Condo News - Fall 2020 by LS Graphics

VOL. 16, NO.4 | SUMMER 2012

DIGITIZED

Condo News Noise, Nuisance, CAT and COVID Assessments Winter... Is Your Condo Property Ready? Clothes Dryer Fire Prevention in Condos Interior Renovations Masks Section 98 Agreements: What Are They and When/Why Are They Necessary?

Golden Horseshoe Chapter of the Canadian Condominium Institute

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

s I sit in my kitchen/office writing this President's Message, I feel overwhelmed with the energy and enthusiasm that we have seen at the CCI Golden Horseshoe Chapter in recent months. Despite many of our work environments being less than optimal, our Chapter has seen a renewed amount of energy, whether it be through volunteerism, membership or sponsorship. To say that we have been busy is an understatement!

Maria Durdan, B.A., LL.B., ACCI GHC President

In June we launched our “CondoTalk” seminar series, which consists of no-cost, informative and practical solution-based webinars for condo owners, directors, managers and others servicing the condominium industry. We have held “CondoTalk” seminars dealing with condominium finances on June 23rd, condominium renovations during Covid-19 on July 14th and the very hot topic of insurance and condominiums on August 18th and September 1st. The next CondoTalk seminar, entitled “The Owner did What?”, focused on understanding a board’s authority and limits, appreciating the board and turning an apathetic owner into an engaged owner. I am pleased to report that the CondoTalk series has been very successful. In fact, we have seen record-breaking participation via Zoom and perhaps more importantly, the series has also achieved another major goal of our Chapter – it has ignited conversation and involvement on condominium-related matters among the condominium community in the entire Golden Horseshoe Chapter. In addition to the above, the Education Committee hosted a virtual mock annual general meeting on July 16th, which included a manager, a board and viewers as “owners”. The Committee is now hard at work planning our annual Enhanced Directors’ Course series, which will be held over 8 evenings from September 14th to October 6th. We held our Introduction to Condominiums course on August 18th , and it will be offered again on December 3rd. The Professional Partners Committee is also planning a webinar on major construction projects being held on November 18th. One of the greatest advantages of holding our Chapter’s courses online is the ease at which they may be recorded. We know that not everyone is always available to join us “live”. In response to this, and to the many inquiries we have received about access to the Chapter’s resources, all of our webinars are available for viewing online at https://cci-ghc.ca/courses-events/past-webinars. Finally, the Professional Business Partners Committee is busy planning the Chapter’s first virtual annual general meeting, which will be held on October 21st. At this meeting, we will need to fill the 4 positions currently up for election. To this end, we have continued… Condo News – FALL 2020

From the President received several very qualified nominations in response to our call and appreciate everyone getting their nominations in early.

Condo News is produced 4 times per year

Summer Issue (July)

In closing, it has been a pleasure to work with the current directors of the Chapter and I look forward to working with the new directors once elected.

Deadline – June 30th

Fall Issue (September) Deadline – August 1st

Winter (January) Deadline – November 1st

As always, I would like to thank you for your continued support!

Spring (May) Deadline – March 1st

Maria Durdan, B.A., LL.B, ACCI (Law)

Articles of interest to condominium owners and directors are welcome. See details for submissions on page 30.

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.

Communications Committee

Colin Ogg Chair

Carol Booth Board Liaison

Gail Cote

Elaine Edwards

Karen Coulter Secretary

Ed Keenleyside

Bill Clark

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.

Dave Williams

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

#LifeIsGolden

SimpsonWigle LAW LLP

Features 7 9 13

Noise, Nuisance, CAT and COVID

Clothes Dryer Fire Prevention in Condos

18 21 25

Interior Renovations

Assessments Winter... Is Your Condo Property Ready?

Masks Section 98 Agreements: What Are They and When/Why Are They Necessary?

CCI News & Events 3 15 29

From the President

New Member Profile - Links Security Services

Getting to Know the Golden Horseshoe Board: Sandy Foulds

32 35

CondoTalk

Notice of AGM Feature Committee - Professional & Business Partners Committee

Advertisers Index

Condo News â&#x20AC;&#x201C; FALL 2020

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 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 Ed Keenleyside, B.A., CCI (Hon's) (Board Liaison/Chair Governance/Policy Committee, Member Education Committee, External Relations Committee)

Kevin Shaw, B.Tech (Arch. Sc) (Board Liaison Professional & Business Partnersâ&#x20AC;&#x2122; Committee)

Stephanie Sutherland, BAS (Hons), LL.B., ACCI (Co-Chair Conference Committee, Member Professional & Business Partners Committee) Canadian Owned and Operated

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Noise, Nuisance, CAT and COVID

FEATURE

Noise, Nuisance, CAT and COVID Chris Jaglowitz, J.D., ACCI Common Ground Condo Law

etween Ontarians staying home due to pandemic restrictions and the governmentâ&#x20AC;&#x2122;s stated intent to enact amendments to section 117 of the Condo Act and move those disputes to the Condo Authority Tribunal, it is no surprise that noise and nuisance is a hot topic this year. With drastic changes coming, now is a good time to take stock of the current situation and prepare for future changes. At present, most condo Declarations and rules prohibit noise and nuisance that disturb peaceful enjoyment of units and common elements. The enforcement process typically involves several communications from management, escalating from friendly reminders to more stern demands if the issue is not resolved early. Most disputes are solved quickly and in-house, but many are elevated as legal matters. As a best practice, several communications should go from management before a non-urgent matter is sent to the lawyers. And where the complaints relate to tenants, keeping the owner closely apprised of every step is necessary to recover costs later. But before taking any action on a complaint, evaluating the complaint critically is an essential and an often-overlooked step. It is not uncommon for Boards or managers to send a friendly reminder before determining that the complaint is sufficiently detailed or is actionable

