www.ccitoronto.org
VOL. 11, NO. 1 • FALL 2006
P U B L I C AT I O N O F T H E C A N A D I A N C O N D O M I N I U M I N S T I T U T E - T O R O N T O & A R E A C H A P T E R P U B L I C AT I O N D E L’ I N S T I T U T C A N A D I E N D E S C O N D O M I N I U M S - C H A P I T R E D E T O R O N T O E T R É G I O N
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Can Your Condominium Afford NOT to Retrofit?
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Government Energy Initiatives for New and Old Buildings
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Energy Windmills at Erie Shores Wind Farm
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The Toronto Condominium Craze
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Condo Living is Not for Everybody
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Confined Spaces Regulations
… and more
“Energizing” Condominium Condominiu Properties
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Canadian Condominium Institute / Institut canadien des condominiums Toronto & Area Chapter 2175 Sheppard Ave. E., Suite 310 Toronto, Ontario M2J 1W8 Tel.: (416) 491-6216 Fax: (416) 491-1670 E-mail: cci.toronto@taylorenterprises.com Website: www.ccitoronto.org
2005/2006 Board of Directors
Contents Features
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Energizing Condominium Properties
9
Can Your Condominium Afford NOT to Retrofit?
13
Government Energy Initiatives
14
Energy Windmills at Erie Shores Wind Farm
18
Breath Easier – Kill A Watt
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The Toronto Condominium Craze
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Condo Living is NOT for Everybody
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Confined Spaces Regulations
PRESIDENT Janice Pynn, RCM, ACCI, FCCI Simerra Property Management Inc.
VICE-PRESIDENTS John Warren, C.A. (Chair, Membership Committee Member, Conference Committee) Adams, Masin & Tilley LLP Armand Conant, B.Eng., LL.B., D.E.S.S. (Chair, Legislative Committee) Maclaren Corlett LLP SECRETARY/TREASURER Bob Girard, B.Comm, RCM (Chair: Special Projects Committee) AA Property Management & Associates
PAST PRESIDENT J. Robert Gardiner, B.A., LL.B., ACCI, FCCI (Member: Legislative Committee) Gardiner Miller Arnold LLP
BOARD MEMBERS Gina Cody, P.Eng., M.Eng., Ph.D., ACCI, FCCI (Chair, Education Committee Co-Chair, Public Relations Commitee) Construction Control Inc. Henry Cohen (Member, Special Projects Committee) YCC #0074 Mario Deo, LL.B. (Chair, Public Relations Committee Member, Conference Committee) Fine & Deo LLP Lisa Kay (Member, Special Projects Committee Member, Conference Committee) Maxium Condo Finance Group Tom Park, P.Eng (Member, Membership Committee Member, Website Committee) Golder Associates Ltd. Vic Persaud, BA (Chair, Website Committee Member, Membership Committee) Suncorp Valuations Ltd. Bill Thompson, BA, RCM, ACCI (Co-chair, Membership Committee) Malvern Condominium Property Management
EX OFFICIO DIRECTOR Jasmine Martirossian, B.A., M.A., PhD.
ADMINISTRATOR - Lynn Morrovat ADMINISTRATIVE ASSISTANT - Josee Lefebvre
by Dan MacDougall In some parts of the country, limited electricity capacity is driving programs to reduce usage to ensure sufficient capacity for all users.
by Mara Del Bianco Managing the rising costs of condominium fees is one of the many and significant challenges confronting condo Boards and owners today.
by Office of Energy Efficiency, Environment Canada A short-term extension of climate change programs, including initiatives for commercial and institutional buildings from National Resources Canada's Office of Energy Efficiency (OEE) has now been approved.
by Vida Bridgeman It has been reported that the Erie Shores Wind Farm will generate enough electricity for 32,000 Ontario homes.
by Jeff Jeffcoatt, P.Eng, BDS, RCM Every watt of electricity we save means less pollution at the power generation stage.
by Kjeld Larson, CCF Property Management Favourable interest rates contributed to the shift from rental to owned dwellings, single attached, as well as condos.
by Ellen Roseman Condo living requires flexibility, co-operation and compromise.
by J. Robert Gardiner, B.A., LL.B., ACCI, FCCI As of September 30/06, stronger safety regulations will be in place governing workers who enter, or work around, "confined spaces".
CCI News 5 30 31 32 35 38 39
President’s Message Time to Check Out Your Condo’s Cheques Member Profile - John Oakes, M.A., CPM, RCM, ACCI Director’s Corner Member News New Members Upcoming Events Fall 2006
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President’s Message
A
t a recent CCI National Branding Workshop I attended, Directors were asked the question “What is CCI and What Does It Do?” Everyone in attendance was asked to write down a simple one or two line to capture the essence of our role. It was interesting that the same two main themes emerged from almost every chapter: Education and Lobbying. Education With the continuing boom of the condominium market in Toronto, the need for volunteer directors also continues to grow. CCI Toronto is firmly committed to educating these Condominium Directors, most of whom have no prior experience in the area of condos. In addition to the Basic and Advanced Level Condo Courses we have offered for many years, the Toronto Chapter has recently added a new 1/2 day ‘Condo 101’ course to our list of available courses. Education is also offered at the two-day joint CCI/ACMO conference taking place November 3rd and 4th at the Doubletree International Plaza hotel in Toronto. This forum offers an excellent learning and networking opportunity and we hope that all director members will consider attending. And finally, the articles contained in the CondoVoice magazine offer information on various topics of interest throughout the year to Boards and Owners alike. Coming soon for all members will be a ‘members-only’ area of our website which will feature, among other items, an archive library of all past CondoVoice articles. Watch for more details coming soon! Lobbying Recognizing that many pieces of Legislation other than the ‘Condominium Act’, can have an impact on Condominiums, CCI is constantly on the watch for new legislation having implications for condos. Our Legislative team, headed by Armand Conant and Bob Gardiner put in countless hours each month on this front and Bob’s legislative column in the CondoVoice aims to provide current highlights that directors need to be aware of. Most recently we have watched the passing of Bill 21 – the ‘Energy Conservation Responsibility Act’ that will mandate Smart Meters to be in all residential homes or units by the year 2010. Our thanks on this issue to member John Oakes (see member profile on page 31) who headed up a Committee which met with the Ministry over the summer to ensure that the needs of condominiums are understood by the Ministry before the regulations to this Act are finalized. Of course, CCI works hard in various other areas – but these two seem to always be at the core of our work. A special thank you goes out to all of the CCI Chapter Directors, Committee Volunteers and Speakers/Instructors for their commitment and loyalty throughout the year… and, of course, to all of our members for your continuing support.
Janice Pynn, RCM, ACCI, FCCI President, CCI Toronto & Area Chapter
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“Energizing”
Condominium Properties DAN MACDOUGALL, SIEMENS BUILDING TECHNOLOGIES
Energy, and its efficient use, are on everyone’s lips these days. Homeowners, manufacturers and everyday automobile drivers are bemoaning the rising cost of energy. Environmental leaders are promoting conservation to reduce greenhouse gas emissions to limit the impact of global climate change. In some parts of the country, like Ontario, limited electricity capacity is driving programs to reduce usage to ensure sufficient capacity for all users. 6
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C
ondominium owners are also paying the price for rising energy prices. Energy costs usually represent the largest part of monthly condominium fees (whether included in common area charges or directly submetered), so effective management is important to ensure the affordability of ownership. And affordability is important to consider in the context of property values. As the cost of supporting a property rises, fewer people are able to afford ownership at a given price point. In that way, energy costs are like interest rates. The big difference is that energy expenses can be controlled. Here is an example of how energy prices can impact affordability and ultimately property values. Let’s assume: Typical condo property value (2005) . . . . . . . . .$200,000 Annual non-energy condo fees . . . . . . . . . . . . . . .$4,800 Annual energy cost . . . . . . . . . . . . . . . . . . . . . . . .$2,400 Annual non-energy cost escalation . . . . . . . . . . . . . . .2% Annual energy cost escalation . . . . . . . . . . . . . . . . .7.5% Nominal mortgage rate (20 year amortization) . . . . . .7% For a typical owner with 25% equity, the annual cost of ownership will start at around $21,300. Mortgage payments represent 2/3 of this amount while non-energy and energy expenses make up the balance with 11% and 22% respectively. However, with the rapid increase in energy expenses, the balance shifts over time. After 10 years have passed, mortgage payments have remained constant but energy costs have almost doubled and now represent nearly 20% of the cost of ownership – rivaling all other non-energy expenses. The chart on the next page illustrates the impact of this trend. The more rapid rise in energy costs beyond other expenses will inhibit the amount a prospective buyer can pay for a given property. In the example above, energy’s more accelerated cost increase would add $1,700 more to the annual cost of ownership over 10 years than if it had risen at the general rate of inflation. This $1,700 expense could have supported an additional $18,000 mortgage reflecting $24,500 higher property resale value 10 years down the road. While this still represents a small portion of the anticipated value of this property in the future, it would more than pay for realty and many other transaction fees and should not be overlooked.
