www.ccitoronto.org
VOL. 9, NO. 2 • WINTER 2004
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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Shedding Light on Resource Conservation Performance Contracting – Do You Have the Energy? 2004 CCI/ACMO Conference Highlights Directors: Work Smarter… Not Just Harder! Brighten the Future by Using Less Energy! Hydro Security Deposits Help for Insurance Program Concerns
plus… Member News Director’s Corner Ambassador Program National News PM #40047005
SMART METER TECHNOLOGY
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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
2004/2005 Board of Directors
Contents Features
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Highlights of the 2004 CCI/ACMO Annual Condominium Conference
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Shedding Light on Resource Conservation
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Smart Metering - Ontario Energy Board Releases Draft Implementation Plan
by Laura Anderson, EcoAction
PRESIDENT Janice Pynn, RCM, ACCI, FCCI Simerra Property Management Inc.
VICE-PRESIDENTS John Warren, C.A. (Chair, Membership Committee) Adams, Masin & Tilley LLP Denise Lash, B.Sc., LL.B., ACCI, FCCI (Co-Chair, Public Relations Committee) Miller Thomson LLP SECRETARY/TREASURER Bob Girard, B.Comm (RCM) (Member: Special Projects Committee) Simerra Property Management Inc.
by David E. Muffitt, Provident Energy Management Inc.
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Performance Contracting – Do You Have the Energy?
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Directors: Work Smarter… Not Just Harder
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Brighten the Future by Using Less Energy
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Hydro Security Deposits for Condominium Corporations: CCI’s Lobbying Efforts
PAST PRESIDENT J. Robert Gardiner, B.A., LL.B., ACCI, FCCI (Member: Conference Committee) Gardiner Miller Arnold LLP
BOARD MEMBERS Gina Cody, P.Eng., M.Eng., Ph.D., ACCI, FCCI (Co-Chair, Public Relations Commitee Chair, Education Committee) Construction Control Inc. Henry Cohen (Member: Special Projects Committee) YCC #0074 Armand Conant, B.Eng., LL.B., D.E.S.S. (Chair, Legislative Committee) Jones Rogers LLP Lisa Kay Maxium Condo Finance Group Tom Park, P.Eng., ACCI (Member: Public Relations Committee) Golder Associates Ltd. Vic Persaud, BA (Member: Special Projects Committee) Suncorp Valuations Ltd. Bill Thompson, RCM, ACCI Malvern Condominium Property Management
EX OFFICIO BOARD MEMBER Jasmine Martirossian, B.A., M.A., PhD.
ADMINISTRATOR Lynn Morrovat
by John Oakes, Brookfield Residential Services Inc.
by Steve Willerding, B.A., B.Ed., CCI (Hon’s.)
by Jeff Jeffcoatt, P.Eng., RCM
By Janice Pynn RCM, ACCI, FCCI, ARP
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Protocol Program Responds to Insurance Industry Concerns
Departments 4 27 29 34 35 39
President’s Message Director’s Corner Upcoming Events Ambassador Program Report Member News National News Winter 2004
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President’s Message
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s the cold winter weather approaches and the thermostats start to rise, concerns over soaring energy costs may be front and foremost in the minds of many Condo Boards and Managers. This issue of the CondoVoice, focusing on Energy Issues, will hopefully provide information to help ease some of those concerns.
Janice Pynn, RCM, ACCI, FCCI
John Oakes, President of Brookfield Residential Services outlines the benefits of Performance Contracting – an option that a growing number of condominiums are considering in an effort to reduce utility consumption. Dave Muffit, Operations Manager with Provident Energy provides a detailed overview of the recent Government of Ontario Smart Meter Draft Implementation Plan and explains why Smart Meters may help consumers shift energy loads from peak periods, to off-peak periods when energy becomes cheaper. A look at the options for Boards looking to reduce energy consumption through the use of new lighting technologies is provided by Jeff Jeffcoatt. And good news may be on the way for condominium corporations facing huge security deposits from their hydro providers. Finally, Laura Anderson, Program Co-Ordinator with the non-profit group Earth Day Canada sheds some light on Resource Conservation and how both groups and individuals can save money while also helping the environment. Clearly, options exist for those committed to reducing energy consumption – but as John Oakes states at the end of his article; “you will need the will to do it, the commitment, the patience and the energy.” And speaking of energy – there was certainly an abundance of energy to be found at the 8th Annual CCI/ACMO Condominium Conference held on Friday, November 5th and Saturday, November 6th at the Doubletree International Plaza Hotel in Toronto. This annual event draws Directors, Professionals and Trades from across Canada for a twoday event highlighting educational seminars, networking and a trade show featuring the products and services of 70 exhibitors. The success of this conference is due to the hard work and input of the Joint Conference Committee and the support of the Speakers and Sponsors. Our thanks go out to all those involved. Planning is already underway for next year’s conference – to be held at the same venue on Friday, November 4th and Saturday, November 5th. So mark your calendars now – and if you have any suggestions for next year, please forward them to us. As we enter into 2005, I am proud to say that CCI truly has become the ‘Voice of Condominium’. With your help and support, we hope to make that voice even stronger in the coming year.
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2004 CCI/ACMO Annual Conference
8th Annual Condominium Conference
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he 8th Annual CCI/ACMO Condominium Conference, held at the Doubletree International Plaza Hotel on Friday, November 5th and Saturday, November 6th, 2004 was on all counts a smashing success!
Effective Communications Session with Panelists (L to R): Ruth Flanagan, Jasmine Martirossian, Guy Jeremy and moderator, Peter Leong.
The conference which continues to draw record numbers of delegates, drew 456 delegates this year from across the nation. Attendees at this year’s conference were treated to an all day trade show featuring the products and services of 71 exhibitors as well as a choice of over sixteen informative and educational seminars over two days, with expert speakers. Attendees were impressed with the wide variety of topics covered including: Telecommunications, Preventative Maintenance, Market Value, Mitigating Damage, Life Under the New Condominium Act, Reserve Funds, PIPEDA, The Future of Condos, Mediation, and Human Rights to name a few! Congratulations go out to Cindy Moffitt with Wilson Blanchard, the winner of this year’s Trade Show Passport prize of a $2,000 travel voucher.
Conference Keynote Speaker, Harold Taylor, presents “The 90 Minute Hour”.
Special thanks go out to all the speakers and sponsors, who helped make this year’s conference the success that it was!
Mark your Calendars now for next year’s conference being held on Friday, November 4th and Saturday, November 5th, 2005 at the Doubletree International Hotel and Conference Centre on Dixon Road in Toronto.
“Battle of the Giants” session with panelists (L to R): Shawn Dobni, Kent Rawlings, John Deacon, Michael Lee and Moderator Bob Gardiner.
– photos courtesy fo Steve Willerding and Diane Gaunt.
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2004 CCI/ACMO Annual Conference
And the Award Goes to… Honourary Designations The following two CCI Toronto and Area CCI members were recently awarded with Honourary Designations for their outstanding contributions to the Chapter. The awards were presented at the CCI National Awards Dinner at the Doubletree International Plaza Hotel in Toronto on Friday November 5th, 2004.
