CCI-London and Area's digital newsletter
2020/2021-2
CCI REVIEW
Quarterly Newsletter
President ’ s Message
Inside this issue
SEASONS’ GREETINGS!
A Thank You ................................ ...2
Our communities are diverse. During the month of December these holidays are mostly familiar: Hanukkah (December 11 - 18), Christmas (December 25), Boxing Day (December 26), and Kwanzaa (December 26-January 1). Whatever holiday you celebrate in December, we wish you peace, joy and most definitely, safety, during this period.
Chapter Communiqu é ……….……..3 - 5
Seasons ’ Greetings ...................... ….6
CAO ’ s New Publication ............... ....7
New Members ............................ ....7
Condo Home Efficiency Rebates .8 - 9
APPRECIATION
Elastomeric Coating ………….….….10 - 12
Many of our condominium communities are very successful in acquiring their full complement of volunteer owners to be on their boards who are tasked to manage the corporation on behalf of all their resident owners. Some communities continue to be challenged in encouraging other owners with an interest to join the team. We would be remiss if we didn't take opportunities to thank all of those who contribute so diligently to the strength of their communities and to their participation in CCI. We appreciate all of you.
Golf Tournament Recap ……….....13 - 14
Getting Ready for Construction.15 - 17
Benefits of Plumbing Checkups.18 - 19
Questions to Ask When Buying a Condo ………………..……………………20 - 21
Q&A: Wintertime Liability ……...22 - 23
Condominium Education ............ ...23
WINTER VIGILANCE
Advertisers .................................. …24
Every board is attending to making sure maintenance projects are completed before snow and freezing temperatures envelop us. Encourage your residents to be alert to identifying safety issues where attention is needed on the property, possibly where it was missed during summer and fall maintenance work. We thank everyone for their attention in this regard.
Social Media Connection ……………...24
Special points of interest
• Next deadline for Newsletter submissions: March 1
NATIONAL VIRTUAL FALL LEADERS’ FORUM AND NATIONAL CONFERENCE
CCI-National held their semi- annual National Leaders’ Forum and Conference in November as a virtual event for the first time. We learned that the National Business Plan is progressing, and our leaders continue to work
We are so grateful to all the writers in this edition of our CCI Review. We hope the information herein is helpful to you and your community.
London & Area Chapter Board of Directors 2020/2021
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 locate an expert to respond to your challenge. Feel free to share your comments and suggestions with the Administrator at ccisw@cci -sw.on.ca.
President Stefan Nespoli, B.A.Sc.,P. Eng
Past President Chris DiPietro, R.I.B. (Ont)
BEFORE YOU GO ANY FURTHER...
Vice President Jennifer Dickenson, BSc (Hons), RCM
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 Ad- ministrator directly. Advertisements in this publication do not reflect an endorsement by CCI of any com- pany or product. Members are encouraged to compare rates and ask for references when contracting for goods and services.
Treasurer Michael Watson, CPA, CA, LPA
Secretary Kristi Sargeant-Kerr, LL.B.
Directors Jeffrey Bell, BA (Hons), B.Ed., LL.B. Tony DiPietro Séan Eglinton, ACCI Laura Gurr, J.D.
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
Victoria Phillips, RCM Tricia Size, R.I.B. (Ont) Lisa Skirten
2. Proper credit is given as follows:
• “Reprinted from the CCI Review London & Area Chapter, [Year: Issue] All rights reserved”, and;
Administrator Trish Kaplan, CCI (Hon’s)
Articles must be copied in their entirety.
•
National Representative Jennifer Dickenson, BSc(Hons), RCM
NEWSLETTER DEADLINES The newsletter is quarterly. At this time, due to COVID-19 the issues will be available online only; however, it would be a tremendous help if the contact person from mem- ber 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 mailing — no later than the first day of August, November, March, and June (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 grateful for your assist. Please email/ write the Administrator with this information here. As well, if the contact person has changed on your Board do email the Administrator — 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 Condominium MANAGER (CM) magazine. The chapter provides the labels, addressed to the contact person, to a mailing service approximately 6 weeks prior to each mailing and they are responsible for the bulk mailings of the magazine to the members. We do not provide ACMO with our mailing lists..
Editor Trish Kaplan, CCI (Hons)
Layout Design Jennifer Dickenson, BSc (Hons), RCM
Mailing Address London & Area Chapter P.O. Box 51022 1593 Adelaide Street N. London, ON N5X 4P9 Tel: 519-453-0672
Email: ccisw@cci-sw.on.ca Website: www.ccilondon.ca Note: the mailing address is a postal outlet/ mailbox only. Please contact the Administrator where delivery must be arranged.
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...President ’ s Message
to find better ways for CCI to enhance condominium living across Canada. The online platform wasn’t without challenges, but also presented new opportunities to connect, learn, and grow together during this pandemic and beyond.