Condo News â&#x20AC;&#x201C; FALL 2020

and truly deserves further steps, which is understandable as it may save time and might often prove effective. But taking even informal steps without an initial assessment may start the case on the wrong foot. Residents receiving violation notifications don’t respond positively if the information is wrong or if the violation is trifling, which often causes a simple case to escalate and become unnecessarily acrimonious. In a perfect world, complaints are verified before any action is taken. Initial evaluation should include requesting further details if the complaint is sparse. Ask who, what, where, when, why, and how. Check prior history and corroborating reports or ask building staff to validate the complaint. Keeping notes, security reports, photos, and video of all complaints and enforcement efforts is useful for documenting the steps taken and to track the progress of the issue over time and to minimize data leakage as directors, concierge staff, and managers inevitably change. Choosing and using a good electronic filing method for all this info and communications will pay off later. Once a complaint is validated, and if initial friendly communications go unheeded, escalation to legal may be necessary. A lawyer’s demand letter often solves the issue but might equally be ignored. Initiating the mandatory mediation process with the first legal demand letter may increase the odds of the letter achieving the desired result. And on the tricky subject of legal chargebacks for the cost of initial demand letters, the legal community is divided. Some lawyers favour chargebacks with the first letter as a deterrent. Others find that chargebacks with the first letter cause disputes to escalate and recommend that the cost be absorbed by the corporation if the matter is resolved with that letter. Remember also that the provisions of condo declarations and rules vary widely, with some documents pro8

viding strong support for legal chargebacks and others offering little or none. The complex topic of legal chargebacks is the subject of many articles and will become more challenging soon as cases eventually go to CAT, where costs are rarely awarded.

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With COVID-19related backlogs in the Landlord Tenant Board and for sheriff’s evictions, negotiated solutions are a better option but require creative thinking to achieve.

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Mediation, followed by arbitration, is the current method of handling noise and nuisance issues against owners but is not typically effective when dealing with tenants. Managers must be creative in exploring solutions for non-complaint tenants because requiring landlords to secure their tenant’s eviction is no longer easy. With COVID-19-related backlogs in the Landlord Tenant Board and for sheriff’s evictions, negotiated solutions are a better option but require creative thinking to achieve. Involving tenants in mediations is more attractive now than it ever was and going to court is always the worst possible predicament. In December 2019, the Ontario government announced its intention to enact amendments to s.117 of the Condo Act to add noise and nuisance to the list of prohibited activities and to bring those disputes into the Condo Authority Tribunal’s jurisdiction starting July 1. The government then heard from industry as-

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sociations, including CCI and ACMO, who cautioned against proceeding too quickly and recommended that other disputes (namely financial chargebacks) be prioritized. Then the pandemic struck. But in late August, the government announced that CAT will begin hearing disputes about pets, parking and storage and chargebacks related to those issues, starting October 1, 2020. Given the government’s strong preference and worthwhile goal to divert condo cases from the slowly-reopening and badly backlogged courts, it’s a safe bet that noise and nuisance cases will soon be assigned to CAT. This may be both a blessing and a curse for a host of reasons too numerous to list, but we must begin preparing for that day. Just as we handle records requests differently now that CAT handles those cases, the way condo owners, Boards, managers, and lawyers handle noise and nuisance disputes will gradually change as CAT decides cases about pets, parking and storage, and related chargebacks. The lessons to come from those decisions will shape how current and future rule enforcement disputes arise, are investigated, and what steps are taken to enforce compliance and resolve them in-house. We must learn those lessons and may need to reinvent how we approach and handle noise and nuisance cases. Just as the world has changed so dramatically this year alone, we may be very surprised at how much condo rule enforcement will change this year and next. Chris Jaglowitz is the principal of Common Ground Condo Law and serves condo corporations across Ontario.

Assessments

FEATURE

Assessments Bill Clark CCI Golden Horseshoe Communications Committee

s a Condominium Board, you hope an assessment is never necessary, BUT, unfortunately, sometimes the unavoidable happens – and hopefully it is caused by bad luck and not bad management. Your condo may experience costly unexpected repairs not covered by your insurance or a large increase in an expense item such as insurance. These costs will drain your operational and/or your reserve funds drastically, which will create future financial problems. So, after looking at all options, the Board has decided that an assessment is the only viable solution. This article will take a look at assessments through four different perspectives.

A Homeowner’s Perspective The homeowner receives a letter indicating that a special assessment has been levied to cover unanticipated expenses during the current fiscal year. This is the first time the owners are hearing this and, quite frankly, they are upset AND they have some questions: • Why is this the first time that homeowners have heard about the assessment? • Why wasn’t there a meeting called to discuss this with the homeowners? • Why is there such a sizeable shortfall in the budget or reserve? • Is it the investments? Have we suffered an unexpected lower rate of return? Did the Board make poor investment decisions or has there been theft? continued…

Condo News – FALL 2020

• What steps are being taken to confirm the deficit and is the amount tabled accurate? • What happens if a resident cannot pay? Can the Board put a lien on that unit? • Is there a payment plan being proposed or is it necessary to pay it all at once? • Can we call a meeting and replace the Board or at least stop the assessment? • Was legal advice obtained by the Board? • Is there a possibility that this situation could reoccur?

A Lawyer’s Perspective An assessment in the context of condominiums means an obligation to pay money.

Both the Condominium Act, 1998 (The Act) and the specific condominium’s Declaration “place upon the directors the obligation to operate and to maintain the property. They empower the directors to prepare budgets and to make levies in order to raise the funds required to finance the maintenance and operation that the Board is statutorily obligated to carry out.” Special or extraordinary assessments, by contrast, occur where unit owners are asked to pay an amount over and above the regular monthly payment. Direction to pay this amount is determined by the Board, and it can range from the payment of several installments over time or in one lump sum on short notice. Not surprisingly, special or extraordinary assessments are often viewed negatively. In an ideal world, a crystal ball could predict the future so that all condominiums would have the funds available for

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all their needs. So, if new funds are required, it must be through some fault of the Board. However, recognizing the reality of our world sans crystal ball accuracy, we need to assume that if a Condominium Corporation establishes realistic operating and reserve fund budgets, over time, funding should be available, BUT shortfalls in both the annual budget and reserve fund can be encountered, leaving the Corporation with only two options to raise funds: 1) To borrow monies (requiring that home owners vote to approve an authorizing by-law), or 2) Levy a special or extraordinary assessment. The Act does not specifically address extraordinary assessments. Authority for same is derived from a condominium corporation’s By-Laws. Typical wording regarding extraordinary and special

assessments is as follows: In addition to the days annual assessment (maintenance fees), any expenditure not contemplated in the budget and for which the Board shall or does not have sufficient funds may be assessed at any time during the year by the Board serving notices of such further assessment on all Owners as an additional common expense. The notice is sent to all owners and mortgagees entered on the record and shall include a written statement setting out the reasons for the extraordinary assessment and copies of the budget on which such extraordinary assessment is based. Extraordinary assessments shall be payable by each Owner within ten days after the delivery of notice thereof to such Owner, unless a further period of time has been determined by resolution of the Board and set out in such notice.

