VOL. 16, NO.4 | SUMMER 2012
Condo News DIGITIZED
Professional & Business Partner Edition
Golden Horseshoe Chapter of the Canadian Condominium Institute VOL. 3 • WINTER 2020
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G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
From the President
A Maria Durdan, B.A., LL.B., ACCI GHC President
s I step into the role of President of the Golden Horseshoe Chapter, I am conscious of the responsibility and importance that this position carries. Having served on the Golden Horseshoe Chapter Board of Directors for almost 10 years, I have had the honour and privilege of being led by, and serving alongside, leaders in the condominium industry. Most recently, our Chapter was successfully led by Nathan Helder after the Chapter's transformative year. Nathan ensured that the Chapter remained a strong and relevant organization in the condominium industry. Among other things, over the last 2 years our Chapter has seen a steady growth in membership and a large, rejuvenated increase in member participation. Thank you Nathan. The success of the Chapter, like any not-for-profit organization, is not only dependent on a strong President but is also heavily reliant on the strength of those that work collaboratively with the President - the Board of Directors and committees. The individual directors and committee members themselves have changed throughout the past 10 years but the dedication has not. The Chapter’s directors and committee members are comprised of varying backgrounds – condominium unit owners and directors, retired school teachers, an executive director of a property management company, an associate at an engineering firm, all of whom work very hard for the Chapter with one main goal in mind: to serve our members to the best of our abilities, to be the resource for all things condominium in the Golden Horseshoe Chapter. As I take on this new role for the next 2 years, I am both grateful and excited. I am grateful for being entrusted to take on this new role and for having had the privilege to learn from the greatest on how to lead the Chapter. I am also grateful for the opportunity to work together with the many dedicated individuals that are involved with the Chapter. I am excited to grow the Chapter and to take steps to ensure that we remain the source for all things condominium. I look forward to working with the many individuals that make our Chapter amazing, individuals who 10 years ago started off as professional colleagues but many of which have become good friends. I am also excited to meet the many new individuals that are volunteering for the Chapter. Lastly, I would like to thank you – our members. Thank you for joining us on our Chapter's journey, for participating and learning with us – without you there is no Chapter, without you we would not be what we are today: a leader in the condominium industry serving the Golden Horseshoe area. Thank you.
Condo News • Professional & Business Partners Edition – WI NTER 2020
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Communications Committee Update
Condo News Colin Ogg Chair
Carol Booth Board Liaison
Karen Coulter Secretary
is produced 4 times per year
Summer Issue (July) Deadline – June 30th
Fall Issue (September) Deadline – August 30th
Winter (January) Deadline – November 30th
Spring (May) Deadline – March 31st
Bill Clark
Elaine Edwards
Ed Keenleyside
Hello Golden Horseshoe Chapter Members! Welcome to the new members of the Communications Committee: Bill Clark, Karen Coulter, and Collin Ogg! The Professional and Business Partners Directory has a new look to coordinate with the digital format of the “Condo News”. As a reader, you will notice a page that lists each category that can be found in the online Directory. When you click on a specific category, you are taken straight to the directory, which lists the names and contact information for each Professional and Business Partner currently in the GHC database. Please take time to read the relevant and interesting articles provided by the Professional and Business Partners Committee! As well, there are the usual contributions: the President's Message, a CCI-National Update, upcoming events, and past events. If you would like to contribute an idea for an article – or better yet, write an article – please contact the Communication Committee! The Communication Committee would like to wish each of our members a very happy, healthy New Year in 2020.
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Articles of interest to condominium owners and directors are welcome. See details for submissions on page 20.
To advertise contact: Golden Horseshoe Chapter of the Canadian Condominium Institute Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 | 1-844-631-0124 Fax: 416-491-1670 Email: admin@cci-ghc.ca The authors, the Canadian Condominium Institute and its representatives will not be held liable in any respect whatsoever for any statement or advice contained herein. Articles should not be relied upon as a professional opinion or as an authoritative or comprehensive answer in any case. Professional advice should be obtained after discussing all particulars applicable in the specific circumstances in order to obtain an opinion or report capable of absolving condominium directors from liability [under s. 37 (3) (b) of the Condominium Act, 1998]. Authors’ views expressed in any article are not necessarily those of the Canadian Condominium Institute. All contributors are deemed to have consented to publication of any information provided by them, including business or personal contact information. Advertisements are paid advertising and do not imply endorsement of or any liability whatsoever on the part of CCI with respect to any product, service or statement. Advertisements are paid advertising and do not imply endorsement of or any liability whatsoever on the part of CCI with respect to any product, service or statement.
