residents' handbook - revised june 2012-1 · 2018-09-09 · the residents handbook is...

Residents Handbook

O.C.S.C.C. No. 694 – 375 Lisgar Street, Ottawa, Ontario K2P 0E3

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The Everett

Residents Handbook

Introduction

This manual was created to help you enjoy the wonderful lifestyle of living in The Everett. Its contents should answer most questions about your responsibilities and what your condominium corporation and management company do for you.

The manual includes information about the common elements and how they differ from exclusive-use common elements. There is a list of contacts; guidance in terms of whom to call when you have problems, issues or questions; general rules that all residents and guests must follow; plus helpful tips and other useful information pertaining to your unit and condominium living in general.

The Residents Handbook is available on Our Everett website (www.oureverett.ca) and can be printed. This is the First Edition and was last updated in September 2011. While the purpose of the manual is to put all the information you need into one convenient package, it also is important that you review the condominium documents received at the time you purchased your unit.

The Everett Board of Directors trusts you will find this manual informative and helpful. We welcome your suggestions for content and improvements.

The Board also acknowledges the work of the committee of Everett owners that created the first edition of the handbook. We encourage you to become involved in The Everett community by joining a committee, contributing to the newsletter or serving on the Board of Directors.

The Everett Board of DirectorsO.C.S.C.C. No. 694

The information contained within this handbook comes from a variety of sources, including the Declaration, By-Laws and Rules for Ottawa-Carleton Standard Condominium Corporation (O.C.S.C.C.) No. 694; Domicile Developments’ Information for New Homeowners; www.ottawa.ca and The Everett Echo. It has been developed as a general reference for owners and occupiers of units in The Everett and has no official status. Where there is a conflict between the Handbook and any of the Rules or By-laws of O.C.S.C.C. No. 694 or between the Handbook and the Condominium Act and Regulations, the Rules, By-laws Act and Regulations, as the case may be, shall prevail.

http://www.oureverett.ca


http://www.ottawa.ca

http://www.ottawa.ca

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TABLE OF CONTENTS

.......................................................................................................................Contact Information 6...............................................................................CONDOMINIUM MANAGEMENT COMPANY 6...............................................................................POLICE, FIRE AND AMBULANCE SERVICES 6

......................................................................................................................................................Local Numbers 6

..............................................................................................................................OTHER CONTACTS 7...........................................................................................................................................................Government 7

................................................................................................................................................................Suppliers 7............................................................................................................................................................The Everett 7

.......................................................................................PART 1 - Management and Governance 8..............................................................................................................PROPERTY MANAGEMENT 8

................................................................................................................General Overview and Responsibilities 8...................................................................................................................................................Site Management 8

........................................................................................................................Building Emergencies After Hours 9

....................................................................................................................................GOVERNANCE 10..............................................................................................................General Overview and Responsibilities 10

..................................................................................................................Board Positions and Responsibilities 10..............................................................................................................................................................Meetings 10...............................................................................................................................................................Finances 11

....................................................................................................................................................Communication 11.........................................................................................................................Condominium Act and By-Laws 11

..............................................................................................................................................Condominium Fees 11....................................................................................................................................Annual General Meetings 11

...........................................................................................PART 2 - Dealing With Emergencies 14........................................................................................................................................................FIRE 14

...................................................................................................................Fire Pull Stations in Common Areas 14.........................................................................................................................Fire Detection - In-Unit Devices 15

............................................................................................................................Building Evacuation - General 15

.........................................................................................................LOSS OF HEAT OR COOLING 16...............................................................................................................................POWER FAILURE 16.............................................................................................................................PLUMBING LEAKS 17

..................................................................................................................................................Water Infiltration 17

.........................................................................................................INSECT AND PEST CONTROL 17...............................................................................................................................UNUSUAL ODORS 18

........................................................................................PART 3 - Resident Safety and Security 19.................................................................................................................................................Overview 19..................................................................................................................................................Smoking 19

..........................................................................................................................................Special Needs 19

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...............................................................................................................................Access To Stairwells 19................................................................................................................................Exterior Exit Doors 20

.........................................................................................................................In-Unit Burglar Alarms 20