A Property Manager’s Perspective Property Managers play a large part in any assessment procedure. A key element to their involvement is communication. Circumstances leading to the decision to levy an assessment did not happen overnight. It is recommended that the Board communicate to the owners as soon as they become aware that an assessment MAY BE a future possibility. To start the whole process, the Property Manager has to ensure that the Board has thoroughly examined their finances: • How much money the Corporation has (assests); • How much money the Corporation owes; • How much is left over following the report period (equity); By presenting these details on a monthly basis, there should never be a “sudden” need for a special assessment,

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It is recommended that the Board communicate to the owners as soon as they become aware that an assessment MAY BE a future possibility.

except possibly in the case of an unexpected emergency event. The Property Manager is responsible for producing accurate statements and aiding the Board in making good fiscal decisions. Also, Property Managers can present other ways of financing the shortfall: • Increase in Condo fees – may be only temporary but could affect resale values of houses if too drastic • Reducing services, e.g. cancelling bulk television fees • Find new sources of income, e.g. looking at assets of Condominium (“is there anything to sell/lease?) • Borrowing Funds – A loan allows the financial burden to be spread out over many years, and current and future homeowners will be benefactors of a healthy financial position. Borrowing funds requires a vote of the residents, and time may not be on your side. Depending on the size of the assessment, the Board should call a meeting of all the residents. Note: This is not necessary, it is a courtesy. The Board does not have to call a meeting, but better that the Board call a meeting than the residents. No matter how much explanation is given, there are always residents who want to requisition a meeting. The intent will probably be two-fold:

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Owners cannot requisition a meeting to vote against the special assessment; however, they can call a meeting to discuss the assessment or to replace the Board. If the owners remove the Board, it is likely that the assessment will still be required. The new Board may cause the Corporation further stress and issues if they do not proceed with the assessment. They also could be at risk of being held personally liable for going against the advice of professionals should the lack of assessment cause larger issues for the Corporation. The Property Managers also have the responsibility of writing the letter to the residents. It should include the following: • Why is the special assessment required? Was there an unexpected expense in the operating or reseve fund budgets that the Corporation doesn’t have the surplus to cover, and if so, is it for a one-time improvement that cannot be expensed through the reserve? • How much is the special assessment? • When is the payment due? • How can it be paid? • Remind home owners that if their unit is for sale, they should notify any potential purchasers as the special assessment will be indicated on their status certificate.

1) to not pay the assessment, and/or 2) to get rid of the Board.

continued…

Condo News – FALL 2020

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Owners cannot requisition a meeting to vote against the special assessment; however, they can call a meeting to discuss the assessment or to replace the Board.

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If a meeting is called, the residents should be fully apprised of the situation. If necessary, bring in some experts. As stated earlier, different payment plans can be arranged. All plans have to be preapproved by the Board and residents must know that the Board is obliged to put a lien on a unit if payment is not received within 90 days of the deadline. Residents should know that they can discuss the extra funds with their banks, or mortgage brokers or even their insurance company. Again, the assessment should not be a surprise, only the amount.

A Board Member’s Perspective Good Board members work hard to ensure that there is never a need to issue an assessment, but unanticipated things can happen. All the Board members who contributed to this article agreed on the following: 1) “If you have to do it, do it”. Be honest and upfront. Explain fully the situation and what steps were taken to try and 12

avoid this situation. 2) Will there be repercussions? Absolutely. You can never satisfy everyone. 3) The residents can requisition a meeting if you haven’t already done so, and again, you should explain the reasons for the requisition. If they want to replace the Board or stop the assessment, have the Property Manager or a lawyer explain the repercussions that could occur and the responsibilities that new Board is going to be facing. 4) Depending on the amount and the timing, usually payment plans can be arranged. But as one Board member said, “the quicker the better, get it out of the way so it doesn’t fester.” However, special concessions cannot be made – the debt has to be paid. So unfortunately, all Boards will have to enforce the lien procedures. In summary, the most important piece of information that has come out of this article is: “Communicate Communicate Communicate”.

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

Bill Clark CCI-Golden Horseshoe Communications Committee I would like to thank all the contributors to this article: Richard Elia – Elia Associates Condominium Lawyers Brad Wells – President, Wilson Blanchard Management Inc. Michelle Joy – Director of Condominium Management, Wilson Blanchard Management Inc. Gail Cote – Property Manager, Property Management Guild Don Hopkins – Board Member, WCC 375 Nancy Rees – Board Member, WCC 408 David Fox – Board Member, WCC 439 Sheila Mahony and Craig Cook – Condo Residents

Winter... Is Your Condo Property Ready?

FEATURE

Winter... Is Your Condo Property Ready? David Williams

hether your Condo property is a high-rise or a town house development, “Old Man Winter” is on his way and the right preparations need to be made. A good plan that starts with a fall “walkabout” by a Board member, the property manager, and the landscape contractor is vital. We talked with landscape contractors serving the Wentworth area and asked them for their advice, and a number of common themes emerged. It starts with a good plan, and includes good communication among contractor, property manager, and residents. In this year of COVID, greater caution will be important from an insurance point of view because more residents (snowbirds) will be staying home and there will be greater potential for slip and fall accidents. We spoke with Atrens-Counsel Insurance Brokers about this. Best practices would include ongoing careful observation of the site and the logging of weather conditions, surface conditions, and time of day that observations were made.