Middlesex-London Health Unit website where you can not only find current data, but other information that will be very helpful to review before you go out and about; including steps to take if you come into contact with someone who has tested positive. Continue to take time to reach out to visit with your favourite family and friends with online meetings to manage and ease that feeling of isolation which will help keep depression at bay. Everyone reacts differently to stressful situations. Taking care of your mental health is as essential as it is to keep physically fit.
STAY SAFE
The COVID-19 pandemic continues to frame our day-to-day lives. We continue to be very aware of the need to keep everyone safe. Many in our community are carefully monitoring and observing guidance from health units relative to the virus, especially when we hear of increased community spreading. Some of us are able to remain isolated as best we can. Those who service within our properties and units are proactive in their action of their safety initiatives to keep their employees and clients safe. We are grateful to them for their dedication to that end. It is up to all of us, individually and together, to do everything possible to secure our own safety and that of our community This virus is very fast-spreading and we are not at the end of it just yet. You can keep informed with local and area updates at the
As we advance to 2021 we are hopeful that we will see you in person or at the very least in our Zoom webinars. Be safe and be well until we meet again.
Stefan Nespoli. B.A.Sc, P. Eng. -President of CCI London & Area Chapter.
Chapter Communiqué - by Trish Kaplan, Administrator
This pandemic has caused us to search out ways to lift up our spirits from feelings that can encompass us in these unprecedented times. So many of us have reached into our inner selves to find that which will calm us during these times of worry and loneliness while we isolate to keep ourselves, our loved ones and our communities safe. Technology has allowed us avenues we can use to search for hope, joy, and even recollections of days gone by. We recognize that it may not be what it is, but still is a big help. Many of us are embracing new experiences and expertise in the online world. Music (the louder the better); travel across the world from our very own domain; and so much more. Perhaps best, is staying connected to loved ones by all the available meeting options. It is a heavy load we all carry for several months still and it is important that we tend to our health and well-being every day through it all, physically and mentally. Going forward we will be making decisions on what will be in our future, what will be the norm. Let us hope that a hug or two will be included. Do look after yourself so you can be on the receiving end of one of those hugs in the future. Every day we hear of angels among us, people who share their strength and kindness in the community-at-large. This virus affects everyone in some way although not equally and often not visible. Thanks to all who reach out to ask for help and/or by sharing where help is needed. Both giving and receiving can be inspirational and comforting. There are many uplifting messages shared too. This is just one that might inspire us all (from Inspire Uplift) to get back into the groove even if we are tired of it. The virus is not tired and continues to embrace us.
2020/2021 — 2 — 3
...Chapter Communiqué
To those of you who are ill during these times we are channelling our very best wishes for renewed strength and a very speedy recovery. We realize it is not enough to be only concerned about COVID- 19 illnesses. There are others as well, not to be forgotten, that will arise and require care.
Membership Renewals
Thanks so much for the support you are showing CCI by your membership renewals and especially to those of you who have provided updates to your board listings. It is very much appreciated. Con- gratulations to all of the owners who have been elected to boards across the area. It’s nice to see familiar names of owners being returned to assist in the day to day manage- ment of the corporations. If you would like a copy of the listing of the directors we have on file for your board, please contact me via email at ccisw@cci- sw.on.ca and I will be hap- py to send you one so that you can be reassured we have an up-to-date listing. It is especially important now as we are communi- cating by email to alert you of the posting of our online events and publica- tions. You can check the 2020- 21 Condominium Corpo- ration Membership Listing or the 2020-21 Individual, Professional and Business Partner Membership List- ings in the Professional & Business Partner Directory to see if you are represented for 2020-21 or contact the Administrator via email.
Sadly, there are lives lost in our community. We
convey our most sincere condolences to families and friends. We hope that the loving memories of those lost will forever be in your hearts and give you comfort during these sad times.
THE CCI ANNUAL GENERAL MEETING
Meetings continue to be carried out by Zoom in order to maintain safety among our board and members. Thanks to all of you who joined into our CCI AGM Meeting on September 22 nd and/or provided proxies so that we could meet quorum and complete the election of one director to the CCI Board of Directors. You are most appreciated. The business portion of our AGM was followed by a special presentation by Roger Tickner of Tickner & Associates Inc. Roger’s company provides occupational safety and health consulting and training. He presented illuminating information on “Condo Safety – Understanding the New Normal”. Thanks to Roger, we are much more aware of the responsibilities and diligence of boards and managers to plan and perform hazard analysis in our buildings and property; to develop safety policies and systems to keep residents and contractors performing on the property safe; to address deficiencies as they arise; and to record evidence of diligence to safety and so much more. One director position came due at this meeting. Following a vote by proxy, Kristi Sargeant-Kerr of Scott Petrie LLP was returned to the Board. The board sincerely thanks Alana Haggis of Sunshine Property Management for her response to the “Call for Nominations” and her interest in serving on the Board of Directors. You can find a listing of the chapter’s Board of Directors in this publication, or here
UPDATING THE WEBSITE
There is always something new to learn in and from our condominium community. The chapter website is updated regularly and we hope you visit
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it occasionally to check it out. The link to our most recent editions of our CCI Review will also be included. Visit here. We will continue to post Condominium Legislation Updates provided to us by CCI Toronto Chapter as we receive them. If you haven’t reviewed them, you can find them here.
