GHC Condo News - Fall 2025

VOL. 25 • FALL 2025

Highlights of 2025 GHC Conference The Slippery Slope of Poor Waterproofing: Protecting Wood-Framed Balconies Prompt Payment, Proper Invoices, and the Construction Act – Oh My! Blueprints in the Sand: Tools for Funding Condos Boiler Replacement in Condominiums: The Case for Following the Full Restoration Process Coming Invasion: RodentProofing Your Property this Fall

&

Preparation for Fall and Winter: Check List for Corporations and Unit Owners

What You Don’t See – Why Riser Expansion & Support Systems Matter

2025 AGM Recap & New Board of Directors

Atrens-Counsel Insurance Brokers

FEATURES 7

The Slippery Slope of Poor Waterproofing: Protecting Wood-Framed Balconies

15

Prompt Payment, Proper Invoices, and the Construction Act – Oh My!

23

Blueprints in the Sand: Tools for Funding Condos

26

Boiler Replacement in Condominiums: The Case for Following the Full Restoration Process

23

29

Preparation for Fall and Winter: Check List for Corporations and Unit Owners

CCI NEWS & EVENTS

32

Coming Invasion: Rodent-Proofing Your Property This Fall

5

From the President

35

What You Don’t See - Why Riser Expansion & Support Systems Matter

12

2025 AGM Recap

14

2025-2026 Board of Directors

18

From the Sandbox: Insights from the Golden Horseshoe Chapter’s 2025 Conference

25

Upcoming Events

39

Condo of the Year Information

7

18

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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

Craig McMillan

Patrick Greco

Paola Beci Gjata

Carole Booth

Brent Chislett

Travis Langley

Jeremy Nixon

Colin Ogg

Yeganeh Pejman

Tim Van Zwol

Chair

Board Liaison

OUR BUSINESS IS CONDOMINIUM Over forty years of helping our clients with all aspects of condominium law including: • Advising Boards of Directors • Development • Construction Claims • Project Financing • Mediation and Arbitration • Litigation • Employment

OUR CONDOMINIUM LAWYERS Maria Durdan, ACCI Cameron Neil Bilal Mirza Christopher Dilts Warren Mouck Kevin Mitchell

4 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Condo News

is produced 4 times per year

Summer Issue (July) Deadline – June 15th

From the President

FROM THE PRESIDENT Will MacKay, CFP, CIM GHC-CCI President

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.

#LifeIsGolden

Dear Members of the Golden Horseshoe Chapter – Canadian Condominium Institute It is with great enthusiasm that I introduce myself as your new President. I am honoured to step into this role following in the capable footsteps of Richard Elia of Elia Associates, whose stewardship as past President has helped the chapter achieve strong momentum in recent years. Richard’s dedication to advancing condominium education, fostering collaboration amongst boards, managers, industry partners, and building the chapter’s reputation has set an excellent foundation. I’d like to express my sincere thanks to Richard for his leadership and extend my congratulations to him for a job well done.

As someone whose career is focused on guiding prudent strategy and building long-term value, I understand the importance of continuity when it comes to moving forward. The GHC-CCI has been built on providing education to its members and community. From the education sessions and conferences of recent years, such as the successful 2025 Annual Conference and Trade Show as well as the past conferences. These have brought our community together in meaningful ways and created real momentum. Our intent now is to build on that momentum: to maintain what works, refine what can be improved, and explore new opportunities to broaden our reach. Change is not disruption; it’s evolution when guided with purpose.

In practical terms, what does that mean? First, continued emphasis on high-quality educational events reaching boards, owners, and industry professionals. While the annual conference remains key to our chapter’s members, offering the networking, insights and resources our members expect, our educational and professional partner committees also put on many great events throughout the year. We would like to continue to increase participation and attendance in these sessions. Second, deeper engagement with our business partners and sponsors: your support has made our chapter stronger, and by working together we lift the entire ecosystem of educators, service providers, boards and owners alike.

Third, membership and attendance growth. The next goal for GHC-CCI is to broaden our circle—to welcome more voices from the condominium sector, including newer communities, younger board members, and newer voices from our professional partners. That infusion of fresh perspective energizes the work we do. I would like to invite their voices to continued…

Condo News | FALL 2025

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FROM THE PRESIDENT CONT’D

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

2025-2026 Board of Directors PRESIDENT

Will MacKay, CFP, CIM VICE-PRESIDENT

Kevin Shaw

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

our membership as well as committees and encourage participation from our younger trade partners. Please encourage them to put their hands up.

As we look ahead, I invite all of you to join us in this next chapter of the journey. Whether you’ve been attending our events for years or are stepping in for the first time, you’re part of the story. Together building upon our existing success from those that forged our way, I am confident we will extend our reach, deepen the impact, and continue to raise the bar for what our chapter offers its members and communities. I look forward to speaking to many of you in person, hearing your ideas, and collaborating on meaningful outcomes for our condominium community.

Warmest regards, Will MacKay President

Alicia Gatto, CPA, CA, LPA (Chair Finance Committee) SECRETARY

Michelle Joy, BA, RCM, OLCM BOARD OF DIRECTORS

David Corbett Jennifer Beaver, BSc., AdDpHR, OLCM Maria Durdan, B.A., LL.B., ACCI JJ Foulds, BA, OLCM, RCM Patrick Greco, B.A.Sc., LL.B.

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

Kelly MacDonald

(Member Professional & Business Partners Committee)

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

6 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Brown & Beattie Ltd

FEATURE

The Slippery Slope of Poor Waterproofing: Protecting Wood-Framed Balconies Allan Au-Duong, P.Eng. Brown & Beattie Ltd.

W

ith the changes in the Ontario Building Code allowing taller wood framed buildings, we are seeing more wood framed mid-rise condominium buildings in the market today.

Due to Ontario’s demanding climate, safeguarding wood-framed buildings and balconies from water ingress is essential for maintaining structural integrity, occupant safety, and long-term durability. Single-ply waterproofing membranes such as PVC (polyvinyl chloride) have become an industry standard for balcony applications and provide durability and performance, if installed correctly.

Continued…

Main field of balcony has bubbling and rippling.

Condo News | FALL 2025

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Applications and Advantages of Single Ply Waterproofing Membranes

•

Balconies on wood-framed buildings must do more than just repel water - they must also serve as safe, durable walking surfaces for residents, and as a result, material options are limited. Single ply membranes provide a seamless, monolithic barrier that effectively prevents water penetration while offering flexibility and UV resistance. They are lightweight, adaptable to various substrate conditions, and suitable for retrofit and new-build applications.

Poor Detailing and Flashing: Insufficient sealing around columns, railing post bases and lack of proper flashing or poorly adhered laps can create water entry points. Further, manufacturer compatible sealants must be used at penetrations.

Installation Keys to Success When installed on wood-framed buildings, these membranes serve as a vital moisture barrier. Proper application involves thorough surface preparation, solid adhesion, and detailed flashing at penetrations, edges, and transitions. A well-executed system directs water efficiently to drainage paths, preventing it from reaching the wooden structural elements below.

Poor detailing at column bases.

Common Deficiencies in Waterproofing Systems Despite their advantages, improper installation can result in significant deficiencies, including: •

Inadequate Surface Preparation: Failing to clean, dry, and smooth the substrate can impair adhesion, leading to bubbles, delamination, or premature failure.

Poor adhesion at balcony edge and penetrations not sealed.

•

Poor adhesion and bubbling at upturns.

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Edge and Termination Failures: Incorrect sealing or securing at edges and terminations. Proper termination such as mechanical fasteners or termination bars can prevent wind uplift, water leaks, and structural damage.

•

Reduced Component Lifespan and Safety: Water leakage and rot damage will shorten the life of the substructure and pose health hazards.

Edge termination failure.

Upturn peeling away and no termination bar.

•

Substructure beginning to show moisture damage.

Long-Term Risks and Damage to Wood Structures

Inadequate waterproofing, especially in new construction, can result in severe, hidden and long-lasting damage: •

Water Infiltration and Rot: Continuous exposure to moisture promotes wood rot, mold growth, and deterioration of framing members.