Since there is little owners can do with the rate they pay for energy, the only option is to limit how much energy they consume. There are numerous technologies available to condominium owners and corporations to help manage energy more effectively. Since a great deal of energy is directly consumed in-suite, unit owners can take matters into their own
hands. Programmable thermostats, compact fluorescent lamps, low flow faucets, shower heads and toilets, high efficiency refrigerators and front loading washing machines are all proven technologies and applications. This combined with improving how energy is used (turning off lights and computers when not in use, closing window blinds during the day in the summer
Condo Cost of Ownership $26,000.00 $24,000.00 19% of total cost
$22,000.00 Energy Costs $20,000.00
11% of total cost
$18,000.00 Non-Energy Costs $16,000.00 $14,000.00 Mortgage Payments
$12,000.00
etc.) can dramatically reduce energy consumption. These approaches are proven, but have proven hard to implement in many properties because of bulk metering of utilities. When facilities are bulkmetered, individual tenants cannot see the impact of their in-suite conservation initiatives and lose their motivation. Numerous studies have shown that submetering of energy and utility consumption in condominiums can lead to substantial reduction and Ontario is planning to mandate electricity meters in all homes, including condominiums, for just that reason. Many common area systems can also benefit from proven and emerging technologies. High efficiency boilers, digital control systems, high efficiency lighting, pool covers, heat recovery and reducing leakage through the building shell are all proven technologies and applications. Recent technology and market developments are enabling new
$10,000.00 Year 1
Year 2
Year 3
Year 4
Year 5
Year 6
Year 7
Year 8
Year 9
Year 10
continued ‌
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Annual Cost/Unit
solutions that would $5,000 previously not have $4,500 been feasible. Solar air $4,000 and water heating, solar photovoltaic $3,500 electric generation and $3,000 natural gas cogeneration are technologies $2,500 that can be viable in $2,000 some parts of the $1,500 country depending on market programs from $1,000 government and/or $500 utilities and energy rates. $0 Year 1 Because common area systems involve larger, more complex infrastructure, care should be taken to choose partners who are familiar with these systems and have a proven track record with the applications. Energy Service Companies can offer turnkey programs that include audit, design, construction, financing and guarantees of performance. Projects can often generate utility cost savings of 15-25% and
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unit every year at the end of 10 years. Regardless of the potential impact on property values, that’s money in your pocket. In many jurisdictions local utilities or governments offer grants or incentives to support the purchase and implementation of energy efficiency improvements. Corporations should Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 pursue all that are Typical Energy Costs High Efficiency Energy Costs worthwhile but be careful to weigh the value of these incentives with the length of time it takes to get them. In some pay for themselves in 5-8 years. instances, the delay is lengthy and the The effect of reducing energy loss of potential savings makes them expenses now is a huge cost saving in worthless. the future. The impact of escalation Regardless of how you manage makes for a huge return on today’s energy, it clearly makes good sense to investment. Using our previous example, a 25% reduction in energy expensdo it. es will result in a savings of $1,150 per Energy rate escalations make this year's $600 savings worth $1,150 by Year 10!
CAN YOUR CONDOMINIUM AFFORD NOT TO RETROFIT? Building a Future for Sustainable Condominiums BY MARA DEL BIANCO, LEEDTM* ACCREDITED PROFESSIONAL, BOSLEY REAL ESTATE
M
anaging the rising costs of condominium fees is one of the many and significant challenges confronting condo Boards and owners today. Escalating energy costs are putting added pressure on fees while condo dwellers continue to consume indiscriminately and individual consumption is not measured. High condo fees can also be a deterrent to potential new owners and are a growing source of concern for existing owners. The introduction of new condominiums being built to LEED* rating standards represents a new market trend that is becoming more attractive to prospective new owners as awareness of conservation and environmental issues increases. The environmental and human health costs of building energy consumption are also alarming. Recently compiled U.S. statistics demonstrate that buildings account for 30 – 37% of the total energy used and 60 – 68% of electricity used. At least $40 billion is spent to air condition buildings. Furthermore, as 75% of electricity 1 2 3 4
comes from fossil fuels, buildings account for 49% of SO2 emissions (acid rain), 25% of NO emissions (smog), 10% of particulate emissions (lung disease) and 35% of CO2 emissions (global warming). In addition, 5 billion gallons of water go down the toilet every day.1 While industrial emissions are included in these statistics, all building consumption must be addressed, especially because consumption and emissions continue to rise. In light of this information, it stands to reason that condo Boards must consider the impact of energy consumption on costs and understand how to overcome the objections of owners who may perceive that the costs of a building retrofit will far exceed the benefits. Not only, as the public becomes more informed about ecofriendly, energy efficient building innovation, demand for “greener” living space will increase. A case in point, the award winning “Sustainable Condo” prototype designed by Busby Perkins, Vancouver was so well designed and well presented at the Pacific National Exhibition, “that people kept asking
LEED Reference Guide, P.1 Globe and Mail, Prototype Condo a Step on the Road to ‘Utopia’, Marcie Good, March 10, 2006 Globe and Mail, Prototype Condo a Step on the Road to ‘Utopia’, Marcie Good, March 10, 2006 Cagbc.org – Green Building Projects – Minto Radiance
(The where they could buy it.”2 Sustainable Condo will be exhibited in Toronto in November – go to www.greenbuildingfest.com for more info.) Windmill Development Group created such a buzz for the Victoria Dockside Green project (LEED platinum certified), that 80% of the units (first phase) sold within a few hours of This year, going to market.3 MondoCondo is organizing the first ever condo consumer show in Toronto designed to attract 15,000 consumers who will be exposed to LEED developers among others. (See www.torontocondoshow.com for more details). In other words, owners of older condominiums cannot assume that demand for sustainable condos is low because up-front costs to buyers are higher. On the contrary, this is exactly where the market in new condominium development is headed. To demonstrate the wisdom of energy conservation in terms of costs and environmental benefits, it is interesting to consider the case of Minto Radiance, (which is the first multi-unit highrise residential building to have achieved a LEED Silver certification (2006) through the Canada Green Building Council). By making a commitment to build according to the prin-
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ciples of the LEED rating system, Minto Radiance achieved the following savings: $200,000 in annual energy costs, certified by Natural Resources Canada as 33% better than the Model National Energy Code; 50% less consumption of water resulting in savings of 30,000,000 litres of water and $55,000 annually; and, an annual greenhouse gas reduction of 1,356 tonnes.4 The Minto Energy Management group estimates that the extra cost of incorporating effective building technologies is anywhere from $3 to $6 per square foot with a payback of 4 to 5 years. Having recognized the massive opportunities for savings, Minto has made a commitment to build all new projects in accordance with the LEED rating system and is also undertaking a retrofit program to improve the energy efficiency standards of the company’s existing portfolio of 10,000 rental suites. For complete information on all LEED features of Minto Radiance, go to www.cagbc.org – Green Building Projects.
A Condominium Retrofit Plan Success in implementing a condo retrofit depends on several key factors. The first step is education of the Board and the Property Manager. This can be indirectly achieved by creating an “Energy Committee” that is mandated to evaluate energy consumption and determine whether a retrofit is warranted. The Committee should consider inviting a representative of the City of Toronto’s Better Building Partnerships (www.toronto.ca/bbp/index.htm) to explain the parameters of a retrofit and offer information about service providers, financial assistance programs and incentives available through Enbridge Gas, Toronto Hydro and other partners. The education process is key in overcoming resistance to retrofit expenditures, which is so often the result of poor information and fear of spending on projects with unknown results. Once information has been assessed and a potential engineering firm that can implement the retrofit has been identified, the firm may conduct
an Energy Feasibility Study with recommendations for undertakings. Some firms will in fact, guarantee predetermined energy savings to be achieved and offer to make-up any shortfalls. In addition, condos considering a retrofit program, can apply for special loans that are paid down by savings realized over time. They are offered through companies like CitiCorp Vendor Finance Ltd. and Maxium Financial. External financing has the added benefit of protecting reserve funds and can be crucial in “selling” the retrofit plan to property owners. In 2001, 800 condo owners at Celebrity Place in Toronto elected to spend $700,000 to retrofit their 16 year old building. In this case, the entire project was spearheaded by the Building Manager who encountered numerous obstacles in implementing the program. Siemens Building Technologies was invited to submit a proposal and based on the findings, guaranteed savings of $120,000 annually with a 6 to 7 year payback. In the first year, savings of $170,000 on utility bills were actually achieved with CO2 reductions of 1093 tonnes. Retrofits work! Building retrofit programs are unique to each building according to its age and to the condition of existing building systems among other items. From a general perspective, HVAC systems, boilers, lighting and electrical systems in older buildings will require modification or replacement. Qualified
engineers will make recommendations, incorporate computerized monitoring systems and in some cases take over the management of building systems in order to be accountable for energy consumption rates. For detailed additional information on other energy savings measures like new lighting technologies, low-flow showerheads, energy efficient appliances and more, go to smartliving.ca. Eneract and the St. Lawrence Neighbourhood Association have created an excellent Guide to Sustainable and Efficient Products.
