We kick off the first episode with Brad Wells, President of Wilson Blanchard Property Management and Vice President of CCI Grand River chapter, and Michelle Kelly, a partner at Robson Carpenter LLP, condo law expert, and currently President of CCI Grand River chapter.
CCI Grand River is all about helping people! Listen to this episode to find out how CCI Grand River is a phenomenal resource for condo managers, directors, professionals, and owners!
Key Points:
Learn about Michelle’s story and how she went from not knowing anything about condos to becoming a condo expert
How most people come to work with condos and get “hooked”
The importance of networking and community between professionals and condo owners, and the go-to directory filled with condo experts
What CCI Grand River provides for condo managers, directors, professionals, and owners
Opportunities to get free legal advice
An update on the Condo Authority Tribunal (CAT) which has expanded its jurisdiction and will now hear nuisance, annoyance and disruption disputes (noise, odour, light, smoke, etc).
Stay tuned for new updates!
Subscribe and review this episode on your favourite podcast platform!
https://cci-grc.ca/wp-content/uploads/2023/09/Episode-1.png12602240adminCCIhttps://cci-grc.ca/wp-content/uploads/2023/09/CCI-Full-Logo-Grand-River-31ae3da81a2928943167b28ecdb52b1f-300x103.jpgadminCCI2023-09-17 18:47:502023-09-17 18:47:50An Introduction to Canadian Condominium Institute: Opportunities and Benefits
“Water, water everywhere,” is not what you want to be thinking as you’re standing in the living room of a townhouse condominium unit or peering into the lobby of a high-rise. Water inside any attached housing structure means likely damage – furnishings and fixtures, floors and walls; it also means the possibility of rotting wood and mold risks; it means potential liability, and that something has gone terribly wrong.
When property managers and board members worry about weather-related water damage, they are usually thinking about the damage caused by flooding at the bottom of a building, or by a leaky roof at the top. But engineers think in terms of “water intrusion,” which may result from a flood or a leaky roof, but is more likely caused by construction flaws in a building’s envelope – the components that separate the interior from the exterior. Flooding is an act of nature. The conditions that permit water intrusion are man-made. Windows and doors sliding, balconies and surface “transitions” are particularly problematic.
Windows and Siding
It is not the type of windows or siding you select that matters most; it’s how well they are installed. A low-quality product installed correctly can be perfectly water-tight; the best quality product installed poorly will imitate a sieve. One of the most common installation mistakes is the incorrect laying of building envelope materials, such as the house wrap, the flashing, or the siding itself. When this occurs, water isn’t shed properly from one material to another; it accumulates behind the materials and penetrates the structure. Incompatible materials in the building envelope can also permit water intrusion by creating temperature variations that can cause sealants to fail. Failing to recognize how different products perform is another common problem. Brick veneer can certainly look quite nice on buildings but brick isn’t watertight, and if the contractor fails to install “weep holes” through the veneer, the water will not drain properly. If water accumulates behind the veneer, there is a good possibility for mold to form.
Balconies
Outdoor balconies are a common feature. Many balconies are on the same level as the living room floor due to an accessibility requirement, to permit ease of access for someone in a wheelchair. But in a heavy storm, wind-driven rain may be forced under the door sill and into the living room. Some balconies have walls on all sides. A system of drains and pipes conducts water to the ground when it rains. These same pipes may possibly freeze in the winter causing the water to accumulate on the balcony and then flood the attached living rooms.
Cool Designs
Varying materials, using different shapes, and inserting angles all add architectural interest to a building; but every angle you create, every transition you make from one shape or material to another creates a point at which water may intrude. Transition or termination points represent a tiny portion of a building’s envelope, but they account for much of its vulnerability to water. And they don’t always receive the extra water-proofing they require.