#LifeIsGolden
SimpsonWigle LAW LLP
Features 12 15 18 20
Electric Vehicle Charging Stations in Condominium Underground Garages Property Disasters: When should Condominiums file an Insurance Claim? Everything has Changed: Nothing has Changed Don’t be Afraid of the Borrowing By-Law
CCI News & Events 7 8 10 11 23
Your 2019-2020 Board of Directors Highlights of the 2019 Annual General Meeting and Wine & Cheese Reception
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OUR BUSINESS IS CONDOMINIUM Over thirty years of helping our clients with all aspects of condominium law including: t "EWJTJOH #PBSET PG %JSFDUPST t %FWFMPQNFOU t $POTUSVDUJPO $MBJNT t 1SPKFDU 'JOBODJOH t .FEJBUJPO BOE "SCJUSBUJPO t -JUJHBUJPO t &NQMPZNFOU
Golden Horseshoe Chapter Professional & Business Partners Committee
OUR CONDOMINIUM LAWYERS
Golden Horseshoe Professional & Business Partner Directory Online Search
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Getting to Know the Golden Horseshoe Board: Kevin Shaw
24 25
Welcome to our Newest Members
29 31
CCI National Update
Congratulations to Our Condo of the Year Winner!
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Condo News • Professional & Business Partners Edition – WI NTER 2020
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Property Management Guild Inc.
Golden Horseshoe Chapter of the Canadian Condominium Institute Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 | Toll Free 1-844-631-0124 Fax: 416-491-1670 | Email: admin@cci-ghc.ca Website: Website: www.cci-ghc.ca
2019-2020 Board of Directors PRESIDENT Maria Durdan, B.A., LL.B., ACCI (Member Finance Committee, Member Ron Danks Award Committee)
PAST-PRESIDENT Nathan Helder, B.Sc. (Member Ron Danks Award Committee)
VICE-PRESIDENT Sandy Foulds, RCM, BA TREASURER Tony Gatto, CPA, CA (Chair Finance Committee)
SECRETARY Gail Cote, RCM (Board Liaison Membership/Marketing/Social Media Committee, Member Professional & Business Partners Committee)
BOARD OF DIRECTORS Carole Booth, B.Ed., M.A. (Board Liaison/Chair Communications Committee, Member Education Committee, Member External Relations Committee, Member Governance/Policy Committee)
Richard Elia, B.Comm., LL.B, LL.M (ADR) ACCI (Board Liaison Education Committee)
Joseph (Joe) Gaetan, B.G.S. (Chair External Relations Committee, Member Governance/Policy Committee)
Tom Gallinger, BBA, FCIP Laurie Hebblethwaite, QAO, CD Ed Keenleyside, B.A., (CCI) DSA (Board Liaison/Chair Governance/Policy Committee, Member Education Committee, External Relations Committee)
Kevin Shaw, B.Tech (Arch. Sc) (Board Liaison Professional & Business Partners’ Committee)
Stephanie Sutherland, BAS (Hons), LL.B., ACCI (Co-Chair Conference Committee, Member Professional & Business Partners Committee) 6
G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
Canadian Owned and Operated
Your 2019-2020 Board of Directors
Golden Horseshoe Chapter of the Canadian Condominium Institute
YOUR 2019-2020 BOARD OF DIRECTORS:
(From left to right): *Gail Cote, Wilson Blanchard Management; Richard Elia, Elia Associates; Carole Booth, Condo Owner; Joseph Gaeton, Condo Owner; Ed Keenleyside, Condo Owner; Kevin Shaw, Cion|Coulter Engineers & Building Scientists; Laurie Hebblethwaite, Remy Consulting Engineers; Maria Durdan, SimpsonWigle LAW LLP; Tony P. Gatto, Tony P. Gatto Professional Corporation; Sandy Foulds, Wilson Blanchard Management; Stephanie Sutherland, Cohen Highley LLP; Nathan Helder, Gelderman Landscape Services. Welcome to the *newly elected members of the Board of Directors. Not shown in the photograph: Tom Gallinger, Atrens-Counsel Insurance Brokers.
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Highlights of the 2019 Annual General Meeting and Wine & Cheese Reception
Highlights of the 2019 Annual General Meeting and Wine & Cheese Reception Wednesday, October 23, 2019 Royal Botanical Gardens
President Nathan Helder, updating the membership.
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Treasurer, Tony Gatto providing the members with the Chapters financial update.
G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
Condo of the Year Winner! Incoming President Maria Durdan presenting Nathan Helder with the Past-President’s Plaque
Halton Condominium Corp. #81 - Jane Swackhammer, President; Jim Matz, Director; Patricia Snowden, Director; Maurice Gallant, Director; and Lee Labonte, Director
Thank you to our Table Top Sponsors Belanger Engineering BMO Bank of Montreal CWB Maxium Financial
Garden Grove Landscaping McIntosh Perry Onyx Fire Protection Services
Pinchin Service Master of Oakville Wilkinson Chutes
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Golden Horseshoe Chapter Professional & Business Partners Committee
Golden Horseshoe Chapter
PROFESSIONAL & BUSINESS PARTNERS COMMITTEE: Ryan Griffiths, Chair
Shaun McCartney
Ryan is a Director at CWB Maxium Financial and works exclusively with Condominium Corporations, Property Managers, and other stakeholders across Canada to develop and implement customized financing solutions.
