Condo News-Winter 2024 by LS Graphics

VOL. 18 • WINTER 2024

2024 Professional & Business Partners Edition

Atrens-Counsel Insurance Brokers

FEATURES

PROFESSIONAL & BUSINESS PARTNERS 16

Online Search Directory

Professional & Business Partner Committee

The Cost of Deferred Maintenance – When Spending Money Makes Sense

Navigating Damages in Ontario Condominiums: Understanding Responsibility and Recovery

Navigating Financial Waters for Condominiums: Choosing the Right Financial Advisor for Your Investment Voyage

Professional Partners / Different Perspectives: 7

Ice Forming Along Your Eaves? Here’s What You Should Know

Roofing Resilience: Navigating Warranties and Weather in MultiResidential Properties

CCI NEWS & EVENTS 5

From the President

Design-Build vs. Design Tender for Condominiums: A Comparative Analysis

The Ron Danks Leadership Award

Getting to know your Board of Directors - JJ Foulds & Michelle Joy

Upcoming Events

Condo of the Year Information

Q&A: Project Planning and Effective Communication

Call for Volunteers

New CCI Golden Horseshoe Members

Tool Talk Videos

Condo News | WINTER 2024

SimpsonWigle Law LLP

COMMUNICATIONS COMMITTEE

Gail Cote

Craig McMillan

Carole Booth

Paola Beci Gjata

Jonathan Miller

Jeremy Nixon

Colin Ogg

Tim Van Zwol

Co-Chair

Board Liaison

Dave Williams

4 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Co-Chair

Condo News

is produced 4 times per year

From the President

FROM THE PRESIDENT Richard Elia, B.Comm., LL.B., LL.M.(ADR), ACCI

Summer Issue (July) Deadline – June 15th

GHC-CCI President

Fall Issue (October) Deadline – September 15th Winter (January) Deadline – December 15th Spring (May) Deadline – April 15th Articles of interest to condominium owners and directors are welcome. See details for submissions on page 50. To advertise contact:

Golden Horseshoe Chapter of the Canadian Condominium Institute

Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 | 1-844-631-0124 Fax: 416-491-1670 Email: admin@cci-ghc.ca The authors, the Canadian Condominium Institute, and its representatives will not be held liable in any respect whatsoever for any statement or advice contained herein. Articles should not be relied upon as a professional opinion or as an authoritative or comprehensive answer in any case. Professional advice should be obtained after discussing all particulars applicable in the specific circumstances in order to obtain an opinion or report capable of absolving condominium directors from liability [under s. 37 (3) (b) of the Condominium Act, 1998]. Authors’ views expressed in any article are not necessarily those of the Canadian Condominium Institute. All contributors are deemed to have consented to publication of any information provided by them, including business or personal contact information. Advertisements are paid advertising and do not imply endorsement of or any liability whatsoever on the part of CCI with respect to any product, service or statement.

Membership Has Its Privileges! Some might remember this as an old credit card slogan from the 1980’s. I see it as fundamental as to why CCI-GHC is so important to the thriving and vibrant condominium community in the Golden Horseshoe area. Why Join CCI-GHC? Membership of a Condominium Corporation means membership for your community. Your Board members, your Owners, and your Residents can benefit from CCI-GHC events. Why join CCI-GHC? CCI leads the condominium industry by providing education, information, awareness, and access to expertise by and for our members at a grass roots level (while a lack of knowledge and awareness are recognized as major drivers of conflict within condominium communities). Consider the following offerings: 3 The basic, on-line, and without cost - Introduction to Condominiums; 3 Fundamentals of Condominium Education – Advanced Directors’ Certificate Program; 3 Real time discussions on Current Issues and Best Practices – CondoTalk; 3 Real time discussions on the constant changes in the law – Lawyers, Guns, and Money; and, 3 Real time, discussions on the physical operation of your home – Tool Talk. Why join CCI-GHC? Awareness of Professional and Business Partners who understand the subtleties of the workings of condominium communities, and the publication of the Professional and Business Partners Directory. We also make every effort to ensure that our sessions offer CMRAO CPE credits. CCI is a journey – founded over 40 years ago to be the voice for Condominium Corporations. It has certainly succeeded. But condominium communities are anything but stagnant – they are vibrant, and they are changing day by day. There is a lot to accomplish; a lot to learn; and, if you feel up to it, a lot to give! Richard Elia GHC-CCI President

#LifeIsGolden Condo News | WINTER 2024

The Ron Danks Leadership Award Golden Horseshoe Chapter of the Canadian Condominium Institute Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 | Toll Free 1-844-631-0124 Fax: 416-491-1670 | Email: admin@cci-ghc.ca Website: Website: www.cci-ghc.ca

2023-2024 Board of Directors PRESIDENT

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

Will MacKay, CFP, CIM

(Member Finance Committee)

PAST-PRESIDENT Sandy Foulds, RCM, BA

TREASURER

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

Through the Ron Danks Leadership Award, the Golden Horseshoe Chapter recognizes its true condominium board member leaders; those individuals that have gone that extra mile, time and time again, to help their condominium community. If your condominium corporation is a current GHC member and you know of a current or past board member that exemplifies the spirit of what leadership means, email outlining why the candidate is worthy of this recognition. Your submission should be of sufficient detail for the judging panel to want to know more. Simply being a long-time board member is not sufficient. What has your candidate done to make a difference? Submit your nomination online at https:// cci-ghc.ca/who-is-cci/ron-danks-leadershipaward.

SECRETARY

Michelle Joy, BA, RCM, OLCM BOARD OF DIRECTORS Maria Durdan, B.A., LL.B., ACCI (Member Education Committee, Member Finance Committee, Member Ron Danks Award Committee)

JJ Foulds, BA, OLCM, RCM Tom Gallinger, BBA, FCIP

Patrick Greco, B.A.Sc., LL.B.

(Chair Policy & Governance Committee)

Thomas F. Nederpel, B.Sc., PEng (Chair External Relations Committee) Kevin Shaw, B.Tech (Arch. Sc)

(Board Liaison Professional & Business Partners’ Committee)

Denis Theriault

6 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Normac

Ice Forming Along Your Eaves?PARTNERS Here’s What PROFESSIONAL You Should Know DIFFERENT PERSPECTIVES

Ice Forming Along Your Eaves? Here’s What You Should Know Kelly McDonald

Detail Roofing & Sheet Metal

ur roofs are subjected to an array of harsh weather all year round, thanks to the four seasons we experience and the volatility that comes along with them. One of the most prevalent roofing issues this time of year, and one that is unique to the winter season, is ice damming. An ice dam forms along the eaves or lowest point of the roof, trapping water and leading to potential interior leaks. Often, large icicles form along the roof edge, eliciting immediate concerns from homeowners and managers alike. Falling ice, slip hazards from ice melting and refreezing on the ground, and damages to the roof shingles or eavestroughs are some of the most prominent concerns when ice damming occurs. While these concerns are valid, it’s important to be aware of the hidden harms that come with ice damming and how they can impact a home and its inhabitants.

