerns.
2. Financial awareness: Understanding the costs associated with your condo management helps you plan your budget. Self-managed condos may have lower fees but could have hidden costs. Professionally managed condos may charge management fees but often provide
better financial management.
3. Maintenance expectations: Each management style has different procedures for maintenance and repairs. Knowing how your condo operates helps set realistic expectations for response times and how repairs will be handled.
4. Community engagement: Being aware of your condo’s management style encourages you to participate in community activities. If your condo is self-managed, you may have more opportunities to get involved. If it’s professionally managed, you may want to find other ways to connect with your neighbours.
What are self-managed condos?
In a self-managed condo, residents
take charge of managing their property. This means that owners form a volunteer board made up of their neighbours. These board members share the responsibility of overseeing daily operations and making decisions together.
In self-managed condos, owners handle tasks like organizing maintenance, managing finances, and enforcing community rules. Many owners choose this option to save money on management fees. They also enjoy being involved in their community and having a say in decisions that affect their lives.
Self-managed boards often develop close relationships with residents, which encourages participation and teamwork. However, board members
Understanding how your condo is managed helps you navigate your living situation more effectively.
may have different levels of experience, which can lead to challenges in managing the property effectively.
Living in a self-managed condo often makes owners feel more connected to their community because they have a voice in decision-making. However, they might also face delays in maintenance and repairs since board members are volunteers who may not have enough time or expertise to address issues quickly.
What are professionally managed condos?
In contrast, professionally managed condos hire property management companies to take care of their operations. These companies are experts in managing condos and can help with maintenance, repairs, and financial management.
The great thing about having a
professional management team is that they know how to handle everyday tasks efficiently. This allows owners to focus on enjoying their homes. Professional management can also provide regular updates, keeping residents informed about important news and decisions.
Professionally managed boards benefit from skilled property managers who assist with decision-making. This can lead to smoother operations and faster responses to issues. However, boards may feel less connected to residents if they rely too much on management companies.
Owners in professionally managed condos usually enjoy quick maintenance and repairs because experts handle these tasks. However, they may feel less involved in the decision-making process since many choices are made by the management company instead of residents.
Key differences between selfmanaged and professionally managed condos
1. Management structure:
• Self-managed: Board members are hands-on volunteers doing the day-today work of managing the property.
• Professionally managed: Board members make the decisions, but are not involved in the day-to-day management of the property.
2. Cost implications:
• Self-managed: Lower costs because there are no management fees, but hidden costs may arise.
• Professionally managed: Regular management fees, but usually better financial planning.
3. Maintenance and repairs:
• Self-managed: Owners organize
repairs, which can lead to delays.
• Professionally managed: Quicker response times and established vendor relationships mean repairs get done faster.
4. Decision-making process:
• Self-managed: Decisions are made by the board, which may involve more community input but can lead to disagreements.
• Professionally managed: Experienced managers streamline decisions and help boards understand best practices.
5. Communication and transparency:
• Self-managed: Communication can be informal, which may cause misunderstandings.
• Professionally managed: Formal
communication channels ensure residents receive clear updates.
6. Community involvement:
• Self-managed: Encourages strong ties and active participation from residents.
• Professionally managed: Owners may be less involved but can still participate in organized events.
Choosing between a self-managed and a professionally managed condo is an important decision that can affect your living experience. Understanding your condo’s management style helps you navigate your responsibilities, stay informed about finances, and know what to expect for maintenance and repairs. It’s essential for condo owners to think about the benefits and drawbacks of each management style. By understanding these differences,
FOUNDATION
you can help create a positive living environment where everyone enjoys their homes.
Whether you live in a self-managed or professionally managed condo, remember that the goal is to create a happy and thriving community for all residents!
Alex Johnson is a lively condo advocate in Sherwood with over 10 years of experience in urban planning. As a dedicated member of her condo board, she focuses on fostering open communication and encouraging resident involvement. Outside of her advocacy work, Johnson enjoys exploring Sherwood’s parks with her playful dog. With her friendly nature and passion for community, she is committed to making her neighbourhood a welcoming place for everyone. n
What I learned about renovating my condo
Tips to save time, money, and stress
By Jane Mitchell
When I first decided to renovate my condo, I was excited. I envisioned the upgrades, the added value, and how it would feel to enjoy a fresh, updated space. But I soon realized that renovating a condo is quite different from renovating a house. There are specific rules—sometimes more than you’d expect—and a few unexpected challenges. Here’s what I learned along the way, and some advice to help you avoid common mistakes during your renovation process.