Denise Lash, B.Sc., LL.B., ACCI, FCCI On November 5, 2004 Denise Lash was awarded with the FCCI designation, making her a Fellow of the Institute. Denise is a lawyer with the Condominium Practice Group of Miller Thomson LLP in Toronto. She received her B.Sc. and LL.B. from the University of Victoria and was called to the Bar in Ontario in 1990.
through the numerous articles she has contributed to the magazine, and through countless presentations at CCI Courses, Seminars and Conferences. She has served as an ‘Ambassador’ for CCI on many occasions in her dealings with the Community Associations Institute in the United States and has played an integral role in bringing the two groups closer together. The members of the CCI Toronto Board of Directors feel that Denise’s hard work and dedication make her a worthy recipient of this honour and wish to congratulate her on her accomplishments.
Steve Willerding, B.A., B.Ed., CCI (Hons)
(L to R): CCI-Toronto President, Janice Pynn, Denise Lash and CCI-National President, Gerrit Roosenboom.
Denise has served on the CCI Toronto Board since 1996 in a variety of capacities. She currently serves as Chapter Vice President and Co-Chair of the Public Relations Committee, which oversees the editorial review of the CondoVoice magazine. In prior years Denise has also served on the Legislative and Ethics Committees. Denise’s commitment to advancing the educational endeavors of the Institute has been very apparent
The CCI-Toronto Board is thrilled to announce that Steve Willerding was recently awarded with the ‘Distinguished Service Award’. A retired teacher, Steve’s energetic and dedicated efforts as a director of his 195 unit townhouse condo during the past nine years solved many problems which had previously confronted in-house management. Steve was re-elected three times as President of YCC 244’s Board of Directors and has relentlessly attended innumerable condo seminars. He attended a property management course at Seneca College, and completed the Administration Certification program at Humber
College, as well as CCI’s Basic and Advanced Director’s Courses. Re-elected to the Board of CCI (Toronto and Area) in 2001, Steve has helped staff CCI’s display booth at the
(L to R): Gerrit Roosenboom, CCI National President, Steve Willerding and Bob Gardiner, CCI-Toronto Past President.
PM Expo and Springfest condo exhibitions, as well as TREB’s annual Showcase Meetings. Steve’s environmental efforts were also instrumental to successfully lobby Toronto’s Waterworks Energy Services to include condominiums in the six litre Low Flush Toilet Rebate Program. As Special Projects Committee Chair, Steve initiated and organized seven successful educational condominium “President’s Club” seminars, amongst other projects. Steve’s commitment to condo education and his dedication as a director are exceptional.
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David F. Alexandor, Q.C. LAWYER
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MEDIATOR
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ARBITRATOR
Conflict Resolution Consultant _____________________________ •Advice on disputes involving owners, developers, property managers and shared facility condos •Independent investigations and evaluations •Extensive condominium and business experience •Experienced lecturer, trainer, coach, facilitator
_____________________________ Roster Mediator - Toronto Ontario Mandatory Mediation Program ADR Institute of Ontario Ontario Bar Association, ADR Section Member: ACMO and CCI Toronto Ontario Society for Training and Development
______________________________ 90 Eglinton Avenue East, Ste. 420 Toronto, Ontario, M4P 2Y3 P: (416) 483-8600 F: (416) 483-2737 davealex@ interlog.com
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2004 CCI/ACMO Annual Conference
Lorne Young Chapter of the Year Award At the CCI National Awards Dinner Ceremony held in Toronto on November 5th, 2004 the CCI Toronto Chapter was bestowed the honour of receiving the Lorne Young Chapter of the Year Award – again! The Lorne Young Award is presented annually to the CCI Chapter who has shown the best overall commitment to membership growth, marketing and public relations initiatives as well as continued educational endeavours. This is the second time the Toronto Chapter has received this recognition; this award was also presented to the Chapter back in 2001. The Chapter Board of Directors were on hand that evening to accept the plaque presented in honour of the Award.
(L to R): Bob Girard, Bob Gardiner, Janice Pynn, Gerrit Roosenboom, John Warren, Denise Lash, Gina Cody, Vic Persaud (Back Row), Armand Conant and Steve Willerding.
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Shedding Light on Resource Conservation
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ow to save money while helping the environment BY LAURA ANDERSON ECOACTION TEAMS PROGRAM COORDINATOR EARTH DAY CANADA
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• Water conservation • Transportation alternatives
T
he massive blackout of August 14, 2003 helped shed light on our energy vulnerability and dependency. On that day more than half of Ontario’s population lost their electricity, and soon after, the entire province started asking what it would take to make sure it didn’t happen again; conservation is one solution. It starts small: replacing incandescent bulbs with compact fluorescents, setting the thermostat above room temperature in summer or below room temperature in winter, encouraging residents to shut off lights in their suites, installing timers and motion sensors for common area lighting, installing faucet aerators, and separating recyclables from waste. These kinds of simple actions help Ontario reduce its energy use and avoid a repeat of August 14. Water conservation is just as important an issue to consider since a significant amount of energy is used to bring water to our taps. Table 1 demonstrates the percentage of water consumption in high use areas of typical Canadian homes, while Table 2 depicts the amount of greenhouse gases (GHGs) that an average Canadian produces through energy usage.
helps people understand that reducing consumption saves money and the environment. Program activity guides outline practical tips and actions in areas such as: • Home energy efficiency • Reducing household waste • Sustainable food and gardening habits
To learn more about the EcoAction Teams Program call 1 (888) 283-2784, ext. 106 or visit the program web site at www.ecoactionteams.ca. EcoAction Teams is a program of Earth Day Canada. As a charitable, environmental education and communications organization, Earth Day Canada develops and provides award-winning programs and resources to help Canadians improve the environment in their communities.
Source: Natural Resources Canada, 2004
As a property manager or building owner facing soaring utility costs, you can reduce energy consumption, save money and promote conservation to your residents through Earth Day Canada’s EcoAction Teams Program. Working alone or in groups, participants have access to free program guides that show how to save on household resources and money, while benefiting the environment.
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EcoAction Teams simplifies information and incentives available for household resource efficiency. The program Source: Natural Resources Canada, 2004
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Smart Metering Ontario Energy Board Releases Draft Implementation Plan BY DAVID E. MUFFITT PROVIDENT ENERGY MANAGEMENT INC.
