CCI-London and Area's fourth newsletter of the 2021/2022 year.
2021/2022-4
CCI Review Quarterly Condominium Newsletter May 2022
Inside this Issue Thank You
2
Newsletter Deadlines
2
Call for Nominations
3
Chapter Communiqué
4
Welcome New Members
5
CAT Case
6
Leader of the Condominium Institute 8
No License Plate Sticker?
9
Let’s Talk: About Spring and Landscaping
10
Event Recap
12
CCI Publications Are Digital
14
Virtual Meetings and Electronic Voting Extension
14
Who are the People in your Neighbourhood? Owners
15
President ’ s Message Condominium communities have kicked into high gear with maintenance planning and execution and meetings.
Education is Always a Worthwhile Investment 17
Insurance – Did you Know? 18
I ’ m honoured to take the opportunity to recognize all the volunteers on both sides of the CCI table. Directors on the CCI - London and Area Board take enormous time out of their incredibly busy work schedules to bring you their expertise at education events, in newsletters, all to help you stay educated and allow you to network! We also thank all those who contribute so generously so that we can do what we do for you. But without our volunteer condo board members, we would have no raison d ’ être. Thank you to all the volunteers who do so much in our communities. The time condo directors put in to making decisions, researching and contributing to their communities is not really quantifiable; but it is so valuable to those in their respective communities. Thank you all for your commitment and dedication. One volunteer I ’ d like to recognize is the late Brian Shedden. He was a tireless volunteer with CCI - Toronto who helped nation - wide with a great sense of humour that would help lighten the mood in any tense situation. The CCI community, whether you knew him or not, will be missing a great contributor and friend. June 30 th brings our 29 th fiscal year to a close and we are excited by the upcoming 30 th anniversary of our chapter. We hope you are going to be counted as participants
Part 1 – A Layman’s Insight into CAT Cases 20 Recognizing our Long-time Members 24
Summer Condo Maintenance Checklist
25
Q&A: Insurance Basics
26
SCAM ALERT
28
Staying in Touch
28
Thanks to Writers & Advertisers
29
Next CCI Review Deadline August 1 st , 2022
CCI Review 2021/2022 – 4 —May 2022 Page 1
London and Area Chapter Board of Directors 2021/2022
President Jennifer Dickenson, BS C (H ONS ) RCM, LCCI
Past-President Stefan Nespoli, B.A.S C ., P. E NG
We are so grateful to all the writers in this and every edition of our CCI Review. We hope the information herein is helpful to you and your community. You are always welcome to inspire us with any topic you have an interest in as it pertains to challenges that may arise in your community. Not a writer ? No problem! We can work with you. We ’ re listening for your comments and suggestions with the Administrator at ccisw@cci - sw.on.ca.
Vice President Tricia Baratta, R.I.B. (O NT )
Treasurer Michael Watson, CPA, CA, LPA
Secretary Kristi Sargeant-Kerr, LL.B.
Directors Heather Dickenson, BA (Hons), CSC, RCM Chris DiPietro, R.I.B. (O NT ) Tony DiPietro Séan Eglinton, ACCI, LCCI David Leff Laura Gurr, J.D. Lisa Skirten
BEFORE YOU GO ANY FURTHER...
The information and opinions contained in this publication are brief summaries of complex topics provided by the authors. The Chapter is without liability whatsoever. Readers should always obtain expert advice on their specific situations. For membership and/or advertising information, visit our website or contact the Administrator directly. Advertisements in this publication do not reflect an endorsement by CCI of any company or product. Members are encouraged to compare rates and ask for references when contracting for goods and services. Permission to reprint is hereby granted provided: 1.Notice is given to the CCI - London & Area Chapter in writing to ccisw@cci - sw.on.ca; and 2.Proper credit is given as follows: “ Reprinted from the CCI Review London & Area Chapter, [Year: Issue] All rights reserved ”, and; Articles must be copied in their entirety.
Administrator Trish Kaplan, CCI (H ON ’ S ) National Representative Tony DiPietro Editor Trish Kaplan, CCI (H ON ’ S )
Layout Design Jennifer Dickenson, BS C (H ONS ) RCM, LCCI
Mailing Address: P.O. Box 51022, 1593 Adelaide Street N. London, ON N5X 4P9 Tel: 519-453-0672
Newsletter Deadlines
Email: ccisw@cci-sw.on.ca Website: www.ccilondon.ca
The newsletter is quarterly. The issues are available online only; however, it would be a tremendous help if the contact person from member corporations would ensure that our Administrator is provided an updated Board of Directors ’ listing, along with their mailing particulars, whenever there is a change and certainly prior to each mail- ing—no later than the first day of August, November, March, and May (subject to change). Please email or write the Administrator with this information. You can cc your manager to let them know that you have carried out the task. Managers will be grate- ful for your assist. Complete the form with changes and email.: https://ccilondon.ca/sites/default/uploads/files/Membership - CHANGE - Form - fillable.pdf
Note: The address is a postal outlet/mailbox only. Please contact the Administrator by email where delivery must be arranged
CCI Review 2021/2022 - 4 May 2022 Page 2
...Continued from page 1 “ President ’ s Message ”
and contributors to the promise of more support to the condominiums in the London and Area condominium industry. We ’ ve seen so many changes over the 6 years I ’ ve served on the Board that I couldn ’ t even begin to list all of the accomplishments over the decades! This year, you ’ ll see more social media engagement, a new 30 th anniversary logo and a return to some in - person events (we hope!). We encourage you to put your names forward to run for the CCI - London and Area Board of directors. You don ’ t have to be a lawyer, an engineer or a condominium manager; you just need to be a member in good standing who has the time and drive to assist in the community! Over the years, we have won awards 4 different times for being a great chapter and having a great newsletter! We hope you ’ ll join us as we strive for a fifth! A special thanks to Stefan Nespoli who is not running for re - election to the board at our AGM in September. Stefan steered our Board in a more
focussed direction during his 2 - years as President from 2019 - 2021. He helped us implement a formal business plan and added more structure and accountability to our Board. We all thank you, Stefan. and wish you well in your future endeavours. On behalf of the entire CCI Board of Directors, thank you all for your participation and support. We wish you a safe summer.