UPCOMING EVENTS
The Education Committee is in the process of finaliz- ing educational events, including presenters. They will continue to be online as we remain attentive to your health and safety. Notification will go out by email, posted on social media and on the website. Watch for that infor- mation.
SOCIAL MEDIA AND SHARING
We are so grateful to all of our friends who are professional and business partner members in CCI across the nation. Our organization is made stronger for you by their significant sharing of information in the form of blogs, notices, articles, etc. Do check out our social media platforms so you can keep up-to- date on what’s new or coming up in legislation or content in response to issues arising in our condominium community. There are also postings on upcoming events in the form of webinars, nearby conferences and more. If you haven’t liked us on Facebook and Instagram yet, please do!
Thank you to everyone who visits our social media pages.
We look forward to your participation.
We it!
2020/2021 - 2 — 5
CCI Review Has Gone Digital
SEASONS’ GREETINGS
As you know, CCI is a non-profit organization. Funding for the organization materializes from membership fees, advertising, sponsorships, and participation at events. COVID- 19 has put a definite and abrupt dent into this year’s budget plans. In order for us to follow health guidelines to insure that our members remain safe, postponements were put into place and new plans promptly organized so we could proceed to share while maintaining our budget goals. While going digital was in our strategic planning for the future, COVID-19 brought that forward very quickly, not only to meet the funding portion of printing and mailing but also to minimize the possibility of spreading the virus. Once we have finalized each edition of the CCI Review , the Administrator will send out an email Communique to all members, along with the link. The benefit to an online version of our newsletter, includes our ability to expand on the number of articles we share. We appreciate your understanding in this new venture.
This year’s season of’ holidays will look and feel different if we are following guidelines to lesson the virus spread and keep our families safe. We hope you will remain well and safe during this time by following the guidelines, individually and collectively. On behalf of the entire CCI Board of Directors, we wish you a joyful and healthy holiday and the light of future get- togethers. Be well, be safe.
Advertising Opportunities
If you are a professional or business partner in our chapter and would like to participate in supporting our publications or events, please contact the Administrator by email at ccisw@cci-sw.on.ca for information or visit our website CCI's Social Media is seen by hundreds of board members, owners and others serving in the community. As professional and business partner members, your sponsorship of events or the articles you write for our newsletters are shared with all members and those in the wider audience following us online.
A Message of thanks for Your Generosity, from TLC
Every year TLC Landscaping Design organizes and collects food and supplies for the London Food Bank from their incredible condo clients. As you can imagine, this year, the need in our community grew with the COVID-19 crisis. The strength and generosity of TLC’s clients was incredible. The staff at TLC gathered over 26,000 pounds of food during one week of collections. Thanks to all who were so generous to the need in our community.
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The CAO ’ s New Publication
Event RSVPs
The Condominium Authority of Ontario (CAO) has published the new Ontario’s Residential Condominium Buyers’ Guide.
While we continue to provide our events via
The guide was developed by the Condominium Authority of Ontario (CAO) in collaboration with the Ministry of Government and Consumer Services (MGCS) and approved by the Minister as a helpful resource for the purchasers of new condo units. It is also a valuable resource to owners and boards. Share the link with your owners.
Zoom, please note that the notice to Join Zoom Meeting is shared by the Administrator via email to those who have RSVP’d in advance of the event. This email notice goes out closer to the date of the event. It would appear that a small number of those who did RSVP may have missed the email that was sent out, or perhaps it was delivered into a SPAM or Junk mail folder instead of the Inbox. Please check these folders regularly to make sure any messages from us are not hiding out there.
Welcome, New Members!
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 specialty professions that can provide the goods and services in our community. As new members join us, updates on the online Professional Service and Trades Directory will be made. Please visit it for contact information for new and returning businesses; and check out the Condominium Corporation membership listing to ensure you are included. We all need to assist companies as much as possible to keep them in our community to provide the services we need to maintain the investment we have made in our homes and the properties.
Professional and Business Partners Blue Jay Irrigation - Rob Brown, CIT, Sales Manager Heritage Renovations Windows and Doors - James Baker, Vice President IRC Building Sciences Group London Inc .
- Colin McCorriston, Business Development
Jutzi Water Technologies
- Andrew Megens, Executive Manager
Condominium Corporations Middlesex Vacant Land Condominium Corporation No. 775 Middlesex Standard Condominium Corporation No. 922
We are stronger together
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Are Condominium Corporations Eligible for the Home Efficiency Rebate? - by Dave Chatterton
upkeep and maintenance start to diminish. In other words, a well insulated and air sealed unit will be less likely to experience problems from issues such as ice damming, premature roof deterioration, and / or mould growth. Overall, making qualified upgrades through the Home Efficiency Rebate program can significantly help lower ongoing maintenance costs. Depending on the upgrades that are targeted, it can also provide several benefits to both the unit owner and the corporation.
