Summer BBQ - Aug 11/24 (Rain Date Aug 18/24)

 BBQ!!

DATE:                       August 11th, 2024

TIME:                       5:00pm

LOCATION:            End of Marine Drive RSVP by:    August 11th

Rain date –August 18th

Steven Peros, owner and our Property Manager from Central Erin will join us. An informal Q & A will take place and Steven will be happy to chat to any of your questions. .

 

Returning BBQ Chef’s will once again be: Ron & JackReflection Bay Community BBQ

Please come out for our community BBQ to enjoy some good food, conversation and to meet your neighbours - old and new.

 

All that is required, is a beach chair and choice of beverage, if water and soft drinks are not deemed sufficiently thirst quenching.

We will be supplying the works: Salads, burgers, sausages & veggie burgers Please RSVP to Nancy at the e-mail address below indicating whether you will be attending

Response: wbbeggs@icloud.com Or drop off rsvp at 2230 Marine Drive Any questions, please let us know.

The Board of Directors

Mulch Delivery

MULCH DELIVERY AND APPLICATION

 

Date:   Saturday, May 25, 2024
Time:   ~8:30am start

We wish to notify you that Turfpride will be at the complex on Saturday, May 25, 2024 starting at around 8:30am delivering the black mulch and then spreading it out to the common areas.

Property Management

Foundation Repairs May 13-June 10/24

The board recently engaged Brown & Beattie to review cracks which were evident on some of the end units at the complex. During their inspection of the townhouses, they noted evidence of cracking along the mortar joints between the bricks and some cracks in the foundation (see pictures below).

According to Brown & Beattie, the noted pattern of the cracking appeared to be related to seasonal expansion and contraction of masonry veneer (due to thermal and moisture changes in the brick), potentially in combination with shrinkage cracks in the concrete foundation walls that occur as the concrete cures after initial placement.

Shrinkage cracks may have created initial internal stresses in the mortar joints above, initiating some of the noted step cracking. The cracking appears to be most prominently located at the long “narrow” brick panels between the window penetrations or at the “steps” in the foundation walls.

At these narrow panels of masonry, cracks can form along the “shortest” part of the panel as it is the “path of least resistance” to accommodate the differential movement (i.e. between window penetration). Similarly, cracks related to season expansion and contraction can occur in areas where the geometry of the brick panels change given differential movement between the different panel lengths, such as at the “stepped” portions of the foundation walls which have longer masonry panels above. The longer masonry panels will typically want to expand and contract more than the shorter panels below the “step”.

Brown & Beattie do not believe the noted cracks are of immediate structural concern. They believe the previous tuck pointing repairs likely failed as the rigid mortar was unable to accommodate the expansion and contraction movements in the masonry.

After reviewing these findings with Brown & Beattie, the board engaged them to create a spec and go out to tender. This spec outlined that the cracks be routed and repaired with a flexible repair material (such as sealant) and be monitored accordingly. The scope of work also includes provisions to install vertical control/expansion joints within the concrete brick masonry in order to accommodate noted expansion and contraction joint movement.

 Additional crack gauges would be installed to monitor the extent of movement/crack widths over regular seasonal changes

August Restoration were selected from a bid list of five contractors. The work is scheduled to start May 13th, with a conclusion date of June 10, 2024.

2024/25 Budget

2024-2025 BUDGET

 Pursuant to the Condominium Act, 1998, on behalf of the Board of Directors, we are distributing the recently approved budget for the fiscal 2024-2025 year, effective May 1, 2024.

The budget with individualized letters for each unit will be emailed to all owners (look for an email from cdr@yardi.com) however, we also enclose the approved budget herein, for your records and convenience.

Please click on the below link to open the attachment.
 
Property Management

2024/25 Budget

Owners Survey Spring 2024

Dear Reflection Bay Neighbour,

The HCC 78 condominium board of directors is seeking input on several issues and your responses will help guide the Board in making decisions.

This survey is intended to gather owners’ views concerning the Reflection Bay community as well as perspectives on various aspects that affect the day to day running of the condominium corporation. 

You are asked to please complete the survey in the next couple of weeks. You may click on this link to launch the on-line survey:

https://forms.gle/jjdgoPA9NRKtWMCa7

If you are having difficulties navigating this on-line survey, we can print a hard copy and deliver it to your  unit, which you can then in turn drop off your finished form by March 31, 2024, to Nancy Beggs (mailbox) at 2230 Marine Drive.