From the Inside Out
While many water intrusion problems result from something builders fail to do, some are caused by what builders, or the subcontractors working for them, do. Consider the plumbers, electricians, and HVAC mechanics who come into a building that has been framed, wrapped, and made water-tight and poke holes through that nice, water-tight surface. The wall penetrations are necessary to make connections that run from the inside out, but they also have to be properly waterproofed, and they often are not. That’s why the small details that can create immense water intrusion risks are so often overlooked.
Controlling the Risks
Water intrusion is a potential risk that the boards and managers of communities can reduce by being mindful, diligent, and proactive.
Don’t ignore early signs of water intrusion.
Bring in experts at the outset.
Don’t assume water intrusion in one unit is an isolated problem.
Take care of preventive maintenance.
Consider flooding risks.
Don’t look for shortcuts.
If the problem is systemic, you will have to deal with it systemically. There are no Band-Aids for water intrusion. If transitions on the building’s surface weren’t set properly, you have to re-do them. If the windows weren’t installed properly, you may not have to replace them, but you will have to re-install them. These measures are going to be expensive. But they will be far less expensive than dealing with the damage water intrusion can do to buildings, to the personal property, health of residents, and to the finances of your condominium.
Reach out to your condominium board, property manager, or engineer today if you have any questions, or need further guidance on handling water intrusion and potential damage.
https://cci-grc.ca/wp-content/uploads/2023/09/Blog-Titles-CCI-1.png300750adminCCIhttps://cci-grc.ca/wp-content/uploads/2023/09/CCI-Full-Logo-Grand-River-31ae3da81a2928943167b28ecdb52b1f-300x103.jpgadminCCI2023-09-17 18:47:422023-09-17 18:47:42Water Damage and Where it Starts
December 2021, York C.C. No 188 v. Caudhry, et al, 2021 ONSC 7027; & York Region C.C. No. 794 v. Watson, et al, 2021 ONSC 6574
Incessant and harassing emails, phone calls, and intimidating and threatening behaviour are all too common for condominium boards and property managers. In York C.C. No. 188 v. Chaudhry, et al, and York Region C.C. No. 794 v. Watson, et al, the Courts dealt with situations where this type of behaviour needed to be addressed and determined that these actions amounted to “dangerous activities” under section 117 of the Condominium Act, 1998 (the “Act’).
Facts
In both cases the units were occupied by the owners’ adult children. The boards and property managers were bombarded by emails, voicemails, faxes. and confronted personally by the occupants, including threats of physical violence. The occupants relentlessly accused the boards and property managers of racism, plotting criminal activities, fraud, and other false conduct. This was considered intimidating, harassing, and threatening by the condominiums.
The owners/parents of the occupants received multiple notices from the condominiums, counsel, and the police, regarding the conduct of the occupants. Despite this, the owners did not take appropriate steps to curtail the behaviour and even appeared to further the campaign. The respective condominiums were required to commence compliance applications in Court, seeking orders to curtail this egregious behaviour.
The Courts’ Findings
The Courts noted that condominiums are required to take all reasonable steps to ensure that that the owners and occupiers comply with the Act, including preventing harassing conduct. The Courts also found that incessant harassing correspondence amounted to dangerous activities, as the behaviour of the occupants was likely to cause injury to an individual. “Injury”, can include, “psychological harm that is beyond a trifling nature.” This type of behaviour, specifically when directed at a property manager, may also trigger the Occupation Health and Safety Act, as property managers are entitled to a safe and harassment-free work environment. The conduct of the occupants in the present cases is a clear example of such.
The Courts ordered the occupants to vacate the units and cease all communications with the condominiums and their property managers. Such a remedy is powerful and reserved only for the most serious of instances.
Regarding the owners, the Courts noted that section 119(2) of the Act provides that the owners themselves are responsible for taking all reasonable steps to ensure that their occupants comply. Neither owner took reasonable steps to ensure this, if any at all. As a result significant costs were awarded to the condominiums and were added to the common expenses payable for the owners’ units.
Bottom Line
Where an owner/occupant will not stop harassing and intimidating others, including incessant and threatening correspondence, the Courts have determined such is a dangerous activity, and condominiums have remedies available to them. This kind of unwarranted behaviour can amount to “psychological harm” and includes inflammatory and harassing emails and phone calls.