Absolutely! In fact, each unit of a low rise townhouse style condominium is able to net up to $5,000 of rebates for the corporation. The Home Efficiency Rebate program exists to help lower the costs associated with energy efficiency upgrades. As of September 21, 2020, it has changed to increase incentive amounts - making it possible to become cash positive for some upgrades. In addition to higher rebate amounts, the program has added a new bonus rebate that can be easily attained in some scenarios. For each unit within a low rise townhouse style condo, every rebate can be directed back to the corporation. This includes rebates for upgrades that help mitigate future costs, such as better mould prevention and a reduction in ice damming problems.
Dave Chatterton, Business Development Manager for Great Northern Insulation, discusses recent changes in the Home Efficiency Rebate program and how those changes can benefit
These benefits include:
•
Money back to the corporation for making effective upgrades per unit
•
Reduced energy consumption
•
Improved soundproofing and home comfort Improved value and desirability for units in condominium
Condominium Corporations.
•
Cash Positive Rebates
Proper planning and execution of condominium upgrades can create a cash positive scenario for the corporation. Since some units may already be near the eligibility threshold for certain rebates, it is possible to target specific upgrades and net the corporation a substantial return for a low upfront cost. An energy audit from a registered energy advisor will highlight which upgrades would be the best to target first and is a necessary part of the qualification process. Fortunately, a rebate is included as a part of the program to help cover the cost of the audit itself. This further lends to a scenario where the rebates can create a larger return than the total cost of the upgrades.
•
Reduction in ice damming problems
•
Reduced risk of mould
•
Longer lasting roof
Strategically Targeting the Best Upgrade for Each Unit Each unit within a low rise style townhouse condo might need to be upgraded differently to see the greatest results. One unit might need better air sealing, whereas the next might benefit from some improved insulation in key areas. An energy audit provides the information needed to make the most optimal upgrades for each unit. It is also a crucial part of determining which upgrades could create a cash positive scenario for the corporation. The registered energy advisor who conducts the audit can provide insight as to which upgrades will help prevent future costs - such as targeting upgrades to reduce ice damming or prevent mould growth. Since it is a part of the qualification process, a rebate is included in the program
Each Unit is Eligible
Home Efficiency Rebates are available for each and every unit within a low rise townhouse style condominium and all can be directed back to the corporation. The corporation can take advantage of this to make cost-effective energy efficiency upgrades, or as mentioned above, make the upgrades that create a cash positive scenario. As each unit is upgraded for energy efficiency, the associated costs of
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… Home Efficiency Rebate
to help cover the cost of an assessment. Energy audits should not be overlooked as they are an invaluable tool for finding the most cost effective upgrades that could be made to each unit. Once the registered energy advisor has made their assessments, a plan for making upgrades can be made easily and any cash positive scenarios are made obvious.
existing windows and does not replace them. This means that they cost significantly less than an entire window replacement with a similar level of energy performance, and can be easily removed due to a magnetic attachment system. As an alternative to an entire window replacement, an acrylic window insulation cover is a cost-effective option that provides substantial energy performance and soundproofing while still allowing for full window access.
An Alternative to Window Replacements
Working from home has become more commonplace due to Covid-19. Phone calls need privacy and background noises need to be kept at bay. This has created a higher need for soundproofing in home offices. Sound resistant insulation is often seen as the star of the show in terms of home office soundproofing, but acrylic window insulation covers are also very effective. They reduce unwanted noise by providing a working sound barrier and can be retrofitted instead of requiring a whole new window install. For example, the acrylic window insulation covers from Magnetite are able to reduce sound transmission by up to 70% and can be installed directly over existing windows. They are also extremely good insulators and greatly improve energy performance. Since an acrylic window insulation cover is just that - a cover - it is simply retrofitted overtop
- DC
For more information and to learn how you could benefit from energy efficiency upgrades, contact Dave at dchatterton@gni.ca or give him a call at 289-314-5701.
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Elastomeric Coating: More than Just Paint - by Brian DeFrias
Many older multi-residential condominium buildings in the London and surrounding areas are constructed with concrete and masonry exterior walls and cladding systems. These materials were (and still are) widely used for this type of construction because of their architectural appeal and performance in the Canadian climatic environment. There is a downside to using this type of exterior wall system however, in that both concrete and masonry are porous materials. If the design of the wall does not allow for absorbed water to be properly drained or dried out, the trapped moisture within the material may lead to several issues which can worsen over time. These issues range from visually unappealing (such as weathering and moisture staining of the exterior wall face) to structural and safety concerns (such as cracking and spalling caused by freeze/thaw cycles). So how do we protect these concrete and brick masonry buildings from the damaging effects of water penetration? There are numerous over cladding options available such as metal siding or Exterior Insulation and Finish Systems (EIFS), but these can be quite costly and drastically change the appearance of the building, which may not be desired. What about just coating the exterior? Careful thought and planning need to be put into this option or you may be doing more harm than good! Elastomeric Coatings vs. Paints Elastomeric coating often gets used interchangeably with exterior paint, but they are two very different products. Simply put, paints improve aesthetics only, and coatings improve both aesthetics and performance. Elastomeric coatings are basically paints with a purpose. Here are some key differences between the two:
Brian DeFrias, C.E.T., BSS is the Manager of Building Sciences at IRC Building Sciences Group and can be reached at bdefrias@ircgroup.com or 519-281-3754.