What Causes Ice Damming? Before diving into how to address ice damming, it’s crucial to understand why it happens in the first place. Simply put, ice damming occurs when snow accumulates, melts, then refreezes. Depending on the type of winter weather we

Condo News | WINTER 2024

experience year-to-year, sometimes this phenomenon might be prevalent all season and other times not at all. Significant snowfall and freezing temperatures in the days following snowfall are needed for the ice to form. But if the days following snowfall are freezing, how does the snow melt? This can be attributed to interior heat loss, which alters the temperature of the roof’s surfaces turning the snow to water. Having the built-up ice carefully and safely removed may be top of mind to mitigate potential hazards or liability, however, it’s equally important to discern the cause of the interior heat loss that is contributing to the ice formation. The presence of ice damming can often signal underlying issues within a home, such as mold growth or condensation. Removing icicles will help to prevent immediate hazards but without addressing the root of the issue, the icicles will return over time and interior issues will continue to fester. Often, even if the roof shingles are in good condition and the ice hasn’t penetrated the roof surfaces, we encounter interior leaks from condensation.

Getting to the Bottom of the Problem To determine the source of heat loss and factors contributing to ice damming, it’s best to start with the attic. In our continental climate, attics serve an important purpose of regulating interior temperatures, venting interior moist air, and maintaining roof temperatures. Systems within the attic work together to promote ample insulation and airflow, and even seemingly small disruptions can make a significant impact on their overall purpose. Some key elements to a well-functioning attic include:

• Sufficient and evenly distributed insulation to keep heat within the home • Air intake vents (soffits) to allow cool outside air in • Air outtake vents to allow warm air to escape • Connected and sealed exhaust vents to allow moist interior air (from kitchen, bathroom, or dryer fans) to vent outside With that in mind, here are some common deficiencies that may impact the functionality of the attic and contribute to ice damming.

Insufficient Insulation There are several types of attic insulation and varying installation methods. Whether your attic features blown-in, batt, or spray foam insulation, you want to ensure it is evenly distributed and sufficient for the space. If insulation is missing or has become displaced in some areas of the attic, interior heat will rise and disrupt the functionality of the attic. On the underside, the insulation should also be accompanied by a vapour barrier to help keep moist interior air out of the attic.

Blocked Intake Vents For proper attic airflow, outside air needs to be able to move in through the lower intake soffit vents and out through the upper outtake vents. This becomes an issue if the intake vents are blocked or obstructed, limiting, or completely preventing, cool air from entering the attic space. Common issues can include insulation installed too close to the roof edge, covering the soffit vents, or plywood installed over the soffits, blocking air intake.

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Inadequate Outtake Ventilation As a general rule, there should be approximately one square foot of outtake ventilation for every three-hundred square feet of attic space. Cut outs in the roof sheathing should not exceed half an inch of the size of the vent installed on the roof. For adequate airflow, these vents should not be connected to anything and should not be obstructed by building joists or other attic elements. If an attic does not meet these requirements, if the minimum is not sufficient for the space, or if existing cutouts are obstructed, installation of additional outtake vents may be recommended.

Disconnected Exhaust Vents It is crucial that connections in the attic for interior spaces like kitchens, bathrooms, and laundry rooms are properly connected and sealed so that warm, moist air is not escaping into the attic. During attic inspections, discovering disconnected ducting or ducts that are not connected to the exhaust vent on the roof, are common issues we’ve encountered. Being close to the vent isn’t good enough, as it leaves room for air leakage to occur and can create issues like condensation and mold growth in the attic.

Incompatible Roof Vents There are a wide variety of roof vents on the market, however, it is important to ensure the types of vents installed are compatible with what is being vented. If, for example, a vent meant for air outtake is used for venting a bathroom fan, the air leakage mentioned above will occur. Air outtake vents, whether a box

vent, a ridge vent, or otherwise, are not meant to be connected to anything and therefore do not have the pieces needed to properly connect to interior ducting. Conversely, an exhaust vent does have the proper connections, and therefore wouldn’t be used as an outtake vent, as it would not be adequate for venting the space.

Finding a Solution With ice damming, there is not a one-size-fits-all solution. What worked to resolve an ice damming occurrence at one unit may not be the solution for another, as the deficiencies causing heat loss may differ. If ice is forming along the roof edge at multiple units within a complex, each unit should be investigated to figure out what issues are present and how best to correct them.

Since ice damming depends on specific temperature requirements to occur, it’s also important to look out for irregularities that can signify attic deficiencies, even if there is no ice present. In the days following major snowfall, keep an out on the overall snow coverage on roof surfaces. If, for example, all but one roof surface is completely snow covered, with the one only partially covered, it could be a sign that something is awry. If one roof surface has snow coverage only along the bottom part of the roof, while the top is melted and the other roof surfaces are completely covered, it’s likely the melt is occurring due to heat loss. If the outside temperature was causing the melt, it would be occurring more uniformly across all roof surfaces. Ice forming along your eaves can be cause for concern but having a

professional promptly address the issue will result in the best course for corrective action and help mitigate future occurrences. Kelly MacDonald has been happily assisting condominium managers and boards with their roofing related needs at Detail Roofing & Sheet Metal since 2017. In her role of Client Engagement & Events, she is dedicated to providing engaging educational content through regular webinars, in-person seminars, and articles, all to help audiences better understand their roof and how to maximize its lifespan. Kelly is a proud member of the Professional & Business Partners Committee.

Cion Corp.

Condo News | WINTER 2024

GHC-CCI Professional & Business Partners are pleased to present our ever popular Lunch & Learn January 26, 2024 | 11:00 AM - 2:00 PM ET Warplane Heritage Museum, 9280 Airport Rd, Mount Hope, ON L0R 1W0 Please join the CCI Golden Horseshoe Professional and Business Partners committee for this session. Section 97 of the Condominium Act deals with changes made by the Corporation to the common elements, assets and/or services that it manages and provides to unit owners. Section 98 addresses situations where owners want to make an addition, alteration or improvement to the common elements. Both of the these sections will be discussed in detail in order to provide Managers and Boards with the information they need to make sure they are fully armed before making/allowing any changes.

Moderator Kelly MacDonald Detail Roofing

Speaker Sokol Meta, RCM, CMCA, BA Wilson Blanchard Management

Speaker Kevin Shaw, Principal Cion – Engineers & Building Scientists

Speaker Stephanie Sutherland, Lawyer, LCCI Cohen Highley LLP

Schedule: 11:00 am – 12:00 Noon – Registration/Networking 12:00 pm – 1:00 pm – Lunch/Networking 1:00 pm - 2:00 pm – “Don’t Get Caught Flying by the Seat of Your Pants”

10 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

PROFESSIONAL PARTNERS

DIFFERENT PERSPECTIVES

Roofing Resilience: Navigating Warranties and Weather in MultiResidential Properties Justin DeBoer

Skyline Contracting

Introduction In the face of increasingly erratic and severe weather patterns, the roofing decisions made by condominiums and multi-residential properties have never been more critical. Gone are the days of slow, steady drizzles; now, property managers and owners must prepare for sudden torrential downpours and ferocious windstorms. This article delves into the world of roofing materials and warranties, exploring how they intertwine with insurance policies and weather resilience. It’s a guide to making informed decisions that could save tens of thousands in insurance deductibles and provide peace of mind during the harshest weather. Continued…