For those unit owners who own units occupied by problematic, and even dangerous occupants, these cases highlight the positive obligation on owners to assist in curtailing the behaviour. Failure to take appropriate and reasonable actions may lead to significant cost consequences. Unit owners cannot simply allow their unit to be occupied by others and wash their hands of any responsibility.
Are you facing a similar situation? Contact your condominium legal team today.
Christopher Mendes, Associate, B.A. (Hons), M.A., J.D. www.svplaw.ca *This article does not constitute legal advice, always consult legal counsel.
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On September 23, 2021, the Ontario Government announced that the Condominium Authority Tribunal (CAT) would have its jurisdiction expanded again in 2022. As a recap, its jurisdiction was originally limited to disputes related to record requests when it first opened its doors on November 1, 2017. On October 1, 2020, its jurisdiction was expanded to include disputes about parts of the declaration, by-laws or rules of a condominium related to 1. pets or animals; 2. vehicles, parking, and storage; and 3. indemnification of the condominium, an owner or mortgagee in relation to these disputes.
On January 1, 2022, the Condominium Act, 1998, was amended to expand the jurisdiction of the CAT to include certain nuisances. Section 117 now reads:
Prohibited conditions and activities
117(1) No person shall, through any act or omission, cause a condition to exist or activity to take place in a unit, the common elements or the assets, if any, of the corporation if the condition or the activity, as the case may be, is likely to damage the property or the assets or to cause any injury or an illness to an individual.
Same
(2) No person shall carry on an activity or permit an activity to be carried on in a unit, the common elements or the assets, if any, of the corporation if the activity results in the creation of or continuation of,
(a) any unreasonable noise that is a nuisance, annoyance or disruption to an individual in a unit, the common elements or the assets, if any of the corporation;
(b) any other prescribed nuisance, annoyance or disruption to an individual in a unit, the common elements or the assets, if any, of the corporation.
The other prescribed nuisance, annoyance, or disruptions described in subsection 117(2)(b) of the Act are described in section 26 of O.Reg. 48/01 as:
1. Odour
2. Smoke
3. Vapour
4. Light
5. Vibration
To summarize, as of January 1, 2022, the CAT’s jurisdiction now includes:
1. Noise
2. Odour
3. Light
4. Vibrations
5. Smoke
6. Vapour
The CAT’s jurisdiction will also include disputes about the governing documents in relation to “any other type of nuisance, annoyance or disruption to an individual in a unit, the common elements or the assets, if any, of the corporation.” It will be interesting to see how this sentence is interpreted by the CAT and the types of other nuisances that may ultimately be heard by the CAT. For example, originally the proposed regulations included “infestations”. Will the CAT hear these disputes?
Like with the expansion of the CAT’s jurisdiction to include pets and parking disputes, the CAT’s jurisdiction has also been expanded to include disputes about indemnification related to the nuisance dispute. There has also been much talk lately about amending the CAT’s rules regarding cost recovery during disputes as the current rules discourage proceedings because the rules limit cost recovery even where condominiums are successful in proving an owner has not complied with the documents. As a result of the limited cost recovery, many condominiums have elected to ignore infractions rather than incur legal costs to enforce the documents. (Note: condominiums ignoring infractions should seek legal advice about the possible consequences).
Lastly, while the CAT now has jurisdiction over disputes in subsection 117(2) of the Act, it should be noted that the CAT does not have jurisdiction over disputes in subsection 117(1) of the Act. These disputes typically referred to as dangerous conditions or activities, continue to be heard by the Superior Court of Justice.
