Condo News - Spring 2023

COMMUNICATIONS COMMITTEE

Gail Cote Co-Chair Craig McMillan Co-Chair

Carole Booth Board Liaison

Paola Beci Gjata

Jeremy Nixon

Colin Ogg

Dave Williams

Tim Van Zwol

Jonathan Miller

Condo News

is produced 4 times per year

Summer Issue (July)

Deadline – June 15th

Fall Issue (October)

Deadline – September 15th

Winter (January)

Deadline – December 15th

Spring (May)

Deadline – April 15th

Articles of interest to condominium owners and directors are welcome. See details for submissions on page 50.

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.

From the President

FROM THE PRESIDENT

Sandy Foulds, RCM, B.A. GHC-CCI President

Winter is almost over, we hope! Sorry to the skiers who love the cold weather. It seemed like we were getting off pretty easy in January and February with minimal snow and cold, but March has certainly been a challenge. I am most looking forward to welcoming spring.

Our new Golden Horseshoe Board is working very well together. Its great to hear all of their new ideas to help our chapter grow and flourish. Although our membership has decreased over the past few years during covid, we are hopeful that condo boards will again see the value in, and the importance of attending the education courses, seminars and events that our chapter is holding.

Our committees have been very busy hosting events in the first few months of 2023, and there are lots of plans in the works for the rest of the year.

Professional Partners hosted a great Lunch and Learn on Breaking Down Barriers for Condo Accessibility. It was very well attended and great to see so many familiar faces in person. We are looking forward to their next event in June.

Our Virtual ‘Condo Talk’ Series continues to be a success as well. Security, Cameras and Privacy in Jan was very well attended as was Aging, Death and Mental Health in February and Short Term Rentals in March. Managing Condo Commandos on April 18th, and Hoarding & Mental Health will be presented on May 16th.

Attendance at our virtual Intro to Condos was disappointing in early February, so the education committee has decided to try an in-person Intro class on Saturday, April 29th. If you are new to condos or to your board, this is a must attend. It provides a great deal of important information.

Our virtual Ontario Directors Course, which is an 8 part series is being very well received and will be completed in May. This same course is now being taught by all of the CCI Chapters across Ontario. If you are not able to attend all 8 through the Golden Horseshoe chapter, you are able to take sessions at other chapters to obtain the certificate of completion for all 8. Another complete series will be held in the fall.

For more information and details on registering for any of these events, please go to the CCI Golden Horseshoe website. Members also have access to recordings of previous events in case you were not able to attend.

We are looking forward to the conference on September 15th. The theme this year is “There is no playbook for that”. Due to the great feedback, we received from attendees, it will again be at the OE Centre in Oakville. Our conference committee is busy putting together a great roster of speakers and there will again be lots of interesting booths on the trade show floor.

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

2022-2023 Board of Directors

PRESIDENT

Sandy Foulds, RCM, BA

PAST-PRESIDENT

Maria Durdan, B.A., LL.B., ACCI (Member Education Committee, Member Finance Committee, Member Ron Danks Award Committee)

VICE-PRESIDENT

Richard Elia, B.Comm., LL.B, LL.M (ADR) ACCI (Board Liaison Education Committee)

TREASURER

Alicia Gatto, CPA, CA, LPA (Chair Finance Committee)

SECRETARY

Will MacKay, CFP, CIM (Member Finance 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)

Sally-Anne Dooman, RCM (Member Education Committee)

Tom Gallinger, BBA, FCIP

Patrick Greco, B.A.Sc., LL.B. (Chair Policy & Governance Committee)

Diana Lawrie

Thomas F. Nederpel, B.Sc., PEng (Chair External Relations Committee)

Kevin Shaw, B.Tech (Arch. Sc) (Board Liaison Professional & Business Partners’ Committee)

Denis Theriault

Remember to check out the Professional and Business Partner Directory on the CCI GH website. This is an extensive list of our partners who support CCI. It is an extremely detailed list of professionals who primarily work with condos. If you are looking for any type of contractor or professional support, it’s a great place to start.

We also have archived all of our Condo News magazines on the website. These are full of resources for condo members and condo owners.

In closing, I extend my great appreciation to our dedicated volunteers and sponsors, my fellow board members, and everyone behind the scenes at Association Concepts. Your enthusiasm and commitment to GHC of CCI helps to ensure we continue to be a very successful chapter.

Sandy Foulds, RCM, B.A. President, Golden Horseshoe Chapter of CCI

Craig McMillan, RCM, ACCI, LCCI, CMCA, CAPM

Maple Ridge Community Management

A Condominium’s Spring Planning Checklist

Spring is in the air and it’s always a busy time for Condominium Managers, vendors and board of directors.

Regular upkeep and preventative maintenance are the best ways to help minimize extensive repairs and maintain or improve the value of your community. Get a head start on spring planning so you’re not overwhelmed when this busy season comes around.

By planning ahead, you’ll not only reduce stress, but also create a lasting impression with your board of directors and residents. Plus, you’ll be able to ensure projects and initiatives are approved and scheduled with vendors to ensure they are completed in a reasonable timeframe. This handy checklist is a good framework and guide on what you should start scheduling and planning for now. Every community is different and has unique needs and services so remember to tailor your checklist to your community’s requirements.

Remember to effectively communicate with your Board of Directors and residents as you plan out the projects to be addressed across the upcoming months.

Administrative Duties

Addressing these matters now will ensure smooth operations come spring:

l Contract review and tendering: Take some time to review the condominium’s many service contracts to ensure that any upcoming actions required by Management and the Board are addressed prior to renewal.

l Reserve fund study project review and planning.

l Newsletters – communication to residents is important in every season and as we head into the spring and summer months, when residents are enjoying the out-of-doors, it becomes even more important to provide timely updates on projects.

Building Priorities

Schedule this work as soon as possible so structures are well prepared for the onset of warmer weather:

l HVAC system switch over –switch the system from heating to cooling.

l Parking garage and parking lot power washing and sweeping.

l Window cleaning.

l Catch basin and drain cleaning and flushing.

l Removal of winter floor mats.

l Outdoor swimming pool inspection, repairs, preparation, and telephone activation.

l Turn on exterior hose bibs.

l Ramp and soffit heating shutdown.

l Seal, Caulk and Repair: fluctuating temperatures can take a toll on glass, plastic, steel, brick,

concrete and wood. Cold and dry weather causes materials to shrink and spring is a great time to inspect these areas for gaps, cracks and wear and address any sealing, caulking or repairs that are needed.

l O verall building inspection to review condition of the community inside and out.

Landscaping

The spring walkaround with Management, the Landscaper and the Board is an opportunity to meet and review the current status of the grounds, address any winter damage concerns and discuss how to add curb appeal. It all starts with well-kept grounds and flower beds. Prioritize and schedule these items as many have tight time frames.

l Irrigation system: Schedule the irrigation start up before the flower beds are planted in late May; also think about soaker hose replacements as required.

l Annual flower planting.

l Topsoil delivery.

l Landscape enhancements.

l Tree maintenance: An arborist is a professional who can assess and develop a long-term plan for the care and needs of the condominium’s trees.

l Snow marker, salt bin removal.

l Playground, park bench inspection and repairs.

l Seasonal speed bump installation.

Property Inspections

Plan for these inspections and conduct them when weather permits:

l Winter damage assessment

l Targeted project inspections

l Inspections with the board

Future Planning

Think ahead and take these future-planning tips into consideration:

l Next winter, ensure all spring-related efforts are underway immediately after the new year.

l Consult annual calendars and data sheets and update routinely.

l Use various tools for reminders to track recurring inspections, maintenance, and ongoing projects.

As we head back outdoors, there may be other items outside of this condominium spring planning checklist that also need to be addressed. Continue to update your checklist each year and remember what is most important is that you use the time heading into spring to get prepared and proactively ready the community.

Craig McMillan RCM, ACCI, LCCI, CMCA, CAPM is President Maple Ridge Community Management

Shawn Trudel, C.E.T., BSS Brown & Beattie Ltd.

“Top Tip” - Roof Health

Winter has gone and it is time for Spring cleaning, what comes to mind? Perhaps the house, vehicles, yard? Your roof should as well! Whether your home or building has a flat or sloped roof, Roof Health is imperative to getting the most out of your roofing system, a major and critical component of any building.

The last thing anyone wants is an unexpected roof leak, resulting in damage to the interior along with the associated inconvenience to the building occupants until the repairs are completed, both at the roof level and inside the building. In Spring and Fall (at a minimum) someone should be going up on the roof to visually review the roofing system. Roof leaks can be expensive to repair. Here are some routine things that can be done to assist in promoting good Roof Health, and working towards maintaining your roofing system.

These reviews should be completed by a roofing professional, particularly if there are concerns you are aware of, though many issues are often quite evident to a keen building operator. For roofs without permanent protective guards

around the edges, all parties involved in accessing or assisting with accessing the roof should have up to date current training for accessing such areas, with all operations completed in accordance with the Occupational Health and Safety Act (OHSA).

