CCI-London and Area's second newsletter of the 2022/2023 year.
2022/2023-2
CCI Review Quarterly Condominium Newsletter
November 2022
In this Issue
Board of Directors
2
Thank you
2
Newsletter Deadlines
2
Invitation to Brag
3
Happy Holidays
3
Chapter Communiquê
4
NEWS Flash – CCI-Toronto
5
Welcome New Members
6
Electric Vehicle Charging Stations 11 Recognition of Veteran Experts in our Chapter 11 Rising Insurance Costs: An Ontario Legislative Sub- Committee 18
President ’ s Message Every year, CCI National puts on a Leaders Forum, where directors from all chapters get the opportunity to attend, learn, share ideas and network. At the recent CCI - N 2022 Fall National Leaders ’ Forum held in Kingston, Ontario November 23 - 25, 2022 awards were distributed. Representing our chapter at the event were directors of our CCI Board included myself, Laura Gurr, Kristi Sargeant - Kerr and Tony DiPietro. We were very excited to be on hand to receive the Lorne Young Chapter of the Year Award!
Leader of the Canadian Condominium Institute
19
Condo Winter Maintenance
19
Checklist Upcoming Events
20
The Lorne Young Award : each year CCI Chapters across the nation compete for the ‘ Lorne Young Chapter of the Year ’ distinction. The award goes to the chapter providing the most benefit to its members and exceeds the minimum requirements in all areas of chapter re - certification requirements. We can be very proud of everyone who participated in any way in our chapter during the period July 1, 2021 to June 30, 2022, including those who attended events, shared their expertise, sponsored, advertised in publications, and participated in any other way. It is a tribute to every member of our chapter. We thank you for engaging with all our efforts and sharing in this recognition. It was especially meaningful for us to receive this award as we progress through our 30th year! We encourage you to continue to be involved! If you ’ re interested but don ’ t know how to take the first step or how you could help, please reach out to us through any of our Board members or our administrator! We ’ d love to have you. We also congratulate Stefan Nespoli, past - president of our chapter for receiving the Distinguished Service Award. He is most deserving of it and will be an amazing asset to his new chapter, the Grand River Chapter. Our compliments go out to all award recipients from across the nation for the incredible work they bring to their communities.
Advertisers Welcome
20
Risk Management by Owners
21
Thank you to our Sponsors
24
A Layman’s Takeaways from CAT Cases
26
Q&A — Communications
30
Scam Alert
31
Stories to Tell – Thanks for Sharing Thanks to our Writers and Advertisers
31
32 Next CCI Review Deadline March 1 st , 2023
This coming year, our organization will be bringing a new education certification for
CCI Review 2022/2023 - 2 — November 2022 - 1
London and Area Chapter Board of Directors 2022/2023 President Jennifer Dickenson, RCM, LCCI
Vice President Tricia Baratta, RIBO, LCCI
Treasurer Michael Watson, CPA, CA, LPA Secretary Kristi Sargeant-Kerr, LL.B., LCCI Directors Heather Dickenson, BA (Hons), RCM Chris DiPietro, RIBO Tony DiPietro Séan Eglinton, ACCI, LCCI David Leff Laura Gurr, J.D., LCCI Lisa Skirten, RCM Joe McGowan, P. Eng
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.
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, RCM, LCCI
Mailing Address: 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 address is a postal outlet/ mailbox only. Please contact the Administrator by email where delivery must be arranged
Newsletter Deadlines
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 mailing—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
CCI Review 2022/2023 —November 2022 - 2
...Continued from page 1 “ President ’ s Message ”
Invitation to Brag—NEW
directors who found the CAO education a little ‘ basic ’ for their experience levels or their need to learn more. A new province - wide education program is being launched this coming year, and property managers may be able to use these courses toward their new continuing education requirements! We ’ re also very excited to be bringing back the CCI/ACMO conference in London this spring. Stay tuned for more dates. On behalf of the Board of Directors, I wish you each and everyone a happy and healthy holiday season in every way that you celebrate and look forward to seeing you in 2023 and at our next education session on January 24 th session: CAT / CMRAO Updates & Cases
Last year on Social Media we presented Hat Tip Tuesdays to recognize those members who provided incredible membership support to CCI through the years to provide a huge benefit to the communities they served. They reached out to us to share their questions, concerns and expertise and we were able to incorporate it into our offerings. Our chapter and community-at-large were made stronger by their participation. New this year, CCI-London and Area Chapter is starting a social media campaign where directors may “Brag” about their Community and what makes it the place you like to live. Please share 1-2 paragraphs with 1-2 photos.