Michelle Kelly Lawyer, Robson Carpenter LLP
www.rcllp.ca
https://cci-grc.ca/wp-content/uploads/2023/09/The-CAT.png300750adminCCIhttps://cci-grc.ca/wp-content/uploads/2023/09/CCI-Full-Logo-Grand-River-31ae3da81a2928943167b28ecdb52b1f-300x103.jpgadminCCI2023-09-17 18:47:412023-09-17 18:47:41Nuisances, Annoyances, or Disruptions? Take it up with the CAT
Ah, September in Ontario. The nights begin to cool, the school buses are back on the roads, the condo visitor parking lot is full of unauthorized cars…
It is that time of year again! Students return and for condominiums with many student rentals, it can be a difficult period to navigate. The fall season does not have to be about the fall of order and rules in your complex, so keep reading on to find out more ways to handle “student season”.
Disorderly Students: Sweeping assumption?
Some condominiums have a high rate of student rentals, and with that can come a whole lot of headaches for residents as well as property managers. However, most of these students are not problems themselves; I was a student once and it is easy to be blissfully unaware of restrictions, especially when you are visiting a friend at their place (or milling around a house party). It comes down to the personality of the renter, not necessarily their age. Many are hard-working, independent, quiet, and often looking for a nice, safe, and accessible place to live. Do not assume off the bat that they have come to wreak havoc on your peaceful community. Sometimes owners are more difficult to deal with, so treat each issue on a case-by-case basis. I will pose a few concerns and offer some potential solutions, so you can go back to dreaming about the changing leaves and pumpkin spice lattes (or your other cozy drink of choice).
Resident Information
If you are renting out your unit, you must provide the management company (or board of directors, if there is no property manager) with your tenant’s information within 10 days of entering the lease. In a building, this can be a bit easier as the manager can obtain this when the resident asks for their names to be added to the buzzer, or they request a new fob, or rental of the party room. It can be much more difficult in a townhome, as there are not as many things to hold in exchange for their names and contact information. Perhaps it is a visitor parking pass, or when they reach out to you about a maintenance issue, but we ask directors and residents to be patient as we inquire about the new people in the corner unit. We are not asking because we are nosy; we are supposed to have this information!
Parking
If your condo has visitor parking, it is common for there to be rules surrounding the spaces, such as a rule that indicates that residents cannot park there at any time. If that rule exists, then it is ideal to have a system to enforce it, such as hiring a parking control monitoring company to write tickets to offenders or having a designated person onsite contact a company to ticket. Sometimes tickets are the only effective way to ensure action after reminders have been issued. If you are looking to rent your unit, please be sure to communicate the parking situation to potential renters. Do not tell them, for example, that they can park in visitors if that is against the rules, otherwise you may have your tenants sending parking tickets your way.
As property managers, we do not enjoy telling new residents that there is nowhere for their second vehicle (or third). If you will be having guests use parking, make sure you understand the process of parking in visitors, if it be displaying a pass or calling in to register your vehicle to avoid a ticket.
Noise
Students can get a bad rap; they are not all partiers who set up lawn chairs and beer pong on the front lawns and blast their music into the wee hours. However, these situations sometimes unfold anyways, especially when guests of theirs with little regard for your sleep schedule come onsite. Sometimes these incidents are one-offs and neighbours put up with it. Other times, it becomes a trend, and something must be done. In a townhome, the primary option is calling the police (not 911 for noise please) or City bylaw, depending on where you live. They will either be issued a notice or fine, and noise infraction tickets should certainly deter the party units (eventually they cut into your coffee or beer budget). In a building, sometimes the superintendent can investigate but they should bring matters such as these to the property manager afterwards. Managers can contact the owner and advise them that their tenants must abide by the condo rules and bylaws regarding noise. Neighbours have the right to the peaceful enjoyment of their homes.
Garbageand Tidiness
Some students are extremely neat and orderly, and things tend to go more smoothly when a parent owns the unit they are in, or someone else is checking in. Other times, porches are littered with junk, windows are lined with liquor bottles (otherwise known as trophies to some), windows or balconies may have a flag or a seasonal item that is way past its season. For many students, this is their first time away from home and they just don’t think about how these things look to an outsider. The mess is often unintentional and without malice. However, it will irk the residents who put time and care into their property, and several disheveled units can quickly give a property an unkept look. If you are a landlord, it is required for you to provide your tenants with the condo documents which often indicate the rules on window coverings, porch or balcony décor, waste storage, etc. It is also prudent that you or your unit manager check on the unit more than once a year to ensure it is in good shape. It is not the role of the property manager to do weekly checks on units and send constant reminders.