Shaun is the General Manager of ServiceMaster of Oakville Disaster Restoration. We are a premier provider of professional restoration services to the condominium marketplace. We are an Atrens-Counsel Preferred vendor.
Ryan is also a member of the GRC’s Professional & Business Partners Committee.
Craig McMillan
Gail Cote
Craig McMillan RCM, ACCI, CMCA, CAPM is President at Maple Ridge Community Management (MRCM), an Associa Company. He has been a Condominium Professional since 2003. He currently serves on the CMRAO Advisory Committee and GHC-CCI’s Professional & Business Partners Committee as well as ACMO’s Professional Development and Communications Committee.
Gail is a Director of Condominium Management at Wilson Blanchard Management Inc. She has enjoyed providing over 20 years of professional property management services to condominium clients. Gail is on the Board of Directors of the CCI Golden Horseshoe Chapter, as well as being the Board liaison for the Membership & Social Media Committee and sits on the Professional Partners Committee.
Justin Deboer Justin is the president at Skyline Contracting. He has enjoyed lifetime experience in and around the trades. Skyline Contracting provides a one-stop-shop for building maintenance and contracting services.
Suzanne Pestano Suzanne is the Client care manager for Gelderman landscaping. Gelderman works closely with property managers and condo boards as well as commercial properties throughout Waterdown, Hamilton, Burlington, Mississauga and Oakville. They also have branches in Waterloo and Guelph. Gelderman takes pride in offering landscaping design and maintenance as well as winter snow maintenance for their clients.
At Skyline our goal is to reduce headaches for Property managers and Condominium Boards by providing fast service response, thoughtful and efficient repairs, insightful reporting, and smart exterior replacement solutions.
This is the first year for Suzanne to be part of CCI and she is looking forward to take part.
The Skyline Contracting team has been serving the Golden Horseshoe for 15 years.
Kevin Shaw is a Principal and Manager of Building Science with Cion|Coulter, Engineers and Building Scientists. Mr. Shaw is responsible for all operational aspects of Cion|Coulter’s building science services. Kevin has over 20 years of experience in building evaluation and rehabilitation.
Kevin Shaw
Terra Droham Terra is the Sales specialist for Huber Window Cleaning. Huber Window Cleaning has been serving the community for 47 years now in residential and commercial window cleaning, eavestrough cleaning, and power washing for homes, high-rise buildings, and new construction.
Kevin sits on the Board of Directors for CCI (Golden Horseshoe Chapter). He is an active member of the Business Partners Committee and acts as the liaison to the Board of Directors.
Patrick Greco
His areas of specialty include condition assessments, failure investigations, contract administration of building rehabilitation projects, performance audits and reserve fund studies.
Patrick Greco is a partner in the Condominium Law group at Shibley Righton LLP, where he provides both solicitor and litigation services to condominium clients. Patrick sits on the CCI Golden Horseshoe Professional Partners and Conference Committee.
Steven Hill Steven Hill, RCM is President of Whitehill Residential. Steven continues to help lead the industry through associations and speaking engagements. President of the Board for RCO (Resilient Communities Ontario), ACMO Board of Ethics for four years, and is currently serving on the GHC-CCI Professional & Business Partners Committee.
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Stephanie Sutherland Stephanie Sutherland is a condominium lawyer with Cohen Highley LLP, working with condominium corporations and unit owners. Stephanie sits on various CCI-GHC and CCIGRC committees and is on the GHC Board. She is a frequent speaker at CCI events, and obtained her ACCI in 2015. Stephanie is also a member of the GRC’s Professional & Business Partners Committee.
Matt White Matt is a Maintenance Sales and Project Manager at Danasy Landscaping and Maintenance. He has been landscaping for the past 8 years.
