are you ready for winter? - choa · are you ready for winter? 457313 9/20/07 3:46 pm page 1. the...
TRANSCRIPT
CONDOMINIUM HOME OWNERS’ ASSOCIATION OF B.C.$ 4 . 9 5 S E P T E M B E R 2 0 0 7
INSIDE THIS EDITION
Planning for the Future … 3
CMHC Rental Survey … 3
The Unpaid Deductible –Part 2 … 7
Guide to Winterization … 12
Maintenance Matters:Sealants … 15
Business Directory ... 28-29
w w w . c h o a . b c . c a 1 . 8 7 7 . 3 5 3 . 2 4 6 2
Are You Ready for Winter?
457313 9/20/07 3:46 PM Page 1
The Homeowner Protection Office offers free, up-to-dateinformation to assist homeowners and homebuyers.
This information includes:
• Options for Resolving Residential Construction Disputes – guide
• Application packages for no-interest repair loans and the PST Relief Grant for owners of leaky homes
• Buying a New Home: A Consumer Protection Guide• Managing Major Repairs —A Condominium Owner’s
Manual (available on-line)• A registry of licensed residential builders and building
envelope renovators.
For more information contact the Homeowner Protection Office:
Assistance to Condo Owners
Toll-free: 1 800 407 7757Email: [email protected]
Website: www.hpo.bc.ca
B U I L D I N G B C
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CHOA Journal September 2007 3
CONDOMINIUM HOMEOWNERS’ ASSOCIATION OF BCThe Condominium Home Owners’Association of BC promotes theunderstanding of strata property living andthe interests of strata property owners by providing: advisory services; education;advocacy; and resource support for itsmembers.
Website: www.choa.bc.ca
E-mail: [email protected]
Toll-Free: 1-877-353-2462
SUITE 202-624 COLUMBIA ST.NEW WESTMINSTERB.C. V3M 1A5TEL: 604.584.2462FAX: 604.515.9643
CHOA JOURNALThe CHOA Journal is published quarterlyby the Publisher.
DISCLAIMERThis publication is designed to provideinformative material of interest to itsreaders. It is distributed with theunderstanding that it does not constitutelegal or other professional advice.Although the published material isintended to be accurate neither we norany other party will assume liability for lossor damage as a result of reliance on thismaterial. Appropriate legal advice or otherexpert assistance should be sought from acompetent professional.The services orproducts of the advertisers contained inthe CHOA Journal are not necessarilyendorsed by the Condominium HomeOwners’ Association.
ADVERTISERS WELCOMEFor advertising information and rates,please contact our office.
TEL: 604.584.2462FAX: 604.515.9643
MEMBERSHIP INQUIRIESNew members are always welcome.Contact CHOA for more information.
CHOA BOARD OF DIRECTORSBill Miller, President—LMS1000Silvana Trotter, Past President—NW48Broc Braconnier, Vice President––KAS1884Evelyn Barry, Treasurer––NW1370Chris Rogerson, Secretary—LMS600
Karen Davidson—LMS2851Heinz Maassen—NW955Marion Mitchell—LMS358Mary Stojanovic—VR53
Emma Thibodeau—VAS0024Ted Tufford—NW3160Sonia Williams—VR 204Don Winchester—NW57
Allyson Baker, Business MemberDoug Correa, Business MemberAdrienne Murray, Business Member
STAFFTony Gioventu, Executive DirectorNettie Young, Accounting and ReceptionHeidi Marshall, Communications OfficerLynne Arling, Advisor InteriorSharon Kelly, Advisor Vancouver IslandChris Jodoin, Membership Co-ordinator
Contact the CHOA Office:Phone: 604-584-2462 (Local 2)or Toll Free: 1-877-353-2462 (Local 2)Email: [email protected]
Websi te : www.choa.bc .ca M embers’ Pa sswo rd: pine
This issue of the CHOA Journal is about preparing for thefuture. Included is an article about winterizing your strata.
Also included is a Homeowner Protection Office MaintenanceMatters bulletin that discusses everything you need to knowabout sealants, plus a follow-up article written by AdrienneMurray that further discusses insurance deductibles (part 1 ranin the July issue of the CHOA Journal).
Another key aspect of preparing for the future is education.CHOA has once again put together a comprehensive fall educa-tion program. Our strata seminars will run throughout theprovince: from Prince George, to the Lower Mainland, to theB.C. Interior and Vancouver Island. This year we are adding anew symposium dedicated to Facilities Management. HeldSeptember 29th in Surrey, this symposium will address themany crucial issues a strata needs to consider when maintain-
ing your facility. Topics will include: exterior maintenance,roofing, long-term reserve planning, landscaping, plumbingand indoor air quality. Have you ever wondered how your stra-ta can best plan for the future? If so, this seminar is for you.
CHOA will also host several evening seminars at our NewWestminster Office, plus our regular evening seminars in TumblerRidge, Kamloops, Vernon and Kelowna. Two new locations forour evening seminars include Chilliwack and Ladner. Added tothis will be our Vancouver Legal Symposium and our full daysymposiums in Victoria, Nanaimo, Prince George and Penticton.
Our goal is to ensure our educational seminars are alwaysof value to our members. For more information on CHOA’s Fall2007 Education Program please visit our website atwww.choa.bc.ca/seminars.html or call the office at 1-877-353-2462 ext. 2. ▲
Planning for the Future
| Antonio (Tony) Gioventu, Executive Director
CMHC to Conduct Rental Survey
During September, Canada Mortgage and HousingCorporation (CMHC) will be conducting its annual survey
of rentals in condominiums in the Greater Vancouver area,which will form a part of our annual Rental Market Survey.
Members of the Condominium Home OwnersAssociation (CHOA) may be contacted, either by phone orin-person, to complete this short survey. Apartment condo-miniums will be surveyed while townhouses and duplexeswill be excluded.
The co-operation of the condominium sector in completingthis survey is vital to ensure CMHC gathers sufficient data toanalyze the rental condominium market and we appreciate yourtime. The condominium sector plays an important part of thesecondary rental market, especially in markets with low vacan-cy rates such as Vancouver. This survey will be a valuable
resource for condominium owners as it will provide informationon the number of units being rented out, as well as the rentalrates being charged for private condominiums. All informationwill be aggregated so that anonymity and privacy are assured.
CMHC's Rental Market Reports, published in June andDecember, represent Canada's most comprehensive sourcefor information on regional and local apartment vacancyrates and rent averages.
CMHC’s Market Analysis Centres provide detailedlocal, provincial, regional and national market informationto help the housing industry and consumers makeinformed decisions. Condominium owners and managerscan subscribe, or download, CMHC’s Rental MarketReports for free by visiting CMHC’s website atwww.cmhc.ca/housingmarketinformation. ▲
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4 CHOA Journal September 2007
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CHOA Journal September 2007 5
www.cccm.bc.ca
• Pressure Washing
• Traffic Line Marking
• Industrial Painting
Fax: 604-460-6582Visit us at www.titanpainting.ca
• Int. & Ext. Painting
• Drywall Repairs
• Texture Ceiling
Liability & WCB Insured
457313 9/20/07 3:46 PM Page 5
6 CHOA Journal September 2007
Strata issues got you stressed-out?Don’t panic...call Bayside.
6400 Roberts Street, Suite 100 • Burnaby • BC • V5G 4C9 • Phone 604.432.7774 • Fax 604.430.2698
Toll Free 1.866.867.5760
www.baysideproperty.com
457313 9/20/07 3:46 PM Page 6
CHOA Journal September 2007 7
In the last edition of the Journal, I discussed the case of TheOwners, Strata Plan LMS 2835 v. Mari in which the British
Columbia Supreme Court considered a strata lot owner’sresponsibility to pay a Strata Corporation’s insurancedeductible. The Court concluded that a Strata Corporation cansuccessfully sue an owner for the deductible if the owner hascaused or brought about the event that resulted in the damage.The owner does not have to be negligent in order to be consid-ered “responsible” and thus liable to pay the deductible.