Residents’ Considerations Whether you have a balcony (high-rise) or a deck (low-rise), outdoor furniture needs to be stored or covered and secured. Winter and early spring winds can cause loose furniture to fly away. Covering metal furniture will slow down the potential for rust formation. Similarly, annual flower boxes should be emptied, cleaned, and secured for next year’s use. continued…

Condo News – FALL 2020

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A great deal of stress (spelled phone calling) can be avoided by maintaining a good level of communication with the residents.

Outdoor mats/rugs of the plastic ribbed sort can be rolled and stored in a dry location. Most types of these rugs can last a few years, and if they are dry when rolled up, they will be in good condition for future use. A warm/dry basement or storage locker is better than a damp cold garage for storage of these rugs. Do not forget to turn off the water supply to all outdoor taps. Often, shutoff valves are equipped with little drain valves that should be opened.

Board Member and Property Manager Considerations Our experts all agree that a good winter plan is important. This is where the walkabout plays a significant role. Here are the points to be agreed upon: • What areas need to be kept snow free. • Where snow can be stored so that corner views are not rendered blind to traffic. • Identify broken/decaying curbs, electrical boxes, fire hydrants, and other obstacles with marker rods. • Agree on timing of plowing in the case of storms – This is important particularly if your community has residents who may need to get out early for medical appointments; MRIs and CT scans are difficult to re-schedule. • When snow storage areas become full, excessive snow should be removed by truck. • Sprinkler systems should be purged of water to avoid winter damage from freezing. • Grass should be cut shorter for winter. Longer grass promotes mouse and mole activity under the snow resulting in lawn problems in spring. 14

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Expectations + Communications = Everybody Happy

So, we have talked about the fall walkabout (Contractor/Property Manager/Board Member). We have to think a plan has been derived and even agreed upon. But there is one more constituent to be considered: the residents! The best plan can go awry if the residents are expecting one thing and the other two groups decide upon something different. A great deal of stress (spelled phone calling) can be avoided by maintaining a good level of communication with the residents. They do own the corporation.

Cowan

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If they understand the plan up front (timing, snow piling, salting, etc.), they will probably jump on board. Why? They can measure the performance against what has been communicated to them. Have a great winter and remember… good observations, planning and good execution of the snow plan will make the winter seem like……….well, next best thing to Florida! Dave Williams is a graduate of York University and retired company executive residing in Garth Trails Condo Community in Hamilton. Thanks to our experts for their input: Henri Gelms, Danasy Landscaping and Maintenance Andrew Westrik, Gelderman Landscape Services Mark Shedden, Atrens-Counsel Insurance Brokers Maria Durdan, SimpsonWigle LAW LLP

Notice of AGM

Please join us on Wednesday, October 21, 2020 at 3:00 pm – We are going Virtual! GetQuorum will be hosting this year’s Annual General Meeting. You should have received your proxy form from GetQuorum. If you have not received it please contact the Golden Horseshoe Chapter office. Your membership renewal must be received by the Golden Horseshoe Chapter office by October 2, 2020 to be processed in time for the AGM. Those that are not received by this date will not be on the most current membership list and will not be entitled to vote at the AGM. Please note all members must be paid members to be eligible to vote.

Notice of AGM Thank You to our current sponsors: Main webinar sponsor:

Webinar sponsors:

Condo News – FALL 2020

FEATURE

Clothes Dryer Fire Prevention in Condos

Clothes Dryer Fire Prevention in Condos Randy Mason Dryerfighters

CLOTHES DRYER FIRE PREVENTION IN CONDOS North American-style clothes dryers are responsible for thousands of yearly home fires. Highly combustible lint is created during the drying process. It’s not the lint you see when you clean the dryer lint screen. This lint accumulates where you can’t see it. IT’S HIDDEN, OUT OF SIGHT!

CLOTHES DRYER FIRE PREVENTION: Carefully removing screws and panels from the dryer cabinet provides access to the dryer interior, exposing the hidden fire hazardous lint buildup everywhere inside the dryer cabinet. Many electrical components are ignition sources of lint: moving parts such as a motor, pulleys, and belt create heat and friction, with lint buildup in proximity to the heating coil/element, which becomes red-hot like your toaster element when the dryer is operating. continued…

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compressor operating at approximately 150 pounds per square inch, a specialized reverse-blowing air snake (35 ft. in length), a high capacity HEPA-filtered vacuum, and a competent technician. There are mechanical and electrical components associated with dryer venting that must be accessed and cleaned during the vent cleaning service, such as an inline exhaust fan and a secondary lint trap. IT TAKES A TECHNICIAN AN AVERAGE OF 30 TO 40 MINUTES TO CLEAN THE LINT BUILDUP FROM INSIDE A CLOTHES DRYER AND DRYER VENT SYSTEM. Is dryer interior cleaning necessary? YES! Says who? Every clothes dryer manufacturer! The Electrolux user manual says, “Every 18 months, a qualified servicer should clean the dryer cabinet interior and exhaust duct. These areas can collect lint and dust over time. An excessive amount of lint build-up could result in inefficient drying and possible fire hazard”. Interior clothes dryer cleaning is a specialized service that was created to address the manufacturers’ requirement of removing the flammable lint from inside the dryer cabinet. Dryerfighters has cleaned more than 250,000 clothes dryers. Can I clean my dryer interior myself? NO. It’s complicated, so special care and equipment are required. “We’re having a company service our fan coils next month, can they spend a few minutes cleaning our dryer interior?” NO. Duct cleaners and fan coil service companies don’t provide interior dryer cleaning, they service ducts and fan coils.

will likely spread into the dryer vent where lint has accumulated over time. Cleaning the dryer vent is the second most important component of clothes dryer fire prevention. Dryer vent cleaning requires a large air

Randy Mason is President and General Manager of Dryerfighters and has been servicing the condominium marketplace since 1999.