Condo News | WINTER 2024

The Evolution of Weather Patterns and Their Impact on Roofing The Hamilton and surrounding area has experienced several severe weather events in recent years, each underscoring the need for resilient roofing in multi-residential properties. Three notable examples include: 1. January 2022 Snowstorm: This event brought about 40 to 50 cm of snow in less than 12 hours, leading to significant weight load on roofs and subsequent freezethaw cycles that formed dangerous icicles and ice sheets. 2. April 2018 Ice Storm: Affecting a large area across southern and central Ontario, this ice storm caused widespread power outages and property damage due to ice buildup on trees and power lines combined with high winds. 3. Hurricane Fiona (2022): Though primarily impacting Atlantic Canada, its effects were felt in Ontario as well. This post-tropical system brought heavy rains, powerful winds, and storm surges, causing extensive damage and flooding. These events demonstrate the increasing severity and frequency of extreme weather in the region, emphasizing the importance of considering more resilient and weather-proof roofing materials and designs for multi-residential properties. The impact of these storms on roofing structures includes the risk of heavy snow and ice accumulation, as well as damage from falling trees and debris due to high winds. This data supports the need for a reevaluation of roofing strategies in the face of changing weather patterns.

Decoding Roofing Warranties: What Property Owners Need to Know

The Hamilton and surrounding area has experienced several severe weather events in recent years, each underscoring the need for resilient roofing in multi-residential properties.

Understanding Roofing Materials and Their Durability The advancements in asphalt shingle technology have significantly enhanced their durability and weather resistance. Incorporating fabrics into the shingle at the adhesive strip and nailing line strengthens the bond and makes it difficult for nails to pull out under high wind conditions. Improved adhesives that are stronger and less brittle also contribute to this enhanced resilience. The construction of shingles has evolved to multi-layer designs using asphalt on a fiberglass-reinforced mat, which substantially increases the shingle’s strength and lifespan compared to the original organic single-layered shingles. These technological developments reflect a focus on weather resilience and longevity in roofing materials for all discerning building owners who make the wiser choices in shingle roofing selections.

12 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

In the realm of roofing warranties for multi-residential properties like condos, several key aspects need to be understood: 1. Coverage Differences: Warranties for single-family homes often differ significantly from those for multi-residential or commercial properties. Typically, single-family dwelling warranties might extend up to 50 years, whereas for other buildings, they are about half of that duration (20-25 years). 2. Specifics of Coverage: These warranties vary in terms of what they cover. Some may offer labor-only coverage, while others might cover issues only if they cause a leak. Extended coverage, often available through credentialed installers, is crucial, especially for labor and materials in cases of manufacturing defects or wind damage. 3. Navigational Challenges: Understanding these warranties can be complex due to their legalistic language. It’s important for property managers and condo boards to conduct thorough research, possibly with professional guidance or explanations from manufacturer representatives. This understanding is essential for ensuring adequate protection and making informed decisions regarding roofing warranties in condos and similar properties.

Roofing Warranties and Insurance: Navigating the Coverage Maze

In condos, roofing warranties and insurance intersect in complex

ways. Older properties often face limited options when dealing with storm damage due to basic warranties. High insurance deductibles can make claims impractical. However, choosing advanced roofing materials can lead to better warranty coverage and potential insurance rebates. This highlights the importance of investing in quality roofing systems from the outset. Such decisions can offer long-term financial benefits, reducing the risk and cost associated with weather-related damages.

The Role of Professional Contractors in Ensuring Roofing Resilience

Professional installation and maintenance are crucial for maintaining roofing resilience, especial-

ly in extreme weather conditions. Credentialed installers can offer extended warranties to condos, demonstrating expertise in prescribed installation methods. A professional contractor’s knowledge is vital, particularly for condo roofing, where warranty conditions differ from single-family homes. The right contractor choice reflects positively on community decisions, ensuring long-term benefits and preparedness for inevitable weather challenges. This approach underscores the importance of not just focusing on cost but on value and expertise. In addition, Maintenance practices like ‘tabbing’ can extend a roof’s life, as seen in a condo that deferred roofing replacement for three years. Regular checks also allow for early detection and repair of minor issues,

preventing larger problems. This comprehensive approach underlines the importance of skilled contractors in maintaining and preserving roofing integrity.

Conclusion

In conclusion, adapting to changing weather patterns and embracing advancements in asphalt shingle technology are crucial for roofing in multi-residential properties. Understanding roofing warranties and their interplay with insurance, along with relying on the expertise of professional contractors, is key to longterm resilience.

Lionheart Property Management

Condo News | WINTER 2024

Design-Build vs. DesignPARTNERS Tender for CondominiPROFESSIONAL ums: A Comparative Analysis DIFFERENT PERSPECTIVES

Design-Build vs. Design Tender for Condominiums: A Comparative Analysis Zeke Margaritis

ArmourCo Solutions

he choice between design-build and design tender approaches significantly influences the success and efficiency of condominium construction projects. In this article, we will delve into the characteristics, advantages, and drawbacks of both design-build and design tender methods, offering insights to help stakeholders make informed decisions.

I. Design-Build Approach Design-build is an integrated project delivery method where the design and construction phases are consolidated under a single contract. In this model, a collaborative team, consisting of architects, engineers, and contractors, works together from project inception to completion. The advantages of design build vs. design tender all stem from having fewer

14 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

sign-tender method. The biggest being the extended project duration and the limited collaboration between the design and construction teams.

III. Choosing the Right Approach for Condominiums

stakeholders involved in the process. Eliminating stakeholders allows for faster project delivery as the design and construction phases overlap, rather than the sequential nature of the design tender process. Not only are projects completed faster they often are cheaper than using the design tender method as the design and construction teams are integrated creating more innovative and efficient processes and designs. Having the entire team under one roof also allows for efficient and enhanced communication through a single point of responsibility. With that being said, there are challenges that can arise from using this method. In some cases, the design doesn’t get finalized until after the winning bid has been selected. This can lead to the design having to change to conform to the cost of the project or vise versa. In situations when this arises no one wins. It’s very important to try and push the contractor or design firm being used to complete the design in full prior to selecting a bid.

II. Design Tender Approach Design tender, also known as the design-bid-build method, involves a sequential process where the design phase precedes the construction phase. The owner contracts a design team to create detailed plans, and then contractors bid on the project based on these plans. Similar to the design-build method, the design-tender method has it’s own advantages, and it mainly lies in the control a board has over the entire process. Specifically, the design process in a design-tender project allows for all stakeholders involved to have input and for a unanimous decision to be made on the design. Once it’s finalized the stakeholders also have far more control over the cost of the project as contractors are competitively bidding against one another, in theory this should reduce the cost of the project. As mentioned above, there are some drawbacks to using the de-

In conclusion, the choice between design-build and design tender for condominiums depends on various factors. For projects that are very complex, the design-build method allows for more collaboration between the construction and design team. If the owners want to be involved in all aspects of the design and construction process the design tender method would be best. If there are budget or schedule concerns, using the design-build method will shorten the project length and reduce costs. Both approaches have their advantages and challenges, and the decision should align with the specific goals and priorities of the project stakeholders. Ultimately, a thorough evaluation of these factors, coupled with a clear understanding of project requirements, will guide stakeholders in selecting the most suitable approach for successful condominium construction projects. Zeke Margaritis is currently the business development representative at ArmourCo Solutions. A proud graduate of The Lang School of Business and Economics. Zeke has grown up in the condo industry with a passion for construction.