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he government of Ontario has been issuing press releases and making statements for some time now about so called ‘Smart Meters’. There have been many questions about what exactly are smart meters and what their impact will be. On July 16, 2004 the Minister of Energy directed the Ontario Energy Board (OEB) to develop a plan to implement smart metering with an initial target of 800,000 smart meters in Ontario by December 31, 2004 and, in a staged approach, to replace all existing meters by December 31, 2010. While the Ontario Energy Board has been working with some of the key stakeholders since that time, a Draft Implementation Plan was released to the general public on November 9, 2004. As part of the draft, the Ontario Energy Board invited interested parties and individuals to comment on the draft
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plan with submissions filed by November 26, 2004. The draft plan calls for these meters to record electrical consumption on an interval basis. For single family homes this means on an hourly interval and for large users, every 15 minutes. In this way, the government plans to pass through the real time cost of electricity to the consumer. Since peak period electricity is more expensive, it is hoped that consumers will learn to adjust their consumption habits, shifting loads to non-peak periods when electricity is cheaper. This is, of course, very similar to the plans of the previous government where large users were expected to plan electricity purchases through a retailer by buying ‘blocks’ of electricity. A typical large consumer would lock in purchases by agreeing to buy a certain amount of electricity for peak periods, off peak periods, in seasonal increments and so on. It was hoped that in this way, consumers would be encouraged to shift loads or conserve electricity in other ways. Recently consumers started to receive their electricity bills in a newly mandated, simplified, format. Since there is still a fair amount of information and line item charges appearing in the new bills, these new bills may not be much easier to understand than the previous format. The draft plan may further complicate the billing process since it proposes to have different price plans. There may be a regulated price plan, where prices are regulated by the
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OEB, and there may be a so-called ‘smart’ price plan, where consumers are subject to market based price factors. The draft plan calls for making the information needed to make purchasing decisions available through such proposed mechanisms as emailing load
Since peak period electricity is more expensive, it is hoped that consumers will learn to adjust their consumption habits, shifting loads to non-peak periods when electricity is cheaper. profiles, posting load profiles on the internet, or using a ‘voice recording’ system. It is difficult to imagine how the smaller consumer would be responsive to a system where they must review load profile data on a daily basis in order to make decisions on when and how to use electricity. Large customers who have peak loads greater than 200kW are expected to get meters first. Most condominium corporations fall under this category. Following these installations, starting
in 2006 users with loads from 50 to 200 kW will have meters installed. Smaller users will then follow until completion in 2010. There are certainly going to be costs attached to implementing such an ambitious plan and the OEB is responsible for building smart meter costs into distribution rates and formulating other procedural and regulatory conditions for the distribution companies. One further cost that must be considered is the stranding of the cost of existing meters, the value of which remains on the books for the distributors. Overall, the capital cost of installing smart meters for all customers is estimated at $1.07 billion over the term of the implementation process. Some of the unknown factors will include higher costs for smart meter maintenance, data collection and data maintenance, and the communications infrastructure required. The draft plan also touches on energy management measures that are anticipated with the installation of smart meters. While lacking in specifics, the plan outlines how smart meters may be coupled with other smart devices such as thermostats or shut off devices that may be used to control loads in response to meter data. In many ways, this would be similar to some of the techniques already used in some distribution areas where, for example, electric hot water tanks can be shut off by the utility to shed some load during peak periods. In turn, the customer pays a flat rate for their hot
Smart Metering Considerations SUBMITTED BY DENISE LASH, MILLER THOMSON LLP Corporations with one bulk hydro-electricity meter may benefit from installing Smart Metering to record and monitor consumption levels. Corporations that are considering submetering or separate metering should start investigating Smart Metering. Start making those inquiries. CCI-Toronto, will be updating its members as more information is obtained from the Ontario Energy Board.
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water electrical consumption and this electricity is not metered. The plan also calls for the involvement of energy management firms to develop similar strategies for large users in order to be able to shed loads. In addition to making consumers with loads over 200 kW a sensible priority, the plan also calls for prioritizing installation of smart meters by region. The Independent Electricity Market Operator, the body responsible for coordinating the physical movement of electricity throughout the province has identified three congested zones in the province that would benefit from a demand reduction strategy. Not surprisingly, the three areas are Toronto, the Western GTA, and the Northern GTA. Clearly, these regions contain the majority of condominium corporations in the province and this may result in even earlier deployment of smart meters to this market segment. One of the more interesting statistics quoted in the draft plan concerns supply scarcity relative to price. If demand could be reduced by 2 to 5 percent during periods of scarce supply, the plan describes how prices could be reduced by half or more during these periods. Such an impact would be significant indeed. The draft plan suggests a very ambitious and aggressive implementation timeline. The impact on consumers, distributors and regulators cannot be overstated. Perhaps most importantly, it only reinforces the need for proper energy management, as it becomes clear that successive governments are becoming more intent on no longer subsidizing the consumer for the cost of electricity.
Author: David E. Muffitt is Operations Manager at Provident Energy Management Inc. and is a Certified Energy Manager with over 20 years experience in Energy Management. Provident is a Toronto based energy services company specializing in the multi-residential market. They can be contacted at 416-736-0630. Winter 2004
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E PERFORMANCE CONTRACTING Do You Have the Energy? BY JOHN M. OAKES, M.A., CPM, RCM, ACCI BROOKFIELD RESIDENTIAL SERVICES
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nergy Performance Contracts have been used by industry and various levels of government for decades, yet, they are not commonplace in residential condominiums. For whatever reason, many Property Managers and Directors alike have not yet reached the comfort level that could and should result in widespread use. Companies that specialize in energy performance contracting services are called Energy Service Companies (ESCO’s). The ESCO is paid for its efforts solely on the basis of the energy savings realized through energy efficiency improvements. These improvements can include lighting retrofits, installation of energy efficient boilers, new HVAC controls, modification to air make-up units, power factor correction and a myriad of other measures. Performance contracting can be a viable solution to reducing your utility consumption and to replacing many components of your mechanical systems that may be reaching the end of their life cycle. The cost of the project is typically paid over time through financing or leasing and is paid through savings in your hydro or gas costs. At worst, there is no impact on your current level of common charges and, at best, you can structure your financing to produce a positive cash flow. The
By its nature, the path leading to an Energy Performance Contract can be a long one, can be littered with hurdles and will require careful review by the Board and its solicitors.
