It’s that time of year, when the snow starts to fall, you can see your breath in the cold winter air, and Christmas carols fill the radio stations and malls. Before you start to decorate your balcony with a string of your favourite sparkling lights, or cut down a tree, best to check your condominium bylaws, declarations and rules, and consult with your condominium property management company.
The CEPM Difference
Condo Living - Why are rules created
A guide to owning a condo – The Reserve Fund
So you have made the decision to purchase a condo, and beyond the traditional excitement and anxiety that comes with any major life change, there are some fundamental aspects that you must understand before signing on the bottom line, specifically the financial condition of the condo corporation, with regard to the reserve fund.
Don’t Get Burned – Fire Code Requirements for Condominiums
How To Prepare for Condo Living
CONDO LIVING - CONDO INSURANCE
Many condo owners have a misconception that they don’t need household insurance, because it is covered by the corporation through their common expenses payment made each month. All condominium corporations must carry insurance on the building, and this policy should be available to every owner. This policy, however, does not cover everything, and in some instances, deductibles can be quite high.
CONDO LIVING – WHAT EVERY CONDO OWNER SHOULD KNOW
CONDO LIVING – IN CASE OF A FIRE EMERGENCY
Condo Law Series — Up in Smoke
Police in Condos
What does the board have to do if the police attend with a warrant? What if they don’t have a warrant? When should the condominium contact the police because of an incident that occurred on the property?
In the past these questions were not easy to answer. While the condominium’s lawyer could provide general advice, there wasn’t really much case law to support the advice. Fortunately, in the past few years there have been cases that give some guidance.
Burst Pipe in Your Home — What is Your Responsibility for Repair After Damage
Whether you live in a townhome or high rise, the impact of water damage as a result of a burst pipe can be a very trying experience.
Depending on the severity of the event you may be dealing with damaged possessions such as furniture and clothing (otherwise known as contents) and possibly your walls, ceilings and flooring. In extreme cases it may involve you having to relocate from your home for a period of time.
While each condo is unique, that Corporation’s Declaration, By-laws and Rules, as well as the Condominium Act, 1998 along with case law, provide some baseline in determining the responsibility of all parties.
Video Surveillance
We have all seen examples where video has been used in reviewing an event or incident, shedding light and exposing the world to the raw details of what happened.
While the media has primarily focused on the use of personal video recordings to further their cause of selling the news by shocking viewers with graphic images, the use of video surveillance at your complex should be viewed with the objective to primarily deter unlawful behaviour, and secondly, to assist in the investigation of criminal activity.
Condo Living — In Case of an Emergency — Fire
FIRE SAFETY PREPARATION
Locate all stairwells leading from your unit to the street level for possible evacuation. For a copy of the approved fire safety plan you should contact your property manager or the local fire prevention office.
If you have a special need and would require assistance in case of an emergency evacuation, you must complete a Special Assistance, which should be available through your property manager. Your form will be entered into the Fire Safety Plan which is available to the Fire Department upon arrival in case of an emergency. They would be able to assist you in case of an evacuation of the building.
FIRE PROTECTION SYSTEM
Monthly/Annual Tests, must be performed in all buildings in order to meet the Fire Code. Notices are posted to residents in advance and before the inspection/testing starts.
Fire Inspection in units. During the annual fire inspection it is necessary to access all individual units to check smoke detectors, heat sensors and valves. Many times, a representative designated by the condo corporation will accompany the fire inspection company to the individual units.
Quarterly Fire Drills. For schedule, please verify with your property manager. If this is not happening in your building, you should confirm with the local fire prevention office.
IF YOU DISCOVER FIRE
- Leave the fire area
- Close all doors behind you
- Activate the Fire Alarm by using pull stations
- Use exit stairwells and leave the building immediately
- Telephone the Fire Department from a safe place by dialling 911 (Never assume that this has been done). Know the correct address and location of the building.
- Do NOT use elevators
- Do NOT return until it is declared safe to do so by the Fire Department Official
KNOW THE ALARM SOUNDS
Most buildings are equipped with single stage fire alarm system. The evacuation alarm (continuous alarm) is your warning to evacuate safely from building.
