Kudos for quick city response

Dear Editor,

It is human nature to complain when things go wrong in our municipality but rarely do the many things that go right get the same attention I would like to relate two recent pleasant experiences

This past Thursday, I alerted Richmond traffic management to a failed amber light at the pedestrian crossing at No 1 Road and Springfield Drive Within two hours, I received a response that the light had been replaced and the crosswalk was back in operation Kudos to the efficiency of our Traffic Management Centre!

On Friday I was concerned about a friend who lives alone When I was unable to locate the building manager and uncertain what to do, I contacted 9-1-1 who politely redirected me to our local RCMP detachment. Within half an hour, two constables were on the scene to investigate (which ended happily, by the way)

I am grateful for the care and professionalism of Constable Daniel and his colleague and for Operator 3485 for his calmness and helpfulness

It is reassuring to know such fine people serve our community so competently and responsibly

Jeanée Reichert STEVESTON

of a significant problem that should be reported immediately to the warranty provider and builder

9. Failing to retain a qualified consultant to prepare a warranty report

A consultant can uncover problems that may not be apparent to most owners A warranty report is one of the best investments a strata corporation can make

8. Retaining the developer’s consultant to prepare warranty reports

Some owners believe the best person to inspect their condominium is the developer’s engineer, who has inside knowledge about its construction. But the engineer may feel conflicted about pointing out problems in areas of the building that were their responsibility A fresh set of eyes avoids this problem.

7. Retaining a consultant too late

4. Letting the builder drive the process

Warranty providers often leave it to the builder to respond to claims Builders, in turn, often delegate this work to their trades This means warranty repairs are often left to contractors who minimize problems in their work and are busy on other projects Make sure the warranty provider remains front and centre throughout the claims process

3. Putting up with unreasonable delay

The authority that governs warranty providers issued an Advisory Letter in 2016 stating that if a builder cannot complete repairs within a reasonable time frame – generally 30 days after a request from the warranty provider – another contractor should be hired to complete the work. Despite this directive, significant delays continue to occur Strata councils should set reasonable time frames for warranty providers to investigate defects, evaluate coverage and complete repairs

2. Neglecting legal deadlines

Wh hether you own a condo, are about to buy one or hope to do so someday, one of the most important things you should know about is “2-5-10” home warranty insurance

For more than 20 years, homeowners in B.C have been protected by 2-5-10 warranty insurance, which includes 2 years’ coverage on labour and materials, 5 years on the building envelope (including water penetration) and 10 years on structural components

But even with this legal protection, a warranty claim can still go wrong for a variety of reasons

Lesperance Mendes Lawyers, a Vancouver law firm with 25-plus years of experience advising strata corporations and homeowners on warranty claims, has put together a list of the top 10 ways a warranty claim can fail. Be sure to make note of them so you can avoid these common mistakes

10. Being slow off the mark

Home warranties have 15- and 24-month deadlines for reporting some defects At this early stage, some problems (like a wet ceiling or window condensation) may seem too small to justify a warranty claim.

Sometimes, however, these are early warning signs

Warranty reporting is a specialized field, and the consultants who understand it are busy Reports can take months to prepare, and sometimes conclude that it’s not possible to determine if a defect exists without further investigation To avoid running out of time, strata corporations should line up a qualified consultant at least six months before warranty deadlines

6. Repairing defects too early

Unless a problem requires immediate action (for example, a burst pipe), an owner should give the warranty provider a reasonable opportunity to investigate, evaluate and repair defects Owners who repair before giving their warranty provider this opportunity run the risk of having their claim denied.

5 Keeping owners in the dark

Strata councils sometimes neglect to report to owners during the claims process This can lead to suspicion and anger when owners discover that a warranty claim has been denied and costly repairs are required. To avoid conflict, let owners know what’s going on through council minutes and at general meetings

Many owners are unaware of the deadlines for enforcing their legal remedies These include a twoyear deadline for suing warranty providers, builders and other responsible parties The dates upon which these deadlines expire are often uncertain. The safe course of action is to seek early legal advice on the strata’s options

1.Taking no for an answer

Many owners give up once a claim is denied. Surely warranty providers, who handle claims daily, have a good understanding of what’s covered by their warranties, right?

Not necessarily On June 16, 2022, the BC Financial Services Authority reported on an earlier examination which found that the claims-handling practices of some warranty providers might harm owners’ interests through a lack of timely and complete responses to claims While the Authority noted that warranty providers had made some improvements, concerns about claims handling remained. Legal advice can help owners address these concerns To learn more about your rights as a homeowner,visit lmlaw.ca,contact John Mendes at jgm@lmlaw.ca and ask for a free copy of the Guide to 2-5-10Warranties.