Contents

1. Form B: Apr. 30, 21
   What is a Form B?Submit
2. Financials: Feb. 28, 21  Submit
3. Depreciation Report: Mar. 4, 19  Submit
4. Insurance Certificate: May 31, 21  Submit
5. Bylaws: May 24, 19  Submit
6. Rules: Apr. 29, 17  Submit
7. Strata Plan: Jan. 23, 79
   Type your questions here and click submitSubmit
8. Minutes:
   • General Meetings:
     AGM - Jun. 10, 20
     SGM - Jul. 31, 19
     AGM - Apr. 23, 19  Submit
   • Council Meetings:
     

     Apr. 18, 21	Apr. 12, 21
     Apr. 1, 21	Feb. 16, 21
     Jan. 19, 21	Nov. 4, 20
     Sept. 11, 20	Jul. 6, 20
     Apr. 27, 20	Mar. 3, 20
     Jan. 7, 20	Nov. 4, 19
     Oct. 1, 19	Aug. 19, 19
     Jun. 24, 19	May 29, 19

     Submit
9. Miscellaneous: Building Enclosure Condition Assessment  Submit

* Denotes items that are included in the document package but were not reviewed under the scope of this summary.
Please Note: This review is limited in scope to the documents noted above. Any additional documents that may have been provided are not included within this package.

Key Considerations

1. Fee:  
   • $436.30
   • Outstanding - $6.62 (Retroactive strata fees for March & April 2021)
   Condo Clear Comment: According to our calculations the strata fee should be $415,38 per month. Please seek clarification from the strata/management company.
2. Total Potential Levies:   $20,742
3. Depreciation Report Comments: Just outside the period included in the chart above, the years 2031 - 2034 project significant replacement costs of $1,227,691 for replacement of the parkade waterproofing membrane, repainting fibre cement siding, roofing and repaving asphalt surfaces.
4. 2020 Presidents Report: We are now trying to get back on track with consistent maintenance to address our aging infrastructure and equipment. We have to realize that the building is nearly 50 years old with a great deal of the equipment being original. Many categories require upgrading. As many of you know we suffered catastrophic failure of our sewage pumps in August and subsequent cleanup of spilled sewage in our crawl spaces required immediate remediation. Calling in emergency services to pump out our tank along with the needed replacement of all 4 sewage pumps resulted in a significant hit to our contingency fund. This was a big wakeup call that we may have been neglecting things. The resolutions we have requested you approve will go a long way towards progressing in the revitalization of our building.
   Condo Clear Comment: Any additional comments made by Condo Clear will show up here.
5. Building Envelope:
   • The Strata Council discussed the condition of the building envelope. It was agreed to present a summary to Owners of any changes Council intends to present at a Special General Meeting in 2021.
   • The Strata Council discussed the condition of the building envelope. Terry Cody reported that he has performed some exploratory openings on the siding of the building, and the results were that there did not appear to be moisture ingress behind the siding at the locations he tested. Council is actively pursuing options to remediate the building envelope, with the intent to provide detailed information in advance of the Annual General Meeting. 
   Condo Clear Comment: Any additional comments made by Condo Clear will show up here.

Overview

1. Management Company:   Duff Properties  Submit
2. Year Built: 1979  Submit
3. Number of Units: 49  Submit
4. Units Currently Rented: 13  Submit
5. Fee:  
   • $436.30
   • Outstanding - $6.62 (Retroactive strata fees for March & April 2021)
   Condo Clear Comment: According to our calculations the strata fee should be $415,38 per month. Please seek clarification from the strata/management company.
   Am I responsible to pay this amount? Or is the seller?Submit
6. Unit Entitlement:   1785/100000 = 1.785%  Submit
7. Address:
   • Strata Lot 26
   • 742 Evergreen Terrace, Springfield, BC 
   Submit
8. Parking:  
   • Parking stall number 63 is common property.
   • Note: The allocation of a parking stall that is common property may be limited as short term exclusive use subject to section 76 of the Strata Property Act, or otherwise, and may therefore be subject to change in the future.
   • Additional parking on the common property may be available for a fee. 
   Submit
9. Storage:  
   • Storage locker number 2GW End is common property.
   • Note: The allocation of a storage locker that is common property may be limited as short term exclusive use subject to section 76 of the Strata Property Act, or otherwise, and may therefore be subject to change in the future. 
   Submit
10. Alterations:   Strata Corporation is not aware of any alterations or betterments. Buyers should verify.  Submit