DRYER VENT CLEANING THERE IS NO SUCH THING AS A DRYER VENT FIRE. A fire CAN’T and WILL NOT start in the vent. ALL DRYER FIRES START INSIDE THE CLOTHES DRYER. A dryer fire

Condo News – FALL 2020

Interior Renovations

FEATURE

Interior Renovations Holden Johnson ArmourCo Solutions

condominium renovation project can be an exciting time for residents – especially to those who have lived to see their current décor go out of style over the past few years. Who doesn’t love a fresh start? However, there are a lot of moving parts in an interior renovation, and it is easy to feel overwhelmed with all the new information – especially for inexperienced Board members or managers. The realization that every decision made will go on to affect hundreds or even thousands of residents for at least a decade can be a lot of pressure. Fortunately, a design build firm is exactly the type of solution for corporations that want to achieve the most value out of their budgets. Here are six advantages of a design build for condominium corporations to consider when it comes to planning interior projects: 1. Streamlined process With a design build process, the firm handles everything from the design, architectural or structural concerns, materials, permits, accessibility concerns, and even assists in budgeting. This one-stop-shop approach saves countless hours and potentially thousands of dollars spent on contracting each individual professional to consult on a project. 2. No lengthy bidding process (focus on cost certainty) One of the reasons corporations may choose to tender an interior design project is to maintain some control and price transparency through a bidding process. However, the reality is that the tender process may end up costing more or causing delays as it adds another layer of complexity to a large project. When a design goes out to tender and all the bids are collected, the corporation may only

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later find that they lack the funds necessary to bring the design to life. At that point, they may have to wait for a more modest redesign, postpone the project to build up the fund, or increase fees to fund the project. On the other hand, a design build project is built around the budget – so there are no surprises or unnecessary delays when it comes to the investment required to fund the project.

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This streamlined communication process between the designer and builder reduces delays, which in turn reduces disturbance to residents.

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3. Only one contract With only one contract to deal with, there is less time spent on paperwork and miscommunication. This makes communication flow smoothly, as well as simplifying payment. 4. Easier to stay on budget A design build firm employs the necessary professionals such as designers, architects, trades, and contractors needed to execute a project. With all these professionals working under the same company, it eliminates the potential costs of hiring each professional individually as needed. Because budget is considered before the project starts, there are often fewer change orders or “surprises”, making it easier to stay true to the fixed price on the contract. 5. More likely to stay on schedule Because the design build firm acts as a cohesive team all working together to finish the project, they are better able to finish on time. This streamlined communication process between the designer and builder reduces delays, which in turn reduces disturbance to residents. Construction and architectural expertise from team members ensures that potential issues are accounted for early in the process and handled appropriately. Due to the fixed price contract, a design build firm is incentivized to finish on time, while still maintaining quality standards.

6. Full responsibility Because the designer and builder work under the same company, they cannot fault each other for potential mistakes. Ultimately, the firm itself must take full responsibility for both the positive and the negative, which incentivizes the firm to work cooperatively to ensure that the work is done on time, on budget, and with a quality finish.

When to plan It is recommended to plan six months to a year in advance of the anticipated start date. The frequency of Board meetings, how much is discussed at each meeting, and the complexity of the design are just a few of the factors that affect the pace at which a project moves.

When to build Interior projects can be completed at any time of the year; however, many corporations find it is best to schedule them over the Fall and Winter months. This allows for weather-dependent exterior projects to be completed during the warmer months.

How to choose While a design build has many advantages, it all hinges on ensuring the right firm is hired for the job. There is a high level of trust required when one firm handles all aspects of a project. With the right fit, though, a design build firm eliminates virtually all the usual project headaches and puts the project on autopilot for both the manager and Board. When interviewing design build firms, be sure to ask lots of questions and be upfront about any potential concerns. Review their portfolio and ask questions about their process to ensure it is a match. When checking references, make sure to ask: What went well? What did not go well? How were problems or surprises handled? How did the residents feel about the new look? Was the cost reasonable? Once both parties arrive at a mutual understanding of what each expects of the other, hiring a design build firm can be an excellent way for residents to achieve value from an interior renovation project. Holden Johnson is Business Development & Marketing Manager with ArmourCo Solutions. Condo News – FALL 2020

PROFESSIONAL & BUSINESS PARTNERS COMMITTEE will be holding their

virtually this year on November 18, 2020 on the topic of

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

Masks

FEATURE

Masks Introduction:

Joseph A. Gaetan, BGS

Condominium Corporations come in many flavours and colours. At one end of the spectrum, we have two-unit condo corporations which may be self-managed and may not have amenities or common areas. These corporations may find it easy to safely distance with no mask requirements. At the other end of the spectrum, we have tall building condos. In the extreme, these condos could have multiple towers with 40 or more stories, over 800 residents, six elevators, an indoor pool, a gym, party and game rooms, etc. These condos face different challenges when it comes to safety, sanitizing, social distancing, and mask use. As the three levels of government have rolled out various initiatives and safety protocols, each of the over 600,000 condominium corporations in Ontario have one thing in common: they all had to figure out how to work with or comply with the guidance.

Roles and Responsibilities of the Board of Directors of a Condominium Corporation: As a reminder, the following sections of the Condominium Act (1998) apply to all Condominium Corporations and therefore their Boards and Property Managers, regardless of what is happening in the world, but especially when it comes to COVID-19: Section 37(1): Every director and every officer of a corporation in exercising the powers and discharging the duties of office shall: (a) act honestly and in good faith; and (b) exercise the care, diligence and skill that a reasonably prudent person would exercise in comparable circumstances. Section 58: Condo corporations have the ability to make, amend or repeal rules that: promote the safety, security or welfare of owners or property; and prevent unreasonable interference with the use and enjoyment of the units and common elements. Section 117: Prohibits a person from allowing a condition to exist or to carry on activity in a unit or in the common elements if it is likely to damage the property or injure someone. continuedâ&#x20AC;Ś