Jennifer Dickenson, President
Call for Nominations to the CCI–London and Area Chapter Board
Deadline July 1 st , 2022
Well in advance of each Annual General Meeting (AGM) of CCI - London and Area Chapter, the Nominating Committee of the Chapter puts out a call to members who may be interested in volunteering to serve on the chapter ’ s Board of Directors. IF YOU DO, please email the Administrator at ccisw@cci - sw.on.ca to express your interest NO LATER than July 1 st , 2022. The Administrator will provide you with a Board of Directors ’ Nomination Form to complete and return. Any questions can be directed to the Administrator or any Director on the board. All forms are passed along to the Committee who shall prepare a slate of qualified nominees which it recommends for election. The slate of qualified nominees shall be delivered to the members with the notice of meeting, along with a list of any other candidates who have expressed, in writing, interest in standing for election.
CCI Review 2021/2022 – 4 —May 2022 Page 3
Chapter Communiqué b y Trish Kaplan, CCI (Hon ’ s)
According to Google, after the equinox, Spring in the Northern Hemisphere began on March 20 th and ends on June 21 st . So, we are still in Spring mode. The longer days, the magnificent blossoming trees, the colourful sprouting flowers, the greening grass and perhaps best, the warmth of sunshine make it very welcome. The arrival of Spring brings ‘ busy ’ or perhaps “ busier ” into condominiums. Those who plan have been doing; those who have been enlisted to take on the workload have begun; and those who want to enjoy their community are waiting for everything to happen. We are all experiencing some anxiety and the causes are real for every one of us. We are doing the best we can under circumstances beyond anyone ’ s control. A pandemic, wildfires, war, supply chain issues, shortage of trades and the list goes on, continue to get in our way of progress It ’ s not like we haven ’ t had challenges in the past. “ If history repeats itself, and the unexpected always happens, how incapable must Man be of learning from experience. ” George Bernard Shaw Understanding the reality from those who can be forthright and transparent about the challenges we are facing will make it easier for us all to come to terms. Patience is waning, it is true. ‘ Patience is not the ability to wait, but how to act while you ’ re waiting .’ Insprie99 Wildlife in the City The City of London has a Humane Urban Wildlife Policy. Wild animals are part of our urbane landscape. Our furry friends have set up home to have their babies and train them (sure is faster done than people). Residents are encouraged to learn about the wildlife in our city and communities because they are sharing space with them, so that sharing space is safe and enjoyable. For more information about all things animal, visit the City of London ’ s website https://london.ca/ living - london/community - services/animal - pet - services/wildlife - city Mostly we hear about rabbits, raccoons and skunks invading our space. It has been particularly relevant with all the building that is going on across our city. Birthing and newborns take a little time so our patience is appreciated. It is important to remember to keep our wildlife wild. Never feed wildlife. Human food is not nutritious for wildlife and can cause serious health problems. These animals need their natural diets and are able to find their own food. Condolences and well - wishes Health issues among members of our communities have been distressing to family and friends but also in communities. To those who have suffered loss, we extend our most heartfelt condolences. To those who are in various stages of ill - health, we wish you strength, comfort and a speedy recovery. Membership to CCI is an annual one Membership renewals for this celebratory year of 2022/2023 are in the works. The renewal package will be emailed to the contact person of self - managed condos and to the manager of record for those who are serviced by management. Those renewals to Professional and Business Partner members will go directly to the contact person on record. We have been so pleased to acknowledge our long - standing members on social media in what we call ‘ Hat - Tip Tuesday ’. We hope you saw your company/corporation and shared your recognition in your community because it is significant they realize the commitment you have made on their behalf. Changes to Board listings We appreciate the assistance of Board members to advise the Administrator of changes on your Board for any reason. You can find a Membership Change Form on the website here: https://ccilondon.ca/sites/default/uploads/files/ Membership - CHANGE - Form - fillable.pdf Please note: This form is to be used at any time you have a change in your Corporation/Board of Directors ’ Listing: Each Condominium Corporation shall designate a director of the Board to be their "contact director" to receive all notices and communications from CCI. That person can also vote on behalf of the Corporation. The membership and benefits are shared with the owners of the condominium corporation membership.