A second decision regarding insurance deductibles andreimbursement to a strata corporation provides further guid-ance on an owner’s responsibility to re-pay the strata corpora-tion for the cost of repairs. Both cases highlight the importancefor an owner of obtaining appropriate and adequate insurance.
In Strata Plan KAS 1019 v. Kieran, Simkus and Wawanesa,the Strata Corporation sued the owners of a strata lot in SmallClaims Court for the cost of repairs to their strata lot that wererequired after a water pipe burst. The burst pipe was behind abedroom wall and burst as a result of high acid levels in thelocal water and not as a result of any negligent act or omissionof the owners.
The damage that occurred was restricted to inside the own-ers’ strata lot. No common property was damaged. The strata cor-poration repaired the damage at a cost of $3,787.80. At the time,the deductible for the insurance maintained by the strata corpo-ration was $10,000. Because the damage was below the amountof the deductible, the strata corporation did not make a claim onits insurance. The strata corporation requested that the ownersreimburse the strata corporation for the $3,787.80 that it paid torepair the owners’ strata lot. The owners’ insurance company(Wawanesa) paid $2,500 to the strata corporation. Wawanesarefused to pay any additional funds based on the wording of thepolicy in place between Wawanesa and the owners.
The strata corporation sued the owners for the remaining$1,278.80. The owners claimed against Wawanesa.
In reaching her decision, the Provincial Judge consideredtwo issues, namely the obligation of the owners to repair theirstrata lot and the wording of the insurance policy that the own-ers had with Wawanesa.
OWNER’S OBLIGATIONS TO REPAIR The Judge noted that, under the bylaws, owners are respon-
sible to carry out repair and maintenance to their strata lot. Thestrata corporation’s responsibility is to repair and maintain com-mon property. The Judge also noted that neither the pipe nor thearea that was damaged was within the strata corporation’s respon-sibility to repair and maintain. The Judge concluded that becausethe damage occurred within the strata lot and not to commonproperty, the obligation to carry out and pay for the repair wasthe responsibility of the owners. The Judge stated that althoughthe strata corporation had a duty to obtain insurance, it did nothave a legal obligation to pay for the repairs to the strata lot.
In this case, because the strata corporation had carried outthe repair, it was entitled to recover the full amount that it hadpaid to repair the strata lot.
INSURANCE POLICYThe next issue for the Judge was whether the owners could
recover the amount that must be paid to the strata corporationfrom their insurer, Wawanesa. The Judge concluded thatWawanesa must pay to the owners the amount claimed by thestrata corporation, minus the deductible of $500. The Judgereached her decision based on the wording of the insurancepolicy. The decision was upheld on appeal to the BritishColumbia Supreme Court.
As individual policies vary, it is not necessarily helpful toreview the precise wording of Wawanesa’s policy. Rather, thereal significance of the decision is that it highlights the need forevery owner to closely review the language in their policy to besure that they are appropriate and adequately insured.
APPROPRIATE AND ADEQUATE INSURANCE COVERAGE To determine whether their insurance policies are appro-
priate owners should determine how their current policywould respond to the following situations:
You turn on your dishwasher and walk out of the kitchen. The pumpor hose underneath the dishwasher breaks. As you are sitting in theliving room reading the newspaper, you notice that your feet aregetting wet and you then discover the water coming from the kitchen.
Scenario 1 1. The damage is confined to only your strata lot, but there isdamage to the flooring, carpeting, parts of the drywall, and portionsof the kitchen cupboards. The strata corporation has a deductible of $25,000. The strata corporation contacts the restoration company and arrangesfor the clean up and repairs. The strata corporation then advises youthat the cost is $22,000. The strata corporation is entitled to recoverthese fund from you based on the Kiernan decision.
Does your insurance policy cover the $22,000?
2. The damage from the dishwasher is not confined to your stratalot and the water damages common property and other strata lots. The cost to repair is $35,000, the insurance deductible is $25,000.
Although you were not negligent, the strata corporation hasadvised you that you must reimburse the strata corporation for the$25,000 deductible. If there are no bylaws that limit the stratacorporation’s ability to recover, the strata corporation is entitled tocollect the $25,000 from you based on the Mari decision.
Does your insurance policy cover the $25,000?
To determine whether the amount of their insurance is ade-quate, owners should know the amount of the deductible on theStrata Corporation’s policy. Because owners may be obligated topay the deductible on the strata corporation’s policy, ownersmay wish to obtain insurance, to the extent that it is available,to pay the deductible if necessary.
The significance of having appropriate and adequate insur-ance cannot be overstated.
Many owners believe that they will only be required to paythe strata corporation’s insurance deductible if they are negligentor do something foolish. However, based on the Mari and Keirnancases, the every day and innocent acts of turning on a dishwash-er or a washing machine can expose owners to costs in the tens ofthousands of dollars if the dishwasher or washing machine mal-functions. Having appropriate and adequate insurance is nowmore important for strata lot owners than ever before. ▲
The Case of the Unpaid Insurance Deductible – Part 2
| Adrienne Murray, Adrienne Murray Law Corporation
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8 CHOA Journal September 2007
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CHOA Journal September 2007 9
This year Chatwin Engineering Ltd. celebrates 25 years ofproviding engineering services. Over the past years, ChatwinEngineering has built a solid reputation as one of VancouverIsland’s leading consulting engineering companies. We recentlyexpanded into the Lower Mainland by opening an office inBurnaby.
Chatwin Engineering Ltd. offers the following services:• Building Envelope Condition Assessment• Drainage Assessment / Mould Remediation• New Construction Envelope Services• Detailed Design and Specification• Cost Estimates• Tender and Construction Services• Contract Administration• Certification / Government Liaison• Negotiation Strategies / Expert Witness• Building Envelope Maintenance Inspections• Building Envelope Renewal Plans• Reserve Fund Studies• Due Diligence Surveys• Strata Member Education Programs• Civil Engineering Services• Environmental Services
130-6400 Roberts StreetBurnaby, BC V5G 4C9
1614 Morey RoadNanaimo, BC V9S 1J7
130-1555 McKenzie AvenueVictoria, BC V8N 1A4
5
www.chatwinengineering.com
Fire, FloodRestoration
Asbestos, MoldRemediationOdour ControlCarpet Repair
24 HR EmergencyService1-800-46FLOOD
Suite 103 - 197 Warren Ave. EastPenticton, B.C. V2A 8N8 Email: [email protected]
JEFF McCALLUMTEL: (250) 493-6623
(250) 494-8949
FAX: (250) 493-6603
VANCOUVER WHITEHORSE TORONTO CALGARY EDMONTON
LONDON KITCHENER-WATERLOO GUELPH MARKHAM MONTRÉAL
Robson Court, 1000-840 Howe StreetVancouver, BC V6Z 2M1
Tel: 604.687.2242Fax: 604.643.1200
www.millerthomson.com
For more information, please contact:
MARI A. WORFOLK604.643.1240
Miller Thomson LLP’s
Condominium Law Group
Bylaw drafting and enforcementStrata reorganizationsStrata fee collectionsDispute resolution and avoidanceStrata governance and meetings
We have extensive experience serving thelegal needs of the strata community. Theservices we provide include:
Lynn Ramsay, Q.C.