Financial - Strata

1. Fiscal Year: Mar. 1 - Feb. 28  Submit
2. Operating Account:  
   • Surplus (Deficit):   $29,744.20
     There is a discrepancy between the current year surplus recorded on the balance sheet vs. income statement. Confirmation of strata management may be required.  Submit
   • Retained Earnings:   $45,427.23  Submit
   • Accounts Receivable:   $(289.91)  Submit
   • Accounts Payable:   $7,533.15  Submit
3. Operating History:
   • * 2019 Increase:   9%  Submit
     * Market Average : 8.71%
   • 2020 Increase:   11%  Submit
   • 2021 Increase:   24%  Submit
   • 2018 Year-end:   $11,314.17  Submit
   • 2019 Year-end:   $13,913.15  Submit
   • 2020 Year-end:   $3,893.01  Submit
4. Contingency Reserve Fund (CRF):  
   • Balance: $204,200.92  Submit
   • Annual Contribution:   $93,050.88  Submit
   • Project Funds:   $68,427.61
     Project funds are held for parkade lighting, deck leveling, generator replacement and roof de-mossing and gutter cleaning.  Submit

Depreciation Report - Strata 

1. Estimated Interest Rate: 1.2%  Submit
2. Estimated Inflation Rate: 2.0%  Submit
3. Target Minimum Balance: Yrs 1 - 10 - $100,000  Submit
4. Threshold Amount:   $5,000  Submit
5. 10 Year Report: Starting Balance: $204,200.92

   Year	Balance	Contribution	Expenses	Levy-Total	Levy-Unit
   2021	$1,490	$93,051	$1,358,762	$1,063,000	$18,975
   2022	$84,990	$93,051	$9,551	$0	$0
   2023	$1,021	$93,051	$276,020	$99,000	$1,767
   2024	$78,614	$93,051	$15,457	$0	$0
   2025	$75,941	$93,051	$95,724	$0	$0
   2026	$163,249	$93,051	$5,743	$0	$0
   2027	$256,300	$93,051	$0	$0	$0
   2028	$289,596	$93,051	$59,755	$0	$0
   2029	$382,647	$93,051	$0	$0	$0
   2030	$432,180	$93,051	$43,518	$0	$0
   Total		$930,509	$1,864,530	$1,162,000	$20,742
   Past Liabilities				$0	$0
   Submit
   * Total Potential Levies					$20,742
   				* Market Average : $17,826
   In order to save for the potential shortfall in the strata CRF you would need to save approximately $173 per month over the next 10 years. (Please Note: This estimate does not take into consideration the timing of the levies and is merely an average)
   Submit

6. Past/Current Expenses:    
   • 2019 - Parkade Waterproofing Membrane Repair - $30,000
   • 2019 - Parkade / Foundation Repair - $24,000
   • 2019 - Replace Interior Light Fixtures - $19,000 
   Submit
7. Key Future Expenditures:    
   • 2021 - Replace original windows - $132,000
   • 2021 - Repaint / Repair Cladding - $147,000
   • 2021 - Replace Original Wood Siding - $977,000
   • 2021 - Brick Repair - $19,000
   • 2021 - Replace Entrance Doors - $21,000
   • 2023 - Replace Corridor Carpet - $140,000
   • 2023 - Replace Make-up Air Units - $25,000
   • 2023 - Interior Painting - $57,000
   • 2025 - Replace Balcony Waterproofing Membranes - $85,000
   • 2028 - Replace Emergency Generator - $34,000 
   Submit
8. Comments: Just outside the period included in the chart above, the years 2031 - 2034 project significant replacement costs of $1,227,691 for replacement of the parkade waterproofing membrane, repainting fibre cement siding, roofing and repaving asphalt surfaces.  Submit

Please Note: The projection is based on current dollars and does not reflect inflation or interest. Additional special levies may be required beyond the projection timeline.