Mara Del Bianco is a LEED Accredited Professional** and is a member of the National LEED Real Estate Committee of the Canadian Green Building Council. She is also on the Energy Committee of Number One York Quay, MTCC 949 and is actively involved in developing an energy strategy for the Condominium. She may be reached at (416) 481-6137. * LEEDTM – Leadership in Energy and Environmental Design is a coveted designation awarded to architects, engineers and building professionals who have demonstrated proficiency in the fundamental concepts of the LEED rating system, “which recognizes leading edge buildings that incorporate design, construction and operational practices that combine healthy, high-quality and high-performance advantages with reduced environmental impacts”. www.cagbc.ca
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CONDOMINIUM SECTION Maclaren, Corlett LLP is a full service law firm with offices in Toronto and Ottawa; both having significant condominium sections. The condominium section of the firm’s Toronto office is headed up by Armand Conant, and represents many condominium corporations in Toronto and the GTA. We work closely with our clients to find practical, cost effective solutions to problems. For more information please contact: Armand G.R. Conant 186 St. George Street, Main Floor Toronto, Ontario M5R 2N3 Tel: (416) 361-3094 Fax: (416) 361-6261 Email: aconant@macorlaw.com www.maclarencorlett.com
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Government Energy Initiatives A short-term extension of climate change programs, including initiatives for commercial and institutional buildings from Natural Resources Canada’s Office of Energy Efficiency (OEE), has now been approved. This will serve as an interim measure until the Government of Canada finalizes a strategy for reducing greenhouse gas emissions and ensuring clean air, water, land and energy for Canadians.
Funding Confirmed for Existing Buildings http://oee.nrcan.gc.ca/existingbuildings EnerGuide for Existing Buildings (EEB), formerly the Energy Innovators Initiative, will be accepting applications for Energy Retrofit Assistance (ERA) until September 15, 2006. Applications received after this date may be considered on a case-by-case basis until funding is depleted. ERA-I: Please note the following important changes for retrofit implementation projects: • A new application form has been designed to speed up both the application and approval process. It works best in Microsoft Excel, but it can also be used in other spreadsheet programs such OpenOffice CALC, which can be downloaded in both official languages at no cost. The new form is clear, easy and does your calculations for you!
• An Energy Management Plan for your organization is no longer a prerequisite for applying. • Projects cannot begin until after the Government of Canada signs the Contribution Agreement (CA), and the work must be completed within one year of this date. EEB will be observing tight deadlines to make sure your CAs are approved without delay, and as a result, there will be specific deadlines for applicants to return signed CAs and other forms. • There will be no amendments to extend project end dates, and the amount of funding cannot be increased after the CA has been signed. • There is a new payment structure. Applicants can receive 50 per cent of funding when they have spent 25 per cent of eligible costs or an amount equal to the incentive, whichever is higher. All documentation for this first payment must be received by EEB before March 19, 2007. The remaining 50 per cent will be paid after one year of monitoring and tracking following project completion with confirmation of anticipated energy savings. ERA-P: There is also a new deadline for retrofit planning activities: • All projects must be completed by March 31, 2007, and final reports and invoices must be received by EEB before May 15, 2007.
Funding Confirmed for New Buildings http://oee.nrcan.gc.ca/newbuildings The Commercial Building Incentive Program (CBIP) encourages the design and construction of new, energy-efficient commercial, institutional and multi-unit residential buildings and facilities. CBIP provides design assistance and funding of up to $60,000 for eligible organizations based on building energy savings. The Industrial Building Incentive Program (IBIP) encourages the design and construction of new, energy-efficient industrial facilities. IBIP is a demonstration initiative, with funding of up to $80,000 for eligible organizations based on process and building savings. Organizations must first join the Industrial Energy Innovators. CBIP has been evaluating projects since the beginning of the fiscal year and contribution agreements for approved projects will now be drafted. Please note all new submissions should be submitted no later than December 1, 2006, or until funding is depleted, whichever comes first. With only nine months remaining in the fiscal year, speed and efficiency are the order of the day. Don’t delay! To speak to an OEE representative, please visit: http://oee.nrcan.gc.ca/ commercial/contact-us.cfm or call us toll free at 1-877- 360-5500
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S Energy Windmills at Erie Shores Wind Farm BY VIDA BRIDGEMAN
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ummer residents and tourists are amazed to see 66 wind turbines along the shores of Lake Erie between Port Burwell and Port Rowan which seem to have suddenly sprung up over the winter. Ottawa and several provinces across Canada have started to promote and foster wind energy projects. According to the Toronto Star of May 13/06, last year’s federal budget quadrupled the Wind Power Production Incentive, which provides funding for wind farms. The plan is to invest at least $920 million in promoting wind power over the next 15 years. On April 13/06, (then) Ontario Energy Minister Donna Cansfield joined the owner of the Erie Shores Wind Farm for the official opening of Ontario’s largest wind farm and announced, “We are implementing our government’s plan to ensure safe, clean, reliable and affordable power for the future. This is an example of a clean energy project that has tremendous economic and environmental benefits.” It has been reported that the Erie Shores Wind Farm will generate enough electricity for 32,000 Ontario homes. The Erie Shores Wind Farm was completed at a cost of $186 million. The final turbine was completed on Tuesday, April 18th. More than 25 farm families are hosting the turbines on their property, and the 66 turbines stretch 29 kilometers along the north shore of Lake Erie. The turbines are being put online to feed into the Hydro One grid in Tillsonburg. This project is owned by Clean Power Income Fund and has been developed by AIM PowerGen Corporation of Toronto, a
There is great support for more windmills as wind has great characteristics: the ‘fuel’ is free, clean, and renewable. prominent wind power developer with projects in Western Canada, Ontario and Atlantic Canada. Erie Shores Wind Farm has given a boost to the local economy, and many Ontario residents are driving to the area to view this phenomenon. The construction of these majestic towers was truly a sight to behold. The towers on which the blades sit consist of three parts which were lifted into place by cranes. The towers are 360 feet tall, and the final third of the tower was lifted into place by a crane known as “Big Bertha”. This crane has a lifting capacity of 900,000 pounds and a maximum lifting height of 300 feet. The inside of the tower is hollow, with a very long ladder leading to the top. A small door (in contrast) sits at the base of the tower for access. The tower components were produced in Quebec and the turbine blades came from the Southern United States. Construction of each turbine began with 35 loads of cement underground to create a concrete pad to support each turbine. The entire project required 2310 loads of cement in total. Each turbine has three blades, and each blade is 132 feet in length. The Port Rowan Good News newspaper reported that the transporting of these blades required much patience and planning. The transport trucks that delivered the blades had extended trailers operated by remote controls to negotiate turns. Area residents were evidently amazed at the size and agility of these large rigs as they maneuvered around tight corners en route to the project site. The centre of the three blades is termed the Nacelle. This supports the three blades and houses the generator. In placing the blades on the tower, one crane lifts the ground blade simultaneously with the larger “Big Bertha” crane lifting the “skyward blades” until all three blades are approximately 200
feet in the air, parallel to the ground. The blades are guided with ropes as they are turned upright approximately halfway through the lift. The ropes are released after the “ground blade” is vertically in line with the tower. The success of the lift requires precision planning and exact execution of every detail at each stage of the lift. The Erie Shores Wind Farm is one of Canada’s largest wind power facilities. The National Post of June 12/06 reported that Norway, the world’s third largest oil exporter, was about to set up a fund of US $3.3 billion by 2009 to increase power production from renewable energy sources such as wind and biofuel. The aim is to add 30 terra watthours of electricity production from renewable sources by 2016. Norway
uses little of its oil and gas resources to produce power at home, relying almost entirely on by-hydropower plants for its electricity supply. There has been some controversy concerning the noise produced by these windmills. The Toronto Star of May 13/06 reported a case in southwestern Nova Scotia where a family abandoned their house because the sound from the 17 turbine wind farm nearby made the family sick. Their house was located about 400 metres from the nearest turbine. The owner declared that, “The noise is unbearable - it’s like a surround sound - you cannot avoid it and you cannot ignore it, it just comes right into your head.” The owner complained his family could not sleep, were constantly tired, suffered headaches and could
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not concentrate. The operator of the wind farm brushed off the family’s claims, but experts say the vibrations from the turbines embedded deep in the ground have the potential to affect the health of some. I stood quite close to these windmills, and I found the sound rather a deep whoosh - not at all like a hurricane screech, but a rather comforting sound much like the wind. It was not an unpleasant sound, but then I was not in the vicinity for a long period of time. There has also been some concern about the impact on the migratory path of many avian species, and particularly the Tundra Swan in the Erie Shores area. However, two appeals were dismissed as the Crown felt that these concerns, while laudable were not supported by any reasonable and authentic planning grounds upon which their appeals could be heard. The Toronto Star of June 22/06 reported that Ontario’s power authority has hired GE Energy Inc. to find out how much power the electricity system
can reliably handle as the government looks to dramatically expand the supply of renewable energy in the province. (Current) Energy Minister Dwight Duncan has called for a doubling of electricity that comes from renewable sources to 15,700 megawatts by 2025. The lion’s share is expected to come from wind. There is great support for more windmills as wind has great characteristics: the ‘fuel’ is free, clean, and renewable. Although the windmills can be built relatively quickly, wind is variable and cannot be dispatched like other forms of generation. I found another article in the Star which spoke of the impact former U.S. Vice President Gore’s movie An Inconvenient Truth had on CTV’s morning show host Seamus 0’Regan. Seamus interviewed Gore recently, and was clearly affected by Gore and the movie. O’Regan asked Gore in the interview what he himself could do in his own daily life to help the environment. Seamus has since converted to an alternative energy source in his own
home. It’s called Bullfrog Power (www.bullfrogpower.com), and it is touted as Ontario’s first 100% green electricity retailer. Apparently, this company buys power exclusively from wind and low-impact hydro generators. Evidently 0’Regan has commented, “It’s not cheap!” It will be interesting to follow the expansion of these windmill farms. I would think further studies must be done on noise and vibration, and perhaps regulations need to be put into place concerning the proximity of these windmills to homes. The benefits of further natural sources of energy will be incalculable. I found it well worth the trip to see these majestic windmills, rising in the middle of nowhere, all turning at their individual speeds, sporadically, or racing along, depending on the prevailing winds! Sources: Port Rowan Good News, Toronto Star, National Post
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Breath Easier – KILL A WATT JEFF JEFFCOATT, P.ENG, BDS, RCM CONSTRUCTION CONTROL INC.