Condo News | WINTER 2024

Online Search Directory

GOLDEN HORSESHOE PROFESSIONAL & BUSINESS PARTNERS DIRECTORY Find the right product and service company for your next condominium project online in the Golden Horseshoe Professional & Business Partners Directory

START YOUR SEARCH NOW Click on a category and go directly to that section of the online Directory 16 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

The Professional & Business Partners Committee

Professional & Business Partner Committee Golden Horseshoe Chapter

PROFESSIONAL & BUSINESS PARTNERS COMMITTEE

Ryan Griffiths

Condominium Lending Group Chair, Professional & Business Partner Committee

Ryan is Managing Director at CLG Condominium Lending Group, and works exclusively with Condominium Corporations, Property Managers, and other stakeholders across Canada to develop and implement customized financing solutions. Ryan is Chair of the Professional & Business Partners Committee.

t’s hard to believe that another year has flown by, seemingly in the blink of an eye. For the CCI GH Professional & Business Partners (“P&BP”) Committee this past year marked a refreshing return to our popular in-person Lunch & Learn seminars. It was so nice to be able to bring back together many of our condo board members, property managers and professional & business partners. I’d like to extend a big thank you to our committee members for organizing another year of great education and networking opportunities for our chapter. Without the dedicated group of our committee, these events wouldn’t take place. The P&BP com¬mittee is a diverse group of condominium industry service providers with a mandate “To Promote and Grow a Net-work of Trusted Professionals for the Benefit of all CCI Members”. To me, that mandate means providing our Business Partners and Professional members with opportunities to both showcase their services and provide their insights, guidance, and education to our condominium corporation members. Please take a moment to familiarize yourself with our committee members on the following pages. As we look forward to the new year, I’m really excited for our first Lunch & Learn “Don’t Get Caught Flying by the Seat of Your Pants” on January 26. This luncheon will provide our members with guidance and insights on Section 97 & 98 (Changes to the Common Elements) from our panel of experts. While I’m looking forward to the seminar, I’m really excited about the venue. This seminar is being held inside the hanger of the Canadian Warplane Heritage Museum, surrounded by some of the coolest vintage warplanes in Canadian history. Our committee recently toured the facility, and we were wowed by the showcase of airplanes, the memorabilia, and activities. I encourage you to sign-up before we sell out; join us for the lunch & learn, stay for a tour of the amazing facilities, and maybe have some fun on a flight simulator! One of our lucky attendees will win a flight on a Beechcraft Expeditor, what an awesome experience that will be. The many invaluable businesses that support our chapter can be found within the Professional & Business Partners Directory. Within this edition of Condo News you will find links to the various directory categories and the directory can be accessed online through the following link: https://cci-ghc.ca/directory_2021. When your condominium corporation needs someone, I encourage you to look to this directory to goods & services providers that are dedicated to the condo industry. These are the businesses that support our chapter, let’s do our best to return the support! On behalf of the P&BP committee, I thank you, our members, for your continued support of the CCI Golden Horseshoe Chapter. We look forward to another year of growing and learning together. All the best, Ryan

Condo News | WINTER 2024

Golden Horseshoe Chapter

PROFESSIONAL & BUSINESS PARTNERS COMMITTEE

Gail Cote, RCM

Property Management Guild gail@pmguild.ca Gail is a Condominium Manager at Property Management Guild. She has enjoyed providing professional Property Management services to her clients since 1999 and has achieved her RCM designation. Gail has enjoyed: past participation on the CCI-GHC Board of Directors as well as volunteering on the CCI-GHC Professional Business Partners and Communication Committees. Gail has participated as a speaker at CCI events including CCI-GHC Annual Conferences, webinars, lunch & learn events as well as having written articles for the CCI-GHC Condo News publication.

Justin Deboer

Skyline Contracting Since 2004, Justin Deboer has led Skyline Contracting with a commitment to excellence in roofing and property maintenance across Burlington, Hamilton, Ancaster, Grimsby, and Stoney Creek. Under his leadership, the company has become known for its responsive service and superior workmanship. Justin also contributes his expertise as a Committee Member for the Professional and Business Partners Committee of the Canadian Condominium Institute (CCI), where he extends his impact beyond business operations to community and industry development. Justin’s professional ethos revolves around adding value and making a positive difference in every aspect of his work.

Patrick Greco

Shibley Righton LLP pgreco@shibleyrighton.com Patrick is a partner in the Condominium Law Group at Shibley Righton LLP where he provides a full range of condominium solicitor and advocacy services and particularly enjoys attending and chairing difficult owners’ meetings. Patrick sits on the CCI-Golden Horseshoe Conference Committee and the CCI-Toronto Education Committee. He writes frequently on condominium issues and enjoys presenting to industry groups. In his free time, Patrick can be found in his garden or, in the winter, planning next year’s garden.

Kelly MacDonald

Detail Roofing & Sheet Metal Kelly has been happily assisting condominium managers and boards with their roofing related needs at Detail Roofing & Sheet Metal since 2017. In her role of Client Engagement & Events, she is dedicated to providing engaging educational content through regular webinars, in-person seminars, and articles, all to help audiences better understand their roof and how to maximize its lifespan. Kelly is a proud member of the Professional & Business Partners Committee.

Shaun McCartney

ServiceMaster Restore of Oakville shaunm@svmoakvilledr.com Shaun is the Business Development Manager of ServiceMaster of Oakville Disaster Restoration. We are a premier provider of professional restoration services to the condominium marketplace. We are an Atrens-Counsel Preferred vendor.

Craig McMillan, RCM, ACCI, LCCI, CMCA, CAPM Maple Ridge Community Management cmcmillan@mrcm.ca

Craig McMillan is President of Maple Ridge Community Management (MRCM) an Associa Company. He has been a Condominium Professional since 2003. Craig holds his RCM designation from ACMO, and his ACCI and LCCI designation from CCI-National. He is a member of the Project Management Institute and holds his Certified Associate in Project Management designation CAPM. He currently serves on the Board of Directors for ACMO and ACMO’s Membership & Programs Committee as well as the Condo Conference Committee hosted by ACMO & CCI-Toronto. Craig also serves on the Professional & Business Partners Committee and the Communications Committee with CCIGHC, as well as an inaugural member of CMRAO’s Advisory Committee. He is a frequent speaker at industry events & conferences, as well as contributing articles for various industry publications.

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Golden Horseshoe Chapter

PROFESSIONAL & BUSINESS PARTNERS COMMITTEE

Sokol Meta RCM, CMCA, BA

Wilson Blanchard Management sokol.meta@wilsonblanchard.com Sokol is a Director of Condominium Management at Wilson Blanchard Management Inc., an Associa Company. He has achieved his RCM designation from ACMO and CMCA designation from CAMICB. He has been providing professional Condominium Management services to his clients since 2017. Sokol volunteers on the CCI-GHC Professional Business Partners and Communication Committees.