•

Structural Integrity Concerns: Damaged wood components compromise the load-bearing capacity of the structure, risking sagging or failure.

•

Increased Repair Costs: Hidden damage often becomes visible only after significant degradation has occurred, necessitating extensive repairs and replacements.

Wood structure beginning to show moisture damage.

Condo News | FALL 2025

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The Crucial Role of Proper Waterproofing and Maintenance

The Importance of Performance Audits in New Construction

To ensure long-term performance, waterproofing systems must be installed meticulously according to manufacturer specifications and relevant building codes. Routine inspections and prompt repairs are essential to catch minor damages before they escalate.

Even with high-quality waterproofing systems, wear and tear can occur over time — especially in high-traffic areas or at critical points like seams, edges, and around posts or drains. Fortunately, one of the key benefits of single ply membranes is that localized repairs are often possible without replacing the entire surface. Small punctures, delaminated seams, or damaged flashing details can typically be patched by professional contractors through cut and patch heat-welding and/or chemically bonded to the existing membrane.

In Ontario, new residential buildings are subject to comprehensive quality assurance processes governed by TARION Warranty Corporation. These include mandatory performance audits intended to verify that building systems — including waterproofing — meet safety, durability, and code compliance standards.

Failure to meet these standards can lead to deficiencies, warranty disputes, and the need for costly repairs.

Ensuring compliance from the start helps secure longterm building performance and reduces future risks.

Surface preparation for patch repair.

Conclusion Single ply waterproofing membranes like PVC provide reliable protection for wood-framed buildings and balconies appropriate for Ontario’s climate. However, their success depends on precise application, detailed installation, and routine inspections and ongoing maintenance.

With the absorptive nature of the wood substructure, any waterproofing deficiencies can have a greater structural detriment as leaks often do not become evident until far too late; by the time leaks are identified, rot has often occurred to the structural elements leading to big surprises.

Recognizing their critical role during new and existing buildings ensuring the longevity, safety, and integrity of the structure for decades to come.

Allan Au-Duong P.Eng.

With 15 years of industry experience, Allan Au-Duong leads the capital planning team at Brown & Beattie Ltd. Allan manages projects from Reserve Fund Studies, Performance Audits and Building Conditions Assessments for all condominium building types.

Heat welding for patch repair.

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ROOTERWORX

Condo News | FALL 2025

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2025 AGM Recap

2025 AGM Recap - October 15, 2025 Congratulations to the newly elected Board of Directors of the Golden Horseshoe Chapter of the Canadian Condominium Institute.

New & re-elected members include: Kevin Shaw is a Principal of Building Science with Cion - Engineers and Building Scientists. Mr. Shaw is responsible for all operational aspects of Cion’s building science services and has 30 years of experience in building evaluation and rehabilitation.

In 1990 Kevin received his undergraduate degree in Architectural Science (Building Science) from Ryerson Polytechnical Institute.

Kevin Shaw Cion Corp.

Kevin has previously presented seminars for CCI, ACMO and for private management companies on various topics including Reserve Fund Studies, Performance Audits and Building Rehabilitation Engineering. He has written articles for industry publications such CCI CondoNews magazine and Condominium Manager (magazine for the Association of Condominium Managers of Ontario).

Kevin previously served on the Board of Directors for CCI (Golden Horseshoe Chapter) and has been an active member of the Business Partners Committee. Kevin received his LCCI designation in 2025.

Jennifer leads CIE Property Management with a clear purpose: to build strong, thriving communities by supporting the people who both live and work in them. With a background in Human Resources and Corporate Property Management, she brings a people-first approach to her leadership. Jennifer is known for her collaborative style, transparent communication, and unwavering commitment to integrity.

Jennifer Beaver,

Jennifer has been in the industry for almost 20 years and thoroughly enjoys coaching Boards and Managers through change and challenges. Jennifer has been a contributing member of multiple CCI chapters over the years through speaking and moderating various educational opportunities like webinars, lunch and learns and conferences.

BSc., AdDpHR, OLCM

CIE Property Management & Consulting Inc.

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Kelly MacDonald has been an active member of the condominium industry since 2017 through her role at Detail Roofing & Sheet Metal. As the lead for Client Engagement & Events, she develops and delivers educational webinars and in-person seminars—many of which qualify for Continuing Professional Education credits for CMRAO-licensed managers. In addition, she oversees the planning and execution of industry events and supports the company’s broader marketing initiatives.

Kelly MacDonald Detail Roofing

Kelly has been an engaged volunteer with the CCI Golden Horseshoe Chapter since 2022, as a member of the Professional & Business Partners Committee. She contributes regularly to committee meetings, in-person luncheons, and has authored articles for Condo News magazine. She also serves on the sub-committee for the joint CCI-GHC and BSAO Golf Tournament and has been a member of the CCI National Events Committee since 2022.

Alicia is a Chartered Professional Accountant and Principal at Gatto CPA Professional Corporation in Ancaster, Ontario. The firm specializes in the condominium industry and represents over 260 condominium Corporations across the Golden Horseshoe and Greater Toronto Area.

Alicia Gatto,

CPA, CA, LPA CIE

Gatto CPA Professional Corporation

Alicia graduated from the DeGroote School of Business at McMaster University in 2012 and began her career at PricewaterhouseCoopers, where she gained audit and assurance experience with both public and private companies, with a focus on the not-for-profit sector. She later served as an Audit Supervisor at the Office of the Auditor General of Ontario, conducting value-for-money audits to strengthen accountability and transparency in the public sector. Alicia has been actively involved in condominium audit and assurance practice for many years and, since 2022, she has led its development by implementing efficient, practical, and compliant audit programs tailored to condominium corporations.

Patrick Greco is a partner in the Condominium Law practice group at Shibley Righton LLP, where he enjoys the full perspective gained from providing both solicitor and litigation services to condominium clients.

As a solicitor, Patrick helps Boards and Property Managers navigate the day-to-day issues they face.

He is a firm believer that good written and oral communication, empathy, and a pinch of humour and creativity can help condominium corporations handle even their most difficult problems. Patrick views chairing a challenging owners’ meeting as an opportunity to resolve concerns and build community.

Patrick Greco

Shibley Righton LLP

The gavel has been officially passed!

Please welcome our new chapter president, Will MacKay, CIM, CFP. Thank you to Richard Elia for his years of dedicated leadership and service.

Condo News | FALL 2025

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2025-2026 Board of Directors Executive

President Will MacKay CFP, CIM

CIBC Wood Gundy

Vice President Kevin Shaw Cion Corp.

Past President Richard Elia

Treasurer Alicia Gatto CPA, CA, LPA

BA, RCM, OLCM

Elia Associates

Gatto CPA Professional Corporation

Willson Blanchard Management

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

Secretary Michelle Joy

Directors

Jennifer Beaver

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

BA, OLCM, RCM

CIE Property Management & Consulting Inc.

SimpsonWigle LAW LLP

Halton Condo Corp #88

Patrick Greco

Kelly MacDonald Detail Roofing

RCM, CMCA, BA

BSc., AdDpHR, OLCM

B.A.Sc., LL.B.

Shibley Righton LLP

14 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

JJ Foulds

Sokol Meta

Wilson Blanchard Management

Dave Corbett FirstOntario Credit Union

Thomas F. Nederpel BSc, PEng

FEATURE

Jeremy Nixon, P.Eng., BSS

Brown & Beattie Ltd.

Prompt Payment, Proper Invoices, and the Construction Act – Oh My!

I

t has been some time since the Construction Act (the “Act”) came into effect, replacing the former Construction Lien Act. In many ways, not much has changed, yet in others, everything has changed.

The changges to the Act came into effect in two phases, with the first on July 1, 2018, affecting holdbacks, liens, trusts, and bonding. The second phase, and focus of this piece, regarding prompt payment came into effect on October 1, 2019.

History Sam Zucci,

Shibley Righton LLP

The prompt payment provisions in the Act were part of a wide-ranging series of revisions. One of the underlying goals was to keep payments flowing down the construction pyramid—that is, from Owner to Contractor, from Contractor to subcontractors, and so on to suppliers and other subcontractors.