With the increase in Hydro rates many Boards of Directors and individuals are wondering what can be done to reduce that ever-growing burden – and fortunately there are ways to reduce hydro consumption and kill a watt (and more). Remember that every watt of electricity we save means less pollution at the power generation stage and that should make us all feel better! The government is committed to making us reduce hydro use – Bill 21 will enforce the use of ‘smart meters’ and that in turn will require every condominium suite to be individually metered for hydro consumption. The idea being 18
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that if we can see how adjusting our use of lights, and changing the times of heavy appliance use, produces savings directly on our bill – we will pay more attention and reduce where we can. It makes sense that the easiest way to save money on any utility is to use less of it, so how do we reduce our dependency on Hydro? Ideally, energy conservation is the practice of reducing the amount of energy required while achieving a similar end result and quality of life.
Lighten the load! Things that used to be considered a luxury are now deemed to be the necessities of life and we are all reluctant to take even a tiny step back to those ‘dark
ages’, but there is a light at the end of this tunnel! Advances in technologies and manufacturing techniques now provide lamps that produce equivalent amounts of light for much less electricity – savings without altering our quality of life. In the early days the modern wonder was the incandescent light bulb where passing electric current through a fine metal filament created light, and a considerable amount of heat. By concentrating on removing the wasted electricity used in the heat process, and refining the actual light source using different materials, huge advances have been made in the efficient conversion of electricity to light. The first fluorescent tube was touted as the answer to all the problems, but since then many improvements have been achieved by the use of different materials and gases resulting in less power use and a reduction in size. The old T12 fluorescent lamp (1.25” diameter) has been replaced by the T8 fluorescent tube (1” diameter) and that is slowly being replaced by the T5 tube (5/8” diameter). Sorry – I don’t know why the increments of diameter of the tube are 1/8”, but just read 1/8 for the letter T and you have the diameter. Fluorescent lamps use a ‘ballast’ to convert the 110volt hydro to whatever higher voltage is required to create the electronic discharge in the tube that is then converted to visible light by the
coating material inside the tube. For T12 lamps the original ballast was like a transformer with a heavy metal ‘core’ that had wire ‘windings’ wrapped around it encased in a material that may contain PCB’s. The new energy efficient T8 lamps use an electronic ‘ballast’ that provides the required voltages without wasted energy – saving about 24watts over the winding type. New technologies have greatly changed the face of lighting used today by using high voltages to create an energy discharge through different mediums resulting in the compact fluorescent lamp that is a mini fluorescent tube with its own ballast system. This results in more visible light for less wattage and has the benefit of much longer life for the lamp since there is no heat energy wasted – energy efficient lighting. Condominium Corporations should consider first the lamps that are on 24/7 such as hallways, stairwells and underground parking garages. Energy savings
In most cases of incandescent fixtures or T12 fixtures that are on 24/7 you can expect a pay-back period of under eighteen months for an energy efficient replacement – and then the savings just keep mounting! are generated at so-much-per-hour and if the light is only on for a short time it will take a longer time to create enough savings to ‘pay-back’ the cost of change. The longer the “on” time the bigger the savings. A simple example of savings could be a two-lamp T12 fixture to be
Jonathan Fine Stephen Goodbaum Michael Pascu Maria Dimakas
replaced by a single compact fluorescent fixture (depending upon the actual area). The T12 fixture uses 2x40watts for the lamps plus 24watts for the ballast for a total of 104 watts, the replacement uses 13watts for the lamp and 6watts for the ballast for a total of 19watts. The annual savings of 85watts at 8 cents per kilowatt-hours can be calculated as about $60.00. This easily pays for the replacement fixture in the first year! In most cases of incandescent fixtures or T12 fixtures that are on 24/7 you can expect a pay-back period of under eighteen months for an energy efficient replacement – and then the savings just keep mounting! Before you get too carried away, remember that there are codes and bylaws that require certain amounts of light in public areas such as stairwells, corridors and parking areas and any retrofit to energy efficient lighting must bring the area up to the existing code requirements. Even though you are continued …
Mario Deo Joseph Ryan Marco Graziani
www.finedeo.com • (905) 760-1800 • 1-888-FINEDEO
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trying to save money by reducing wattages and the number of fixtures, you still need to have enough light for the task at hand. Careful consideration of light levels, fixture glare, and colour rendering is required to achieve a wellbalanced lighting layout for maximum energy savings. Also remember that there are requirements for emergency lighting in public areas and the location of the emergency system fixtures must be carefully considered.
If you decide upon a lighting retrofit program that results in significant costs you should engage the service of an engineering consultant to ensure that all contractors are bidding apples to apples. Don’t rely upon recommendations of a contractor or supplier as they may be promoting whatever it is they have in stock. For individuals who want to do their part - changing any incandescent lamp to a compact fluorescent lamp
will help. If everyone in your building did the same it would be a cumulative effect — not as noticeable as the public areas, but a contribution nonetheless. With the advent of “smart meters” and the subsequent sub-metering systems that will be installed as part of the governments Bill 21 “initiative” each individual will be able to see the effect of such changes on their periodic hydro bill. Surveys indicate that 12% of household energy consumption is attributable to lighting.
Be cool – not cold This summer we have been using air conditioners to combat the heat more than is usual – but why not nudge that thermostat up a degree or so? You will still feel cool when you come in and will save that precious hydro. Change to a programmable thermostat and the savings continue – you can set it to get the place cool for when you come home, offset at night and reset to comfort zone for when you get up. Each little area of saving will really add up over the summer season! There are often incentives from the power providers to install these devices – check out your local supplier for details. I would think that it was fairly obvious that, if you close your drapes to keep the sun out during the summer, it would take less power to keep the room cool. You would be amazed at how many south-facing suites have no drapes, or don’t close the ones they have. Another benefit of closing the drapes is less UV radiation to fade the upholstery. Another way of making the air-conditioner work less is to seal up any drafts and to keep windows and doors closed. If you live in a house, make sure you have adequate insulation – heat loss through the ceiling and walls can be significant. Surveys have shown that we use approximately 50% of the household energy in space conditioning (heating and cooling). Energy efficient air conditioning units are obviously the way to go for townhouses but for a highrise it is not that easy. Changing a central chiller unit is very costly and they are usually 20
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Careful consideration of light levels, fixture glare, and colour rendering is required to achieve a well-balanced lighting layout for maximum energy savings. scheduled for 25 years or more before replacement from the reserve fund. Some things can be done however such as changing the cooling tower fan to a variable speed drive model, and changing the fans within the individual suite fan-coil units. The fan-coil fans are generally cheap shaded pole units that can be replaced with slightly more expensive ‘split capacitor’ fans that use about half the energy. If your condominium Declaration places the onus of fan-coil repair on the unit owner then you should probably make this change, as it will show dividends on your hydro bill year-round. In all cases make sure that you replace the filter on a regular basis — as dirt builds up the fan motor works harder and uses more hydro — not to mention your air is not getting cleaned properly!
