[CCI Admin]

I think that it needs to be noted that before going out for quote that the specifics of the work required are drafted so all contractors are quoting on the same scope of work otherwise you could end up comparing apples to oranges. We ran into this scenario when it came to concrete repairs and eaves troughs. In both instances there was no comparison in the specs that were quoted. When in doubt get a quote from ONE well regarded contractor and base the requests for two additional quotes on the same specs the first one quoted on. Also watch ongoing prices for your regular contractors. Their prices tend to incresae if they think they have a captive audience and especially for annual work, ie. arborist, landscaping, it is a good strategy to let them know you will be getting other quotes and helps keep their prices competitive. For capital projects there certainly should be at least three quotes which are recorded and voted on.

Ruth G on August 03 2018 at 05:52 PM

[CCI Admin]

There isn’t a policy for my Board specifically but the general consensus with out property manager is to obtain more than 1 quote for any work to be completed.

Ferdinand G on August 03 2018 at 10:19 AM

[CCI Admin]

Our informal rule is that if it is more than $1000 we need three quotes.

Tom F on August 02 2018 at 08:45 PM

[CCI Admin]

LIke the rest we try to get three quotes for most items. But there is no related guideline, policy, or bylaw. The board is entrusted to use due diligence, which may mean more quotes in one case and fewer in another depending on the situation.

Alastair D on August 02 2018 at 06:08 PM

[CCI Admin]

Thank you everyone for your feedback. Is there a dollar value you would suggest as a guide for obtaining 3 quotes? Also, what about work in the common property. For example, if you are replacing carpets and you receive a quote for $3,800.00 would you obtain 2 more quotes?

I totally understand the amount of time contractors invest in providing quotes but the tenants are questioning recent decisions by the Board for expenditures over $1,000.00.

Susan D on August 02 2018 at 04:50 PM

[CCI Admin]

As a contractor working on behalf of condo boards and property managers as well as having owned condos and being on the board I would agree with Mark as good contractors are busy and if their time is wasted continuously on the same property without getting any work the word in the industry will travel and you might not get decent contractors to quote on your property anymore. Our rule is after 3 quotes on a property with no work coming forth we stop quoting. People need to remember that an average quote takes 3-4 hrs out of someones day not including your overhead ( vehicle, fuel, etc) this expense needs to be covered. Just like someone working for their boss wouldn’t like to work 3-4 hours for free. Major repairs over $2000 per unit might be good cause for multiple quotes. Anything less and you might find yourself without a decent contractor after a while. Most condo owners have no idea how much time is wasted for both contractors and management companies going back and forth including onsite visits to finalize quotes.

Mike B on August 02 2018 at 04:21 PM

[CCI Admin]

Yes we obtain 3 quotes for every job

Amran Hossain
Property manager

Amran H on August 02 2018 at 04:09 PM

[CCI Admin]

On average we will get three quotes. Once we have used the same contractor a couple of time and find his quotes to be low and his work excellent, we will just call him direct. We do not necessarily higher the lowest quote. If the job is not such a small job we may ask for references and use those to help our decision. You just want to make sure you are getting the best job for your dollar. And using the same contractor over again saves the time of getting quotes.

Maurice P on August 02 2018 at 03:36 PM

[CCI Admin]

It depends on the scope of the work. For smaller jobs you may just want to stick to one quote from a trusted supplier. For larger jobs a board needs to exercise due diligence by getting the most value for the money spent and that does not always mean going with the lowest quote. Don’t wear out your good contractors by continually having them quote on work they will never get. You may find yourself in a position where you will not be able get contractors to quote anymore.

Mark R on August 02 2018 at 03:33 PM

[CCI Admin]

Tks for your comprehensive response Nicola.

Eugene K on August 09 2018 at 01:10 PM

[CCI Admin]

We are surprised that your “Service Provider” has not provided you with the information you are asking. Fortunately, we can help you out with your questions and any services you might need. Your answers are as follows:

1. Yes the inspections are required as per the Alberta Fire Code & NFPA 72 and should be completed by a Technician with a Canadian Fire Alarm Association (CFAA) training certificate or an Electrician with training for Fire Alarm System Maintenance.

2. The Inspection, Testing and Maintenance of Sprinkler Systems is governed by the Alberta Fire Code and NFPA 25 (Standard for the Inspection, Testing and Maintenance of Water-Based Fire Protection Systems). The inspections should be done by a qualified Company that regularly services sprinkler systems and has trained staff holding a Journeyman’s Certificate.
The individual Sprinklers should be examined from the floor annually. The actual testing times vary for the type of sprinkler installed. For example, a “fast response” sprinkler should be test at 20 years and every 10 years thereafter. Where as a “standard response” sprinkler need be tested at 50 years and every 10 years thereafter.

3. The need for Flushing a Sprinkler System is found by performing an Obstruction Investigation. This should be done every 5 years and if there is an obstruction then the system would require flushing. Again, this should be done by a qualified Company that regularly services sprinkler systems and has trained staff holding a Journeyman’s Certificate.

Should you wish any further information please email me at nicki@elecom.ca

Nicola B on August 09 2018 at 11:12 AM

[CCI Admin]

wouldn’t want to lead you astray regarding fire code matters, so I hope someone with that expertise will respond to #1, and perhaps #2.

As for #3, we raised this question at a recent board meeting. Our property manager told us that flushing is not required, but is highly desirable, at least annually. The water in the pipes can become stagnant otherwise, making recovery of property after a fire harder due to organisms in the water leaving an irremovable odor. Our maintenance manager does a flush at least twice a year, along with parkade cleaning.

Robin W on August 03 2018 at 11:02 AM

[CCI Admin]

Karen check out this video so you know what questions to ask and what to look for when looking -> http://condowebshow.com/condominium-reserve-fund-studies/

Rafal D on August 03 2018 at 05:31 PM

[CCI Admin]

Hello,

I’m not part of a smaller condo board but have worked with a few to provide them their RFS. Samples can be provided upon request.

Thank you,

Ferdinand Gonzales
(587) 417-0064
ChimeraConsulting.ca

Ferdinand G on August 03 2018 at 02:55 PM

[CCI Admin]

..I am having trouble putting this in point order.

Here is my e-mail: prcrocus@ocii.com

Gilda V on August 10 2018 at 05:19 PM

[Author]

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