Mari Worfolk
Michael Walker
Henry Leung
Angela Rinaldis* speaks Cantonese & Mandarin** speaks Italian
*
**
457313 9/20/07 3:46 PM Page 9
10 CHOA Journal September 2007
Fall Maintenance for Multi-Unit Residential Buildings
Have your furnace or heating system serviced by aqualified service company every two years for a gasfurnace, and every year for an oil furnace.Open your furnace humidifier damper on units withcentral air conditioning and clean the humidifier.Lubricate the circulating pump on your hot water heatingsystem.Examine the forced air furnace fan belt for wear,looseness or noise; clean the fan blades of any dirt build-up (after disconnecting the electricity to the motor first).Check and clean or replace your furnace air filters eachmonth during the heating season. The filters onventilation systems, such as heat recovery ventilators,should be checked every two months.If you have a heat recovery ventilator and it has been shutoff for the summer, clean the filters and the core, andpour water down the condensate drain to test it.Check your sump pump and line to ensure properoperation, and to ascertain that there are no lineobstructions or visible leaks.Ensure all your doors that lead to the outside shut tightly,and check your inside doors for ease of use. Renew thedoor’s weatherstripping and caulking if required.For garage doors, check the adjustment of the self-closingdevice to ensure the door closes completely.Clean the leaves from your eavestroughs and roofs, and testthe downspouts to ensure proper drainage from the roof.Check for any obstructions to roof vents.Winterize landscaping. For example, protect young treesor bushes for winter.
C a n a d a M o r t g a g e a n d H o u s i n g C o r p o r a t i o n
The first cold snap is not the best time to discover you havea heating or power problem. A routine maintenance check ofthe building’s heating and back up power systems can helpprevent potential problems from becoming bigger andperhaps more expensive issues.
Key things to look for in the heating system include cleanand clear air ducts and coils. Also, ensure that air filters arereplaced regularly and clean out dust in the air handlingsystem that can act as fuel for fire, prevent good airflow andcause indoor air quality problems.
Gas-fired heating boilers should be cleaned and checkedevery two years. Oil-fired boilers should be cleaned andchecked annually. Electric boilers that supply domestic hotwater should also be checked and cleaned every two years.
All backup power systems – whether web/dry cell batteries ornatural gas/diesel fuel-fired generators - should be routinelychecked to ensure they are in proper working order.
Monthly generator tests are recommended. The generatorsshould be tested under load for 60 minutes. Also, check andgrease the battery terminals for protection. Make sure thatnone of the emergency lights are more than 25 watts perfixture, because if too much power is drawn, the batterieswill not last. The standalone emergency light-battery packunit should also be checked. Ensure the lights work (duringa power failure) by pulling the plugs.
Remember, some of these tips will be the responsibility ofthe building owners, and others apply to individual unitowners. Owners or managers of rental buildings, however,are responsible for both building and unit maintenance.
As the days grow shorter and cooler, your home’s lighting and heatingdemands change. So, to ensure your home makes the grade through winter,why not prepare with a little seasonal maintenance:
Lance Jakubecis a Senior ResearchConsultant with CanadaMortgage and HousingCorporation (CMHC)BC Region.
CMHC is Canada’s national housing agency and a source ofobjective, reliable housing expertise. For more information or to order any of the publications below call 1-800-668-2642or visit www.cmhc.ca.
Ask CMHC for the following About Your House publications:Home Maintenance ScheduleEmergency back-up power for Your HomeAlso, check out CMHC’s: Operations Manual for Maintenance and Custodial Staff: ($24.95)Operations Manual for Owners and Managers: ($24.95)
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These columns areprepared specificallyfor owners and managers of multi-unit residential buildings in BC.For feedback on thiscolumn or to requesta topic, please email:CommunicationsBC@
cmhc.ca
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CHOA Journal September 2007 11
YOUR LEGAL TEAM FOR STRATA MATTERS
520 – 789 West Pender Street, Vancouver BC V6C 1H2 Tel: (604) 688-0930 Fax: (604) 688-0945 www.mclc.ca
• Collecting strata fees and special levies• Resolving disputes through all avenues including
litigation, mediation and arbitration
• Drafting bylaws, contracts and resolutions• Advising strata corporations about governance• Assisting with issues regarding municipalities
Led by Elaine McCormack’s 14 years serving the strata community, your legal team deals with matters which include:
457313 9/20/07 3:46 PM Page 11
Winterization is the annual process of preparing buildings, andtheir surrounding sites, for the onset of sustained inclement
weather. There are two general categories of winterization:
• Complete seasonal shut down, for vacated buildings,where the property is not utilized by people or heatedthroughout the winter season.
• Preventative measures for buildings and sites where thefacility continues to operate during the winter season andis exposed to normal patterns of activity.
In this article we focus our attention on occupied winteriza-tion. In light of the old adage that “An ounce of prevention is wortha pound of cure”, the purpose of a winterization program is:
• To protect the owners' investment by mitigatingdeterioration of the vulnerable components during thewinter months.
• To keep all critical systems operational without wastingenergy due to excessive infiltration and exfiltrationthrough the building envelope.
• To ensure that the facility remains comfortable, functionaland safe for the occupants and their guests.
Winterization includes the implementation of site-specificmeasures to protect against various influencing elements,including: the actions of the wind, rain, snow, ice, freezing tem-peratures, vegetation, people, and vehicles.
WINTERIZATION STRATEGIESThose who are tasked with having to establish a winteriza-
tion program should understand that any winterization strategymust incorporate with the following five steps.
1. Identify Historical Problem Areas Every building has a few vulnerable features that tend to be
problematic every winter. A significant amount of time is gener-ally devoted to these recurring problems. It is therefore helpful toprompt our memories by asking the following types of questions:
• Which roof drains tend to get blocked more often thanothers?
• Where did the gutters previously leak?• Where do the pathways sometimes become slippery and/or
full of ponded water?
Prior strata council members, the property manager, and ser-vice contractors are good resources for assistance in preparingthese lists of recurring historical problems. The strata council'sattention should initially be focused on these problem areas.
2. Determine the Extent of Deferred Summer Maintenance Due to limited budgets, many strata corporations are
unable to carry out all of the required maintenance each season.It is therefore necessary to keep a current catalogue of the accu-mulated deferred maintenance and to understand how to prior-itize this backlog of outstanding work. Ask the following typesof questions:
• What is the condition of the sealant on the windows, doors,walls and roof?
• Did we repair all the cracks and potholes in the asphaltroadways?
• Did we clearance prune the trees away from the roofs andwalls?
• Is the winter servicing of our boilers/furnaces included aspart of an annual maintenance contract?
• When was the last time the roof drains were inspected andcleaned?
While all maintenance is ‘important’, not everything is‘urgent’ at any one time. Skill is required to differentiatebetween those items that are discretionary and those that mustnot be postponed any longer.
Council members should seek advice from their propertymanager and others for guidance on how to quantify and pri-oritize the maintenance backlog to achieve the three winteri-zation objectives mentioned at the beginning of this article.
3. Recognize the Unique ‘Personality’ of the Building.Winterization requirements vary from place-to-place,
depending on factors such as local climates, topography, nativesoils, vegetation and water table. Winterization also varies frombuilding-to-building, depending on factors such as architec-tural features and space heating systems. These factors deter-mine the frequency and type of maintenance activities andleads to the following types of questions:
• Which parts of our building are difficult to access formaintenance and sometimes get neglected?
• Which sides of our building are most exposed to winddriven rain?
• Where are the splash zones when water spills over the roofor other projections?
• Do our trees shed leaves onto our roofs and accumulate inthe gutters at particular locations?
• Which are the high traffic locations where snow clearing ismost important? In which direction does storm water drainoff the site?
• What type of heating system do we have (electric orhydronic baseboards, forced air, heat pumps, etc)?
4. Understand the Community's Role in Winterization. A good winterization program can be easily undermined by
a lack of care on the part of some residents. The communityplays both a direct and indirect role in the winterization pro-gram, which is evidenced by the following types of questions:
• Are we going to rely on any owner volunteers for snowclearing, drain cleaning, etc?
• Have we issued a reminder notice to our residentsregarding outdoor hose bib shutoff, storage of seasonalfurniture, etc?
• Have we set up a contract for snow clearing services? • Have we made arrangements to have the sprinkler
irrigation system shutdown?• What supplies do we need to keep on site, such as ice melt,
snow shovels, etc.