Waste not, want not Another energy saving tip is to use a microwave instead of a conventional oven wherever possible as microwave cooking is quicker and has no pre-heat time, resulting in significant savings on that hydro bill. Also use an electric (plug-in) kettle rather than boiling a kettle on the stove – that way all the power goes to heat your water rather than spreading wasted heat around the kitchen. Other areas to look at in reducing hydro use would be the dishwasher (wash only when as full as possible) and the laundry – only wash or dry with a full load and use the exhaust system with the dryer. Always ensure that the lint trap is cleaned out before using that dryer – not only will the dryer work more efficiently it will also remove a
possible fire hazard if lint is allowed to build up and clog the system. Let’s see what we can do with a concerted effort on all parts – if we can reduce hydro use we should all be able to breathe easier and enjoy a cleaner environment.
Jeff Jeffcoatt, P.Eng, BDS, RCM is a Registered Condominium Manager and Professional Engineer and is the Condominium Specialist for Construction Control Inc. where he heads up the Mechanical & Electrical Department and the Health & Safety Programs. Well known for his teaching for ACMO at Humber College and via the web through Mohawk College, Jeff wrote/ compiled the manual for the ACMO Physical Building Management course.
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Toronto
The Condominium Craze! BY KJELD LARSON, CCF PROPERTY MANAGEMENT
A
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became apparent. The present Condominium Act 1998 came into force in 2001 and is a comprehensive piece of statute, regulating the rights and responsibilities of condo ownership in great detail. The road to extensive condo development was paved. During the 10-year period 1992 to 2001 a total of 32,043 new condominium units were registered in the Greater Toronto Area (GTA). Since then the market exploded and in the following three years to 2004 added another 33,016 new registrations. As of 2005, the total stock of registered condos in GTA was 193,504, not
counting the multitude of projects still in the pipeline. Close to 50% of all condo units are in building complexes with up to and exceeding 800 units. The density is high with 51 stories the highest so far, parking underground and little if any landscaped grounds. This is particularly the case in downtown Toronto, where land values are excessive. Condo projects outdo each other in amenities and suite luxuries, from the latest in kitchen appliances, granite (or even Quartz) kitchen counter tops, marble bathrooms, in-suite washers and dryers, hardwood floors, indoor swim-
TORONTO CONDOMINIUM COMPLETIONS 1992-2004 15
Units Thousands
visitor, returning to Toronto after a few years’ absence and approaching downtown via the Gardiner Expressway, may think that he is entering the wrong city. Where the Skydome with its retractable roof used to stand out in its lonely majesty, it is now dwarfed by soaring towers of glass, concrete and steel with massive construction in progress promising more of the same. At the end of 2005, 50,000 condominium units were in various stages of planning, under construction or completed but not yet registered, half of which are in the Toronto Central area. Approximately 65% of the general population in Toronto are homeowners, 40% of which are in single detached homes. As single detached homes in metropolitan areas become less and less affordable for the majority of people, the condominium offers itself as an attractive alternative. In 1967 the first Condominium Act in Ontario created the legal basis for condominium development. The legislation offered protection to owners and lenders, and attempted to solve the most problematic aspects of co-ownership. The Condominium Act has been revised, reacting to new issues as they
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ming pools, exercise facilities with all the newest torture equipment, guest suites, internet access, etc. The majority of units in the downtown area are small, appealing to young singles who spend little time at home. Sales so far are brisk off the plans, as lenders demand 70-75% under contract before construction financing becomes available. Buyers make a nominal down payment on signing of the purchase contract and the balance less 5% within the ensuing three to six months, thus entering into a long waiting game until the day of possession, whenever that may be. It is a measure of the demand that these terms are accepted, unfavourable and problematic as they are to the condo buyer. Prices start at around $350 per square foot and go as high as $500-600 for penthouse suites. There are reasons for this boom in condos: 1.
Population Growth Toronto GTA grew from 4,263,769 in 1996 to 4,682,897 in 2001 for an increase of 419,128 or 9.8%. This increase has been consistent for the last 10 years and compares with a population increase of 4% for Canada as a whole and 6% for the Province of Ontario. Thus, of the Canadian population increase during this 5-year period of approx. 1.6 million people, 40% falls to Toronto. Similarly, the corresponding increase in Ontario was 656,373, of which 64% went to Toronto. Inasmuch as current fertility rates are below replacement levels practically all newcomers to Toronto were immigrants.
designs and different demands on the character of the neighbourhood. 3.
Immigration Total immigration into Canada in 2001 was 250,000, 42% of which settled in Toronto. The influx of 100,000 immigrants is a considerable contributor to the pressure on the supply of dwellings. New immigrants typically, but by no means only, tend to require housing at the low-
est possible cost and thus are renters, in part living in crowded facilities. However, new construction of rental apartment buildings in Canada has declined from 50,000 units in 1987 to 14,000 in 2001. Normally this demand for rental apartments would be expected to depress the already minuscule vacancy rate for apartments. The contrary has been the case. The vacancy rate for rental apartments in Toronto rose to continued ‌
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2.
Demographic Changes Households decline in size. Between 1996 and 2001, private households increased 6.9%, while the number of people living in them rose only 4%, thus increasing the demand for dwellings. Non-family households grow in number as young people leave the parental home earlier and marry later — or divorce earlier. These trends require a larger number of smaller dwelling units, different
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Favourable interest rates contributed to the shift from rental to owned dwellings, single detached as well as condos. 4.5% in 2004, due to increased construction of single detached housing as well as multi-story condos and townhouses. At the end of 2004 only 16,600 rental apartments were under construction. Favourable interest rates contributed to the shift from rental to owned dwellings, single detached as well as condos. Statistics show that new immigrants typically (70%) seek rental housing, moving up over the years, as they get established and obtain better paying jobs. As of 2001, 76% of immigrants immigrated in 1976 had become homeowners. The ongoing shift in the economy from manufacturing to service and high-tech industries has partly created highly educated employees who may prefer large single homes in the fringe areas, but many of whom decide to live close to their downtown place of work and to the entertainment amenities of the inner city, and thus buy
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condos, lofts or townhouses. 4.
Municipal Actions The ongoing expansion of the city by the creation of large residential subdivisions with single detached housing on the fringes of the metropolitan area and beyond has created unsustainable pressures on the infrastructure, in particular working hand in hand with a decrease or stagnation in population in city core neighbourhoods. The City of Toronto has responded by encouraging the creation of mixeduse and “fill-in� residential construction and has increased the permitted density in city core areas, especially along pubic transport lines such as the subway system. Torontonians have been watching this condo construction boom of super highrise towers with amazement. Hardly a street corner without the sales signs
promising luxury apartments, and hardly a downtown street without the unavoidable traffic restriction of large construction sites. Will there never be an end to this boom? Torontonians have not forgotten the prior condo development booms of the 1980s and 1990s, ending in bust and calamitous decay of property values. Residential markets are tightly bound to the level of interest rates. In 1982 the 1-year conventional mortgage rate topped 21.25%; in 1989 and 1995 the respective rates rose to 13.5% and 10%. Since 2001 the rate has been below 5% and is not expected to move much higher in the middle term. As long as demand holds up, Torontonians may have to live with construction sites for a while yet. Sources: CMHC surveys, Statscan.