savings in energy are typically guaranteed by the ESCO and are based on savings from a baseline that is established from historical consumptions. The ESCO is responsible for a wide range of activities that would typically include a preliminary energy audit, a more detailed analysis of potential savings, a plan for Board approval, preparation of drawings and specifications, tendering, supervision of the retrofit and applications for funding or incentives. Some may also bring financing options or financing sources to the table. When choosing an ESCO, you need a capable and reputable company that has considerable experience in energy efficiency technologies and projects, has the internal infastructure to properly develop and supervise the plan, has the financial stability to ensure success and has disclosed or has no conflicts of interest with contractors
who would be carrying out the retrofit(s). By its nature, the path leading to an Energy Performance Contract can be a long one, can be littered with hurdles and will require careful review by the Board and its solicitors. You will also have to consider a number of “condominium� issues that make performance contracting more difficult than would normally exist in private sector industries. The extent of owner involvement and approval will depend on the nature and extent of the project. The Board can authorize replacement of items that
would normally be paid from your Reserve Fund without owner approval. However, if the project involves the addition of items or improvements, you will have to send notice to the owners pursuant to Section 97(3) of the Act if the cost of those items is more than 1% and less than 10% of your annual budget. If this is the scenario facing you, don’t wait for someone to initiate a Special General Meeting. Take a proactive approach by calling the meeting and by making a professional presentation to the owners about what the plan entails. If you decide to take a vote, make sure any Letter of Intent with the ESCO is conditional on approval of the owners. You should also speak to your lawyer about the need to pass or amend a borrowing by-law. If you finance the project though a third party lender, you will likely need to pass a by-law and
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that requires approval of a majority of the units. Opinion also exists that entering into a long term lease also requires a Borrowing by-law. The Canadian Institute of Chartered Accountants Handbook states that “a lease that transfers substantially all of the benefits and risks of ownership to the lessee is in substance an acquisition of an asset and an incurrence of an obligation by the lessee...". Talk to your auditor and lawyer to get their opinions. Financing the cost of the project is very often done by leasing the equipment over six to eight years. The banks and other 3rd party lenders are becoming more familiar with Performance Contracts and are willing to sit down and negotiate. The new equipment will be owned by the lessor until paid off. This creates an interesting problem in condominiums. The new equipment will have to be defined as an asset of the condominium and not part of the common elements, even though attached to the common elements. The
lessor will want the right to remove the equipment if you default in your obligations. This sounds, and is, a little impractical because you won’t want to give them an easement through the common elements to get to their own equipment. There may be other default remedies that are satisfactory to your lender. If you enter into a lease arrangement, you will need to call your insurance broker to ensure that the lender is added as a named insured on your insurance policy. This endorsement is easy to obtain and simply lists the components owned by the lender as insured items under your current policy. You should also be very financially healthy before you approach lenders. They will want to see a very clean balance sheet in terms of your accumulated operating fund surplus, very low receivables, a fully funded reserve and a funding plan (Form 15) that doesn’t show drastic increases in contributions over the next few years.
They will also want to assure themselves that there hasn’t been a lot of political unrest or Board turnover in your building and that you have a history of being professionally well managed. You will also want to give serious consideration to making a significant deposit. If you have an adequate Reserve and have been setting aside funds for various mechanical components in your Reserve, you can use these funds and put down a deposit from your Reserve. This will reduce your monthly lease cost and make the picture far more attractive. You could also negotiate a buy-out at the end of the lease that will perform the same function. The buy-out can also be a reserve expense but your Reserve Study and Funding Plan will have to reflect that cost. Most corporations will show the lease cost as an operating expense. This is largely a result of the fact that the savings are operating fund savings.
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The idea is to produce a positive cash is now new, they should do a recalculaer balance in that critical year. Any flow from the project as illustrated in tion of their costs and that could result added equipment will also have to be the table below. Regardless of what the in an ongoing lower contract price. This added to the Reserve Fund Study. final picture looks like, meet with your could be offset to some extent by the The Provincial Government is auditor to obtain concurrence on how cost of maintaining any equipment that actively putting policies and strategies you are going to show deposits, princiis now being added to the service conin place that will ensure that we mainpal, interest and buy-out in your finantract. tain sufficient generating capacity to cial statements. With so much of your equipment meet the future needs of Ontario. One The ESCO will typically make being new and being added in the same of the cornerstones of this plan is the the offer to guarantee the savings. This year, talk to your Reserve Fund Planner development and fostering of an enerwill transfer the risk of the project to and have a new cash flow projection gy management culture in which we the ESCO. However, this feature is not run. You may be fortunate enough to can all participate. Energy Performance free. ESCO’s typically will purContracting, when properly chase insurance to guarantee applied, provides benefits in these savings and the cost of that the form of operating cost Total Project Cost $ 750,000 insurance is built into the overreductions, increased occupant Less Incentives $ (50,000) all project cost. comfort, extended equipment Net Project Cost $ 700,000 You will be doing a lot of life and facility enhancement number crunching and the ideal while reducing the stress on Cash Deposit From Reserve $ 275,000 arrangement can look similar to both generating and transmisAmount to be Financed $ 525,000 the Table shown here. sion assets in Ontario. There may be other beneThere’s a lot to consider and Monthly Lease Cost $ 5,700 fits to a Performance Contract there’s a lot to do. There are a Monthly Guaranteed Savings $ 8,700 that are not shown above. If you growing number of success have a comprehensive mechanstories in condominiums that Monthly Savings/Cash Flow $ 3,000 ical systems contract on your should give us all a much highcurrent equipment, talk to that er comfort level. You will be Buy Out After Pay Back Period $ 80,000 service provider about renegotirewarded but you will need the ating the contract. The new will to do it, the commitment, equipment will be under warranthe patience and the energy. ty and should result in a reduction in see a reduction in your annual contributhe annual contract cost, at least in the tion and/or an extension of the critical John M. Oakes, M.A., CPM, RCM, ACCI is first year. These service providers also year (lowest balance over 30 years) furPresident & CEO of Brookfield Residential build the cost of parts replacement into ther into the future to give you time to Services Ltd. their agreement and, if the equipment adequately deal with it or even a high-
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Directors:
Work Smarter… Not Just Harder BY: STEVE WILLERDING, B.A., B.ED., CCI (HONS.)
Help Wanted Problems obtaining quorums at your meetings? Are proxies a bone of contention? Board agendas derailed by obstructive, rowdy meetings? Trouble finding suitable volunteers for either election or re-election of directors? Time to review and examine property management performance and proficiency for contract renewal? Confusing, complex condominium laws, declarations, by-laws in need of professional clarification, explanation, or a second opinion?
Presidents’ Club to the Rescue… The concerns mentioned above are just a few examples of the challenges facing decision-making Board of Directors everyday particularly with inexperi-
(L to R): Moderator, Steve Willerding, and panelists Gerrit Roosenboom, John McMillan, Laura Lee and Linda Kardum.
enced new members in mind. Newly elected directors or “wanna-be” presidents continually looking for a forum to learn about new solutions or ways to avoid unnecessary problems can now join other corporations to share experience, knowledge, and support. For the last three years, with the assistance of condo-experienced networking of 30 or so President Club professional panelists, together with 300 some participants of the seven seminars held so far at six different locations; the following three main group goals emerged:
1. Increase the number of ‘Good’ presidents and directors to become even better; 2. Improve or limit the current number of ‘Bad’ directors; 3. Encourage the phasing out of the ‘Worst’; - sometimes known as ‘Ugly’ ones…
Unique Opportunities Perplexed directors in pursuit of trying to resolve specific, individual condominimum corporation issue(s) can now obtain information by means of both the formal and informal ‘Q & A’ support networking time allotments, an integral part provided by the speakers at all the seminars. The timely seminar topics themselves are determined by majority interest and concern expressed in the evaluation forms collected from participants. Six out of the seven seminars have been held at various geographic A great turnout of interested Directors.
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locations in hopeful consideration of attracting and favouring greater local interests and turn-out. Corporations wishing to host a seminar, while showcasing unique, different building features at the same time, are welcome to volunteer their facilities just like the exceptional Palace Pier and the outstanding New York Towers landmarks have done.