Mike Mullen R.C.M, B.A.

Wilson, Blanchard Management Inc. mike.mullen@wilsonblanchard.com Mike is the Executive Vice President of Operations at Wilson, Blanchard Management Inc. Mike has been involved in the Condominium industry since 1999 and has been an RCM since 2003. Mike has sat on many industry related Committees over the years including CMRAO and ACMO Education Advisory Committees as well as CCI Golden Horseshoe Transition Committee. Mike is a frequent speaker at industry events.

Natalie Park

Park Group HVAC & Plumbing Contact@parkgroupofcompanies.com Natalie Park is the Manager of Park Group of Companies, HVAC & Plumbing Services. We provide industry leading materials with the Highest Quality Service Solutions for both Residential and Commercial Properties. Natalie is the newest board member with the CCI Golden Horseshoe Professional & Business Partners, Education Committee.

Kevin Shaw

Cion – Engineers & Building Scientists Email: kevin.shaw@cion.com As Principal, Kevin is responsible for all operational aspects of the firm’s building science services to it’s commercial and residential clients. Since he ob¬tained his Architectural Science Degree from Ryerson, he has accumu¬lated more than twen-

ty-five years’ experience in building evaluation and rehabilitation. His areas of focus include business development, client liaison, project proposals, staff procurement and development, project management and oversight. Areas of specialty include failure investigations pertaining to the building envelope and structural com¬ponents of buildings, design and project management of building re¬habilitation projects, accessibility audits, performance audits and reserve fund studies. Kevin is very involved with the condominium community and has been a member of the Board of Directors for CCI (Golden Horseshoe Chap¬ter) for the last three years. During that time he was an active member of the Business Partners committee and acted as the liaison to the Board of Directors.

Stephanie Sutherland

Cohen Highley LLP ssutherland@cohenhighley.com Stephanie Sutherland is a condominium lawyer with Cohen Highley LLP, working with condominium corporations, property managers, Boards, and unit owners. Stephanie is a former CCI-GHC Board member, and currently sits on the CCI-GHC Conference and Professional & Business Partners Committees, the CCI-GRC Board and Education Committee, and the CCI-N Finance & Risk Management Committee. She is a frequent speaker at CCI events and authors articles for condo publications. She obtained the (former) ACCI designation in 2015, and the LCCI designation in 2022.

Jordan Vandervelde Edison Engineers

Jordan is a Project Principal at Edison Engineers that is responsible for building assessments, development of repair strategies, and management of their implementation. Jordan leverages his years of hands-on contracting experience with his structural design and restoration expertise to effectively blend theory with practicality to produce exceptional results. He supports the Edison team across the GTA to help deliver Structural Restoration and Building Envelope repair projects. He also provides invaluable support to Reserve Fund Study development, Capital Plans and Performance Audit Resolutions.

Condo News | WINTER 2024

ow n k o t g n i tt e G

Getting to know your Board of Directors - JJ Foulds & Michelle Joy

Getting to know your Golden Horseshoe Chapter Board of Directors

1. Who inspires you? I am inspired by my Mom who not only created a great homelife for me, but also works in the Condo industry and has been a leader in this industry for 25 years. 2. What kind of music do you like? Country

JJ Foulds

Halton Condominium Corporation No. 88

3. What’s the most exciting part of your job? On top of being a Board member, I also work in the Condo Industry as a Condominium Management. The most exciting part of my job is that every day is different. No two condos are alike, and no two problems are resolved in the same way. 4. What’s your favourite animal? Horses 5. Do you have any pets? I have two dogs, one cat, and a horse. 6. What’s your favourite food? Tacos! 7. What’s your favourite movie? Harry Potter – All 8 if them 8. Do you have any hidden talents or hobbies? I have been an equestrian my whole life and have been riding horses for over 25 years. 9. Are you a coffee or tea person? Definitely coffee. 10. Have you ever met anyone famous? No, I have not. 1. Who inspires you? I am inspired by working with other women in the condominium industry. 2. What kind of music do you like? Wide variety – almost a little bit of everything! I love going to concerts and taking in live music.

Michelle Joy

Wilson Blanchard Management

3. What’s the most exciting part of your job? Having the opportunity to tackle new challenges and work through solving them. 4. What’s your favourite animal? Dogs. 5. Do you have any pets? Yes, two dogs. 6. What’s your favourite food? Pizza. 7. What’s your favourite movie? The Blind Side 8. Do you have any hidden talents or hobbies? Talents no, as a hobby I do enjoy collecting and growing indoor plants. 9. Are you a coffee or tea person? Coffee. 10. Have you ever met anyone famous? I have met Keith Urban (country music artist).

20 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Upcoming Events

JANUARY

January 23, 2024

JANUARY

January 26, 2024

Seminar Professional Partners Committee Lunch & Learn

FEBRUARY

February 20, 2024

MARCH

March 14, 2024

OCTOBER

October 23, 2024

Webinar Weaponizing Collections

Webinar Tech & Cyber Security

Webinar Lawyers, Guns & Money

Meeting Annual General Meeting

Condo News | WINTER 2024

Nordik Windows & Doors

22 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

FEATURE

Jordan Swail, BESc, P.Eng, BSS

RJC Engineers

The Cost of Deferred Maintenance – When Spending Money Makes Sense

E Nigel Parker, M.Eng, P.Eng, LEED® AP BD+C RJC Engineers

very day condominiums are tasked with the challenge of managing common elements to maintain the value, safety, and function of their buildings, while minimizing costs to owners. Over the past three years these challenges have become more pronounced as inflation has squeezed condominium reserve funds balances, resulting in some projects being deferred, as additional capital is raised. But what are the actual costs of deferring work? Is it cheaper to defer the work while we build our Reserve Fund, or borrow cash and do the work now? By utilizing anonymous data from past projects within the Ontario market, we have analyzed and presented case studies, to give the reader an idea of potential cost or savings of deferring an upcoming project. As every asset ages, its condition gradually deteriorates. The condition of these assets can be improved by maintenance, repairs or replacement. Figure 1 depicts the gradual and then steep deterioration curve an asset, in this case a

Condo News | WINTER 2024

Figure 1 - Typical Asset Deterioration Curve - Roads (Canadian Infrastructure Report Card 2019)

road, typically takes over time, versus the intermittent spending on repairs required to maintain its condition. These repairs can be required for safety, to prevent leaks, or as proactive measures to prevent the assed from deteriorating further (and reaching the steep portion of the asset deterioration curve). In order to generate comparable data for cost comparison we took over three dozen projects, normalized them to Q2 2023 pricing per the Statistics Canada building construction price index for the Greater Toronto Area, and compared them with asset replacement values from the 2023 Altus Canadian Cost Guide. We performed analysis of various project case studies to see when undertaking regular maintenance makes financial sense. The generalized asset depreciation curves for various condominium

Figure 2 - Various Asset Depreciation Curves for Condo Elements Disclaimer: Please note that this is a theoretical financial comparison only and does not highlight the other potential safety risks of deferring work, loss of asset revenue generation (if applicable), and project soft costs (i.e. permits, material testing, engineering consulting, additional project management services, etc). These projects are case studies which represent hard construction costs only (without applicable taxes). These curves do not necessarily reflect the financial situation at your condominium – speak to your professional partners and undertake condition assessments before planning your large repair projects.