Continued…

Condo News | FALL 2025

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Included in these changes were the Prompt Payment provisions, which govern how parties are to deliver invoices and when payments are to be made on those invoices.

A Crucial Stipulation A significant administrative and philosophical change that has not yet significantly permeated the Condominium industry is that any provision in a contract that provides an invoice is payable only if the Owner or a Consultant has certified the payment has no effect. What!?!

During a recent conversation with a property manager, we asked how and when they go about paying Contractor invoices. Their response was both predictable, yet alarming—‘We wait until the Engineer has certified payment.’

As we have just learned, a clause in a contract that states invoices are payable only once they’re certified by a Consultant has no effect. Before long, if not already, someone is going to get caught off guard, or worse. However, before we get too wound up, let us examine Prompt Payment Provisions in more detail.

Prompt Payment Provisions The Act was amended to add a new Part titled “Prompt Payment.”

Briefly, it sets out requirements for “Proper Invoices,” and details the definition, payment regime, and timelines that apply to them.

What is a Proper Invoice?

A Proper Invoice is defined as any invoice that lists the following information: 1. The Contractor’s name and address;

2. The date of the invoice and the period of time during which services or materials were supplied; 3. Information identifying the contract (e.g., a contract number or a purchase order number); 4. A description, including quantity where appropriate, of the services or materials that were supplied; 5. The amount payable for the services/materials supplied, and the payment terms; 6. The name, title, mailing address and telephone number of the person to whom payment is to be sent; and 7. Any other prescribed information—this is a catch-all intended to refer to, for example, specifications regarding invoicing in the contract or other laws and regulations that govern specific types of invoices.

If an invoice is missing any of this information, it is not a Proper Invoice. Take note that confirmation by a consultant or “certification” of values, quantities, etc. are not technically part of a Proper Invoice. By law, these types of provision are not valid and of no force or effect—and this isn’t a right by the Contractor that can be waived. Don’t worry, there is still mechanism to revise values.

While not yet in effect, further changes regarding classification of Proper Invoices are coming down the pipe: changes to the Act have been passed—but not yet implemented—which would make it so that any invoice that is missing the information provided above is still deemed to be a Proper Invoice unless the owner notifies the Contractor in writing of (i) any deficiencies

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in the invoice and (ii) what changes are required to correct the invoice.

In other words, at some point in the future, if the Owner receives an invoice from a Contractor that is missing, for example, payment information or the address of the Contractor, the Owner has seven calendar days to let the Contractor know what is missing. After seven days, the deficient invoice is still treated as a Proper Invoice.

In essence, a Proper Invoice is more of an administrative process.

What do I do with a Proper Invoice?

The Act provides that Proper Invoices shall be delivered on a monthly basis unless the contract directs otherwise. The Owner must pay any Proper Invoice within 28 days of receipt (subject to the dispute provisions discussed below).

The Owner is still obligated to follow holdback requirements. Again, any provision in the contract that provides an invoice is payable only if the Owner or a Consultant has certified the payment has no effect.

If the Owner (or Consultant on behalf of the Owner) disputes the amount claimed in the invoice, they have 14 days from delivery of the Proper Invoice to deliver a Notice of Dispute. This is a formal document (referred to as Form 1.1 under the Act); it directs that the Owner needs to specify the amount not being paid and the reasons for non-payment. Even if a Notice of Dispute is delivered, the Owner is still obligated to pay any outstanding non-disputed amount—if there is any such amount—by the 28-day deadline.

From a practical perspective, many Consultant-Contractor

relationships have a developed rapport whereby quantities and values are often reviewed in ‘draft’ and effectively agreed upon prior to formal submission of invoicing.

It may frequently result that these provisions have little effect from a traditional “certification” process as the timeframes are already routinely being achieved. However, that does not mean such rapport overrides the Act.

We now know that while certification no longer legally has bearing on payment timelines, it nonetheless remains the most prevalent trigger in most cases.

What Happens if the Owner Doesn’t Pay? Failure to pay either the entire Proper Invoice or pursuant to a Notice of Dispute entitles the Contractor to commence the adjudication regime under the Act, which we will not get into here. However, it essentially outlines a process whereby disputes on projects are quickly adjudicated.

What Happens if the Contractor Doesn’t Pay? These requirements are replicated and modified for invoices rendered by subtrades to Contractors, subcontractors to other subcontractors, and for invoices rendered by suppliers.

Summary Given this information, the Prompt Payment regime works as follows: •

•

Day 1: The Contractor delivers an invoice, which should be reviewed in order to confirm whether it constitutes a Proper Invoice; Day 14: The deadline to deliver a Form 1.1/Notice of Dispute to the Contractor outlining the amount the Owner refuses to pay and

on what basis; •

Day 28: Payment of the Proper Invoice amount or, if the Owner has issued a Notice of Dispute, the undisputed amount is due.

At some point in the future, there will be another step at Day 7, which will be the deadline to advise the Contractor in writing that its invoice is not a Proper Invoice, and on what basis, failing which the invoice is deemed to be a Proper Invoice.

Challenges Many Owners (or their Management companies) have well established systems, procedures, and policies regarding receiving and processing payments, most of which do not begin to churn until receipt of some sort of payment “certification”. We now know that while certification no longer legally has bearing on payment timelines, it nonetheless remains the most prevalent trigger in most cases.

We expect that some may find it challenging to achieve the payment timelines or presently be unable to

meet them at all without change.

While Consultants can certainly make adjustments to provide Owners with as early notification as possible, it will largely be up to the Owners to follow the Act. Like in most things, communication between parties will be key.

For now, Contractors that service the Condominium space largely do not seem to understand or grasp these provisions well enough to press them. Even those that do and may want to, are often hesitant as they tend to highly value relationships, future opportunities, etc. They may be reluctant to “rock the boat” for fear of missing out.

These conversations have more to do with business operations and client relations—but they have no direct bearing on their rights under the Act. For Contractors that do push their rights—which we expect will become increasingly common— more often than not they have Owners dead to rights. Owners and Property Managers had best start making adjustments lest they find themselves on the wrong side of the equation.

Jeremy Nixon, P.Eng., BSS is the Vice President at Brown & Beattie Ltd., a building science engineering firm dedicated to providing clear and sensible building improvement, maintenance, and repair planning advice by listening to clients’ objectives. Mr. Nixon is licensed with Professional Engineers Ontario (PEO) and holds a Building Science Specialist (BSS) designation.

Sam Zucchi, is an Associate with Shibley Righton LLP specializing in construction litigation.

Condo News | FALL 2025

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From the Sandbox: Insights from the Golden Horseshoe Chapter’s 2025 Conference The Golden Horseshoe Chapter of the Canadian Condominium Institute hosted its much-anticipated 2025 conference on September 12, drawing more than 350 attendees and 50 exhibitors for a full day of education, networking, and community-building.

The event opened with a warm welcome from conference cochairs Will MacKay, CIBC Wood Gundy and Natalie Park, Park Group of Companies, who set the tone for what proved to be an outstanding day.

Chapter President Richard Elia followed with remarks highlighting the importance of ongoing education and the value of CCI member-

ship in equipping condominium communities with the tools and knowledge they need to thrive.

Conference partner Maria Durdan, SimpsonWigle LAW LLP also welcomed participants and added a touch of excitement by drawing the first prize of the day—a $100 CIBC Wood Gundy gift card, won by Andrew Machado of Maple Ridge Community Management. Congratulations, Andrew!

This year’s theme, Playing Nice in the Sandbox: Building Sandcastles, Not Walls, framed the day’s sessions around collaboration, harmony, and shared success within condominium communities. The

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opening session set the stage perfectly, diving into the core of what truly keeps our “sandbox” thriving.

No Throwing Sand: Grown-Up Rules for Condo Living, moderated by Luka Milidragovic of Condominium Lending Group. Panelists Mike Mullen of Wilson Blanchard and Christina Brown of Sanderson Management brought their expertise to the discussion, offering valuable perspectives on the role of rules in condominium communities.