CCI Review 2021/2022 - 4 May 2022 Page 4
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Event Presentation Archive Technology isn ’ t perfect and we continued to learn and/or to find those whose expertise could ensure the benefits of CCI are shared. The topics we presented over 2021/2022 were important to the condominium industry. The Chapter is pleased to share the video presentations with you. For a repeat performance, you can find them here: https:// ccilondon.ca/resources/event - presentation - archive 30 Years in the making This year we celebrate the 30 th Anniversary of the London and Area Chapter. In June 1992, we were officially certified as a new CCI Chapter. Over these 30 years, we remember many of our members who have provided so much expertise that helped all of us and the growth we now have in condominiums. Perhaps not surprisingly London Condominium Corporation #1 was the first corporation member in 1992 at which time there were approximately 239 corporations registered in London as condominiums, although not all of them owner - occupied condominiums, some remained as rental units. In the fall of 1992, an inaugural meeting organized by three local members of the Canadian Condominium Institute (CCI) was held at the local Howard Johnson to see if a local chapter of CCI would receive the support required. The response was overwhelming! Congratulations Over these years, changes in the professional and business partner members were more apt to occur; and yet there are those professional members who have remained steadfast and familiar, throughout these 30 years. These members represent the pioneers of our chapter. Their dedication to the growth of the chapter is to be recognized with sincere thanks. Susan Size, ACCI, FCCI – Thorne Property Management Ltd. Don Dickenson, BA, LL.B., RCM – Dickenson Condo Management Barry Scott, LL.B., ACCI, FCCI – Scott Petrie LLP A number of corporations have maintained their consecutive membership commitment to education including London Condominium Corporation #25
COMPLIMENTARY ACMO CM MAGAZINE
Please do not send address or contact
person changes to the National Office of CCI or to the Association of Condominium Managers of Ontario (ACMO) for the quarterly Condominium MANAGER (CM) magazine. Please contact the CCI Administrator by email at ccisw@cci-sw.on.ca with any and all contact information changes. Allow 6 weeks for change to occur.
Middlesex Condominium Corporation #118 Middlesex Condominium Corporation #155 Middlesex Condominium Corporation #205 Middlesex Condominium Corporation #248
Planning Ahead The CCI Education Committee continues to plan for the future. If you have a topic that you would have us cover either at an event or in an article for our CCI Review , please email the Administrator with it. We appreciate all of your input, always. Thank you! It has been my pleasure to serve as the Administrator during this last year. Thank you to the Board of Directors for their dedicated commitment; to everyone who has participated in any way to the good of CCI. I look forward to the year ahead. On behalf of the Board of Directors, we wish you all a safe and adventurous spring and summer. ■
CCI Review 2021/2022 – 4 —May 2022 Page 5
Welcome New Members!
CCI MEMBERSHIP Annual July 1 — June 30 CCI welcomes all persons and businesses with interests in the condo community to their membership. The national organization, along with 17 chapters across Canada, continue to educate, to offer professional assistance, to improve legislation affecting condo and to develop standards of competence on behalf of the condo industry and its residents.
We are always pleased to welcome new members to our CCI family. The continuing growth in condominium development demonstrates the genuine need for expansion in education and in professions that can provide goods and services to strengthen our communities. Building and Supporting Businesses Managers often have preferred suppliers and trades who provide exceptional services. Growth in this industry can be bolstered by the expanding condominium community. CCI is an excellent connection and resource to profile their expertise and build their businesses. We all need to support our local companies, just as they support our communities in so many ways, including the services they provide. It is important they remain in business and continue to provide the valuable services they do, right here in our own city. As new members join us, updates to the online Professional Service and Business Partner Listing, will be made. Please visit it for contact information and updates for new and returning businesses. Changes to the listing should be referred to the Administrator at ccisw@cci - sw.on.ca.
Professional Membership
This group includes all those individuals who earn a portion or all of their income from providing professional services to the condo industry. i.e., . lawyers, accountants, engineers, condo managers, real estate agents or brokers, appraisers, insurance brokers, etc.
Business Partner Membership
Business Partner Members
Any corporation (other than one that would qualify for condo or professional membership), partnership, sole proprietorship, government agency, investment firm, lending institution, advertising company, or other business entity involved in the condo industry. Each business designates a "member representative" to cast their vote and receive information from CCI.
Care Lending Group 200 Pony Drive, Newmarket L3Y 7B6 | Website: www.carelendinggroup.com/ Tel: 289-470-5520 Lindsay Martin | Email: lindsay.martin@carelendinggroup.com
Effective July 1 st, , 2022
We begin our new year. There will be a flurry of activity in the following months by the various committees who will be planning the year ahead; including the chapter ’ s Annual General Meeting (AGM) , scheduled to take place on September 20 th , 2022. This year we celebrate our 30 th Anniversary as a Chapter of CCI.. We hope you will help us mark this occasion with your membership. We look forward to welcoming the larger professional and business partner leaders to CCI from all industry - related fields of operation. It is our hope that we can profile your company and build your business in the condominium arena. The condominium communities appreciate your services and your support to their continued management of their properties. The exceptional growth of condominium corporations in London and the outlying areas suggests there is an expanding need for more in - depth education for those who are tasked with the decision - making and as legislation continues to change.
Condo Corporation Membership
This membership category is open to all Condo Corporations. Each Corporation designates a person to be their "member representative" to receive all notices and communications from CCI. That person can also vote on behalf of the Corporation.
Individuals Membership
We look forward to welcoming you to CCI.