Reviewing the Roofing System for Damage/ Deterioration:

On a conventional flat roof (where roofing membrane is exposed at the top surface) damage/deterioration may include a variety of things such as worn membrane, blisters (trapped air or moisture) in the membrane, excessive and concentrated wearing of the membrane, openings/unsealed areas and/or mechanical damage.

Often, if identified early enough, prior to leakage occurring (at which point the layers beneath the roofing membrane would become saturated) there may be the possibility of simply repairing the roofing system at the membrane layer, to restore it to a watertight condition. If conditions are left too long, (to the point at which a leak occurs), localized re-

placement of the roofing system may be required.

On a sloped roof, signs of damage/deterioration may include missing shingles or shingle tabs, lifted or ‘loose’ shingles, excessive and concentrated wearing and/or splitting of the shingles. These are all signs of conditions that may lead to leakage in the future, and repairs should be completed in the short term. In most

cases localized shingle replacement is able to be completed to address these signs of concern.

Reviewing the Roofing Accessories:

Don’t forget to review the roof accessories when on the roof, to ensure they are not detached and/ or locally missing. For a flat roof this could include the metal flashings, vent stacks, etc. On a sloped roof it could include counter flashings, vents, vent stacks, etc. Should any of these components be loose or missing it could increase the potential for a roof leak to occur, and as such they should be re-secured/ repaired if concerns are identified.

Reviewing the Roofing System for Debris:

Debris can come in various forms, from leaves to dirt to nails or other foreign materials. Debris has the potential to puncture the roofing system, resulting in a pathway for rainwater to enter the roof and leakage to occur. It also has a tendency to accumulate at drains and/or inside eavestroughs and im-

Roofs are often ‘out of sight and out of mind’, until a leak occurs at which point it is too late.

pede drainage.

Accumulation of debris can promote vegetation growth, which can further impede drainage and result in damage to the roofing system. In general any and all debris, if found to be present on the roofing system or within or nearby the roof drainage system, should be removed and disposed of.

Roofs are often ‘out of sight and out of mind’, until a leak occurs at which point it is too late. Proactive periodic roofing review and maintenance can go a long way into promoting good Roof Health and achieving the longest life of your major building component.

Remember your roof, its there and needs attention too.

Shawn Trudel, C.E.T., BSS is a Lead Project Technologist at Brown & Beattie Ltd., a building science engineering firm dedicated to providing clear and sensible building improvement, maintenance, and repair planning advice by listening to clients’ objectives. Shawn is certified with Ontario Association of Certified Engineering Technicians and Technologists (OACETT) and holds a Building Science Specialist (BSS) designation.

The ‘Mansions of Forest Glen’

Two condominium corporations joined by a common entrance and share many of the common amenities.

8111 Forest Glen Dr. Niagara Falls, Ontario

Gaby Arato B. Comm., M.B.A.

Niagara South Condominium Corporation #34

We are two condominium corporations joined by a common entrance and share many of the common amenities. The properties are located in an upscale residential area of Niagara Falls. The first (the east side) property was erected just over thirty years ago. The property has five floors and seventy-six occupied units as well as a hospitality suite for guests. There are several amenities including an indoor swimming pool with a Jacuzzi, an exercise room, a sauna, a large lounge with a billiard table, a bar and a kitchen, a library and outdoor visitors parking. The east property has a Board of Directors that was managing all the amenities since incorporation. About twelve years ago, a second property (the west side) was erected and is the same size and number of units.

This west property is a separate corporation and has a Board of Directors to manage its affairs. The two corporations formed an Amenity Committee that meets regularly to discuss issues dealing with all the shared amenities that are now the responsibility of both corporations. This includes the management of all the staff and maintenance of the

common areas. Both properties are managed by a property management company and the day to day maintenance is the responsibility of our onsite Superintendent and his staff of Building Attendants.

Taking Leadership During Difficult Circumstances.

In about mid-2021, our Superintendent of thirteen years suddenly passed away leaving us with no immediate leadership to manage the day to day responsibilities. At the time, our more junior Building Attendants were not experienced with the full management requirements to step up to the Superintendent’s position. Members of the two Boards

assisted the existing staff making daily decisions, giving guidance and direction as well as supervision of a variety of projects that needed to be scheduled.

About six months passed with no new Superintendent recruited. During this time, a couple of the junior staff members resigned leaving the two properties severely understaffed. In spite of this situation, the remaining three staff members stepped up to the challenge and the responsibilities of looking after all areas, often working double shifts as there was no one else available. To add to the many tasks for the staff, the Covid-19 pandemic required the implementation of several health and safety protocols to ensure that

Testimonials:

We sometimes receive accolades about our support staff and Superintendent. An example of a recent e-mail from a resident, sent to our Property Manager, illustrates this well (note: names have been deleted for privacy):

“ Hello,

Today I’m writing to you to praise our Superintendent for his great work. He is very responsible and detailed, sometimes even arriving at his post around 6:15 am to carefully check the status of essential items in the building. Even during the weekends, when the weekend shift super reported to him that there was a problem with a wall or ceiling, he would rush over here and fix it himself. He is also very experienced and wise: After taking on his current position, he has adopted different methods to improve various aspects of the building, bringing more convenience to the residents. As an owner, I feel safer and more enjoyable to live here. Moreover, he leads an excellent working team who are also very serious and responsible people. I feel that our Superintendent has created a very positive spirit. Therefore, I wanted to thank you for educating such a good employee. I hope his outstanding service can be praised or recognized.

I also wish your company good development in the New Year.

Best Regards,”

the safety of all the residents was maintained.

After several unsuccessful months when trying to recruit a suitable outside candidate for the Superintendent position, one of the Building Attendants put his name forward for the position. He was overwhelmingly approved by the Amenity Committee as well as many of the residents. He continued working many shifts, often both days and evenings until we successfully recruited additional staff.

Major Accomplishment Achieved by the Condominium:

One of the major projects that began just prior to the passing of our Superintendent was replacing the two elevators in the east building that were more than thirty years old. While the technical tasks were handled by the prime contractor, the three staff on site had to coordinate

many other activities that needed to be scheduled and often required the use of only one of the elevators that was available. These activities included residents moving in or out, deliveries and just basic use of the elevators on a daily basis. The installation of the new elevators was successfully completed within five months and on budget thanks to the efforts of the staff.

Overall Environment at the Properties:

It’s not always easy for two properties that are different in age, demographics and are directed by a committee of ten members to get along and get things accomplished to the satisfaction of all parties. It requires the leaders of these properties to have a common set of values and goals to effectively manage the common shared facilities.

Unfortunately, the west building had some unique technical issues

with their property at the beginning that did not affect the east building or the shared facilities. Nevertheless, the two corporations had agreed to share the costs of managing the common facilities on an equal basis. The Board of the east property was sensitive and understanding of the issues of the west building and when the Amenity Committee met, there had to be recognition of their situation when making certain decisions. At the end of the day, the interests of all the owners and residents had to be considered.

To accomplish this, a Reciprocal Agreement was written and signed by both corporations that outlined in detail how the Amenity Committee would function and manage all aspects of the common facilities. Decisions would always take into consideration the residents of both properties.

Working together on resolving common issues gets a lot of things done much faster than bickering amongst ourselves. We have accomplished this through basic understanding, trust and often making some compromises.

What Makes Residents

Proud to Live Here:

The ‘Mansions of Forest Glen’, as we are known, is situated in Niagara Falls. The owners and residents are proud to live at the Mansions for a variety of reasons. They feel part of a community, looking after each other, getting together on a regular basis to socialize on several organized activities and volunteering in areas such as the Board, helping with the annual Christmas luncheon, other holiday events, card playing, exercis-

ing and many programs that are organized by a social committee. The residents make regular use of the many amenities available to them. They feel safe and secure as a result of both properties having recently installed a state of the art security system. There are many single and older adults who have lived at the condominium for many years and recommend to friends to come and join our friendly community.

To summarize, we believe that our very dedicated staff, strong leadership on both boards and caring residents all contribute to the reasons that the Mansions of Forest Glen deserves to be recognized as the condominium to live at.

Gaby Arato, B. Comm., M.B.A. is an accomplished financial professional with over 40 years of senior management experience at various companies in both the manufacturing and service sectors. Currently, President of Niagara South Condominium Corporation #34. A volunteer with several organizations providing leadership in achieving goals and objectives.

Upcoming Events

APRIL 18

APRIL 29

April 18, 2023

Condo Talk

Managing Condo Commandos

April 29, 2023

Condo Talk

Introduction to Condominiums

MAY 13 May 16, 2023

MAY 26

Webinar

Hoarding & Mental Health

May 26, 2023

Seminar

Professional Partners Lunch & Learn

Jeremy Nixon, P.Eng., BSS Brown & Beattie Ltd.