While every condo relies on guidelines to ensure fairness, respect personal space, and maintain harmony, the panel emphasized that rules, bylaws, and policies should not be seen as restrictive

barriers. Instead, when applied effectively, they can serve as constructive tools to build stronger, friendlier, and more connected communities.

Conference Co-Chair Natalie Park presented our next draw prize — a $100 gift card generously provided by Maple Ridge Community Management — with Hayden Davis from Wilson Blanchard Management as the lucky winner.

The conference continued with the engaging session Smart Shovels in the Sandbox: How AI is Changing the Game, proudly sponsored by ServiceMaster.

Following a warm welcome from Hayden McCartney of ServiceMaster, attendees were introduced to the transformative role artificial intelligence is playing in property management today.

AI is no longer just a buzzword — it is reshaping the industry in real time. From streamlining maintenance and enhancing customer service to improving efficiency and overall performance, AI is quickly establishing itself as one of the most valuable tools in the property management toolkit.

of Oakville for sponsoring this session.

During the first break, attendees received complimentary sunglasses and socks courtesy of RJC Engineers — the perfect combo for keeping the sun out of their eyes and the sand out of their toes.

Thank you RJC Engineers.

Leading the discussion were two distinguished experts: Marcia O’Connor, President and Founder of AM FM Consulting Group, and Stan Shantz, Co-Founder and Vice-President of Perspect Analytics Inc. Together, they highlighted the tangible benefits of AI, shared practical applications, and demonstrated how smart technology can help build stronger, more efficient communities. Thank you to ServiceMaster Restore

Conference Co-Chair Natalie Park announced the next draw prize — a $100 gift card generously provided by RJC Engineers — with Robert Morrison from Halton Condominium Corporation #177 as the lucky winner.”

Condominium corporations are feeling the weight of today’s economic pressures, with rising inflation, fluctuating interest rates, tariffs, and escalating construction costs creating significant challenges. Boards and managers must find ways to keep projects on track, manage reserve funds effectively, and make sound investment decisions despite the uncertainty.

Shawn Machado, Maple Ridge Community Management lead our next session Storm Clouds Over the Sandbox: Navigating the Economic Forecast brought valuable insights from two industry experts: Condo News | FALL 2025

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Will MacKay, Investment Advisor and Portfolio Manager at CIBC Wood Gundy, and Ryan Griffiths, Managing Director of Condo Lending Group. Together, they examined the current economic landscape and offered practical strategies to help corporations weather financial turbulence — from planning for major capital repairs to managing cash flow with confidence.

After all that new information to digest another lucky prize winner was drawn - Leon Norbeck from Halton Condominium Corporation #177 with a $50 gift card, and a bottle of wine compliments of Park Group of Companies.

Financial surprises are an inevitable part of condominium management, and when they arise, boards and property managers must be prepared to respond effectively.

The session Blueprints in the Sand: Tools for Funding Condos examined this challenge by bringing together three professional perspectives — engineering, auditing, and property management.

Panelists Craig McMillan of Maple Ridge Community Management, Edmund Leong of Tator, Rose & Leong, and David Heska of WSP shared practical strategies and funding tools designed to help condo communities remain financially stable while ensuring compliance. Their insights highlighted how collaborative approaches can support better planning, stronger reserves, and long-term community resilience.

Thank you to CWB Maxium Financial for sponsoring this session.

Maintaining and upgrading condominium communities can often feel like a financial challenge, but with the right strategies, it doesn’t have to resemble digging out of a sand trap. The session Sandcastles, Not Sand Traps: Fixing Castles on a Budget focused on how smart planning and well-executed projects can maximize budgets, minimize stress, and deliver long-term value for residents.

Leading the discussion were

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Toby Park, Owner of Park Group of Companies; Thomas Noel, Director of Corporate Affairs and Condominiums at Nordik Windows and Doors; and Lyndsay Showers-Pearce, Executive Account Manager at Airtek Ontario. Together, they shared practical approaches and real-world examples of how careful planning and effective partnerships can help condominium corporations get the most out of every dollar.

Thank you to Common Ground Condo Law for sponsoring this session.

Our next lucky prize winner was Christine Van Geest from Cannon Greco Management Ltd. with a $50 gift card, and a bottle of wine compliments of Park Group of Companies.

Lithium-ion batteries have become part of everyday life, powering everything from cell phones and laptops to scooters, mobility devices, and electric vehicles.

While these technologies provide convenience and innovation, they also introduce new fire safety risks — risks that condominium communities must take seriously. With advancements often moving faster

than legislation, boards and property managers face an important question: how can they stay ahead and ensure resident safety?

Moderated by Kristeena Berube of Precision Management Services Inc., When Sparks Fly in the Sandbox: Fire Prevention for Condos Considering the EV Future featured insights from Michele Farley, President and Senior Fire Code Consultant at FCS Fire Consulting Services.

Michele explored the evolving challenges posed by lithium-ion batteries and provided practical guidance to help condo communities mitigate risks and build safer environments.

Jodi Howlett from CIE Property Management received a twonight stay in Collingwood at the Grand Georgian in a 1-bedroom suite, compliments of Calburn Engineering.

We are almost through building our sandcastle for the day, our

afternoon giveaway sponsor, Pop’s Restoration & Contracting Group has graciously provided everyone here with Hand Sanitizer – to wash off all of the dirt and a wireless speaker - to promote listening.

enforcing bylaws and resolving disputes to interpreting new legislation and managing compliance, boards and managers are constantly challenged to maintain order while protecting the interests of their communities.

The legal session Order in the Sandbox brought together a panel of leading condominium lawyers to share their expertise and practical insights.

We hope that you listen with kindness to your neighbours. Thank you POPs restoration.

Navigating the legal landscape is one of the most important — and often most complex — responsibilities for condominium corporations. From

•

Maria Durdan, Partner at SimpsonWigle LAW, drew on her extensive experience in condominium law and her work with communities across Ontario to provide valuable guidance on today’s legal challenges.

•

Patrick Greco, Partner in the Condominium Law Group at Shibley Righton LLP, offered his dual perspective as both solicitor and litigator, helping

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21

boards and managers navigate complex issues with clarity, creativity, and his signature dry humour.

•

Jonathan Wright of Elia Associates contributed his expertise in commercial and construction litigation, blending sharp legal analysis with Irish wit and a pragmatic approach to problem-solving.

•

Michelle Kelly, Partner at Robson Carpenter LLP, shared her results-driven perspective on governance and dispute resolution, recognized across the industry for her practical solutions and role as an educator.

Thank You to Our Sponsors

Guiding the discussion was moderator Will MacKay, Conference Co-Chair and investment professional with CIBC Wood Gundy, who kept the session engaging and focused. Thank you to Elia Associates for sponsoring this session.

Attendees left with a clearer understanding of the legal tools available to help keep their communities fair, transparent, and well-governed.

The conference wrapped up with the final draw prizes of the day.

Keith Natembeya from Lionheart Property Management received a $50 gift card and a bottle of wine, generously provided by Park Group of Companies, while Linda Konini, First Service Residential took home a Bluetooth speaker courtesy of Wilson Blanchard Management. These prizes brought the day to a celebratory close, thanks to our generous sponsors for their support.

Check out the Photo Gallery for all the Conference photos.

22 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE Sponsor Pull Up Banner-33,5x80.indd 1

2025-09-02 4:08 PM

FEATURE

Blueprints in the Sand: Tools for Funding Condos Craig McMillan, RCM, ACCI, LCCI, CMCA, CAPM Maple Ridge Community Management

C

ondominium living offers many advantages—shared amenities, collective responsibility for maintenance, and a sense of community. Yet, behind the scenes, Boards of Directors and property managers are tasked with a weighty responsibility: ensuring that the corporation remains financially stable while meeting its legal obligations. When unexpected financial difficulties arise—whether through sudden repair needs, budget shortfalls, or unforeseen market shifts—the challenge can feel daunting. This session was led by David Heska, Senior Director of Building Sciences at WSP Canada with fellow panellists Edmond Leong, Partner at Tator, Rose & Leong and Craig McMillan President at Maple Ridge Community Management. They shared with managers and Board members practical knowledge and real-life insights into how to navigate these complex situations.