Thickness:
One of the main differences between the two is the thickness in which they are applied. Paint leaves a very thin film on the surface whereas elastomeric coatings are applied much thicker – typically 6 times thicker than paint.
Flexibility:
While most typical paints dry to a brittle finish, elastomeric coating have elongation (stretchiness) and memory characteristics which allow it to tolerate movements and bridge hairline cracks in the substrate it is applied to. In other words, if the wall experiences thermal contraction / expansion movements, the coating moves with the substrate without cracking or permanently deforming.
Breathability:
Elastomeric coatings are unique in that they are barriers to water in its liquid form (rain, snow, etc.) while at the same time having permeability to allow water in its gaseous form (moisture vapour) to pass through without affecting the films adhesion to the substrate. This breathability is very important to not trap moisture within the material which can cause continued freeze/thaw damages to occur. Trapped moisture vapour could also result in peeling or blistering of an incorrectly chosen exterior paint finish as the pressure forces ‘push’ the paint away from the substrate.
CASE STUDY: More Than Meets The Eye
Building Summary: 10-storey high-rise condominium building located in London, Ontario. Brick masonry veneer with concrete block backup wall construction type built circa 1990.
The Problem: This building had a history of brick masonry spalling and cracking issues leaving the corporation with a costly forecasted repair program for the duration of the building’s remaining service life. In addition to the failing brick issues, several of the residents were reporting water leakage along the top of their large living room / dining room windows.
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… Elastomeric Coating—A Case Study
There were no visible voids or defects in the exterior caulking or seals of the windows, so before recommending a large-scale (and expensive) window replacement project, further investigation was completed. A section of the masonry was removed above a window location, where it was discovered a large steel beam spans the wide opening of the window with no water resistive barrier or through-wall flashings present behind the bricks. It was determined that water entering behind the brick masonry (from cracks, spalls and general porosity) had a direct path to the interior of the building from the
top of the steel beam. This infiltrated water continued to run down the inside face of the wall and discharge out at the bulkhead level giving the appearance of a leaky window (Figure 1). Even if the windows were replaced, this type of water infiltration would continue to occur unless the water penetration through the brick masonry was addressed.
The Solution: The water shedding plane of this wall (typically directly behind the brick masonry in a cavity
Photograph 1: Building with original uncoated brick masonry
Photograph 2: Building with Elastomeric Coating applied
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… Elastomeric Coating—A Case Study
wall system) was non-existent. In order to implement water barriers and through-wall flashings to allow for proper drainage out of the wall cavity, very large sections of the brick masonry would need to be removed and rebuilt. Although this work would address the leaks occurring at the windows, it was an expensive solution which would still leave the building with future brick repair cycles. This building was a strong candidate for an elastomeric coating as it was a cost-effective solution which would reduce bulk water absorption from precipitation as well as address multiple other exterior wall problems.
After all the required brick repairs were completed, an elastomeric coating (chosen specifically for this building based on the vapour permeance
Figure 1: Original wall condition
Figure 2: Wall condition with Elastomeric coating applied
requirements for the wall assembly) was applied to all masonry wall areas. This solution allowed the new water resistive barrier of the wall assembly to be on the outside of the brick masonry (instead of within the wall cavity) while still allowing the wall’s internal moisture to evaporate naturally (Figure 2). The versatility and added benefit of using an elastomeric coa ting also allowed the exterior of the building to remain visually very similar to its original design, concealing all past brick repair areas resulting in a uniform, clean appearance (Photographs 1 & 2)
Since completion of the elastomeric coating application, the building has reported zero instances of water infiltration and, as an added result, has bought themselves several more years of service life out of their current windows. The money saved by eliminating future continued brick repair cycles can now also be reallocated to other capital project needs for the building.