Are there Benefits? The increased interest and growing attendance experienced at the past seven seminars seems to indicate the appreciation of dealing with objectives like identifying and applying effective leadership skills as well as appraising and maximizing property management performance and propriety. Informative, up-to-date topic hand-outs are included in the seminar registration fee, which is as low as $40 + GST for non-CCI members (CCI members pay a discounted price). By listening to and learning from one another’s problems and solutions and through mutual networking of questions and answers, an enhanced, informed director leadership empowerment may just be one more alternative, positive venue to lead to the building of better, more enjoyable condominium communities we are all looking for. For more information about membership rates and future seminar inquiries, visit CCI Toronto Chapter’s website www.ccitoronto.org or call the CCI office at (416) 491-6216.
For the past three years, Steve Willerding has been Chair of the Special Projects Committee. In recognition of his outstanding leadership contribution in the development of the Presidents’ Club and the energetic, dedicated Utility Conservation efforts demonstrated during his 9-year-long YCC#244 presidency as well as CCI’s 6year Board Directorship term, Steve has been the recipient of the Distinguished Service Award (DSA) at CCI’s National Awards dinner held during the 8th ACMO/ CCI Conference, November 5, 2004.
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Brighten the Future by
Using Less Energy
W
ith 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. 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? Things that used to be considered a luxury are now deemed 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 heralded as the answer to all the problems, but since then many improve24
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ments 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 (12x1/8 = 1.25” diameter) has been replaced by the T8 fluorescent tube (8x1/8 = 1” 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.
When looking for energy savings consider first the lamps that are on 24/7 such as hallways, stairwells and underground parking garages. 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
BY JEFF JEFFCOATT CONSTRUCTION CONTROL INC.
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 T8 lamps are capable of using a ballast that converts the hydro voltages electronically and more efficiently. Original ballasts consume up to 24watts of power in the conversion process for each tube while electronic ballasts use less than 10 watts for up to four tubes. Since this is wasted power that is not converted to light additional savings are achieved by using the new ballasts. New technologies have greatly changed the face of lighting used today by using high voltages to create an energy discharge through different mediums. This results in more visible light for less wattage – energy efficient lighting. For interior lighting the T8lamp and the compact fluorescent lamp have taken over from the T12’s, and in the future they may be replaced by the T5-lamp or other innovations. When looking for energy savings consider first the lamps that are on 24/7
such as hallways, stairwells and underground parking garages. Energy savings are generated at so-much-per-hour and if the light is only on for a short time it will take a long time to create enough savings to ‘pay-back’ the cost of change. The longer the “on” time the bigger the savings. As an example of savings, consider the “air-lock” vestibule from the underground parking to the elevator lobby of a typical building that is on 24-hours seven days a week. There may be a two-lamp T12 fixture there now that could be replaced by a single Pl13 fixture (depending upon the actual area). The existing 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 24(hours/day) x 365 (days) x 80(watts) x 0.08 ($) divided by 1000 (watts to kilowatts) =
$59.00. 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
Careful consideration of light levels, fixture glare, and colour rendering is required to achieve a well balanced lighting layout for maximum energy savings. months for an energy efficient replacement – and then the savings just keep mounting! For individuals who want to do their part, changing any incandescent lamp to a compact fluorescent one 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. 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 trying to save money by reducing wattages and the number of fixtures, you still need to have enough light for the task at hand. Also bear in mind that new style lighting may emit a different quality of light such that specific lamps may not be appropriate for some areas. Metal Halide (MH) lamps use a high intensity discharge (HID) from a ballast that converts 110volts power to a high voltage. The amount of light produced is so much more than the typical fluorescent tube that the HID devices are used for large open areas
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such as exteriors and underground parking garages. One drawback of this fixture is that there may be too much glare if they are mounted low in the middle of a driveway such as may occur in the underground parking garages, so correct placement is required to provide adequate lighting without causing a distraction for the drivers. A fixture with less glare and similar energy efficiency would be the HPS or High Pressure Sodium lamp, but this has a yellowish colour to it and may reduce depth perception abilities in some drivers. Both lamps are considerably more expensive than fluorescent fixtures and therefore you will see a longer pay-back time that may be offset by savings in less maintenance and less frequent lamp changes. Careful consideration of light levels, fixture glare, and colour rendering is required to achieve a well balanced 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.
Jeff Jeffcoatt, P.Eng, 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 and compiled the manual for the ACMO Physical Building Management course.
Taxes, Taxes, Taxes! The Canadian Condominium Institute - Toronto Chapter is pleased to support the efforts of the CCI Golden Horseshoe Chapter by encouraging all Toronto Chapter members to contact their MPP on this important issue.
Condominium Tax Assessment – Unhappy? Let Your MPP Know Someone once said that the only two things in life that are inevitable are death and taxes. That person obviously didn't live in a condominium. Or, if he did, he would have added common expenses to that list. What many condominium homeowners find irritating is that when paying property taxes, they are contributing to public coffers which in turn are used to pay for services such as garbage pick up, snow removal and infrastructure repair and maintenance such as sidewalks, roadways, sewers, etc. Yet, at the same time, many condominium homeowners pay, through their common expenses, for those very same services albeit for their condominium community only. Some condominium homeowners consider this double taxation. There is a growing unrest amongst condominium owners across the province as to what they perceive is an unfair method of assessing condominium units which, in many situations, does not take into consideration that condominiums often have to pay for private garbage pick up and snow removal, as well as contribute reserve monies to reserve funds which in turn will be used to maintain, repair, and when necessary, replace, the infrastructure of that community. What condominium homeowners want is a fair method of assessing condominiums to take these circumstances into account. Unfortunately, under the current laws, there is only one calculation for assessing residential properties regardless of whether they are condominium high rise, or condominium townhouse, or a freehold home. The CCI believes that should change. The Golden Horseshoe Chapter of CCI has been working behind the scenes for a number of years attempting to bring this issue to resolution. Unfortunately, there has been a distinct lack of interest amongst municipal officials and provincial representatives. The change in government also set back our efforts. We have, however, been in communication with The Honorable Greg Sorbara, Minister of Finance, and The Honorable Jim Watson, Minister of Consumer and Business Services, (responsible for the Condominium Act, 1998). We received a response from the Minister of Consumer and Business Services. We have yet to hear from Mr. Sorbara. We estimate that in Ontario, there are at least 1,000,000 voting adults living in condominium corporations. The politicians don't seem to realize this. As such, the Golden Horseshoe Chapter has taken the initiative of asking our members to contact their local MPP. This same open letter has appeared for our members in our Autumn 2004 issue of the Condo News. In order to find the name and address of your local MPP, reference the Elections Ontario website. Once there, fill in your postal code (without spaces). The resulting search will show your MPP and their contact information, including their email address. Feel free to copy your MPP with this page to make your voice heard on this important issue. A Copy of this letter is also available on the Golden Horseshoe Chapter website at: www.ghccc.org.