Jennifer Dickenson, President CCI London and Area Chapter
Here is your invitation
to be the next Condominium Corporation
Brag!
No matter how or what you celebrate this season, let it be especially meaningful to come together with those you love.
Find time to relax, cook or eat yummy food , enjoy time with family and friends; remember and share stories of celebrations past, that need to be recalled with love and laughter.
CCI Review 2022/2023 - 2 — November 2022 - 3
Chapter Communique b y Trish Kaplan, CCI (Hon ’ s)
The AGM – September 20 th , 2022 Thanks for your registrations and for joining us at the AGM. It is disappointing that all who registered did not appear, especially when refreshments are ordered in response to registrations. It was nice to enjoy the in - person camaraderie of those who came out. We wish a speedy recovery to those who sent regrets as they were feeling under the weather and did not wish to share. The chef and the staff at the Ivey Spencer Leadership Centre looked after us beautifully and we thank them for that. Congratulations and sincere thanks to Don Dickenson, Barry Scott and Susan Size, all of them 30 - year veterans of our chapter. They shared their experiences of their journey, when clarity in condominium was non - existent for the most part, and their perspectives on the future. See elsewhere in this publication on more from Don, Barry and Sue.
Bill Maher is often quoted “ If you think you have it tough, read history books ”.
See elsewhere in this issue for information these amazing veterans shared when clarity was an issue. It might well put us in a different mindset if we compare the reality in the condominium industry now with that they had to contend with 30 years ago and the years in between. Those who were the leaders in our community in the early days deserve our genuine appreciation for their developing methods, patience and efforts toward the framework of the Condominium Act . CCI stayed the course to advise and help us understand not only the legislation, but also the responsibilities that go in hand. We concede that boards, managers and others in the community are tasked with overwhelming workloads to respond to legislation put in place. Undoubtedly many are stretched beyond their accessibility to support. We all need to work together to adapt and in doing so, we must draw on our patience, kindness, cooperation and teamwork to get us through the rough patches. We ’ ve been so fortunate to have leaders in CCI who are enthusiastic, generous and proficient volunteers. They continue to share their expertise and we are very grateful to them. We hope you will continue to be with us through this evolving journey. There is still so much to learn as we protect our investments made by community members. Recently, a new member responded “ Everyone knows CCI!!:) ” to the question “ WHERE or WHO shared CCI with you? ” on a form. What a gratifying message to hear! It may be true that everyone in the industry has heard of CCI, but is everyone taking advantage of the benefits we offer to better manage our communities and create a safe and desirable property for now and the future? Can we do better to connect and profile companies who may already or may wish to provide goods and services in our communities? CCI will continue to forge ahead with resources to learn, understand and to provide tools to use as the industry grows so rapidly. Now, as the evolution in the condominium industry continues and will for some time, history and due diligence will help us build that better future. Appreciation We continue to be grateful to managers/boards who carried out membership renewals; to our Professional and Business Partner membership who have been so faithful with their support at our golf tournament, advertising in our publications, and sponsoring of our events. Kudos to all of the writers who provide articles relating to their expertise in this publication, especially during busy times. It is especially pleasing to have our newer members take pen to paper or fingers to keyboards to share information that may address some of the matters that we grapple with. We can be most appreciative of their enthusiasm and interest in our community. Changes to Board listings We appreciate your assistance to ensure we maintain our corporation membership board listings. You can find a Membership Change Form on the website here: https://ccilondon.ca/sites/default/uploads/files/Membership - CHANGE - Form - fillable.pdf
Happy Holidays!
CCI Review 2022/2023 - 2 November 2022 Page 4
NEWS Flash —CCI - Toronto
New Elevator Outage Reporting Requirements and Administrative Penalties under the TSSA
COMPLIMENTARY ACMO CM MAGAZINE
Elevator Outage Reporting Requirements
Please do not send address or contact
If an elevator in a building that is used partially or entirely for residential occupancy experiences an “ outage ”, the owner of the elevator is now obligated to submit a report to the Technical Standards and Safety Authority (“ TSSA ”) no later than 30 days after the elevator is returned to service. An “ outage ” is defined as a period of time that is 48 hours or longer in which an elevator is out of service. The report to the TSSA must include specific information, including, but not limited to: the address of the premises where the elevator is installed; the number of elevators in the building; the number of floors which the elevator serves; the date and time that the outage started and ended; the cause of the outage, including any factor that prolonged the elevator being but of service; the intervals at which the elevator undergoes maintenance; the name of the manufacturer of the elevator and the name of the maintenance contractor. (this not an exhaustive list – additional information must be included) To facilitate the reporting process, the TSSA has launched a “ Residential Elevator Availability Portal ”, which allows elevator owners and licensees to report their outages online. This portal also allows anyone to view elevator outage records from across the province. According to the TSSA, the public data on elevator outages will be used to inform and shape future regulatory decisions on elevator safety and availability.