Maintenance includes checklists of the things that “mustbe done” to keep the facility in good working order (such asinspecting, cleaning, lubricating, and refastening). “Care”, onthe other hand, contemplates things that “must be avoided” in
12 CHOA Journal September 2007
…cont’d on page 23
Guide to Winterization| David Albrice, RDH Building Engineering Ltd.
457313 9/20/07 3:46 PM Page 12
CHOA Journal September 2007 13
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14 CHOA Journal September 2007
Audit ServicesFOR STRATA CORPORATIONS MADEEasy
Cal l Venus Vi l la lobosor Bruce Hurst, CGA at:
( 6 0 4 ) 2 7 3 - 9 3 3 8.vvil [email protected] h u r s t @ r h n c g a . c o mw w w . r h n c g a . c o m
At Reid Hurst Nagy, we are not your typical accounting firm. We make your audit process easy to understand and we fully explain the results to you.
We have provided audit services for over 25 years and areexperienced in serving strata corporations.
Call us today to find out how we can make your audit easier.
981 West 21st. Ave, Vancouver, BC V5Z 1Z2TEL: 604-731-5694 FAX: 604-731-5641 CELL: 604-831-5694
We offer Full Cleaning and Caretaking Services and we areavailable 24 hours for your convenience. We are covered byWCB, fully bonded and carry liability insurance.For quote or more information please call . . . or go to ourWebsite at: http://www.markvance.com
457313 9/20/07 3:46 PM Page 14
CHOA Journal September 2007 15
✧
What is sealant?
Sealants are glue-like materials capa-ble of being shaped or formed, andare generally used between buildingpanels or between different compo-nents of the building envelope. They quickly cure and transforminto a flexible semi-solid materialthat reduces the flow of water, air,dust or smoke. Sealants can provideseals around windows, doors, dryervents, and other types of penetra-tions such as pipes, chimneys andelectrical wires.
Sealants can allow for slight move-ment of different parts of the build-ing envelope caused by changingtemperatures, strong winds or humid-ity. Most building materials joinedby sealants will expand when gettingwarmer or wetter, and shrink whencooling off or drying out. Sealantshelp to ensure that the building envelope functions properly in thesechanging conditions. To performsuch duties, sealants must be able to:• bond to surfaces with sufficient
strength• resist exposure to natural elements
(e.g., water, sunlight, temperaturevariations)
• accommodate expected movementof building materials.
Lack of maintenance and replacement of aged or
degraded sealants can causedamage to the building
envelope and will negativelyaffect its durability.
Sealants are used at many different locations in the building envelope. They
are important building components and mustbe adequately inspected and maintained.
BU
ILD
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INT
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BU
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Sealant used at the perimeter of a window and between precast
concrete panels.
Maintaining your building envelopeThis publication is one in a series of bulletins designed to providepractical information on the main-tenance of the building envelope of multi-unit residential buildingsincluding townhouses, low andhigh-rise residential buildings.
What is a building envelope?The building envelope includes allparts of the building (assemblies,components and materials) thatare intended to separate the interiorspace of the building from theexterior climatic conditions. It in-cludes, for example, the foundation,exterior walls, windows, exteriordoors, balconies, decks and the roof.
Who should read this bulletin?Anyone who lives in or looks aftera multi-unit residential buildingshould read this bulletin includingresidents/unit owners, strata councils, housing co-ops, mainte-nance managers, property man-agers or building owners. Propermaintainance of the building enve-lope can help prevent damage andavoid costly repairs in the future.
This bulletin is funded by theHomeowner Protection Office inpartnership with Canada Mortgageand Housing Corporation andPolygon Homes Ltd.
The main purpose of using sealants in a building envelopeis to fill joints and gaps between building materials and toform a seal that keeps water penetration and air infiltrationat bay. While sealants may seem like a small detail item on the outside of your building, they can contribute to thedevelopment of large problems if they fail and allow mois-ture to get into the walls.
Sealants#
Mai
nten
ance
Mat
ters
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16 CHOA Journal September 2007
2
protection
Lack of adhesion between sealant,flashing and stucco will allow water
ingress at this building detail (balcony connection).
Sealant type Characteristics Typically used in…
Typical Sealants Used on the Building Envelope
Silicone
Polyurethane
Polysulfide
Butyl
Asphalt
Latex (acrylic, acrylic latex or vinyl caulk)
around windows, dryer ducts, pipes
exterior cladding joints of many kinds but not commonly used in windows
windows, especially sealed insulating glassunits
interior joint around window to sheathingmembrane or rough framing (should bereplaced if found in exterior cladding jointsthat require higher amount of movement)
roofing applications
interior trim (should be replaced if found inexterior applications)
• very durable, flexible over wide temperature range• can accomodate high amount of movement in the joint• poor resistance to tearing or abrasion • adheres to a wide variety of materials, but picks up dirt easily• commonly used in wet locations• life expectancy 10 - 50 years
• adheres to a wide variety of materials• can accommodate a medium amount of movement in the joint • very resistant to tearing and abrasion• waterproof and flexible• life expectancy 5 - 20 years
• good adhesion to steel, aluminum and glass• can accommodate a medium amount of movement in the joint• should be protected from sunlight• life expectancy 5 - 20 years
• adheres to a wide variety of materials• can accommodate a low amount of movement in the joint• resistant to moisture• life expectancy 2 - 10 years
• adheres to a wide variety of materials• can accommodate a low amount of movement in the joint • life expectancy 2 - 10 years
• only used indoors, not on the exterior building envelope
moisture and air intrusion
against
Types of sealants
There are many types of sealants onthe market and they are formulatedfor different uses and applications,such as exterior cladding surfaces,glazing, roofing, or interior applica-tions.
Sealants vary in their initial cost andin how long they will last, also calledservice life. They also vary in theirflexibility at different temperaturesand their ability to bond to differentsurfaces. Some sealants are not com-patible with other sealants or withcertain building materials and willreact to form unsightly and messy by-products. These reactions can beunpredictable and may impair theintended function of some buildingcomponents.
Sealants used in residential construc-tion accommodate different levels ofmovement and can be classified as:low-movement, medium-movementand high-movement sealants.
The selection and careful installationof sealants is critical in ensuring that
the building envelope will be protectedagainst moisture and air intrusion.When changing a sealant type toanother, special care must be taken toremove all of the old sealant residueto ensure a good bond. Some joints,especially wider ones, require specialattention. In these cases, a bondbreaker or backer rod is inserted intothe joint before the sealant is appliedto provide a solid backing for thesealant, and allow the sealant to workproperly in the joint.
There are also many situations wherea joint should not be sealed (e.g., weepholes at the bottom of windows orglazed walls), and specific training isrequired to identify those situations.
Sealants found at exterior cladding joints require maintenance to ensure adequate
building envelope performance.
457313 9/20/07 3:46 PM Page 16
CHOA Journal September 2007 17
3
Not a do-it-yourself job
Inspecting, maintaining, selecting andapplying sealants is complicated and a job for a professional, and is not a do-it-yourself maintenance item. Theprevious table is intended to provideyou with an overview of what a pro-fessional would review and considerto make sure the correct sealant isused in the right place.
Why do sealants need to be maintained?
Sealants deteriorate over time andtypically last between 2 and 50 yearsdepending on the type of productused, the exposure to weather andmovement due to such factors asdimensional changes in the buildingelements.
To be effective, sealants rely on theirbond to the building components andtheir inherent flexibility and thereforemust be replaced when either fails.The bond between the sealant and thesubstrate can fail, the sealant itself canfail, or the substrate can break.
Sealants can sometimes be damagedby vandalism. Also, gulls and otherbirds may often pick at siliconesealant, damaging or entirely remov-ing the sealant in places.