Persons who have an interest in the condo community can become individual members. This group of members includes condo owners, authors, and professors.
CCI Review 2021/2022 - 4 May 2022 Page 6
CAT Case: Emotional Support Dog in Condo with Pet Prohibitions
2. In the search for reasonable
CAT addresses emotional support dog in Condo with pet prohibition - Tamo v. Metropolitan Toronto Condominium Corporation No. 844 et al. , 2022 ONCAT 40 Recently, the Condominium Authority Tribunal (“ CAT ”) addressed circumstances where an Applicant unit owner claimed that the Condo failed to enforce the pet prohibition in its Declaration and breached her right to occupancy free of discrimination by permitting another unit owner to have an emotional support dog reside at the complex. The Applicant alleged that the Condo failed to accommodate her disability of severe allergies and mental distress related to the presence of the emotional support dog. The Applicant requested that the CAT order the permanent removal of the dog from the complex. The CAT dismissed the application and made no order with respect to costs for any party. Some key takeaways from this case include: 1. The Tribunal has accepted that the business judgment rule applies such that deference should be given to the decisions of a condo ’ s board of directors, provided the decision is neither unfair or unreasonable and the directors have met the standards set out in section 37 of the Act. In applying the business judgement rule, the question will be whether the Condo acted in good faith, followed a reasonable decision - making process, and made a decision that was within a range of reasonable outcomes.
accommodation, all parties have an obligation to engage and cooperate in the process. 3. The onus to prove undue hardship is on the party that claims undue hardship, and this must be proven with concrete evidence and not simply through general assertions. A party does not strengthen their case when they make overstatements; rather, they tend to undermine their credibility. The CAT found that the Condo had not breached its governing documents by approving the other unit owner ’ s request to have an emotional support animal. While Condos are required to comply with and enforce the Condominium Act , 1998 (the “ Act ”), their declaration, by - laws and rules, Condos are also required to comply with the Ontario Human Rights Code , 1990 (the “ Code ”). Section 47 (2) of the Code states that the Code has primacy over other legislation; this includes the Act and the governing documents of the condo. The CAT determined that in providing the exemption to the pet prohibition for the emotional support dog, the Condo acted in good faith, followed a reasonable decision - making process, and made a decision that was within a range of reasonable outcomes. The other unit owner provided sufficient medical information to the Condo to establish that she had a disability and that an emotional support animal was a required accommodation. The Condo did not automatically approve the request. It required a formal request and a doctor ’ s letter, and then requested clarifying information from the doctor. The Condo then reviewed
Kate Schoffer is an associate lawyer with Cohen Highley LLP. She who practices in their administrative law group, focusing on condominiums, human rights, residential tenancies, property tax exemptions and regulatory compliance issues. Kate provides risk management and compliance advice to landlords, condominium corporations, property managers and unit owners. She works exclusively with housing providers and landlords with respect to all lease issues.
CCI Review 2021/2022 – 4 —May 2022 Page 7
→ the request and supporting documents before granting approval for the emotional support dog. The CAT further concluded that the Applicant had not established that the Condo failed to accommodate her disability or that she has suffered undue hardship as a result of granting the accommodation of an emotional support dog to the other unit owner. The CAT was satisfied that the Applicant had a disability within the meaning of the Code, based on her testimony and the supporting reports from her doctors of allergies to a range of substances, including dogs. However, the CAT was satisfied that the Condo met its duty to accommodate by repeatedly requesting information from the Applicant about her needs. The Applicant did not respond to these requests and her failure to participate in the process effectively prevented the Condo from considering and meeting her accommodation needs. The Applicant argued that the Condo ’ s accommodation of allowing the emotional support dog imposed undue hardship on her and that therefore, the Tribunal should conclude that the Condo ’ s decision was unreasonable. The CAT found that the Applicant ’ s statements that she had
severe and life - threatening allergies to dogs was not consistent with her doctors ’ reports, the doctor ’ s report submitted by the Condo, and other statements in the Applicant ’ s testimony and her correspondence with the Condo. The CAT concluded the Applicant had exaggerated her case. The onus to prove undue hardship is on the party that claims undue hardship, and this must be proven with concrete evidence and not simply through general assertions. The evidence did not establish that the Applicant experienced allergy symptoms related to the presence of the emotional support dog or that she experienced severe and life - threatening symptoms related to the dog ’ s presence. As a result, the CAT found that the Applicant had not proved that the dog caused undue hardship to the Applicant. Balancing opposing accommodation requests of condo residents can be a challenging and nuanced task. If your condo is dealing with competing accommodation claims, a lawyer can assist with ensuring that the board of directors follows a fair process and considers all of the relevant principles, factors and evidence in assessing competing claims. ■
Leader of the Canadian Condominium Institute
CCI ’ s new designation, as of July 1 st , 2021, recognizes its members from any profession or trade who have and continue to contribute knowledge and expertise to CCI and the condominium industry. We invite professional and business partner members to apply.
To apply, please visit the website.
CCI Review 2021/2022 - 4 May 2022 Page 8
No License Plate Sticker? How to Now Enforce Condominium Parking Rules?