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.
The new regulation itself can be accessed here, https://www.ontario.ca/laws/regulation/r21290
The TSSA ’ s announcement of these requirements, along with a link to the portal can be accessed here. https://www.tssa.org/en/elevating - devices/elevator - availability.aspx
Other Legislative Newsflash Items can be found here https://ccitoronto.org/news
August 23, 2022 – CCI - Toronto Legislative Newsflash
CCI Review 2022/2023 – 2 —November 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 Members Jeanine Cassandro, Sunshine Property Management Inc.
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
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.
Business Partner Members
SimpliScapes Landscape Solutions, Mike Wilkins, Owner Ventri Door Technologies Ltd., Chris Hystead, Branch Manager
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
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 2022/2023 —November 2022 - 6
Electric Vehicle Charging Stations
The Future in Now: EV Charging Stations— Questions and Challenges Electric Vehicle Charging Stations in Condominiums Zero emission vehicles are becoming increasingly popular in Canada, which means that demand for charging stations is also growing. Electric vehicles and hybrids make up 7.7% of the market share in Canada and 4.2% in Ontario, and those numbers are expected to continue rising. (1) Condominium corporations face unique challenges and considerations regarding the installation of charging stations. Here are some of the questions that corporations should be asking when considering the installation of an electric vehicle charging station: Will the installation be for a single charging station for the use of one unit or a set of communal charging stations for use by any resident? The required processes for the installation of a charging station set out in the Condo Act and O. Reg 48/01 vary depending on whether the installation is initiated by a unit owner or by the corporation. Unit owners can request the installation of a single charging station through a written application to the corporation ’ s Board of Directors which eventually culminates in a written agreement for the installation being registered on title for the unit. The installation of a set of communal charging stations by a corporation is slightly more complicated and depends on costs, the impact on the common elements, and, in some cases, the approval of unit owners. We ’ ve created two handy flow charts that briefly summarize the installation approval process for unit owners and corporations. Will the charging station be installed in the unit or on the common elements? Charging stations can be installed within the unit if the unit has a garage where the charging station will be contained. Installation becomes more complicated when the unit has a designated exclusive use common elements parking space or has a parking space registered as a separate legal unit. These kinds of parking spaces require changes to the common elements to facilitate the installation of a charging station and to monitor the use of electricity for the purpose of charging residents to charge their vehicles. What types of chargers can be installed and effectively supported by the corporation ’ s electrical infrastructure? There are three types of charging stations with different requirements for installation. Level 1 chargers are the easiest but slowest to use and simply plug into a regular outlet. Level 2 chargers are most common in private residences and use an outlet similar to those designed for other large appliances like and oven or a dryer. Level 3 chargers are the fastest but cannot be supported by typical residential electrical infrastructure and are mostly seen at public charging stations. Installations in condominium corporations will most likely be Level 2 chargers, but corporations will also have to consider how to monitor Level 1 chargers to ensure that unit owners are complying with regulations
Kristi Sargeant-Kerr , a partner with Scott Petrie LLP, specializes in all aspects of condominium and real estate law, including development, management and litigation as well as the purchase, sale and mortgaging of condominiums. She has extensive experience working with property managers and condominium corporations in and around the region and prides herself on finding reasonable solutions to their complex issues. Kristi is on the Board of Directors of the London and Area Chapter of CCI and is Co- Chair of their Education Committee. She has also been appointed to the Advisory Committee of the Condominium Management Regulatory Authority of Ontario (CMRAO). Kristi was awarded the Leader of the Canadian Condominium Institute (LCCI) designation in October 2022.
Madeleine Stirland joined Scott Petrie LLP in 2020 after completing her Master of Museum Studies degree and working as a museum professional in London and Toronto. She will complete her Paralegal studies in November of 2022 and is looking forward to continuing to work with Kristi on condominium matters, particularly enforcement matters and those before the Condominium Authority Tribunal.
CCI Review 2022/2023 - 2 — November 2022 - 7
→ pertaining to use of the common elements.
How can corporations effectively and efficiently deal with these complex issues? Having a full understanding of the installation process and preemptively bringing unit owners into the discussion around charging stations can help corporations avoid disputes and challenges down the road. In this regard, Corporations should assess options for installing a set of communal charging stations by the Corporation as well as have a plan in place for responding to unit owner applications for an installation. Ensuring that unit owners understand the process for installing a charging station before they purchase an electric or hybrid vehicle is also key. Regardless of who is responsible for the installation, it is recommended that corporations seek the help of condominium law specialists such as Scott Petrie LLP to ensure that the process goes smoothly and is in compliance with the Condo Act.