Insurance 

1. Broker: Gallagher  Submit
2. Expiry Date: MAY 31, 2021  Submit
3. Insured Value: $18,329,500  Submit
4. * Premium Increase (over prior year): 12.1% This amount is based on the budget and may not reflect actual premium costs. 
   Condo Clear Comment: Any additional comments made by Condo Clear will show up here.Submit
   * Market Average : 13.68%
5. Key Deductibles:  
   • Water Damage: $5,000  Submit
   • Flood: $10,000  Submit
   • Earthquake: 10%  Submit
   • * Earthquake Deductible:   $32,718  Submit
     * Market Average : $49,649

Please Note: Given the current climate related to insurance coverage in the BC strata insurance market, significant increases in premium and/or deductible amounts are being seen in many strata corporations. Unfortunately we are not able to predict what these changes will be ahead of the policy renewal; therefore, it is important to understand that the deductible amounts noted above may increase significantly, which may have an effect on your individual policy and/or a rise in the premium may affect your monthly strata fee.

Bylaws 

The following is a brief overview of the bylaws which may be material to your consideration of this property. It is recommended that you review the registered bylaws in full, as well as the specific bylaws noted, to understand your rights and obligations therein.

1. Bicycles: No owner, tenant, or occupant shall store a bicycle on any part of the common property other than in a parking stall. (12) Without limiting the generality of Bylaw 3(10), no owner, tenant or occupant shall leave or store a bicycle on a balcony, patio or deck.  Submit
2. Private Dwelling: No owner, tenant or occupant shall use a strata lot for any purpose other than as a private dwelling for one family, which may include a live-in housekeeper or nurse. 
   Condo Clear Comment: Any additional comments made by Condo Clear will show up here.Submit
3. Business Use: No owner, tenant or occupant shall use a strata lot for a commercial or professional purpose requiring a business license or access by members of the public.  Submit
4. Quiet Hours: Without limiting the generality of Bylaw 3(1)(b), no owner, tenant, or occupant shall do anything or permit anything to be done which causes noise to be heard on the common property, or in another strata lot between the hours of 10:00 p.m. and 8:00 a.m., including without limiting the generality of the foregoing: (a) noise resulting from persons loitering on the common property; (b) noise from vehicles; (c) noise from televisions, stereos, radios, musical instruments, amplifiers, and sound reproduction equipment; and (d) noise from appliances, including washers, dryers, dishwashers, and garburators.  Submit
5. Barbecues: No owner, tenant, or occupant shall use a barbecue unless: (a) the barbecue is fueled by electricity or propane; and (b) the barbecue is used and maintained in a safe manner and in accordance with the manufacturer’s recommendations.  Submit
6. Occupancy of a Strata Lot: No owner, occupant, or tenant will cause or permit his or her strata lot to be occupied at any one point in time by more than: (a) Two persons in a one bedroom unit; or (b) Four persons in a two bedroom unit; or (c) Six persons in a three bedroom unit; without the prior written consent of the Strata Council. For purposes of this bylaw, “persons” shall be defined to include adults and minors. For the purposes of this Bylaw, a person shall be considered to be occupying a strata lot where such person stays overnight in a strata lot for greater than 90 consecutive days, or 120 days in any calendar year.  Submit
7. Smoking: Without limiting the generality of Bylaw 3(1), no owner, tenant, occupant, or visitor shall smoke or use a cigarette, cigar, pipe, e-cigarette, or other substance: (a) on any part of the common property, or land that is a common asset; (b) on limited common property, including without limiting the generality of the foregoing, patios and decks; or (c) in any manner whatsoever that may: (i) unreasonably interfere with the ability of any person to use and enjoy the common property, limited common property, or a strata lot; (ii) cause a nuisance to any person, including but not limited to nuisance from smoke or odours; (iii) constitute a fire hazard; or (iv) constitute a health risk to any person.  Submit