Sealants keep water out of vulnerableparts of the building assembly.Although the use of sealant is in-evitable on most buildings, good designtries to minimize the amount of sealantused. So, if you see sealant on yourbuilding, you should expect that it isthere for a very good reason and needsto be maintained.
A relatively small investment in main-taining the sealant – and replacing it,when necessary – will help to prevent
damage at a particular location in yourbuilding envelope including possibledamage to the wall itself and yourbuilding’s structure.
What maintenance must be performed on sealants?
The major steps of a maintenanceplan for sealants include: inspection,cleaning, touch-up, repair and replace-ment. Because there are so many different types of sealants and manycauses of sealant failure, these stepsshould be carried out by a trainedprofessional.
When a professional is hired to reviewthe condition of the sealants on yourbuilding, they should carry out thesebasic steps in a sealant-maintenanceprogram:
1) Inspection – to review the sealantjoints for five main signs of failure:• loss of adhesion – the sealant is
separating from the surfaces to which it was applied
• loss of cohesion – visible cracks or splitting within the sealant itself
• loss of elasticity – sometimes indicated by loss of flexibility
• weathering – could include, for example, blistering, chalking, discoloration or cracking
• improper installation – a wide range of symptoms that could lead to problems
2) Cleaning – to remove mildew anddirt. For some sealants, the accu-mulation of mildew and dirt may
impair the sealant ability to per-form its function. Most sealants,except for silicone, are reasonablyresistant to dirt pick-up. Alcohol-based cleaners should not be usedfor silicone sealants; a mild soap-and-water solution is usually adequate.
3) Touch-up – to repair localizedminor pinholes or gaps in thesealant. Touching-up problemareas is not a long-term solution,since applying a sealant over anexisting sealant (even a compati-ble product) will result in an infe-rior seal compared to the originalinstallation. Touch-ups should berecognized for what they are – atemporary measure designed toprolong the life of the existingsealant until a more permanentsolution (involving replacement ofaffected areas) can be scheduled.
4) Repair – when a section of sealantisn’t sticking to the joint, or whenlarge splits or bubbles develop inthe sealant, repair is necessary.This involves complete removal ofthe failed sealant, cleaning of thejoint down to the base surface,and application of new sealant.
5) Replacement – when a significantportion of the sealant in a givenarea shows signs of failure, orwhen the sealant has lost its flexi-bility, or there is some reason whyimminent failure is expected, it istime to consider replacing thesealant. Different areas of thebuilding envelope may requirereplacement of the sealant at dif-ferent times, depending on expo-sure to weather. For example,sealants usually break down morequickly when exposed to sunlight,so the sealant on the south side ofthe building (which is exposed tothe sun) may require replacementlong before the sealant on thenorth side of the building showsany signs of problems.
continued on next page
The sealant at the guardwall connectionto wall has begun to fail; a regular
inspection and maintenance plan willdetect this type of failure before it converts into a costly repair item.
Sealants do not last foreverand typically require replace-
ment more often than thematerials they join.
457313 9/20/07 3:46 PM Page 17
18 CHOA Journal September 2007
4
inspect and maintainAcknowledgementsThis bulletin was prepared by a consortium of firmsincluding: Levelton Consultants Ltd., JRS EngineeringLtd., Morrison Hershfield Ltd. and Read JonesChristoffersen Ltd.
Organizations represented on the project steeringcommittee included: RDH Building Engineering Ltd., theCondominium Home Owners’ Association, CanadaMortgage and Housing Corporation, Polygon Homes Ltd.,and the Homeowner Protection Office.
PO Box 11132 Royal Centre2270 –1055 W Georgia StreetVancouver, BC V6E 3P3
Phone: 604 646 7050Toll-Free: 1 800 407 7757Fax: 604 646 7051
Website: www.hpo.bc.caEmail: [email protected]
DisclaimerThis bulletin is intended to provide readers with general information only. Issues and problems related to buildings andconstruction are complicated and can have a variety of causes.Readers are urged not to rely simply on this bulletin and toconsult with appropriate and reputable professionals and construction specialists before taking any specific action. Theauthors, contributors, funders and publishers assume no liabilityfor the accuracy of the statements made or for any damage,loss, injury or expense that may be incurred or suffered as aresult of the use of or reliance on the contents of this bulletin.The views expressed do not necessarily represent those ofindividual contributors or the Homeowner Protection Office.
The regulations under the Homeowner Protection Act containspecific provisions requiring owners to mitigate and restrictdamage to their homes and permitting warranty providers toexclude coverage for damage caused or made worse by negligent or improper maintenance. These apply to both newand building envelope renovated homes covered by home warranty insurance. Failure to carryout proper maintenance or carrying out improper maintenance either yourself orthrough qualified or unqualified personnel may negativelyaffect your warranty coverage. Refer to your home warrantyinsurance documentation or contact your warranty insuranceprovider for more information.
Contact
every year
Sealants used in inappropriatelocations may create condi-tions that can cause serious
rot in wood framed and cladbuildings. Reviews by building
envelope consultants should identify these locations.
Sealants around vents must be maintained to ensure proper protection against
moisture ingress.
How often must sealants be inspected and maintained?
Sealants should be reviewed every yearor as specified in your maintenanceand renewals manual. The action takenat that point – cleaning, touch-up,repair or replacement – depends uponthe observed condition of the sealant.
Generally, do not try to extend theservice life of the sealant past the man-ufacturer’s recommended interval. Thetable on page 2 suggests typical expect-ed service life for each type of sealant,but the range of years may vary withdifferent manufacturers or applications,or if regular inspection of the sealantreveals that it is performing adequately. It is best to check the manufacturers’literature for more information on ex-pected service life and engage a trainedprofessional to develop a sealant main-tenance program.
Go for quality. In most cases, using thebest quality materials will lower futureservicing and repair costs.
Who should be called for service?
A building envelope consultant shouldbe hired to review the state of thebuilding’s sealants, and develop appro-priate recommendations for renewal.Expert knowledge is required to identi-fy the proper type of sealant with thecorrect physical and chemical proper-ties for the particular location.Moreover, professionals who specializein this area will also have a goodunderstanding of the type of wall androof systems in your building envelope.
Their report should indicate the condi-tion of existing sealants, causes of dete-rioration or failure, and whether thesealants can be selectively replaced orrequire complete replacement.
Your maintenance manager shouldmaintain a log of inspections and complaints and renewals or repairs.Maintenance and repairs to sealantsshould be acted on promptly.
Applying sealant requires skill andknowledge. Depending on the specificbuilding envelope component thatrequires maintenance and repair, atrained glazier, roofing or cladding con-tractor should be hired to perform themaintenance and renewal of sealants.
ACTION PLAN TIPS
• Sealants require maintenance andinspection every year because theyare a critical element in the buildingenvelope’s protection against wateringress.
• Hire a building envelope consultantto review the state of the buildingssealants, and develop appropriaterecommendations for renewal.
• A good sealant maintenance programshould address the following: inspec-tion for signs of failure, cleaning,touch-up, repair and replacement.
• Hire an experienced contractor formaintaining or renewing sealants.
• Invest in good quality sealants to getbest performance.
• Notify the maintenance manager ofyour building if you believe there is a maintenance problem with thesealants.
For more Information1. “Properly Sealed Construction Joints”, published
by National Research Council Canada, Institute forResearch in Construction. Available online at www.nrc-cnrc.gc.ca
2. “Incompatible Building Materials, published by CanadaMortgage and Housing Corporation. Available on-line at www.cmhc.ca
3. “Coatings, Adhesives and Sealants”, published byNational Research Council Canada, Institute forResearch in Construction. Available online at www.nrc-cnrc.gc.ca
4. “Best Practice Guide: Flashings”, published by CanadaMortgage and Housing Corporation. Available on-line at www.cmhc.ca
5. “Sealants - The Professionals Guide”, published by The Sealant, Waterproofing and Restoration Institute(SWRI). Available online at www.swrionline.org
6. Sealant manufacturer’s literature7. “Joint Sealants”, National Institute of Building Science
(NIBS), Adhesive and Sealant Council, Inc. Availableonline at www.ascouncil.org
457313 9/20/07 3:46 PM Page 18
CHOA Journal September 2007 19
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20 CHOA Journal September 2007
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CHOA Journal September 2007 21
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22 CHOA Journal September 2007
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CHOA Journal September 2007 23
order to protect the facility from accidental damage (suchas damage to balcony membranes from snow shovels or nailingof Christmas lights into the siding).