The Ontario government announced earlier this year that it was ending licence plate renewal fees and corresponding sticker fees by March 13, 2022 and will refund the cost of stickers purchased over the past two years. Note: You must still renew your Ontario license plate, which you can do free - of - charge online; at a ServiceOntario or by Mail. While this was a welcome change for some, it left many condominium corporations and their managers wondering how they were now going to enforce their parking rules which commonly include rules that state as follows:
other hand, it is the “ derelict ” vehicles that are the target of the rules outlined above – those that are rusted, partially dismantled to the extent that they are not road - worthy, inoperable and/or stored for scrapping. They have often been undriven and left for months at a time on a driveway or parking space without the owner updating their license plate stickers. Going forward, just as with any other enforcement issue, condominium corporations should evaluate the evidence as a whole when determining whether a parking rule has been breached and not make any decisions in haste. There is also not an immediate or urgent need for corporations to go to the time and/or expense to rewrite their rules to remove any reference to “ non - current license plates ” or “ unlicensed vehicles ”. However, as part of any review and updating of a condominium ’ s rules, this issue can be addressed and we recommend that this be done at least every few years, if not annually. If a condominium corporation has any uncertainty about whether a parking rule has been breached or the matter involves a larger, more complex set of facts, the assistance of legal counsel specializing in condominium disputes may be helpful and our office is always open to working with condominium communities to help navigate such rule enforcement matters. ■
Kristi Sargeant-Kerr specializes in all aspects of condominium and real estate law, including development, management and litigation at the Scott Petrie LLP Law Firm. She was appointed to the Advisory Committee of the Condominium Management Regulatory Authority of Ontario (CMRAO). Kristi is also a very active board member on the CCI- London and Area Chapter , currently on the Education Committee and as Secretary of the Board.
“ No licensed or unlicensed derelict vehicle, oversized commercial vehicle, machinery or equipment of any kind shall be parked on any part of the common elements or on Unit driveways. ” “ No vehicle shall be parked on the premises or stored in the parking garage that does not have a current and valid registration and license. ” “ Derelict vehicles, vehicles with flat tires and/or non - current plates will not be allowed. ” “ A motor vehicle shall not be abandoned or inoperable and shall bear a valid license plate. ”
From a legal perspective, the lack of a valid license plate sticker is only one piece of evidence that a condominium corporation should rely upon when determining whether a parking rule has been breached and enforcement proceedings are necessary. For example, it would be uncommon for a corporation to require an owner of a newer vehicle with no mechanical issues that is being driven on a regular basis to renew their license plate sticker. On the
CCI Review 2021/2022 – 4 —May 2022 Page 9
Let ’ s Talk: About Spring and Landscaping
As spring sets in and another winter is behind us, visuals of tiny plants starting to emerge in the garden indicate that the warm season is finally here. Spring is the time to begin seasonal maintenance for all hardwood trees and shrubs. Maintenance is beneficial to the overall health of the plants; it will promote longevity by reducing stress to deter potential pests and diseases that could become problematic over time, in addition to keeping the plants in the garden looking its very best for the entire growing season. A plan for the season is the best way to guarantee all garden investments will be taken care of at any property. Whether a homeowner takes care of the gardens themselves or a professional landscaping company is hired to assist with the spring, summer and fall related tasks, by following the basic guidelines outlined in this article will ensure garden success each year. During the period between March and April where the risk of cold and snow in forecast is decreasing is a good moment in time to unwrap any burlap from any trees and shrubs that were being protected from the harsh winter winds, ice, and snow buildup. Evergreen trees and shrubs are typically wrapped, most commonly in burlap to prevent damage to branches from the weight of ice and snow, foliage drying out and turning brown as a result from long winters, wind exposures and salt damage along roads or sidewalks. Removing these covers in a timely manner will be paramount to a healthy start to the season, if left on to late this could delay buds from opening and a wet spring in combination with warm weather may encourage mould, mildew, fungus, and insects. In early spring when temperatures are around 5°C it is time to consider treating your deciduous and evergreen trees and shrubs with Dormant oil. Dormant oil is a mineral - based oil used in the landscape industry as a fungicide and insecticide. It can prevent many common insects including mites, aphids, beetles, caterpillars and scale, and fungicides including powdery mildew which is very common in the wet months of April and May. This treatment is applied as a mist, evenly casted over the trees and shrubs before the buds begin to break. This timing ensures maximum coverage on the insects that overwinter on the bark before they become more active. As a result, the oil blocks the breathing openings on the insect ’ s abdomen and may cause the insect to suffocate or interfere with egg development. This is a great control method to keep your plants healthy and looking great, and more importantly the best option for residential use as it is safe to apply around people, pets, and wildlife. With the snow gone and the gardens exposed this is the time for a spring clean - up. By scheduling a thorough clean - up to be completed first thing in the spring helps set the bar for the season ahead. Remove old leaf litter, including any perennial foliage left over from the fall, and remove anything that may act as a breeding ground for insects and diseases, this could include garbage or food. If debris is left in the garden bed this could potentially put your trees shrubs and perennials at risk of attack or invasion, not to mention it also doesn ’ t look very tidy. Removing deadwood from hardwood trees and shrubs will also be done at this time and will promote healthy growth by allowing the plant to focus on putting its energy into growing. Once April showers are here to stay it is time to consider installing mulch to the garden beds. Mulch is aesthetically pleasing, it deters weed growth and seed germination, it promotes cooler soils which assist in retaining water longer resulting in less frequent watering. Choosing natural, un - dyed mulch vs synthetic mulch brings several other benefits to all your plants in the garden many that you cannot see from the surface. Composted pine mulch (as an example) will restore nutrients into the soil as it breaks down acting as a natural fertilizer, giving trees and shrubs available micro and macro nutrients for each season. Additionally, as the mulch breaks down it turns into an organic soil - like composition which can improve soil structures over time and may help to balance pH and improve dense clay soil types, this process happens
The staff at TLC Landscaping started in 1986 as a property maintenance company. Today, the company continues to provide reliable condo care services. The employees are expertly-trained professionals, committed to the care and well-being of the condominium properties they serve. TLC has been a very supportive member of the chapter since 1993, always being very generous in their contributions by articles for our CCI Review, presented at education events and a major sponsor at our golf tournaments.