___________________
(1) McCredie, Andrew. “ Canadian EV Sales Surge in the First Quarter of 2022.” Driving, Postmedia, 28 July 2022, https://driving.ca/auto - news/industry/canadian - ev - sales - surge - in - the - first - quarter - of - 2022.
Congratulations to Kristi Sargeant - Kerr on her LCCI Designation!
Scott Petrie LLP congratulates the Firm ’ s Partner Kristi Sargeant - Kerr on being awarded the designation of Leader of the Canadian Condominium Institute (LCCI). This Designation is awarded in recognition of professionals who contribute knowledge and expertise to the Institute and to the condominium industry. Kristi works extensively in the development, management and administration of condominium corporations and regularly contributes articles and presents at seminars with respect to Condominium Law. She serves on the Board of the London and Area Chapter of the Canadian Condominium Institute (CCI) and is an appointee to the Advisory Committee of the Condominium Management Regulatory Authority of Ontario (CMAO).
CCI Review 2022/2023 - 2 November 2022 Page 8
→
CCI Review 2022/2023 – 2 —November 2022 Page 9
→
CCI Review 2022/2023 - 2 November 2022 Page 10
Recognition of Veteran Experts in our Chapter
It is very unusual in this day and age for someone to remain a consistent member of any company for a significant length of time. It was a pleasure to do a bit of research on these three members who stayed the course for over 30 years.
There has always been so much to learn about living and working in condominiums. Our experts are a vital component of the services that are required. They assist us all to better understand and carry out our tasks and responsibilities in the best way possible to set high standards for service and commitment to education in our community. For over 30 years, these veterans have been continuing to absorb expertise in the industry and furthering that by taking on mentorship roles for newer employees and clients, all the while juggling to get a balance in their own work/life balance.
We can ’ t imagine that there is anyone in the community, no matter what position they hold in the industry, who have not learned from these members. They are the veterans of the industry, respected and well known.
Their response to our invitation to share at this AGM was immediate and we are grateful. We share this information with you for important reasons:
Once upon a time – what did managers and directors go through in those early days?
It ’ s safe to say, having heard about the past from our veterans, there were challenges then that are so different from what they are now. Technology has made the processes and procedures easier and certainly more streamlined. But the mountains we continue to climb differ in the duties that we all are responsible for. We have so much to be grateful to them for. They started the convoy into condominiums by taking on the massive and initial learning experiences they continue to share to this day. While we respect they might be trying to start new chapters in their lives, as in to enjoy some of the fruits of their many years of labour, it isn ’ t easy. They gave their best and in true leadership fashion. They also ensured the continuity of the chapter and the community by influencing, coaching and encouraging younger leaders who are now taking the baton to continue their legacy. Some of us continue to embrace their knowledge and guidance that they are so faithful to share.
Now, all of us involved in the condominium industry recognize that the fields have widened substantially and it is important that we understand what was, the build, what is now, and what is to come.
About DON DICKENSON of Dickenson Condo Management
Don started managing condominiums in 1986 so you can well imagine the expertise he has accumulated over those 36 years. He is responsible for overseeing the management of all condominium properties under contact to Dickenson Condo Management.
This year Don and his team are also celebrating a 30-year anniversary. It was 1992 when Dickenson Management began exclusively in the management of condominium corporations. The name change to Dickenson CONDO Management came about in 2019.