1. Know your condo’s bylaws
Before I started, I had no idea how critical it was to understand my condo’s bylaws. These rules exist to protect the building and everyone living in it. They dictate what changes you can and cannot make inside your unit. For example, I needed permission from the condo board to change the flooring and update some plumbing fixtures. Each condo is different, and it’s essential to read through your specific bylaws before you begin planning any renovations. If you don’t have a copy, your condo board should be able to provide one. Trust me, knowing what’s
If you’re planning a renovation, make sure you thoroughly understand your condo’s bylaws, get board approval, and hire a contractor who knows how to work within condo regulations.
allowed from the start will save you from costly delays or potential fines— something I wish I had fully grasped from the beginning.
2. Getting approval takes time
One of the biggest surprises for me was how long it takes to get board approval. I thought I could get started right away, but I quickly learned that you need to submit detailed renovation plans and wait for the board to review them. This wasn’t just a quick process—it took
weeks to get approval. I wish I had been more prepared for this. The size and complexity of your project will impact how long it takes to get the green light, but no matter what, patience is key. If you start early and ensure your plans are thorough, you can help speed up the process and avoid delays.
3. Condo rules can be strict
Another important lesson I learned is that condo rules can be quite strict, especially when it comes to work
hours and noise levels. My condo, for instance, didn’t allow noisy work on weekends, and contractors could only work during specific hours on weekdays.
If you’re thinking about making structural changes or using certain materials, be prepared for the board to have comments on what’s allowed. Understanding these rules ahead of time will help you avoid unexpected problems and keep your project on track.
4. Consider your neighbours
Living in a condo means you’re in close quarters to your neighbours, and any renovations you do will likely affect them. I didn’t fully anticipate how much noise my project would create or how long it would last, and my neighbours definitely let me know about it! To prevent issues, I found it helpful to keep my neighbours informed. I let them know when the work would start, how long it might last, and what kind of noise they could expect. Open
communication and respecting the condo’s working hours helped me avoid conflicts and kept things much more peaceful during the renovation.
5. Hire the right contractor
Not all contractors understand the unique challenges of working in a condo, and I found this out the hard way. My first contractor wasn’t familiar with condo regulations, which caused delays and unnecessary stress. After that experience, I made sure to hire someone who had worked in condos before and knew how to communicate with the board. I also made sure my contractor was licensed, insured, and had Workers’ Compensation Board (WCB) coverage. This protected me from potential liabilities and ensured the renovation met the condo’s requirements. Hiring the right contractor made all the difference.
6. Not all renovations are equal
Some small renovations, like painting walls or swapping light fixtures, don’t need board approval. But bigger
projects—like replacing floors, altering plumbing, or installing new windows— do. Here are some renovations that will likely need the board’s approval:
• Replacing flooring (due to noise concerns)
• Changing plumbing or electrical systems (for safety reasons)
• Installing new windows or doors (to maintain the building’s uniform look)
These renovations impact not only your unit but your neighbours and the building as a whole. Following the proper approval process ensures everything is safe and fair for everyone involved.
Renovating my condo was a rewarding experience, but it came with its fair share of challenges. If you’re planning a renovation, make sure you thoroughly understand your condo’s bylaws, get board approval, and hire a contractor who knows how to work within condo regulations. These steps will save you time, avoid complications, and help ensure a smooth renovation process.
And don’t forget to plan for the unexpected, both in terms of time and cost. By doing so, you’ll enjoy the process and have peace of mind knowing everything is up to code. If you have any doubts, don’t hesitate to reach out to your condo board—they’re there to help.
Happy renovating!