Golden Horseshoe Professional & Business Partner Directory Online Search
Golden Horseshoe Professional & Business Partner Directory Find the right product and service company for your next condominium project online in the Golden Horseshoe Professional & Business Partner Directory
START YOUR SEARCH NOW Click on a category below and go directly to that section of the online Directory
Accounting Services
Fire Protection Services
Animal / Pest Control
Graffiti Removal
Arborist / Tree Removal / Tree Pruning
Insurance Services
Asphalt - Repair and Maintenance, Paving
Irrigation - Lawns
Boiler Heating Equipment
Landscaping Services
Building Sciences Consulting Engineers
Legal Services
Condominium Consultants
Maintenance and Restoration
Ducts & Vents - Cleaning & Repairs
Mediator and Arbitrators
Elevator - Consultants, Maintenance, Manufacturer, Retrofits
Property Management Services
Emergency/Disaster Restoration
Waste Management Services
Engineering and Reserve Fund Services
Water Proofing
Financial Services
Windows and Doors - Maintenance, Installation
Roofing - Contractors, Inspectors
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FEATURE
Kevin Shaw, B.Tech. (Arch.Sc.) Cion|Coulter Engineers & Building Scientists
Electric Vehicle Charging Stations in Condominium Underground Garages
Electric Vehicle Charging Stations in Condominium Underground Garages
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ith purchases of electric vehicles (EV) continuing to grow and Ontario having a target of 5% of new passenger vehicle sales to be EV’s by 2020, there is a growing demand to address vehicle charging needs in condominiums. Based on this growing need, I wanted to highlight a condo client of ours who recently decided to jump into the electric vehicle charging station world. As set out in the updated regulations (which came into effect on May 1, 2018) to the Condominium Act, the Province aimed to facilitate the installation of vehicle charging stations in existing condominiums. The regulations outlined two distinct situations: when the corporation wishes to install a charging station, and when an owner wants to install a charging station. In this case, it was the corporation who wanted to address the increasing requests from owners to install charging stations in their individual parking stalls in the underground garage. The condo is a typical highrise development with three levels of underground garage. Owner requests for charging stations have come in from each of the three levels in the continued‌
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garage. Consequently, the Board wanted to look at addressing these requests while also attempting to be as fair as possible to owners regardless of where their parking stalls were located within the garage. They had noted a disparity in potential owner costs depending on their overall distance from the main electrical room where power would be fed from. They were also not sure how many charging stations the existing electrical system could sustain. To begin to address these questions, the corporation undertook the following steps: 1. Electrical Load Evaluation The corporation engaged an electrical engineering firm to review the existing loads on the main switchboard to determine what spare capacity would be available for the addition of vehicle charging stations. Their report determined that the building could add up to 30 stations which would equate to 50% of the spare capacity within the system. This was good news for this building in that they had the capacity to add charging stations without having to look at increasing electrical service to the building.
2. EV Infrastructure Installation Based on the electrical load evaluation report, the corporation decided to begin the installation of electrical infrastructure within the garage. The purpose of this stage was to provide more centralized locations for power on all three levels so owners would have equal access for connecting individual charging stations no matter where their parking stall was within the garage. The board felt this was fairer for individual owners and would demonstrate their desire and willingness to be an EV-friendly building. The base plan called for the installation of a new supply panel in the center of the P1 level with a feed from a new breaker in the main electrical room. The panel on P1 would accommodate individual breakers for up to 9 charging stations along with sub-metering equipment. From there, conduits and power were fed down to centrally located junction boxes on the P2 and P3 levels. With this infrastructure in place, individual unit owners could have their own electrical contractors install charging stations in their stalls and only have to run power lines back to the newly installed
junction boxes/panels on their level of the garage. This saved them from having to run power lines all the way back to the main electrical room on P1. These couple of steps, while sounding relatively straightforward, required a lot of effort on the part of the Board and the property management to come to fruition. The effort, however, has paid off with a base infrastructure that the corporation anticipates will serve the needs of their owners for a number of years going forward. They have also designed the system to be ready for expansion in the future as the needs continue to grow. Kevin Shaw is a Principal and Manager of Building Science with Cion|Coulter, Engineers and Building Scientists. Mr. Shaw is responsible for all operational aspects of Cion|Coulter’s building science services. Kevin has over 20 years of experience in building evaluation and rehabilitation. His areas of specialty include condition assessments, failure investigations, contract administration of building rehabilitation projects, performance audits and reserve fund studies. Kevin sits on the Board of Directors for CCI (Golden Horseshoe Chapter). He is an active member of the Business Partners Committee and acts as the liaison to the Board of Directors.
Remembrance Day - November 11, 2019 \
Golden Horseshoe Chapter of the Canadian Condominium Institute showing our respect and gratitude to those currently serving and previous members of our armed forces who have sacrificed for our country.
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Property Disasters: When should Condominiums file an Insurance Claim?
FEATURE
Bill Calhoun, ASD, CDS,
Property Disasters: When should Condominiums file an Insurance Claim?
AMRT
ServiceMaster Restore Oakville / ServiceMaster Restore Burlington
F
or Condominium Boards and Property Managers, experiencing a property disaster, be it a fire or flood, the disaster tends to occur at the worst time. Aside from the need for a proactive response, there is the question of whether this disaster warrants an insurance claim. For those who are prepared with an emergency plan and follow the advice of their insurance broker, the Management and Board will be able to take the disaster in stride and make the most informed decision regarding an insurance claim. Each season can bring extreme weather, and in our Disaster Restoration business every winter, we always have an influx of frozen/burst pipe disasters when there are cold snaps with temperatures or wind chills plummeting towards Environment Canada alerts (minus 30 Celsius). A case example that ServiceMaster Oakville has responded to was where a Resident left a window open in an unattended Unit during severe cold and it resulted in a burst pipe over 2700 gallons cascaded down from 4th floor to the lobby. Sounds like this is a major ‘flood’ but does it warrant a claim? At this year’s CCI Golden Horseshoe Joint seminar on Managing Weather Risks, Tom Gallinger, Atrens Counsel, explained that an insurable event covered under a policy will depend on the following factors: • Was it sudden and accidental? • Whose property is damaged (Condo vs. Unit Owner)?