8. Prohibited Dog: Notwithstanding Bylaw 7(1), no owner, occupant, or tenant will keep a Prohibited Dog. In this Bylaw, “Prohibited Dog” means: (a) a dog which in the opinion of the council in its discretion is vicious or dangerous or may constitute a hazard to any owner, tenant, occupant, guest, or pet; (b) a dog which has previously bitten or attacked any person or pet, regardless of where such bite or attack occurred; or (c) a dog which is any of the following breeds: (i) Pit Bull Terrier; (ii) American Pit Bull Terrier; (iii) Pit Bull; (iv) Staffordshire Bull Terrier; (v) American Staffordshire Terrier; (vi) Rottweiler; (vii) Doberman Pinscher; or (viii) Presa Canario; or is a mixed breed which includes any of the above.  Submit
9. Pets and Animals: An owner, tenant or occupant must not keep any pets on a strata lot other than the following: (a) a reasonable number of fish or other small aquarium animals; (b) a reasonable number of small caged mammals; (c) up to 2 caged birds; and (d) one dog or one cat.  Submit
10. Short: Term Accommodation - An owner, tenant or occupant shall not grant a license to any person or use or permit the use of his strata lot under any of the following arrangements: (a) as a motel, hotel, inn, hostel, or bed and breakfast or other similar accommodations; (b) through any website designed for booking short term accommodations, including but not limited to www.Airbnb.com, www.vrbo.com and other similar websites; or (c) at a nightly or weekly rate.  Submit
11. Rentals: No owner will rent a strata lot or permit a strata lot to be rented for a period less than 3 months.  Submit
12. Alterations:   Approval may be required for any changes to the strata lot or common property. Please review the bylaws for more details.  Submit
13. Permit Entry to Strata Lot: An owner, tenant, occupant or visitor must allow a person authorized by the strata corporation to enter the strata lot: (a) in an emergency, without notice, to ensure safety or prevent significant loss or damage; and (b) at a reasonable time, on 48 hours’ written notice: (i) to inspect, repair or maintain common property, common assets and any portions of a strata lot that are the responsibility of the strata corporation to repair and maintain under these bylaws or insure under section 149 of the Act; or (ii) to ensure compliance with the Act or these bylaws.  Submit
14. Indemnification and Insurance Deductible: An owner shall indemnify and save harmless the strata corporation from the expense of any maintenance, repair or replacement rendered necessary to the common property, limited common property, common assets or a strata lot for which the owner, or any member of his or her family or tenant or their guests, servants, agents or invitees is responsible but only to the extent that such expense is not met by the proceeds of insurance carried by the strata corporation.  Submit
15. Continuing contravention: If an activity or lack of activity that constitutes a contravention of a bylaw or rule continues, the Strata Corporation may impose fines as follows: (a) for the breach of Bylaw 11, on daily basis; and (b) for a breach of any other bylaw, every 7 days.  Submit
16. Maximum Fine: The strata corporation may fine an owner or tenant a maximum of: (a) $200 for the contravention of a bylaw; and (b) $50 for the contravention of a rule. (2) Notwithstanding Bylaw 33(1), the Strata Corporation may fine an owner $1,000 for the contravention of Bylaw 11.  Submit
17. Rental Parking: An owner shall on the first day of each and every month, pay to the strata corporation a parking fee in the amount of $15 for the use of a parking stall assigned pursuant to Bylaws 43(5) or 43(6)  Submit
18. Parking:   The strata corporation will cause one parking stall to be assigned to each strata lot.  Submit
19. Storage Lockers: The strata corporation will cause one storage unit to be assigned to each strata lot.  Submit
20. (Rules) Moving Fee: There is a move-in fee of $50.00 for all residents.  Submit
21. (Rules) Kayak Storage: The rental of a slot on the kayak storage rack is on a first come-first served basis at the rate of $5.00 per month, prepaid for the fiscal year.  Submit
22. (Rules) Rental Storage Lockers: The rental of a second storage unit is on a first-come-first-served basis at the rate of $15.00 per month, prepaid for the fiscal year.  Submit