Don also provided his services to the CCI Board from 1999-2001 and 2012-2013. As a principal of a very popular management company. He encouraged membership among his clients and his staff. Some clients who have remained as members over years. During the years, Don performed as a presenter and instructor. He completed and qualified for his Associate of the Canadian Condominium Institute (ACCI) and was awarded it on or about 1993 by CCI-N. Continuity and strategic planning comes under the heading of leadership. Don made both of these things happen at DCM and during his membership at CCI. We can be sure he was excited to embrace his daughters Jennifer and Heather into the business and he encouraged their participation with CCI, both of them amazing members of our Board now. Don’s contributions to the chapter and the industry are so much more than what we have shared here. We recognize his commitme nt and support of CCI and the community
CCI Review 2022/2023 – 2 —November 2022 Page 11
→
Don ’ s Contribution
I have been asked to present a few comments about my experience in the industry over the last 30 some odd years and my vision of the industry ’ s future. I personally think that my most important contribution to condo management has been my two daughters, Heather and Jennifer, who are both involved in the London & Area Chapter of CCI. Jennifer is also active at the national level. But I guess with over 30 years in the business, I might have had some small impact through serving on the local CCI Board and I certainly gained a great deal of experience, some hilarious, some rewarding and some just plain unexplainable. Who hasn ’ t had owners call at 2 am demanding that they personally remove a car parked in their space or drive 20 miles to remove a neighbour ’ s cat from their car hood. The justification being that that owner pays your salary that you do nothing to earn. The list is endless. That being said, I want to give you a bit of my background in hopes of giving my comments some relevance. I studied law from 1979 to 1982 and was called to the Ontario Bar in 1984. After articling with the law firm Ivey & Dowler here in London, I was hired by a property management firm called Carlton Group that owned and managed residential and commercial properties. I handled their rental evictions and managed their numerous commercial properties. You would be right to ask what any of this had to do with my knowledge of condominiums and my answer would be nothing. During my 3 years in law school, the word condominium was never mentioned. In my Bar admission materials there was one paragraph dealing with condominiums and it was only a general description of what they were. There was no reference to case law because there wasn ’ t any. They were never referred to in law school lectures or the bar ads even though they had been around since the late 1960’ s. I became a property manager literally overnight when Connie and Fraser Grant turned their condominium portfolio in Cardinal Property Management over to Carlton Group. I had a meeting with my first client within 24 hours of them coming on board. Like all condo managers at that time, it was sink or swim. We were all learning as we went. The same condominium was ironically, my first client when I started my own management company some years later. These were relatively primitive times in condo management. I used a computer with a 5.25” floppy drive and a monochrome screen. There was no property management software program or a hard drive to hold it. My employer had a mainframe computer sitting in its own little environmentally controlled room but I did not have access to it and it only provided accounting information through a dot matrix printer. My computer fed back to me the information that I fed into it and was primarily a primitive word processor and adding machine. There was no internet to access information on condominium precedents or best practices. Although the first condominium was sold in Ontario in 1967, all I knew about them was that they were the first item of real estate to drop in value in tough times and rise the least in value during good times. It was a scary time to be a condo manager because you had nowhere to turn on a daily basis for direction or confirmation that the way you were handing matters was correct. We were re - inventing the wheel daily. Companies like Thorne, Arnsby, Parkside and Range had been dealing with condos for quite a while by then but I had no idea how they were doing it.
Thank heavens for people like the Sizes and Grants who were generous with their knowledge and experience. I am sure that I had Barry Scott on speed dial as well back then.
Legal advice often started with … “ there is no precedent but I think that a judge would interpret the Condo Act section this way ” or “ I think that a judge would agree that the most reasonable solution would be to deal with the matter this way ”. None of these answers were definitive and I knew that none of these lawyers were taught any more about condo law than I was in law school. They were speaking from experience which I lacked and from discussions with their cohorts. My experience with rentals did little to give me confidence when dealing with directors who refused to have a reserve fund study done because in their opinion “ all they did was result in higher condo fees paying for the replacement of items that current owners had already paid for. Let the next owner pay for their replacement after I sell. I ’ m going to
CCI Review 2022/2023 - 2 November 2022 Page 12
→
move out before the roof needs replacing ”. Or, “ why do we need a property manager, we are keeping the fees as low as possible and all you guys do is increase them every year ”.