.........................................................................................................................Entry Intercom System 20..........................................................................................................................Entering The Building 20

..................................................................................................................................................Keys - Residents 20

.....................................................................................................................................Parking Garage 20................................................................................................................................Garage Door Quick Closure 20

........................................................................................................................................Garage Access and Use 20

..........................................................................................................................Deliveries and Moving 21................................................................................................................Canada Post - Mail Delivery 22

............................................................................................................................Newspaper Deliveries 22.............................................................................................................Phone and Cable Room Access 22

........................................................................................PART 4 - Elements Within The Everett 23.................................................................................................................................................Overview 23

........................................................................................................................Hallways and Stairwells 23................................................................................................................................................Insurance 23..............................................................................................................................................Unit Doors 24..............................................................................................................................................Unit Locks 24

.........................................................................................................................................Unit Windows 24.................................................................................................................................................Balconies 24

............................................................................................................................................................Barbeques 24

.....................................................................................................................................Storage Lockers 24.......................................................................................................................................Parking Spaces 25......................................................................................................................................Visitor Parking 25

..................................................................................Common Room and Patio Booking Agreement 25..........................................................................................................................................Terms and Conditions 25

...........................................................................................................................................................Procedures 27

.........................................................................................................................Garbage and Recycling 27................................................................................................................................................Propane Cylinders 28

............................................................................................................................................Paper Recycling Bin 29

............................................................................................................................................Blue Recycling Bins 30

..........................................................................................................................................................Pets 31......................................................................................................................................Bicycle Storage 31

..............................................................................................PART 5 - Unit Maintenance Guide 32.................................................................................................................................................Windows 32

.............................................................................................................................Doors and Hardware 32

Everett Residents Handbook – First Edition, May 2008 (Updated June 2009; September 2011, June 2012)

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........................................................................................................................................................Paint 33..........................................................................................................................................Interior Trim 33

..................................................................................................................................................Cabinets 33..........................................................................................................................Laminate Countertops 34

.......................................................................................Granite, Marble and Agglomerate Surfaces 34.................................................................................................................................Flooring - General 35

.................................................................................................................................................Hardwood Floors 35..............................................................................................................................................................Carpeting 36

...............................................................................................................Ceramic Floor and Wall Tiles 36.................................................................................................................................Shower Enclosures 37

....................................................................................................................................................Mirrors 37.................................................................................................................................General Plumbing 37

....................................................................................Sinks, Bathtubs, Plugs, Faucets and Aerators 37......................................................................................................................................................Toilets 37

...................................................................................................................................................Fixtures 37............................................................................................................................................Refrigerator 38.............................................................................................................................................Dishwasher 38

.................................................................................................................................Washer and Dryer 38.............................................................................................................................Stoves and Cook Top 38

..........................................................................................................................................Range Hoods 39

............................................................PART 6 - Mechanical, Electrical and Telephone System 40..............................................................................................................Air Conditioning and Heating 40

..................................................................................................................................Heating and Cooling Ducts 40.....................................................................................................................................................Furnace Filters 40

..................................................................................................................Condensation and Relative Humidity 40

.....................................................................................................PART 7 - Leasing and Renting 42..................................................................................................................................Renting Your Unit 42

.................................................................................Renting Your Parking Space To Non-Residents 42

.....................................................................................................PART 8 - Condominium Rules 44.......................................................................................................PART 9 - Handbook Updates 46


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Contact Information

CONDOMINIUM MANAGEMENT COMPANYVal Roca Management Inc Suite 103, 160 George StreetOttawa ON K1N 9M2Telephone: 613-744-1199Facsimile: 613 744-1421Business Hours: 8:30 am to 4:00 pm, Monday to FridayEmergency After Hours: 613-720-0777

Property Manager, Caroline Proulx & Lal DaswaniPhone: 613-744-1199 E-mail: [email protected] (quote Condo #694 in subject line)

POLICE, FIRE AND AMBULANCE SERVICES All this information is available in the front of your phone book

In the event of an emergency please call 911. (Life threatening emergency or crime in progress)

Local Numbers

POLICE613-230-6211(To report a serious crime or break-in, suspicious incident or disturbance)