They have been awarded Best of London for 10 years, including
2022, as well as numerous awards of Excellence from Landscape Ontario.
Dave Leff, one of the owners at TLC, first served as a director on the CCI Board rom 2009-2017 and assumed the role of President in 2016/17 . He was returned to the board at the AGM of 2021
CCI Review 2021/2022 - 4 May 2022 Page 10
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faster with composted pine as opposed to cedar chips because the manufacturer has already started the process before purchasing for installation. The growing season can be difficult to navigate through especially when it comes to pruning deciduous and evergreen trees and shrubs. Plant requirements vary from species to species therefore having a knowledgeable landscaper will pay off in the end. As a rule of thumb, deciduous plants such as Lilac, Forsythia and Viburnum are spring flowering plants, they flower on old growth (growth from the previous growing season), these shrubs should be pruned in summer after the flower heads have died off, this will also deadhead at the same time. Deciduous plants such as Hydrangeas, Spiraea, Ninebark and Rose of Sharon are summer flowering plants, they flower on new growth (current growing season), these shrubs should be pruned in fall, but can be pruned the following spring before the growing season. Evergreens such as Mugo Pines, Yews and False Cypress may be pruned in spring up until the end of June before the heat and drought of the summer set in and can be done again in early fall to shape before the end of the season. Non - flowering shrubs including Barberry, Dogwood and Burning Bush can be pruned in the same timeline as the evergreen schedule. Having a plan for maintaining a garden is a smart course of action for a project of any size. Do not hesitate to contact a reputable landscape professional to help build and/or execute a plan to assist in all stages of maintenance. The points made in this article are only a few but are very important in establishing a healthy plant ecosystem which will help protect investments in landscape and increase visual curb appeal of the property. ■
CCI Review 2021/2022 – 4 —May 2022 Page 11
Event Recap
THANK YOU TO OUR 2021/2022 ANNUAL SPONSORS
The videos of our presentations that took place during 2021/2022 have been posted for you to view again, or for the first time. Following the Zoom Webinars, the presentation will be archived here: https://ccilondon.ca/resources/event - presentation - archive As always , we thank our organizers, moderators and especially the presenters who volunteer to share their time and expertise so willingly with us. Since we were last together, in the pages of this publication, we have been inspired and shared amazing expertise from our presenters. We also appreciate the commitment to learning from the registrants who do so on everyone ’ s behalf.
Platinum
Putting Our Heads Together with the Experts March 15 th , 2022
“ Knowledge is power ”. No one is an expert in every matter that arises in our communities. We depend on the specialists in industry - related fields. Thank you so much to our presenters who did an awesome job of sharing at this event. Michael Henson, P. Eng. RRC Rimkus Consulting Group Canada Inc., DBA IRC Building Sciences Group
Nicole Horton, RCM, OLCM HighPoint Property Management Corporation Mark Snyders, CPA, CA MacNeill Edmundson Professional Corporation
Dave Leff TLC Landscape & Design
Gold
The presentations certainly brought home that there is always something new to learn as developing issues emerge, ones that we all deal with in our communities by sharing of information and skill needed to achieve the decision - making to best protect the corporations ’ assets and our own investments. The future can be stronger if we remain cognizant of concerns, some we have no control over. The experts are there to help us.
An Insurance Claim Workout April 26 th , 2022
The task of dealing with a water disaster at home is daunting to say the least. We learned so much from our moderators and lineup of players, each of them providing a great deal of expertise in the roles they were playing in this mock water disaster. We were grateful it wasn ’ t the real thing. The humour our stars injected into their roles made it enjoyable to learn from our experts. The event organizers, as well as experts and moderators included
Tricia Baratta, R.I.B. (ONT) of Gallagher and Chris DiPietro, R.I.B. (ONT) of Selectpath Insurance
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Event Recap
Starring roles:
THANK YOU TO OUR 2021/2022 ANNUAL SPONSORS
Tony DiPietro Condominium Owner (for real) and a member of the chapter ’ s board.
Norma Lynn Murdoch V - P of MSCC 692
Lisa Skirten, Condominium Manager Skirms - Ave Property Management Inc. and a member of the chapter ’ s board
Silver
Spencer Macdonald, Estimator/Project Manager WINMAR Property Restoration Specialists – London
Note : Insurance continues to be a hot topic in the condominium industry. Homeowners need to know that the Condo Corporation ’ s insurance does not cover them. They have a responsibility to insure what is not covered by the condo ’ s insurance. Attention to the details and fine print in every homeowner ’ s policy is necessary to make sure you are protected in every way possible. There Are No Stupid Questions! May 24 th , 2022 We look forward to this event every year because of the wealth of information we receive from our guest presenters. Our panel of legal experts who accepted our invitation to participate at this event specialize in condominiums and they never fail to provide us with valuable information and recommendations about a wide range of topics essential to the managing of our corporations. They did not disappoint one bit this year and we appreciate the value they brought to us and thank them sincerely for that.