The EV Evolution

Improvement is borne out of need to solve problems and a constant, seemingly instinctual drive for mankind, to evolve. We are seemingly never satisfied with the status quo.

Present day problems are many, one that includes a goal of “greening” our world. While there are innumerable factors driving this transformation that are well documented elsewhere, the specific focus of this piece is on the evolution of the Electric Vehicle (EV).

Specifically we explore the impact on Condominiums in light of increasing conversations surrounding EVs as they strive to adapt to this evolution, and to the ever-changing needs and wants of their communities.

The Drive for Change

Regardless of varied positions on what is driving the shift towards electric vehicles, they are seemingly here to stay. Governments around the world are increasingly incentivizing them. Consumers are demanding them. Automakers old

and new are continually entering the fray; developing and improving upon battery technology, with some planning to discontinue manufacturing internal combustion models altogether in the not too distance future. Infrastructures are adapting. Electric vehicles are no longer a niche rather having become part of the mainstream.

Condominium Community Challenges

In Condominiums, the challenges are numerous but typically stem from how to best adapt their existing infrastructures in a fair, equitable, and cost-effective manner to the changing needs and wants of their communities. Increasingly, installation of electric vehicle charging stations (EVCs) is a hot topic. There is no one approach. One-size definitely does not fit all.

In some communities, a small group or even individual owners are seeking permission to install EVCs for their personal use, while at others the approach is to provide availability to all (whether or not there is current demand). The latter approach is somewhat of a “future proofing”, and proactive one. While the former is more reactive, catering to individuals on an as-needed basis, there are of course innumerable iterations between these extremes. In all cases, early questions arise surrounding existing electrical capacity and whether it is sufficient to service EVCs. If not sufficient, what needs to be done to make it so.

Solutions are as varied as the communities themselves. In conventional “townhome” settings, individual unit owners can typically arrange EVC installations themselves within their unit boundaries, connected to their in-unit, sole servicing, electri-

cal systems that do not have consequence on the community at large. While most Corporations may still have requirement for unit owner EVC installations to adhere to some sort of community standard, including advising, and receiving permission from, Boards of Directors (BODs); in our experience, such authorizations are typically formalities.

In multi-unit residential building (MURB) communities, the parameters can look significantly different as there is typically some sort of “shared” service that declarations commonly define as “service provided to more than one unit”. In these scenarios, BODs and their Property Managers, will typically be required to consider the overall direction of their communities, which unfortunately can often take a frustratingly, albeit necessarily, lengthy process (at least from the perspective of unit owners who want it now).

The Conventional Approach

The conventional approach in MURBs is to determine the available capacity of the common electrical system to service EVCs. This typically involves having a suitably qualified professional evaluate the existing electrical system for available, spare electrical capacity. In turn, a related report will often advise that the building can support a certain number of EVCs.

While some communities may find that they have sufficient capacity to support a reasonably high percentage of EVCs relative to the number of units, far too often this number is not as large as everyone might like. In nearly all cases, buildings would not have available capacity to provide service to all units, should that eventually become a

requirement (let alone for other nonEVC future requirements).

BODs are then faced with deciding whether unit owners can install individually owned EVCs on a ‘first come, first serve’ basis, which invariably raises questions of fairness, equity, and cost effectiveness. Furthermore, early EVC installations typically require at least some minimal “upgrade” of infrastructure that later EVC installations can “piggy-back” off of, meaning that earlier installations bear higher costs than later ones. Again, more questions of cost fairness and equity to these earlier unit owners in particular, but also regarding who owns the infrastructure between the common electrical systems and unit owner EVCs.

Another approach involves “common element owned” EVCs, that are fully installed, expensed, and owned by the Condominium Corporations, with use available ‘first come, first serve’ (such as you might encounter in public parking lots) although without specific right of ownership to any individual unit. It is relatively simple nowadays for payment for electricity (and service ‘rental’) to be on-demand by credit card, smartphone, or other suitable method. While less individually convenient perhaps, as courtesy would suggest that vehicles be removed from EVCs once charged, this configuration is perceived as more equitable given they are available to all. In time however, as the number of EVs in a community increase, EVC demand may ultimately exceed availability.

Increasing overall electrical capacity would be a further potential solution. The expense and logistics of adding capacity in this fashion would require coordination with related electrical utilities, building authorities, and others having jurisdiction. If even possible, it is likely to be a less

desirable approach. It is nonetheless an option that could be pursued.

As various technologies and ideas continue to rapidly evolve, existing capacities and creative solutions may further extend the service available based on existing infrastructure.

The “Smart” Approach

Changing building needs have led to ingenuity. Companies have developed technologies to work within existing building electrical capacities while being able to provide service to a progressively larger group of EV owners. Increasingly, “smart” chargers have come onto market and are being used in an increasing number of community systems. In general, these systems work by sharing available capacity amongst all EVs connected to the

system at a given time. The chargers automatically adjust to provide more or less individual charging capacity, commonly as a proportion of total system capacity.

Imagine an electrical system that has capability to provide “full” charging capacity to 20 EVs at once. Now imagine that 40 “smart” chargers are connected to that system. In simple terms, that means that if 20 EVs or less are connected at once, they will each charge to their full capacity, i.e. their fastest rate. As soon as the 21st EV connects, the smart chargers will automatically distribute charging capacity proportionally amongst the 21 EVs by dialing down each one slightly, in this instance to about 95% on each EV. 30 vehicles would be at about 67%. While a full 40 vehicles connected at once would each receive 50% charging capacity

proportionally in this example.

This smart approach works equally well going the other way. As vehicles become charged, the electrical capacity they were using is given back to the system and each charger automatically dials up slightly based on the returned capacity, until once again there are 20 vehicles or less requiring charging at which time those remaining could again charge at their full rate.

In practical terms, this approach harnesses the idea that full and fastest charging is not needed at all times (or even most of the time), or necessarily all at once by all vehicles. Therefore, why would we need full, individual, on-demand charging at all times when such system would not be in use for the majority of its existence? Thinking further

about when the majority of vehicles are not in use — such as for long, overnight periods — leads to further question as to what reason could possibly be needed for full capacity, fast, on-demand charging at all? When we start contextualizing ordinary, day-today use, and challenging conventional thinking, many more options come to light.

For completeness of discussion, some more dynamic systems can be configured in a “priority” capacity, meaning that new EVs connecting to a system initially having available to them a larger than proportionate share of charging capacity; the intent being to get some quick range restoration while others that have been connected for longer would already have a larger portion of their range restored.

Smart chargers combine with any conventional approach, simply extending the service to a greater number of units. The possible configurations are virtually endless, and customizable to the needs of any community. This smart approach would also be suited to townhomes, should there not exist sufficient electrical panel capacity in a conventional approach.

The Even “Smarter” Approach

While still somewhat theoretical, taking the “smart” approach a step further – by using smart chargers that communicate with individual suite electrical panels, available charging capacity at a given time is limited to the remaining capacity of the in-suite panels regardless of total system availability. In this way, unit owners are in full control of their EVC capacity without exceeding their equitable share of electricity,

while the building overall remains within the existing electrical system capacity.

This methodology does not mean making direct connections between parking stalls and individual unit electrical panels. Rather, connections would be made to nearby garage common electrical rooms, with communication devices installed at individual EVCs and the unit electrical panels receiving the service to determine available community electrical capacity at a given time. Individual owners are still using “their” electricity, but simply making use of the “common area” infrastructure to deliver it to their charging station in a creative and convenient way.

Technologies are emerging to take just this kind of approach, and in doing so, almost every building is already “future proofed” in this way and available to everyone.

Other Considerations

Regardless of the approach taken, there would of course still be some leadership required from BODs and Property Managers, as well as related logistics, including potentially some new infrastructure

installations, the degree to which depends on the desired type of service to the community. Overall cost, and philosophical considerations not discussed here also need to be taken into account.

In addition to obvious expert technical guidance that should be sought, not only in relation to the EV system itself but also to potential building alterations that may be required, some sort of EV policy should be developed for every community, with corresponding legal advice, and by-laws passed as needed. In some older, bulk metered communities there are additional administrative and equity challenges to be resolved (requiring further legal guidance, as it can easily be seen as unfair when an individual is able to use common element electricity to charge their private EV). Overall community desires should be considered, along with a long-term vision, while understanding that technologies and solutions continue to evolve rapidly; meaning that there may be more solutions tomorrow than today but that also challenges current conversations around system “future proofing”.

There may also be marketing considerations in relation to salability and/or rental of individual units, as well as any number of other community specific factors.

Whatever the current course of any community, and thoughts on the current evolution; EVs are here to stay!

Jeremy Nixon is the Vice President at Brown & Beattie Ltd., a building science engineering firm dedicated to providing clear and sensible building improvement, maintenance, and repair planning advice by listening to clients’ objectives. Mr. Nixon is licensed with Professional Engineers Ontario (PEO) and holds a Building Science Specialist (BSS) designation.