Condo Living is NOT for Everybody ELLEN ROSEMAN, TORONTO STAR, JULY 16, 2006
C
ondo living requires flexibility, co-operation and compromise — words you don’t see often in developers’ ads. It’s not the right place for you if you want to be left alone to follow your own desires. Moving into a condominium development means obeying its rules, even if you disagree with them. You may have to leave your cat or dog behind. You may be restricted from putting decorations on your front door. You may be prohibited from renting out your unit for short periods. These rules make sense in terms of avoiding conflicts among people trying to live closely and peacefully together. Short-term rentals, for example, can be disruptive to long-term owners. If tenancies of under six months are permissible, you risk buying into a building that is really just a disguised hotel,” says Keith Bricknell, a condo owner in downtown Toronto. “You will never really get to know or trust your neighbours, because some of them will be changing, as often as daily. “Unfortunately, that has implications for things like security and the care that residents take in avoiding damage to the common elements.” This is an extra dimension you rarely continued …
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When “Personal Service Beyond The Contract� Really Counts! There Is Only One Name
Property Management Services Inc. 1256 Cardiff Blvd., Unit A Mississauga, Ontario Phone: (905) 696 (8376) Fax: (905) 696-0729 jvero@veropropertymanagement.com www.veropropertymanagement.com Condominium Property Management Specialists
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hear about when you move into a condo. You learn about it through experience. You will be governed by a condo corporation, which can pass bylaws of all kinds. It has the power to raise your monthly fees and levy a special assessment for upgrades. Refusing to pay your share will get you nowhere. The amount owing will be added to your mortgage or registered as a lien against your property. Who’s on the condo board, you ask. What experience do they have in putting together budgets and managing real estate? Well, they’re probably homeowners like yourself — but with the time to devote to unpaid work. Boards are usually staffed by volunteers. You may not want to participate on the condo board, but you still have to abide by its decisions. “The biggest appeal of condo living,” says Bruce Cohen, a former owner, “is freedom from worry. Others do the maintenance and property management. But this creates a sense of apathy that makes it easy for small well-organized groups to gain control of condo boards. Their tastes and priorities may not jibe with yours.” Hassan Altaf, a chartered accountant, does annual audits for condo boards. He recently graduated from the first-ever governance program for non-
profit directors at the Rotman School of Management at University of Toronto. “As with any non-profit, it’s hard to get volunteers who really contribute,” he says. “The better boards circulate an agenda in advance. Otherwise, the meetings can last until three in the morning.” Financial literacy is a common failing, he says. Many condo directors don’t understand budgets and how to prepare them. Boards need to build a cushion — equal to two or three months’ worth of common expenses — so they won’t be caught short by unexpected repairs. “Instead of looking six months or a year out, the directors just look at immediate expenses,” Altaf says. “When I talk to boards and go over things, there are no questions asked. People can’t wait till the meeting is over.” Directors of a condominium corporation should understand they’re legally liable for what they sign. They should not simply approve, or rubber stamp, what’s placed in front of them. What does it take to be a condo director? How do you get prepared? Denise Lash, a condo lawyer with Miller Thomson LLP, is often asked for advice about what’s required. She starts with the common complaints from unit owners… • “We don’t know what’s going on in
our corporation.” – Communication skills are important. Effective communication with residents will result in more volunteer participation and more co-operation. • “The directors aren’t following the proper procedures under the law.” – Directors need to know the Condominium Act, passed in 2001. They also have to know when to seek professional help. • “The directors are always fighting among themselves.” – Directors must be able to work with other board members, even when personalities conflict. The business can be carried out well if each director’s role is defined clearly and there’s a president who takes charge at board meetings. So, what makes a good president? Lash says four qualities are essential: 1. The ability to make decisions and stand by them. 2. The ability to take charge and make things happen, even when difficult or unpleasant issues are involved. 3. The ability to place the corporation’s interests ahead of any personal issues or gain. 4. The ability to gain the trust of the other board members and the unit owners. continued …
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“It’s not often we see presidents who have all of these qualities,” she says. “The role of president is not for everyone. It’s especially difficult when the efforts of the president and board aren’t appreciated by the residents.” There’s no formal training required to become a condo director or president of a condo board. However, the Canadian Condominium Institute (www.cci.ca) offers basic and advanced courses in Toronto. It also has a threehour seminar, Condo 101, to be held in Toronto on Saturday, Sept. 16.
Ellen Roseman’s column appears in the Toronto Star Wednesday, Saturday and Sunday. You can reach her by writing Business c/o Toronto Star, 1 Yonge St., Toronto M5E 1E6; by phone at 416945-8687; by fax at 416-865-3630; or at eroseman @ thestar.ca by email.
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Reprinted with permission – Torstar Syndication Services
™
10th Annual Joint ACMO/CCI-T Condominium Conference November 3rd and 4th, 2006 • Doubletree International Plaza Hotel, 655 Dixon Road, Toronto ON Mark your calendars now for this exciting annual Conference and Trade Show that promises an enlightening array of educational sessions and outstanding networking opportunities. Exciting Session Topics Include: • • • • • • • • • • • • • • •
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Beaver Pelts and Condo Tales You Get What You Pay For Gas Pains! Sister Snits – Avoiding Shared Facility Warfare It’s Not My Job! A Swing and A Miss – The Condo Act 5 Years Later Energy Matters – It’s Payback Time Condo Confidential Developing Board Relations Curb Appeal Submetering Condomojo – Creating Community Harmony In the Real World of Condos Good Senses; Good Neighbours Legal Talk Show
Visit the Conference website at www.condoconference.ca Exhibit and Sponsorship opportunities are also available
Confined Spaces Regulations BY J. ROBERT GARDINER, B.A., LL.B., ACCI, FCCI The Minister of Labour, Steve Peters announced on May 19, 2006 that the provincial government has strengthened regulations governing workers who enter or work around confined spaces. A “confined space�, is a fully or partially enclosed space that is not designed for continuous human occupancy and in which atmospheric hazards may occur, such as storage tanks, pits, vats, boilers and sewers. Ontario Regulation 628/05, 629/05, 630/05 and 631/05 implement changes to provide stronger protection for persons working in confined spaces in four sectors – construction projects, industrial establishments, health care/residential facilities, and mines. Many workers not previously covered by one of those sector regulations will now be covered by Ontario Regulation 632/05 (effective September 30/06) which sets out a new set of obligations for employers who will now be responsible under a wider range of additional workplaces which were not covered by the four sector regulations. The new Regulations deal with topics such as hazard assessment, training and onsite rescue procedures. A written assessment must be prepared by the employer that identifies hazards inherent to the space, or that may arise from work to be done in the space. A plan must be developed that includes procedures on how work will be done safely and establishes controls to address any hazards identified in the assessment. Workers must be trained on confined space hazards and safety precautions. An entry permit must be issued identifying hazards and precautions and must be made available to persons prior to entering or working around a confined space. On-site rescue procedures and equipment must be in place and ready for immediate implementation. Other precautions must be taken to control substances and situations that may endanger a worker.
*J. Robert Gardiner, B.A., LL.B., ACCI, FCCI is senior partner of Gardiner Miller Arnold LLP, practicing condo-law at Toronto. Bob is an honourary member of the ACMO Associates Committee and has written and lectured on occupational health and safety topics.
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Time to Check Out Your Condo’s Cheques BY GREG HOLOHAN, SCOTIAMCLEOD Considering the countless details involved with serving on the board of your condo, you may have missed a recent change announced by the Canadian Payments Association (CPA) that will affect your condo’s banking situation over the next 12 months. Last year, the CPA and its member financial institutions announced an industry-wide transition to using cheque-imaging technology in the Canadian banking system. The change is intended to result in faster and more efficient processing, giving clients quicker access to information about their cheques. Since most providers of cheques to individuals have been incorporating new features for some time, many personal banking accounts will not be affected by these changes. However, a number of business and condominiums may need to order brand new cheques in order to comply with the new regulations. In May 2006, the deadline for adopting the new cheque specifications was extended to June 30, 2007, primarily to give businesses the time to make the appropriate changes to their cheques. If you are unsure about whether your condo will need to order new cheques, you’ll want to take a moment over the next few months to speak with your relationship manager at your bank. For many condos, paying the fees associated with ordering new cheques will be the biggest banking expense in many years. Now would be an excellent time to review your condominium’s banking relationship to ensure that you’re receiving the best banking package available. Since you likely have to order new cheques anyway, it would be a reasonable time to switch banks for a better deal. If you use a professional property management company, they can typically negotiate an excellent banking deal on your behalf. For self-managed condos, you’ll want to consider interest rates, account fees, and electronic funds transfer options. You’ll also want to ensure that you have access to an investment professional that can ensure that your reserve funds are earning the highest interest rates possible within the guidelines of the condominium act. Being pro-active will ensure that your condo is in a position to profit from the new cheque regulations rather than merely reacting to them at the last minute next summer. Greg Holohan is an Investment Executive with ScotiaMcLeod. He specializes in helping condominiums improve the performance of their reserve fund investments. He can be reached at 1-800-447-5854 or greg_holohan@scotiamcleod.com.