Michael Clifton Clifton Kok LLP Barry Scott Scott Petrie LLP Chris Jaglowitz Common Ground Condo Law Antoni Casalinuovo Elia Associates PC Condominium Lawyers.
We also thank Jeffrey Bell and Kristi Sargeant - Kerr, both of Scott Petrie LLP, for organizing, moderating and monitoring the chat section.
Following each event, the Administrator emails a survey to the registrants. We very much appreciate that those who were able to attend take the time to complete them. Thank you so much.
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CCI Publications Are Digital
UPCOMING NATIONAL EVENTS
The publications are now provided to you digitally on our website. Overall, the advantages are positive, as is the feedback. We share a small part in saving the world and affecting climate change; we are not restricted by the number of pages and can enhance the productions with colour. CCI Review This is our quarterly publication where the expertise of our professional and business partner members continues to be most constructive. We are most grateful to them for sharing with us. We also thank them for their generous support by advertising. We hope you will continue to share the publications with colleagues and other owners in your condominium corporation. Your industry - related articles are welcome to our publications. Please contact the Administrator (ccisw@cci - sw.on.ca) if you would like to share your expertise in an upcoming issue. You can find this year ’ s previous issues of the CCI Review here Professional & Trades Directory Every corporation and owner has opportunities when they require knowledgeable professionals and trades. We invite you to share access to the publication of our members within your communities. The directory is available online here . Listings will be updated as memberships are added and changes are received.
The upcoming National events, along with events across Canada, may be of interest to you. You might want to put reminders on your calendars now to check for updates as the days draw near to register. https://cci.ca/events/ upcoming - events
For upcoming events across the Nation, visit the CCI - National website https://cci.ca/
Ontario Extends Virtual Meetings and Electronic Voting unit September 30, 2022
The pandemic continues to influence how condominiums carry out their business.
Where the Government of Ontario made regulatory amendments that extended the effective period of temporary legislative provisions to end on December 31, 2021, there has been another extension to September 30, 2022. This extension will affect how condominiums can conduct business; including virtual meetings of owners, including AGMs, voting (by proxy or electronically), electronic notices to owners and virtual board meetings. The Annual General Meeting (AGM) continues to be a significant meeting for owners in every condominium corporation. It is one of the main ways that help ensure accountability of the Board of Directors to the owners. Sadly, the significance of the meeting is lost on too many owners and it is incumbent upon us all to galvanize their participation, not only because they should be informed about their significant investment and how it is being taken care of; but also to encourage their support as potential future board members.
CCI Review 2021/2022 - 4 May 2022 Page 14
Who are the People in Your Neighbourhood? The Owners
The spotlight in condominiums is more often on those who provide goods and services on a property. There is no doubt they are important and we repeatedly thank them for what they provide to our communities. Perhaps not often enough though, we neglect to acknowledge the owners who contribute to the successes that recognize their contributions to this preferred corporation they have invested in to make it home. Granted, it may take some time for some owners to embrace the condominium lifestyle. A potential buyer has many reasons for gravitating to the condominium lifestyle; however, we are familiar that it is not for everyone no matter their understanding of the lifestyle. So what does a potential buyer know about condominiums? Much like many topics of discussion out there, misinformation is rampant and perhaps not enough research is done in advance. While “ word of mouth ” can be helpful, understand there are many differences among condominium communities that may well give a wrong impression to a potential buyer. No size fits all! Knowing everything that can be learned about a corporation in advance is fundamental to any buyer. For example, years later, we still hear the infamous phrase “ you don ’ t have to do anything in a condominium – the board does it ”. Those of us who have lived, worked and volunteered in a corporation know this isn ’ t true, at any level. Owners should be aware that some diligent research on their part will help keep them from making an error. The Condominium Authority of Ontario (CAO) is the legislative authority created to improve condominium living in Ontario. This is an excellent source for all potential and/ or repeat condominium buyers. The Ontario ’ s Residential Condominium Buyers ’ Guide was developed by CAO in collaboration with the Ministry of Government and Consumer Services (MGCS) and approved by the Minister as a helpful resource for prospective buyers of residential pre - construction/new or resale condominium units. Owners can view it here: https://www.condoauthorityontario.ca/wp - content/uploads/2021/01/Ontarios - Condominium - Buyers - Guide - 2020 - 1 - 1.pdf We do recognize and applaud the owners who understand the rights and obligations that are theirs to make. (Taken from the Ontario ’ s Residential Condominium Buyers ’ Guide last updated November 6, 2020) Rights Attending and voting at owners ’ meetings; Seeking election to the condo board, if qualified under the Condo Act; Reviewing certain records of the condo corporation, such as certain financial statements and meeting minutes; Requisitioning an owners ’ meeting in certain circumstances; Using the common elements and amenities of the condo corporation in accordance with the Condo Act and the condo corporation ’ s declaration, by - laws, and rules; and Requesting that an item be added to an owners ’ meeting agenda. Obligations Complying with the Condo Act and the condo corporation ’ s declaration, by - laws, and rules; →
Trish Kaplan , CCI (Hon’s) is the current part-time Administrator for the chapter; having served in the position from April 2003 to September 2010. She received the CCI Distinguished Service Award from CCI National in November 2006. Trish served as a director on the chapter board from 2010-2015 and was subsequently returned to the position of Administrator. Trish is a condominium owner, served as a director of the corporation she resides in for a time and is a retired condominium manager. Her experience in the different areas of condominium continues to be a benefit to the chapter and its members.