PLEASE WEAR A MASK AND SOCIAL DISTANCE IN COMMON AREAS Condo News â&#x20AC;&#x201C; FALL 2020

Rules and Tools: Condominium Corporations have a few statutory tools to work with to seek resident compliance, whether it be for nuisances or the wearing of masks. In order of difficulty to implement, and keeping in mind their respective weight to achieve compliance, a Condominium Corporation may: (a) Make changes to the Declaration. This option is not very practical in that doing so is a lengthy process that requires the agreement of 80 to 90% of owners. (b) The next option would be for a Condominium Corporation to pass a By-Law. This approach can take one to three months, requires communication beforehand to owners, and requires at least 51% of the owners to agree to the By-Law. (c) The next tool would be to pass a Rule. This usually takes a minimum of 30 days, also requires pre-communication, and is subject to owners being able to overturn or reject an unreasonable Rule. (d) Finally, the easiest: A Board can implement a Policy. Policies, however, are not enforceable unless backed up by a Rule. Policies are useful tools that can set out protocols or standard operating procedures or that can be used to clarify an approach to an issue such as the wearing of masks. The intent of a policy is to seek voluntary compliance. In the case of having to follow and/or to convey directives from other levels of government, owners are statutorily required to follow a By-Law issued by their community or an Order from the Federal or Provincial governments. Given that we are operating in times where a sense of urgency is required, some jurisdictions have enacted Mask ByLaws (e.g. Toronto, Hamilton, Burlington). In this case, simply posting the city By-Law or conveying the information by way of a Policy may be the best approach. If, however, the Corporation wanted to go beyond the ByLaw to enact the mandatory wearing of masks (for example, while riding in an elevator), a condominium could pass a Rule to cover just that instance, while also limiting the number of people that could occupy an elevator at the same time.

Masks and the Experts: Whether and when to wear a mask or not to wear one are some of the questions people of all stripes are asking themselves. Some even question the efficacy of wearing masks. So, what do the experts and the Canadian Federal Government have to say about wearing masks, and do they agree? The Centers for Disease Control and Prevention (CDC), the World Health Organization (WHO), and Health Canada now recommend masks for the public. Experts also say the evidence is clear, that 22

masks can help prevent the spread of COVID-19, and that the more people wearing masks, the better. When worn properly, a person wearing a non-medical mask or face covering can reduce the spread of his or her own infectious respiratory droplets.

A summary of the Guidance from the Province of Ontario for Phase 3: Physical Distancing Conditions: In all cases, individuals are required to continue to maintain physical distancing of at least two metres with people from outside their households or social circles. Masks: The wearing of face masks in indoor and outdoor public spaces is recommended where physical distancing is a challenge. Hand Washing: Washing your hands frequently with soap and water is highly recommended. Indoor Gathering Limits â&#x20AC;&#x201C; Stage 3: The inside numbers have been temporarily limited to 10. Physical distancing is to be maintained at all time unless you are with members of your household or your social circle. Outdoor Gathering Limits â&#x20AC;&#x201C; Stage 3: The outside numbers are currently reduced to 25. Physical distancing is to be maintained at all time unless you are with members of your household or your social circle. Social Circles: Social circles of up to 10 people of the same group of people who can interact with one another without physical distancing, regardless of which stage of reopening their region is in, is permitted under Phase 3. Social or Public Gatherings: Such gatherings may include different social circles but are subject to gathering limits and physical distancing of at least two metres. Province of Ontario Phase 3 Framework Link: https://www.ontario.ca/page/framework-reopening-ourprovince-stage-3

By: Joseph A. Gaetan, BGS Joe has been a condominium owner and Board member of HSCC608 since 2013. He is also a Board member of CCI-GHC, and he is member of the CCI-GHC External Relations Committee and the CCI Ontario Legislative Committee.

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

SPONSOR NOW!

Condo News â&#x20AC;&#x201C; FALL 2020

Our Introduction to Condominiums Course was held on August 13, 2020 and was presented by: Richard Elia, Elia Associates Bilal Mirza is an associate at SimpsonWigle LAW LLP Michelle Joy, Wilson Blanchard Management

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If you missed it, join us on December 3, 2020 for our next course. This virtual webinar is designed for new Condo Board Directors and owners or anyone who is new to condominiums. This webinar is complimentary. Registration is required to receive the Zoom webinar link. Register Now

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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

Section 98 Agreements: What Are They and When/Why Are They Necessary?

FEATURE

Stephanie Sutherland Cohen Highley LLP

Section 98 Agreements: What Are They and When/Why Are They Necessary?

n every condominium corporation, the land and structures are divided into units or common elements. What is ‘unit’ and what is ‘common element’ is set out in the Declaration and the Description for each condominium. Section 97 of the Act addresses changes to be made by the condominium corporation, at the direction of the elected Board of Directors. Generally speaking, owners are not permitted to make changes to the common elements; only the condominium corporation may do so. However, section 98 of the Act deals with changes made by owners to the common elements, and how and when those changes may be permitted by the condominium corporation. According to section 98(1), an owner may make a change (referred to in the Act as an “addition, alteration or improvement”) to the common elements if four conditions are met: 1) The Board has made a resolution to approve the change; 2) The owner and the condominium have entered into an agreement that contains certain provisions (this agreement is discussed in more detail below);

Condo News – FALL 2020

3) The requirements of section 97 have been met with respect to notice of other owners, where applicable; and 4) The condominium has included a copy of the agreement in the notice that the condominium must send to owners. It is only when these four conditions are met that an owner will be permitted to make changes to the common elements. It is important to note that, pursuant to section 98(2), the third and fourth conditions do not apply if the changes will be made to exclusive use common elements of which only that owner has exclusive use, if the Board is satisfied of certain conditions including that the change will not have an adverse effect on other units, will not affect the structural integrity of the condominium’s building(s), and will not detract from the overall appearance of the property. The agreement required by section 98

“

The condominium is entitled to lien the owner for any breach of the agreement, and the agreement is binding on any future owners of the unit, which is why it must be included in the status certificate for the unit.