Standard Unit Bylaws

Patrick Maloney, FCIP, CPIB, CRM Atrens-Counsel Insurance Brokers

What is a standard Unit Bylaw?

The Standard Unit By-Law is a critically important part of your condominiums governing documents with respect to good insurance management. This document helps unit owners, directors, and insurance adjusters know who is responsible for repairing property within the unit boundaries by defining what the corporation is responsible to insure and defines what constitutes the betterments or improvements that unit owners are responsible to insure.

Why is a standard Unit Bylaw so important for Condominiums?

There are a couple key reasons why a standard unit bylaw is important.

First, all unit owners should be treated fairly and equally in the event of a claim that triggers the corporation’s policy. The condominium act basically states that anything that was in the unit prior to registration is the responsibility of the corporation to insure.

The problem here is if one person took the standard unit as built, and another unit owner put in $100,000 of upgrades prior to registration, the unit owner who up -

graded could receive the benefit of $100,000 of insurance coverage under the corporation’s insurance policy that all other unit owners are paying for through their common element fees. This is simply not fair.

In order to make the benefits under the corporation policy equal for all unit owners, the standard unit needs to be specifically defined from this moment in time and onward.

Secondly, all unit owners should clearly understand what their responsibilities are. Many condominium buildings are getting older and many units have been resold numerous times. It is getting more difficult for new owners to determine what was original to the unit and what wasn’t. By passing the standard unit by-law, all unit owners will now officially know what is standard to the unit so they can better determine the value of their improvements and betterments for personal insurance purposes.

What items should Corporations consider INCLUDING or EXCLUDING in their SUB and why?

We typically recommend re-affirming a basic builder grade level of finishes and features particular to the units in any given corporation (dry-

wall, baseboards, basic connections, cabinetry, fixtures, etc). We generally recommend removing ALL flooring down to the sub-floor in order to better manage the corporation’s insurance policy as flooring is usually the biggest expenses in claim scenarios, and damage is often caused by unit owner actions. The board may also choose to remove other items that they feel should be the responsibility of unit owners to repair after damage. Many boards also elect to remove countertops and light fixtures as they are often-upgraded items.

It is best to be as descriptive as possible stating widths and thicknesses to ensure the bylaw is specific enough to allow an insurance adjuster to determine replacement value of such property. The Board should do their best to describe items in terms of size and material, ie. Crown Molding is described as “tall”, but how many inches and is it wood or MDF? Likewise for cabinetry, wood or laminate. Anywhere you can be more descriptive it will ensure the bylaw is very clear when an insurance event happens. Also we discourage the use of brand names within an SUB as it will ensure the bylaw doesn’t get outdated due to companies/brands going bankrupt or out of business for some other reason.

We recommend keeping a unit livable and sellable, because maintaining a basic level of finishes under the corporation’s insurance will ensure a consistent level of protection to all owners and mortgagees under the corporation’s policy. While unit owner’s policies are not mandatory, and coverage levels vary so greatly, too much reliance on unit owner’s insurance could result in coverage deficiencies for both owners and mortgagees. With the shift in the current insurance marketplace it can also be difficult for certain owners to secure the proper unit owners coverage which can further exacerbate the issues above.

What is the process for passing a Standard Unit Bylaw?

Communication is key! The process is driven by boards engaging the services of their property managers and lawyers, as well as the corporation’s insurance broker. This can be a challenging process, requiring all parties to work together to communicate the need for new bylaw and to clearly convey the benefits to all. The concept of a standard unit bylaw may be introduced in a newsletter, followed up by special unit owner meetings, and ultimately leading to the vote required in order to pass the bylaw. The corporation’s lawyer will guide you through the legal mechanisms, but

the majority of responsibility will fall on the board and management to educate the unit owners to gain support for the bylaw prior to the actual vote.

Consulting with a condominium specialist insurance broker is also very helpful, as they can share insights about the impact to both the corporation’s insurance while helping to balance the needs of unit owners. Brokers are frequently asked to participate in unit owner meetings, and have the benefit of seeing bylaws that have been passed in many different corporations for many different reasons.

Finally, once the bylaw is successfully passed, a professional appraisal should be completed by a qualified third party company to establish the proper replacement cost of the corporation’s property taking into account any changes passed in the new standard unit bylaw.

What are some successful strategies to help pass a Standard Unit Bylaw?

It’s all about balance! Many people move to a condo because they like the amenities and enjoy the convenience without all the typical responsibilities of a traditional home ownership.

The key to passing a proper standard unit definition is to make sure the units will always be livable and sellable should a serious claim arise, despite the unit owner having insurance or not. A proper standard unit by-law protects all owners collectively in addition to any interests held by mortgage companies in individual units. A standard unit by-law, if properly prepared, will assist in the long-term management of the corporations insurance program and help all parties understand exactly what their responsibilities are from an insurance standpoint.

Patrick Maloney is the Assistant Vice President of Atrens-Counsel Insurance Brokers, a specialist brokerage focused on the condominium marketplace. With over 20 years of experience in underwriting and marketing specialty insurance products across Canada, he oversees brokers that service all aspects of insurance for condominium corporations, unit owners, and property managers.

As a specialist in condominium insurance himself, Patrick routinely speaks with managers, boards, and unit owners to help demystify insurance and find creative solutions for his clients.

Patrick holds his Fellowship Chartered Insurance Professional (FCIP), Canadian Professional Insurance Broker (CPIB), and Canadian Risk Management (CRM) designations, as well as being an Insurance graduate from Mohawk College.

CCI-National has been urgently reviewing the new Federal Underused Housing Tax (“UHT”) to determine how it will impact condominium and strata corporations across the country. The deadline for filing returns for the prior calendar year with the Canada Revenue Agency (“CRA”) is April 30. This year’s return would be May 1, 2023, as April 30, 2023 is a Sunday.

However, we are pleased to confirm that the CRA announced yesterday that the application of penalties and interest under the UHT for the 2022 calendar year are being waived as long as the return is filed or the UHT is paid by October 31, 2023. This was done due to the unique challenges facing affected owners for the first year of the tax.

What does this mean? While filings are still due on April 30, 2023 (May 1, 2023), any condominium or strata that files after this deadline, but before October 31, 2023, will not be penalized. Furthermore, it provides much needed time to lobby the government to seek to classify condominium and strata corporations as “excluded owners” (similar to co-operative housing corporations).

CCI-National has put a team together to work on submissions to the Government to address this issue and seek a meeting with the Minister of Finance. We will provide further updates as they become available.

RELEASE DATE: MARCH 29, 2023

Federal Underused Housing Tax

Filing Deadline April 30, 2023

In June, 2022, the Underused Housing Tax Act came into force with an effective date of January 1, 2022. The purpose of this legislation was to introduce the Underused Housing Tax (UHT), which is calculated as a 1% tax on the value of residential property. The tax is aimed primarily at non-resident, non-Canadian owners of residential property that is considered to be vacant or underused.

Under the enabling legislation, specified people and entities that own residential property in Canada are considered to be “excluded owners”, and are not subject to the UHT. “Excluded owners” include (but are not limited to) individuals who are Canadian citizens or permanent residents, among others. Of note, “cooperative housing corporations” are expressly included in the definition of “excluded owners”. CCI-Toronto has reached out to the Canada Revenue Agency to request guidance as to whether the CRA will be adopting a sufficiently expansive definition of this term so as to potentially encompass condominium corporations, and will provide an update if and when such guidance is received.

Any person or entity that owns residential property in Canada and that does not fall into the definition of “excluded owners” is considered to be an “affected owner”. “Affected owners” are required to file an annual return with the CRA (which is due by April 30 of the following year), and are required to pay the UHT unless their residential property qualifies for an exemption from the UHT. The available exemptions include (but are not limited to) property that is the primary residence of the owner (or their spouse or child), property that was occupied for at least 180 days (made up of one or more periods of at least one month) during the year in question, seasonal property that is not suitable for year-round use, or property owned by a “specified Canadian corporation”. “Specified Canadian corporation” is defined as including any corporation that is incorporated under the laws of a province of Canada, and whose directors are all Canadian citizens or permanent residents. Of note, “affected owners” who claim an exemption from the UHT for a given year are still required to file an annual return.

For condominium corporations that own residential property (e.g., a guest suite or a superintendent’s suite), provided that the CRA does not adopt a sufficiently expansive definition of “cooperative housing corporation” to encompass them, it is likely that they would be required to file the annual UHT return, but would be exempt from paying the UHT unless one or more of the directors is neither a Canadian citizen nor a permanent resident. It should be noted that failing to file the annual return can carry a fine of up to $10,000.00 for corporations. In all cases, condominium corporations should seek professional advice from their auditor or other qualified professional, and ensure that their UHT returns, if required, are attended to during this year’s tax season.

Although the annual UHT return must be filed with the CRA by April 30, 2023, on March 27, 2023, the CRA announced that the Minister of National Revenue will be providing transitional relief to affected owners under the Underused Housing Tax Act so that no penalties or interest will be applied for UHT returns and payments that the CRA receives prior to November 1, 2023.