Highlights

1. Patio: The patio is limited common property.  Submit
2. 2020 Presidents Report: We are now trying to get back on track with consistent maintenance to address our aging infrastructure and equipment. We have to realize that the building is nearly 50 years old with a great deal of the equipment being original. Many categories require upgrading. As many of you know we suffered catastrophic failure of our sewage pumps in August and subsequent cleanup of spilled sewage in our crawl spaces required immediate remediation. Calling in emergency services to pump out our tank along with the needed replacement of all 4 sewage pumps resulted in a significant hit to our contingency fund. This was a big wakeup call that we may have been neglecting things. The resolutions we have requested you approve will go a long way towards progressing in the revitalization of our building. 
   Condo Clear Comment: Any additional comments made by Condo Clear will show up here.Submit
3. 2020 AGM:
   • It was approved to expend up to $3,500 from the CRF to upgrade the enterphone system.
   • It was approved to withdraw up to $15,000 from the CRF to replace the emergency generator.
   • It was approved to expend up to $40,000 from the CRF to slope the 3rd floor deck outside of SL 26 & 28.
   • It was approved to withdraw up to $11,000 from the CRF to upgrade the parkade lighting to LED.
   • It was approved to withdraw up to $3,000 from the CRF to review the make-up air unit.
   • It was approved to expend up to $8,000 from the CRF to replace the panels that govern the lift station.
   • Although the annual budget was approved with a CRF contribution of $93,050.88 two Owners noted with their restricted proxies that they believed the Contingency Reserve Fund contribution should be lowered, and large expenditures paid with a special levy. 
   Submit
4. 2019 SGM: It was approved to grant a Statutory Right of Way over the common property in favour of the Regional District of Nanaimo and accept the grant of a no-build Restrictive Covenant on an adjacent lot to allow the construction of a walkway with improved landscaping and access to the wharf.  Submit
5. 2019 AGM:
   • The budget was amended at the meeting to reduce the CRF contribution from 60% of the budget to 26%.
   • It was approved to withdraw up to $7,000 from the CRF for a building envelope condition assessment.
   • A resolution to cancel the contract with Shaw Cable was DEFEATED.
   • It was approved to expend up to $4,500 from the CRF to construct storage lockers.
   • A revised bylaw package was approved.
   • A proposed amendment to the bylaws to allow rentals with a minimum of 1 month term and allow short-term rentals from www.vrbo.com was DEFEATED. 
   Submit
6. Third Floor Deck Cleaning: Owners wanted the limited common property decks on the third floor cleaned by the Strata Corporation. A resolution recognizing the third-floor deck is limited common property, but that the strata corporation provide funds for the cleaning on an annual basis, with either brush or pressure wash by no later than May was approved at the 2019 AGM.  Submit
7. Third Floor Drainage:
   • Drainage has been a problem in front of the third floor units for years. An Owner reported that there are drains in the deck that have been covered by concrete and recommends drains be opened up. The cost to open up each drain is estimated at $3,000. Referred to the new Council.
   • Terry Cody reported that the Strata Corporation must apply for a building permit before work may begin. Once a permit is received and the work able to be scheduled, a letter will be sent to affected Owners regarding access to their suites for installation work.
   • Terry Cody reported that some Owners were not comfortable with contractors entering their suite. Council agreed to postpone further work until Spring, when hopefully physical distancing restrictions are lessened.
   • At the previous meeting, a motion was made to accept a proposal from Applied Coatings for the releveling of the third-floor deck in select locations. Applied Coatings reported that it was now too late in the season for this work, and they would not be available until Springtime if releveling is still desired. The Strata Council discussed information that the drains on the third-floor deck outside of SL 26 and SL 28 were at some point in the past removed, and it was agreed that it is important to have these drains reinstalled. Terry Cody volunteered to investigate the viability of reinstalling drains into the third-floor deck outside of SL 26 and SL 28. This installation would require access to units on both the first and second floor. 