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Repairing and maintaining your unit in accordance with and subject to the Condo Act and the condo corporation ’ s declaration and by - laws; Paying your common expense fees on time; Notifying the condo corporation if your unit is leased; and Attending and voting at certain meetings Along with their obligations within a community, owners wish to and need to feel welcome and appreciated. Every owner brings something to their community. They may not all wish to serve on the board of directors; but it was evident during these past years of the pandemic that kindness and compassion were obvious and invaluable among neighbours and communities.
Owners are members of your community and therefore a member of your team. Their support in whatever capacity they can share should be acknowledged and appreciated.
A potential buyer will undoubtedly have their own preferred professional connections to take them through a condominium purchase. It should be accepted however, that not all professionals are equal in their skills and knowledge necessary to share the condominium lifestyle and responsibilities of an owner, so the need to connect with professionals who have that expertise in condominiums is highly recommended.
To all of the owners who share the team effort to make their unit home and their community one to be proud of and enjoy, thank you so much.
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Education is Always a Worthwhile Investment We look forward to seeing you at all the events that the Education Committee organizes, whether they are in - person or via Zoom. We appreciate your keeping informed via social media and the website, not only for topics of discussion but how we will be sharing it, as we continue to ensure safety of all of our members. You can also participate in events across the nation. Watch for local, provincial and national event updates here . Your participation and your comments and suggestions are all welcome and inspire us all to continue to do more in the field of education. We can all benefit. Please continue to share.
WATCH FOR OUR 2022/2023 SCHEDULE IN OUR NEXT ISSUE
2022/2023 To be continued
September 20th, 2022
AGM and Special Presentation—details to follow
CCI Review 2021/2022 – 4 —May 2022 Page 17
Insurance—Did you Know?
It appears premiums have stabilized for most condominium corporations that are claim - free for 3 years or more, and newer (builds) than 40 years of age.
Some ways to mitigate rising premiums
Increase Deductibles A lower deductible may provide long terms savings, that is to say if your corporation does not have claims. Let ’ s say you increased your deductible from $5,000 to $10,000, after approximately 8 years later you would be ahead if there was a claim. (this is rule of thumb based on a savings of $600 annually, there are many variables) Some feel they want a higher deductible as they would not make a small claim. Decide what your corporation threshold is, for example you may have a $5,000 deductible but will pay for claims of $7,500 or less. Where a unit owner is responsible for the corporation ’ s deductible, you may wish to increase that threshold. As a unit owner you may never have a claim; but as a corporation, there are many units which can drastically increase the likelihood of a claim. Going 8 years without a loss at a condominium corporation is rare. Get 3 quotes! Well, this practise hasn't applied to condominium insurance for many years. Most corporations are insured on a program and the brokers are always on the lookout for better. Today there are very few insurers that are competitive when quoting on condominium corporations. Asking for a quote every 3 years is good practise; however, don't be surprised if there is no alternative. Your condominium manager and insurance broker value your business and want to do the best they can for you. They are always on the lookout for better and when better is available they will react. Maintain your property You can't afford to save money here. It will cost you in the long run. Put yourself in the position of the insurer, would you want to insure a corporation with uneven or sunken sidewalks, pot holes in the pavement, roofing that is past due for replacement and is a leaking structure? Prevent an issue, don't react to an issue. Having a corporation that is in excellent condition not only increases the resale value, it potentially saves you more than you invested because the slip and fall or water damage claim never occurred. Maintain your dryer vents, have your smoke detectors and sump pumps checked annually, keep ice melt at doorways so unit owners can spread it when needed – snow maintenance crews can't be on site 24/7 Maintain your unit Where Corporations are or are approaching 40 years of age: ask unit owners to invest in their unit, specifically heating, electrical, and plumbing, including the water heater. It would be rare that a unit would have a 40 - year old furnace, ask the unit owner to advise when their furnace was replaced (it is usually labeled on the furnace). Insurance companies are not keen on fuse panels, make note of the units that have breaker panels and when they were put in. NOTE: some insurers are OK with tamper proof fuses (type S).
Chris DiPietro, R.I.B. (Ont) is an account exsecutive with Selectpath Insurance (formerly May McConville), specializing in condominium management. Chris was first elected to the Board of Directors of the CCI London and Area Chapter in 2015 and joined the Golf Tournament Committee. In 2015 he was elected by the Board as Vice President in 2016 and President for 2017 and 2018, continuing to assist on the Golf Tournament. Chris has also contributed as a writer and presenter expert on insurance at our education events.
Water heaters have a life of approximately 15 years (my last one was leaking at 11 years). Replace them at 12 years and keep record of when it was replaced. One can
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