Final Tips
If you manage a building or complex with many student rentals, it is not a bad idea to distribute the rules/policies regularly, either on your electronic notice board or via a community website.
Sometimes an insert is included in the status certificate package summarizing the aspects that greatly impact tenants.
Some condos update their rules to be very specific to assist with enforcement (timelines to remove Christmas lights, what can be kept on porches, etc.).
Try to work with the owner of a problematic tenant before calling legal, as it is important to take steps to resolve the matter first.
The manager does not typically enter units so it is prudent to have someone check items that may be disregarded such as furnace filters, window A/C units, water softeners, shut-off valves, smoke detectors, bathtubs, toilets, etc.
If your condominium corporation has benefited from the temporary legislation that made it possible to hold all meetings virtually, then there is a deadline you should be made aware of.
By September 30th, 2022, the temporary legislative provisions that permitted corporations governed under the following are set to expire:
Business Corporations Act (OBCA),
Corporations Act (CA),
Not-for-Profit Corporations Act, 2010 (ONCA),
Co-operative Corporations Act (CCA) and
Condominium Act, 1998 (Condo Act)
The Ministry of Government and Consumer Services (ONCONDO) is working on extending these provisions and will be updating the condominium community in the coming weeks.
Many of us have benefited from this legislation; from saving commuting times, to being generally more accessible. Condominium community members are standing by for an update on whether or not this will be extended.
How can you stay up to date? Ensure you are subscribed to a trusted condominium community news source, like CCI Grand River Chapter. Meanwhile, know that your voice matters, and share your thoughts when you can.
*UPDATE: The Government of Ontario extended the effective period of the temporary legislative provisions permitting condominium corporations to call and hold meetings virtually (as applicable and with certain restrictions and requirements, as discussed in our September 1, 2022 blog). The NEW EXPIRY DATE for these provisions which permit virtual meetings is September 30, 2023.
Maggie Matian Marketing Manager for CCI Grand River Chapter
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From food prices to gas prices, mortgage rates to rental rates, there isn’t a sector on this big blue rock that hasn’t been affected by the recent rise in inflation.
One place in the condominium industry that couldn’t be more true is construction cost.
What we’ve seen across the country are many condo corporations facing higher than anticipated costs for major repair and replacement projects. The current environment of higher prices for materials and labour not only affects the cost of major repairs and replacements in the near term, but this also affects budgeting for future construction costs in your Reserve Fund Study (“RFS”) funding plan.
Condo corporations that are tendering major projects today are typically seeing bids ranging from 25% to 100% higher than what was planned in their RFS. The cost for certain types of projects (roofing and windows for example) have increased in price more than others. What really matters to a condo corporation is how much a contractor is going to charge to do the same project a few years ago compared to what they charge today. Unless you’ve actually tendered the same project at 2 different times, this is impossible to know, but the best benchmark I have found is the Statistics Canada Residential Building Construction Price Index. Based on this index, the cost of residential building construction across Canada (based on results from eleven (11) major metropolitan areas) has increased by an average of 36% over a 2-year period from 2020 to 2022. The increase for construction prices in Toronto (the closest and most relevant to Grand River) was 44% over the same 2-year period. While this appears staggering, based on my recent experience, this is reflective of the reality of current construction costs.
What does this mean for a condo corporation?
Condo boards need to be more diligent than ever in evaluating their funding plan for near-term major work together with their long-term reserve funding plan. From a near-term perspective, once a condo board receives pricing for a major reserve fund project, the first check and balance is to compare the cost and timing to what is budgeted in the reserve fund study. A significant discrepancy in either the cost or timing can create a funding shortfall. Even if the corporation has enough funds in the Reserve Fund to cover the cost of the current project, depleting the fund for an early, unplanned, or over budget expense may leave the corporation short for another near-term project.