24 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

building components look like Figure 2 below. For all case studies the life cycle and costing is per the asset deterioration curves in Figure 2, the future repair costs are indexed to inflation, and year one is 2024. For parking garages and podium decks the structures are assumed to be 100,000 sq.ft. Loan terms were 20 years for larger projects, or 15 years to coincide with renewal periods, compounded annually.

Theoretical Case Study 1 – TTDC Parking Garage

Parking garages can be maintained with regular repairs to waterproofing membranes, which protect the underlying concrete structures. Our parking garage case study considers the cost of regular thin system waterproofing maintenance (waterproofing repairs $15/sq.ft. in year 20 and 40), major rehabilitation (concrete repairs and waterproofing repairs $40/sq.ft. in year 35), and asset replacement (Complete replacement $250/sq.ft. in year 50). As shown in Figure No. 3, after completing our lifecycle analysis of comparing these options we have a clear winner – waterproofing repairs are more cost effective, even in the high interest and inflation scenarios.

Theoretical Case Study 2 – Podium/Plaza Repairs

Podium/plaza decks are waterproofed portions of below-grade structures that extend beyond the footprint of your condominium building, typically above below-grade parking garages. They feature waterproofing membranes to protect the underlying concrete structure. These components can be maintained by replacement of the waterproofing systems when they approach the end of their ser-

Figure 3 - TTDC Parking Garage Case Study

vice life. Our podium deck case study considers the cost of regular maintenance (waterproofing replacement $80/sq.ft. in years 30 and 60), major rehabilitation only (waterproofing replacement and widespread concrete repairs $150/ sq.ft. in year 50) and asset replacement (Complete replacement $350/sq.ft. in year 75). After completing our lifecycle analysis of comparing these options, we have a tie – timely waterproofing replacement and major rehabilitations are

Figure 4 - Podium Deck Case Study

generally close in cost, as shown in Figure No. 4 below. However, regular waterproofing replacement is recommended to reduce risk of structural damage and hazards / liability of deteriorating concrete, and other associated soft costs.

Theoretical Case Study 3 – Exterior Joint Sealant

Joint sealants (otherwise known as caulking) are often found at the perimeter of windows, masonry joints, and other cladding joints around your condominium. They are intended to keep water out of your building, protecting the interior from moisture. Joint sealants can be maintained by replacement when they approach the end of their service life. Our joint sealant case study considers the cost of regular replacement (replacement $10/lin.ft. every 15 years), or repair of leaks annually and replacement (sealant replacement $10/lin.ft. in year 25+, and leak repairs of Condo News | WINTER 2024

$20,000 in years 15-25) over an assumed 65,000 lin.ft. of sealant on the case study building. After completing our lifecycle analysis for this case study, it appears that regular maintenance of sealants is more cost effective as illustrated in Figure No. 5.

Figure 5 - Joint Sealant Case Study

Theoretical Case Study 4 – Brick Cladding

Brick masonry is a common cladding material for condominium buildings. Brick masonry can be maintained by targeted replacement when deterioration from freeze-thaw occurs. Our brick cladding case study considers the cost of regular isolated repairs (isolated repairs $4/sq.ft. every 15 years), major rehabilitation only (larger replacement $9/sq.ft. every 30 years) and major rehabilitation (Widespread repairs $56/sq.ft. in year 60) over an assumed 30,000 sq.ft. of case study building facade. After completing our lifecycle analysis of comparing these options we have a clear winner – regular replacement is more cost effective as shown in Figure No. 6. In addition, undertaking regular repairs can allow your engineer to identify “problem areas” with masonry detailing that can be adjusted to reduce the future rate of deterioration, such as reducing brick wetting, or salt exposure.

Figure 6 - Brick Masonry Case Study

26 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Final Thoughts & Cost of Borrowing

In many of these scenarios we have seen that the cost to repair an asset regularly is more cost effective than allowing it to deteriorate and undertaking more extensive repairs in the future. These cost differences are generally consistent across various interest and inflation scenarios, as the interest rate and inflation increase project costs over time, as assets deteriorate. Undertaking detailed condition assessments in addition to reserve fund studies, and considering different repair approaches can assist condominium Boards in making sound decisions and prioritizing funds. Every condominium will have its own financial limitations and considerations that will need to be considered by the Board of Directors as you make capital planning decisions. However, deferring capital repairs often results in higher capital costs. Maintaining assets in a state of good repair makes both economic and structural sense.

Jordan Swail, BESc, P.Eng, BSS and Nigel Parker, B.Sc., M.Eng, P.Eng, LEED® AP BD+C, are Associates with RJC Engineers

Condo of the Year Information

The Golden Horseshoe Chapter of the Canadian Condominium Institute would like to give your Condominium $500. Tell us why your Condominium is worthy of winning the “Condo of the Year” award? We are all proud of our homes, you just need to highlight the following points in your article that describes your condominium: l l l l

What are the qualities and features of your Condominium?

What are the accomplishments achieved by your Condominium Corporation? What is the overall environment like in the Condominium? What makes residents proud to live there?

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

Article deadline March 15th

Summer

Article deadline June 15th

Fall

Article deadline September 15th

Winter

Article deadline December 15th

You can either send an article or we can interview you via phone and write an article about your condo for you! Don’t forget to include photos of your condominium. Interested applicants should submit their articles or contact information for an interview to: by mail CCI-Golden Horseshoe Chapter, PO Box 37 Burlington, ON L7R 3X8

by email admin@cci-ghc.ca

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

G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE

Condo News | WINTER 2024

Q&A: Project Planning and Effective Communication

Project Planning and Effective Communication Andrew Poirier

Cion Building Engineers

What is the best time to start planning large outdoor construction projects and why? a. The winter months, for many reasons. As construction slows in the fall, Contractors are sourcing work for the spring to keep their crews working. This results in a lowered fee, as the Contractors are trying to secure more work. b. Building Science and Engineering staff are also limiting their site review (because we are fragile creatures and don’t like the cold). This is the time where we huddle in our offices and design the repairs required. Once the weather starts to warm, we emerge out of engineering hibernation, to make sure the designs we created over the winter are being completed correctly. This is why we encourage design work to start in the late fall to mid winter. How do Boards navigate the extensive engineer reports, specifications, tender process? What is the best practice to understand these items? The best practice is to not fear the process and ask questions. We are a skilled trade that provides the insight and design services to allow Boards and other clients to make informed decisions. It’s

a common line, but no question is a bad question. In most cases, your consultant will happily walk a Board through the design over a virtual meeting. This is encouraged because, we don’t live there. There could be regular activities or details to the operation of the property that could conflict with the design that your consultant is unaware of. When a decision has been made on proceeding with a large project what happens (eg. Contract awarded, paperwork done, permits applied for, preparation behind the scenes, ordering materials, versus just idly awaiting good weather) a. Once the Board of Directors has agreed to proceed with a project, the engine of paperwork starts and your consultant will conduct a bunch of background tasks such as, develop the CCDC Contracts (if required), gathering documents such as insurance, WSIB, Scheduling and other project related paperwork required to get the process going. b. Start up communication with the Board is also critical to ensure everyone is comfortable before the first shovel hits the ground. Standards for communication paths are defined so that miscommunications are minimalized.