On June 30, 2007, all condominiums are required to comply with new chequeimaging specifications announced by the Canadian Payments Association. Some of the key changes include: - A move to a numeric date format (for example, MMDDYYYY); - A mandatory serial number appearing at the bottom of the cheques; - Standardized positions on the cheque for key information. Full details of the new specifications are available on the CPA website (www.cdpay.ca)
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Member Profile
John Oakes, M.A., CPM, RCM, ACCI John Oakes currently holds the position of President of Brookfield Residential Services Limited, a major firm in the condominium industry, which manages 48,000 units in 250 condominium corporations and 42 shared use or recreational facilities. John has been involved in the management of condominiums and rental buildings on a full-time basis for the past 31 years. John’s involvement with CCI began back in 1983 when he first became a professional member of the Institute. Since that time he has been a long-standing instructor at the Basic Level Directors course and recently has also contributed his experience instructing the new Condo 101 course. In addition, John spent a number of years serving as a Director on the National CCI Board. Over the past several years, John has been instrumental in leading joint Committees with CCI and ACMO to lobby the Ministry of Energy on matters relating to electricity pricing as it relates to condominiums. In 2004, he received the President's Award from ACMO to acknowledge his efforts to educate the Association on energy issues. Most recently, John has met with representatives at the Ministry of Energy on behalf of CCI and ACMO with the goal to ensure that the needs of condominiums are represented and understood in the final release of the Regulations associated with Bill 21. In addition to his involvement with CCI, John has been active with other industry groups; he has served as President and Director of ACMO, and Director and member of the Institute of Real Estate Management (Toronto Chapter). He lectured for many years in the two-year Property Management Program at George Brown College, has served on the Property Management Advisory Committee of the College and was Chairman of the Legislative Review Committee that reviewed Bill 81 for ACMO. John has also taught the Condominium Law Course for ACMO for the past four years.
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Check Out the CCI Bookstore
Director’s Corner
BY “MR. D.”
Q Question:
Re Summer 2006 issue of thecondovoice, the article on Board Confidentiality had me thinking of references in minutes of our Board of Directors’ meetings that mention a specific unit owner (unit # not name) that was refusing to comply with a particular rule e.g. repeated overnight parking in visitors’ parking area. Do references pertaining to infractions fall under Board Confidentiality? If so, must we white out these references from all past minutes as we only have one set of minutes? I did not think the Board’s discussion on these public infractions was confidential especially since they were all reported by other resident owners.
A Mr D’s reply:
at www.ccitoronto.org Resource material for Condominium Owners, Managers and Boards of Directors
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Whilst there is no specific mention in the Condominium act as to the mentioning of unit owners or even just units, and I believe the Privacy Act is also vague on this issue, Mr D’s advice would be to err on the side of caution and if possible make only a general reference to the infraction omitting name and unit number. As to visiting past minutes and changing them I am of the opinion that let sleeping dogs lie and trust that nobody will take the Board to task.
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Diversions & Distractions
CONDO WORD FIND
Coming Soon to the CCI Toronto Website….. a “Members Only” section, where members will be able, for the first time, to view complete archived copies of the CondoVoice magazine. Watch your mail soon for important access information!
www.ccitoronto.org
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Member News
The 2007 Annual Professional and Trades Services Directory is coming soon….. Professional and Trade members should watch their mail in mid October for a confirmation of their listing information. Changes and updates must be made by November 15th, 2006. Advertising opportunities are also available to members only. This annual resource guide is a fantastic way to promote your products or services to the condominium community in the Greater Toronto Area. Don’t delay… contact Marie McNamee today at (905) 852-2802 or by email at marie@mcnamee.ca
See more Member News on page 38.
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PROVIDING EXCEPTIONAL SERVICE TO THE CONDOMINIUM INDUSTRY FOR OVER 25 YEARS SPECIALIZING IN COMPLETE PROPERTY MANAGEMENT SERVICES: Residential High-rise & Townhouse Condominiums Industrial & Commercial Condominiums Hands-On Management Individually Designed and Tailored To Meet And Exceed Your Communities Needs For more information, please contact: Gary Atkin, RCM, ACCI or Matthew Atkin, RCM, CMOC, ARM, CPM G.S. Atkin Property Management Specialist Inc. One Shady Lawn Court Mississauga, Ontario L5N 1H2 24-Hour Emergency Line (905)-567-6820 Direct Line: (416)-258-6011 Fax: (905)-567-6930 Website: www.gsa-pm.com Email: info@gsa-pm.com
ICC Property Management Ltd. COMPLETE PROPERTY MANAGEMENT SERVICES ICC Property Management Ltd. 1550 16th Avenue Building B, Suite 200 Richmond Hill, ON L4B 3K9 Tel: (905) 884-7900 Fax: (905) 884-6090
❖ Industrial ❖ Commercial ❖ Condominiums ❖ Cooperatives ❖ Townhouses ❖ Condominium Financial Services ❖ New Condominium Development Consultants ❖ Computerized Maintenance Management System
PROTECT YOUR INVESTMENT MEMBER
73 Richmond Street W. Suite 213 Toronto, ON M5H 4E8 Tel: (416) 945-7902 24 Hour Emergency Line (416) 346-0323
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Visit our Web site at www.iccpropertymanagement.com
™
CCI Toronto
Wine & Cheese Reception & ANNUAL GENERAL MEETING This is your once a year opportunity to come out and meet with the CCI-Toronto and Area Board of Directors and other CCI Members at our Complimentary Wine and Cheese Reception and Annual General Meeting.
Thursday, November 23rd, 2006 7:00 p.m. Location:
Novotel North York Hotel 3 Park Home Avenue Gibson Ballroom Toronto Ont, M2N 6L3 (Yonge Street & Mel Lastman Square)
Come out and voice your concerns, tell us how we’ve been doing over the past year and exercise your right to vote for the 2006-07 Candidates. A full information kit including formal notice of the meeting, proxy form, nomination form and reception registration form will be mailed to all current CCI Toronto members in mid-October. Any member wanting to view copies of past meeting minutes or financial statements prior to the meeting may send a written request by mail or email. Candidates for the CCI Toronto Board can be unit owners, directors, professional or trade members who are members of the Chapter. If you are unable to attend, we encourage you to forward your proxy to the office, in order that your vote will still count! The member’s Wine and Cheese Reception will commence immediately following the Annual General Meeting and is a terrific forum to meet and mingle with other CCI members in a casual and informal setting. We hope to see you there*!
* Reception is complimentary to all CCI-T members, but we ask that you pre-register for this event by calling (416) 491-6216 or completing the sign up form being mailed in mid October.
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Last Call! Attention All Condominium Corporation Members:
WE WANT YOUR NEWSLETTERS!!
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Member News (cont’d.)
Membership with CCI has its Benefits… CCI Toronto is pleased to announce a new Select Rewards Program with The Brick. All CCI Toronto members will soon receive a benefits card entitling them to their choice of Home Furnishings, Appliances and Electronics at Builder/Contract prices. Certain conditions do apply and the offer is available by appointment only. Condominium Corporation members of the CCI Toronto Chapter will receive their card at the address of service for billing. If additional cards are required for condo corporation residents only, they may be requested by calling our membership department at: (416) 491-6216.
Do you think your corporation’s newsletter is well designed, informative, interesting and award worthy?? CCI-Toronto is pleased to announce the Condo Newsletter of the Year Award. To enter, please submit current copies of your condominium’s newsletter to the CCI-Toronto office at 2175 Sheppard Ave. East, Suite #310, Toronto, Ont. M2J 1W8. The closing date is September 30th, 2006. The winner will be announced in October 2006 and will receive a complimentary registration for three directors to attend the CCI October seminar. In addition, that corporation will be awarded a plaque at the CCI-T Annual General Meeting in November 2006 and will have their name published on our website and in the Winter 2006 Condo Voice. Newsletters will be judged on style, presentation and content.
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Welcome to the Following New CCI Toronto Members Corporate Members
Individual Members
Peter Tran Terrequity Realty
DCC # 0120 MTCC # 1041 PSCC # 0766 SCC # 0291 TCECC # 1668 TSCC # 1689 TSCC # 1709 TSCC # 1722 TSCC # 1737 TSCC # 1738 TSCC # 1740 TSCC # 1741 YCC # 0065 YCC # 0427
M. Pace P. Thompson B. Fraleigh S. Floresco V. Balabanian M. Paquin
Sponsor (Trade) Members
Professional Members Zoran Churchin Zoran Properties Inc. Carol Dirks Fogler Rubinoff LLP Barry Matheson Century 21 Associates Inc.
Kris Aube Downtown Electric Fireplace Co. Anthony Milonas Soundivide Basil Mocherniak Pillar Security Alistair Russell Kinetic Solutions
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Upcoming Events – Mark your calendars!
CCI Basic Course CCI-Toronto is offering the ever-popular Ultimate Condominium Learning Program designed for condominium directors and residents. This six-night course will begin on Wednesday September 27th, 2006 and will continue on consecutive Wednesday evenings from 7:00 p.m. until 10:00 p.m. until November 1st, 2006. The industry’s top professionals - property managers, lawyers, engineers, and accountants will provide their expertise to help directors and residents gain a better understanding of the way condominiums function and should operate. All sessions will be held at the Novotel North York Hotel at 3 Park Home Ave (near Yonge St. and Mel Lastman Square). The cost for CCI members is $300 and nonmembers $400. To register for the Condominium Course and/or to obtain further information, please visit the website at www.ccitoronto.org or call the office at (416) 491-6216.
