A place holder for the communication sent to residents of HCC 78 (Reflection Bay) 2222-2288 MARINE DRIVE, 1 - 31 EAST ST
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
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
To All Owners
PuroClean will be reaching out to all owners to schedule a final wrap-up inspection of the attics. Please anticipate receiving a call in the next few days from their offices to co-ordinate a convenient time that works for you.
Management
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
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
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
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
EAVESTROUGH CLEANING
Please be advised that CWC Property Maintenance Ltd. will be cleaning all eavestroughs on:
Monday, November 27, 2023
between the hours of 8:30 am and 5:00 pm (weather permitting).
For privacy you may wish to keep your curtains and blinds
shut while the work is being done.
Thank you,
Property Management
On behalf of the Board of Directors at HCC 78, we are sending to all owners the below notices:
Notice of AGM
Draft Minutes of AGM held on October 26, 2022
Audited Financial Statements for the period ending April 30, 2023
Candidate Disclosure Forms for the 3 election candidates (in alphabetical order by last name)
Proxy Form
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
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
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.
NOTICE OF PESTICIDE USE
On Wednesday, June 28th, 2023 – HCC78 will be conducting a larviciding program under the authority of the Local Medical Officer of Health to control larval mosquitoes in order to prevent their development into vectors of West Nile Virus. The briquette formulation of the larvicidemethoprene, Mosquiron 0.12CRD, Registration Number 31079 will be placed into catch basins of storm drains in the following area, 2222-2288 Marine Drive, Oakville. All larvicide will be applied by applicators, licensed by the Ministry of the Environment. For details on the exact locations and dates of treatment please call 1-888-390-7378 or at the following web site: www.aanteater.com.
Dear Owners
Further to the Owners Information meeting that was held on April 6, 2023, along with the minutes from this meeting which were distributed on April 18, 2023 (also available by visiting www.hcc78.com) we can confirm that the inspection of all roof’s, by Maxim Roofing has taken place.
The scheduling of attic inspections will now commence. Puro Clean will be reaching out to each owner directly to schedule this inspection. They have stated that the inspection should take no more than an hour.
Management
NOTICE For Spider sprays
Date: August 3rd & 4th. August 11th has been set yet as a possible rain date if needed.
Time: We will be on site between 8am-9am.
We will need all vehicles moved from the driveways by 9am on both days. This is to ensure easy access the front area of units for the spider sprays.
All back gates must be unlocked so we can access the backyard areas for service.
All pets should be kept inside while we are servicing.
All units must leave all windows closed for us to perform the exterior spider sprays.
All furniture on the upper floor balconies needs to be removed from the balconies or if they cannot remove it, they need to be moved to one corner close to the house to give the technicians the safe access they need.
NOTICE For Spider sprays
Date: June 7, 8 & 9th. June 14 is set aside as a possible rain date if needed.
Time: We will be on site between 8am-9am.
We will need all vehicles moved from the driveways by 9am on both days. This is to ensure easy access the front area of units for the spider sprays.
All back gates must be unlocked so we can access the backyard areas for service.
All pets should be kept inside while we are servicing.
All units must leave all windows closed for us to perform the exterior spider sprays.
All furniture on the upper floor balconies needs to be removed from the balconies or if they cannot remove it, they need to be moved to one corner close to the house to give the technicians the safe access they need.
Pursuant to the Condominium Act, 1998 & the Declaration for HCC 78, we are distributing the Insurance Renewal Certificate to all owners on behalf of the Board of Directors. The coverage is effective April 30, 2023. Of note, there is no change in the deductibles from the 2022-2023 term, although there is an increase in the property value insured.
It is recommended that each owner forwards a copy of the Insurance Certificate to their own Insurance coverage provider, along with a copy of By-law #5 defining the Standard Unit insured by the Corporation, to ensure no gaps in coverage.
Please click on the below link to open the attachments.
Property Management