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“
Condo Claims are all unique in nature with the complexities of standard unit bylaws, declarations, and the relationship between managers, boards of directors, and unit owners. As one of our preferred contractors for special Condo Lines, ServiceMaster Oakville knows what to do in the event of a claim.
”
– Mark Shedden, Atrens Counsel Insurance Brokers Inc.
• For water losses, is the Cause of Loss covered under the policy? • Should the Corporation file a claim? • What is the amount above policy deductible and prior claims history? Back to the case example, clearly the frozen pipe was sudden and accidental. The damage to drywall and flooring occurred inside the Source Unit, two other units, but also the Common areas including corridors and lobby. This cause was covered under ‘water escape’ (which triggered the applicable deductible amount). While all these factors lent to this being an insurable event, the real question was should this particular ‘Corporation 1’ file a claim? The manager was able to receive a ‘reserve amount’ of the damage emergency drying/clean up costs and rebuild costs by the second day after the loss. An Atrens Counsel preferred contractor understands what constitutes the insurable Standard Unit finishes after damage. i.e. what the ‘Corporation 1’ will be responsible for. In this case, we had to review standard features of an ‘as -built’ Unit since there was no Standard Unit Bylaw in place for this Corporation. We included the standard carpet flooring and excluded all building upgrades by Unit Owners such as wood flooring, arriving at the $50,000.00 reserve amount. The insurance deductible was $10,000.00 and this ‘Corporation 1’ had limited prior claims history. The informed 16
manager checked with their Broker and their Board and decided to file a claim. In contrast, we can have the same loss occur to ‘Corporation 2’ with different circumstances, which will affect the Corporation’s decision making process. This ‘Corporation 2’ incorporated a Standard Unit Bylaw, which included a clause to charge back the Condo deductible to the Source Unit owner and included very basic standard finish repairs to wall and ceiling finishes (drywall primed and one coat paint). It also excluded all floor coverings. In this case example, the ‘Corporation 2’ damages were $30,000.00, with a provisioned chargeback of $10,000.00 (Deductible amount) to the Source Unit. This means there was only a $20,000.00 cost to Corporation 2 above and beyond the policy deductible. Upon consulting their broker, who reviewed similar prior claims history, Corporation 2 decided to avoid placing a claim for this water loss.
G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
In summary, if your Corporation suffers a disaster from this winter’s extreme cold , rely on one of your insurance company’s preferred contractors to assist you in controlling your costs and work with your broker; they can always keep the claim on hold ‘pending determination’ while advising if the claim should be made. It is important to provide the preferred insurance contractor with any applicable documentation so they can assist you with a reserve amount pertaining to the Corporation’s responsibilities. Bill Calhoun is the owner of ServiceMaster Restore Oakville and ServiceMaster Restore Burlington. Bill has several IICRC restoration certifications, including Water Damage Restoration and Commercial Drying. As an Atrens Counsel Preferred Contractor, Bill has over 18 years of experience in insurable losses. He has extensive knowledge of how to minimize the frequency/severity of insurance losses for Condominium Corporations and Property Management Firms.
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Everything has Changed: Nothing has Changed
FEATURE
Everything has Changed; Nothing has Changed Craig McMillan, RCM, ACCI, CMCA, CAPM
Maple Ridge Community Management – An AssociaŽ Company
T
wo years ago, in this very publication, I reviewed the new world of Licensed Condominium Managers. In this follow-up piece we will look at where we are now, how we got here, and what 2020 and beyond will look like.
The Current Situation According to CMRAO, as of September 2019, there are 1,555 General Licensed Managers (GL) in Ontario. That is an increase of 53, which on the surface is great news! However, there were 49 expired General Licensees in 2019. The result is a slight net gain. With Transitional General Licensed Managers (TGL), the story is similar as current figures show there are 620 Managers holding that license. That is a decrease of 95 TGLs. Some have moved up to General, while many have left the industry. When we look at Limited License Managers, the good news is that there are lots of people entering the Condominium Management world; the not-so-good news is that many are leaving as quickly as they arrive. The figures show that there are 753 Limited Managers, and a yearover-year increase of 163 Managers; however, there were 129 Managers that did not renew during this cycle.
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The Impact Ask any Condominium Service Provider Leader of the impact of licensing and they will speak of Manager turnover, salary demands beyond what the client will pay, administration workload increases due to new legislation, industry veterans having to learn new skills… and I can go on, but I am sure you get the picture. This change moment has come at the same time as the condominium construction boom continues unabated. New condominiums continue to pop up everywhere. Add fifty-year lows in the unemployment rate and the impact becomes clear: the demand for qualified Condominium Managers is outpacing supply. Companies will have to adapt and be agile in their approach to employee needs to be successful. Hiring for soft skills and developing managers will have to be part of their future plans to fill roles. Company culture will be a key component to whether a manager stays with a company. Simply put, the employee can choose where they want to work and will do so.