613-236-1222 ext. 7300(To report theft, property damage, missing person, stolen vehicle, graffiti)

(Ext. 5238 to report a stolen bicycle)

All other inquiries: 613-236-1222Somerset Community Police Centre: Ext. 5804/5805

FIRENon-Emergency: 613-580-2860

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OTHER CONTACTS Crime Stoppers: 613-233-8477Hydro Ottawa: Questions: 613-738-6400, Power Outage: 613-738-0188City of Ottawa Parking By-Law Office: 613-580-2400

GovernmentFederal: Paul Dewar (NDP) - E-Mail: [email protected]. Tel: 613-946-8682

Provincial: Yasir Naqvi (Liberal) - E-Mail: [email protected] Tel: 613-722-6414

Municipal: Diane Holmes - E-mail: [email protected] Tel: 613-580-2484

SuppliersFurnace Filters: Walmar Ventilation 613-225-9774 (See section on Furnace Filters)Laurysen Kitchens: 613-836-5353Alarm Systems: Reliance Protectron (formerly Pentagon) 1-800-226-4827

The EverettOur Everett Website: www.oureverett.ca Webmaster: [email protected] Echo Editor: [email protected] Room Bookings: [email protected] Apartment Watch Program Coordinator: Marg Dacey 613-232-5085 or [email protected]


mailto:[email protected]








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PART 1 - Management and Governance

PROPERTY MANAGEMENT

General Overview and Responsibilities

The management company is engaged by the Board to manage the physical, financial, and administrative affairs of the condominium corporation.

RESPONSIBILITIES

• Enforces Corporation By-laws and Rules and Regulations• Prepares status certificates• Registers liens and collects any fines levied by the Corporation• Administers contracts and agreements with suppliers and contractors• Prepares cheques in payment of services for the Board’s signature• Collects and deposits condominium fees • Prepares monthly financial statements for the Board• Prepares a draft annual operating budget for the Board’s consideration• Arranges for the annual audit• Advises the Board on the investment of corporation funds• Arranges insurance and appraisals, as required• Arranges and attends Board of Directors meetings and the Annual General Meeting• Provides written management reports to the Board on a monthly basis• Assists in the preparation and distributions of general publications, minutes and correspondence• Responds to verbal and written correspondence from unit owners concerning the Common Elements

SITE MANAGEMENT• Weekly inspections of common areas• Supervises and inspects the performance of service providers and contractors• Tenders contracts for service providers and contractors.• Arranges quotations for major work and studies (e.g., Reserve Fund, Engineering, Structural)

Site Management

Renovations and Repairs to UnitsUnit owners may modify their units but must advise Board and the Property Manager. Approval of the Board must be obtained for major alterations and renovations that could affect the building’s operation.

Approved major alterations or renovations must take place only during regular working hours (not earlier than 8 am,


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not later than 6 pm), Monday to Friday, and not on holidays.

The owner must make every effort to keep noise, dust, odors, and other disruptions (including that to elevator service) to a minimum.

Cleaning and MaintenanceWith the exception of statutory holidays, cleaning of the common areas is done daily, with service limited to the lobby and elevators on Sundays.

Damages and maintenance issues are to be reported to the Property Manager.

It is up to owners to provide access to utility and cable companies. Please contact the Property Manager for details.

The garage floor is power-washed semi-annually but owners are responsible for removing oil spills and mud.

Exterior window washing is done spring and fall. Windows accessible from the balconies are the responsibility of the resident.

Building Emergencies After Hours

Val Roca Management Inc.(613) 720-0777

Remember this is for extreme emergencies only, such as fire, flood, and loss of heat.

If you spot a problem that does not need immediate attention or you have a general request or comment, write a note and put it in the Property Management mailbox below the bulletin board in the lobby or send an email to the attention of the Property Manager. (See Contact Information on page six) Contractors called in after hours charge a higher service rate, which leads to increased fees for everyone.

Please note that if something goes wrong within your Unit you should behave as you would in an owner-occupied home: e.g., if a faucet leaks, replace the washer.