IF YOU HEAR THE EVACUATION FIRE ALARM
- Before opening the door, feel knob for heat. If not hot, brace yourself against door and open slightly. If you feel air pressure or hot draft, close the door quickly.
- If you find no fire or smoke in the corridor, close door behind you, take unit key and leave by nearest exit.
- Do not use elevators.
- If you encounter smoke in the corridor or stairwell, consider taking an alternative exit where it may be clear, or return to your unit.
- Listen for instructions or information which may be given by authorized personnel.
- If instructions indicate or situation warrants that an evacuation is necessary, then take unit key, close door behind you and leave by the nearest exit.
IF YOU CANNOT LEAVE YOUR UNIT
- Close the door.
- Unlock door for possible entry of fire fighters.
- Dial 911 and tell the Fire Department where you are, then signal to fire fighters by waving a sheet from a window.
- Seal all cracks where smoke may get in by using wet towels or sheets or masking tape.
- Crouch low to the floor if smoke comes into the room.
- If suite fills with smoke, move to balcony (close door behind you) — bring a phone if possible.
- If you have no balcony or it is not easily accessible, move to the most protected room and partially open a window for air (close window if smoke comes in).
- Wait to be rescued. Remain calm. Do not jump.
- Listen for instructions or information which may be given by authorized personnel.
STAY OR GO
If you plan to stay in your suite, protect yourself from smoke. Usually, staying low to the ground will help lessen smoke inhalation.
Most of the time, the best thing to do in a fire is to leave the building as soon as possible. If you let this opportunity pass, you must be prepared to protect yourself from smoke and other effects of fire until you are rescued or told by the fire department that it is safe to leave.
WHEN SHOULD I GO?
- As soon as possible when you hear the fire alarm or discover a fire.
- When the fire is in your suite.
- When the fire is on your floor or the floor below you.
WHEN SHOULD I STAY IN THE SUITE
- If you encounter smoke in the corridor on your floor.
- If you encounter smoke in the exit stairs.
- If instructed to remain in the suite by fire department personnel handling the fire emergency.
- If you are physically unable to use the stairs.
WHAT YOU SHOULD KNOW
Experience shows that people who evacuate in the early stages of a fire can safely reach the outside. Most people die because they attempt to leave the building through smoke-filled corridors and stairs in the advanced stages of a fire. Although the conditions are different for each fire, this could occur as early as 10 minutes after the start of the fire. If you made the decision to stay in the suite during the fire emergency, do not change your mind and attempt to evacuate later.
If you encounter smoke during evacuation, look for an alternate route that is clear of smoke, return to your suite or seek refuge with other occupants on the nearest floor. Do not use the elevator for evacuation (except under direction of the fire department) and never go to the roof since it is not designed as an exit.
Many people are reluctant to evacuate unless they are certain that there is a real fire. This problem is made worse by nuisance alarms. Remember, a real fire grows for every minute that you delay and you may lose the only opportunity to evacuate safely.
For this reason, all occupants who are able should begin evacuation procedures immediately upon hearing the alarm. If you made an initial decision to stay in your suite when a fire emergency occurs, do not attempt to evacuate in the advanced stages of the fire.
You cannot outrun the effects of fire and smoke and will be placing yourself in extreme danger. Each suite is designed as a fire compartment and will afford you a degree of protection during the fire emergency. However, smoke spread into your suite is very likely so be prepared to protect yourself from smoke for the duration of the emergency. This may be a long time.
Condo Living — In Case of an Emergency — Water/Electrical
WATER LEAK
Water leaks in buildings can be very damaging and costly to owners, so take the time to familiarize yourself with all shutoff valve locations.
WHEN A LEAK OCCURS
Close all the shut-off valves in your unit including main valve, and secondary valves that exist in your unit such as individual sinks, dishwasher, washing machine, toilets, and refrigerator.
Notify your property manager or building manager immediately. Mop up and collect any continuing water leakage to minimize water damage to your unit and neighbouring units.
NON-EMERGENCY LEAKAGE
If water leaks from faucet/reservoir into sinks/toilets you should notify the property manager to ensure that it is not causing water damage. It is usually the owner's responsibility to organize to have leaks fixed by a licensed and insured plumber.