The panel featured a trio of experts: an engineer, an auditor, and an experienced property manager. Together, they brought a holistic perspective on condominium financial sustainability. By drawing on real Reserve Fund scenarios from condominiums they had directly worked with. continued…

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23

The central theme of the panel discussion was the importance of proper Reserve Fund Planning.

Properly funded reserves are the backbone of a healthy condominium corporation, yet many communities struggle to keep contributions and spending at sustainable levels. The engineer’s perspective shed light on how Reserve Studies forecast the lifespan of building systems and infrastructure, and why delaying contributions or underfunding reserves can have long-term consequences. Attendees learned not only the mechanics of Reserve Fund Planning, but also how to communicate its importance to owners who may be resistant to higher fees.

The session also addressed the sensitive topic of special assessments. While no Board wants to levy unexpected costs on owners, special assessments often become necessary when reserves are inadequate, or urgent repairs cannot be postponed. The auditor on the panel discussed the financial reporting and compliance requirements that accompany such decisions, emphasizing transparency and accuracy in communication. By examining case studies, attendees gained an appreciation for how careful documentation and clear messaging can minimize conflict and build trust during difficult conversations.

Beyond mandatory expenses, Boards must also weigh discretionary spending. Amenity upgrades, landscaping enhancements, and other “nice-to-have” projects often compete with essential repairs for limited funds. The property manager’s role in advising the Board on

prioritization was be highlighted, showcasing strategies to balance owner expectations with fiscal responsibility. The panel shared stories where communities learned, sometimes the hard way, how to differentiate between wants and needs when financial resources are

constrained.

Perhaps most importantly, Blueprints in the Sand underscored the importance of collaboration and communication with the owners of the Condominium, Engineers, Auditors, and Property Managers each bring specialized knowledge, but success lies in aligning their perspectives with the Board’s gov-

ROOTERWORX

24 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

ernance role. By candidly sharing both successes and growing pains, the panel illustrated how open communication and mutual respect can transform financial challenges into opportunities for stronger governance and healthier communities.

In the end, attendees walked away with more than technical knowledge— they gained a deeper understanding of how to lead their communities through financial turbulence with confidence. Whether dealing with a failing roof, unexpected inflationary pressures, or owner resistance to fee increases, Boards and managers left better prepared to deal with Reserve Fund challenges.

Craig McMillan, RCM, ACCI, LCCI, CMCA, CAPM, President Maple Ridge Community Management– An Associa® Company

Upcoming Events

All events listed below are approved for CMRAO credits

18

Condo Talk

4

Level 100 Course

NOV

DEC

November 18, 2025 - 12:00 – 1:00 pm

Change Happens: What Section 97 means for your Condo

December 4, 2025

6:00 PM - 8:00 PM ET Holiday Inn & Suites Conference Center

Unlocking the Secrets for New Owners & Boards

9

Condo Talk

DEC

Sun, Snow & Statutes: Comparing Condo Obligations from Florida to Ontario

15

Meeting

JAN

December 9, 2025 - 12:00 – 1:00 pm

January 15, 2026 - 12:00 – 1:00 pm

The Life of a Condo, from Infant to Toddler - the first 2 years after condo registration

Condo News | FALL 2025

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FEATURE

Boiler Replacement in Condominiums: The Case for Following the Full Restoration Process Jason Truman

W

Tony Noce

Step 1: Condition Assessment / Pre-Design Review

Edison Engineers Inc.

P.Eng., LEED AP

Edison Engineers Inc.

hen it’s time to replace boilers in a condo, it’s not as simple as just swapping in new equipment. These systems connect to so many parts of the building that small mistakes can turn into huge bills and even safety issues. With today’s tighter economy and rising condo fees, it’s natural for Boards to look for ways to cut costs, but boiler projects aren’t the place to pinch pennies. Going straight to a contractor or doing a like-for-like swap might feel easier, but those shortcuts usually miss hidden risks and opportunities.

A smarter approach is to follow a structured restoration process with a trusted engineer. This not only helps strike the right balance between upfront spending and long-term performance but also keeps the Board in control of the process, armed with better knowledge to make informed, confident decisions.

This first step is the foundation of success. During the condition assessment, engineers evaluate not just the boilers, they evaluate the entire system including pumps, piping, expansion tanks, storage tanks, controls, and code compliance.

Unlike contractors, who are often narrowly focused on fixing immediate problems or swapping out components, engineers provide a big picture assessment with options and recommendations that support the long term health of the system and the corporation. The following examples show why the engineer’s role is so critical in projects like these: Case Study Highlight 1: Although domestic hot water boiler replacement was recommended by a service contractor, engineers discovered that they were in fact still serviceable, however, the hot water storage tanks were corroding and undersized, creating a risk of flooding and inadequate domestic hot water supply. The contractor recommendation did not comprehensively address the root cause or the shortcomings of the system.

Case Study Highlight 2: In many cases, domestic hot water boiler replacement is recommended by the contractor without the addition of thermostatic mixing valves as required by code. The boiler installation is completed, but not code compliant.

These findings underscore the risk of bypassing this step. A contractor focused solely on boiler replacement might overlook broader system concerns, while an engineer brings an independent perspective and holistic approach, ensuring the system is correctly sized, compliant with Ontario Building Code and applicable energy standards, and designed for reliable, long-term optimal performance with equipment selected for the specific application.

26 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Step 2: Bid Documents and Specifications

Once the assessment is complete, engineers prepare formal bid documents. This step turns broad recommendations into precise technical requirements and clearly defined scope of work supported by engineered drawings and specifications. Without this, Boards often end up comparing vague contractor quotes that leave the corporation exposed to cost overruns, restrictive contract terms, inconsistencies in proposed equipment and scope, and non-compliant installations due to ever-changing codes and standards.

Case Study Highlight: Condensing boilers can reach efficiencies of 98%, but only if integrated correctly with system piping modifications, controls, and proper application. In one case, a contractor installed high efficiency boilers without proper modifications or controls, and as a result they operated at nearly

the same efficiency as the older mid efficiency models with no benefit to the client. An engineer-designed package ensures those efficiencies are realized rather than wasted.

Step 3: Tendering to Qualified Contractors

Tendering introduces competition and transparency. Engineers prequalify contractors, conduct site meetings, and prepare addenda to clarify questions. The result is clear bids that can be independently analyzed for cost, proposed schedule, and quality based on a defined scope of work allowing bids to be compared on ‘apples-to-apples’ basis.

Case Study Highlight: A building’s service contractor quoted $480,000 for boiler replacement.

Through a formal tender, six qualified contractors bid on the same scope. The lowest compliant bid came in at $360,000—a savings of $120,000. Additionally,

the engineer secured $30,000 in energy rebates.

Tendering routinely delivers both savings and confidence that the corporation is not overpaying. It also provides the Board with documented proof of due diligence, aligning with the Condominium Act, 1998.

Step 4: Construction Oversight

Finally, during construction, engineers act as the Board’s independent representative. They review shop drawings, conduct site visits, chair pre-start meetings, and certify payments. They also ensure contractors adhere to specifications, maintain schedule, provide proper close-out documents, and honour warranties.

The Condominium Act: Due Diligence in Action The Condominium Act, 1998 (s.37) requires directors to act Condo News | FALL 2025

27

honestly, in good faith, and with the care, diligence, and skill of a reasonably prudent person. For major capital projects, that means more than taking a contractor’s word. It means obtaining independent professional advice, exploring options, and documenting decisions.

Boards that follow the restoration process can demonstrate to owners that they met this standard.

Those that skip it expose themselves to criticism, or worse, liability, if problems arise later.

Thinking Beyond Today: Long-Term Benefits Capital cost projects are never easy for Boards. Owners naturally focus on upfront price tags. But as the case studies show, engineering-led solutions frequently save money in the long run. Energy-efficient boilers cut gas consumption, rebates offset upfront costs, and properly designed systems reduce maintenance calls.