As the condo industry exploded, managers and other industry participants needed a forum where they could learn as well as share their knowledge. There needed to be a resource where precedent setting court decisions were being collected and distributed to all of us in the industry. There also needed to be guidance to managers in establishing best practices and a code of ethics. It was in this environment that groups of concerned condo managers and other industry members banded together and formed ACMO in 1977 and CCI in 1982. Both started in Toronto and took a while to have an impact in London. I joined CCI in London in 1992, the year that London Chapter started, and ACMO in 1994 and soon learned their value. Although membership in both was voluntary, their accreditation gave condo Boards and owners some assurance that their managers were knowledgeable and ethical. Their biggest value however, I think, was in their educational function. While ACMO concentrated on the management side of the industry, CCI provided education as well as became an advocate for the entire industry. As one who has instructed at both CCI and ACMO seminars over the years, I can confirm the value of these education efforts. CCI has done a great job of educating those involved in the industry and has spread knowledge of legal precedents and best practices throughout the industry. The two organizations further proved their value by advocating for owners and managers during the provincial government ’ s amendments of the Condo Act and during the most recent licensing legislation. I am generally pleased with the new licensing provisions and feel that mandatory oversight was long overdue. The industry has come a long way from its origins. Some changes were evolutionary and some, like the creation of the CMRAO and CAO were revolutionary. The result has been managers spending much of the time they used to spend on site inspections and attending board meetings on filling out government mandated forms and explaining to owners how to do the same. Some of which are indecipherable to those who prepare and receive them. This has increased stress levels for managers and interfered with their ability to carry out their real job of property management which is looking after the physical properties and the needs of their clients. While I am confident that these hindrances will eventually be resolved, the industry is reacting with time - saving measures such as integrated property management software, online Board meetings and electronic communication with owners. We, as an industry, are going to have to adapt further if we are going to properly serve our clients. Staff to client ratios are increasing and will have to continue to do so. Managers are not going to work from 8:30 am to 10 pm any more. Many want to work from home. The day of 2 - hour board meetings in someone ’ s home on site starting at 7 pm are over. Managers cannot be expected to work 6 or 7 days per week in today ’ s society nor should they. Good people can make more money working a 35 or 40 - hour week in other industries. How are we going to attract them to the condo world unless we can offer similar work conditions and compensation? There is a staffing crisis growing at the same time that education and training requirements have increased. The industry needs to react quickly by promoting condominium management as a career worth pursuing. For owners this is going to mean higher management fees as high insurance rates, new licensing fees for managers and management companies, increased staffing requirements, rising office rent and expensive technical costs continue to impact on our bottom line. There have been some significant changes taking place in the London market and these will continue as management companies restructure to adapt to these changes. Small condo corporations will continue to find it difficult to find a manager because it costs as much to manage a 20 - unit condo as a 50 unit without equal compensation. In addition, the old adage that you get what you pay for still applies.
Gone is the day when a manager could simply hang their shingle and start their own management company. The new licensing requirements for management companies put the nail in that coffin. I started out as a one - man show working
CCI Review 2022/2023 – 2 —November 2022 Page 13
→
out of my basement in 1992. It is now much more complicated and that would not be an option. I know that the condo management industry will adapt successfully as new models develop but it will create uncertainty and stress for everyone involved. I foresee the condo industry continuing to grow since condominiums meet municipalities ’ need to increase density and reintroduce residential living into their decaying downtowns. They also provide a comparatively economical alternative to single family homes in faraway suburbs. Condo management will continue to adapt as regulations and technology change and hopefully improve. However, I am optimistic about the future of condo management primarily because of the well - trained and educated managers that are assuming the mantle from us pioneers of the industry. Their clients will be well served. ■
About BARRY SCOTT of Scott Petrie LLP Law Firm (working on full retirement)
In the early days of education in condominiums, Barry was working diligently in the background providing his legal expertise to assist those working in the industry as well as to those making decisions on legislation. It has been our experience that Barry works very much faster than the government agencies who are in charge and he was experienced in gentle “nudging” of them when improvements to legislation was well past due. Barry completed and qualified for his Associate of the Canadian Condominium Institute (ACCI) in 1993. He was a master and returning instructor to our Condominium Course and a regular at our annual “There are no stupid questions!” seminar and the l ist goes on as he shared his invaluable expertise in articles and new legislation. In addition to all the expertise he provided in those early years, Barry served on the board from 1994-2004, and as President from 1998- 2000. He didn’t confine his talents to the local chapter. He was instrumental in bringing the National Board Spring Meeting to London in 1997 and also served on the CCI National Board of Directors. His association with others in the legal field across the province allowed us their company at events because of that association.
Barry mentored other lawyers in his firm and other locals not only to get involved in condominium law but to encourage support of CCI. Barry was honoured to receive his Fellowship of the Canadian Condominium Institute (FCCI) by CCI-N in November 2004.
In true leadership form, Barry’s resignation from the board was completed with the introduction to new board members who serv ed and continue to do so.
Barry ’ s Contribution I am grateful to be asked to give my reflections on the London & Area Chapter reaching the thirtieth anniversary of its establishment in 1992. As will be apparent from my comments, what I most wish to convey is how important CCI National, and the London Chapter, have been to the condominium community in general and to me personally. The condominium community and industry continue to this day to struggle with how new condominium legislation is. When the first Canadian condominium acts were passed in the late 1960’ s they introduced an entirely new way to own real estate and an entirely new legal structure to be dealt with by managers, lawyers, other professionals and the courts. In the London area, there were initially few condominiums developed. While London Condominium Corporation No. 1 was registered 1971, Middlesex Condominium Corporation No. 86 was not registered until 1986. By September of 1992, as the London & Area Chapter was being formed, the London Registry Office had just over 300 registered condominium corporations. As of the Chapter ’ s AGM this September, there are now 974 corporations in Middlesex County and the City of London. The availability of the condominium format obviously filled a need in the housing market. From the outset it was widely used in the Toronto area. While the use of condominiums was originally slower in our area, starting in the mid 1980’ s we had our own explosion of condominium development.