2020 & Beyond The end of the Transitional General License in 2021 will change the landscape again. More importantly, the requirements to hold a GL will continue to evolve in 2020 and beyond. The introduction of competencies for license holders will only be the latest in a drive to raise the bar. The hope is that many of the TGL’s will choose to meet the educational requirements and achieve their General License. The reality is that we will have a mixed bag of outcomes: many will leave the profession or retire while others will drop to a limited license, and some will head back to school to become GL’s. Let’s all hope that most stay the course and work towards meeting the educational requirements.
Conclusion Let’s be honest with ourselves: Condominium Management has always struggled to attract talented people. When I entered the industry 17 years ago, it was a similar story – a story of turnover, workload concerns, and companies actively looking for talent to fill their ranks from other organizations. Licensing has only added a new dimension to the mix. With the introduction of Licensing everything has changed, yet nothing has changed.
Craig McMillan, RCM, ACCI, CMCA, CAPM, President Maple Ridge Community Management– An Associa® Company
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Don’t be Afraid of the Borrowing By-Law
FEATURE
Don’t be Afraid of the Borrowing By-Law Ryan Griffiths CWB Maxium Financial & Stephanie Sutherland Cohen Highley LLP
O
wner apathy is a real problem; in fact, it is one of the biggest challenges facing the condominium industry today. Many condos struggle to get 25% of their owners to participate in an AGM, and the legislation in Ontario requires a majority of owners (i.e. 50% +1) to vote in favour of a borrowing by-law to authorize a condominium corporation to borrow money. Many condos have never even had 50% of their owners participate in a meeting! So what can be done? There are ways to make the process more likely to succeed, to use the process as a means to educate the owners, and to empower the owners to make a decision.
Communicate Early and Often, and Share Information It’s better to let owners know that you have a problem and that you are looking into solutions than it is to say nothing. If your windows, walls, roof or parking garage is leaking, tell the owners about the problem and what you are doing about it. If you’ve been handed a condition assessment report or a draft Reserve Fund Study that is likely to have financial consequences to the community, don’t be afraid to share the news and the supporting documentation. If you don’t want to distribute a 100-page report, then ask your consultant (typically an engineer, building scientist, or Reserve Fund planner) for a summary that can be shared with the owners. As new
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information is obtained and as decisions are made, keep the owners apprised. Appropriate communication consists of written updates, private conversations and one or more information sessions before you have a formal meeting to approve a borrowing by-law. Information sessions in particular are recommended, as they give the owners an opportunity to ask questions and hear the responses in a group. If the owners don’t understand and accept the problem and the associated remediation costs, you will have a hard time passing the by-law.
Use Your Professionals
like a personal conversation. The sole reason many by-laws get passed is because of the efforts of the Board of Directors to directly engage and speak with the owners of the community.
Give the Owners Options and Numbers A borrowing by-law represents a choice of the owners, not a choice of the Board of Directors. Owners need to be advised going into the meeting about what is at stake. Usually the choice is between borrowing money or paying a special assessment, and you need to be as clear as possible going into the meeting
about what is at stake and the financial implications of the decision. You need to make estimates based on the information at hand, but you will need to show owners what the cost of various alternatives would be in real dollars, and specific to their unit. Often communities that have done all the right things leading up to a borrowing by-law meeting still only get between 55%-70% owner participation (in person or by proxy). Given this reality, to pass most borrowing by-laws you typically need somewhere between 70%-95% of the owners who participate in the continued…
If you are going to hold an information session or a borrowing by-law meeting, you should have the appropriate professionals (consultants, proposed lender) at the meeting and ask them to make a presentation and answer questions from the owners. At the formal meeting to pass the borrowing by-law, you should have the lawyer for the corporation attend.
Consider Using Technology There are several online proxy collection and online voting service providers available. These services can allow unit owners to submit their proxy or vote online without having physically attend the formal meeting.
Have a Strategy to Adjourn the Vote Going In Speak to your legal counsel prior to the meeting about what you are going to do if you don’t get enough people at the meeting to pass the by-law. Your legal counsel can provide you with advice on how to properly adjourn the vote and the right process for reconvening the meeting at a later date.
Good Old-Fashioned DoorKnocking Nothing helps to get people engaged Condo News • Professional & Business Partners Edition – WI NTER 2020
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meeting to vote in favour of the by-law. A borrowing by-law, however, should not be viewed as an insurmountable task. With an appropriate communication strategy and a plan that makes sense, most borrowing by-laws do pass. In addition, the proposition of a borrowing by-law may benefit the community regardless of whether the by-law is passed as the process will educate your owners, increase the level of owner involvement, and help the owners (instead of the Board) to participate in the making of a major financial decision for their condominium community.
Ryan Griffiths is a Director at CWB Maxium Financial and works exclusively with Condominium Corporations, Property Managers, and other stakeholders across Canada to develop and implement customized financing solutions. Stephanie Sutherland is a condominium lawyer with Cohen Highley LLP, working with condominium corporations and unit owners.