In the event of a robbery or a specific security problem, inform the Police Department immediately. In the event of a fire, contact 9-1-1


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GOVERNANCE

General Overview and ResponsibilitiesThe Board of Directors consists of five members elected by the unit owners at the Annual General Meeting. Directors serve a three-year term. The Board of Directors is responsible for managing the affairs of the Condominium Corporation. Your Board has engaged a property management company to manage the physical, financial, and administrative affairs of the condominium corporation, but it is ultimately responsible for ensuring compliance of duties and responsibilities of the Condominium Corporation as imposed by the Condominium Act.

Note: Please reference the Board Governance document under Important Documents on Our Everett website for more detailed information on the board's mandate.

Board Positions and Responsibilities

•PresidentChairs Board and AGM meetings; primary contact on community issues; primary contact with property manager.

•Vice-President Co-chair; co-signs cheques; fulfils role of President in his/her absence; contributes to the newsletter.

•Director of Special Projects Coordinates and assists in tendering larger contracts; reviews Reserve Fund projects with the Property Manager and oversees other projects as delegated by the Board; contributes to the newsletter.

•TreasurerReviews all financials/investments; co-signs cheques; liaison with management on issues such as liens, budget preparation and financial review of Special Projects; contributes to newsletter.

•SecretaryRecords or delegates the recording of board meeting minutes; reviews relevant correspondence; delegates recording of minutes at A.G.M.; back up liaison between Board and management; contributes to the newsletter.

MeetingsThe Board of Directors meets on a monthly basis or more often if major issues arise. These meetings are not open to


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all owners. Meeting minutes are available on loan by contacting the Property Manager.

Owners are invited to the Annual General Meeting to elect directors, approve the audited financial statements, and appoint auditors for the ensuing year.

FinancesThe Board of Directors, in cooperation with the Property Manager, annually prepares a budget by estimating the common expenses anticipated for the ensuing fiscal year, calculating the contribution to the reserve fund, and determining the monthly condominium fees required to generate sufficient revenue. Operating expenses include electricity for the common areas, water, gas, snow removal, grounds maintenance, emergency system and elevator maintenance, building and grounds enhancements, management and janitorial service, legal and audit services and insurances. Deposits are made into the reserve fund for contingencies, major repairs, working capital, deficits, and/or replacements.

CommunicationThe Board communicates with unit owners through correspondence (usually through the management company), the Our Everett website, notices in the elevators and on the bulletin boards, and through the Everett Echo newsletter.

Everett EchoThe Everett Echo newsletter is published on an irregular basis (approximately four times per year) depending on the availability of newsworthy content. Residents are encouraged to contribute or suggest articles they think would be of interest to their neighbours. The newsletter is printed in black and white, however, colour versions as well as back issues are available on the website.

Condominium Act and By-LawsAll condominiums are subject to the regulations of the Condominium Act of Ontario. Each condominium is registered as a corporation, managed and administered by a Board of Directors elected by unit owners. Under your current By-laws, your Board of Directors will consist of five members who are elected on a rotational term.

Condominium FeesCondominium fees are based on the percentage of contribution required from each unit, parking space and storage locker, as established in the declaration. Payments are due on the first day of each month. Owners can arrange pre-approved bank payments or provide the Property Manager with a series of post-dated cheques made payable to the registered condominium corporation (O.C.S.C.C. No. 694).

Annual General MeetingsThe Annual General Meeting (A.G.M.) of owners is held within six months of the fiscal year end. The Everett’s A.G.M. is normally held in May. Notice of the A.G.M. is sent out to owners at least 15 days before the meeting. It


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includes the agenda, relevant documents and a proxy form.

Business conducted at the A.G.M. normally includes a motion to pass the previous A.G.M. minutes, the audited financial statement, the election of officers, proposed changes to the By-laws, various reports, and matters relevant to the affairs and business of the corporation that are raised by the owners and included in the agenda.


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All voting at owners’ meetings is based on one vote per unit. Unless otherwise provided in the Act, all questions proposed for the consideration of owners are determined by a majority of the votes cast by owners present at the meeting in person or by proxy, if there is a quorum at the meeting.