Jon Juffs, C.E.T., LCCI McIntosh Perry

Engineering Tips

Now that most of our Canadian winter has elapsed, we get to reflect on where we felt the cold, or when the most frost developed on the windows, and why the snow always melted along the eaves. Winter weather tells us something about how and where our buildings consume energy. It also hints at where and what we need to do to help reduce energy consumption, costs, and impacts. Here are 10 tips that can help make low-rise and townhouse buildings more energy efficient:

1. Insulation: Proper insulation can significantly reduce the amount of energy required to heat or cool a building. Adding insulation to walls, attics, and floor overhangs can help maintain consistent comfortable indoor temperatures and reduce the workload on your HVAC system.

2. Windows: Energy-efficient windows can help reduce heat loss in the winter and heat gain in the summer. Consider installing double-pane or triple-pane windows with low-emissivity coatings to help regulate inside temperatures and reduce the fading effects of UV rays on interior finishes.

3. Lighting: Switching to LED (light emitting diode) bulbs can help reduce energy consumption. LED bulbs are more energy-efficient and last longer than traditional incandescent bulbs.

4. HVAC system: Upgrading to a more energy-efficient HVAC (heating, ventilating, and air conditioning) system can help reduce your energy consumption. Some air- and ground-source heat pumps can now dramatically offset paid-for fuel costs by using the air and ground around us to exchange heat.

5. Thermostats: Consider installing a programmable thermostat to control the temperature when the building is unoccupied. Motion activated thermostats can also help ensure that heating and cooling is not being used when no one is home.

6. Solar Panels: Installing solar panels can help generate renewable energy for your building, which can reduce your electricity costs.

7. Water conservation: Low-flow showerheads and faucets, as well as efficient toilets, can help reduce water consumption.

8. Roof: Consider using a cool reflective roof material that reflects more solar energy than it absorbs. This can help reduce

the amount of energy required to cool the building, which can be significant because of time-ofuse rate plans in most electricity jurisdictions.

9. Ventilation: Proper ventilation can help improve indoor air quality and reduce the workload on your HVAC system. Consider installing energy-efficient ventilation systems. Some bathroom and kitchen exhaust fans can detect humidity build-up and automatically turn on when they are needed to help minimize interior and concealed moisture damage.

10. Energy-efficient appliances: Upgrading to energy-efficient appliances can help reduce your energy consumption. Look for appliances with an Energy Star rating. Bonus Tip!

11. Maintenance: Regular maintenance of your building’s systems can help ensure they are running efficiently. This includes cleaning and replacing filters in HVAC systems, sealing air leaks, and checking for water leaks.

By implementing these engineering tips, you can make your home more energy-efficient, which can help reduce your energy bills and environmental impact.

Jon Juffs, C.E.T., LCCI, Director, Facility Assessment and Restoration

Jon Juffs is the Director, Facility Assessment and Restoration, at McIntosh Perry. His team conducts, delivers, and analyzes many reserve fund studies, pre-performance audits, performance audits, failure investigations, restoration projects, and property condition assessments. Jon’s career is dedicated to the assessment and rehabilitation of occupied buildings.

He is a member of OACETT, OIQS, ACMO, and CCI who awarded the ACCI, now the LCCI, designation to him in 2005. In 2006, Jon co-authored the book “Reserve Fund Essentials”, a very tell-it-like-it-is resource for Owners, Managers, and Professionals involved with capital repair planning in co-owned property environments. Jon was also the co-author of a research paper for the Canadian Institute of Actuaries “Longevity of Infrastructure – Reserving and Risk Management in Condominium Maintenance in Canada”.

He can be reached at j.juffs@mcintoshperry. com or (286) 319-3144.

Regular maintenance of your building’s systems can help ensure they are running efficiently.

Rick Malda, CLIA, CIT, WSIP Arizona Outdoor Solutions

Spring Planning for Landscaping and Irrigation

Despite the recent winter storms and mountains of snow along roadways and pathways, we know that spring is (hopefully) not too far away. Now is the perfect time for condo boards to start planning for outdoor landscaping and irrigation system repairs and/or rehabilitation projects. So what should a condo consider in the spring when it comes to their landscaping and irrigation systems?

Landscaping

Tim Van Zwol, M.Sc., P.Eng RJC Engineers

Once the snow disappears and soft/hard landscaping finishes are visible, it is a good idea to take inventory and review how these site finishes are performing. Hard landscaping elements may include asphalt pavements, concrete pads/ sidewalks, and stone paver walkways for example. For concrete pads/sidewalks,

it is prudent to look for deterioration including surface wear/pitting, cracking and possible areas of heaving/settlement which may lead to trip hazards. With asphalt pavements, areas of alligator cracking, potholes, ruts, ponding etc. should be identified. Spring is an excellent time to determine whether your hard landscaping areas may require localized repairs to extend their useful service life or if complete replacement may be warranted.

Soft landscaping areas may include components such as grass sodding, planting beds with mulch, and trees, etc. Early spring is a good time to evaluate how your soft landscaping elements have survived the winter season. Have areas of grass been killed by over-salting? Do the landscaping beds require significant pruning or replacement with new plants? A large factor in determining the satisfactory performance of the soft landscaping finishes depends on the site irrigation/sprinkler system. The sections below outline important tips for the evaluation/

maintenance/improvement of your irrigation system.

Sprinkler Systems

One of the key components in the site landscaping is the irrigation systems. A properly designed and maintained irrigation system will ensure soft landscaping, plantings, and trees will be able to withstand hot and dry summer conditions. Although irrigation systems are typically winterized before lines freeze, there are many elements within these systems that can lead to problems upon spring opening:

• Frost heave can cause sprinkler fittings below grade to crack. Even if the sprinkler appears to be operating properly, there may be minor fractures in the underground fittings. Each sprinkler base should be inspected for pooling or for poor operating ‘pressure’ when compared to the other sprinklers on the same line.

• Look for plugged sprinkler noz-

zles due to debris settling within them.

• Check the irrigation programming to ensure it is set for spring watering and not other seasons.

• Open exterior valve boxes to ensure that wiring is in good condition and ensure that no cracks are visible on the valve assemblies.

• Check that frost heave has not caused movement/tilting of the sprinklers. This can potentially have a detrimental effect on the system’s water coverage.

• Look for plant material overgrowth and how that may impact the spray patterns of the sprinklers. For example, if a planting has grown and the sprinkler is now buried within, it may be time to consider moving the sprinkler.

• Vehicle traffic and plow damage. It may be challenging for snow removal companies to distinguish the edge of asphalt pave-

ments during the winter. This exposes the sprinklers near curbs, sidewalks and roadways to be most susceptible to damage. Sprinklers along these types of hardscapes are recommended to be installed on swing joints, just slightly below grade or ensure that sprinkler heads are moved away from the hardscape by 4 to 6 inches, especially in a high traffic areas.

• Ensure rain sensors are cleaned, repaired or replaced as required. Nearly 30% of water loss (think lost cost) can be directly attributed to irrigation systems running without properly calibrated rain sensors. The best sensors are ones that are easily accessible for maintenance; i.e. they can be adjusted and assessed without needing to climb up a ladder like

the Rain Bird WR2 wireless sensor.

• Most irrigation systems typically have a considerable amount of ‘main line’. This is the section of underground pipe that is always under constant pressure. Unless this line is metered or gauged somehow, there is no way of determining if you have a leak without seeing water pooling or underground flooding.

This can be particularly problematic for rooftop gardens with irrigation systems or underground parking facilities. If there are discontinuities in the waterproofing membrane over these structures, possible leaks in these locations can cause damage within the building itself. If the area is well drained away from the building, there are very few methods available to determine the leak

exists except for very high water bills.

One of the most common issues are leaks within the sprinkler system main line. Below are several options for checking and determining a water leak within the main line:

1. If there is a meter on the irrigation system, check that the flow gauge has stopped moving after all of the irrigation zones are turned off.

2. If there is no meter available, listen to the pipe using a screwdriver to your ear to determine if you can hear water flowing through it after the mainline has been charged.

3. If the system has been charged for a couple of days, there is no meter, and you can’t easily hear for water flow, check the

exterior of the pipe for condensation. Condensation is usually a good sign that fresh cold water is running through the pipes meaning that it is escaping someplace

Options for preventing water damage in the event of

a sprinkler main line leak:

1. Consider having a flow meter installed on the irrigation system. Either a meter that can be read manually or a better option is to have a meter that can be wired directly to the irrigation controller.

2. Consider having a master valve installed on the main line of the system. While these valves will not technically stop

a leak from happening on the main line, they will turn off the water pressure to the main line when the system is not in use.

3. Have a WiFi controller installed to the master valve and flow meter. In the event that a leak is detected, the system can be completely shut down remotely.