DURING A POWER OUTAGE
Locate your electrical panel as well as trip-switches on specific power outlets.
Check if the outage is limited to your unit, check the individual breakers in your electrical panel as well as trip-switches on specific power outlets. If your neighbours' power is also out, notify the property manager or building manager and your local hydro authority.
Turn off all tools, appliances and electronic equipment. Turn your thermostat(s) down to minimum to prevent damage from a power surge when power is restored. Also, power can be restored more easily when there is not a heavy load on the electrical system.
Turn off all lights, except one, so that both you and hydro crews outside know that power has been restored. Don't open your freezer or fridge unless it is absolutely necessary. A full freezer will keep food frozen for 24 to 36 hours if the door remains closed.
Never use charcoal or gas barbecues, camping heating equipment, or home generators indoors. They give off carbon monoxide. Because you can't smell or see it, carbon monoxide can cause health problems and is life-threatening.
Use proper candle holders. Never leave lit candles unattended and keep out of reach of children. Always extinguish candles before going to bed.
Listen to your battery-powered or wind-up radio for information on the outage and advice from authorities.
Are You Protected — Condo Board Members
The Occupational Health & Safety Act (OHSA) aims to protect workers from health and safety hazards on the job. It sets out duties for all workplace parties and rights for workers. It establishes procedures for dealing with workplace hazards and provides for enforcement of the law where compliance has not been achieved voluntarily.
Every officer and director of a corporation must take all reasonable care to ensure that the corporation complies with the Act and regulations as well as with any orders and requirements of Ministry of Labour inspectors, Directors and the Minister [section 32].
The goals and objectives stems from the premise of Recognize, Assess, Control and Evaluate.
Accessibility for Ontarians with Disabilities Act (AODA)
The AODA was created with the intent to make Ontario a more accessible place to live and work, by clearly identifying, removing and preventing barriers for persons with disabilities. Making Ontario more accessible for people with disabilities creates a win-win situation for both businesses and customers.
Through this piece of legislation, five standards have been developed which place mandatory requirements on private and public sector businesses with at least one employee in Ontario. These standards are: Customer Service; Information and Communication; Employment, Transportation; and Built Environment.
A Guide to Owning a Condo — The Reserve Fund
So you have made the decision to purchase a condo, and beyond the traditional excitement and anxiety that comes with any major life change, there are some fundamental aspects that you must understand before signing on the bottom line, specifically the financial condition of the condo corporation, with regard to the reserve fund.
The Condominium Act requires that the corporation maintain a separate fund to be used solely for the purpose of paying for the major repair and replacement of the common elements and assets of the corporation. Depending on the building, this can include exterior wall claddings, roofing, windows, doors, heating and cooling systems, site elements including roads, sewers, even playground equipment.
A Guide to Owning a Condo — Butt Out
A hot topic facing many condominiums in Ontario is the handling of second hand smoke.
The Province introduced the Smoke-Free Ontario Act to help smokers quit, encourage young people to never start, and most importantly, to protect people from exposure to second-hand smoke. Over the years, you have seen first-hand evidence of the Province’s strategy. It is illegal to light or use a tobacco product in a motor vehicle with anyone inside under 16 years of age. Smoking is banned on or around children’s playgrounds, publicly owned sports fields and all bar and restaurant patios.
The Act also prohibits smoking in the common areas of condominiums, which includes elevators, hallways, parking garages, party rooms, laundry facilities, lobbies and exercise areas, but does not attempt to regulate the use of a private dwelling.
CMHC — Condominium Basics
Condominium living can be an appealing housing option. It’s often affordable and someone else handles much of the maintenance and repairs, such as shovelling snow and replacing the roof. Many condominiums have enhanced security features over those found in single-family houses and offer a wide range of social, entertainment and recreational activities.
However, purchasers should be aware — before they buy — of the many issues and considerations surrounding the purchase of, and the lifestyle in, a condominium. Condominium ownership is very different from owning a home under traditional fee simple tenure. This section of the Guide will help you better understand this unique form of ownership and prepare you for successful condominium living.