   Submit
8. Annual Parkade Cleaning: The new Council was directed to have both parkades cleaned on an annual basis. It was noted drainage was a problem for power washing.  Submit
9. Projects from Depreciation Report: Discussed which big project will be completed first, we all agreed that the West Entrance is where we will start, followed by the South (Back). Exciting plans to fulfill.  Submit
10. Gutter Cleaning & Moss Removal: Funds have been allocated in the draft Budget for Fiscal 2022 for moss removal and gutter cleaning.  Submit
11. Privacy Walls: Council agreed that privacy walls on the third-floor deck are not necessary at this time. Any Owner who wishes to request permission to install one at their own cost may submit a property alteration request.  Submit
12. Building Envelope:
    • The Strata Council discussed the condition of the building envelope. It was agreed to present a summary to Owners of any changes Council intends to present at a Special General Meeting in 2021.
    • The Strata Council discussed the condition of the building envelope. Terry Cody reported that he has performed some exploratory openings on the siding of the building, and the results were that there did not appear to be moisture ingress behind the siding at the locations he tested. Council is actively pursuing options to remediate the building envelope, with the intent to provide detailed information in advance of the Annual General Meeting. 
    Condo Clear Comment: Any additional comments made by Condo Clear will show up here.Submit
13. SL 6 Ceiling Remediation: The Owner of SL 6 reported that they will be ready for the remediation of their ceiling in mid-April. Once advised of the exact date, the Strata Council agreed they would attempt to schedule the remediation as soon as possible. Post-meeting note: The Owner of SL 6 advised that they faced delays with making their unit available for the remediation and may not be available until Summer 2021.  Submit
14. Drain flushing: Roto-Rooter has been provided mechanical drawings to assist in the quoting process for drain flushing Terry Cody reported that he will provide an update to the Strata Council when one is available.  Submit
15. Water Main Shut Off Valve:
    • The Property Manager has contacted three vendors for a quote on the replacement of the water main shut off valve and is awaiting replies.
    • The water main bypass valve does not appear to be operational. Art’s Plumbing investigated and recommended that the bypass valve and the pressure reducing valve both be replaced as they are showing signs of age and deterioration. M2 Mechanical performed a site visit and advised that the bypass valve is redundant, and the Strata Corporation should consider replacement of the water main ball valves. Terry Cody volunteered to contact a vendor for a quotation. 
    Submit
16. Water Main Shut Off Valve Quotations: 2021 (If Available)  Submit
17. First Floor Parkade Leak: Roto-Rooter completed a site visit on April 1, 2021 to clear a drain in the first floor parkade. At the same time, a camera inspection of a copper line that is leaking was completed to determine what the line services. It was determined that the water is leaking from a hot water tank in SL 27, 37 or 47. Council agreed to provide notice to the Owners of these SL’s and arrange an inspection of their hot water tanks to determine which could be leaking.  Submit
18. Carpet Replacement: Council discussed the replacement of carpeting on all floors of the building.  Submit
19. Sanitary Sewer Inspection: Terry Cody reported that he will be meeting with three separate contractors to perform a camera inspection of three separate sanitary sewer lines, with the intention of discovering the general condition of the pipes at Schooner House.  Submit
20. Third Floor Window Leak: Doreen Hildebrand advised that the bay window in the third-floor hallway has been caulked and does not appear to be leaking at this time.  Submit
21. Make: up Air - The Strata Council reviewed a draft report on the make up air system provided by Morrison Hershfield. Council agreed to table further discussion until the next meeting.  Submit
22. Generator Replacement:
    • Terry Paterson reported that either himself or the caretaker (Shine Cleaning) has tested the generator each month and it is working as intended.