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™
Director’s Corner
QUESTIONS & ANSWERS BY MR. D.
Q: A:
Q. How do we deal with owners who insist on parking overnight in the visitor parking area?
You should first determine if you have the proper signage that meets the Municipality’s by-laws for parking enforcement in your area. Signage includes fire route signs, visitor parking lot signs, property entrance signs etc. A golden rule of parking enforcement is that “If it’s not posted you can’t enforce it!” Then check your rules and your Declaration to see what it says about visitor parking and take steps to notify the owner as to non-compliance. If you have to, you can involve the Corporation’s lawyer to notify the owner. Sometimes getting that legal letter which refers to the lawyer’s fees for the letter and for pursuing an
owner’s non-compliance, may get that owner to comply quickly. If you don’t have any rules on visitor parking and your Declaration is silent on this issue, it is probably now time to do some new rules. Even without any rules or other documentation, if the signs are clearly posted and warnings are provided, you may call in a security company to ticket and tow. When tickets are issued they should be Municipal tickets that result in denial of licence renewals, if the fine is not paid. There are security companies that can issue these tickets and you should check continued on page 28
SINCE 1927
CHECK US OUT! www.ccfranzen.com Tel: (416) 366-4975 bavery@ccfranzen.com ●
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to see if they are authorized as Municipal Law Enforcement Officers. You should make these inquiries with the Municipality. Of course, use this as a last resort and try to communicate with the owner first.
Q:
Why are my common area fees always going up, never staying the same for even two years?
A:
Unfortunately this is the way of the world, prices and costs invariably rise, especially utility costs and these days the other major component is the Reserve Fund contribution as shown on the reserve fund study. Actually if there was no increase in a year, I would seriously question the efficacy of that decision as the end result is often a rather hefty increase in the third year which is often more than if one had had an increase every year.
If you have a question for Mr. “D.� please send it to: Canadian Condominium Institute Toronto & Area Chapter 2175 Sheppard Ave. E., Suite 310 Toronto, Ontario M2J 1W8 Fax: (416) 491-1670 E-mail: cci.toronto@taylorenterprises.com
www.ccitoronto.org
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Upcoming Events
Mark Your Calendars ... CCI Basic Director’s Course The dates for the winter session of the Basic Director’s Course have been announced. The Basic Course runs twice annually – in late winter/early spring and again in the fall. The winter session will begin on Wednesday, February 23, 2004 from 7:00 p.m. to 10:00 p.m. and will run for six Wednesday, evenings until Wednesday, April 6th. (There will be no class held on March 23rd during the March Break). All sessions will be held at the Novotel North York Hotel at 3 Park Home Ave. – Yonge St. at Mel Lastman Square. The cost for members is $300 including GST and is $400 for non-members. Visit the CCI-T website at www.ccitoronto.org for registration details or call the office at (416) 491-6216.
New Course Location on the Yonge Subway Line!
CCI-Toronto Welcomes a New ACCI Member CCI Toronto is pleased to announce that Chris Antipas is the newest Professional Member to receive the prestigious ACCI designation. Mr. Antipas recently wrote the ACCI for Property Management and was officially given the ACCI designation by CCI National at the September National Board Meetings. Currently with Brookfield Property Management Mr. Antipas has been in the property management field for over 11 years. He has been a member of CCI since 2002 and has been an active participant both with CCI and ACMO – lecturing at various courses, seminars and conferences. He also serves on the ACMO Board of Directors and is the Chair of the ACMO 2000 Certification Committee.
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CCI’S LOBBYING EFFORTS –
Hydro Security Deposits for Condominium Corporations BY JANICE PYNN RCM,ACCI,FCCI,ARP
C
ondominium corporations have been experiencing great difficulty and financial hardship in responding to the requirement of the Ontario Energy Board to pay hydro deposits. These deposits are estimated at two and one half times the corporation’s average monthly bill. A large corporation’s deposit can easily be $50,000. These deposits have been required in the first year of operation when a corporation is usually working with a deficit and cash flow is difficult enough without the added burden of a security deposit. Most utilities have offered to cut the deposit in half if the corporation would agree to make payment by a preauthorized payment program, however when work30
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ing with a first year deficit it is impossible to commit to this payment program. Some corporations have been unable to properly fund their reserve, as the cash was needed to pay the deposits with threats of penalties and discontinued service for failure to pay coming from the utility. Challenges have been met in trying to get back the deposit money even when the corporation has proved a few successful years of payment history. The utilities have returned some of the deposit but have failed to cooperate and return all of the deposit.
Good News!!!! Thanks to the efforts of CCI Toronto, we interpret that the Ontario Energy Board’s Distribution System Code (“DSC”) as not requiring condominiums to pay a security deposit. The “DSC” states in subsection 2.4.9 that a
customer is deemed to have a good payment history unless during the relevant time period the customer has: • received more than one disconnection notice from the distributor; • had more than one cheque returned by the distributor for insufficient funds; • had more than one pre-authorized payment to the distributor returned for insufficient funds; or • had a disconnect/collect trip occur. (DSC subsection 2.4.10) This would seem to say that each new condominium is deemed to have a good payment history and should not be required to provide a security deposit. With this information we are challenging the utilities to their right to charge these deposits, as all new condominiums have no payment history to support their security deposit charge.
The first challenge has been placed with Mississauga Hydro. The test case has already paid a $2,000 deposit and the utility is requesting $2,000 more. Mississauga Hydro has been asked to confirm our understanding of the Code and to return the already paid deposit including interest. The test corporation is paying the current charges as to avoid an issue of a disconnect notice for failure to pay which would support their claim for a deposit. Mississauga Hydro has been given 30 days to respond. We encourage all corporations faced with this issue to challenge their local utilities by asking for their deposits back and refusing to pay for new deposit requests. We are hopeful that this effort will succeed. CCI Toronto has committed to fund this effort should we need to escalate the effort to a legal challenge. We will keep you posted.
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Protocol Program Responds to
Insurance Industry Concerns
A
t the recent Annual Conference in Toronto, the CCINational Task Force on Insurance announced the introduction of the new Risk Management Protocol Program that has been completed for Condominium Corporations across Canada.
The new Program has been developed as a direct response to the serious concerns facing Condominiums in the cost and availability of their insurance coverage. Initial indications from the insurance industry to date are extremely positive with the approach that has been taken by the Task Force in assembling the various components of the Protocol Program. The Risk Management Protocol provides condominiums with the instruction and tools they need to mitigate the risks faced across the full scope of their operations. The Protocol materials – assembled into a Kit to match the operations of a given condominium – are available for purchase by any one individual condominium corporation. Protocol Kits will be tailored to meet the needs of all condominiums, whether large or small; residential or shared facilities; and selfmanaged or professionally-managed. In addition to offering these tools and materials, the new Program makes provision for purchasing corporations to continue working with their existing Condominium Manager and/or Insurance Broker in implementing the
Protocol Program if they wish. In t h i s
regard, Training Programs and Seminars will be held throughout Canada in the New year to facilitate application of the new Protocol. Managers and Brokers that wish to register their support for this new venture will be invited to participate in this training process, as well as all condominium corporations wishing to purchase the Protocol. The Chapter will be providing an Information Session on the new Risk Management Protocol early in the New Year; in the meantime, any condominium corporation, property/condominium manager or insurance broker/agent that wishes further information on the Protocol can obtain this directly from the Protocol Centre via email: protocol@icrossroads.com.