28 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

c. A start up meeting is conducted and the materials specified are reviewed with the Contractor incase substitutions are required. This would also include the process for selection of different materials and/or colour selections with the Board of Directors. What is the best method for effective communication to owners on the project? Transparent communication is always best. Having a town hall with the community is common these days as virtual meetings are becoming more involved in the industry. Informing the community at the different critical stages of the project (Getting a Consultant, Approval of the Design, Selection of Contractor) are important so that owners don’t feel disengaged with their home.

cess?

Is there anything else that is helpful or should be considered when undertaking a large project that will assist with the pro-

In my personal opinion, understanding that your Consultant is a member of your Condominium Team, and not a member of the Contracting Team is important. Your Building Science Engineer is engaged to provide information and assistance to the community during any size of project. We love to talk about our profession, and we love to inform anyone that is curious about how these rehabilitation projects work. Ask us to join your meeting if you have questions, especially during hibernation. Andrew Poirier has been in the engineering and consulting industry for over 15 years. As a Team Lead for Cion Building Engineers and Building Scientists, Andrew leads a team of project managers and coordinators to facilitate projects from conception to completion. His area of expertise lies in cladding systems and glazing assemblies, particularly in the design and investigation fields. He has come to be known as the “leak whisper” to some clients to describe his unique skill and approach to his investigation work. Contact Info: Email: Andrew.Poirier@Cion.com Tel: 647-370-0204

ACMO

Condo News | WINTER 2024

Call for Volunteers

Call for Volunteers for the 2024 Golden Horseshoe Conference Committee The Golden Horseshoe Conference Committee is responsible for the overall development and management of the Conference in conjunction with the Conference Manager, Rachel Gilmour and the events team. l

Provides leadership throughout the event.

Strategize the event theme and topics for the event.

Finds speakers that will speak to the event theme and shortlist them together in meetings.

Provides final sign-off regarding budgets, production, venues, catering, hotels, accommodations, logistics and speakers.

Provides feedback to staff organizers about direction of campaign and event organizing processes.

Attends regular Committee meetings.

This one-day conference attracts over 250 attendees, help plan the 2024 event! If you are interested in volunteering on the 2024 Golden Horseshoe Conference Committee, please email admin@cci-ghc.ca

30 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

New CCI Golden Horseshoe Members

to our Newest Members:

COMPLIMENTARY CONDO CORPORATION Niagara North Standard Condo Corporation # 345 - Grimsby, ON Wenworth Standard Condo Corporation #357 - Hamilton, ON Wentworth Standard Condo Corporation #638 - Hamilton, ON BUSINESS MEMBER – SECONDARY LOCATION Gal Building Services Inc. - Kitchener, ON

Maple Ridge Community Management

Condo News | WINTER 2024

Golden Horseshoe Chapter

The Golden Horseshoe Chapter Website has a fresh new look. Check it out! 32 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Brown & Beattie Ltd

Condo News | WINTER 2024

FEATURE

Johathan Miller

Shibley Righton LLP

Navigating Damages in Ontario Condominiums: Understanding Responsibility and Recovery

ondominium living in Ontario offers a unique set of challenges, especially when it comes to insurance, maintenance, and repair after damage. One of the most intricate aspects of condominium law revolves around recovering damages from insured events. The Condominium Act, 1998 (the “Act”), plays a crucial role in determining who is responsible for the costs incurred to make repairs due to major perils, such as water escapes or fire. Generally, the condominium corporation is obligated to insure both the units and common elements for major perils making the corporation responsible for repairs up to the level of the standard unit, excluding improvements. The Act establishes that corporations bear the responsibility for damages exceeding the insurance deductible even if caused by an owner’s negligence.

34 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

This statutory requirement, dating back to the 1960s, leaves corporations with no alternative but to assume this responsibility. However, the question of who bears the repair costs up to the amount of the insurance deductible depends on the cause of the damage. Where the damage is caused by an act or omission of an owner or someone who is in the unit with the owner’s permission, the Act allows the corporation to charge back the costs of repairing the owner’s unit up to the lesser amount of the cost of repair or the insurance deductible. Importantly, corporations do not have the inherent authority to charge back costs of repair to the offending unit owner for repairs made to the common elements or to other units. Instead, the Act requires that the corporation enact a by-law expanding the circumstances under which the costs of repairing common elements and other units can be charged to the unit that caused the damage – often referred to as an insurance deductible by-law. The absence of such a by-law often limits the Corporation’s ability to recover costs for damages to other units and common elements; chargeback provisions in the corporation’s declaration are often insufficient to escape the need for an insurance deductible by-law. To make things more complicated, the corporation’s ability to charge back costs to the unit that caused the damage is tied to there being an ‘act or omission’ by the unit owner that resulted in the damage. An ‘act or omission’ does not necessarily require there to be negligence on the part of the source unit owner but requires a connection between the owner’s actions or inactions and the resulting damage. Take for example a water es-

Condominium law in Ontario presents intricate challenges, especially when dealing with damages and insurance responsibilities.

cape from a source within the unit boundaries that causes damage to the source unit, as well as to the common elements and other units. It is insufficient for corporations to rely solely on the fact that there was a water escape to claim that the source unit owner was at fault. Corporations, particularly if tested in legal proceedings, will need to point to an act or omission (ie. what the owner did or did not do) that resulted in the water escape. This can often frustrate a corporation’s ability to claim the costs from the unit owner because it cannot be determined what actually caused the water escape (or other loss) event. Standard unit by-laws also play a significant role in dealing with the costs of repairing an insured peril. The Corporation’s obligation is to repair the damage up to the level of the standard unit. Without a standard unit by-law (or a standard unit schedule from the Declarant) the corporation will have a hard time establishing what repairs constitute

improvements and where the corporation’s obligation to repair ends. Having a standard unit by-law in place will limit the corporation’s obligations to repair if there is no act or omission, or if the corporation does not have an insurance deductible by-law making the source unit responsible for the cost of repairs. Condominium law in Ontario presents intricate challenges, especially when dealing with damages and insurance responsibilities. Understanding the Act is crucial for both condominium corporations and unit owners. By navigating the complexities of insurance deductibles, by-laws, and the definition of ‘act or omission,’ stakeholders can better comprehend their roles and obligations in the aftermath of damages, fostering a more transparent and fair resolution process.

Condo News | WINTER 2024

Tool Talk Videos

Tool Talk The mandate for the Professional Partners Committee has always been to promote and grow a network of trusted professionals for the benefit of all CCI members. To that end much of our focus has been organizing networking events where we bring together our business partners with our CCI members. The majority of these events are planned as educational seminars where our professionals present on a wide variety of topics that the Committee feels will benefit our membership. The Tool Talk series of videos will provide some behind the scenes views of our professionals to highlight a few of the many services our experts provide to their condo clients. The idea is for these short videos (3 to 4 minutes each), to give our membership a behind the scenes look at our experts at work. Many of these clips will be a view of activities/operations which may never have been seen/witnessed by our members before. Some of the first videos will focus on engineering, contracting and emergency/ disaster response. The video clips will be uploaded to the CCI Golden Horseshoe website for easy viewing access and a library of multiple topics/insights will be created. We hope the clips will provide a fun and interesting look “behind the curtain” with our professionals while also educating the viewers on the methods, materials, operations utilized to inspect, resolve and repair typical problems being faced by condominiums within our community. You can review our current library of videos here:

View Tool Talk Videos As always, the committee welcomes input from our members. If anyone has a suggestion for one of our videos, please feel free to reach out to us at admin@cci-ghc.ca.