    • The Property Manager reported that Power-West Systems will investigate the viability of rebuilding the generator rather than replacing it. Terry Paterson volunteered to test the generator once each month to ensure it is working for the fall. 
    Submit
23. Refuse Area Retaining Wall: An Owner commented that the retaining wall near the refuse containers appears to be sagging. Council agreed to investigate.  Submit
24. Gutter Repairs: JHI Construction reports that the repairs to the gutters are weather dependent, as the sealant will not perform if there is moisture present. There is a possibility that this sealing will have to wait until Spring. Council discussed and agreed that a priority is the reconnection or installation of downspouts on the back side of the building, to draw water away from the siding.  Submit
25. Siding Inspection and Repairs: JHI Construction has inspected the siding at the backside of the building (facing the visitor parking area) in anticipation of performing spot repairs to sections with holes in them, and has recommended that the Strata Corporation consider full siding replacement on this side of the building due to wood rot rather than spot repair. Council considered this request and agreed that at this time the priority is to have the holes in the siding repaired to prevent further moisture ingress.  Submit
26. Building Security: Recently, reports were received from multiple Owners that their vehicles in the parkade were either broken into or vandalized. One Owner reported that their parkade door remote was stolen. Terry Cody volunteered to reprogram the receiver.  Submit
27. Parkade Exhaust Fans: The exhaust fans on the first and second floor parkades are showing signs of age and deterioration. The Property Manager has requested a quote from Coral/Martell for full replacement of both exhaust fans, with and without CO sensors.  Submit
28. Third Floor Building Expansion Joint:
    • The Strata Council reviewed a proposal from Morrison Hershfield to oversee the construction of a building expansion joint on the third-floor deck, as well as a quote from JHI Construction to seal the cracks that have formed. After discussion, it was agreed to authorize JHI Construction to proceed.
    • Redstone Property Maintenance has sealed a crack in the building expansion joint with an elastomeric compound. However, a crack continues to form through this compound, and a more permanent solution is desired. The Property Manager has requested a quote for an expansion joint to be created from Applied Coatings, Cornerstone Resurfacing and Terry Cody. Applied Coatings reported that they would charge approximately $1,000 to quote. This would involve removing the existing elastomeric compound, develop a solution to the problem, and apply a temporary sealant to the crack before preparing their quote. There is concern that this crack may be the source of water leaking into SL 6. Council agreed that once the weather is drier and the source of the water has been repaired, damage to SL 6 will be repaired. 
    Submit
29. Lift Station Monitoring: The lift station panels were installed on August 27, 2020. Remote diagnostic monitoring of the lift station is available through the new panels, and the Property Manager is awaiting further word from Brett of John Brooks on how this can be set up.  Submit
30. Roof Inspection: The Strata Council reviewed the roof inspection report provided by Jake’s Gutters & Roofing. Overall, the inspection reported that the roof was in good condition, but that moss was beginning to grow on some sections and recommended treatment. Additionally, the inspector noted that the roof hatch was heavy and causing tear on the roof due to being dragged, and recommended that the hatch be replaced with a more modern version. The Strata Council discussed these recommendations and noted that the hatch was likely heavy due to heavy winds that Schooner House experiences on the fifth floor. The Property Manager was directed to seek quotes from roofing companies for moss removal on the roofs.  Submit
31. Parkade Cleaning: Council discussed the cleaning of the first and second floor parkades and agreed that they did not require cleaning this year. Terry Cody volunteered to contact the project manager of the neighbouring property to request that they pressure wash the driveway and entrance to the parkades, due to water runoff from the development. Owners are reminded to clean and sweep their parking spaces as needed.  Submit