A quorum at owners’ meetings is generally achieved with 25% of the unit owners represented in person or by proxy. However, changes to the By-laws require the approval of a majority of owners and major changes to the Common Elements require approval of 66 2/3% of owners, represented in person or by proxy.

When owners are unable to attend a general meeting, it is very important for them to be represented by a proxy. Failure to do so may result in not enough representation for a quorum or to vote on major issues. Owners should complete the proxy form and give it to a neighbour, the property manager, or a friend or relative who can attend the meeting on their behalf.


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PART 2 - Dealing With Emergencies

FIREThe emergency warning system designed for The Everett is a single zone fire alarm and voice communication system. This means, upon operation of any alarm-initiating device (i.e. manual pull stations, smoke and heat detectors or sprinkler flow switch), the system will sound an evacuation tone in all zones. To activate any pull station, simply pull the lever downward and exit the building immediately.

IF YOU HEAR THE ALARM EVACUATION SIGNAL AND:

You are in a Unit: • Feel the doorknob for heat before opening door. If it is hot, brace yourself against the door and open it slightly.

Should you feel air pressure or a hot draft, close the door. • Should the corridor be free of fire or smoke, take your Unit entrance key and leave by the nearest exit stairwell,

closing your Unit door behind you.

Do not use an elevator as you could become trapped. Should you encounter smoke in the corridor or stairwell, return to your Unit and follow the instructions below.

You cannot leave your Unit: 1. Call the Fire Department at 911 and alert them of your location. 2. Remain in your Unit and close your entrance door. 3. Unlock your entrance door for entry of fire fighters, if required. 4. Wave a sheet from a window or balcony to signal the fire fighters. 5. Use wet towels or sheets to seal entrance door thresholds, air conditioning outlets or other openings, which may admit smoke. 6. Move to the most protected room and partially open a window for air. 7. Close the window if smoke comes in. 8. Crouch low to the floor if smoke enters your unit. 9. Listen for voice communication messages. 10. Wait to be rescued. Remain calm. Do not panic or jump from the building.

Fire Pull Stations in Common Areas Fire pull stations are located strategically throughout the building and can be manually activated in the event of a fire. Pull station locations include:

Garage There are fire pull stations in the garage. They are located on the columns and adjacent to all of the exit doors leading from the garage and are to be used only in case of fire.


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HallwaysThere are fire pull stations adjacent to every exterior exit and at all stairwell exits.

Fire Detection - In-Unit Devices There are two types of detectors in each unit — a smoke alarm (left) and a heat sensor (right). If your smoke alarm goes off, you may open a window to dissipate the smoke but never open your unit door to the hallway. The smoke could set off the building’s fire alarm.

Nothing must ever come in contact with the heat sensor or it too will activate the building’s fire alarm system. Be sure you know the difference between the two detectors!

The individual smoke, heat and fire alarm devices (including speakers) in your Unit are electric and form an integral part of the building system. Please do not tamper with any of these devices.

This is the speaker in your unit (right): it can be silenced during testing.

Residents are advised not to place any burning materials such as cigarettes and ashes, or dispose of flammable liquids or aerosol cans in the garbage room. Avoid unsafe cooking practices (i.e. deep fat frying, too much heat, unattended stoves, etc). Do not use unsafe electrical appliances, frayed extension cords or overload electrical outlets. Do not leave your clothes dryer operating when you are out of your unit. Avoid careless smoking, use ashtrays and never smoke in bed. Do not throw cigarettes from balconies. Keep all exits free from obstructions and keep all exit doors closed.

Building Evacuation - GeneralYou must leave the building immediately when the fire alarm is activated. Do not use the elevators. Exit by the nearest stairwell and wait outside of the front of the building until a representative from the fire department says it is safe to re-enter the building.

The alarm system is tested on a regular basis. A notice is posted in the elevators and on the bulletin board advising


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residents and guests of the date, times and procedures for the testing.

LOSS OF HEAT OR COOLINGIf you are experiencing a loss of heat, please check the following: • Ensure that the thermostat is set to heat and not cool. • Ensure that the thermostat is set higher than the current room temperature. • Ensure that your fan filter is clean. • Ensure that the circuit breaker is turned ON at the electrical breaker panel.