From a long-term perspective, condo boards should not underestimate the impact that higher construction costs are going to have on their RFS plan. The impact of a significant increase in the cost of all the future planned work can be dramatic. In very simple terms, if the cost of the planned work in the future has increased by 44%, shouldn’t a corporation expect to increase the amount they contribute to the reserve fund by 44%?
The reality in the current environment is that there is likely going to be a shortfall (compared to the original RFS budget) for condominium corporations completing major projects in the near-term, and there is going to be pressure to increase reserve fund contributions to save adequately for other projects over the long-term. Condo boards faced with current funding challenges are encouraged to update their RFS, even if it isn’t due for several years, in order to get the best grasp on the financial needs of the corporation.
I have a few recommendations for a board faced with a shortfall in the current environment:
1. Take the time to evaluate all your funding options. The right solution could be an increase in condo fees, a special assessment, a loan to the condo corporation, or some combination of those solutions. There are experienced reserve fund planners and lenders that can help you evaluate those options.
2. Communicate with your owners early and often. If you expect an issue may be on the horizon, tell your owners, and tell them what due diligence is being completed to find solutions or options. Keep the owners updated as you obtain more information and share whatever you can so that the process is as transparent as possible.
3. Engage the owners and empower them to be part of the solution. Condo boards considering a loan as a possible solution are often providing a loan as one potential option for homeowners. A borrowing bylaw can be presented to the owners as a choice between a loan or another alternative plan. Consider weighing out the pros and cons of multiple options and let the owners choose the best funding plan for the community.
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When you’re new to any industry, looking at the networking and membership options can be daunting. Where do you start? What resources are available to you?
This uncertainty may also apply to new condominium unit owners. Purchasing a condominium means investing in a community. New and recent condominium owners may not fully understand the ownership structure they’ve bought into, and may feel a little lost when it comes to navigating the different situations they find themselves in.
Whether financial, circumstantial, or understanding the legal framework of your condominium, there is a network with resources out there to support you and make your life a little easier: the Canadian Condominium Institute.
To sum it up better, read the below message from the current president of our Chapter, Michelle Kelly, on how she feels about the impact of CCI Grand River Chapter.
“CCI is a great way to stay current on the hot topics and issues faced by condominiums. The opportunity to speak with directors and owners and hear their perspectives is unparalleled. The blog and podcast are great quick hits with the educational events providing a more detailed discussion of the issues. The social events, like the golf tournament, are a great way to stay connected with other professionals serving condominiums in the area.”
One of the greatest benefits of owning a condominium, is the community. By joining a Canadian Condominium Institute chapter in your area, you’ll have access to industry experts, education, and support directly from your community.
You don’t have to figure it all out on your own. Join your Canadian Condominium Institute chapter today, and unlock your condo experience potential. Being a member means joining a trusted community of experts to help steer in the right direction.
Maggie Matian Marketing Manager for CCI Grand River Chapter
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This article will give you insight into how to prepare for this potential change in your condominium.
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It’s mid-summer with the grass burning as we experience another drought, so what’s the rush in reminding the Board it needs to be making paving decisions, now? The reason of course is the Board missed the fall deadline for the asphalt plant’s closing last November and had distractions this spring not allowing early action this year.
The pot holes, sunken manhole covers, and expanding pavement cracks will not heal themselves. Before the property manager calls the paving contractor(s) it is best to remember the methods of repairs.
Throw ‘n Roll: This is a temporary pot hole repair where liquid asphalt fills a hole and is then rolled over with heavy equipment to compact it.
Semi-permanent repair: This is similar to the Throw ‘n Roll except it is more deliberate with the hole properly cleaned and the hole trimmed to sound pavement. The asphalt is then compacted using a vibratory roller or plate.