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™
Ambassador Program Report
CCI Awards First Bronze Ambassador Pins!
I
n the annual Membership Committee report presented at the Toronto Chapter Annual General Meeting on November 25th, Membership Chair, John Warren noted that condominium corporation memberships with the Toronto CCI Chapter have increased by over 100 members in the past three years. This growth has been due in large part to the success of the Ambassador Program established in the spring of 2003. To date, over 60 individuals have participated in this program and several of the top achievers were on hand at the Annual General Meeting to receive their recognition pins. Congratulations go out to those individuals reaching the Bronze recognition level, including: Bob Girard, Calvin Willis, Vickie Vancas, Patricia Stalteri and Vito Simone.
CCI-Toronto President, Janice Pynn, Ambassador Pin Recipients Bob Girard, Vickie Vancas and Calvin Willis and CCI-Toronto Membership Chair, John Warren. Not present to receive their Pins that evening were Patricia Stalteri and Vito Simone.
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Professional members who participate in this membership recruitment program will benefit not only by having well educated, well informed Boards to work with, which is the key to improved Board relations and stronger community spirit, but may also qualify for exciting benefits and awards from CCI. Awards fall into four main levels: Bronze (by recruiting 3 new members), Silver (by recruiting 5 new members), Gold (by recruiting 10 new members) and Platinum (by recruiting 20 new members). Reward benefits range from Ambassador Recognition Pins through various gift prizes to CCI Vouchers of up to $500 redeemable for CCI publications, registration at CCI events or even for membership fees!
For more information on how you might become a CCI Ambassador – or to request your Ambassador Recruitment Kits, please call the CCI office at (416) 491-6216.
™
Member News
Welcome to the Following New CCI Toronto Members Individual Members L. Cheng C. Constantin W. Gilmour S. Posteraro V. Savulescu P. Smith R. W. Stolar G. Zucchiatti
Corporate Members DCC #0035 MTCC # 0533 MTCC # 1359 PCC # 0635 PCC # 0656 PVLCC # 0710 TCECC # 1508 TSCC # 1552 TSCC # 1569 TSCC # 1598 YCC # 0102 YRSCC # 1013
Managed Quality
Professional Members Glen Bazouzi Horizon Property Management Ellen Ngai Simerra Property Management Rocco Rampino ARGO Property Management Maria Rampino ARGO Property Management Sally Thompson Halsall Associates Ltd.
Sponsor (Trade) Members
The ACMO 2000™ quality of service certification program offers condominium corporations an assurance of consistent, high-quality service. ACMO 2000 firms are: • CERTIFIED by CMSC, with operational systems that meet ACMO 2000 standards.
Robert Smith Toronto Hydro Energy Services Inc.
• COMMITTED to customer service through the company-wide use of written procedures.
Jack Goncalves GMCC Grounds Maintenance Cleaning
• EFFICIENT AND EFFECTIVE in their internal structures and service operations.
Joe Chiavarini Superior Energy Management Scott Wilson www.canadacondominium.com Inc.
The CCI-Toronto Board of Directors and staff wish to extend warm holiday wishes to all CCI-Toronto Members, Business Partners, Associates and Friends. The strong continued support these groups have lent over the past year has enabled the Chapter to continue its mandate of providing a forum and voice for the condominium industry. Kindly note that the CCI-Toronto administration offices will be closed for the holidays from Friday, December 24th through Friday, December 31st. The office will re-open on Monday, January 3, 2005.
• AUDITED on an ongoing basis by the Business Development Bank of Canada. • A NSWERABLE to the CMSC complaints procedure in the event of unresolved disputes.
Assured Results CMSC t. 905-826-6665, 1-800-265-3263 e-mail: cmsc@acmo.org web: www.acmo.org
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™
Member News
CCI Condo Newsletter of the Year Award The CCI Toronto Condominium Newsletter of the Year Award this year goes to TSCC #1541 for their newsletter publication, “The Lobby”. The CCI- Toronto Public Relations Committee judged numerous entries for this contest and declared TSCC #1541 as the winner. It was felt the corporation’s CCI Toronto Public Relations newsletter was clear, easy to read, covCo-Chair, Denise Lash presents the ered a broad range of issues including Award Plaque to Iliana Arapis, a helpful tips and reminders, and was use- Director with TSCC 1541. ful to residents who were new to the building, while remaining interesting for existing residents. The TSCC #1541 Board notes that the editorial mandate and focus of “The Lobby” is to keep residents abreast of Building Operations, the Board’s Activities and Commitments, and Neighbourhood Initiatives. An editorial calendar has been put in place and the newsletter content is derived from three key sources: actions/output from Board Meetings, contributions from the Property Management Company, and contributions from Residents. As the winner, TSCC #1541 will receive complimentary registrations for three directors at the next CCI-Toronto ‘President’s Club’ Seminar - to take place in the Spring of 2005. The corporation’s name will also be published on the CCIToronto website and a commemorative plaque was presented to the Corporation at the Annual General Meeting and Awards Ceremony held on November 25th, 2004.
™
Book Review
A Student’s Guide to Condo Living For many individuals, their first experience with Condominium Living may be renting a condo while going to college or university. With this in mind, the CCI Golden Horseshoe Chapter originally developed this four page brochure covering such issues as: “What is a Condominium?”, “What are the Landlord’s Obligations when he/she Rents a Condominium Unit?”, “Rules and By-Laws”, “Property Management” and much, much more. This brochure is now available to download from the CCI Toronto website at http://www.ccitoronto.org/ Resources/publicat.htm or ask for a copy from your local college or university.
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Attention All Condominium Corporation Members:
WE WANT YOUR NEWSLETTERS!! Do you think your corporation’s newsletter is well designed, informative, interesting and award worthy? Entries are now being accepted for the 2005 contest. Please forward a covering letter explaining why you feel your corporation’s newsletter should be considered, along with copies of the newsletter to CCI –Toronto, 2175 Sheppard Ave. E. Suite #310, Toronto, Ont. M2J 1W8. The deadline for submissions is Friday September 30th, 2005. Newsletters will be judged on style, presentation and content. The winner will be announced in October 2005 and will receive a complimentary registration for three Directors to attend a CCI Toronto President’s Club Seminar. In addition, the corporation will be awarded a plaque at the CCI Toronto Annual General Meeting in November 2005 and will have their name and photos published in the Winter 2005 Condo Voice and on the CCI Toronto website.
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Essential Issues for Realtors in the Condominium Act 1998 (2004, By Craig Robson, Michael Clifton, Ron Danks)
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John M. Warren, C.A. Tony Sokic, C.A.