Cowan
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G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
Getting to Know the Golden Horseshoe Board: Kevin Shaw
Getting to Know the Golden Horseshoe Board Kevin Shaw, B.Tech. (Arch.Sc.) Cion | Coulter Engineers & Building Scientists
Q – What is the most interesting aspect of working in the condominium industry? A – I was interviewing a potential candidate for our firm last week and they asked me the same thing. I replied that I think it’s the problem solving aspects of what we do in consulting engineering. A large part of our work is conducting forensic “CSI” type investigations to solve all kinds of condominium problems including water leak issues, odour transfer issues, cladding deterioration, etc. Q – How did you first get involved in CCI? A – My first exposure to CCI was attending the Level 100 courses when I joined Coulter Building Consultants in 1999. Our firm was heavily involved in condo’s and we regularly sent staff to attend the courses to gain a better understanding of the industry. Q – What is the best advice you’ve ever received? A – My in-laws told my wife and I to buy a house early in our marriage and we did (our first was a condo). With the housing market where it is and our mortgage coming to an end shortly on our current house, I think it’s the best advice I ever received! Q – What person living or dead, would you most want to have dinner with? A – I am a huge fan of Henry Rollins who is a (living) musician, author, actor, spo-
ken word artist and in his words “an aging cultural punk icon”. I have seen him perform with his band, attended many of his spoken word shows, watched his movies and TV shows and read many of his books. He is a neverending reservoir of fascinating stories as he is both an artist and a fan boy. I think dinner with him would be an experience. Q – What was your first job? A – First job ever was working for a warehousing company that sold auto parts for the aftermarket industry. I picked and packed orders for distributors across Canada. Fist job in my current industry was with Kleinfeldt Consultants in Mississauga (consulting engineers). Q – Is there a charitable cause you support? Why? A – My wife and I have been long time supporters of the Claddagh Fund, which is the charitable organization run by the celtic punk band the Dropkick Murphys. The fund supports charitable organizations that work with the needs of children, veterans and individuals suffering from alcohol and drug addiction. Supporting the fund helps with many community causes and has the side benefits of getting to meet the band members and the opportunity to attend many special concert events over the years. Q – What are you most grateful for? A – Having the opportunity to live and work in Canada. Watching the news on any given night shows how lucky we are
to be in this great country. Q – What is one sound you love to hear most? A – The sound of my bulldog snoring. Kaiko is a 10-year-old English bulldog who has been a part of our life since she was 8 weeks old. My wife and I both sleep better when Kaiko is snoring next to us (and boy can she snore!). Q – Last movie you saw in theatres? A – My wife and I went to see “Last Christmas” recently. We are both big fans of holiday movies and it was a good kick-off to the Christmas season. Q – What’s the last country you visited? A – I had the good fortune to go to Rome, Italy just recently for a work project we are involved in for Global Affairs Canada. Beautiful city and great people. Would love to go back one day. Q – Are you a spring, summer, fall, or winter? Please share why. A – I became a winter person when I took up snowboarding a number of years ago. It completely changed my idea of what winter can be. Now I pray for as much snow as possible. Q – What advice would you give your younger self? A – Take your time with growing up. There will be plenty of opportunity for working and paying bills later on.
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Welcome to our Newest Members
January 20, 2020
Thank you to our Sponsors
to our Newest Members:
WEBINAR SPONSORS
BUSINESS PARTNERS King Management Inc. Select Sprinklers
PANEL SPONSORS
EVENT SPONSOR
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G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
Congratulations to Our Condo of the Year Winner!
CONGRATULATIONS TO OUR CONDO OF THE YEAR WINNER!
Halton Condominium Corporation #81
Thank you to Elia Associates for sponsoring the ‘Keg” gift card presented to the HCC #81 Board of Directors
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CONDO OF THE YEAR It’s Easy to Enter!
CONTEST!
TO ENTER, send an article (approximately 750-1000 words) answering the following: H What are the unique qualities and features of your condominium? H Are there any outstanding accomplishments of your corporation? H Were there any unusual and/or difficult problems encountered and resolved? H What is the overall environment of the condominium? H What makes residents proud to live there?
Each entry will be featured in an upcoming issue of the Condo News magazine. The winner will be selected by the GHCCCI Communications Committee and will be presented with a prize valued at $500 at the Annual General Meeting.
Submit your article to: Golden Horseshoe Chapter of the Canadian Condominium Institute Mail: PO Box 37 Burlington, ON L7R 3X8 or email your contact information to: admin@cci-ghc.ca
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G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
Do you have an article for the Condo News? • Send a high-resolution headshot and a brief bio of three or four lines. • Include your credentials next to your name. • Confirm article subject approval before writing. • 750-1000 word limit. • Email article in Word format. • Write for an audience that includes condominium owners and directors. Avoid technical language. • If using pictures or graphs within the article, limit to three or fewer. • No self-promoting content within article. • Editors will approach authors about any major edits, but may insert minor changes (e.g. grammar, spelling, etc.) without notice. • Cite any content taken from another source.