Equally important, these projects help protect the reserve fund. Unplanned equipment failures almost

always cost more than scheduled replacements. With energy prices continuing to rise, investing in efficiency upgrades today is an investment in the corporation’s long-term financial health. At the same time, ensuring quality design and installation helps avoid costly mistakes and ensures that every dollar spent delivers value to the owners.

Conclusion: A Responsible Path Forward Boiler projects are a big deal, and not something to rush through.

By sticking to the Restoration Process, Boards can keep control, avoid surprises, and make sure the system is designed properly, priced fairly, and built to last. The result isn’t just a new boiler, it’s a reliable, efficient setup that will serve the community for decades.

At the heart of it, this process is about more than equipment. It’s about the Board showing owners that their money is being spent wisely, that decisions are made with care, and that the Corporation’s fu-

ture is protected. Done right, a boiler replacement becomes less of an expense and more of a smart, longterm investment in the building.

Authored by Jason Truman, P.Eng and Tony Noce, P.Eng at Edison Engineers Inc., drawing on our experience supporting condominium boards and property managers through major capital projects.

Jason Truman, P.Eng. is the founder and President of Edison Engineers Inc., bringing over 30 years of engineering and construction expertise to the condominium industry. A Professional Engineer, he has worked extensively with condominium Boards and Property Managers since 1998, helping them navigate Reserve Fund Studies and Building Restoration Projects with practical advice and a hands-on approach.

Passionate about educating, engaging, and empowering his clients, Jason simplifies complex engineering and financial planning, making capital repair projects smoother, smarter, and maybe even a little enjoyable.

Tony Noce, P.Eng., LEED AP, Senior Manager of Mechanical and Electrical at Edison Engineers Inc., brings over 30 years of expertise in building services engineering.

He has led a wide range of projects across commercial, institutional, industrial, and residential buildings, focusing on efficiency, sustainability, and technical excellence. Tony enhances Edison’s mechanical and electrical team, ensuring practical and innovative solutions for our clients.

MRCM

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FEATURE

Preparation for Fall and Winter: Check List for Corporations and Unit Owners Carole Booth

Maria Desforges

E

ach season triggers certain items that management, superintendents, and/or unit owners need to do to prepare the property for the upcoming seasonal change. The amenities and features your condominium has, will determine what needs to be done to prepare your property for the fall/winter season.

The Manager or Superintendent with Board members will review the corporations fall/winter “to do list” and/or do a walk around to do a visual check of the grounds (i.e., drains. sidewalks, roadways, trees), building (i.e., windows, caulking, downspouts/eaves, roofs), etc.

Be prepared! Start the process early. Book dates with vendors in plenty of time to make sure everything is completed before the weather changes and may impact getting the work done. By beginning the process early, it allows time to make any needed repairs before the weather prohibits the work being done.

As well, a reminder newsletter/notice should be sent to unit owners reminding them of their responsibilities of preparing their unit and or exclusive use common element for the fall/winter season to help avoid any weather-related damages.

The information provided has been divided into two main categories – the responsibilities of Management and/or the Superintendent and the

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responsibilities of the Unit Owner.

Some of the items listed under Unit Owners, may be included in the corporation’s rules.

Management/ Superintendent: 1. Discuss and coordinate additional items that might need attention with the landscapers/ snow removal company for the fall cleanup and snow removal (i.e., location/placement of snow). Inform owners of the snow removal company’s criteria for salting of walkways, plowing and salting of roadways and the location(s) for the placement of excess snow.

2. Arrange to have the eaves and downspouts inspected, cleaned and rinsed/flushed out to remove any blockages to avoid overflow, which could cause damage to the roof, siding and foundation.

3. Have outdoor pools, hot tubs and water features checked and winterized.

4. Arrange to have lawn/flower garden sprinkler systems turned off and serviced for the winter.

5. Turn off the water to outside water taps and drain the system to prevent freezing pipes. Be sure to leave the outside tap open.

Wrap any exposed pipes with appropriate insulation.

6. All exposed pipes (outside walls) or unheated areas (i.e., unheated garages) should be wrapped with appropriate insulation to winterize.

7. Tag hoses/hose holders and store them for the winter.

8. Send a reminder to owners who

are responsible for an outside water tap to turn it off and prepare for the witer.

9. Remind owners who have wood burning fireplaces to have them checked and cleaned before using. Ask for a copy of the work done, if required by the corporation.

10. Remind owners who have gas fireplaces to have them checked and serviced.

11. Clear all flat roof top drains of debris.

12. Clean all drains and catch basins of debris.

13. Check walkways for heaving/ cracks that could be a trip and/ or slip and fall hazard. Arrange for required repairs.

14. Check roadways and repair/ patch any holes in the asphalt to avoid further deterioration during the winter months.

15. Check trees for the winter. Be proactive and trim branches if required - be prepared for snow storms, wind and ice.

16. Boilers should be checked and serviced for the winter.

17. Have the HVAC system checked and serviced for the winter.

18. Building generators should be checked and serviced – ready for any power outage.

19. Sprinkler systems for parking garages need to be checked, winterized and in working condition.

20. Ramp heaters need to be checked and turned on - readied for the snow and ice.

21. Outdoor lighting on timers or solar components need to be checked to make sure that they

30 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

are coming on at the appropriate times. Timers will need to be adjusted during the winter months. The solar component may also need to be adjusted.

22. Heat tracking cables should be checked and turned on, 23. Etc.

Owners: 1. Store patio/balcony furniture securely to avoid any damage as the result of high/strong winds.

2. Clean/winterize outdoor flower pots/containers on patio/balcony and store securely to avoid damage from wind.

3. If you live in a townhouse be sure to turn the water off to outside water taps and drain the pipe. Be sure to leave the outside tap open. Wrap exposed pipes with appropriate insulation.

4. If you own a town house and have a woodburning fireplace, you must have it checked and cleaned. Provide the information re work done to the corporation if required.

5. Townhouse owners who have a gas fireplace should have it checked and cleaned.

6. Gas furnace/HVAC systems need to be checked and cleaned. Be sure to change or clean the filters every couple of months during the winter for better efficiency.

7. If you live in a townhouse, check outside vents (i.e., gas) during the winter months and remove any icicles that have formed.

Vents should not be obstructed.

8. Check windows and doors for drafts and seal with caulking

and/or weather stripping. If you notice any other issue, let management know so repairs can be done.

9. Townhouse owners may, or may not be responsible for clearing the snow and salting the walkway/sidewalk to their front door. Even if you have snow removal to your front door, it is still advisable to have a small bag of environmentally friendly salt to use if needed between the applications provided by the snow removal company.

10. If you are travelling, for safety, security and insurance requirements, notify the manager/ superintendent in writing when a unit will be unoccupied for a designated number of days or longer (to be determined by Management/Board). Notifica-

tion should include the contact information (name[s], telephone number[s], email address) of any person(s) responsible for the unit during the owner’s absence, together with vehicle details if the owner’s parking space is to be used during their absence.

11. Check with your household insurance company re their policy regarding the frequency your unit needs to be checked in your absence. Generally, when a unit is unoccupied for 2 days (48 hours) or longer, the requirement is to have the unit checked every 2 days (48 hours) in order for the insurance coverage to be valid.

12. As well, check with your household insurance company re their policy on shutting off the main water tap when away and if

there is a designated timeline. It is generally recommended that unit owners turn off the water in the unit when away in order to ensure the insurance coverage is valid.

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 PropertyMaria Desforges GL, RCM, ACCI , has been in Property Management since 1993, a condominium owner for 32 years and has served on her Board. Maria obtained her RCM in 2006 and her ACCI in 2008. She sat on the Golden Horseshoe Chapter of CCI Board of Directors for 18 years and was a member of the Education committee for years. Maria strong proponent of Director’s education and for empowering the Board with knowledge to assist them govern. Her team approach has promoted high client retention and achieves success solving all situations.

RJC Engineers

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FEATURE

Coming Invasion: RodentProofing Your Property This Fall Brent Chislett

Beacon Pest Control

As summer fades and cooler weather settles in, it’s time to inspect our properties for vulnerabilities. Just like us, rodents seek warm, safe shelter when temperatures drop—and your building could be their next target. Before the invasion begins, there are proactive steps you can take to pest-proof your property and avoid costly pest control interventions.