4. There are many new products that can be easily retrofitted into an existing irrigation system to help reduce water consumption. From WiFi controls and metering to low volume sprinklers and nozzles, there is a possibility to save up to 50% of your existing irrigation water usage, especially

on systems that are 10+ years old or have been poorly maintained.

Spring is just around the corner, so now is the time to start evaluating and planning. Your local contractor and engineering teams are here to assist – and help ensure your site landscaping finishes and sprinkler system will perform through the summer. Everyone benefits from a green, well-maintained and water-wise site.

Rick Malda, CLIA, CIT, WSIP is President, Arizona Outdoor Solutions Tim Van Zwol, M.Sc., P.Eng. is Principal, RJC Engineers Building Science and Restoration

In Memorium - William Robert Clark IN MEMORIUM

William Robert Clark (July 2, 1951 - January 20, 2023)

With Condolences from the Golden Horseshoe Chapter of the Canadian Condominium Institute

Bill Clark was a dear friend and a dedicated member of the Golden Horseshoe Chapter of the Canadian Condominium Institute. Bill participated most recently on the Communication Committee and will be dearly missed.

The family of William (Bill) Clark regrets to inform his many friends at Garth Trails of his sudden passing. He is fondly remembered as a devoted family man by his wife, Heather, son Robert (Bob) Clark, daughter Bryce Clark, and grand-children Kyla, Madison and Aiden Clark.

He met the love of his life (as he would proudly say), Heather, when they were studying at Humber College in 1973. Bill spent most of his ‘working life’ in the field of recreation, with most of this time in the management of recreational facilities. He brought this expertise to his role on Condo 439 Board of Directors and the Shared Facilities Committee.

Bill was one of those people who strengthened the community just by being the kind of person that he was. He served on the Board of Directors for almost the entire time that he and Heather lived in Garth Trails. In this role, he was diligent in ensuring that residents were safe, and their property was secure. He was always available for a chat during his walks around the community, or by phone. He would take the time to listen to residents’ concerns and then do his best to ‘make things happen‘ on their behalf.

Bill was also the ‘man’ behind the ‘woman in charge’ - ready and happy to assist in all and any community events. Heather has been the organizing force behind many social events at Garth Trails – and Bill would be at her side packing boxes of supplies, loading and unloading the car, and generally ‘having her back’.

The tragedy of life is not so much what men suffer, but rather what they miss. Bill did not miss the opportunity to spend 47 years with the love of his life, Heather; he did not miss the challenges of raising his children, Bob and Bryce, and the joy of watching their children thrive. He found success and satisfaction in a rewarding career, and chose to spend his retirement years in his volunteer role on the Garth Trails Board of Directors. Bill had a full and satisfying life.

William Shin, BA Normac

All Things Appraisals –Insuring to Value

What is an Insurance Appraisal and when should it be done?

An insurance appraisal provides an estimate of total replacement cost for a property in the event of a total loss. We call this the Total Insurable Value (TIV) and it is used for placing adequate property insurance. As a board member or an agent acting on behalf of a condo corporation, you have a fiduciary duty as per the Ontario Condo Act to insure to full replacement cost. Often, your declaration will have a clause to obtain an appraisal every (3) three years, by a third-party professional appraisal firm.

Report Delivery Timeframe

When hiring an independent appraiser, you should be seeking an accredited firm with experience and justifiable valuations. Report delivery times may vary, but we recommend seeking quotes 3-6 months prior to your insurance policy renew-

Who should we hire to appraise?

Insurance is so expensive; can we even get it?

Why do we need insurance and what is the right amount?

al date. This gives your corporation ample time to review proposals and select a firm, provide documentation, schedule a site inspection, and receive your valuation well before your renewal date. This will ensure that your broker can negotiate the best possible terms on your behalf.

Inspection Process

When on site, an appraiser will conduct a full exterior and interior inspection of the property to collect construction details and note any critical components needed for a rebuild. This includes interior finishes from floor to ceiling, mechanical systems, construction materials for the building itself, common property, and exterior components such as roadways and landscaping. The architectural blueprints for the property along with the corporation’s governing documents will provide further direction to the boundaries and limitations of what is to be included.

Costing Approach

Insurance appraisers use what is called a cost approach, which is based on the principle of substitution. If a property were to experience a total loss, the valuation should represent the total cost to rebuild an equally desirable replacement. With the property details in hand, costing

databases are referenced to determine accurate costs per square foot, and adjustments are then made for specific components installed (i.e. sprinklers, appliances, fire and security systems, HVAC, balconies, gazebos, etc.). For a more accurate and reliable appraised value, we recommend choosing an appraiser

How does your corporation benefit from an appraisal?

An insurance appraisal will ensure that you have enough insurance coverage in the case of a loss and not paying out-of-pocket for a shortfall in coverage. It also means that you are paying accurate premiums; neither underpaying or overpaying. Also, an up-to-date appraisal makes certain that you are compliant with the Ontario Condo Act and your fiduciary duty to the corporation is met.

who consults local, Canadian costing sources.

Building code and bylaw reviews must also be done to ensure compliance with today’s building standards. This means that fire protection, handicapped access, and parking spaces for new construction must meet federal, provincial, and municipal expectations.

An appraiser must also consider the cost of demolition and debris removal in the event of a total loss. This largely depends on the location, size of property, and type of construction and is a critical cost that should be considered for a rebuild.

Finally, in this challenging insurance market, having an independent 3rd-party appraisal can help elevate your property in the eyes of the insurer because the details included in the report allow them to have a higher confidence to covering the risk on your property.

William Shin, BA is the Business Development Associate for Normac, specializing in insurance appraisals. He has a Bachelor of Arts in Economics. An active member of the condominium community in Ontario, William is involved in the Canadian Condominium Institute (CCI) Golden Horseshoe, Grand River, Toronto, South-Western, and Eastern chapters. He strives to deliver a high level of service by ensuring the appraisal needs of his clients are met with the utmost satisfaction.

Andrew Poirier Cion Corp.

Thermal Loss & How You Can Spot It!

As the cold winter weather recedes, it is important for the Board of Directors of condominium communities to conduct a seasonal review of the building’s cladding systems. This can help identify any issues that need to be addressed in order to maintain the integrity and appearance of the building, as well as to prevent costly repairs in the future. Although this sounds like a daunting task for a Director, a lot of items can be easily observed during a brief tour of the property. So grab your warm beverage of choice, and lets go through a simple check list of items.

Ice Damming – Sloped Shingle Roofs

As the outdoor temperatures are swinging wildly from freezing to melting to freezing again, property owners may be noticing the build-up of icicles along the eaves and gutters of sloped roofs. This build-up may be a sign of “ice damming” which occurs when snow on the roof melts, runs down the slope and refreezes at the edge, forming a “dam” that prevents water from fully draining off the roof.

Trapped water behind the ice dam can then start to back-up under the asphalt shingles leading to water leaks into the interior or through the soffits.

With the way our weather in the Golden Horseshoe area swings back and forth through the winter and early spring months, icicle build-up at the eaves and gutters is not uncommon. What it can indicate however, is potential issues in the attics and soffits of the units experiencing the ice build-up. If you are noticing icy conditions at the gutters, it is a good idea to call a professional to conduct an assessment of the air movement within the attics which is one the main causes of ice damming issues.

Thermal Loss

Thermal loss occurs when insulation has been unevenly/improperly distributed/installed or weather seals

have failed or have been improperly installed. In most cases, this can be verified using an infrared camera.

When the temperatures warm in April and the snow recedes, we reach a “sweat spot” with nature where we can conduct both the wall and roof thermal scans simultaneously. This is the best time for thermographers to spend countless hours with cameras walking around your communities in the middle of the night.

With the results of these tests, thermographers are able to assist communities in proactively locating potential issues:

• Areas of air leakage

• Thermal anomalies related to construction

• Water leakage

In some cases, mother nature helps us by providing geometric patterns in the roof areas where heat loss is experienced between the insulation boards of the roofing assembly (see photo below). If this is something you can see from your unit window, you should have a professional look into it.

That is unless you can’t see out of your window due to condensation (see photo below).

Window Condensation

Window condensation is an ongoing battle with physics and nature that residential buildings/units of all kinds face every cold season. The unfortunate truth is, glazing in windows is a poor insulator and condensation will occur when moisture vapour inside a building makes contact with glass, cold enough for the vapour to change to water. Life in our homes however (cooking, cleaning, taking a shower, humidifiers, plants, animals, etc.) results in raised humidity levels which cannot typically be completely eliminated.

Calling in a professional to investigate excess condensation issues is a good idea however, many times it is found to be unit owner activities that are the main culprits to condensation build-up. It is recommended that Boards/Management circulate good practice notifications to unit owners in the colder months outlining steps that can be easily taken to help reduce condensation issues. These include:

• Running your exhaust fans (bathroom and kitchen) for approximately 15 minutes after showering or boiling water.

• Open window coverings/curtains as often as possible. This allows air movement to dry the window surfaces.

• L imiting or removing the use of humidifiers.