This sudden use of an entirely new legislated form of home ownership put us all on a steep learning curve. From the start CCI has played a vital role in assisting everyone in dealing with that learning curve.
CCI Review 2022/2023 - 2 November 2022 Page 14
→
The first way in which CCI did this, both locally and nationally, was to provide a forum for condominium owners, directors and professionals to meet and exchange experiences, ideas and strategies.
For professionals like myself, it is not possible to overstate the importance of this function of CCI. For lawyers, condominium law was hardly (if at all) mentioned in Law School or in the Bar Admission process. There was little chance that one would meet or know other lawyers with significant experience in working with condominiums. Through CCI, we had the opportunity to regularly meet and exchange ideas and experiences, not only with local lawyers doing condominium work, but also with managers, accountants, engineers and other professionals on the same learning curve. In addition, through CCI, we had the opportunity to do the same with other professionals from across the province and the country. The synergy developed through CCI has played an essential role in the development of condominium law and practice across the Country and, through lobbying efforts, in the ongoing development and amendment of condominium legislation. I still receive weekly emails from lawyers across the Country advising of the latest developments in condominium law. Of equal importance has been the support that CCI has provided to condominium owners and directors. The support for directors, without whom condominium corporations are not able to legally operate, has been especially important. The same opportunity to meet and compare experiences with fellow directors has been just as valuable for them as the similar opportunity has been for professionals. A significant portion of CCI ’ s support for owners and directors has been the provision of educational courses and seminars. These have provided essential and, hopefully invaluable, information for owners and directors and at the same time have provided a further vehicle for professionals to do research, prepare materials, organize their thoughts and collaborate with each other. With the continuous changes facing the condominium community, CCI ’ s programs and activities are as essential now as they were in earlier days. New forms of condominiums, new government regulations, new mandatory forms and procedures, a new Tribunal and the Condominium Authority of Ontario are just a few of the recent changes to be dealt with. With many of the amendments to the Ontario Act passed in 2015 still requiring supporting regulations and implementation, there would appear to be even more changes to come. There is no doubt that we will continue to be on a learning curve and that the support provided by CCI will continue to be as valuable as it has been in the past. One of the things that has always interested me is the extent to which condominiums are microcosms of our larger society. Condominiums are democratic government at its most grass roots level. Unfortunately, as such, condominiums are not without issues and problems; however, notwithstanding those issues and problems, the condominium ownership format is obviously here to stay, and the likelihood is that the share of our housing market occupied by condominiums will only continue to grow.
In that context, CCI will continue to be an essential resource for us all. I would predict that the next thirty years will be as interesting, exciting and challenging for the London & Area Chapter as have been the first thirty. ■
About SUSAN SIZE of Thorne Property Management Ltd. (Retired 2022)
Sue had already been involved in condominium management (for years) when education meant a jaunt down the 401 for learning. She was on the original steering committee to bring a CCI Chapter to London. When it became a realty in 1992, she was elected to that first Board of Directors. Sue was so effective in connecting with those who could benefit from it and in bringing the experts here to share. She planned events, drew on the industry experts to present and she instructed at seminars and the annual condominium course for the benefit of directors and other managers, wrote articles and helped with plans that would best serve the community. We could always count on her for advice. Other managers entering the industry were grateful for her experience, knowledge, encouragement and counsel. While creating opportunities for education was Sue’s first love, she also served as president of t he chapter from 2002-2004. She was always kind, helpful and ready to take on another task. She was an amazing leader and team member at the same time.
CCI Review 2022/2023 – 2 —November 2022 Page 15
→
Sue was awarded the Fellowship of the Canadian Condominium Institute (FCCI) in 2006, a CCI National award created to recognize and honour associates whose meritorious service to the Institute or to the condominium community best exemplifies the standards expected by CCI of its professional members . an award she so richly deserved. When the time came for Sue to even consider retiring from the CCI Board (in 2018), she did so mostly to make room for younger members. She had the insight to take time to ensure they were introduced and then ready and willing to embrace the role of a CCI Director and we were certainly gifted with some great talent. Retiring from business to enjoy her family and a new chapter in her life was so much harder. Sue had more than 30 years of relationships that she held in such high regard. In her true leadership style, Sue made the process of change to best advantage the communities she served for so many years.