10th Annual CCI/ACMO Condominium Conference This popular two day conference and trade show will take place on Friday November 3rd and Saturday November 4th at the Doubletree International Plaza Hotel at 655 Dixon Road in Toronto. The spectacular line up of speakers and topics to be covered this year are sure to offer ideas and solutions to managers and directors alike. Session topics include: You Get What You Pay For, Beaver Pelts and Condo Tails, Gas Pains, Developing Board Relations, Curb Appeal, Should Our Condominium Be Installing Smart Meters?, Sister Snits –Avoiding Shared Facility Warfare, It’s Not My Job, Energy Matters – It’s Payback Time, A Swing and A Miss – The Condo Act 5 Years Later, Condo Confidential, Condomojo, In the Real World of Condos, Good Senses – Good Neighbours, and the Year’s Review and Case Law Update. Sponsorship and exhibit opportunities are still available – visit www.condoconference.ca for full conference details.
PM Expo The 18th Annual PM Expo will take place at the Metro Toronto Convention Centre – South Building from November 29th through December 1st, 2006. This Show will facilitate and accelerate the exchange of ideas, best practices, and product knowledge with a combination of educational seminars and exposition for the property management industry. CCI- Toronto is pleased to be a part of this show and will present an educational session on Smart Meters. For all the latest information on legislation affecting this important issue – be sure to attend. Exact session times and locations are available by visiting the PM Expo website at: www.pmexpo.com.
The Toronto Condo Show The Toronto Condo Show – the most innovative condo consumer show ever will come to Toronto on November 10, 11 & 12th, 2006 at the Metro Convention Centre.
Mondo Condo TV Show MondoCondo is a 13 part television series airing on Global, CHCH and Prime Television commencing mid October, 2006 with an estimated viewership of 115,000 per show. MondoCondo Television celebrates the excitement of condo life! It is an entertaining and revealing look at city and condominium life and the people that enjoy its benefits and lifestyles. This 13 part television show, scheduled to begin airing fall of 2006, pulls back the curtain on and showcases the lifestyles, activities and homes of Canada’s fastest growing demographic, city dwellers living in Condominiums. Mondo Condo’s chief story teller and host is Denise Lash, a dedicated urban dweller and veteran in the industry who has seen and been involved in all aspects of condominium life. A lawyer by trade and investigative journalist by inclination, she roots out the most interesting stories behind closed doors, looks into what makes them tick, and uncovers the inner workings of these vertical cities that often house more people than many cities. Follow Denise and her team of experts as they travel across the nation visiting communities and tackling real life experiences. The show is a celebration of this modern lifestyle, but at the same time, it is educational, providing the audience with new insights, and resolutions, a host of potential consultants and new ways to approach problems they may face.
Over 15,000 condominium consumers are expected to attend to discover everything they need to know about buying and living in a condominium. CCI will be there – be sure to visit our booth in the exhibit area. For more information visit www.torontocondoshow.com or call (416) 739-7773 ext. 7.
CCI Toronto AGM & Reception - see details on page 37. Fall 2006
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Total Security Solutions for Condominiums • • • • •
Visitor entry phones Access control Video surveillance Hands-free parking control 24/7 alarm monitoring
Lorne Middleton Manager, Sales & Operations, Central Ontario 5201 Explorer Drive Mississauga, Ontario L4W 4H1
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Phone: 905-206-8458 Fax: 905-206-8486 lmiddleton@chubbsecurity.com www.chubbsecutiry.com
List of Advertisers ACMO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Adams Masin Tilley LLP . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 A.R. Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Atrens Management Group Inc. . . . . . . . . . . . . . . . . . . . . . . . .30 Bonita Residential Services Ltd. . . . . . . . . . . . . . . . . . . . . . . . 40 Brookfield Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Brown & Beattie Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Carma Industries Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32 Canlight Hall Management Corp. . . . . . . . . . . . . . . . . . . . . . . . 8 Certified Clean Air Services Inc. . . . . . . . . . . . . . . . . . . . . . . 4 Chubb Security Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Cochrane Engineering Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Construction Control Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 Crozier Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 Davroc & Associates Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Downtown Electric Fireplace Company . . . . . . . . . . . . . . . . . .23 Enerplan Building Consultants . . . . . . . . . . . . . . . . . . . . . . . . 42 Essential Landscaping Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Fine and Deo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Firenza Plumbing & Heating Ltd. . . . . . . . . . . . . . . . . . . . . . . 40 First Condo Group Limited . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Forest Contractors Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20 Gardiner Miller Arnold LLP . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 G4S Security Services (Canada) Ltd. . . . . . . . . . . . . . . . . . . . 21 Gerald R. Genge Consulting Engineers . . . . . . . . . . . . . . . . . .26 GSA Property Management Specialist Inc. . . . . . . . . . . . . . . 36 Harris Management Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Horlick Levitt Barristers & Solicitors . . . . . . . . . . . . . . . . . . . 40 ICC Property Management Ltd. . . . . . . . . . . . . . . . . . . . . . . 36 Impact Recreation Management, Inc. . . . . . . . . . . . . . . . . . . . 12 Innofit Innovations for Fitness - Kinetic Solutions . . . . . . . . . . .7 Innonet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36 JCO & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 Les Consultants Ingenium (Condo Manager Software) . . . . . 11 M & E Engineering Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Maclaren, Corlett LLP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Malvern Condominium Property Management . . . . . . . . . . . 16 Maxium Condo Finance Group . . . . . . . . . . . . . . . . . . . . . . . 34 Metro Group of Companies . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Miller Thompson LLP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 Morrison Hershfield Limited . . . . . . . . . . . . . . . . . . . . . . . . . 27 Nexus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Ontario Screen Systems Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Percel Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Pro House Management Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . 41 Provident Energy Management Inc. . . . . . . . . . . . . . . . . . . . . 42 RBC Dominion Securities . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Rogers Cablesystems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Samuel Property Management Ltd. . . . . . . . . . . . . . . . . . . . . 34 S.R. Wise Management Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Summa Property Management . . . . . . . . . . . . . . . . . . . . . . . . 40 Suncorp Valuations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Stratacon Group Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Toronto Hydro Energy Systems . . . . . . . . . . . . . . . . . . . . . . . 2 TPMG . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Vero Property Management Services Inc. . . . . . . . . . . . . . . . . 26 Waste Solutions Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Whiterose Janitorial Services Ltd. . . . . . . . . . . . . . . . . . . . . . .28 Wilson Blanchard Management Inc. . . . . . . . . . . . . . . . . . . . . 33
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ATTENTION Advertisers and Writers! Are you interested in advertising or writing for “TheCondoVoice” or the “Professional Services Trade Directory”? WRITING FOR “TheCondoVoice” As a member, are you interested in writing for “TheCondoVoice”? If you are a condominium director and have a unique tale to tell or advice to relay to other condominium boards, please let us know! If you are a professional or trade member offering products or services to condominiums and have a relevant article, let us know! The subject matter should be current, concise and helpful. The topic should relate to the management of condominiums and not be of a commercial nature. Please either mail or email your article to: The Editor, TheCondoVoice, 2175 Sheppard Ave. E., Suite 310, Toronto, Ontario M2J 1W8, or cci.toronto@taylorenterprises.com
INSERTS Inserts can be placed in the envelope containing “TheCondoVoice”. Limited to CCI members only, professionals and trades can supply copies of their flyers and brochures for insertion in an issue. A fee of $600 plus GST will apply.
Condominium Energ y Experts Proudly celebrating our 20th year serving the GTA. • Energy Management Systems • CO Control Systems • Variable Frequency Drives • Snow Melting Control • Lighting • Water • Boilers • Submetering • Billing and Collections • Monitoring Centre and much more... Call today and ask about our free energy audit!
GST must be added to all rates. All enquiries should be directed to the advertising representative, Marie McNamee at (905) 852-2802 or email at marie@mcnamee.ca, or visit www.ccitoronto.org for more information.
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“TheCondoVoice” is published 4 times per year – Spring, Summer, Fall and Winter, by the Canadian Condominium Institute - Toronto & Area Chapter. Newsletter Directors: Mario Deo & Gina Cody Editor: Ruth Max Advertising: Marie McNamee Composition: E-Graphics Publications Mail Agreement #40047005 - Return undeliverable Canadian addresses to Circulation Dept. 2175 Sheppard Ave. E., Suite 310, Toronto, ON M2J 1W8 The author, 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. Consider supporting the advertisers and service providers referred to in this magazine, recognizing that they have been supporters of CCI. 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.
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Parking Garage eck Maintenance Ch
scapers d n a L k o Bo
New Listings for Building 2
Call Elevator Repairman
Roof top Repairs
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