”

(referred to as a Section 98 agreement, an alteration agreement, and/or an indemnity agreement) must include certain provisions:

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

1) Who is responsible for the costs of making the change, condominium or owner? It will almost always be the owner’s responsibility, although this may not be the case in certain situations, such as when accommodation is required under the Human Rights Code; 2) Who is responsible for the changes once made, including responsibilities for carrying out and paying for repair after damage, maintenance, and insurance; and 3) Who will have ownership of the changes. While these are the only provisions that are required by the Act, most section 98 agreements will also include certain other provisions, such as how the approval process will work: how an owner is to propose changes, what information will need to be provided to the Board for

the Board to review and potentially approve the proposed changes, and the timeline for the Board to review and either approve the proposed changes or request additional information or amendments to the changes. The agreement may also include provisions relating to the legal fees incurred and who will be responsible for paying those (usually the owner), and how disputes over the agreement will be addressed. The agreement will not be effective until it has been signed by the owner(s) of the unit and by the Board of Directors on behalf of the condominium corporation, and registered against title for the unit. The condominium is entitled to lien the owner for any breach of the agreement, and the agreement is binding on any future owners of the unit, which is why it must be included in the status certificate for the unit. A section 98 agreement may be done either as an individual agreement or as a

bulk agreement. Individual agreements will be the reasonable choice when there is a specific change that one owner wants to make to a portion of the common elements or to that ownerâ&#x20AC;&#x2122;s exclusive use common elements. A common example of this is adding a ramp or other type of entry to a unit in order to address mobility issues experienced by a resident of the unit. Bulk section 98 agreements, on the other hand, are commonly used when there are certain modifications that are expected to be desired by multiple owners. Examples may include the installation of gardens, skylights, hot tubs, electric car charging stations, and many others. Bulk agreements are advantageous because the legal work involved is not substantially greater than that involved with creating an individual agreement, but the cost can then be distributed amongst all of the participating owners instead of one owner being

responsible for the entire amount of an individual agreement. In the case of bulk agreements, these can be done either by the Board passing a resolution, as with individual agreements, or by creating a by-law of the condominium. There are many benefits to creating a bulk section 98 agreement bylaw, including that, since a majority of owners must approve the by-law, the Board of Directors can be assured that a majority of the owners in the condominium are in support of the proposed agreement and potential changes to be made under it. Also, an agreement that has been put in place via resolution can be rescinded or amended simply by another resolution of the Board, while a bylaw change requires another vote of owners. This means that owners will have more stability and certainty regarding the section 98 agreement if it has been put in place through a by-law. continuedâ&#x20AC;Ś

Condo News â&#x20AC;&#x201C; FALL 2020

“

Section 98 agreements can be done retroactively and will still be applicable as of the date that the change was made, if the agreement is properly drafted.

”

While a registered section 98 agreement is the only way that a unit owner can legally make changes to the common elements, including exclusive use common elements, the reality is that often owners make changes to the common elements either without seeking Board approval or without entering into a section 98 agreement with the condominium. If you are on the Board of your condominium and there is a unit/owner in this situation, don’t panic! Section 98 agreements can be done retroactively and will still be applicable as of the date that the change was made, if the agreement is properly drafted. If an owner refuses to enter into a section 98 agreement, the condominium can potentially require the owner to remove any changes and return the common elements to their previous state, and if the owner fails to do so, the condominium can do the work and charge the costs back to the owner. However, speak with the condominium’s legal counsel before taking those steps to make sure that you do so in accordance with the Act and with your condominium’s Declaration and other governing documents! One final note that all owners and Boards should remember is that section 98 agreements are not optional; when a Board insists on having a section 98 agreement in place, the Board is not being difficult or causing problems for an owner, but is simply ensuring that the condominium is in compliance with the Act. If everyone works together to get a section 98 agreement in place, then this will make things much simpler and more straightforward if issues with the changes arise in the future. Section 98 agreements are for the benefit of everyone. Stephanie Sutherland is a condominium lawyer with Cohen Highley LLP, in the firm’s Kitchener office. She works with condominium corporations and unit owners to help them address day-to-day condominium governance matters and resolve disputes. As an active member of the condominium community in Ontario, Stephanie is involved in the CCI Golden Horseshoe, Grand River, and London and Area Chapters, sitting on various CCI committees and on the CCI-GH Board. She is a frequent speaker at CCI events, and contributes articles to condominium publications including Condo News. Stephanie obtained her ACCI in 2015.

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

Feature Committee

Feature Committee - Professional & Business Partners Committee

PROFESSIONAL & BUSINESS PARTNERS COMMITTEE COMMITTEE CHAIR: Ryan Griffiths - Ryan.griffiths@cwbmaxium.com BOARD LIAISON: Kevin Shaw - Kevin.shaw@cioncoulter.com MEMBERS: Wayne Arthurs - wayne@whitehillresidential.com Stephanie Sutherland - stephanie.lee.sutherland@gmail.com Craig McMillan - cmcmillan@mrcm.ca Patrick Greco - pgreco@shibleyrighton.com Shaun McCartney - shaunm@svmoakvilledr.com Gail Cote - gail@pmguild.ca Matt White - matt@danasylandscaping.com Terra Droham - terra@huberwindowcleaning.com Suzanne Pestano - suzannep@gelderman.com Justin Deboer - justin@skylinecontracting.ca The Professional & Business Partners Committee is made up a variety of professionals who provide services to/for the condominium community. Our current Committee members are specialists in the fields of Property Management, Engineering, Legal, Financial, Disaster Restoration, and Contracting. The mission of the Professional & Business Partners Committee is “to promote and grow a network of trusted professionals for the benefit of all CCI members”. To this end, the Committee is always focussed on; 1. Reaching out to CCI members to offer our expertise in any/all manners we can (“promote the network”), and 2. Encouraging individual professionals and companies that provide services to condominiums to join CCI and become active members (“grow the network”). The Committee meets on a roughly monthly basis to plan and organize a series of events over the course of each year. These typically include educational seminars (‘lunch and learns’) and the annual general meeting for the Chapter, as well as the article content for the winter edition (also known as the Business & Professional Partners edition) of the Condo News. The Committee typically organizes two seminar events each year to provide educational content to our property management and condo director members. The seminars typically have an overall theme with several presenters from a variety of disciplines providing the content and doing the speaking. Recent seminar topics have included disaster preparedness, procurement, and condo service issues during COVID-19. These are great events that bring together our property management and condo director members with our Business & Professional Partner members while providing valuable education and information content. Planning is currently underway for our next seminar, which will be presented virtually via webinar in November. Registration details can be found on page 20 of this issue of "Condo News"

Condo News – FALL 2020

New Member PROFILE New Member Profile - Links Security Services

inks Security Services is excited to join the Golden Horseshoe Chapter of CCI.