5. Utilize the Available Resources. Rather than “reinventing the wheel” each winter, the stra-
ta council should try to make full use of all available resources.There are many good service contractors who can assist withwinter maintenance.
WINTERIZATION CHECKLISTThis list is intended as a general reference guide only. It is
not exhaustive and does not cover all different types of buildingsand equipment. Refer to your maintenance manuals and manu-facturer’s latest printed instructions for full winterization proce-dures. Contact your service contractors or other qualified personsfor information that pertains specifically to your property.
1. Roofs• Check for missing, damaged or loose components.• Check that flashings, antennas and other appurtenances are
properly fastened.• Check seals around chimneys, drain vents, and other
service penetrations through the roof.• Clean gutters, eaves troughs, downspouts, and area drains.• Check that drain screens are properly secure.• Remove any debris and summer storage from the roof surface.• Clearance prune tree limbs and other foliage that may
interfere with the roof system.2. Decks, Balconies, & Patios• Fasten all seasonal furniture or move it to indoor storage.• Check membranes for damage and carry out necessary repairs.• Check planters for proper drainage.3. Windows, Doors & Walls• Check around doors and windows for gaps and seal/caulk
as required.• Check for worn or missing weather-stripping.• Replace worn door stops.• Adjust door closers for proper tension.• Clearance prune shrubs and trees that may interfere with
walls and windows.• Check wall cladding for any missing, damaged or loose
components. Repair as required.• Replace sealed glazing units where the thermal seals have failed4. Heating & Ventilation• Service all central heating equipment.• Replace furnace filters (as required).• Inspect flue pipes and seams for proper support, any holes
and cracks. Repair as required.• Clean chimneys and flues as required.• Vacuum vents and terminal/package heating devices as
may be required.• Clean laundry dryer vents.• Clear any obstacles from heating vents so air can flow
freely.• Test operation of all HVAC controls and thermostats.• Check for any carbon monoxide leaks.• Check that all air intake vents are not blocked.• Check that there is adequate clearance around all central
heating equipment and terminal devices.5. Plumbing & Drainage• Know the location of all catch basins, trench drains and
clean outs.• Shut off outdoor hose bibs as required.• Drain garden hoses, roll them up and store inside.• Check operation of any heat trace cable on plumbing lines.• Drain water fountains and unplug circulation pumps as
required.• Cycle important shut-off valves through full operating
range to test for proper closure and water isolation.• Ensure that valve shut off chart is posted in a conspicuous
location for emergency purposes.• Check integrity of insulation on p-traps in exposed parking
garages6. Fire Safety• Check operation of any pipe heat trace cables on fire
sprinkler lines.7. Electrical• Check fuel level for emergency generator and top-up as
required.• Check operation of engine block heater on emergency
generator.• Replace lamps in exterior light fixtures as required.• Check for any exposed wiring and carry out necessary
repairs.• Check that outdoor receptacles are turned off if not
required.• Check for any corrosion or other damage on exterior
conduits, junction boxes and panels.• Check operation of all photocells and/or timers to ensure
proper lighting control for reduced daylight hours.8. Elevators• Check for any leakage into elevator pit. Repair as required.9. Roadways, Walkways & Stairs• Check all hard landscaping surfaces for damage that may
present a tripping hazard, a falling hazard or deterioratethe sub-grade. Carry out repairs as required.
• Check operation of snow clearing equipment and/or ensurethat arrangements are made for snow clearing services.
• Ensure that there is adequate stock on site of snow clearingsupplies, such as shovels and ice melt.
• Clear debris from trench drains, catch basins, sumps, andother collection points.
• Demarcate drains for easy identification during heavysnowfalls.
• Check that catch basin covers and trench drain covers areproperly fastened.
• Stake driveways to mark for snow plows (if required).• Check operation of any ramp heating systems.10. Landscaping• Trim tree limbs and foliage that may interfere with roof
drain and perimeter drains• Apply winter fertilizer to lawns (check with landscape
contractor for advice)• Confirm last day that lawns will be mowed• Blow compressed air through irrigation sprinkler lines to
purge them of water11. General• Cover outdoor furniture or store it inside.• Determine policy for Christmas light installation and
removal.• Check with all service contractors to confirm their
availability and support during the winter months. ▲
…cont’d from page 12
457313 9/20/07 3:46 PM Page 23
24 CHOA Journal September 2007
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CHOA Journal September 2007 25
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26 CHOA Journal September 2007
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CHOA Journal September 2007 27
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28 CHOA Journal September 2007
Berris Mangan Vancouver, BC
604-682-8492 www.berrismangan.com
Meyers Norris Penny 604-792-1915
Chilliwack www.mnp.ca
Reid Hurst Nagy
604- 604-273-9338 Richmond
www.rhncga.com
Accurate Cedar Ltd.
Richmond 604-273-3329
www.accuratecedar.com
Coastpro Contracting Langley 604-881-7011
www.coastpro.ca
Pacific Building Envelope Maintenance
Delta 604-940-6056
www.pbemltd.com
Planact Management
Vancouver 604-788-2285
Pomeroy Building
Maintenance Ltd. Burnaby
604-294-6700 pomeroyconstruction.com
Columbia Restoration Co.
Surrey 604-574-1580
columbiarestorations.ca
EPS Westcoast Construction Ltd. Surrey
604-538-8249 www.epswestcoast.com
Commercial Vent Cleaning Ltd.
Langley 604-251-1717
Michael A. Smith Duct Cleaning
Surrey 604-589-2553
National Air Technologies
Surrey 604-730-9300
www.natch.ca
Aqua-Coast Engineering
Surrey 604-542-5532
www.aqua-coast.com
BC Building Science New Westminster 604-520-6456
bcbuildingscience.com
Chatwin Engineering Burnaby
604-291-0958 chatwinengineering.com
Halsall Associates North
North Vancouver 604-924-5575 www.halsall.com
JRS Engineering
Burnaby 604-320-1999
www.jrsengineering.com
Levelton Consultants Richmond 604-278-1411
www.levelton.com
Morrison Hershfield Vancouver
604-454-0402 morrisonhershfield.com
RDH Building Engineering Ltd.
Vancouver 604-873-1181
Victoria 250-544-0773
www.rdhbe.com
Read Jones Christoffersen Ltd. Vancouver
604-738-0048 www.rjc.ca
Touwslager Engineering
Burnaby 604-299-1906
Trimstyle Consulting
Vancouver 604-909-7777 www.trimstyle.ca
Trow Associates Inc.
Burnaby 604-709-4630
ABK Restoration Services Penticton
250-493-6623 www.abkrestorations.com
Canstar Restorations Port Coquitlam
604-944-1461 canstarrestorations.com
BC Apartment Owners & Managers Assoc
Vancouver 604-733-9440
bcapartmentowners.com
Homeowner Protection Office (HPO)
Vancouver 604-646-7050
www.hpo.bc.ca
I. C. B. A. of B.C.
Vancouver 604-298-2295
www.icba.bc.ca
Roofing Contractors Assoc of BC (RCABC)
Langley 604-882-9734 www.rcabc.org
Aon Reed Stenhouse Vancouver
604-443-2483
BFL Canada Insurance
Services Inc. Vancouver
604-669-9600 www.bflcanada.ca
CMW Insurance Services
Burnaby 604-294-3301 www.cmwinsurance.com
Coastal Insurance
Services Ltd. Port Coquitlam
604-944-1700 www.coastalinsurance.com
Fournier Agencies
Prince George 250-564-3600
Hamilton Insurance Services Inc.
