Our committee is seeking new members. We are involved in:

• this website
• newsletters
• posted notices
• preparation for town halls
• surveys

Please contact me to get involved.

Best wishes to all who observe in 2014:

Ash Wednesday, March 5

St. Patrick’s Day, March 17

Good Friday, April 18

Easter, April 20

Last day of Passover, April 22

Mother’s Day, May 11

Your wall-mounted air conditioner must be prepared for winter so it cannot allow any cold air to enter your unit through the air conditioner opening and freeze the heating pipes below. Owners could be liable for any damage as even a tiny air leak admitting cold air  could lead to pipe freezing. Please refer to the example below. It shows an insulated wooden box whose joints are sealed with caulking, covering the air conditioner on the balcony side.

Interior of insulated box

Insulated box, rotated

Box cover in place

Close-up of caulking around box

It is essential that the connection joint between the box and the outside wall is also completely airtight. This can be achieved through caulking all four sides.

If a pliable seal is located between the wall and the box it is still necessary to apply aluminum foil tape, or other air tight tape, over the joint between the wall and the box. Again, all four sides need to be done.

If you’re handy you could do similar work yourself but you might prefer to hire a contractor.

– Doug Brandy, updated November 18, 2014

Residents, stakeholders and experts representing Ontario’s booming condo industry have shared their proposed solutions for updating the province’s Condominium Act. They have produced a new report released on September 24, 2013.

Phase 2 began with assembly of materials and equipment during the week of September 16. Actual installation of new windows and doors began September 23. The contractor is working on installing windows and balcony doors on the South side, facing the parking garage. That work should be completed by mid-October.

The second stage of Phase 2 will follow with new windows and doors installed on the West side, facing the visitors’ parking lot.

Schedules have been posted in the building. If you’re not on site and would like a schedule, please contact me.

– Doug Brandy, Director

We held a well attended town hall on insurance on July 29. I’m listing some significant points. Please see also the end of this post – Doug Brandy, Director

• The corporation’s insurance does not cover damage to any features beyond the standard unit (i.e. damage to “unit improvements”). You must ensure you have your own insurance that covers your personal possessions and any improvements that have been made to your unit. Owners can also be responsible (under the terms of By-law No. 7) for the portion of any insured loss falling within the deductible on the corporation’s insurance policy. [See examples noted below.]  So, owners should also check to ensure that they have insurance coverage for the risk that the owner may be responsible for the portion of any loss within the deductible on the corporation’s policy. This is actually required under Bylaw #7, Article II (5).
• In the case of uninsured damage, the normal repair and maintenance responsibilities, set out in the Act and Declaration, apply. However, there may be basis for claim against any party who has caused the damage through an act or omission.
• Frobisher Place has two insurance by-laws that you may wish to consult:  By-law No. 7, the insurance bylaw (respecting responsibility for the portion of any insured loss falling within the deductible on the corporation’s policy) and By-law No. 8, standard unit (respecting the standard unit descriptions) you may wish to consult.

Here are examples provided by James M. Davidson of when damage results from an insured event and who would be responsible to pay the deductible. We publish the examples with permission from James Davidson (Nelligan O’Brien Payne).

Please see also the minutes from July 29 and the previous post on this topic.

Responsibility for the Deductible on the Corporation’s Property Insurance Policy

Modified from an article posted by James M. Davidson and published with permission from James Davidson (Nelligan O’Brien Payne).

Insured Damage (i.e. Damage covered by the Corporation’s Insurance) – Responsibility for Deductible on Corporation’s Insurance Policy

A. Proof of Negligence

B. No Proof of Negligence

Notes

1. The foregoing only applies to damage which is “insured damage” under the condominium corporation’s insurance policy. In the case of insured damage, the corporation’s insurance covers all damage to the common elements and standard units (beyond the deductible). [Or, if the corporation decides not to make an insurance claim, the corporation must pay any amount that would have been paid by the insurer if a claim had been made.] The question then is: Who is responsible for the deductible portion of the loss? The above chart is directed at this question.
2. The corporation’s insurance does not cover damage to any features beyond the standard unit (i.e. damage to “unit improvements”). You must ensure you have your own insurance that covers your personal possessions and any improvements that have been made to your unit. This is actually required under Bylaw #7, Article II (5).
3. In the case of uninsured damage, the normal repair and maintenance responsibilities, set out in the Act and Declaration, apply. However, there may be basis for claim against any party who has caused the damage through an act or omission.
4. Frobisher Place has an insurance bylaw you may wish to consult.
5. You may be responsible for your personal insurance’s deductible, irrespective of who caused the damage.
6. This article is intended for guidance only. We held a town hall with Jim Davidson on July 29, 2013 to discuss insurance further.