SUE ’ S CONTRIBUTION (IN ABSENTIA, read by Trish Kaplan)
I received a note from administrator Trish Kaplan inviting me to reflect on the local CCI Chapter, on the achievement of its 30 years of service to the London and Area condominium community. As a fledgling condominium manager and a Board member from the inception and for most of those years, I am happy to share my perspective. Back in the early days of condominium, those of us in London who sought education needed to travel to Toronto. If we needed sections of The Act interpreted, we needed to call the ministry. If we wanted to get peer input, we either looked in the mirror or turned to one of the very few other managers at the time. The launch of the CCI London and Area Chapter was truly a game changer. It allowed us to know what professionals were interested in condominiums, brought us into the community with other managers, provided opportunities for condo directors and owners to meet and learn, and provided a framework to offer education through seminars, the newsletter, and, largely through the work of lawyer Barry Scott, a local condominium course. We knew we were on the right track as owners, directors and professionals came on board. We were excited with the valuable information gained through this collaborative effort. Through the years, as the condominium community grew, more and more of our knowledgeable speakers were local. We also enjoyed the support of speakers from other CCI chapters. CCI allowed important topics to be addressed - changes in Condo Act legislation, Fair Wage legislation, insurance claims and coverages, reserve studies, building maintenance, director responsibilities, new authorities and case law, to name but a few. The annual golf tournament is a great initiative to allow interaction in a less formal setting. As new directors, managers and other professionals come into the industry the newsletter, seminars, connections and course offerings will remain vital. It is exciting to see the level of dedication from the current Board, administrator, members and supporters and to know the great responsibility of contributing to an educated, vital, and evolving condominium community will continue on. ■
TO OUR VETERAN EXPERTS FOR THEIR PERSEVERANCE THROUGH MANY YEARS AND FOR SHARING IN THIS OUR 30TH YEAR.
We wish you all the good health and cheer and wonderful adventures ahead of you.
CCI Review 2022/2023 - 2 November 2022 Page 16
CCI Review 2022/2023 – 2 —November 2022 Page 17
Rising Insurance Costs: an Ontario Legislative Sub - Committee
What is CCI doing to help condos deal with increasing premiums and deductibles?
The Ontario CCI Chapters, including the London and Area Chapter, have formed an Ontario Legislative Sub - Committee ’ s Insurance Working Group with support and leadership from CCI - Toronto. The Insurance Sub - Committee ’ s purpose is to create educational programming centered around managing insurance risks for condominium corporations. Programming includes a smart tool website application (“ app ”), education, and advocacy. Our objective is to develop content that is members only, improves insurance risk profile in condominium corporations, and is accredited by one or more insurers. CCI - London ’ s very own Board member, Tricia Baratta from Gallagher Insurance, is lending her industry knowledge and expertise to the Insurance Sub - Committee, to ensure that the app is designed to align with the questions and concerns of the insurance industry. Ultimately, we see two main benefits from this work. First is to increase the number of insurance companies that are willing to bid on a particular condominium corporation ’ s insurance policy, which is expected to increase options available to boards, reduce premiums and reduce deductibles. There is precedent for this in the insurance industry. A condominium corporation ’ s participation in the app is intended to operate much like the premium reductions applied for new drivers who take an approved young driver program. In addition, and perhaps of greater long term value, the app will provide Boards with the necessary education and tools to identify gaps in their
Laura Gurr , a partner with Cohen Highley LLP, was first elected to the CCI Board in 2016. She brought her expertise, enthusiasm and an intense willingness to share in her contributions as a writer, presenter and instructor. She continues to be a leader in providing clarity to the amendments to the Condominium Act, 1998 as
they unfold. Laura was also recognized for her business achievement and community
involvement and was a recipient of the 20 Under 40 by Business London in 2015. Laura was awarded her Leader of the Canadian Condominium Institute (LCCI ) designation by CCI-N.in November 2022.
existing coverage, identify potential claims risks, and provide tools and strategies to reduce the risk of a claim. By improving education around insurance risks and implementing risk management strategies, it is our belief that this will actually reduce the number of claims and the scope of claims. The Insurance Sub - Committee is taking tangible steps to improve the operation of the condominium industry and, ultimately, reduce costs for unit owners. This is a very exciting project and CCI London and Area Chapter is proud to be working collaboratively with other chapters across Ontario. Stay tuned for more information about the development of this new app and its roll out across the province.
CCI Review 2022/2023 - 2 November 2022 Page 18
Page 1 Page 2 Page 3 Page 4 Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 Page 12 Page 13 Page 14 Page 15 Page 16 Page 17 Page 18 Page 19 Page 20 Page 21 Page 22 Page 23 Page 24 Page 25 Page 26 Page 27 Page 28 Page 29 Page 30 Page 31 Page 32Made with FlippingBook flipbook maker