Jane Mitchell is a Medicine Hat condo owner who recently downsized and now enjoys life with her two dogs and visits from her grandchildren. Living in a condo is an adjustment, but it allows her to explore local art and spending quiet moments at her favourite coffee shops around the town. n
Managing condominium risk
The importance of proactive maintenance
C ondominium boards and their management teams should prioritize proactive measures to safeguard their properties. This includes working closely with trades to secure exterior exposures and ensuring maintenance teams perform routine checks to verify everything functions properly. In addition, sending notices to owners about high humidity, open windows, and reporting any unit issues is essential, especially in stacked condos.
Partnering with trades
Collaboration with tradespeople can be beneficial for condo boards. If a board partners with a particular plumber for regular maintenance, that plumber might offer discounted rates to individual owners. This approach builds a strong relationship within the corporation and ensures maintenance standards are met, reducing potential risks. When issues arise, using the same plumber familiar with the building mechanics is cost-effective and efficient.
Property managers should engage with trades to explore potential discounts for owners, a strategy that benefits everyone by minimizing risks and appealing to insurance companies.
Human factor and seasonal challenges
Despite efforts to mitigate risks, human behaviour remains unpredictable. In Alberta, freeze-thaw cycles can pose significant challenges. Residents often open windows to enjoy fresh air during warm spells
but forget to close them, leading to frozen plumbing and burst pipes. Such incidents affect multiple owners and emphasize the importance of responsible behaviour.
A general rule is to open windows for cross-ventilation only when at home and close them before leaving. Doing this in 10- to 20-minute increments is best. Also running the bathroom fan during and after showers/baths up to 20 minutes also assists in removing moisture build up. This prevents issues that could impact neighbours and reduce the stress of living in a construction zone or being displaced from one’s home.
Maintenance of major components
Condo boards, often staffed by volunteers, might overlook the necessity of regular inspections and maintenance of major components like boilers, furnaces, hot water tanks, sprinklers, roofs, siding, windows, and doors (to name a few). Regular checks, even if just inspections, are crucial. For instance, maintaining indoor humidity levels below 30 per cent is vital to prevent condensation and related issues like attic rain. High humidity can cause condensation on windows, leading to potential damage to casings, walls, baseboards, floors, and drywall/ framing.
Restoration companies have the equipment to detect moisture and cold spots in buildings, and their expertise in identifying leaks can be invaluable. Inviting a restoration team and a
By Lisa McGrath
preferred contractor for a pre-emptive inspection before problems arise can save time and money. It’s prudent to address potential issues rather than waiting for them to manifest, as insurance companies are wary of poorly maintained properties.
Utilizing reserve funds wisely
Condo boards should regularly review their reserve funds and the life expectancy of common property items. When items near the end of their lifespan (five to 10 years), it’s time to consult professionals for inspections and necessary repairs. Preferred contractors familiar with the property are often the best choice. This will also assist in reevaluating your reserve allocation as experts come out every five years. In my opinion, it should be every two years as our weather keeping changing to extreme temperatures and sudden weather events, and material costs fluctuate year to year.
If a condo lacks a preferred contractor, property managers usually have a vetted list of tradespeople or can seek recommendations from experienced consultants. Property managers are crucial resources, serving as a true advocate and ensuring goals are met by enlisting the right experts.
The role of property managers
Finding a skilled property manager is essential, though it can be challenging due to the high burnout rate in the industry. Property managers handle medium-to-large portfolios and are often pulled in various directions.
When tasks fall outside their scope, they should recommend suitable consultants.
If a property manager seems inadequate, contact the management company’s owners. A company’s effectiveness hinges on its personnel, and notifying stakeholders can lead to necessary training or solutions. Similarly, if a board isn’t fulfilling its fiduciary duties, alert the property manager.
For self-managed condos, organizations like the Condo Owners Forum (COF) and the Canadian Condominium Institute (CCI) offer valuable assistance. These associations focus on educating condo owners and hosting events with industry speakers to address condorelated issues.
I hope you found this information helpful. Maintaining a proactive approach to condominium management not only safeguards the property but also enhances the living experience for all residents. By working together and utilizing available resources, condo boards can effectively manage risks and ensure the longevity of their properties/ investments. If you have any questions or need further assistance, please feel free to reach out.