If the breaker has tripped it should first be moved be to the OFF position and then flipped to the ON position to reset.

For loss of cooling, please follow the above instructions, reversing the first two items.

If you have tried the measures listed above and still require further assistance, please contact the Property Manager.

POWER FAILUREIn the event of a power failure to all or part of your Unit, there are a number of checks that should be performed prior to calling the Property Manager.

Should an electrical outlet or appliance power failure occurs, the electrical panel should be checked to see if the circuit breaker is in the ON position. When checking a circuit breaker, the breaker should be first switched to OFF, then to ON, as the breaker does not move to the OFF position when the circuit is tripped.

Should the circuit breaker trip, all devices controlled by the circuit should be turned off before resetting the breaker. If the breaker continues to trip, please contact the Property Manager. Controlled split plug receptacles are located throughout your Unit, commonly in the living room, master bedroom, and den. These plugs will have either the top or bottom receptacle connected to a wall switch. The other receptacle has power at all times. Kitchen counter plugs are split receptacles and are wired to a GFI breaker, which is located in your main electrical panel. The top plug is wired on a separate breaker from the bottom one. Should one trip, plug your appliance into the opposite receptacle. GFI breakers function in the same manner as GFI receptacles, however a GFI breaker protects many outlets, using standard receptacles. If a GFI breaker trips, you must reset it at the electrical panel by turning it completely to the OFF position and then flipping it to the ON position.


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Should there be a loss of power in your entire Unit, check with Hydro Ottawa at 613-738-0188 to ensure that you are not experiencing an area power outage. If there is an area power outage you will have to wait until the hydro supplier restores power. Should a power outage occur, an emergency power generator will supply electricity to the emergency lighting system for approximately 45 minutes. Residents are advised to have a rechargeable battery flashlight in their units.

Bedroom plugs cannot be used for vacuum cleaners or computers. They will trip your breakers unless you have isolated plugs to a GFI breaker.

PLUMBING LEAKSIn the event of a plumbing leak, there are a number of checks that should be performed prior to calling the Property Manager. In the event of a plumbing leak, be sure to close the fixture’s water shut-off valve immediately. Shut-off valves are located in line with the water supply line for the fixture.

Should water be continuously running and there is no shut-off valve, then please contact the Property Manager immediately because of the possibility that leaks, depending on their severity, could penetrate the Units below you.

For problems related to common property, the Property Manager will make the necessary repairs. Should the problem be attributable to improper use, the owner will be responsible for all costs of the service call.

Water InfiltrationShould you notice signs of water infiltration, and it is determined that the source is not a plumbing leak within your Unit, please contact the Property Manager immediately.

In addition to visible pools of water, signs of water penetration may take the form of staining on the ceilings or walls of your Unit.

Water infiltration may be the result of a leak in either a Unit above or adjacent to you (upper penthouse units excluded). It may also be possible that water is leaking from a service conduit within the building’s structure. It is important for the health and well-being of all residents that water leaks be addressed immediately in order to curtail and limit damage.

In order to minimize the possibility of accidental flooding, residents are required not to leave water running unattended.

INSECT AND PEST CONTROLIn the event that your Unit requires fumigation for pests, you must inform the Property Manager, who will ensure that the potential for infestation of the entire building is minimized. Many pests, particularly cockroaches and silverfish, will travel to other Units through plumbing or building service conduits. Unit owners are responsible for


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costs associated with remediation.

UNUSUAL ODORSWhen cooking, the exhaust fans in the kitchen and bathroom should always be used and a window opened to increase circulation. Do not open your hallway door to remove cooking odors/smoke as it could set off the building’s smoke alarm. Should you notice an unusual odor in the building, although it may not pose an immediate emergency, it is strongly suggested that you contact the Property Manager for investigation.


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PART 3 - Resident Safety and Security

OverviewNever let strangers enter the building with you. Ask them to use the intercom and make sure the door is closed behind you. Be sure the door is closed and locked when exiting through the bike room door or side doors. Debris may prevent the door from closing tightly.

Do not leave the lobby doors open and unattended and ensure that your delivery and service personnel follow security procedures. You can use Channel 69 (998 with a digital box) to monitor activity in the vestibule.