36 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

FEATURE

Will McKay

CIBC Wood Gundy

Navigating Financial Waters for Condominiums: Choosing the Right Financial Advisor for Your Investment Voyage

electing a financial advisor is like hiring a captain for a ship. You need someone who will steer your budget away from stormy seas and help ensure smooth sailing. Ultimately, you want to work with someone who won’t jump ship when things get challenging. There are many articles on “Choosing the Right Financial Advisor” for individuals, but how do you choose the right one for your condominium corporation? The condominium space is a specialized field that requires specific experience to have a thorough understanding. In some cases, a board may choose a financial advisor that a member already works with for their personal portfolio. This may work if the advisor understands the corporation’s needs. But what if the board member leaves the board? Like a ship without a rudder, the relationship with the corporation and advisory team could falter. In addition, if the advisor does not understand the rules or needs of condominium corporations, they may steer the corporation in the wrong direction. We recommend that when a board is looking for financial advice they focus on advisory teams that have financial planning qualifications and experience. As per Section 115 (8) of the Condominium Act, “Before investing any part of the money in the corporation’s reserve fund accounts, the board shall develop an investment plan based on the anticipated cash requirements of the reserve fund as set out in the most recent reserve fund study”. 1998, c. 19, s. 115 (8). Qualifications such as the Certified Financial Planner (CFP) or Chartered Financial Analysist

Condo News | WINTER 2024

(CFA) demonstrate a commitment to professional financial planning standards. These standards serve as the navigational charts in building an investment plan. In addition to financial planning experience, you should also consider an advisory team who have experience in the condominium field and specialize in condominium corporations. Consider this the equivalent of sailing under various market conditions and having a captain who understands the routes in the good and bad times. A seasoned professional can provide valuable insight into complicated situations that may be new for the board but already experienced by the Advisory team with other corporations. For instance, what if your board requires access to funds prior to the maturity date? Is there an option to provide liquidity outside

of maturity dates? Working with a financial partner who can provide options for liquidity is significantly better than someone who is solely focused on earning you interest. Choosing a team who can access an extensive list of investment providers benefits the board and corporation by providing more opportunities and choices to eligible investments to meet their needs. Transparency of fees is just as important as knowing the cost before you set sail. You wouldn’t embark on a journey without understanding the expenses; similarly, a clear fee structure helps to ensure you know what to expect. Regulatory compliance for a financial advisor is similar to a sailor’s maritime regulations. Ensuring a financial advisor is registered and has a clean record signals a commitment to ethical navigation within financial waters.

Ultimately, your financial advisor should be the captain of your investment ship, guiding you to your destination while weathering the occasional financial storm. I’ve often said, there are only three ways to get funds into the reserve fund: special assessment, raise fees, or invest the funds in a better way. As an owner myself, I know what I prefer. Will MacKay, CFP, CIM - Investment Advisor, Portfolio Manager CIBC Wood Gundy Tel: (905) 272-6026

Email: will.mackay@cibc.ca

CIBC Private Wealth consists of services provided by CIBC and certain of its subsidiaries, including CIBC Wood Gundy, a division of CIBC World Markets Inc. The CIBC logo and “CIBC Private Wealth” are trademarks of CIBC, used under license. “Wood Gundy” is a registered trademark of CIBC World Markets Inc. If you are currently a CIBC Wood Gundy client, please contact your Investment Advisor.

RJC Engineers

38 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Are you still stressing over holding your Annual General Meeting virtually? Can’t find a service provider to host your meeting? Are you a member of Golden Horseshoe Chapter – Canadian Condominium Institute?

Yes! THEN WE CAN HELP!! The GHC-CCI will offer our technical Golden Horseshoe Chapter will supply expertise and the use of our Zoom the following: platform to host your AGM. You will • Zoom Pro platform (including polling still be required to prepare everything through Zoom) needed for your AGM: • Conference call number for those not • Powerpoint able to connect through zoom • Script • Any confidential voting requirements • Host through an online survey link • Collection of proxies • A technician to run the event in the • Minute taker background who will: • Polling/voting questions and choice of - set Up link and any recording answers requirements • Distribution of your AGM package - set Up polls • Provide GH with name/emails of partici- launch Polls and surveys pants - provide tech help/troubleshooting

This service is available for smaller condo’s as follows: 1-19 Units - $250 + HST 20 – 49 Units - $350 + HST 50 – 80 Units - $450 + HST This service is only being offered to small condominium units that are members of GHC-CCI and is on a first come, first served basis. If you are interested in using our services please email us at admin@ghc-cci.ca with the date and time of your AGM, and we will get back to you with our availability.

Thank you for being a member of GHC-CCI! Condo News | WINTER 2024

APPLICATIONS FOR THE LCCI DESIGNATION ARE NOW OPEN

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

Apply now!

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

LCCI Application Process Step 1 – Apply: Gather the information for the registration form (eligibility criteria): A. An individual or professional member of CCI in good standing; B. Minimum of three (3) years as an individual or professional member of CCI immediately prior to the date of application; C. Minimum of three (3) years’ service to the condominium industry immediately prior to the date of application. This criterion will be satisfied where an individual shows that they have provided goods and/or services, through annual employment time and volunteer time to or within the condominium industry; D. Provide at least two (2) letters of reference/endorsement from a CCI member having at least five (5) years of membership in CCI; and E. Provide an executed declaration that the candidate will comply with the CCI Code of Ethics.

40 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Condo News | WINTER 2024

Millards Chartered Professional Accountants

ADVERTISERS INDEX

Thank you

to our Advertisers! Without you, this publication would not be possible!

A DVE R T I S E

ACMO. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Atrens-Counsel Insurance Brokers. . . . . . . . . . . . . . . 2

In the new Condo News Digital Edition!

Brown & Beattie Ltd. . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Butler Management Services . . . . . . . . . . . . . . . . . . . 43 Cion Corp.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Lionheart Property Management . . . . . . . . . . . . . . . 13 Maple Ridge Community Management . . . . . . . . . 31 Millards Chartered Professional Accountants. . . . 42 Nordik Windows & Doors. . . . . . . . . . . . . . . . . . . . . . . 22 Normac . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 RJC Engineers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 SimpsonWigle Law LLP. . . . . . . . . . . . . . . . . . . . . . . . . . 4

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If you service the Condominium Industry and are not listed in this issue YOU ARE MISSING OUT!

Advertise now at admin@cci-ghc.ca 42 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Butler Management Services

Condo News | WINTER 2024

Connect with Us...

VISIT OUR WEBSITE www.cci-ghc.ca

GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 / Toll Free 1-844-631-0124 Fax: 416-491-1670 • Email admin@cci-ghc.ca