Management

Watermain Replacement Update - February 21, 2024

To All Owners

As a follow-up to our earlier communication, Jamie Ciannavei, Construction Ambassador with Halton Region who is representing the Watermain Replacement project on Marine Drive (PR-3314) has provided an update.
 
The planned water supply interruption at Reflection Bay to facilitate the watermain work has been scheduled for Wednesday February 21, 2024, from 9:00 a.m. to 5:00 p.m.  

During this time, water will not be available for drinking, showering, washroom use, washing machine or dishwasher. We apologize for the inconvenience this may cause and we will do our best to keep the duration of the service interruption to a minimum. After your water service has been restored, please run a cold water tap until the water flows clear.
 
Please feel free to share this information with your residents.
 
Thanks,
Jamie


Jamie Ciannavei
Construction Ambassador
Engineering & Construction
Public Works
Halton Region
289-242-6768 / 3437 | 1-866-442-5866

HCC 78 - Water Main Replacement Update - Halton Region Feb 2024

HCC 78 - Water Main Replacement Update - Halton Region Feb 2024

To All Owners

Halton Region has provided an update on the upcoming water replacement along Marine Drive.

They have provided a tentative date where they will be tying in the new water main line on Marine Drive with the main that feds the Reflection Bay Community, slated for the week of February 19th. 

Once we have a firm date, we will send another communication with the actual date.

On the date when they hook up our water main, there will be periods throughout the day where there will be no water servicing the community. 

Management

Eaves & Downspouts

Dear Owners

The board is beginning to review potential projects for 2024.

To that end, the board is asking all owners if they can provide management with any issues that have occurred, or continues to occur with respect to eaves trough and/or downspouts.

This would include eaves troughs and/or downspouts which overflow, ice up or otherwise are not functioning properly.

Property Management

ICU - Update

INFORMATION CERTIFICATE UPDATE (ICU)

 
Pursuant to the Condominium Act, 1998 & O. Reg. 180/17 and due to the recent changes to the composition of the Board, the Board of Directors is distributing the Information Certificate Update (ICU) to all owners.

Please join us in thanking Ed Kubacki for his service on the Board.

Please join us in welcoming Kenda Blum, as well as our returning directors Nancy Beggs and John Howlett.  

Please click on below link to open the attachment.
 
Property Management

ICU

Roof Project Update

To all owners:

PuroClean has provided an update on the Attic Project. Sharp Exterior will be onsite this week to install vents on all roofs. Please be mindful of the workers and the lift that they will be using to gain access to all roofs.

Additionally, PuroClean will be reaching out to all owners to schedule the interior work related to insulation, etc., with that component of the work starting next Monday.

 HCC 78

2023 AGM

NOTICE OF AGM PACKAGE

On behalf of the Board of Directors at HCC 78, we are sending to all owners the below notices:

  1. Notice of AGM

  2. Draft Minutes of AGM held on October 26, 2022

  3. Audited Financial Statements for the period ending April 30, 2023

  4. Candidate Disclosure Forms for the 3 election candidates (in alphabetical order by last name)

  5. Proxy Form

  6. Web link to the electronic ballot

Please click on the links below to view the documents.

If there is a chance you will not be attending a person, please send your Proxy form to us or vote electronically  (see Red buttons below for either).  This would help ensure that the Corporation is not forced to reschedule the meeting, which would be costly. Please submit your Proxy or Electronic vote preferably as soon as you can, but before 12:00 p.m. on Thursday, October 26, 2023.  If you are having any issues emailing the Proxy Form to Management, please let us know and we will try our best to accommodate you.

We look forward to seeing you again in person on Thursday, October 26th at the Bronte Legion, with the registration starting at 6:30pm.  Please make sure to arrive prior to 6:45pm to allow us to start the meeting promptly at 7:00pm.

Thank you.

Property Management

Asphalt & Retaining Wall Project

To all owners:

Metro Asphalt will start the driveway asphalt project this afternoon. All units that were notified earlier must remove their vehicles from the driveway before 1:00pm today.  

Affected units should not parked or drive at least 48 hours after the asphalt has been laid.

The Board allocated 13 visitor parking stalls only for the units undergoing driveway replacement.  The Board is requesting the rest of the owners not to use visitor parking so that the units that are having their driveways done can use the spots.