Vancouver 604-872-6788
Normac Appraisals Vancouver
604-221-8258 www.normac.ca
Vancouver Island
Insurance Centres Campbell River
www.insurancecentres.ca
Ground Crew Property Services Corp.
Coquitlam 604-525-8825
Adrienne Murray Law
Corporation White Rock
604-538-8239
C.D. Wislon & Assoc. Nanaimo 250-741-1400
Clark, Wilson LLP
Vancouver 604-643-3120
www.cwilson.com
DuMoulin and Boskovich Vancouver 604-669-5500
www.dubo.com
Haddock & Company North Vancouver
604-983-6670 www.haddock-co.ca
Hammerberg,Altman, Beaton & Maglio
Vancouver 604-269-8500
www.hammerco.net
Lesperance Mendes Vancouver
604-685-4894 www.lmlaw.ca
McCormack Company Vancouver
604-688-0930 www.mclc.ca
Miller Thomson LLP
Vancouver 604-687-2242
www.millerthomson.com
Nixon Wenger
Vernon 250-542-7273
Pacific Centre for
Dispute Resolution 604-696-1996
pacificdisputeresolution.com
Pazder Law Corp. Vancouver
604-682-1509 www.pazderlaw.com
Robert E. Groves
Kelowna 250-712-9393
Thompson & Elliott Vancouver
604-742-2280
Grant Kovacs Norell Vancouver
604-609-6699 www.gkn.ca
Great West Painting &
Contracting Burnaby 604-790-7089
Remdal Painting &
Restoration Inc. Langley
604-882-5155 www.remdal.com
Cambridge Plumbing Systems Ltd
Vancouver 604-872-2561
cambridgeplumbing.com
Trotter and Morton Facility Services Inc. Burnaby
604-525-5462 www.trotterandmorton.com
Spears Sales & Service
Vancouver 604-872-7104
www.spearssales.com
Condo Advocate Delta
604-940-9322 thecondoadvocate.com
Hestia Management
Coquitlam 604-526-8062 hestiamanagement.com
SteelToe Management
Vancouver 604-828-8597
www.steeltoe.ca
Design Roofing Services Port Coquitlam
604-944-2977 www.designroofing.ca
ACCOUNTING SERVICES
BUILDING ENVELOPE
MAINTENANCE
CONSTRUCTION &
BUILDING ENVELOPE
RESTORATION
DRYER VENT CLEANING
ENGINEERING
FIRE & FLOOD
RESTORATION
GOVERNMENT &
ASSOCIATIONS
INSURANCE
LANDSCAPING
LEGAL & DISPUTE
RESOLUTION SERVICES
PAINTING
PLUMBING
PROJECT MANAGEMENT
ROOFING
CHOA Business Members
457313 9/20/07 3:46 PM Page 28
CHOA Journal September 2007 29
Siplast Canada Ltd. North Vancouver
604-929-7687 www.siplast.com
South-West roof
Restorations Inc. Surrey
604-589-7637 www.southwestroof.ca
Accent Property Management Ltd.
Vernon 250-542-1533 www.accentpm.ca
Ascent Real Estate
Management Corp. Burnaby
604-431-1800
Associated Property
Management Ltd. Kelowna
250-712-0025
Atira Property Management Inc.
Vancouver 604-439-8848 www.atira.ca
Bayside Property
Services Burnaby
604-432-7774 www.baysideproperty.com
Baywest Property Management Services
Surrey 604-591-6060
baywestmanagement.com
Beachcomber Realty & Property Management
Gibsons 604-886-3330 beachcombercanada.com
Bradshaw Strata
Management Ltd. Surrey
604-576-2424 www.bsmstrata.ca
CA Realty Ltd. Richmond
604-288-7346 www.carealty.ca
Carriage Management
604-922-3237 West Vancouver
carriagemanagement.com
Centre Group Real Estate Service Corp.
Kelowna 250-763-2300
www.colliers.com
Century 21 Property Management Div.
Richmond 604-273-1745 century21prudentialestates.
com
Citybase Management Vancouver
604-708-8998
CML Continental Management Ltd. Richmond
604-232-4040
Colliers Macaulay Nicolls Vancouver
604-662-2675
Columbia Property Management Ltd.
Kamloops 250-851-9310
CML Properties Kamloops
250-372-1232 www.connaught.ca
Gateway Property
Management Corp. Delta 604-635-5000
Harbourside Property
Management Ltd. North Vancouver
604-987-8511 www.harboursidepm.com
Highland Property Management
Cranbrook 250-489-3222
www.highlandproperties.ca
Holywell Properties Sechelt
604-885-3460
Homelife Glenayre Realty
Chilliwack Ltd. Chilliwack
604-858-7368
Homelife Merritt Real Estate Ltd.
Merritt 250-378-6184
Hometown Realty Property Management
Squamish 604-892-5954
Interlink - Realty Corporation
Richmond 604-271-3888
www.interlink-realty.com
J.P. Property Management
Garibaldi Highlands 604-898-9118
Karel Palla - Re/Max Select Properties
Vancouver 604-329-1430
www.kpalla.com
Lodging Ovations Whistler 604-938-9899
Martello Property
Services Inc. Vancouver
604-681-6544 martellopropertyservices.com
Mountain Creek Properties Ltd. Invermere
250-341-4178 www.mountiancreek.ca
Narod Properties Corp.
Vancouver 604-732-8081
Northwest Strata Managment Ltd.
North Vancouver 604-980-4729
Okanagan Strata
Management Kelowna
250-868-3383 www.osm.to
Pace Realty Corporation Prince George
250-562-6675 www.pacerealty.ca
Paradise Vacation Homes
Vernon 250-503-1506
Peak Property Management Inc.
Coquitlam 604-923-3588
Professional Realty
Corporation Ltd. Vancouver
604-736-1266
Proline Management Co.
Victoria 250-475-6440
www.property-managers.net
Quay Pacific Property Management Ltd.
New Westminster 604-521-0876
www.quaypacific.com
Re/Max Property Management
Richmond 604-821-2999
Realty Executive Cranbrook Agencies
Cranbrook 250-426-3355 www.cranbrookagencies.com
Realty Executives
Penticton Penticton 250-493-4372
Realtyline
Vancouver 604-879-7000
www.realtyline.ca
Ridge Meadows Realty Maple Ridge 604-466-2838
Royal Property
Management Ltd. Salt Spring Island
250-537-2583 www.royalproperty.ca
Sequoia Springs West Development Inc
Campbell River 250-287-7272
Stratawest Management
North Vancouver 604-904-9595
www.stratawest.com
Superior Property
Management Vernon
250-558-8046
Taylor Conroy - Re/Max Camosun
Victoria 250-744-3301
www.condoconroy.com
The Wynford Group
Vancouver 604-261-0285
www.wynford.com
Whistler Resort Management Ltd.
Whistler 604-932-2972
Metro Compactor West
Burnaby 604-291-8485
www.metrogroupcan.com
Trash Busters Vancouver
604-659-6684 www.1800ridofit.com
Access Gas Services Inc.
Delta 604-519-0862
Action Glass Inc. Burnaby
604-525-5365
CEG Energy Options Inc. Vancouver
604-630-1501 www.cegenergy.com
Clover Glass Ltd. Port Coquitlam
604-537-4370
Coinamatic Pacific Ltd. Richmond
604-270-8441 www.coinamatic.com
D. W. Optimum Hvac Services
Richmond 604-273-2200
www.dwoptimum.com
Dec-K-ing & Global Dec-K-ing Systems
Surrey 604-530-0050 www.globaldecking.com
Detec Systems Ltd.