Conclusion
Preventing moisture from entering our concrete and masonry buildings should be of utmost importance due to the risk of freeze/thaw damages our region is susceptible to and to prevent interior water leaks at windows and other wall penetrations. This is especially true in older buildings where barrier membranes are not effective or non-existent. Elastomeric coatings are a cost-effective solution to this problem as it essentially creates a continuous waterproof skin on the outside of the building. Elastomeric coatings also enhance the curb appeal of properties by giving walls a uniform finish and concealing unsightly past repairs or off-coloured areas of replacement bricks. Not all coatings are created equal however, and as stated earlier, choosing an incorrect type may lead to trapping moisture within the wall creating more problems instead of solving them. A building science consultant should be brought in when considering applying any coating to a building to carefully consider all the parameters before selecting the appropriate product. Since the exterior walls are only one part of a connected system which forms the complete exterior envelope, it is important to have your building science consultant review all aspects of the building. Doing so ensures all potential sources of water infiltration can be addressed to maximize the benefits and performance of any new coatings. IRC Building Sciences Group is here to help you with all your building envelope needs! If you feel your building would benefit from an elastomeric coating, we would be more than happy to discuss it with you. — BD
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THE CCI 9 TH ANNUAL GOLF TOURNAMENT Your participation = Our Success! The universe aligned (finally) for us to hold the 9th annual Golf Tournament at the Pine
Knot Golf and Country Club on September 21 st , after a couple of postponements from our original June date. The sun was aglow, still emitting warmth; trees already starting to don their gorgeous fall colours waved in the breeze; and the sound of voices, even muffled as they were, transported us back to the way it was. Just being here generated a bit of normalcy. Sunshades and masks covered up immediate recognition and smiling faces, but those greeting voices made it very easy to identify friends, so many of them returning to a day of fun. We were happy to welcome them and their colleagues. The carts were lined up and ready to rev up and go. Shot gun sent them off in different directions to the tees assigned to them. We were following health guidelines and social distancing for safety. The echo of laughter was reminiscent of years gone by. We are so very grateful to all the sponsors, players and volunteers who shared this day with us. We can now relive the day through photos and video shared by Jennifer Dickenson and Heather Dickenson who were on the property to record history and share it on social media. Even a pandemic can’t hold us back from hope and community. We look forward to an easier time and more fun next year. See our thank you page to our awesome sponsors and contributors to this Golf Tournament elsewhere in this publication. As well, we thank the companies who sponsored players to the event. They brought along a very fun group to play. Thank you all for a fun day
Belanger Engineering (4) Brown & Beattie Ltd. (2) CertaPro Painters London (4) Cohen Highley LLP (4)
Condominium Financial (1) Davis Martindale LLP (4) Edison Engineers Inc. (12) Gregg Condominium Management Inc. (2) IRC Building Sciences Group (4) MacNeill Edmundson Professional Corporation (8) Matte Clad Inc. (1)
Provincial Glass & Mirror Ltd. (4) Rob Victor & Tami Prosser (2) Scott Petrie LLP (4)
Semple Gooder Roofing Corporation (4) Skirms Ave Property Management (1) START.CA (4) Thorne Property Management Ltd. (4) TLC Landscaping & Design (8) Trish Kaplan (1) Village Property Management London Inc.(4) WINMAR (4)
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9th Annual Golf Tournament—A Day to Remember with Thanks!
Stewart Overhead Door Thorne Property Management Ltd. Village Property Management London Inc. Prize Table Contributors Accsell Realty Brokerage – Lisa Skirten Belanger Engineering
Hole In One & Game Sponsors McConville Omni Insurance $10,000 (Tee 16)
Intact Insurance $10,000 (Tee 5) START.CA (Longest Drive – Men)
CCI London & Area Chapter (Longest Drive – Women) CCI London & Area Chapter (Closest to Pin — Men) CCI London & Area Chapter (Closest to Pin — Women) Edison Engineers Inc. (Closest to Rope – Men) FirstOnSite Restoration (Closest to Rope – Women)
CCI London & Area Chapter CertaPro Painters – London
Condos Plus Property Management Inc. Gregg Condominium Management Inc. HighPoint Property Management Corp Skirms Ave. Property Management Stewart Overhead Door Thorne Property Management Ltd. Trish Kaplan, CCI
Tee Sponsors Abbey Caulking & Maintenance CertaPro Painters (London) Cohen Highley LLP Davis Martindale LLP Dickenson Condo Management Huntington Properties Ltd. MacNeill Edmundson Professional Corp Ronson Paving & Construction Scott Petrie LLP Semple Gooder Roofing Corporation
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Getting Ready for Construction - by Jennifer Dickenson, Vice President and Stefan Nespoli, President
in the operating budget. Most contracts have a 60-day cancelation clause but confirm this before signing. Independent review of large contracts can sometimes be beyond the budget of smaller Corporations, but it is always recommended to get a consultant to review contracts or performance of significant contracts. Elevators, water treatment systems, generators and other maintenance contracts that have significant impact on residents’ everyday life need careful consideration. The same goes with major replacement projects Major replacement projects are not as ‘regular’ as the major maintenance contracts. They need just as much, or more, planning. Your study should be reviewed at budget time to see what project should be on the docket for the following year. Fall is the ideal time to start investigating options for the work to be done the following maintenance season. If a Board decides they do not need independent oversight or project management of a large project, they accept responsibility for the Consultant role – more on that in a moment. This puts heavy obligations on the shoulders of the Corporation, since there is no Consultant to manage the project. If the Board does not want to accept this responsibility, it is time to determine the best option for oversight. Does the work require an engineer, architect, independent consultant or should we proceed directly with a contractor? It is our policy (not a law) to get three quotes for this oversight, before proceeding to the actual project tendering. Options for inclusion are: Specification creation, tendering, review of bids and recommendations, oversight of construction, payment certification, etc.