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Join us for our
Do you get energized by live Q&A sessions? Do you have questions to pose to our panel of experts that would make your Condo living experience more enjoyable? If so, join us on January 22, 2020 for our first
Open Mike and Live Webinar Event! Our panel of experts include: Stephanie Sutherland, Cohen Highley LLP Michael Clifton, Clifton Kok LLP David Heska, WSP Jon Juffs, McIntosh Perry Sandy Foulds, Wilson Blanchard Management John MacLeod, Key Property Management Tom Gallinger, Atrens-Counsel Insurance Brokers David Outa, Cowan Insurance Group
Wednesday, January 22, 2020 7:00 pm – 9:00 pm 7:00 pm – Registration/Light Refreshments 7:30 pm - 9:00 pm – Q&A (Broadcast as Live Webinar)
Burlington Art Gallery Rotary Room 1333 Lakeshore Road, Burlington, ON L7S 1A9
REGISTER ONLINE AT: https://cci-ghc.ca/reg/open-mike-live-webinar-2020
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G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
CCI National Update
CCI National Update By Laurie Hebblethwaite, QAO, CD Senior Project Manager | Remy Consulting Engineers Ltd.
T
he Fall National Leaders’ Forum was held in Toronto Ontario from November 6-9, 2019. The National Leaders’ Forum is held biannually; they are a means for those engaged in the condominium industry across Canada to meet and discuss issues affecting condominiums across Canada, even though we all live in different regions, we are all seemly affected by similar challenges. The information we all obtain at these Forums are taken back to our individual chapters to be passed down to those needing the information, Condominium owners and directors, to help them better their own condominium living experience. Some of the highlights that came out of the conference which will benefit condominiums across Canada are: •
The Resource Center for National is up and running – Chapters are
being encouraged to get the information out to allow CCI to be the go to for Condominiums https://cci.ca/resourcecentre/overview. This resource center is packed full of information, articles etc. which will be very informative to all. •
National Executive is currently working on a new CCI National Competitive Strategy Business Plan. This is to ensure that CCI will be the “Go To” organization for Condominiums across Canada.
•
The CondoSTRENGTH Program, which has been in existence for some time is being revisited to encourage all chapters across Canada to become engaged. CondoSTRENGTH is a program that is run by Condo directors/
Owners for Condo directors/ Owners. Please visit https://condostrength.ca •
The next National Leaders’ Forum is being held May 27 - 30, 2020 in Saskatoon. The theme is “Bridging the Future”. For those who have never been to a National Leaders’ Forum, we would encourage you to attend to gain valuable knowledge which will help in your individual condominiums.
Millards Chartered Professional Accountants
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Learn how at this year’s Golden Horseshoe Chapter of CCI’s 2020 Conference
1 Day Only! Friday, March 6th $49.95 Member price
Featuring Keynote Speaker Meg Soper Motivational Humourist
Over 35 Local Suppliers on the tradeshow floor!
Sessions include: G
Working Cooperatively as a Community
G
Partnering with Community Resources
G
Communication & The Community
G
Navigating Transitions in Your Community
CHECK OUT THE EVENT PAGE ON CCI-GHC.CA TO REGISTER!
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G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE
Advertisers Index ADVERTISERS INDEX
J&W Condominium Management Ltd
T hank you to our Advertisers! Without you, this publication would not be possible!
A DVE R T I S E
Atrens-Counsel Insurance Brokers . . . . . . . . . . .2 Brown & Beattie . . . . . . . . . . . . . . . . . . . . . . . .7
In the Award-Winning Condo News!
Chown Property Management Inc. . . . . . . . . . .29 Cion|Coulter . . . . . . . . . . . . . . . . . . . . . . . . . .19 Cowan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22 Garden Grove Landscaping . . . . . . . . . . . . . . .25 Gelderman Landscape Services . . . . . . . . . . . .27 J&W Condominium Management Ltd . . . . . . . .31 Key Property Management & Consultants Ltd. .22 McIntosh Perry . . . . . . . . . . . . . . . . . . . . . . . .17 Millards Chartered Professional Accountants . .29 Precision Management Services Inc. . . . . . . . . .27 Pretium Consulting Engineers . . . . . . . . . . . . .21 Property Management Guild Inc. . . . . . . . . . . . .6 SimpsonWigle LAW LLP . . . . . . . . . . . . . . . . . . .5 TAG Management . . . . . . . . . . . . . . . . . . . . . .24 Water Matrix . . . . . . . . . . . . . . . . . . . . . . . . . .14 Wilson Blanchard Management . . . . . . . . . . . .17
To Advertise please visit www.cci-ghc.ca or contact admin@cci-ghc.ca
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Connect with us…
VISIT OUR WEBSITE www.cci-ghc.ca
Golden Horseshoe Chapter
GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 • Toll Free 1-844-631-0124 • Fax: 416-491-1670 Email: admin@cci-ghc.ca
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G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE