GHC-Condo-News-Spring2025

VOL. 23 • SPRING 2025

Maintaining the Exterior Elements of a Building Understanding the Power of Your Flow - Water Flow in Your Irrigation System Small Sites - Major Project Impacts Ontario Launches New Energy Efficiency Program for Windows to Save You Money Order! - Handling Disruptive Attendees at Owner's Meetings

&

Prolonging the Life of Your Below-grade Parking Structure

Navigating the CAO Website

Reframing Board Meetings: A Manager's Sales Opportunity

Navigating Condo Conflicts

Atrens-Counsel Insurance Brokers

FEATURES 7

Maintaining the Exterior Elements of a Building - A Comprehensive Checklist for Beauty and Functionality

11

Navigating the CAO Website

15

Small Sites – Major Project Impacts

18

Reframing Board Meetings: A Manager’s Sales Opportunity

21

Prolonging the Life of Your Below-Grade Parking Structure

25

Understanding the Power of Your Flow Water Flow in Your Irrigation System

27

Navigating Condo Conflicts

30

Ontario Launches New Energy Efficiency Program for Windows to Save You Money

34

Order! – Handling Disruptive Attendees at Owners’ Meetings

7 25

CCI NEWS & EVENTS 5

From the President

22

New CCI Golden Horseshoe Members

23

Lunch & Learn - The Knowledge Barn

24

Upcoming Events

26

The Ron Danks Leadership Award

37

Tool Talk Videos

38

LCCI Designation Information

39

Condo of the Year Information

27

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SimpsonWigle Law LLP

COMMUNICATIONS COMMITTEE 1 Hunter St. E., Suite 200, Hamilton, ON, L8N 3W1 Phone: (905) 528-8411 | Fax: (905) 528-9008 1006 Skyview Drive, Suite 103, Burlington, ON, L7P 0V1 Phone: (905) 639-1052 | Fax: (905) 333-3960

OUR BUSINESS IS CONDOMINIUM

Craig McMillan Chair

Patrick Greco Board Liaison

Over forty years of helping our clients with all aspects of condominium law including: • Advising Boards of Directors • Development • Construction Claims

Paola Beci Gjata

• Project Financing • Mediation and Arbitration • Litigation

Carole Booth

• Employment

OUR CONDOMINIUM LAWYERS

Jeremy Nixon

Maria Durdan, ACCI Cameron Neil

Colin Ogg

Bilal Mirza Christopher Dilts Warren Mouck Kevin Mitchell

Yeganeh Pejman

Asad Hashim

Kerri Raposo

Tim Van Zwol

4 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Condo News

is produced 4 times per year

Summer Issue (July) Deadline – June 15th Fall Issue (October) Deadline – September 15th Winter (January) Deadline – December 15th Spring (May) Deadline – April 15th Articles of interest to condominium owners and directors are welcome.

See details for submissions on page 50.

To advertise contact:

Golden Horseshoe Chapter of the Canadian Condominium Institute

Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 | 1-844-631-0124 Fax: 416-491-1670 Email: admin@cci-ghc.ca The authors, the Canadian Condominium Institute, and its representatives will not be held liable in any respect whatsoever for any statement or advice contained herein. Articles 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 in order to obtain an opinion or report capable of absolving condominium directors from liability [under s. 37 (3) (b) of the Condominium Act, 1998].

Authors’ views expressed in any article are not necessarily those of the Canadian Condominium Institute. All contributors are deemed to have consented to publication of any information provided by them, including business or personal contact information.

Advertisements are paid advertising and do not imply endorsement of or any liability whatsoever on the part of CCI with respect to any product, service or statement.

FROM THE PRESIDENT

From the President

Richard Elia, B.Comm., LL.B., LL.M.(ADR), ACCI

GHC-CCI President

S

pring is a season of renewal – an opportunity to reflect on the coming year, while also appreciating all that is around us. It’s a time for fresh perspectives, new ideas, and, hopefully, inspiration.

In condominium communities, it can be easy to sit back and let life simply unfold. But have we ever paused to ask why things happen the way they do? How do they happen? And perhaps most importantly, what protects us when they do not?

This is where CCI plays a vital role. Since 1982, CCI has been a trusted resource for condominium corporations, Board members, unit owners, property managers, trades, and professionals alike. At its core, CCI embodies volunteerism—just like condominium leadership. In fact, if you consider the leading experts in any given field relating to the operation of condominium corporations, it is likely that you will find a CCI connection.

CCI’s reach is truly national, with Chapters spanning from Newfoundland to British Columbia, including a strong presence in Ontario. The resources available through CCI extend far beyond casual insights—we provide education, professional guidance, advocacy for legislative change, and networking opportunities that strengthen the entire condominium community across the country. Across Ontario, Chapters are working together to enhance these offerings, ensuring that knowledge and best practices are widely shared.

At the GHC Chapter level, I often find myself recommending events and offerings from CCI-GHC or even those hosted by other Chapters, knowing that they provide valuable education and engaging discussions. Whether it’s tackling issues like improper conduct, understanding insurance deductibles, or gaining practical insights from experts in our Knowledge Barn series, there’s always something relevant to explore. And as we move toward summer, our discussions naturally turn to fostering community through social events via our Summer Socials.

Looking at the impressive agendas of other Chapters, I am both inspired and motivated by the offerings on hand. There is so much to learn, and equally as many opportunities to engage.

So, I encourage you: don’t just sit back and let life happen. This is CCI! Take a look around, get involved, and ask why. The more we engage, the more we grow - and I have every confidence that you will find inspiration along the way.

#LifeIsGolden Condo News | SPRING 2025

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Golden Horseshoe Chapter of the Canadian Condominium Institute Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 | Toll Free 1-844-631-0124 Fax: 416-491-1670 | Email: admin@cci-ghc.ca Website: Website: www.cci-ghc.ca

2024-2025 Board of Directors PRESIDENT

Richard Elia, B.Comm., LL.B, LL.M (ADR) ACCI (Board Liaison Education Committee) VICE-PRESIDENT Will MacKay, CFP, CIM (Member Finance Committee) TREASURER

Alicia Gatto, CPA, CA, LPA

(Chair Finance Committee) SECRETARY

The Golden Horseshoe conference provides an unmatched learning and networking opportunity within the condo sector.

This one-day conference attracts over 400 attendees made up of condominium corporations, unit owners, professionals and trades, and approximately 250 leaders, influencers and high-level decision-makers.

We are excited to announce SimpsonWigle as our 2025 Conference Partner!

Michelle Joy, BA, RCM, OLCM BOARD OF DIRECTORS

David Corbett Maria Durdan, B.A., LL.B., ACCI

(Member Education Committee, Member Finance Committee, Member Ron Danks Award Committee)

JJ Foulds, BA, OLCM, RCM Patrick Greco, B.A.Sc., LL.B.

(Chair Policy & Governance Committee, Member of the Communications Committee)

Sokol Meta, RCM, CMCA, BA (Board Liaison Professional & Business Partners’ Committee) Paul Nasato, B.Arch.Sc. Thomas F. Nederpel, B.Sc., PEng

(Chair External Relations Committee)

Denis Theriault

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Brown & Beattie Ltd

FEATURE

Maintaining the Exterior Elements of a Building Kerri Raposo

Arizona Outdoor Solutions Inc.

A Comprehensive Checklist for Beauty and Functionality

T

he exterior of a condominium building is the first impression visitors and residents see, and it sets the tone for how a property is perceived.

A well-maintained exterior speaks volumes about the care and attention given to the entire property. Beyond aesthetics, maintaining exterior elements ensures the safety, functionality, and longevity of the structure and surrounding environment. From concrete surfaces to landscaping and irrigation systems, here’s a comprehensive guide to maintaining the exterior elements of a building, organized as a checklist to keep your property looking its best year-round.

1. Concrete Surfaces: Driveways, Sidewalks, and Curbing Concrete surfaces endure constant exposure to the elements and heavy use, making regular maintenance essential.

•

Inspect for Cracks and Chips: Small cracks can quickly expand due to water infiltration and freeze-thaw cycles. Seal minor cracks promptly to prevent them from becoming major repairs.

Continued…

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•

•

•

Check for Uneven Surfaces: Uneven concrete can create tripping hazards. Level any misaligned sections through grinding, patching, or slab jacking.

Power Wash for Cleanliness: Dirt, stains, and moss can accumulate over time, dulling the appearance. A seasonal power wash can restore brightness and traction.