Why Keep Rodents Out? Rodents are more than just a nuisance—they’re a serious threat to property and health. A single pair of mice can produce up to 1,000 offspring in just a few months, leading to rapid infestations. Left unchecked, rodents can cause: • Thousands of dollars in structural damage from gnawed wood, drywall, and insulation.

32 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

• Higher utility bills due to compromised insulation.

• Decreased property value from visible damage and infestation stigma.

• Health risks, including hantavirus, salmonella, and rat-bite fever—especially dangerous for elderly and vulnerable residents.

And here’s the kicker: most insurance policies do not cover rodent damage, as it’s considered preventable.

How to Keep Rodents Out An effective pest management strategy starts with prevention. The good news? There are simple, cost-effective steps your maintenance team can take to protect your property.

Step 2: Close the All-You-Can-Eat Buffet

Rodents are opportunistic feeders—and they’ll eat almost anything, including grass seed, cardboard, and even wiring.

• Store landscaping materials like grass seed and bulbs in airtight containers.

• Implement proper garbage management: - Use pest-proof bins.

- Keep garbage rooms clean and regularly swept/mopped.

- Ensure dumpsters are closed, not overflowing, and placed away from the building on hard surfaces like concrete.

Step 1: Find the Hole and Fill It

Rodents are escape artists. Mice can squeeze through holes the size of a pencil, and rats through nickel-sized gaps. Sealing these entry points is essential.

• Use steel wool to fill gaps, then reinforce with spray foam insulation for a durable seal.

• For functional openings like vents and weep holes, install commercially available covers that allow airflow while keeping pests out.

Step 3: Cut the Clutter and Keep It Clean

Rodents thrive in cluttered environments. The more hiding spots, the harder they are to control.

• Declutter storage rooms—keep only essentials.

• Use plastic totes instead of cardboard boxes.

• Regularly vacuum, sweep, and mop common areas like lobbies, hallways, and party rooms.

• Don’t forget to clean under furniture, where crumbs and rodents can hide.

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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.

34 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

FEATURE

What You Don’t See - Why Riser Expansion & Support Systems Matter Kaezad Wania, P.Eng Baypath Inc.

B

ehind drywall and sleek interior finishes of every high-rise condominium lies a network of vertical piping systems known as risers. This piping infrastructure is responsible for circulating water for domestic, potable and heating/cooling systems in buildings. While residents may never see these systems, their performance is critical to daily comfort and long-term asset value.

One of the most overlooked, but vital aspects of riser performance is how they are supported and allowed to expand or contract in response to changes in fluid temperature. Improper expansion allowances or inadequate support can lead to pipe stress, joint failure, water damage, and costly repairs. In this article, we’ll explore what riser expansion and support systems are, why they matter, the common challenges faced in retrofitting these systems, and the recommended steps that condominium corporations and property managers can take to safeguard these hidden systems.

1. What Are Riser Expansion and Support Systems?

As water or heating fluids move through riser pipes, their temperature fluctuates significantly. This is most apparent in two-pipe fan coil systems, where supply temperatures during the summer months range from 40°F to 45°F, and during winter, they range from 160°F to 180°F, resulting in a temperature variance as large as 140°F in some systems. When fluid temperatures rise, the piping material expands; when temperatures drop, the material contracts. This expansion and contraction may seem minor, but over the height of a 30- or 40-storey building, these small movements accumulate into several inches of linear displacement.

To accommodate this movement and prevent stress on the piping system, engineers incorporate riser expansion and support systems, which are comprised of the following core components: • Expansion Joints or Loops: Flexible sections of pipe or mechanical joints that absorb expansion movement.

• Guides: Components that allow controlled movement in a longitudinal direction (along the riser length) but restrict lateral movement. These components are critical in ensuring the riser expands and contracts unidirectionally.

• Anchors: Anchors hold the pipe firmly in place to prevent uncontrolled displacement. These components ensure that the expansion and contraction of piping remain controlled and support the pipe’s vertical load.

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• Flexible Couplings: May be required in retrofit applications to absorb small displacements in risers.

excessive axial stress, soldered, brazed or threaded connections within the riser system can fail.

•

Anchor Pull-out or Deformation: Compromised anchor points can lead to the riser falling, resulting in branch pipes coming into contact with fan coil or heat pump cabinets. In extreme cases, the pipe damage can lead to water leaks.

•

Bent Riser Pipes: Undersized expansion loops or compensators result in thrust forces being transferred to anchor points which aren’t designed to accommodate these high loads.

This results in the pipe bowing or buckling as it cannot move freely.

2. Importance of Riser Expansion & Support Systems As the temperature of fluids within riser piping changes, the pipe material itself expands or contracts. This is particularly relevant in heating and cooling systems where temperature variances are substantial. For example: • A steel riser spanning 30 floors can expand more than 2 inches with a 100°F temperature increase.

• A copper riser, which has a higher coefficient of thermal expansion than steel, can expand up to 3.2 inches over the same rise and temperature change.

When expansion is not properly accounted for, this movement places undue stress on joints, supports, and fittings, compromising the system’s structural integrity over time.

3. Consequences of Improperly Designed or Installed Systems

Figure 1: Compromised anchor point, resulting in the riser dropping.

Figure 4: Branch line in contact with the side of the cabinet due to excessive lateral movement.

When expansion and support systems are poorly designed, incorrectly installed, or missing entirely, the following are the most common symptoms: •

•

Noise from Behind the Walls: lack of guides (common occurrence in buildings) results in lateral movement, damaging the internal components of expansion compensators, resulting in noise.

Pipe Joint Failure: Due to

Figure 3: Bent riser pipe due to buckling.

4. Common Retrofit Challenges in Condominium Buildings

Figure 2: Riser dropped, resulting in the branch line coming in contact with the fan coil unit cabinet and bending.

36 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Retrofitting riser expansion and support systems in existing high-rise condominium buildings often comes with its own unique challenges. Unlike new construction, where riser pipes are completely exposed and expansion and support system provisions can be designed and coordinated, retrofit

projects need to navigate around physical limitations, existing inefficiencies and accessibility issues arising from the existing structure.

Below are some of the common challenges experienced:

•

•

Physical Limitations: •

•

Risers are typically located in narrow pipe shafts behind existing walls within residential units.

Clearances between pipe shafts and the existing unit cabinets and drywall are tight, requiring innovative strategies to install new anchors and guide supports.

Accessibility & Scheduling Disruptions: •

Access to the riser piping requires suite entry and the demolition of existing walls.

Coordinating entry with numerous residents can delay timelines and limit working hours if not carefully planned.

Noise and periodic heating/ cooling disruptions must be managed and communicated to residents well in advance.

Structural Constraints: •

Surrounding concrete slabs and walls restrict the placement of new equipment, requiring engineers and manufacturers to modify designs.

•

Limited structural slab availability may cause challenges when installing anchors, as anchors are required to be supported by structural elements to withstand the riser loads.

5. Recommended Best Steps Similar to other mechanical components and equipment within buildings, riser expansion and support systems require both proactive measures to ensure longevity and reactive intervention to tackle failures.

Proactive Measures: •

Review of Riser Expansion and Support systems during 1st year and 2nd year Performance Audits: This practice may be costly and cause disruption of newly built suites, but catching deficiencies at this time could result in invaluable longterm benefits for the corporation by having the builder remediate any defects during the warranty period. continued…

Larlyn Property Management Ltd.

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•

•

Accurate As-built Drawings: Working with the developer during the 1st year and 2nd year performance audit reviews to create accurate as-built drawings showing the correct location of the riser expansion and support systems would save considerable time and costs in the future when replacement is required.

Routine Riser Audits: Corporations should conduct riser expansion and support system audits every 3 – 5 years to identify signs of riser movement and bowing

into the condition of the riser expansion and support system.

Reactive Intervention: •

Avoid Re&Re Replacements: I commonly hear that a failed expansion joint was replaced with another similar type. If the root cause of the failure is not addressed, the newly installed expansion joint will fail again within a couple of years.