Do not drive under the garage door as it opens or closes or it will delay the quick close mechanism leaving the door unattended.

The Everett participates in the Neighbourhood (Apartment) Watch Program to discourage and prevent crime in our condominium and neighbourhood. If you are not already a member and would like to receive incident alerts, go to Our Everett website for information on how to register.

SmokingSmoking is not permitted in the common areas inside the building, including the garbage room. Please use the cigarette disposal receptacle located to the right of the front door to extinguish your cigarettes when smoking in front of the building.

Please ensure that no one throws cigarettes from your balcony, as this can be extremely dangerous!

Special NeedsResidents are asked to advise the Property Manager if there are any individuals that require special assistance during evacuation in case of fire or any other emergency situation.

Access To Stairwells Stairwells should be used in emergencies when it is unsafe to use the elevators. There are two access points on each floor to the stairwells A & B.


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Exterior Exit Doors Please note that paths leading to or from exit doors are not to be blocked by any articles that will that impede the ability to leave the building should they have to be used during an emergency situation. It should also be noted that for security purposes these doors are not to be tampered with, or blocked so that they cannot latch. Should residents notice any of these situations the matter should be brought immediately to the attention the Property Manager.

In-Unit Burglar Alarms Units were pre-wired for security systems at the time of construction. Owners are responsible for the installation and monitoring of unit alarm systems.

Entry Intercom SystemTo program the system to your common phone, please contact the Property Manager. Please note: in order to have access to a visitor calling you when you’re on the phone you must have the “call waiting” service activated by your phone company.

!Entering The BuildingPlease ask anyone following you into the building to use their key, unless you know them. Please advise your guests not to allow anyone else to enter with them.

Keys - ResidentsThe main entry key allows entrance to the building through all exterior doors, the garbage and bike rooms and common storage room areas.

Parking Garage

Garage Door Quick ClosureThe closing mechanism on the garage door improves building security by closing the door immediately upon the vehicle clearing the sensor beams. For it to work effectively, do not drive under the door when it is in motion. When you are coming up to the door at the same time as another vehicle, it is important to let the door shut completely between vehicles before using your remote. Otherwise, the sensor is tripped and the door stays open much longer than normal, which means you will have to wait until the door closes before you move on because an open door must not be left unattended.

Garage Access and UsePedestrians should not use the vehicle door as a way of exiting or entering the garage. This causes increased wear and tear on the mechanics of the door system and leads to increased maintenance costs. Use the pedestrian doors when entering or exiting the building.


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Access to the parking garage is restricted to those individuals who have a remote control unit or the code for the keypad on the outside of the building. The keypad code is changed periodically and owners will be advised accordingly. If your remote is lost or damaged, please contact the Property Manager. There will be a charge for this replacement. Don’t forget to change the battery in your remote control device on a regular basis.

For the safety of all, vehicle headlights must be turned on while driving in the garage. Vehicle speeds must not exceed 10 km per hour. Exercise safe driving and be watchful of pedestrians. Ensure that you park in your assigned parking spot. Use the mirrors to see approaching pedestrians or vehicles.

Vehicles that are inoperative are prohibited from being parked in the garage. No vehicle maintenance, repairs or car washing are permitted in the garage, or in any common area.

The owner of any vehicle that causes damage to the garage floors as a result of leaking or spillage of fluids will be held responsible for any costs of repairs. This includes damages to their own parking space(s).

Residents are not permitted to park in the visitor parking area or in any other resident’s designated spot at any time. Vehicles that are improperly parked will be ticketed and towed at the vehicle owner’s expense. (See section on Visitor Parking)

Deliveries and Moving To allow time to make the necessary arrangements, the property manager must be notified three business days in advance of a move (in or out) requiring the elevator to be placed in service.

Moves may be arranged on any day and their duration will be agreed to in advance. The time period will be determined by the availability of cleaning staff to service the elevator and provide security.

The signed Elevator Reservation Agreement together with a damage deposit/service fee of $250 is required before the elevator will be placed in service. Only cheques made payable to OCSCC#694 will be accepted.