Seal Concrete Surfaces: Apply a protective sealant to prevent water penetration and reduce wear caused by exposure to sunlight and chemicals like de-icing salts, removing excess salt and sand from the property.

2. Asphalt Driveways and Parking Lots

3. Exterior Brickwork and Masonry The structural and aesthetic integrity of brickwork contributes to a polished look.

•

•

Check for Spalling or Efflorescence: Flaking bricks or white salt deposits indicate moisture problems that need addressing.

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Clean the Brickwork: Remove dirt, moss, and pollutants with appropriate cleaners, and consider a professional restoration if discoloration is significant.

Asphalt requires vigilant care to maintain its functionality and appearance.

•

•

•

•

Look for Potholes and Cracks: These not only look unsightly but can also damage vehicles.

Fill potholes and seal cracks with asphalt filler to prevent further deterioration.

Reapply Sealcoat: A sealcoat every few years protects the asphalt from UV rays, moisture, and wear, extending its lifespan.

Ensure Proper Drainage: Standing water can weaken asphalt over time. Address low spots or poor drainage areas to prevent pooling.

Mark Clear Lines: If the property includes a parking lot, ensure all parking lines, directional arrows, and handicap zones are freshly painted and visible.

Inspect for Loose or Missing Mortar: Repoint areas where mortar is deteriorating to prevent water infiltration and maintain structural stability.

4. Siding and Fascia Siding and fascia boards protect the building envelope and play a big role in curb appeal.

•

Inspect for Damage: Look for cracks, warping, or loose pieces that could allow water or pests to enter.

•

Clean Regularly: Pressure wash siding to remove dirt, mold, and algae. Avoid high pressure on delicate materials like wood or vinyl.

•

Repaint or Refinish: Keep paint or finishes fresh to protect against weathering and maintain a vibrant appearance.

8 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

•

Check Connections: Ensure all siding pieces and fascia are securely fastened and free from gaps.

5. Pests and Building Envelope Protection Pests such as rodents, insects, and birds can exploit vulnerabilities in the building exterior.

•

Seal Entry Points: Inspect for gaps around doors, windows, vents, and rooflines, and seal any openings.

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Install Pest Barriers: Use mesh screens over vents and ensure weatherstripping is intact around windows and doors.

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Regular Inspections: Schedule periodic checks for signs of pest activity, such as droppings, nests, or gnawed materials.

6. Irrigation Systems An efficient irrigation system is vital for maintaining healthy landscapes while conserving water.

•

Startup Inspection: Before the growing season, test the irrigation system for leaks, blockages, and proper water pressure.

• Trim and Prune: Regularly prune shrubs and trees to maintain shape and remove dead or overgrown branches.

8. Outdoor Lighting Lighting ensures safety, security, and ambiance.

•

Check for Leaks: Inspect all hoses, fittings, and sprinkler heads for drips or pooling water.

•

Ensure Proper Alignment: Sprinkler heads should be aligned to water only grass and plants, not sidewalks or buildings, shifted and leaning sprinklers require straightening to water the intended areas.

•

Test Timers and Sensors: Make sure the system operates on an appropriate schedule and adjust for seasonal needs, best management of larger landscapes require more adjustments for seasonal needs.

•

Inspect for Burned-out Bulbs: Replace bulbs promptly to maintain adequate lighting coverage.

•

Test Motion Sensors: Ensure motion-activated lights respond appropriately.

• Aerate the Soil: Aeration reduces compaction, allowing water, nutrients, and air to penetrate the roots.

•

Check for Exposed Wiring: Exposed wires can be a safety hazard; repair or conceal them as needed.

• Overseed Thin Areas: Overseeding helps maintain a dense, uniform lawn by filling in bare or thin spots.

•

Upgrade to LED: LED bulbs are energy-efficient and provide bright, consistent lighting for outdoor spaces.

Beds

9. Signage and Wayfinding

• Keep Beds Clean: Remove weeds, fallen leaves, and debris regularly.

Signage contributes to the professional appearance and functionality of commercial properties.

• Apply Fresh Mulch: A fresh layer of mulch not only looks attractive but also helps retain moisture and suppress weeds.

•

Ensure Visibility: Signs should be clean, free of obstructions, and properly lit for nighttime visibility.

Continued…

7. Landscaping: Lawns and Beds The landscape surrounding a property dramatically impacts its overall appearance.

Lawns • Mow and Edge Regularly: A neatly mowed and edged lawn creates a polished look.

• Fertilize Seasonally: Apply fertilizer to promote lush, green growth while addressing specific soil nutrient needs.

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•

•

Check for Damage: Repair or replace any broken or faded signage to maintain a polished look.

Update Content: Ensure signs reflect current branding, hours of operation, or directional information.

10. Seasonal Maintenance Tips Each season brings unique challenges that require attention For this spring and summer, these areas are best looked at: Spring • Focus on repairing winter damage to concrete, asphalt, and landscaping.

• Start up irrigation systems and check for leaks or alignment issues.

Summer • Regularly water and mow the lawn to maintain vibrancy.

• Inspect and clean outdoor lighting fixtures to ensure optimal performance.

11. Benefits of a Maintained Exterior Investing time and resources into exterior maintenance offers a range of benefits: •

Enhanced Curb Appeal: A well-kept property makes a great first impression on visitors, tenants, or potential buyers.

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Safety and Accessibility: Properly maintained surfaces, lighting, and signage reduce the risk of accidents and ensure easy navigation.

•

Longevity of Structures: Regular maintenance extends the lifespan of concrete, asphalt, siding, and other exterior components.

•

Cost Savings: Addressing minor issues promptly prevents expensive repairs down the line.

•

Environmental Impact: A healthy landscape and efficient irrigation system reduce water waste and promote sustainability.

Maintaining the exterior elements of a building is a vital task that requires regular attention to detail and proactive care. By following this comprehensive checklist, property owners and managers can ensure their properties are not only visually appealing but also safe, functional, and long-lasting.

The effort invested in maintaining driveways, brickwork, landscaping, and lighting will pay dividends in the form of pride, safety, and reduced long-term costs.

So, roll up your sleeves, grab your tools, or call your dedicated contractor providers and give your property the care it deserves—it’s the ultimate way to showcase its beauty and maintain its value going into another beautiful year.

MRCM

10 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

FEATURE

Navigating the CAO Website Carole Booth, BSc, MA

A

fter locating the CAO (Condominium Authority of Ontario) website, you need to determine which topic(s) will be most relevant for finding the information you require. The homepage offers a wealth of resources, including a newsletter, a video for the 2.0 training course, and a variety of topics to explore. To fully understand the offerings on the CAO website, it's beneficial to spend some time browsing through the different topics and sub-topics. You’ll quickly notice a significant amount of cross-referencing, which can be quite advantageous.

To help you with your search, the homepage features a toolbar at the top that includes the following topics: File a Return, Condo Calendar Tool, Condo Registry, Director Training, Tribunal, and Condo Forms.

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In addition to the toolbar, there are several drop-down categories with sub-sections, including Before You Buy or Rent, Condo Living, Boards and Governance, Issues and Dispute Resolution, Explore Common Issues, Find a Condo Form or CAO Guide, Access an Ongoing Case, and Access Director Training.

During your search, you may come across the following information or sub-topics within a broader category: summary sidebars, descriptions of included content, sub-sections or topics with supporting materials, and "see also" sections with additional items to explore. Keep in mind that you may need to do some "digging" to find exactly what you need!

There is something pertinent for everyone—condo directors, managers, condo owners, and potential owners. Self-managed Boards of Directors will find the information offered to be particularly valuable.

Additionally, there is a CAO Guide specifically designed for self-managed Boards of Directors The following are a few examples of what is available on the CAO website and how to navigate it in order to find the topic you are looking for.

Condo Calendar Tool Select the Condo Calendar Tool from the toolbar at the top of the homepage. Corporations can easily view yearly deadlines related to legal obligations that must be filed, such as AGM notices (preliminary notice and notice of meeting) and information certificates. This calendar is tailored specifically to your corporation. The information displayed is based on the details submitted by your corporation when filing the annual return and a notice of change. To search for your corporation, simply enter the legal name or operating name, the

12 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

region, and the corporation number.

Director Training There are three ways to access Director Training. One option is to click on Director Training in the toolbar. The other two methods are through the drop-down categories for Boards and Governance or by selecting Accessing Director Training. Before entering the director training section, there will be a discussion about becoming a board member and the roles of directors.

The mandatory director training course is online and free of charge, taking approximately 7 hours to complete. It can be completed in segments and is divided into eight areas, along with a Q&A self-assessment that includes 26 e-modules. Each module has an estimated duration of 10 to 40 minutes.

When you're ready to begin the course, simply click on Director Training to sign in! You don’t have

to finish the training all at once; you can save your progress and complete the modules at your convenience.

everything needed to manage the day-to-day operations of the Corporation.

Forms

Self-Managed Board of Directors

Condo forms can be accessed through the toolbar (Condo Forms) or the drop-down categories (Find a Condo Form or CAO Guide). The forms are available in both fillable and non-fillable formats. If a form contains multiple sections, you can select the required sections by clicking on them, which will cause the information to drop down.

Self-managed Boards of Directors will find all the necessary forms for notices of meeting, proxies, and other required filings that are required throughout the year, along with forms needed for changes and status certificates—essentially

You can find an overview of the information in the CAO Guide to Self-Managed Condos by clicking on the drop-down category—Find a Condo Form or CAO Guide. Next, click on Guides for Boards and select the CAO Guide to Self-Managed Condos. The overview includes definitions of self-management, considerations for whether self-management is suitable for your condo, the four pillars of self-management, as well as sections on governance, finance, operations, and community. It also provides tools, templates, and a link to the complete guide.

The Condominium Act and Regulations You can access the Condominium Act, 1998 on the home page. https://www.ontario.ca/laws/statute/98c19 The next time you have a question regarding condo life, be sure to check the CAO website!

Carole Booth, B.Sc. in Education; MA, is a retired teacher. As a past member of the GHC-CCI Board of Directors, she continues to participates on the communication and education committees. Carole lives in a 69-unit condominium where she served as president for 12 years.

Larlyn Property Management Ltd.

Condo News | SPRING 2025

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Nordik Windows & Doors

14 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

FEATURE

Small Sites – Major Project Impacts Tyler Brook, P.Eng. Brown & Beattie Ltd.

S

maller condominium sites can be desirable: the quiet roadways of a small townhouse site, less congestion in the low-rise elevator each morning, or a better chance for a tight-knit community of residents. Sometimes labelled as ‘boutique’, these types of condominium locations can be sought after for their smaller size, exclusivity, or just the perceived simplicity of transitioning from a previous lifestyle in a single-family home to a small cluster of homes.

Smaller condominiums in the order of 10 to 25 units or less (we have come across condominium sites with as little as 2 or 3 units) can face challenges unique to their size, including those related to the repair and maintenance of the site over the long term and how major capital projects are tackled.

Big Projects at Small Sites From our perspective as building science engineers, when undertaking detailed assessments or construction review of a project, the overall size of a site small or large, does not always relate to the size of the complexity or scope of the work. In some cases, plans for work at small sites can involve similar or even more layers of complexity than encountered at larger sites. Challenges can in-

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clude inherently having less space for contractors to set up and stage their working areas or store construction equipment. This can necessitate higher mobilization needs based on shuttling equipment back and forth to the site daily. Where everyone can temporarily park their cars during the project can be a challenge with no extra space on the site.

There can also be less opportunity to leverage the communal aspect of condominium living: economies of scale. With capital projects having less magnitude of work, such as a smaller area of windows to be replaced, or fewer light poles to swap out for new ones, the economies can be less than those enjoyed by larger sites. The relatively fixed project costs often blended into contractor’s pricing such as preparation of engineered shop drawings, and set up costs for custom windows or doors, along with routine coordination and oversight, can become more costly on a per-unit basis.

Given that projects can be more costly on a per-unit basis at smaller sites, adequate planning and execution are key to making sure the reserve funds are spent with care.

Proper assessment, specifications, and tendering of any project, large or small can have similar levels of effort, meaning the cost for professional assistance at the planning stage can be a higher proportion of overall project costs when completing smaller projects. However, investment in that initial assessment and planning stage can be a true difference-maker for any project.

The value of a good plan can end up being quite high at smaller sites as it can be more important to ‘get it right the first time.’ They often have less flexibility financially or

While small condominium sites can enjoy smaller capital costs overall, reserve fund planning can be a more delicate tightrope to walk. otherwise to absorb the fallout from poorly executed projects, making investment in proper planning for smooth project execution an important consideration.

Capital Planning – No Small Task While small condominium sites can enjoy smaller capital costs overall, reserve fund planning can be a more delicate tightrope to walk. From an investment perspective, the reserve funds at a smaller site may have a reduced range of choices for investment products given the lesser balances carried in the fund. Reserve fund preparers must be diligent in reflecting a reasonable and prudent investing approach within the corporation’s reserve fund study to not overstate anticipated interest earnings. Something we also see as capital planning engineers is corporations asking to remove smaller items from their reserve fund studies based on these items being handled through the annual operating budget to keep reserve contributions lower.

Small corporations typically have less wiggle room on the operating budget side of the ledgers so this approach must be taken carefully.

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Proper planning is essential as smaller sites carry a reduced balance in their reserve funds as they save toward capital projects. When something unanticipated occurs such as a water main break or leakage issues, the impact can be drastic. There are simply fewer funds earmarked for capital projects that can be shuffled around to accommodate urgent issues. This can be magnified at common element sites where there are even fewer items that the corporation is responsible for, creating less financial flexibility.

These impacts on small sites can have a more significant impact on the ownership than at larger sites just due to fewer owners bearing the burden of the costs.

How can small sites avoid surprises in their capital costs? It must be said that lately, avoiding surprises in planning capital expenditure seems a luxury given the remarkably high and unanticipated inflation in building repair costs experienced over the past years.

Proper and frequent reserve fund study updates along with suitably qualified detailed assessment of site and building components as they begin to reach the end of their normal serviceable lives are so important to make sure sites are staying on track, even with the changing goal-posts brought on by high inflation recently. These on-site assessments and studies can go a long way to anticipating issues in advance and making prudent plans for the long-term maintenance and repair of condominium sites, small or large.

While we all want fees to be low, overly manipulating reserve fund studies with the intent to keep fees lower in the short term nearly always backfires, resulting in higher fees later. More prudent planning

can help avoid or at least lessen the impact of cash crunches, but this likely requires some ‘tough conversations’ between property owners and the board of directors, management, and service providers.

Smaller condominiums inherently have fewer resources to draw on and fewer individuals to fund their reserves and their day-to-day operations. It must be stated however that professional property management is still extremely valuable at these smaller sites. There can be the perception that at smaller sites an active Board of Directors can take on all the management duties to save a few dollars, however, this can end up being more costly on the whole. Even the smallest condominium sites are essentially multi-million-dollar assets that few Board members, let alone entire condominium Boards, have the

While we all want fees to be low, overly

help small sites and provide a good return on the investment in their services, particularly over the long term.

manipulating reserve fund studies with the intent to keep fees lower in the short term nearly always backfires, resulting in higher fees later.

experience to manage on their own.

Even long tenured Board members with deep knowledge of their building sites can lack the professional network of contacts to get things done well and save their communities money overall.

Solid property management can

Tyler Brook is a Senior Capital Planning Engineer at Brown & Beattie Ltd. responsible for the technical assessment and financial planning analysis involved in conducting and overseeing countless Reserve Fund Studies and Performance Audits throughout the GTA and southwestern Ontario built on a foundation of building restoration project management experience in completing construction review and administration for a wide variety of building types.

Brown & Beattie Ltd. provides professional services and expertise specializing in building maintenance, restoration, improvement and sustainability by listening to client objectives and clearly explaining technical issues. We assist our clients in achieving useable plans and sensible results.

If you have a suggestion for one of our videos, please feel free to reach out to us at admin@cci-ghc.ca Condo News | SPRING 2025

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FEATURE

Reframing Board Meetings: A Manager’s Sales Opportunity Tim Bolivar

Minutes On-Time

A

s a former condominium manager and now a professional minute taker having represented Minutes On-Time for the past 7 years, I’ve had the unique opportunity to view board meetings from two very different perspectives. Attending as a manager, you’re often the person with all the answers.

You bring vital information, guide discussions, and hope the board aligns with the recommendations you’ve carefully prepared. At the end of the meeting, your success is measured by whether the board approved the solutions you proposed or whether you leave feeling frustrated by decisions that went in a different direction.

As a minute taker, however, the experience is entirely different. My role is impartial; I attend the meeting to record what happens, not to influence it. From this neutral vantage point, one thing stands out: the role vendors play during these meetings and a deeper meaning that managers can derive from it.

For a vendor, it’s rarely “just” a board meeting—it’s a sales meeting. Their goal is clear: present a single service, solution, or proposal and secure the board’s approval. Success means converting the board from potential leads into

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paying customers by earning their trust and securing a signed contract.

Here’s where the striking parallel emerges: The manager, too, plays a sales role at every board meeting, though it may not seem as obvious.

The Manager as a Seller As a manager, your responsibilities extend far beyond any single meeting. However, when presenting quotes, solutions, or recommendations to the board, you’re effectively “selling” your expertise, your ability to guide the community, and the value of your management services.

If the board consistently sees positive outcomes from the solutions you recommend, they are more likely to trust your judgment and continue their relationship with your management company. When viewed through this lens, every board meeting becomes a sales opportunity to secure the continuance of contract—not unlike a vendor pitching their services.

This shift in perspective isn’t just theoretical. By adopting a sales mindset, managers can elevate their communication, better guide board decisions, and strengthen the professional relationship between the board and management.

Keys to a Successful “Sales Meeting” With this paradigm shift in mind, here are actionable tips for managers to make the most of their “sales meetings” with boards, borrowing from proven sales strategies: 1. Prepare Like a Pro Preparation is everything. Before the meeting, gather all relevant information, quotes, and supporting

By adopting a sales mindset, managers can elevate their communication, better guide board decisions, and strengthen the professional relationship between the board and management.

documents. Anticipate the board’s likely questions and concerns by thinking through the challenges they might raise. If presenting multiple solutions, prioritize the strongest option first and have clear reasoning ready for why it’s the best fit.

Treat your preparation as though you’re walking into a client pitch—it builds confidence and ensures smooth discussions.

4. Read the Room

2. Master Your First Impression

5. Use Anchoring Techniques

Your professionalism sets the tone. Arrive on time, dress appropriately, and maintain a confident and approachable demeanor. Just as in sales, your credibility is reinforced when you project readiness and respect for the board’s time.

When presenting multiple quotes or solutions, start with the higher-end option to set an anchor point. Studies show that decision-makers often compare everything to the first option they hear.

By starting high, the other choices may feel more reasonable, making it easier to gain approval for midrange or cost-effective solutions.

3. Engage with a Narrative Don’t just present raw data or multiple quotes—tell a story. Show how the issue impacts the building or the owners and how your proposed solution fits into the bigger picture. Boards often face decision fatigue, so framing your solutions in relatable, outcome-focused narratives can help them connect emotionally with the best course of action.

Pay attention to the board members’ responses as you speak. Are they nodding along? Asking questions? Showing hesitation? In sales, understanding your audience’s mood can guide how you present your case. If they seem unsure, take a step back and offer clarification.

If they’re engaged, push forward confidently.

6. Handle Objections as Opportunities Objections aren’t roadblocks; they’re a chance to show your expertise. If the board raises concerns, actively listen and validate their perspective. Then, address the concern directly with facts, alternatives, or assurances. This technique Condo News | SPRING 2025

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not only helps resolve issues but also builds trust and reinforces your credibility.

7. Position for Long-Term Impact Boards value solutions that provide lasting benefits. When recommending a course of action, emphasize how it aligns with the building’s long-term goals, whether that’s reducing operating costs, improving property values, or enhancing owner satisfaction.

Showing that you’re thinking ahead demonstrates your commitment to their success.

8. Close with Clarity and Confidence Wrap up by summarizing the meeting’s key successes and outlining next steps. Avoid leaving

the board with lingering questions.

A clear and concise close ensures everyone is on the same page, reinforces your professionalism, and leaves a lasting impression.

The Big Picture For the directors, it is a board meeting—a chance to make decisions that affect their community.

For the manager, it is also a sales meeting—a critical opportunity to earn trust and demonstrate value through effective guidance and communication.

Viewing board meetings through the lens of a sales meeting doesn’t diminish the manager’s role; it enhances it. By applying proven sales techniques, managers can better align their recommendations with the board’s goals, inspire confidence, achieve more success-

ful outcomes, and ensure a continued contract with the management company.

Every meeting is an opportunity to showcase your expertise, foster stronger relationships, and cement your role as a trusted advisor. By embracing the sales mindset, you’ll not only elevate your performance in meetings—you’ll also stand out as a manager who truly understands how to drive results.

RJC Engineers

20 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

FEATURE

Prolonging the Life of Your Below-Grade Parking Structure Nigel Parker, B.Sc, M.Eng, P.Eng., LEED® AP BD+C, MCSCE | Principal RJC Engineers

W

hen cracks appear in the concrete foundation walls of your below-grade parking structure, the sight can be disconcerting. But the reality is, it happens in every facility at some point in its lifecycle and there are trusted methods to prevent them from worsening. According to Nigel Parker, Principal, Building Science and Restoration at RJC Engineers (pictured above), the first step is to assess the cracks for severity and take prompt action to ensure the structural integrity of the parking garage isn’t compromised.

“Cracks in concrete foundation walls can result from various factors such as settlement, flexural movement, temperature changes, and water infiltration,” he says. “Regardless of the immediate threat, timely intervention is critical to preventing further deterioration.”

Area vs. traditional crack injection Currently there are two principal methods to address cracking in concrete foundation walls, and each has its own advantages. Traditional crack injection

Condo News | SPRING 2025

21

is a tried and true, short- to medium-term repair solution to address localized leaking, while area injection addresses a much larger swath of the wall. Given water often migrates to the next crack, creating a new leak location in the same vicinity, the area injection method prevents potential leaks and eliminates the need for adjacent repairs. Area injection is recommended over traditional crack injection when the localized repairs are longer effective or when there is extensive water infiltration.

“We also recommend it when the foundation wall is adjacent to critical infrastructure such as electrical equipment, or when excavation and replacement of exterior foundation wall waterproofing system is not practical or cost effective,” Parker adds.

Unlike traditional crack injection that fills the length of a leaking crack, area injection is performed in a grid pattern both horizontally and vertically around a much larger wall area, which may include the entire wall.

“The area injection method results in the resin forming a new waterproofing barrier on the backside of the foundation wall and not just along a single crack,” Parker explains. “Since water tends to find the path of least resistance, wholesale injection of the foundation wall provides additional protection over the localized crack injection approach limiting the number of pathways moisture may flow through the foundation wall.”

As more injection ports are required and more resin is injected with the intent to create a new waterproofing layer, area injection does take longer to implement and require a qualified, trained professional to ensure a successful re-

sult—in other words, yes, it is more costly. But Parker points out that the advantages include a ten-year warranty from manufacturers and installers, less disruption at the site, and time and cost savings associated with the waterproofing. Area injection is also more versatile and can be undertaken on surfaces that would not accommodate traditional crack injection, such as stone rubble foundation walls.

Maintenance best practices To limit cracks and prolong the life of your below-grade parking structure, regular maintenance is

the best preventative measure, and this includes addressing leaks at the earliest opportunity.

“Ongoing water infiltration leads to corrosion-related structural deterioration, and if left uncheck, this will result in safety concerns and costly structural repairs,” he says. “Furthermore, from a customer point of view, a leaking foundation wall crack is indicative that the parking facility is not kept in a state of good repair.”

For more information on prolonging the life of your below-grade parking structure, please visit www. rjc.ca or contact Nigel Parker directly.

New CCI Golden Horseshoe Members

to our Newest Members: BUSINESS PARTNER MEMBERSHIP Allard DeVries, DeVries Landscaping Maintenance - Beamsville, ON Highrise Restoration Inc. - Mississauga, ON Rooterworx – Oleg Kvitkovskyy - Port Credit, ON PROFESSIONAL MEMBERSHIP Julia White, Condominium Authority of Ontario - Toronto, ON INDIVIDUAL MEMBERSHIP Sharareh Razavi - Thornhill, ON

22 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Lunch & Learn - The Knowledge Barn

Friday, May 23, 2025 - 11:00 am - 2:00 pm Dyment’s Farm, 416 Fallsview Rd E, Dundas, ON Networking: Lunch: Presentation:

11:00 am – 12:00 pm (Enjoy corn hole games) 12:00 pm - 12:30 pm 12:30 pm – 2:00 pm

Have you ever wished you could gather all the professionals you need for your condo in one convenient location?

Now’s your chance! Join us for a power-packed lunch session exclusively for condo board property managers and directors, where over a dozen industry experts will each deliver a concise, 5-minute presentation filled with actionable tips, proven strategies, and innovative supplier insights.

During this dynamic event, you'll hear from our elite Golden Horseshoe Professional Partners and other seasoned specialists, all dedicated to enhancing your property's management and efficiency. From maintenance solutions to financial management and everything in between, these expert sessions are designed to help your condo streamline operations, boost resident satisfaction, and unlock new opportunities for your condo.

Don’t miss this exclusive opportunity to connect, learn, and take away invaluable insights that can transform your approach to condo management over a delicious lunch!

After lunch explore the surroundings and even catch a wagon ride!

Thank you to our Sponsors GOLD SPONSORS

SILVER SPONSORS

BRONZE SPONSORS

Condo News | SPRING 2025

23

Upcoming Events

All events listed below are approved for CMRAO credits

15

Condo Talk

20

Condo Talk

31

Lunch & Learn Seminar

APR

MAY

JAN

April 15, 2025 - 12:00 – 1:00 pm

Improper Conduct: When Conduct Crosses the Line?

May 20, 2025 - 12:00 – 1:00 pm

Decoding Deductibles & Bylaws: What Every Condo Needs to Know

May 23, 2025

11:00 am – 2:00 pm Dyment's Farm, Dundas Ontario

The Knowledge Barn: Condo Tips from Industry Pros

17

Condo Talk

12

2025 Annual Conference

JUN

SEP

June 17, 2025 - 12:00 – 1:00 pm

Summer Socials & Straight Talk: Strengthening Condo Communities

September 12, 2025 - OE Banquet Hall, Oakville

Summer Socials & Straight Talk: Strengthening Condo Communities

24 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

FEATURE

Understanding the Power of Your Flow Kerri Raposo

Arizona Outdoor Solutions Inc.

Water Flow in Your Irrigation System

F

low rates in irrigation refer to the volume of water that is delivered through an irrigation system over a specific period of time. Understanding and managing flow rates is crucial in optimizing irrigation efficiency and ensuring that lawns and gardens receive the appropriate amount of water.

Here are some key aspects related to flow rates in irrigation: l

Importance of Flow Rates: n

n

Water Requirements: Different landscape species have varying water needs; grass, trees, annuals, perennial flowers; and the flow rate must be adjusted accordingly to meet these requirements.

Soil Type: The type of soil in the irrigated area influences water absorption rates. Understanding soil characteristics helps in

Condo News | SPRING 2025

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determining the appropriate flow rate to prevent water wastage or inadequate irrigation. l

Flow rates are typically measured in liters per second (L/s), gallons per minute (GPM), or cubic meters per hour (m³/h), depending on the region and the system in use.

Calculating Flow Rates: Flow rate can be calculated using the formula: Flow Rate = Volume of WaterTime Flow Rate = n

l

n

n

Flow rate is directly proportional to the cross-sectional area of the pipe or conduit through which water is flowing. Larger pipes generally allow for higher flow rates.

l

Pressure regulators and control valves are often used to regulate and maintain consistent flow rates within an irrigation system.

In summary, understanding and managing flow rates in irrigation is essential for efficient water use, promoting health, and maximizing growth and ability to thrive.

Modern irrigation systems often incorporate technologies to precisely control and adjust flow rates based on various factors, contributing to sustainable and effective water management practices.

Contact an irrigation professional to understand what your flow rate is, and how they can assist in measuring how to save your water. Your flow can make all the difference, in how the landscape will grow.

Pipe Diameter: The size of the pipes in the irrigation system affects flow rates. Larger diameter pipes can accommodate higher flow rates with less friction loss.

Elevation Changes: Changes in elevation along the irrigation system can impact flow rates. Water needs to overcome elevation differences, and pump capacity must account for this.

Flow meters are used to measure and monitor the flow rates in an irrigation system. There are various types of flow meters, including electromagnetic, ultrasonic, and turbine flow meters.

Irrigation System Efficiency: n

Some advanced irrigation systems use technologies such as drip irrigation or precision irrigation, which allow for variable flow rates based on factors like soil moisture levels, weather conditions, and growth stages.

Regulating Flow Rates: n

Measuring Flow Rates: n

l

Time Volume of Water

Factors Affecting Flow Rates: n

l

Variable Flow Rates:

Units of Measurement: n

l

l

Properly managing flow rates contributes to the overall efficiency of an irrigation system. It helps avoid under- or over-watering, ensuring that landscape species receive the right amount of water for optimal growth.

26 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

The Ron Danks Leadership Award The Ron Danks Leadership Awardthe Through the Ron Danks Leadership Award, Golden Horseshoe Chapter recognizes its true condominium board member leaders; those individuals that have gone that extra mile, time and time again, to help their condominium community.

If your condominium corporation is a current GHC member and you know of a current or past board member that exemplifies the spirit of what leadership means, email outlining why the candidate is worthy of this recognition.

Your submission should be of sufficient detail for the judging panel to want to know more. Simply being a long-time board member is not sufficient.

What has your candidate done to make a difference?

Submit your nomination online at https:// cci-ghc.ca/who-is-cci/ron-danks-leadershipaward.

FEATURE

Navigating Condo Conflicts Shawn Machado, RCM Maple Ridge Community Management

O

n January 31st 2025 CCI-GHC returned to the Canadian Heritage Warplane Museum for the chapters first in person event of the year Navigating Condo Conflicts Lunch and Learn Moderated by Ryan Griffiths Managing Director at Condominium Lending Group and an expert panel consisting of Marc Bhalla from the Condominium Authority of Ontario, Mike Fernandes Vice President at Regal Security Inc and Shawn Machado Community Director at Maple Ridge Community Management.

Conflict resolution is an essential part of condominium management, requiring a balance of communication skills, situational awareness, and a firm understanding of governing documents. Effective strategies can reduce disputes, promote cooperation, and ensure a well-functioning community.

Communication plays a fundamental role in resolving disputes. The way a message is delivered significantly influences how it is received, with tone and body language often carrying more weight than words alone. Active listening is a crucial skill, allowing managers and board members to engage meaningfully

Condo News | SPRING 2025

27

Dispute resolution requires a structured approach, often beginning with direct engagement and mediation.

with residents by demonstrating attentiveness and understanding.

Responding with empathy fosters trust and helps de-escalate conflicts before they intensify. Framing conversations in a non-confrontational manner, such as acknowledging concerns and guiding discussions toward solutions, allows for productive dialogue rather than heated exchanges.

Situational awareness is another key component in managing disputes, particularly when interactions become tense or involve potential security concerns. Recognizing the environment and reading behavioral cues can help anticipate and diffuse conflicts before they escalate. Understanding when to maintain distance, seek support, or reinforce safety measures ensures that disputes are handled without compromising personal security.

Trusting instincts and being mindful of both verbal and non-verbal signals allows for proactive decision-making in high-stress situations.

A strong grasp of condominium governance is equally essential

in resolving conflicts fairly and consistently. The Condominium Act, along with a corporation’s declaration, by-laws, and rules, provides the framework for decision-making.

These documents help eliminate ambiguity, offering an impartial reference that removes personal bias from enforcement and mediation. By clearly communicating the rationale behind regulations and consistently applying rules, property managers and board members can maintain credibility and prevent disputes from escalating.

A proactive approach to education also plays a role in conflict prevention. When residents understand the policies that govern their community, misunderstandings are minimized. Providing accessible summaries of key rules and regulations, explaining the reasoning behind specific provisions, and reinforcing expectations through regular communication help create a culture of transparency and cooperation. Clarity in enforcement and consistency in rule application build trust between management and residents.

28 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Dispute resolution requires a structured approach, often beginning with direct engagement and mediation. When informal resolution efforts are unsuccessful, Ontario’s Condominium Authority Tribunal provides an accessible avenue for handling disputes related to nuisances, noise, pets, parking, and rule enforcement. More complex disputes, such as those involving financial mismanagement or governance conflicts, may require mediation, arbitration, or legal intervention through the Ontario Superior Court.

Understanding the appropriate channels for escalation ensures that conflicts are handled efficiently and within legal guidelines.

By prioritizing clear communication, maintaining situational awareness, and adhering to governing documents, condominium boards and managers can foster a harmonious community. Early intervention, professionalism, and a commitment to consistency help prevent minor disagreements from turning into prolonged disputes. A well-managed condominium is not only defined by its physical upkeep but also by the effectiveness of its conflict resolution strategies, ensuring that all residents feel heard, respected, and confident in the integrity of their community leadership.

Shawn Machado RCM Community Director at Maple Ridge Community Management.

Would you like to Win $ 500 for your Condominium?

FEATURE CON

DO

HCC #81 Located at 2055 Upp er Middle Road in Bur lington, Ontario, our residents have an uno bstructed, million-do llar view of the Escarp ment, the Toronto sky line, including the CN Tow er, or the City of Burling ton and Lake Ontario.

Upper Mid

dle Place

T

If yes, then the Communication Committee encourage your condominium to write an article (with photos) showcasing your condo.

The article should highlight the following points • What are the features/qualities that make your community unique; • What accomplishments has your condo achieved;

his sixteen-floo r building forty years is old, has recen over tly been refurbished inside, and side brick the outhas been covered with cladding.

Suite EIFS of the large s are appealing becau se square foota eight-foot ge and the ceilings. Most of the suites owner-occu Golden pied, but are a few are There are leased. hoe a total of 150 and the Horses building was units, ten suites on each floor, recently equip ranging from with fibreChapter optics plus a den, ped one bedro diverse demo om two bedro and Internof thefor improved televi graphic such oms plus et reception. and three sion ents many as ours presa den, bedro challenges.

Our condo laundry facilit oms, all with in-su Canad Two of the miniuian recent challe m is mana ite volunteer ies and a more nges have seven-persminium ged by a suite has an balcony. Each been the disco ery of asbes on Board electronic tors with theCondo tos fire alarm warni unit and a assist te of our of Direc- building produ in some of the origin vance central comm ng Manager, Institu al cts used in Property unication centre Mich and the reclad constructio chard. A buildi elle Joy of Wilson Blan, n, ding of the buildi 2020 ng4of• SPRING the breakdown VOL. this age and ng due to with a was causing of the outer brick, which leakage throu gh the walls.

Condo News VOL. 16, NO.4

DIGITIZED

| SUMMER 2012

Condo

Feature Condo:

-19) and Condos Coronavirus (COVID ing and – Meetings, Messag Maintenance the inium Ready for Is Your Condom Act? New Construction n and Risks betwee The Differences s Irrigation System Open and Closed ed Systems and Regularly Review INSURANCE: CONDOMINIUM ion?

Correct Market Market Crisis or out Spring Condo Walkab - A Landscaper’s Spring Clean Up Perspective Annual Audit of Preparing for the Financial Your Condominium’s Statements al v. s from Amlani et Valuable Lesson No. 473 York Condo. Corp.

LS GARTH TRAI E THE VILLAG

• What makes residents proud to live in this community?

The winner of the Condo of the Year will be selected by the GHC-CCI Communications Committee and will be announced at the Annual General Meeting in the fall.

More details can be found on page 34 of this issue, and in each issue of “Condo News”.

The GHC Communication Committee Interested applicants should submit their articles, or contact information for an interview, by mail OR by email to: CCI-Golden Horseshoe Chapter PO Box 37 Burlington, ON L7R 3X8 Email: admin@cci-ghc.ca

News –

SUMM ER

2019

7

2020 Winner FEATURE CONDO

Feature Condo: 20 John

Street, Grimsby

Our condo has becom e a home to be proud of, not just a building.

• What is the overall environment like within your condo community; and

Have your condo featured in a future issue of “Condo News” for a chance to win Condo of the Year and $500 for your condo!

One entry will be featured in each issue of the “Condo News” magazine – Spring, Summer, Fall and Winter.

2019 Winner

2021NN#151 Winner

20 John Street, Grimsby

O

FEATURE CONDO

ur home is a quaint, three story cially during this Pandemic, concrete block building tucked has made ways persevered. Our first AGM everyone realize how important that I atback in on John Street it is to tended was in October 2017. in live where the people who We really Grimsby. The rear of the building surround you aren’t sure if official AGM’s faces a care about you and your well-being. had been mature woodland with a small Alproperly called in the past. running ways It was at the checking creek - part of the 40 Mile 514” in on your neighbour, of2017 AGM we learned the Creek which t Lofts - “The fering help in any way needed, difference bes Distric : Dunda runs right through just Condo like e Grimsby. tween The spring is Featur having a property managemen family. t beautiful watching the trees company to manage your begin to Being new to condo living, condominium bloom, however the fall is spectacular it has over private management. as opened our eyes to what is The meeting the colour bursts from the trees necessary to was an absolute disaster. It and winmanage and operate a condominium was held on ter is like a wonderland!! Can . It the third-floor lobby of our you think means working together as building – a of a better place to spend the a unit, with bring your own chair or rest of your a team of Board members stand theme. aging days? We can’t. and experiThere were only a handful of enced Management. The most owners who The building is approximate important attended – most of whom talked ly 46 years fact is to listen, have patience through old. Originally built as a 40-unit and always the entire meeting. The lack concrete try to find ways to work through of attenblock apartment building. In difficult dance was apparently due 2001 a condecisions – problem solving. to the fact tractor decided to convert Use hard that all previous meetings the building work and perseverance to were also a into 29 units each with two accomplish disaster. bedrooms your goals. one bath and some with two I took notes to review later. baths. Our Our Condominium has been The Presifriendly caring family atmosphere, through dent ran the meeting along espemany challenging times, and with the Vice we have alPresident who both had been on the BOD

ict Lofts - “The

Dundas Distr

514”

Condo News – SPRING

2021

13

2022 Winner

to be the building had front façade of hisd able but high-en original design for maintained in its ri edifice into a comfort a beloved In 2015 the Valvaso hat do you do with torical purposes. living space. to Property Develhas been left hurdles to jump schoolhouse that brothers won a Heritage from the City of There were many property years? the of of Award mation empty for a number oper Recognition this enable the transfor from the munictransformation of Dundas District the the building for of ial n case resident Hamilto the to a sold beWell in FEATURE er Additionally, tive.CONDO of the units were Feature to a capable develop . Most Condo: building foripality zoning perspec abide by from a The d school, you sell it Mansio launche condons of Forest Glen even end ers ons to into high fore the develop s there were regulati & and transform it The first resident ation Authority mal marketing effort! the Hamilton Conserv beminiums. the summer of 2014. (brothers Dave & ent Commission moved in during Niagara Escarpm The Valvasori Group esat as this are not y to the Niagara this iconic property Restorations such cause of the proximit Mike) purchased warranty but the Creek and a busy Street in Dundas TARIAN a King by of Spencer end nt, covered of carpme the western board conditions had to site for the first year n District school builder stayed on and railway track. Several from the Hamilto issues that arose permits for construc with its Gothic feaoccupancy, fixing fact, be met before the in 2009. The school 2012 management. In issued. Finally, in just below the Dunserving as property help tion were even y tures, built in 1929 to lend a hand or of the propert ’s & Tew’s Falls, had they still show up the transformation das Peak and Webster to when needed. Once an elementary school to solve a problem began. gone from being design had registered, owners internal a middle school. was the y finally 2013 and propert the By early with a high school transn Board to work had been many The plan included elected a 3-perso been developed.

Along the way there r while al units which property manage into 44 individu s and renovations the developer / forming the site al building addition to a property manage e to develop the addition of 35 individu we transitioned with a gym, the made for a challeng envisioned. The ) that for 48 vehicles was ment company. garages (space structure into what with together and building and baldevelopers, along As we have learned matched the original rear units. The award-winning rs and designe and y side visionar the conies for innovative and to transform this architects, planned E

W

The ‘Mansions of Forest Glen ’

12

GOLDEN HORSESH

OE CHAPTER

OF THE CANADIA

N CONDOM

INIUM INSTITUT

Two condominium corporations joined by a common entrance and share many of the common amenities.

12 GOLDEN HORSESHOE CHAPTER

2023 Winner 8111 Forest Glen Dr. Niagara Falls, Ontario

OF THE CANADIAN CONDOMINIUM

INSTITUTE

Winners in previous issues of Condo News

Condo News | SPRING 2025

29

FEATURE

Ontario Launches New Energy Efficiency Program for Windows to Save You Money Thomas Noël

Nordik Windows & Doors

R

enovating your townhouse? Good news—Ontario has launched a new rebate initiative to help homeowners and owners of rental units to cut energy costs while improving comfort and home value. The Home Renovation Savings Program, introduced on January 28, 2025, is part of a $10.9 billion, 12-year investment in energy efficiency.

This program offers substantial rebates, including: • $100 per rough opening for Energy Star-certified windows and doors • $600 reimbursement for a home energy audit • Up to $250 for air sealing • Up to $1,500 for attic insulation To qualify, participants must complete at least two upgrades and undergo

30 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Windows and Doors

Upgrade at a minimum, three window rough openings or one door, or one skylight or sliding door rough opening wih ENERGY STAR® certified made

$100 per rough opening

Air Sealing

Achieve 10% or more above the base target on your Renovation Upgrade Report

$250

Attic Insulation

Achieve the target in your Renovation Upgrade Report

$200

Increase attic insulation to at least R-50 from R-12 or less.

$1,500

Increase attic insulation to at R-50 from greater than R-12 up to R-25

$1,200

Increase attic insulation to at least R-50 from greater than R-25 up to R-35

$900

an initial home energy assessment before any work begins.

A registered energy advisor will inspect your home and identify energy-saving opportunities. After completing the upgrades and final audit, you’ll receive the $600 rebate to offset the audit costs.

Eligibility Highlights: •

Both homeowners and owners of rental units in single-family homes or townhouses can apply

•

Multi-unit residential buildings (MURBs) and high-rise buildings are not eligible

•

Products must be Energy Star Certified and made in Canada

What to Look for in Windows and Doors Qualified products must meet Natural Resources Canada’s (NRCan) standards. Look for the Energy Star sticker, ideally with the “Most Efficient” designation.

These top-rated windows have an Energy Rating (ER) of 40 or more, and a U-Factor of ≤ 1.05 metric (0.18 imperial)—translating to lower heating costs and improved indoor comfort.

To qualify, you must upgrade: • Three (3) or more window rough openings, or • One (1) door or patio door rough opening

Why Condo Boards Should Pay Attention For condominium boards and property managers, this is an ideal opportunity to improve building performance and lower utility costs.

Coordinating large-scale window and door replacement projects can unlock bulk pricing discounts of 30–40%, which dramatically reduces renovation costs compared

to piecemeal replacements. It also helps to prevent inflation costs increases such as construction materials which have increased more than 60% since 2019.

Case Studies: •

PCC 357 at 2199 Burnhamthorpe Rd W, Mississauga replaced in 2024, 176 patio doors and 115 doors in 3 months—saving over $225,000 compared to a phased approach over three years.

•

PSCC 879 at 5480 & 5490 Glen Erin Dr, Mississauga replaced in 2023 all their windows in 116 townhouses in 4 months instead of 6 years—saving more than $635,000, plus additional rebates from Enbridge.

These examples show how large-scale retrofits not only save money but also reduce future maintenance, simplify logistics, and improve resident satisfaction.

Why Energy Efficiency Matters Buildings—residential and commercial—are responsible for a significant share of Canada’s greenhouse gas (GHG) emissions.

Surprisingly, residential windows alone account for up to 35% of heat loss during the heating season.

Switching to Most Efficient Energy Star windows can reduce a home's total energy consumption by Condo News | SPRING 2025

31

up to 9%, helping Canada cut over 5 megatons of GHGs annually.

For a typical 1,911 sq. ft. townhouse heated with a high-efficiency gas furnace, this can mean $183.20 in annual energy savings (based on 2023 results). Beyond cost savings, new windows enhance comfort, increase property value, and reduce noise.

Act Now: Build a Better Community Condo board members have a unique opportunity to lead their communities toward greater sustainability and cost-efficiency.

By embracing these rebates, your building can become a model of environmental responsibility while delivering long-term financial savings to unit owners.

Encourage fellow board members and residents to act now and buy windows and doors manufactured in Canada. These rebates are first-come, first-served, and with

rising demand, funding may not last forever.

Remember, every window replaced is a step closer to a brighter tomorrow!

Sources: 1. Fenestration Canada, 2013 Market Study 2. Report to Parliament under the Energy Efficiency Act (2017–2018), NRCan 3. Paving the Road to 2030 and Beyond, NRCan Market Transformation Road Map Thomas Noël is the director of the condominium division for Nordik Windows and Doors, the largest window and

32 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

door replacement company in Ontario for residential sector, including townhouses and condominium complexes 4 storeys or less.

Nordik Windows and Doors is the leader in Canada with the largest amount of Energy Efficient windows available to Canadian consumers.

Thomas Noël sits on the Expert Advisory Council for Windows for the Ministry of Natural Resources Canada (NRCan) and advised on the launch of the $2.6 billion Canada Greener Homes Grant and the Home Efficiency Rebate Plus program.

Specialized in Condominium Projects Including Townhouses Call us 1-888-677-5343 or contact us at: condos@nordik.com

Are you still stressing over holding your Annual General Meeting virtually?

Can’t find a service provider to host your meeting?

Are you a member of Golden Horseshoe Chapter – Canadian Condominium Institute?

Yes! THEN WE CAN HELP!!

The GHC-CCI will offer our technical Golden Horseshoe Chapter will supply expertise and the use of our Zoom the following: platform to host your AGM. You will • Zoom Pro platform (including polling still be required to prepare everything through Zoom) needed for your AGM: • Conference call number for those not • PowerPoint able to connect through zoom • Script • Any confidential voting requirements • Host through an online survey link • Collection of proxies • A technician to run the event in the • Minute taker background who will: • Polling/voting questions and choice of - set Up link and any recording answers requirements • Distribution of your AGM package - set Up polls • Provide GH with name/emails of - launch Polls and surveys partici-pants - provide tech help/troubleshooting

This service is available for smaller condos as follows: 1-19 Units - $250 + HST 20 – 49 Units - $350 + HST 50 – 80 Units - $450 + HST This service is only being offered to small condominium units that are members of GHC-CCI and is on a first come, first served basis.

If you are interested in using our services please email us at admin@ghc-cci.ca with the date and time of your AGM, and we will get back to you with our availability.

Thank you for being a member of GHC-CCI! Condo News | SPRING 2025

33

FEATURE

Order! – Handling Disruptive Attendees at Owners’ Meetings Patrick Greco

Shibley Righton LLP

A

s meeting season starts to warm up along with the weather, the role of the chair at an owners’ meeting—whether it be an Annual General Meeting (AGM) or a special meeting—can be challenging, particularly when faced with disruptive, rude, or even threatening attendees. Ensuring a fair, orderly, and productive meeting while maintaining compliance with the Condominium Act, 1998 (the “Condo Act”) requires careful preparation and strategic action. This article explores common issues and provides practical and legal strategies for handling difficult attendees.

Common Challenges Anyone who has been around condos for awhile will be familiar with some or all of the following disruptive attendee conduct: • Interrupting proceedings with excessive questions or complaints; • Shouting or engaging in personal attacks;

34 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

• Refusing to follow procedural rules; • Using threatening or intimidating language; and • Attempting to hijack the meeting’s agenda While some level of disagreement is healthy in each condominium’s little “democracy”, persistent disruptions can doing business and create a hostile environment for all participants.

Legal and Practical Strategies for Managing Disruptive Attendees 1. Set Clear Rules and Expectations The first line of defence against meeting disruptions is a well-defined set of procedural rules. The chair should: •

•

•

Refer to the Condo Act and the condominium’s governing documents, such as the by-laws, which provide guidance and rules of order.

Consider adopting standard meeting procedures, such as Robert’s Rules of Order, which provide a structured framework for discussions and decorum.

This is not strictly required for condominium meetings, but can help promote efficient business.

Establish and communicate in advance a Code of Conduct for meetings that includes guidelines on respectful participation and consequences for violations.

2. Maintain Control Over Speaking Privileges The chair has the authority to control who speaks and when.

Practical techniques include:

•

Enforcing time and question limits for speakers;

•

Requiring attendees to raise their hands before speaking;

•

Using a microphone system where the chair controls access; and

•

Politely but firmly intervening when someone goes off-topic or engages in personal attacks.

If an attendee refuses to yield, the chair can move to the next agenda item and document the disruption in the meeting minutes.

Where a condominium community has a history of disruptive conduct, virtual meetings can be a God-send. Usually, just the threat of being muted (which the Chair should only employ in the most serious of situations) is enough to keep owners acting in a civil manner.