Condominium boards and managers spend considerable time reacting to issues that arise on a day-to-day basis at their corporations. These can be handled relatively effortlessly but still time consuming for the most part.
What of a large project or maintenance contract?
Large projects or more detailed maintenance contracts can take some foresight (sometimes months to years, depending on the project). Careful and regular attention should be given to the current Reserve Fund Study Plan so that preparation for any large replacement project can be placed on the radar well in advance so that proper coordination of funding, the appropriate experts, and the time requirement to complete the project is taken into account. It is recommended that the engineer be included to assist with any long-term planning of projects so that nothing is left to chance. But what about when the study says you need to do a major replacement next year? Major maintenance contracts might include landscaping, elevator, water treatment, etc. These contracts can range from a 1-year term up to 10 years. Every contract should be tracked carefully, as some of the contracts have specific cancellation clauses, requiring notice of 90 days or more or they just renew automatically (ever read your elevator contract?). Landscaping and/or snow removal contracts are usually straightforward, but do require careful review. Do not take for granted that something will be attended to if it is not included in the contract. For example: Is there an entrance garden you want them to weed? Are owners or the Corp responsible for the front gardens at the townhouse units? Are those hedges at the edge of the property to be pruned as part of the usual contract? Boards and managers must be clear as to the responsibilities of the corporation and the owners. If it is not in the contract, anticipate it will cost extra to get it done. Additional items will need to be included
Jennifer Dickenson, BSc (Hons), RCM is a condominium manager with Dickenson Con- do Management. She was first elected to the CCI Board of Directors in 2016, currently serves as Vice-Present and the chapter’s National Representa- tive. Jennifer is involved in all aspects of the chapter and shares her expertise. Stefan Nespoli, B.Sc., P. Eng., LEED AP of Edison Engineers Inc. He has been in the industry since 2009. Stefan was first elected to the CCI London & Area Chapter Board in 2015, served as Vice President in 2017 and elected by the Board to President in 2019. He has also served on the board of the Windsor Essex Chapter and CCI National.
Board oversight:
1) Create the specifications list of what you want completed 2) Research which contractors are qualified to and capable of
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… Getting Ready for Construction
completing the work
replacement projects, consider using a standard CCDC (Canadian Construction Documents Committee) Contract. This forms an agreement between the Owner and the Contractor, and affords powers to the Consultant (remember the Consultant role we mentioned earlier?) to act as an arbitrator to resolve disputes in a fair and equitable manner. This also includes the powers of Payment Certification. If work has not been performed to an acceptable standard, the Consultant will not certify payment and Corporation is protected. During the work, your Consultant will also complete periodic site visits to check compliance with the specifications and good building practice. And when unforeseen circumstances arise that change the project schedule or budget, your Consultant can help you communicate with your Owners to alleviate stress and avoid conflict. Engaging a Consultant provides the Board with a layer of protection with respect to scope of work selection, contractor recommendations, technical review and project management / contract administration. Like anything, this process is scalable. For small projects maybe you don’t need a professional engaged full time to assist, and simply just some high level guidance and
3) Send specifications, with deadline, to contractors that meet the requirements listed above 4) Require contractors to submit proof of insurance, WSIB (if needed), licenses (if needed), etc. 5) Review tenders and award contract to the contractor that meets all requirements and set a start date
Professional Oversight
For many major replacement projects, such as roof replacements, pavement projects, window replacements, parking garage repairs etc., the Board will likely not feel comfortable supporting the technical side of the project. That’s where engaging a Consultant can be valuable. A Consultant will first conduct a Condition Assessment (CA) – a crucial first step in any major project. The purpose of the CA is to provide the Board with the information they need to make an educated decision about how to proceed. Is replacement the right approach, or would repairs suffice? What is the root cause of the issue and how can it be addressed? Finally, a CA will present the Board with options, including pros/cons and cost estimates so the appropriate repair or replacement approach can be selected. Next the Consultant will prepare the Bid Documents & Specifications package (BDS) – an oft overlooked step for small projects. This is a document that provides a clear and detailed Scope of Work, timelines, a Bid Form, and Contract Conditions. For larger projects, the BDS should include Drawings, Material Specifications, and more extensive Contract Conditions. The BDS also forms the basis of a Building Permit application, if required. This allows the board to compare contractor pricing on an apples-to-apples basis – which leads us to our next step! Tendering to Qualified Contractors involves contractor selection, a tender process, and selection of a successful bidder. When selecting contractors to invite, phone to confirm they are interested in the work and have capacity to complete the work on an acceptable timeline. If they are uninterested, they may submit an uncompetitive bid simply to appease you or your Manager. The tender process can include a site meeting, question and answer period, and a closing date and time. Once received, review all compliant bids for cost, schedule, references, etc. prior to selecting a successful bidder. Your consultant will provide a budget recommendation that includes a Construction Contingency, so you know how much to plan for from your Reserve Fund. And finally, the Construction phase. The first steps are to award the work to a contractor and to obtain start-up documentation, including insurance documents, WSIB clearances, and safety information. For most major repair or
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… Getting Ready for Construction
technical review. There are always options, and remember it’s never too late to ask for help.
came to a meeting of minds. This took dozens of hours.