Sidney 250-655-0911
www.detecsystems.com
Direct Energy Business Services Delta
403-290-8870 www.directenergy.com
Mop-n-Mow Building
Services Vancouver
604-306-7791 www.mopnmow.com
Quayside Community Board
New Westminster
S.J. Kernaghan Adjusters Vancouver
604-688-5651
ScreenLine Innovations Langley 604-853-7411
STRATA MANAGEMENT &
REAL ESTATE
WASTE DISPOSAL
OTHER
CHOA Business Members
457313 9/20/07 3:46 PM Page 29
30 CHOA Journal September 2007
FREEESTIMATES BEFORE
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• Residential• Commercial
LIFETIMEWARRANTY
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457313 9/20/07 3:46 PM Page 30
CHOA Journal September 2007 31
9734 - 201st Street Langley British Columbia V1M 3E8Phone: 604-882-9734 Fax: 604-882-1744 Email: roof [email protected] Website: www.rcabc.org
VANCOUVER ISLAND
INTERIORREGION
LOWERMAINLAND
NORTHERNREGION
LOWER MAINLANDAdvanced Systems Roofing& Waterproofing Ltd.North Delta • Tel (604) 582-7996Alpha-Duron Roofing Ltd.Burnaby • Tel (604) 433-6911Aquaproof Membrane Services Inc.Burnaby • Tel (604) 451-1443Arbutus Roofing & Drains (2006) Ltd.Richmond • Tel (604) 272-7277Bollman Roofing & Sheet Metal Ltd.Surrey • Tel (604) 513-8637Broadway Roofing Co. Ltd.Burnaby • Tel (604) 439-9107Cambie Roofing Contractors Ltd.Vancouver • Tel (604) 874-4444Campbell & Grill Ltd.Burnaby • Tel (604) 431-9505Chilliwack Roofing Ltd.Chilliwack • Tel (604) 792-1479Coast Hudson Ltd.Richmond • Tel (604) 273-0845Columbia Waterproofing (2000) Ltd.Vancouver • Tel (604) 325-5158Continental RoofingRichmond • Tel (604) 270-8577Crown Roofing & Drainage Ltd.Richmond • Tel (604) 327-3086Design Roofing & Sheet Metal Ltd.Port Coquitlam • Tel (604) 944-2977Flynn Canada Ltd.Surrey • Tel (604) 531-2892Abbotsford • Tel (604) 852-3877Harvard Industries Ltd.Langley • Tel (604) 530-1818Homan Contractors Ltd.Langley • Tel (604) 888-4572
Lam Metal Contracting Ltd.Burnaby • Tel (604) 430-3233Langley Roofing Co. Ltd.Langley • Tel (604) 534-8651Marine Roofing (1996) Ltd.Burnaby • Tel (604) 433-4322Metro Roofing & Sheet Metal Ltd.Langley • Tel (604) 888-4856Mica Holdings Ltd.Surrey • Tel (604) 584-3790Nelson Roofing Ltd.Powell River • Tel (604) 485-0100Pacific Restorations (1994) Ltd.Squamish • Tel (604) 898-4661Pocklington Building Systems Ltd.Whistler • Tel (604) 932-1838Raven Roofing Ltd.Langley • Tel (604) 539-9600Roy Dennis Roofing 2005 Ltd.Richmond • Tel (604) 278-0442Totem Roofing & Insulation Ltd.Pitt Meadows • Tel (604) 460-1322Transwest Roofing Ltd.Surrey • Tel (604) 596-7448Villa Roofing & Sheet Metal Ltd.Vancouver • Tel (604) 261-2441INTERIOR REGIONAlpha Roofing & Sheet Metal Inc.Kamloops • Tel (250) 374-0181Arcona Roofing & Sheet Metal Ltd.Kamloops • Tel (250) 374-2818BF Roofing Ltd.Castlegar • Tel (250) 693-5412Heritage Roofing & Sheet Metal Ltd.Nelson • Tel (250) 354-2066Interior Roofing (2001) Ltd.Penticton • (250) 492-7985
Just Industries Ltd.Vernon • Tel (250) 542-5544Kelowna Roofing (1984) Ltd.Kelowna • Tel (250) 765-4441Laing Roofing Ltd.Kelowna • Tel (250) 765-3866Mid-City Roofing & Sheet Metal Ltd.Kamloops • Tel (250) 376-7663Nielsen Roofing & Sheet Metal Ltd.Penticton • Tel (250) 492-3916Peter Magas Roofing Ltd.Cranbrook • Tel (250) 426-7343Standard Roofing CorporationSalmon Arm • Tel (250) 833-1992TomTar Roofing & Sheet Metal Ltd.Kelowna • Tel (250) 765-8122Western Roofing Ltd.Kamloops • Tel (250) 374-0154NORTHERN REGION101 Industries Ltd.Kitimat • Tel (250) 632-6859Admiral Roofing Ltd.Prince George • Tel (250) 561-1230Arctic Roofing Ltd.Prince George • Tel (250) 562-8747Bond-A Ply Roofing Ltd.Dawson Creek • Tel (250) 897-9890D.M. Henderson Roofing Ltd.Dawson Creek • Tel (250) 782-3467Eby & Son Construction Ltd.Prince Rupert • Tel (250) 627-1311Mainline Roofing Co. Ltd.Williams Lake • Tel (250) 392-4322Prince Sheet Metal & Heating Ltd.Prince George • Tel (250) 564-6991
VANCOUVER ISLANDAlpha Roofing & Sheet Metal Inc.Saanichton • Tel (250) 544-0169Aurora Roofing Ltd.Coombs • Tel (250) 248-2202Flynn Canada Ltd.Saanichton • Tel (250) 652-0599G&G Roofing Ltd.Nanaimo • Tel (250) 753-4913Harmon Roofing Ltd.Merville • Tel (250) 338-1218Nelson Roofing Ltd.Courtenay • Tel (888) 318-8642Parker, Johnston Ltd.Victoria • Tel (250) 382-9181Top Line Roofing Ltd.Victoria • Tel (250) 478-0500Universal Sheet Metal Ltd.Victoria • Tel (250) 385-6711
RCABC CONTRACTORS ARE EXPERIENCED,TRAINED PROFESSIONALS
• They install approximately three out of every four roofsin the ICI sector in BC.
• They are bonded, insured, and incorporated companies.
• They are governed by the RCABC code of ethics.
• They are the only roofing contractors who can providethe RGC Guarantee.
RCABC CONTRACTORS ARE YOUR GUARANTEE OF QUALITY
R O O F I N G C O N T R A C T O R S A S S O C I A T I O N O F B R I T I S H C O L U M B I A
What does it take to be anRCABC Roofing Contractor?MORE THAN MOST COMPANIES CAN PROVIDE.
457313 9/20/07 3:46 PM Page 31
Life in a strata can be challenging at times.
When frustrations mount, and with complicated strata laws thrown into the mix, a small
problem can turn into a major headache!
Fortunately, there are resources to help strata councils and property managers resolve
these problems. StrataFAQs, developed by the Strata Property Group at Clark Wilson LLP,
is a searchable database covering dozens of commonly asked strata law questions.
Recent additions include:
• Two owners had a dispute. One of the disputing owners sold and moved away.
The second owner hired a lawyer and the lawyer is asking the strata corporation
to disclose the name of the former owner. May the strata corporation give out the
name of the former owner?
• Our strata corporation has only 6 strata lots. Are we obliged to give notice
of meetings as provided in the Strata Property Act?
• May we have a bylaw that requires real estate showings to be by appointment only?
RUNNINGA STRATA IS HARD WORK.
For answers to these StrataFAQs, visit our
searchable database at: www.cwilson.com/stratafaq.LET US HELP!
Printed by Benwell-Atkins, an RR Donnelly Company
457313 9/20/07 3:46 PM Page 32