515 Consumers Road, Suite 100 Toronto, Ontario M2J 4Z2
416-502-2201 fax: 416-502-2210 solution@amtca.com website: www.amtca.com
Attention New Condo Boards No one knows more about managing new condominiums than Goldview. Goldview delivers a high standard of service and communication along with with extreme care to fiscal responsibility. To find out how Goldview can bring your board the peace of mind of knowing your property is well managed and your investment is secure,call us today for a free consultation.
People. Property. Performance.
416-630-1234 www.goldview.ca 38
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National News
FOR IMMEDIATE RELEASE
ON NOVEMBER 5, 2004 - CCI NATIONAL APPOINTS PETER LEONG AS NEW PRESIDENT
Peter was a member of the Toronto and Area Chapter board for over 10 years. Peter is the former President of this chapter. He has acted as a lecturer for a number of the chapter’s seminars and courses and has written various articles for their newsletter.
P
eter Leong has been appointed the President of the National Board of Directors of CCI effective November 5th, 2004.
Other Executives elected on November 5th at the CCI National meeting were:
CHAIRMAN: Deborah Howes, LL.B., ACCI, FCCI, C.Arb., C.Med
VICE PRESIDENT: John Peart, B.Sc., LL.B., ACCI, FCCI SECRETARY: Charlie Oliver, B.Comm., CCIM TREASURER: Peter Harris, CA, ACCI
Peter has served on the National Board for over 15 years. He has participated on numerous committees including the Education Committee, Membership Committee, and Reserve Fund Subcommittee. Peter served as Secretary for one year and as Vice-President for two years on the Executive Committee. He helped develop CCI’s latest publication, “Reserve Funding for Condominiums: Provincial Legislation & Commentary on Local Practice”. Peter also participated on the Ontario Legislative Committee throughout the review, development and implementation of the Condominium Act, 1998. He is a frequent guest speaker and lecturer for CCI chapters across Canada as well as other organizations such as the ACMO, ONPHA, and EPIC.
Asset Tracking Guard Tour Systems Biometric Access Control Proximity Access Control Key Management www.deister.com
Deister Electronics, Inc. 1099 Kingston Road, Suite 212 Pickering, Ontario L1J 1H1 Tel: 905-837-5666 Fax: 905-837-0777 info@deister-electronic.com
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DONNA SWANSON
· · · •· ·
ACCI, FRI
Real Estate Broker
For your Real Estate Needs call: 416 515 2121
Real Estate Broker- specializing in Condominium Sales since 1982 Previous condominium owner, director & president of condominium corporation ACCI An Associate of the Canadian Condominium Institute Current Director Toronto Chapter of of CCI FRI – Fellow of theofReal Estate Institute Canada FRI Fellow of the Real Estate Institute of Canada
E-MAIL :
dswanson@trends.ca
BML
Bonita Management Ltd.
“The Professional Difference” Specializing in Condominium Townhomes since 1977
Stephen N. Stern, C.R.P.M.
— MEMBER—
PRESIDENT & CEO 505 Consumers Rd., Suite 702, North York ON M2J 4V8 Tel. (416) 491-9009 Fax (416) 491-7990 info@bonitamanagement.com
www.bonitamanagement.com
The Natural Fertilizer Company Healthy Lawn Care Products and Services Inc. P.O. Box 51089, Unit# 37 9, 25 Peel Centre Drive Brampton, Ont. L6T 3M2 Tel: (416) 543-27 66 1-87 7 -4UR-SOIL Fax: 905 7 90-1430 E-mail: info@healthylawncare.com Web Site: www.healthylawncare.com
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List of Advertisers ACMO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 A.R. Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Accousti-Tech . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Adams Masin Tilley . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 David Alexandor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Bonita Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Brookfield Management . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Brown & Beattie . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 Canadian Technical Restoration . . . . . . . . . . . . . . . . . . . . . 8 CCF Property Management . . . . . . . . . . . . . . . . . . . . . . . . 27 Canlight Hall Management . . . . . . . . . . . . . . . . . . . . . . . . 22 Cochrane Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Condominium Dispute Resolution Centre Inc. . . . . . . . . . 22 Con-Serve Group Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 Construction Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 Davroc & Associates Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . 20 Deister Electronics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Donna Swanson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Enerplan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Fine and Deo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Firenza Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Firm Capital Corp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Gardiner Miller Arnold . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 GMCC Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Goldview Property Management . . . . . . . . . . . . . . . . . . . 38 Greenwin . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Group 4 Falck . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Gerald R. Genge Building Consultants Inc. . . . . . . . . . . . 31 Harris Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 Healthy Lawn Care . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 JCO and Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 John McMillan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Jones Rogers LLP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Les Consultants Ingenium (Condo Manager Software) . . 40 Maxium Financial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 M & E Engineering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Metro Group of Companies (The) . . . . . . . . . . . . . . . . . . . . 9 Miller Thomson . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Morrison Hershfield . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 One Community Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Ontario Screen Systems Inc. . . . . . . . . . . . . . . . . . . . . . . . 32 Ontario Playgrounds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Pacey Dirks and Thiel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Percel Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 Pro House . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Provident Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Raised Rite . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Rogers Cablesystems . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Samuel Property Management . . . . . . . . . . . . . . . . . . . . . 38 Suncorp Valuations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Stratacon Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 TAL Public Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18 TPMG . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Vero Property Management . . . . . . . . . . . . . . . . . . . . . . . 18 Viana Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Waste Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Wilson Blanchard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Whiterose Janitorial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 www.canadacondo.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
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ATTENTION Advertisers and Writers! Are you interested in advertising or writing for “The Condo Voice” or the “Professional Services Trade Directory”? WRITING FOR “THE CONDO VOICE” As a member, are you interested in writing for “The Condo Voice”? 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.
INSERTS Inserts can be placed in the envelope containing “The Condo Voice”. Limited to CCI members only, professionals and trades can supply copies of their flyers and brochures for insertion in a newsletter issue. A fee of $600 plus GST will apply. GST must be added to all rates. All enquiries should be directed to the the advertising representative, Marie McNamee at (416) 918-4321 or visit www.ccitoronto.org for more information.
™
Barristers and Solicitors
CONDOMINIUM SECTION Jones, Rogers LLP is a full service business law firm with a specialty in condominium law representing many condominium corporations in Toronto and the GTA. We work closely with our clients to find practical, cost effective solutions to problems. Armand G. R. Conant Mary G. Griffith Jeffrey M. Warren Tiffany Little (Litigation) Suite 1600, 155 University Avenue Toronto, ON M5H 3B6 Tel: (416) 361-0626 Fax: (416) 361-6303 Email: conant@jonesrogers.ca www.jonesrogers.com
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The CCI T Newsletter is published 4 times per year – Spring, Summer, Fall and Winter, by the Canadian Condominium Institute - Toronto & Area Chapter. Newsletter Directors: Denise Lash/Gina Cody/Henry Cohen/Tom Park Editor: Lynn Morrovat 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 Newsletter, 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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Construction Control Full colour pick up film from OBC of last issue