•

Engage Professional Engineers: Riser expansion and support systems should be designed to ensure correct load requirements, thermal expansion allowances and existing piping layouts.

to prevent catastrophic failures.

• Fan Coil / Heat Pump Maintenance Reviews: One of the simplest ways to monitor riser

movement is when completing Fan Coil and/or Heat Pump Unit maintenance in suites. Observing the positioning of the branch lines can provide critical insight

•

Phased Remediation: Corporations may opt to phase remediations due to budgetary constraints and manage disruption to residents. Trained professionals can help guide and

provide a phasing methodology and strategy.

Though hidden behind walls, riser expansion and support systems are essential to the safe and efficient operation of high-rise condominiums. When properly designed and maintained, they accommodate thermal movement, prevent structural stress, and reduce the risk of pipe failure and water damage. When overlooked, however, they can lead to costly repairs, resident disruption, and long-term asset deterioration.

Kaezad Wania, P.Eng is the Vice President of Engineering & Operations at Baypath Inc. With over nine years of experience in building systems engineering, Kaezad has managed and supported numerous condominium corporations through a wide range of projects, including equipment & system retrofits, building audits, technical investigations, and energy efficiency upgrades.

If you have a suggestion for one of our videos, please feel free to reach out to us at admin@cci-ghc.ca 38 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Condo of the Year Information

Would you like to Win $ 500 for your Condominium?

Condo News VOL. 16, NO.4

| SUMMER 2012

DIGITIZED

Golden Horseshoe Chapter of the Canadian Condominium Institute VOL. 4 • SPRING

2020

Feature Condo:

GARTH TRAI LS THE VILLAG E

Coronavirus (COVID -19) and Condos – Meetings, Messag ing and Maintenance Is Your Condom inium Ready for the New Construction Act? The Differences and Risks betwee n Open and Closed Irrigati and Regularly Review on Systems ed Systems CONDOMINIUM INSURANCE: Market Crisis or Market Correction?

Spring Condo Walkab out Spring Clean Up - A Landscaper’s Perspective Preparing for the Annual Audit of Your Condominium’s Financial Statements Valuable Lesson s from Amlani et al v.

York Condo. Corp.

No. 473

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

Feature Condo: 20 John

2020 Winner

Street, Grimsby

FEATURE CONDO

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

The article should highlight the following points • What are the features/qualities that make your community unique; • What accomplishments has your condo achieved; • What is the overall environment like within your condo community; and • What makes residents proud to live in this community?

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.

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.

Spring

Article deadline March 15th

Summer

Article deadline June 15th

Fall

Article deadline September 15th

Winter

Article deadline December 15th

NN#151

CCI-Golden Horseshoe Chapter PO Box 37 Burlington, ON L7R 3X8 Email: admin@cci-ghc.ca

O

Dundas Distr

ict Lofts - “The

Condo News – SPRING

2021

514”

13

W

hat do you do with a beloved schoolhouse that has been left empty for a number of years?

Well in the case of the Dundas District school, you sell it to a capable develop er and transform it into high end condominiums.

FEATURE CONDO

edifice into a comfort able but high-en d living space. front façade of the building had to be There were many maintained in its hurdles to jump original design for to enable the transfor historical purposes. mation In 2015 to a residential building of the property brothers won a Heritage the Valvasori from the municProperty Develipality zoning perspec oper Recognition Award from the tive. Additionally, City of The Valvasori Group there were regulati Hamilton for the (brothers Dave & ons to abide by transfor mation Mike) purchased from of this the Hamilton Conserv building. Most of this iconic property the units were sold ation Authority at the western end & Niagara Escarpm before the of King Street in developers even ent Commission Dundas from the Hamilto because of the proximit mal marketing effort! launched a forn District school y to the Niagara The first resident board in 2009. The school escarpment, Spencer s moved in during withForest Creek and a busy its Gothic Glen the summer of 2014. ns of feaMansio tures, railway track. Several built in 1929 just Restorations such Feature Condo: Thedas below the Dunconditions had to Peak and Webster be met before the covered by a TARIAN as this are not ’s & Tew’s Falls, had permits for construc warranty but the gone from being tion were even builder stayed on an elementary school issued. Finally, in site for the first year to 2012 a high school and the of occupan transfor cy, fixing issues finally a middle school. mation of the that arose and property Along the way there began. serving as property had manage been many ment. In fact, building addition By early 2013 the they still show up s and renovations internal design had to lend a hand or which made for a challeng been developed. help to solve a problem The plan included e to develop the when needed. Once transstructure into what forming the site the property was was envisioned. into 44 individu registered, owners The al units award-winning with a gym, the elected a 3-perso developers, along addition of 35 individu n Board to work with innovative and al garages (space with the developer / visionary designe for 48 vehicles property manage rs and ) that architects, planned r while matched the original we transitioned to transform this to a property manage building and balconies for the side ment company. and rear units.

The 12 As we have learned GOLDEN HORSESH OE CHAPTER together and OF THE CANADIA

2022 Winner

’ The ‘Mansions of Forest Glen

N CONDOM

INIUM INSTITUT

E

2023 Winner Two condominium corporations joined by a common entrance and share many of the common amenities.

FEATURE CONDO

Feature Cond

o: Hearthstone

8111 Forest Glen Dr. Niagara Falls, Ontario

OF THE CANADIAN CONDOMINIUM

by the Lake

INSTITUTE

Hearthstone by the Lake

2024 Winner

HCC #377...O ne of Burlington’ s best kept and most bea utiful condominiu m properties.

16 GOLDEN HORSESH

OE CHAPTER

The GHC Communication Committee

2021 Winner

that I atways persevered. Our first AGM has made We really cially during this Pandemic, story tended was in October 2017. it is to ur home is a quaint, three had been everyone realize how important aren’t sure if official AGM’s concrete block building tucked surround you It was at the live where the people who in properly called in the past.

Alback in on John Street difference becare about you and your well-being. faces a 2017 AGM we learned the Grimsby. The rear of the building on your neighbour, oft in FEATUR checking managemen ways property a running E CONDO tween having just like mature woodland with a small condominium fering help in any way needed, Feature Condo Creek which company to manage your creek - part of the 40 Mile : Dundas Distric The meeting family. t Lofts - “The The spring is over private management. it has 514” runs right through Grimsby. was held on Being new to condo living, begin to was an absolute disaster. It necessary to beautiful watching the trees our building – a opened our eyes to what is of as lobby spectacular third-floor is the fall . It bloom, however the stand theme. manage and operate a condominium and winbring your own chair or a unit, with the colour bursts from the trees owners who means working together as you think There were only a handful of ter is like a wonderland!! Can Board members and experithrough of talked team a whom of your of most – rest attended important of a better place to spend the of attenenced Management. The most the entire meeting. The lack and always aging days? We can’t. to the fact fact is to listen, have patience ly 46 years dance was apparently due difficult The building is approximate were also a try to find ways to work through concrete that all previous meetings Use hard old. Originally built as a 40-unit decisions – problem solving.

2001 a condisaster. accomplish block apartment building. In The Presiwork and perseverance to the building I took notes to review later. tractor decided to convert with the Vice your goals. bedrooms dent ran the meeting along through into 29 units each with two on the BOD Our Condominium has been baths. Our President who both had been we have alone bath and some with two many challenging times, and espefriendly caring family atmosphere,

12 GOLDEN HORSESHOE CHAPTER

Interested applicants should submit their articles, or contact information for an interview, by mail OR by email to:

20 John Street, Grimsby

OF THE CANADIA

N CONDOMINIUM

INSTITUTE

Winners in previous issues of Condo News Condo News | FALL 2025

39

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! 40 GOLDEN HORSESHOE CHAPTER OF THE CANADIAN CONDOMINIUM INSTITUTE

Be a part of the Condo News magazine by submitting an article for an upcoming issue.

•

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.

Don’t forget to:

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

•

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

•

Include your credentials next to your name.

Email your submission to admin@cci-ghc.ca

Condo News | FALL 2025

41

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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