*Fiduciary Duties: Every member of the board is expected to be familiar with the corporation’s bylaws and is trusted with a duty to act in accordance with the rules. Members are required to utilize their best judgment when acting on behalf of the corporation. (Citation: Imperial properties- Google)
Lisa McGrath is the founder of LPM Enterprises, a leading construction consulting firm specializing in condominium projects. With a background as a board member, property manager, and director of operations in trades focused on condos, McGrath offers a comprehensive understanding of every aspect of condo construction. Her hands-on approach, dedication to clear communication, and commitment to protecting condo owners ensure that every project is managed with precision and transparency. McGrath’s expertise provides the whiteglove service that every condominium deserves, from project inception to completion. n
When tensions run high in a condo community
By Jessica Thompson
Offering a sense of community, condos give the chance to build lasting friendships. However, like any close-knit environment, conflicts may arise. Whether it’s disagreements over noise levels, pet ownership, or shared amenities, addressing these issues effectively is essential to maintaining a happy and harmonious living space. In Alberta, using positive conflict resolution strategies can transform neighbourly disputes into opportunities for connection and understanding.
Before exploring solutions, it’s helpful to recognize the types of conflicts that
can occur in condo living. Common disputes include noise complaints, where sound travels easily in multiunit dwellings, causing frustration when what may be music to one person could disturb another. Additionally, disagreements over how shared spaces like pools and gyms are used can create tension, as some residents may feel that their neighbours aren’t respecting these communal resources. Pet ownership is another area where conflicts can arise, as not all condo owners share the same sentiment about pets, leading to disputes over restrictions, noise, and cleanliness. Parking issues can also
Understanding how conflict resolution impacts condo owners is vital for creating a thriving community.
lead to disagreements, particularly when limited parking spaces result in disputes over assigned spots and unauthorized vehicles.
Conflict resolution is not just about solving problems; it’s an opportunity to strengthen relationships and create a positive living environment. When disputes are handled well, it can lead to stronger relationships, as resolving conflicts positively helps build trust and friendships among neighbours, making the community feel more like home. Moreover, when residents feel their concerns are acknowledged and addressed, they experience greater satisfaction with their living situation. Effective conflict resolution contributes to a peaceful and harmonious community, allowing everyone to enjoy their homes fully. Additionally, addressing conflicts respectfully fosters rapport among residents, creating a supportive atmosphere where everyone feels valued.
Understanding how conflict resolution impacts condo owners is vital for creating a thriving community.
When conflicts are resolved amicably, residents enjoy a pleasant living environment, which leads to increased happiness. Moreover, resolving disputes can alleviate tension and create a more relaxed atmosphere, allowing everyone to feel at ease in their home. Being involved in conflict resolution makes owners feel empowered and invested in their community, which encourages greater participation and engagement. Navigating conflicts can also enhance communication among residents, fostering an open culture that benefits everyone.
To manage conflicts effectively, condo owners can adopt positive strategies. Encouraging open dialogue is key. If a conflict arises, residents should feel comfortable discussing their concerns directly with their neighbours. Approaching situations calmly and respectfully can lead to quick
resolutions. If direct communication doesn’t work, mediation can be a fantastic next step. Bringing in a neutral third party, like a condo board member, can facilitate a constructive discussion and help find common ground. Familiarizing oneself with the condo’s bylaws can clarify acceptable behaviours and guide conversations during conflicts. The condo board plays a crucial role in supporting residents; if a dispute escalates, they can help mediate or enforce the bylaws to find a resolution.
Creating opportunities for residents to interact in a positive setting can also build friendships and reduce conflicts. Organizing community events encourages neighbours to connect and fosters a sense of belonging. Developing clear guidelines for shared spaces helps prevent misunderstandings and keeps the peace.
Conflicts in condos are a normal part of community living, but they can be resolved in a way that strengthens relationships and fosters a friendly atmosphere. By focusing on open communication, mediation, and community-building strategies, residents can transform disputes into opportunities for connection and understanding. Embracing effective conflict resolution leads to a happier living environment where neighbours become friends and everyone feels at home. Together, we can create vibrant communities where everyone thrives!
Jessica Thompson is a community mediator in Calgary who prefers to see communities thrive. Everyone does not need to be best friends, but peaceful and quiet enjoyment of our condos require us to get along (even if it means ignoring each other). n