32. Window Water Ingress: Previously, Terry Cody has volunteered to investigate options for the repair of leaking windows. Council agreed they would prefer to avoid the replacement of the windows until further discussion can take place on building envelope replacement for this section of the building, as outlined in the Depreciation Report.  Submit
33. Elevator Maintenance: The frequent service calls for the elevators are a concern. Kone will be asked to prepare a capital plan to resolve the issues. The service manager at Kone provided a summary of the service calls for the elevator from 2019-2020 and advised that each service call during this time period was made for a separate unrelated event. Kone also advised that traction elevators (which are the type installed at Schooner House) are prone to experiencing failure to restart during power outages. The most recent service call attended to on April 11, 2020 was due to a seismic sensor being tripped, which caused the elevators to fail. Kone reported that none of the service calls could have been prevented through routine maintenance. Council agreed to request collaboration from Kone on anything that the Strata Corporation can do to help reduce these service calls in the future, and to request further information on the frequency of service calls they should be expecting.  Submit
34. Leak Into Parkade: A drainpipe that is connected to SL 24 was leaking into the parkade. Redstone Property Maintenance applied a temporary rubberized coating on the exterior of the drainpipe. No further leaks have been reported. The Strata Council discussed previous leaks that have been related to SL 24 and agreed to waive repayment of one of the service calls associated with SL 24.  Submit
35. SL 24 Drain Repairs: A leak appeared in the parkade on September 26. After some investigation by Roto-Rooter, it was determined that the leak originated in SL 24. Access was granted by the resident, and a leaking drain was resealed. Later, a second leak was observed and Roto-Rooter visited a second time, and determined that once again the leak originated in SL 24. After access was granted a second time, a tub-spout was found to be leaking, and was replaced. Roto-Rooter advised that the situation should be monitored, and if the leak persists, they may have to remove the bathtub to inspect the drain pipe. The Strata Council agreed to chargeback the Roto-Rooter invoice 25865135 and 25880332 to SL 24.  Submit
36. Window Leaks: There are two windows that were noted to be leaking during window washing. One had been repaired before by Baywood Glass. Baywood reported that they would not warranty this work, as the repair had been for a window that was installed backwards. They recommended to replace the windows rather than repair further. Terry Cody volunteered to repair the windows himself. The Council approved directing Terry Cody to repair the windows.  Submit
37. Third Floor Drains: This issue appears to have been ongoing since at least May 2019.  Submit
38. Hazmat testing for BECA: It was recommended that the Strata hire an engineering firm that was capable of perform Hazmat testing for the exterior and interior of the building in relation to the BECA. Most buildings built in the 1970 used drywall mud that contained asbestos. Testing the wall board will confirm this material. It was noted that the wall board had been tested in the past and was positive for asbestos.  Submit
39. Building Envelope Condition Assessment:
    • The BECA writer recommends addressing the following items in the short-term (i.e. within 2 years); investigating and repairing cracks observed in the foundation, replacing remaining aluminum windows, replacing remaining cedar cladding, replacing trim and fascia board and repainting trim. Mid-term items (3-5 years) include replacing the roof deck membrane and replacing balcony membranes. Replacing the asphalt shingle roof was suggested to be a longer term item.
    • The BECA writer has not provided estimates for all work proposed, however, has noted that cladding replacement including windows and sliding glass doors is estimated to cost $1,500,000 in 2019 dollars. 
    Submit

Additional Documents 

1. Insurance Renewal Proposal: 2021/22 (If Available)  Submit
2. AGM/SGM Notices: 2019 - Present  Submit
3. AGM Minutes: Apr. 20, 21  Submit
4. Make: Up Air Unit Inspection Report - 2021  Submit
5. Siding Replacement Quote: 2021 (If Available)  Submit
6. Roof Inspection Report: 2020
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