• Ensure your humidity levels

are below 40%. The colder it gets outside, the lower you want humidity levels inside the home.

• Utilize a dehumidifier in areas where the air is moist or muggy.

Thermal imaging can be completed on the interior and exterior of units experiencing extreme condensation related issues. This can be used to determine whether the weather seals of the windows have failed or whether air leakage is a contributing factor. A rule of thumb is; if its -20ºC, you shouldn’t see more than an inch or so of light beaded condensation at the base of any window. If you see more, or you’re not sure, its time to reach out to your consultant for some advise.

T 1.833.ASK.CION

E Andrew.poirier@cion.com

Andrew Poirier is Team Lead / Project Manager for Cion – Engineers & Building Scientists

to our Newest Members:

CONDO CORP - COMPLIMENTARY MEMBERSHIP

Wentworth Condominium Corporation # 36 (13 Units) - Hamilton, ON

Halton Condominium Corporation #197 (20 Units) - Burlington, ON

BUSINESS PARTNER

Akbar Asadi, Davinci Engineering - Richmond Hill, ON

Ron Reis, The Cleaning House Ltd - Hamilton, ON

Thomas Noel, Nordik Windows - Barrie, ON

El Nino Carpet Services Inc. - Burlington, ON

BUSINESS PARTNER – SECONDARY LOCATION

Scott Pearson, Rimkus Consulting Group - Mississauga, ON

INDIVIDUAL MEMBER

Daniel Gardiner - Scarborough, ON

New Member PROFILE

DAVINCI ENGINEERING INC is a certified Professional Engineering and Project Management firm that provides services in the fields of building science and structural engineering for condominium corporations, including:

• Reserve Fund Studies

• Performance Audits

• Building Condition Assessment

• Structural Engineering

o Building Envelope Restoration

o Balcony Restoration

o Parking Garage Restoration

o Roof Replacement

• Contract Administration / Construction Review and Project Management

We believe that contributing knowledge will enhance the quality of life and the building value. Therefore, we proudly decided to be a member of the Golden Horseshoe Chapter of the Canadian Condominium Institute and be better members of our community by sharing our specific knowledge and experience.

Our business is to serve condominiums. We are known for our commitment to service excellence and dedication to working with the condominium building property managers and condo boards to resolve their building and site needs.

https://davinciengineering.ca/

New Member Profile - Da Vinci Engineering

Dave Williams

The Greening Revolution for Condos – Where are we as Canadians?

Afew years ago as a condo director I suggested at a board meeting that we should consider advising our residents to wear bright colored-jackets when walking their pets at night. Our community had its own streets (no sidewalks) and with dark clothing the “walkers” as well as the “walked” were hard to pick up in car headlights. The idea was to keep our residents safe.

The “Condo Property Manager” suggested that “there was no point in doing anything because “we cannot enforce it.” I guess to a point that is true but very short-sighted and certainly short-term managing.

I wasn’t suggesting that a rule be adopted but rather that we publish the suggestion and others like it in a community bulletin. In other words, communicate the idea as a reminder.

What is the point here? Well simply this. Like, walking in the dark, Condo

Is this information getting to people fast enough and how can Condo Boards help?

boards cannot legislate or force residents to pursue the right environmental objectives. What they can do is communicate the facts about the environmental needs facing the planet today and then let their residents decide for themselves what is right for them.

Communications like this need to be repeated/re-enforced over and over. It is called building awareness and helping people to understand. Again, less about control and more about managing.

Environment + Social + Government = Sustainability… are we there yet?

Prior to writing the winter article, my understanding of how critical our environmental situation had become was at best minimal. Shame on me! At that time, maybe 6 months ago, the media coverage on the subject was maybe once a week if that. Now the available books/articles/commentaries available on the environment are plentiful. In other words, the excuses of not knowing are fast being removed.

Here are but a few facts from a great little book “Imagine It, A Handbook for a Happier Planet”. (Laurie David and Heather Reisman)

Did

you know that:

- If everyone in the world ate just one less hamburger a week, it would take the equivalent of 10 million cars off the road every year? (NRDC)

- In 2019, “Break Free from Plastic” a global movement advocating for a future free from plastic, surveyed 51 countries regarding discarded plastic. Of the plastic collected, products from Coca Cola were the debris leaders followed by Nestle and Pepsi Cola. (Imagine it a Handbook happier planet)

- There is an informative but sad ranking of the fish that we eat. A few organizations have worked to scientifically “grade fish” by Least Mercury, Moderate Mercury, High Mercury and Highest Mercury. (Imagine it).

- Emissions vary geographically and are overwhelmingly urban. Asia is the largest emitter. However, emissions per capita tell a different story with North America in the lead……yes that includes Canada. We in North America and Australia emit 3 times the average per capita. {Mark Carney Value(s)}

So, there is a lot of good information available on the subject of “the space we call our earth” and its future. Is this information getting to people fast enough and how can Condo Boards help?

Why is it important for us to digest this information?

I think that we as Canadians (big geographically, small relative number of people), would probably assume that we are not the problem.

It does appear that we are not yet trying hard enough. In fact, in the short to medium term, it could be individual effort that might help to offset the longer time needed by the bigger emitters.

The steps that we as individuals can take in our daily lives are much easier to accomplish for example than a country that must get away from coal fired energy generation. We can adopt re-usable shopping bags, a water cooler in our homes to replace plastic bottles, a hybrid or electric vehicle.

Communicate… Communicate!!!!!

Sometimes it might be 2 steps forward and one back…

*“Despite having declared a climate emergency and calling for a phase-out of natural gas-fired electricity generation, Windsor City Council has now endorsed the construction of two new gas plants.”*

Wait… what? Read on!

So, the story goes on to identify that swapping gas guzzling cars for electric, and gas fired furnaces for heat pumps etc, there will be a new higher immediate demand for power.

The bottom line in Windsor is that the city will be able to electrify many of its own operations with the new plants and these gas plants will be hydrogen ready as that technology comes on-stream. All of this to say that bringing on two new gas fired plants will appear to be a step

back but in fact will quickly reduce overall emissions.

The problem here is that people will read only what they want into this, and Windsor will not get credit for what could be a good path to follow.

The city is identifying that more immediate power will be needed to accomplish the end goal… that being electrification. (Toronto Star)

*Federal-Provincial squabbling puts net zero goals at risk (Globe and Mail January 27th). So, while the step forward here is that the governments are at least talking about the subject and maybe even laying plans to meet the 2050 deadline for net zero industrial emissions, there is pushback. In this case, “Alberta Premier Danielle Smith loudly opposes federal plans for oil-and-gassector retraining to prepare for the shift to lower-carbon energy in the

coming decades.”

It is a jobs-in Alberta issue. (Globe and Mail January 27, 2023 ROB)

*EV revolution hits a bump in the road. (Toronto Star February 9th 2023). “In a city long known as Canada’s unemployment capital, there are too many good jobs to go around.” “Windsor is struggling to find enough skilled labor to support the auto sector’s transition to a cleaner future.” The take-away here is the shortage of labor and the need for retraining of folks for these jobs.

The industry is ready to go with the technology, the willingness to invest but can’t find enough skilled workers. (Globe and Mail February 9th, 2023 ROB)

All Steps ahead

Quebec’s Lion Electric is leading the way with Electric School Buses and commercial urban trucks. This is good news not only

from an environmental point of view but also for the sole purpose of making students of all ages aware of the need for environmental discipline. (Globe and Mail February 18th 2023 ROB)

What has all of this got to do with the Condominium World?

Many of these projects are on the go but will take time. On an individual consumer level, low hanging fruit is getting rid of plastics, minimizing household carbon emissions (think battery operated lawnmowers and leaf blowers), think some form of battery-assisted auto or truck. It goes without saying that every small step will help.

Every morning I walk my dog and am amazed at the number of people that start their cars and trucks to warm up the cabin for transitioning to work. Not only are

they wasting gas but they are emitting unneeded carbon into the atmosphere. It is this kind of practice that we need to eliminate. You might say that this damage is minimal, but it could come down to bunts and singles winning the day against carbon emissions. My point? I am sure if these persons were made aware, that they would see the “light.”

To that end, it is critical that the message be conveyed to as many people as possible. Does your condo corporation have a regular information bulletin going out to residents? Are you able to post information notices in building lobbies, electronic media boards? Have you as board

members investigated providing charging stations in the garage and/ or on property?

At the consumer (resident) level, society is very much at the “building awareness” stage. The first order of business is to make people aware of the problem and how it relates to them. Secondly, to help these same people become aware of the solutions.

We are always happy to hear from our readers with ideas or criticisms. You are always welcome to reach out to <williamsdavem7@ gmail.com.

Dave Williams is a retired corporate executive and graduate of York University.

The first order of business is to make people aware of the problem and how it relates to them.

APPLICATIONS FOR THE LCCI DESIGNATION ARE NOW OPEN LCCI Designation

CCI’s new designation, to recognize its members from any profession or trade who have and continue to contribute knowledge and expertise to CCI and the condominium industry.

