HCC 78
Owners Information Meeting
April 6, 2023 – 6pm
Agenda
1. Introduction – Board, Management, PuroClean
2. Attic Investigation & Mould Remediation
a. Timeline of events
i. First notification received during a routine home inspection
ii. Investigation and remediation of first unit by PuroClean
1. Determines that mould was dormant, authorization given to remediate attic
iii. Opinion from corporations lawyer and auditor related to responsibility of attic
1. Determined that the inspection of attics for mould, and the remediation of these areas would be the responsibility of the corporation;
2. Confirmation that these expenses would be paid out of reserve, not operations
3. Attic space must not be altered by a unit owner, without the authorization of the board. Attics must never be used for storage.
iv. Inspection of additional units to determine extent of issue
1. November 10, 2022 board meeting direction was to inspect a block of units to determine the extent of potential mould
v. Of the 11 units inspected to-date, 6 were found to have mould, and have been remediated
vi. During this time, an updated Reserve Fund Study was being conducted. Within this study, an allowance was carried for both mould remediation, eavestrough repairs and attic/insulation repairs
vii. The February 2023 PIC provided this detail (page #5)
viii. February 21, 2023 board meeting reviewed the PuroClean reports received, and introduced additional questions related to other issues which the corporation may need to review and address, namely bathroom venting, insulation potentially blocking the soffits and existing roof venting capacity
1. Attic space must not be altered by a unit owner, without the authorization of the board. Attics must never be used for storage.
ix. March 15, 2023 board meeting
1. Additional direction from the corporations lawyer was sought which confirmed that the board should look to the corporations engineer to provide a wholesome checklist to identify potential issues and solutions to address these issues
2. Confirmation that these expenses would be paid out of reserve, not operations
3. Proceed with WSP proposal to conduct an inspection of two attics, and develop a template to be used for future inspections, as well as to identify all issues that the corporation would need to address
x. The board sought quotes to inspect the remaining units, with PuroClean providing the most competitive quote
xi. WSP report is currently pending.
xii. WSP Reserve Fund study was formally approved, providing for the allowances as noted in the February 2023 PIC notice.
b. Next Steps
i. Owners will be contacted by PuroClean to schedule a date and time for an inspection, which will occur between 9-5, Monday – Friday;
ii. The board will review all inspection reports from PuroClean, and upon approval, will issue work orders for those units which require mould remediation and/or attention to the attic (as per the WSP checklist)
c. Costs to date
i. PuroClean - $12,147.50
ii. WSP (attic inspection report) $4,237.50
iii. Corporations Lawyer - $959.57
iv. Corporations Auditor - $0.00
d. Upcoming Anticipated Costs
i. PuroClean Mould Inspections/Remediation estimated depending on quantity of units requiring remediation - $94,000
1. Attic inspections @ $169.50/unit
2. Attic mould remediation as required, ranges on size of unit - $2,034 – 2,600
ii. Contractor (TBD) to address eaves/soffit, attic & insulation repairs - $98,000
3. Budget & RFS
a. Q&A