The colour on the walls and the furniture was not what the Board selected, so repainting had to happen, with a better quality of paint and the furniture replaced. The lights and door hardware replacement was going to be done by unqualified contractors until we stepped in. Cost savings upfront can lead to increased costs later! The marble pieces to fix the lobby floor had to be ordered from overseas, so the lead time was significant. The contractor was holding off ordering until they could be paid for the moving corridor tiling. The flooring part of the project could have been completed in weeks instead of months if the project manager had kept on top of timelines and payments. Eventually, the work was done, and the floor looked great. There were many other issues coordinating this project halfway through, but residents and owners were the ones who suffered the most, living in some sort of construction zone for more than a year. Is your condo manager or designer is a qualified project manager? If not, we strongly recommend hiring an outside party to do this work. Everyone will be safer and happier with the results.
CASE STUDY: It is Never Too Late to Ask For Help
I took over management of a high-rise that was in the middle of a design revamp of their building. It included painting all hallways, fixing broken marble floors, replacing tiles in the moving corridor, replacing all light fixtures, replacing furniture in their lobby and board room, window treatments and the list goes on. They had hired their designer to oversee the project. The designer did not use email, own a printer at home and was difficult to reach. Project management was ineffective, and the project had stalled. The Board felt their previous Condo Manager was not transparent with payments to the designer, but it was due to a lack of clear invoices, as they were hand-written and no contractor invoices were shown, just a summary from the project manager was submitted. It took months to straighten out the invoicing and payments made, but the Board had not overpaid yet. They were on the verge of it and one contractor mentioned they hadn’t been paid yet for their work. This is a dangerous place to ‘sit’, as the contractor was within their rights to lien for their unpaid work. Finances were sorted and all parties
— JD & SN
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Benefit of a Plumbing Check - up - by Trish Kaplan, CCI (Hons), Administrator
leakage, flooding, and plumbing damage.
We have been receiving enquiries from owners relating to significant increases in their common element fees and in some cases, special assessments, where the reason has been referenced to be due to the increasing cost in the corporations’ insurance premiums and insurance deductibles. Every corporation is required to ensure adequate coverage is in place to cover both. That cost falls to the owners in a corporation who are shareholders of corporation. The topic of insurance in condominiums is complicated and that is for the professionals to discuss, understanding that there are (or should be) policies for the corporation, another for the owner and in some cases a tenant. In all cases, it is not uncommon for the insured not to actually understand the policy so learning about coverage and limits is essential. A review with your broker or agent to get your questions answered can help with making an informed decision and ensuring there is proper coverage and protection. There are a number of reasons that have been cited for surges in claims that will ultimately increase insurance premiums and deductibles. Most notably, climate change and extreme weather events, inferior construction, fire, break-ins and more. However, the highest amount of money paid out under home insurance policies is for water damage. Exact estimates vary, but it's nearly the majority of all claims. Figures include the 50 percent quoted by Desjardins Group in 2018 and 48 percent by Canadian Institute of Actuaries in 2014. What's causing all that water damage? Bathroom leaks, toilets and showers that don't drain, corroded pipes, and aging fixtures can all lead to insurable losses. Of course, there's also roof
Many boards are doing their best to carry out proactive measures to reduce the risk of insurable events that can be anticipated. Major perils related to storms and flooding, etc., are a bit tricky to anticipate, although necessary and ongoing maintenance can be invaluable. Corporations can be better prepared by engaging qualified professionals to share their expertise in prevention measures. Owners also need to be proactive in their duty to protect what is theirs to insure for repair and replacement. The very common trend resulting in owner insurance claims relate to plumbing issues. Undoubtedly, proper attention to plumbing maintenance can make a huge impact on decreasing claims. In some cases, boards can participate in property-wide prevention programs.
Trish Kaplan , CCI (Hon’s) is the current part- time Administrator for the CCI-London and Area
Chapter, also having served in the position from April 2003-
September 2010 and was awarded the Distinguished Service Award from CCI National in November 2006. She served on the Board of Directors from 2010 to 2015 when she returned as Administrator. Trish is also a former condominium manager.
PLUMBING PREVENTION
We tend to discuss owner plumbing maintenance often as it pertains to related claims being made, sometimes where the corporation’s insurance policy becomes involved. Sharing information regularly with owners can be a valuable stepping stone to being proactive. Daily, weekly and seasonal maintenance tips will alert them to the necessity of being aggressive to their own unit plumbing maintenance. Operating and repair manuals for the individual components are essential. Keep manuals on the components (tip: put manuals in a zip-lock bag and secure them to the component or close by). You can also check online for particulars about individual component. Alternatively, owners might be more comfortable bringing in a plumber to carry out a full maintenance check. It can be a little overwhelming to attempt to attending to the regular
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