[CCI Admin]

Hello,
We found a similar problem a few years back in a condominium complex. The building had two 80 gallon commercial hot water tanks that served the entire building. We investigated and found that although the flecks were throughout the hot water distribution system and both tanks, one of the tanks seemed to have a larger amount of the black flecks. We concluded that the tank’s glass lining was defective and the tank required replacing. We proceeded to replace the tank, thoroughly flush the system and the problem was resolved. I would suggest starting with inspecting the tanks and also as much piping as possible to guarantee it is all compatible with domestic water. Hope this helps.

Marcel Bonin
BHP Mechanical Ltd.
Phone: 780.482.2334
info@bhpmechanicalltd.com / http://www.bhpmechanicalltd.com
After hours calls answered by a Qualified Technician.
Customer Service and Satisfaction is our Ultimate Goal!

[CCI Admin]

Bed bugs infestations are becoming more common in commercial and retail areas, and private homes. With our new Bylaws, each Owner is responsible for the cost of treating his individual unit.
If the problem involves multiple units, it’s often possible for the pest control company to determine the original source. In that situation, the primary source unit Owner would be responsible for the cost of treating all affected units.

• This reply was modified 6 years, 8 months ago by CCI Admin.

[CCI Admin]

Hi Maurice,
There is a new Condo management app on the market called Togondo (https://www.togondo.com) It is a cost effective property management tool that focus on the relationship between The Condo Board, Property Management Company and the Owners / Residents.
It has a full workflow capability built in for managing work assigned to various parties, including contractors and suppliers as well as the ability to see if notifications have been received and read.
It also has a full mobile phone app interface in addition to PC and tablet.
If you would like to know more, I can be contacted via the Togondo Website or at Andrew.Christianson@Togondo.com

[CCI Admin]

I suggest looking at Construction Project Management software such as Buildertrend, Coconstruct, or PMWeb. Regards, Aaron Kjeld

[CCI Admin]

Hi Maurice,
If the condo is using GeniePad, which was built for condo communication and collaboration, you can post updates through news announcements or the message forum.
If you need more of a tool for boards/managers only, you can utilize the Tasks feature within it.
If you have more questions feel free to email me directly at rafal@geniepad.com / http://www.GeniePad.com

[CCI Admin]

I believe there are now 4 maybe 5 complexes that think the “co-op” for By Law regeneration is a good idea. Not sure what the best method is to proceed other that all interested parties gathering to discuss individual ideas prior to attending at a lawyer’s office. If you would like to congregate please respond.

[CCI Admin]

Creating a Co-op for self managed complexes to develop the changes to the bylaws is an excellent idea. Our complex is small and the cost associated with redoing the bylaws will be expensive and our Board is trying to avoid any type of special assessment.

[CCI Admin]

This reply is late, but perhaps you can fill us in on the result. I thimk this is a question you should ask of your lawyers. Do they have a reason for leaving out the provision for a special resolution approving expenditures exceeding $30,000, or did they just miss it? I don”t believe the new legislation requires a special resolution to permit such an expenditure from the Reserve Fund unless it is a capital improvement, nor does it prevent the corporation from requiring such a provision in your bylaws. If your lawyers see no legal impediment to inclusion, the question might be whether to require a special resolution (difficult for large condos with few active owners) or an ordinary resolution by show of hands, that could be passed at a general meeting provided there is a quorum.

[CCI Admin]

Hi Ruth,
Condo docs and estoppels are 2 different things and separate charges apply to each. Each can be ordered individually depending on the circumstances. For instance, a mortgage company may require an estoppel for re-mortgaging purposes and not require condo docs.
Different property managers and boards have different fees for each but a typical charge for an estoppel is $150.00. Fees for condo docs can vary wildly. One self-managed condominium board I dealt with in the past charged $500. Typically the charge will be around $100. However, the new regulations coming into effect January 2020 set the maximum charge for condo docs at $30 for a rush request (within 3 days) and $10 otherwise. The estoppel fee maximum is set at $100.

[CCI Admin]

Sounds like a great idea to reduce costs and time in revising by-laws!

[CCI Admin]

Our complex is self-managed and I suspect that there are more. With the mandatory requirement for new By-laws comes a very large cost to formulate them. The outlined changes will be mandatory in every condo’s By-laws. I’m pretty sure that some of the Boards of these complexes are in a quandry, just like ours, not knowing where the large cost of getting these By-laws prepared and registered is going to come from. In an effort to keep costs manageable and condo fees stable, and hopefully avoiding a special assessment, is it possible that these smaller complexes might consider forming a type of “co-op” to have mirror image by-laws developed with consideration being given to the requirements of the individual complex. Surely there cant be that much that can be exclusive to each of these complexes. The cost would be shared by participating complexes making the cost bearable and not put a financial strain on the complexes coffers.

[CCI Admin]

Hi Eveyone,

We are a small condo (less than 12 units) and it has recently come to light that one owner has an exterior security camera that records the entire entry way including audio. This is the owners personal system and bot approved by the board. The fact that it records the entry to other units, including audio seems a violation of privacy. Does anyone have any advice on how to handle this?

Thanks,
Karen

[CCI Admin]

Splashdown Eaves does a lot of work. You could also try Andy @ Andy’s Gutter Services @ 780-709-2256

[CCI Admin]

Hi Terry, for a non bareland Condominium, as per Section 47 (1)(a) of the Act, the Corporation must place and maintain property coverage on the Units and the Common Property. For example, should there be a fire in a unit, which damages counters, walls, floors, and stove, the Corporations policy would respond to repair the damages to everything EXCEPT the stove.

[CCI Admin]

Thank you for that. I go to your second sentence, “the Corporation is required to repair any insured property.” There is no damage to “insured property” (i.e. common property), but only to private property within the units, which is why this is confusing… Thanks.

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