We anticipate that Metro Asphalt will complete the driveway project by the end of the week. 

Thank you for your cooperation 

 HCC 78

Community BBQ - Update from Property Manager - Attic Initiative

Thank you to all of the owners who have joined us on this amazing Sunday afternoon community BBQ.

 

I wanted to take a few moments to discuss the Attic Investigation & Mould Remediation Initiative.

 

Recap

Back in the spring of 2023, the board undertook to provide owners with information related to the recent discovery of mould in a group of townhouse attics.

This process involved the help of the corporations Engineer, WSP, the corporation’s solicitor, Robson Carpenter, and the corporations’ restoration and abatement firm, PuroClean.

 

Many owners were in attendance at the April 18th Owners Information Meeting, which was held at the Royal Canadian Legion, which contained a presentation by Joel Nelson of PuroClean. The minutes from this meeting were provided to all owners as well as posted to the corporation’s web-site.

 

Throughout May and June, PuroClean undertook to inspect all attics throughout the complex.

 

The board received a summary report from PuroClean and provided a further update to owner just a few weeks ago.

 

Review of the Results

You may recall from the Owners Information meeting held on April 6th and various communications that were sent this spring, that the board carried budget figures in the recently approved reserve fund study (completed by WSP) to address mould remediation and attic repairs.

 

In the Reserve Fund Study, categories 2.4.4 and 2.4.5 had estimated $150,000 would be needed to complete the remediation and restoration efforts in the attics.

 

The results from the inspection identified only five (5) additional units that were affected with mould. When combined with the six (6) units that were affected with mould (the original batch that was tested in the fall of 2022 and spring of 2023,

amounts to eleven (11) units in total.

 

Once the project is finally completed, the total cost will be under $120,000.

 

Timing for the next steps

We anticipate that the work will be scheduled for later in the year and will be undertaken and overseen by PuroClean. Upon the completion of each unit, a report and certificate of mould abatement (when applicable) will be provided to each owner for their records.

 

Financial Impact to the Reserve Fund

Based on these favourable results, there is no anticipated impact to the reserve fund.  As stated earlier, we anticipate that the actual costs will be approximately $30,000 less than what was previously carried for in the study.

 

As noted previously the inflationary impact within the condominium sector has translated into higher insurance premiums, as well as increased costs attributed to restoration and replacement projects as shown in the recent Reserve Fund Study (WSP) and replacement appraisal, which was completed by Suncorp Valuations.

 

We are hopeful that these savings can assist with the unpredictability for future capital projects.

 

Looking ahead to the Future

·        Preventative inspections will ensure that the corporation is in a better position to address issues early on.

o   This may take on the look of an annual roof inspection, as well as an attic inspection every 7-10 years

·        Obtaining the advice and guidance from experts and professionals ensures the work that is completed is prescribed.

o   By engaging WSP and PuroClean, the corporation was able to address the issue of mould abatement, but also addressed most of the contributory causes of the mould as well as correcting base building ventilation deficiencies

·        Communication, communication, communication

o   Providing owners with the most current, and accurate information

o   Holding an owners information meeting

o  Distributing and hosting important information so that this information is readily available and the process is transparent

Update on Attic Inspections by PuroClean

To all owners:                                                                           July 24, 2023

The board has received an update from PuroClean on the recent inspection of attics. Thank you to all owners who assisted with providing access. All but two units were inspected and the results were better than expected.

You may recall from the Owners Information meeting held on April 6th and various communications that were sent this spring, that the board carried budget figures in the recently approved reserve fund study (completed by WSP) to address mould remediation and attic repairs. For ease, we have included a link to the study below.

Categories 2.4.4 and 2.4.5 in the study had estimated $150,000 would be needed to complete the restoration efforts.

In advance of the inspections, the board engaged WSP to review the attics and to provide a checklist of areas where there were either deficiencies or areas that should be addressed, including how the bathroom exhausts are vented, overall attic venting and insulation levels.

The results from the inspection identified only six (6) units that were affected with mould, which when combined with the original five (5) units, amounts to eleven (11) units in total.

Based on the estimates that we have received to perform the mould remediation as well as to address the deficiencies in most attics, the total of the project will come in less than $120,000.

The work will be scheduled for later in the year and will be undertaken by PuroClean. Upon the completion of each unit, a report and certificate of mould abatement (when applicable) will be provided to each owner for their records.

Reserve Fund Study