3. Engage a Professional Chair or Mediator If a meeting is expected to be contentious, a professional chair (such as an experienced condominium lawyer) can ensure that discussions remain on track and that legal requirements are met.

4. Call a Recess or Adjourn the Meeting If disruptions escalate, the chair may call a short recess to allow tempers to cool. If serious disorder continues, a motion to adjourn the meeting and reconvene at a later date may be appropriate. This should be a last resort but is an effective way to prevent further escalation.

5. Use Security or Police Assistance for Threats and Harassment

In cases where an attendee is making threats or behaving aggressively, safety should be the top priority. The Condo Act does not explicitly grant the board the power to eject an attendee from a meeting, but if an individual poses a safety risk: •

The chair may request that they voluntarily leave.

•

The chair may order them to leave and refuse to continue the meeting until they do.

•

If threats are made, the police should be called immediately.

Where the condominium suspects a risk of serious misconduct at the meeting, it is not unheard of to hire police to maintain the peace.

Again, this should only be done in the most serious of cases.

6. Amend the By-Laws to Include Stronger Meeting Governance Measures Condominium corporations can adopt by-law amendments that provide clearer authority for handling disruptions, including: •

Provisions for removing disruptive attendees

•

The right to restrict attendance of persistently abusive individuals

•

Requirements for virtual or hybrid meetings, which allow for better control over speaking privileges

The approving vote of a majority of all voting units is typically required to enact such amendments but, once in place, they provide stronger governance tools for future meetings.

Continued…

Condo News | SPRING 2025

35

7. Take Legal Action Against Repeatedly Disruptive Owners If an owner continuously disrupts meetings and engages in abusive behavior, the condominium corporation may: •

Issue a warning from Corporation, through the Board or Property Management;

•

Issue a formal warning letter through legal counsel; and

•

If neither of those resolve the issue, have to pursue an enforcement order in court.

Conclusion Handling difficult attendees at condominium owners’ meetings requires a balance of diplomacy, legal authority, and firm leadership.

Chairs should establish clear rules, maintain order through structured meeting procedures, and take decisive action when necessary. In extreme cases, legal recourse may be required to ensure the safety and governance of the condominium community. By being proactive, condominium corporations can foster a respectful and effective meeting environment while upholding the rights and interests of all owners.

Patrick Greco is a partner in the Condominium Law Group at Shibley Righton LLP where he provides a full range of condominium solicitor and advocacy services and particularly enjoys attending and chairing difficult owners’ meetings.

• Send a high-resolution headshot and a brief bio of three or four lines.

• Include your credentials next to your name.

• Confirm article subject approval before writing.

• No word limit.

• Email article in Word format.

• Write for an audience that includes condominium owners and directors. Avoid technical language.

• If using pictures or graphs within the article, limit to three or fewer.

• No self-promoting content within article.

• Editors will approach authors about any major edits, but may insert minor changes (e.g. grammar, spelling, etc.) without notice.

• Cite any content taken from another source.

• Email to admin@cci-ghc.ca

CCI - Golden Horseshoe Chapter Box 37 Burlington, ON Canada L7R 3X8 Tel: 905-631-0124 or 1-844-631-0124 • Fax 416-491-1670

36 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Tool Talk Videos

Tool Talk The mandate for the Professional Partners Committee has always been to promote and grow a network of trusted professionals for the benefit of all CCI members. To that end much of our focus has been organizing networking events where we bring together our business partners with our CCI members. The majority of these events are planned as educational seminars where our professionals present on a wide variety of topics that the Committee feels will benefit our membership.

The Tool Talk series of videos will provide some behind the scenes views of our professionals to highlight a few of the many services our experts provide to their condo clients. The idea is for these short videos (3 to 4 minutes each), to give our membership a behind the scenes look at our experts at work. Many of these clips will be a view of activities/operations which may never have been seen/witnessed by our members before.

Some of the first videos will focus on engineering, contracting and emergency/ disaster response.

The video clips will be uploaded to the CCI Golden Horseshoe website for easy viewing access and a library of multiple topics/insights will be created. We hope the clips will provide a fun and interesting look “behind the curtain” with our professionals while also educating the viewers on the methods, materials, operations utilized to inspect, resolve and repair typical problems being faced by condominiums within our community.

You can review our current library of videos here:

View Tool Talk Videos As always, the committee welcomes input from our members. If anyone has a suggestion for one of our videos, please feel free to reach out to us at admin@cci-ghc.ca.

Condo News | SPRING 2025

37

LCCI Designation Information

LCCI Designation The LCCI designation is open to any CCI member who provides goods and/or services, through annual employment time and volunteer time, to or within the condominium/strata/copropriété industry. The designation is open to any particular profession or trade.

LCCI Application Process Step 1 – Apply: •

•

Gather the information for the registration form (eligibility criteria):

Submit your application on-line with payment of the non-refundable $150 + HST fee

•

A. An individual or professional member of CCI in good standing;

Your Chapter will review the application and make recommendations to National,

•

The National Executive will review the Chapter recommendation and either approve or follow up to advise why it was not approved

B. Minimum of three (3) years as an individual or professional member of CCI immediately prior to the date of application; C. Minimum of three (3) years’ service to the condominium industry immediately prior to the date of application. This criterion will be satisfied where an individual shows that they have provided goods and/or services, through annual employment time and volunteer time to or within the condominium industry;

Step 2 – Upon Approval of Your Application: •

If National has approved your application, you will be notified and will be able to begin using your new designation once CCI National has formally notified you of your success.

D. Provide at least two (2) letters of reference/endorsement from a CCI member having at least five (5) years of membership in CCI; and

Maintaining the Designation

E. Provide an executed declaration that the candidate will comply with the CCI Code of Ethics.

•

F. Details of participation in CCI at either the Chapter or National level (including roles on committees and conference/seminar attendance) in the three (3) years immediately preceding the date of new designation application.

Note that a candidate must demonstrate compliance with Mandatory Criteria (A) to (F) above and any one (1) of two (2) remaining Additional Criteria (G) or (H):

Additional Criteria: G. Proof of public speaking or presentation experience at two (2) events on condominium related or CCI topics in the three (3) years immediately preceding the date of the new designation application; H. At least two (2) written articles on condominium related topics as published in a newsletter, paper or other publication in the three years immediately preceding the date of new designation application; 38 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Successful new designation members will be required to submit an Annual Report of their activities throughout the preceding year. The details of these reports should be similar to the designation criteria. These reports could be uploaded and saved in the National Database under each member’s name. There could be a random annual audit of some Reports to ensure compliance.

Failure to maintain current applicable membership in CCI and/or failure to provide annual reports supporting maintenance requirements will result in the loss of the LCCI designation. Per section 7 of the CCI-N Bylaws, should your membership be revoked, you will no longer meet the criteria to maintain your LCCI designation.

Should you have any questions regarding the LCCI designation, please email us at info@cci.ca.

Condo of the Year Information

The Golden Horseshoe Chapter of the Canadian Condominium Institute would like to give your Condominium $500.

Tell us why your Condominium is worthy of winning the “Condo of the Year” award? We are all proud of our homes, you just need to highlight the following points in your article that describes your condominium: l l l l

What are the qualities and features of your Condominium?

What are the accomplishments achieved by your Condominium Corporation?

What is the overall environment like in the Condominium?

What makes residents proud to live there?

Each entry will be featured in one of the upcoming issues of the “Condo News” magazine. There are four issues per year: Spring

Article deadline March 15th

Summer

Article deadline June 15th

Fall

Article deadline September 15th

Winter

Article deadline December 15th

You can either send an article or we can interview you via phone and write an article about your condo for you! Don’t forget to include photos of your condominium.

Interested applicants should submit their articles or contact information for an interview to: by mail CCI-Golden Horseshoe Chapter, PO Box 37 Burlington, ON L7R 3X8

OR

by email admin@cci-ghc.ca

The Condominium will be selected by the GHC-CCI Communications Committee and will be announced at the Annual General Meeting in the fall.

36

G O L D E N H O R SESHOE CHAPTER OF THE CANADIA N CO N D O MI N I U M I NSTI TUTE

Condo News | SPRING 2025

39

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Advertise now at admin@cci-ghc.ca 40 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

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GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE Box 37, Burlington, Ontario L7R 3X8 Tel: 905-631-0124 / Toll Free 1-844-631-0124 Fax: 416-491-1670 • Email admin@cci-ghc.ca