As security specialists since 2013, we protect our clients’ people, property, and assets. Our primary goal is to provide our clients with an optimal level of safety, carefully tailored to their specific needs. We are proud to have served over 110 clients since our inception, and we currently have more than 200 guards on our team. One of our areas of expertise is condominium security. We conduct an assessment of specific security requirements and work with our clients to develop and implement effective security procedures and practices. Our strength lies in working in close collaboration with property managers, condominium directors, and residents to deliver a high level of quality service as a one-stop shop for all security needs. Our Condominium security services include: Security guard services • Reception and concierge services • Mobile patrol and inspections • Commercial building security •

24/7 security operations and dispatch centre Access control • Parking monitoring • Event security • •

We are excited to have recently hired a new Business Development Manager as we expand our business beyond the Kitchener/Waterloo area to the Golden Horseshoe and GTA. We are pleased to introduce Mr. Sajid Khan to you. Mr. Khan is a versatile and results-driven manager with security, insurance, and financial management experience. His expertise is in building security solutions packages based on the budgets and requirements of our clients. He works in partnership with our clients, providing regular updates so they know their condominium corporation is safe and secure. For more information or to schedule an informational call, visit www.linkssecurity.ca or call Mr. Sajid Khan at 647892-4361. We look forward to hearing from you and talking to you about your specific security needs.

Millards Chartered Professional Accountants

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: Sandy Foulds

Getting to Know the Golden Horseshoe Board Sandy Foulds Q – What is the most interesting aspect of working in the condominium industry? A – The wide variety of people that we interact with on a daily basis keeps the job constantly exciting. We interact with owners to help solve problems. We interact with Board members to assist in running their corporations efficiently. We interact with countless contractors and other professionals in our day-to-day activities. Arriving at the office daily, we never know what may happen that day. It’s never boring. Q – How did you first get involved in CCI? A – Ron Danks and Ray Wilson were the first people to introduce me to CCI in the ’90s. I have been a strong supporter ever since, and I always encourage my Corporations, and now my managers, to join and be involved and to attend conferences and educational events. I joined the Board three years ago, was Secretary last year, and am currently Vice President. I have spoken at many educational events sponsored by CCI over the past few years.

Q – Is there a charitable cause you support? Why? A – Cancer research. It has had an impact on my life, my family, many of my friends, and almost everyone in some way or another. Q – What are you most grateful for? A – I am very grateful for my very supportive spouse and family who were always there to support me in my career. The life of a PM can be very hectic, running out to the office, sites, and numerous evening meetings. Q – What is one sound you love to hear most? A – My new grandson giggling – it is infectious. During the first three months of COVID-19, my daughter diligently sent numerous daily snapchats to our family sharing his giggling. It was wonderful since we could not see him. Q – Last movie you saw in theatres? A – Since Netfilx, we don’t get out to many movies, but it was probably Rocketman.

Q – What is the best advice you’ve ever received? A – Ray Wilson, who was my first boss at Lounsbury and then at WB, told me early in my career that the key to excellent customer service is to listen carefully to whoever is speaking with you (it could be Board members, owners, contractors, or supervisors), to respond to everyone in a timely manner even if you do not immediately know the answer, to always treat everyone with the utmost respect, and to always follow through with your promises. Communication is key!

Q – What’s the last country you visited? A – We were on a south Caribbean cruise in early February, visiting Colombia, Panama, Costa Rica, Grand Cayman, and Mexico.

Q – What person living or dead, would you most want to have dinner with? A – Queen Elizabeth – the life of the royal family is fascinating.

Q – What advice would you give your younger self? A – To find more time to be with your loved ones and to always ensure that you take time for yourself.

Q – Are you a spring, summer, fall, or winter? Please share why. A – Most definitely summer; I love hot weather and being active outdoors in our hot Canadian weather, on land and on the water.

Q – What was your first job? A – My first full-time job was working for a small developer/construction company who built single-family homes and also some small industrial/commercial projects. It gave me a great foundation for understanding building maintenance and repairs.

Condo News – FALL 2020

CondoTalk

Your Education Committee started a new series of webinars in June called â&#x20AC;&#x153;CondoTalkâ&#x20AC;?. These events have been well received and we would like to thank all our sponsors that help bring these webinars to our members on a complimentary basis. We would also like to thank all our speakers for their dedication and time commitment to Golden Horseshoe Chapter of the Canadian Condominium Institute. If you missed the webinars, you can view the recording on the Golden Horseshoe website under Past Webinars.

Cash Flow - How Not to Go Bankrupt! This webinar was held on June 23, 2020 and presented by: Maria Durdan, SimpsonWigle LAW LLP Richard Elia, Elia Associates Jason Truman, Edison Engineers Inc. Michelle Joy, Wilson Blanchard Management

Riding the Rising Insurance Wave Part #2 Was held on September 1, 2020 and presented by: Maria Durdan, SimpsonWigle LAW LLP Richard Elia, Elia Associates Mark Shedden, Atrens-Counsel Insurance Brokers Michelle Joy, Wilson Blanchard Management

Condo News - Fall 2020

Articles inside

CondoTalk

Getting to Know the Golden Horseshoe Board: Sandy Foulds

New Member Profile - Links Security Services

Winter... Is Your Condo Property Ready?

Masks

Section 98 Agreements: What Are They and When/Why Are They Necessary?

Interior Renovations

Clothes Dryer Fire Prevention in Condos

Notice of AGM

Assessments

Noise, Nuisance, CAT and COVID