Apply now!

The LCCI designation is open to any CCI member who provides goods and/or services, through annual employment time and volunteer time, to or within the condominium/strata/copropriété industry. The designation is open to any particular profession or trade.

LCCI Application Process

Step 1 – Apply:

Gather the information for the registration form (eligibility criteria):

A.An individual or professional member of CCI in good standing;

B. Minimum of three (3) years as an individual or professional member of CCI immediately prior to the date of application;

C. Minimum of three (3) years’ service to the condominium industry immediately prior to the date of application. This criterion will be satisfied where an individual shows that they have provided goods and/or services, through annual employment time and volunteer time to or within the condominium industry;

D. Provide at least two (2) letters of reference/endorsement from a CCI member having at least five (5) years of membership in CCI; and

E.Provide an executed declaration that the candidate will comply with the CCI Code of Ethics.

Antoni G. Casalinuovo, Hons. B.A. LL.B

Learning from a TragedyWhat Amendments Can be Made to the Condominium Act to Protect the Community?

In the fast-paced world of condominiums where everything moves at the speed of Zoom, it takes something significant to stop the entire industry in its tracks. One such event occurred last December when tragedy struck a Vaughan condominium community when a resident went on a mass shooting spree resulting in five (5) individuals being killed and a sixth individual critically injured. The victims were either directors, former directors, and/or their spouses.

Bill

As the days passed and more information became available to the public, more questions arose than answers about how this tragedy could have been avoided arose.

While the behavior of the gunman was inexcusable, the state of his mental health, and more specifically lack thereof, sheds light on a gaping hole in the

Thompson

Condominium Act, 1998 and should serve to underscore the dire need for changes to the legislation. Specifically, there are currently no tools for Directors to address mental health issues within the community. While there is an obligation on directors to be mentally sound to serve on a condominium’s board, there is no reciprocal obligation mandated by the Condominium Act, 1998 on unit owners to own a unit or upon a resident residing therein. This is a glaring hole in the legislation.

The condominium itself was embroiled in a multi-year dispute with the gunman where it was seeking the forced sale of his unit. However, there should be an alternative way to prevent these situations from becoming draconian. The current system does not address the root concerns, instead prompting the escalation of pressure that a condominium can put on an owner via repeated enforcement of prior bad behaviour. A particular challenge is that during the many years that litigation typically takes, the litigants continue to live under the same roof. This is a unique feature in condominium disputes as most litigation involves parties who live separately or apart.

This tragedy also highlights a phenomenon within residential condominiums whereby they are fre-

quently being used as care homes for individuals whose family members are unable to care for them for a variety of reasons, including mental health. Sometimes these individuals live alone; other times with family members. In either situation, it remains that the condominium is forced to take on a portion of the burden and responsibility of caring for these individuals.

Section 117 of the Condominium Act and the Court’s interpretation of it have already confirmed that a condominium is statutorily required to address a scenario where an injury to an individual or damage to property could happen. It should not be a stretch to amend the legislation to empower a condominium to seek a court order compelling a unit owner to have their capacity assessed to determine whether or not they understand the consequences of their actions and/or pose a risk of danger to themselves or others. This potential amendment would also support the condominium’s obligation under the Occupational Health and Safety Act to ensure its Directors and employees, which includes property management, are provided a safe work environment.

If the condominium and the Court were aware of whether the gunman had the capacity to deal with the legal issues with respect to

ownership within the condominium community, perhaps this tragedy could have been entirely avoided.

What is being proposed is not novel or new. A few years ago, in Carleton Condominium Corporation No. 116 v. Sennek, which was a case that initially started off as a dispute with respect to a chargeback evolved into a case about whether the owner had the capacity to deal with her property. This is because there is already a provision in the Courts of Justice Act that enables a party to litigation to have their capacity assessed to determine whether they require a litigation guardian. However, what happens if the parties want to avoid litigation and simply deal with a dispute in a less escalated manner, which would be the better choice for all parties. This is where the proposed amendment to the Condominium Act, 1998 would come into play by enabling the condominium to go to court first to confirm whether the owner has the capacity to deal with their property and understand the consequences of their actions. If the owner is found not to have the capacity to deal with their property, then the court could appoint a trustee or litigation guardian to look after the interests of the Owner at a much earlier stage.

While an amendment to the Con-

This tragedy also highlights a phenomenon within residential condominiums whereby they are frequently being used as care homes for individuals whose family members are unable to care for them for a variety of reasons, including mental health.

dominium Act, 1998 may not be the only solution it is something worth considering to help prevent further tragedies like the one in Vaughan from occurring again.

Antoni G. Casalinuovo, Hons. B.A. LL.B

Antoni practices primarily in civil litigation with a focus on condominium law. Antoni also represents clients in a variety of commercial and construction disputes.

Antoni’s knowledge of condominium law and the litigation process allows him to work hard to achieve positive results and advance the interest of his clients in adversarial disputes. Antoni has had a number of judicial decisions and articles reported in a variety of legal and condominium publications. Antoni has represented clients before many levels of Courts and administrative tribunals, including the Ontario Court of Appeal, the Divisional Court of Ontario, the Ontario Superior Court of Justice, the Human Rights Tribunal of Ontario, the Assessment Review Board and the Ontario Landlord and Tenant Board.

Bill Thompson has been very active in the condominium Management field since 1985, having recently retired from the active management of Condominiums in 2022. He currently is acting as a Court Appointed Administrator for two condominiums and has done so since 2005.

Bill has taken a leadership role in ACMO and CCI for over thirty-five years. He has sat on numerous committees dealing with various matters in the condominium market for more, concentrating his efforts on standardization and improvement in condominium service provision, ethics of Management services providers, and relationship management within condominiums.

He was appointed to the Condominium Management Standards Committee where he served for a term. He also led the drive to establish the ACMO2000 designation for quality services and enabled his company to be amongst the first to receive that designation, which it retained for more than 21 years.

He was cochair of the ACMO/CCI-T condominium conference in 2011 and has been a guest speaker on many subjects at the

annual Toronto Condominium Conference virtually every year since its inception until he retired.

He has been an instructor on Condominium Administration and Finance at Humber College as part of the ACMO RCM curriculum helping to teach RCM candidates. He has taught many subjects on behalf of CCI to Directors of Condominiums, and continually taught the Budgets and Finance sessions for CCI for over ten years.

He has spoken at condominium events in almost every province over the last 15 years. He has contributed hundreds of articles to many publications and has been published as far away as China on Condominium related topics.

The Golden Horseshoe Chapter of the Canadian Condominium Institute would like to give your Condominium $500.

Tell us why your Condominium is worthy of winning the “Condo of the Year” award? We are all proud of our homes, you just need to highlight the following points in your article that describes your condominium:

l What are the qualities and features of your Condominium?

l What are the accomplishments achieved by your Condominium Corporation?

l What is the overall environment like in the Condominium?

l What makes residents proud to live there?

Each entry will be featured in one of the upcoming issues of the “Condo News” magazine. There are four issues per year:

Spring Article deadline March 15th

Summer Article deadline June 15th

Fall Article deadline September 15th

Winter Article deadline December 15th

You can either send an article or we can interview you via phone and write an article about your condo for you! Don’t forget to include photos of your condominium.

Interested applicants should submit their articles or contact information for an interview to:

by mail OR by email

CCI-Golden Horseshoe Chapter, admin@cci-ghc.ca PO Box 37

Burlington, ON L7R 3X8

The Condominium will be selected by the GHC-CCI Communications Committee and will be announced at the Annual General Meeting in the fall.

Are you still stressing over holding your Annual

General Meeting virtually?

Can’t find a service provider to host your meeting?

Are you a member of Golden Horseshoe Chapter –Canadian Condominium Institute?

Yes!

THEN WE CAN HELP!!

The GHC-CCI will offer our technical expertise and the use of our Zoom platform to host your AGM. You will still be required to prepare everything needed for your AGM:

•Powerpoint

•Script

• Host

•Collection of proxies

•Minute taker

•Polling/voting questions and choice of answers

•Distribution of your AGM package

•Provide GH with name/emails of participants

Golden Horseshoe Chapter will supply the following:

•Zoom Pro platform (including polling through Zoom)

•Conference call number for those not able to connect through zoom

•Any confidential voting requirements through an online survey link

•A technician to run the event in the background who will:

-set Up link and any recording requirements

-set Up polls

-launch Polls and surveys

-provide tech help/troubleshooting

This service is available for smaller condo’s as follows:

1-19 Units - $250 + HST

20 – 49 Units - $350 + HST

50 – 80 Units - $450 + HST

This service is only being offered to small condominium units that are members of GHC-CCI and is on a first come, first served basis.

If you are interested in using our services please email us at admin@ghc-cci.ca with the date and time of your AGM, and we will get back to you with our availability.

Thank you for being a member of GHC-CCI!