Spray-injection method: This repair uses special equipment to spray a tack coat of asphalt into a cleaned hole and then blowing asphalt and aggregate into the hole. This method does not require compaction.
Full-depth roadway replacement: This method rebuilds the pavement by pulverizing the old asphalt and mixing it with cement and water to form a base for a final asphalt surface. This method of course is the most expensive but the best.
Infrared repair: This method uses equipment emitting infrared heating to melt the damaged surface and remove defects with new asphalt on the surface. Patches become seamless with less chance of future potholes. This method is often more cost effective than large patch jobs.
So let us start with the basics. Asphalt pavement is also called bituminous concrete. It is called ‘concrete’ because like cement-based concrete, bituminous concrete has a mineral aggregate of stone and sand. This aggregate is held together with a binder of petroleum derivative asphalt. Different soil conditions (i.e. sandy subsurface vs. clay) will warrant a different mix of asphalt paving but this will be addressed by whoever creates your bid documents and specifications. For planning purposes, your Board should assume paving will last about 20 years.
For purposes of discussions we will assume existing asphalt paved roads, parking areas, and/or driveways. Typically, roadways have a sub-base of 100 to 200 mm (4 to 8 inches) of a well-drained, compacted soil and gravel mix. The first layer of paving is called the binder course and it is 38 to 50 mm (1 ½ to 2 inches) thick. This is covered by a topping coat of 38 mm (1 ½ inches).
If it were not for the sun and water, asphalt paving would last a long time, but paving begins to deteriorate as soon as water begins to penetrate into the binder course and the UV rays removes asphalt from the topping coat. This can happen in less than five years. This is why adding a sealing coat in the first 2 to 5 years is sometimes recommended. It is also an area of confusion.
Sealing coat materials do not add back the asphalt lost due to UV deterioration. It only protects the pavement for a period of time from further deterioration such as shrinkage cracks and reveling (loss of surface aggregate). It does not bridge large cracks or fill in roadway depressions.
When water begins to infiltrate the pavement here in Canada the freeze / thaw cycle takes its toll. The small cracks become larger in the binder course and eventually the sub-base begins to fail. At this point surface cracks, settlement, alligatoring, and other surface visible signs make an appearance. Your Maintenance Plan should immediately address these problems by having crack filling as a yearly project. The cracks should be filled with standard joint filler to within 3 to 6 mm (1/8 to ¼ inch) of the top of the crack. Similarly, surface depressions and sink areas should be annually addressed as well.
After fifteen years, major paving projects might present themselves. Sometimes a major re-surfacing project can be delayed with judicious removal of large areas of deterioration and repairing the sub-base followed by a 38 mm (1 ½ inch) binder with a 38 mm (1 ½ inch) top coat. If the roadway or parking area deterioration is judged to be wide spread, the options include a reclamation project where the top 150 to 300 mm (6 to 12 inches) of pavement and sub-base is ground into a recycled material that can be reused for a compacted and graded foundation for a new paving surface. This minimizes trucking and labor costs and extra materials costs. So if have not done anything with your paving, it may be time to hit the road.
Presenters, the Canadian Condominium Institute and its representatives will not be held liable in any respect whatsoever for any statement or advice presented herein. These presentations should not be relied upon as a professional opinion or as an authoritative or comprehensive answer in any case. Professional advice should be obtained after discussing all particulars applicable in the specific circumstances to obtain an opinion or report capable of absolving condominium directors from liability [under s. 37 (3) (b) of the Condominium Act, 1998]. Presenters’ views expressed are not necessarily those of the Canadian Condominium Institute.
https://cci-grc.ca/wp-content/uploads/2023/09/Blog-Titles-CCI-28.png300750adminCCIhttps://cci-grc.ca/wp-content/uploads/2023/09/CCI-Full-Logo-Grand-River-31ae3da81a2928943167b28ecdb52b1f-300x103.jpgadminCCI2023-09-17 18:32:372023-09-17 18:32:53Hit the Road