The damage deposit is $175 and the remaining $75 is a non-refundable fee for the services of the cleaning staff. Should the move take longer than three hours, service fees for the additional hours will be deducted from the damage deposit.

The cleaning staff will install protective matting to protect the resident’s property as well as the elevator surfaces. A notice will be posted advising Everett residents of the times when the elevator will be unavailable.

Provided no extra hours are required and there is no damage to Everett common elements as a result of the move, the damage deposit ($175) will be returned to the resident by the property manager.

If damage has occurred, cleaning staff will note it and the property manager will contact the resident to make the appropriate arrangements. Repair costs will be deducted from the damage deposit. The balance will be returned to the resident. Should the repair costs exceed the deposit, the resident will be charged for the additional costs. The resident is responsible for paying for the repairs and pursuing their service provider for reimbursement.

The front entrance doors may be propped open to accommodate access, however, they must never be left unattended. The cleaning staff will remain at the doors when they are open and incoming residents will be asked to insert their door key. All others will be required to use the enterphone.


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The lobby should not be used as a holding area for extended periods. Nothing may obstruct the seating area, the doors or the mailboxes. The lobby is not to be used to consume meals or beverages. All refuse must be removed immediately.

Canada Post - Mail Delivery Owners are given two (2) mailbox keys per unit. If keys are lost, please contact the Property Manager for replacements. Please note that there will be a cost for replacement keys.

Newspaper Deliveries All newspaper deliveries are left in the front entrance door area and it is the responsibility of the owners to retrieve them in a timely fashion. Please be careful to take the correct paper as to not inconvenience your neighbours. In the event of temporary absences by the resident, it is the resident’s responsibility to contact the paper to suspend delivery.

Phone and Cable Room AccessYou must contact the Property Manager 48 hours in advance for phone/cable installation. Management will provide the owner with the access code to the lock box. It is the unit owner’s responsibility to return the key to the lock box. Please ensure that the key is returned once your installation has been completed or it will result in problems for and delays to your neighbours and additional costs to the corporation.


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PART 4 - Elements Within The Everett

OverviewThe property at The Everett is divided into three categories: Units, common elements, and exclusive use common elements. Generally speaking, the interior of your Unit is your private property, while the exterior of the doors, windows and walls are the responsibility of the Corporation and are known as Common Elements.

Maintenance and repairs inside your Unit are your responsibility. The Condominium Corporation is responsible for the maintenance and repairs of the common elements, that is, the elements of the building used by all residents. There are certain exceptions to these rules that will be further explained in Part Four of this handbook.

Certain areas (balconies, gardens and terraces) are common elements, however the use of these areas is restricted to specific residents. These are known as exclusive-use common elements, and the responsibility for maintenance and repair is divided (for example, residents are responsible for keeping the balconies clean, but the Corporation is responsible for any structural repairs).

Hallways and StairwellsThe hallways and stairwells servicing the various Units are considered common elements and residents are not permitted to leave any items on the floor of these areas, including boot trays, floor mats and footwear, as they may constitute a fire hazard according to the Fire Marshals Act. Specifically, a resident may not place tables, artwork, furnishings of any kind, boots, shoe trays, plants and other personal items in common areas. Common areas and the parking garage are not to be used for painting, woodworking or any other activities that cannot be done in your unit.

Insurance The Corporation maintains a condominium all-risk insurance policy on a replacement cost basis. It protects unit owners for liability arising out of their interest in the common elements. This insurance does not cover the contents of your unit or personal liability. For adequate protection, each owner must purchase a condominium unit insurance policy. The liability portion is for damage to the property of others, such as that caused by an overflowing sink or tub, a leaking hose to a clothes washer, rain through an open window or door, or a fire in the unit that results in damage to other units. Where damage to common elements is caused by negligence or willful disregard by an owner, resident, or guest, the Board of Directors will authorize the necessary repairs and initiate action for the recovery of related costs from the unit owner.

Should you rent your Unit to a tenant, it is advisable to carry coverage on your personal property in the Unit plus liability coverage. Also, it is recommended that you require your tenants to purchase their own contents and liability protection on signing a lease. Any damage that is caused by negligence could result in the building insurers and


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other Unit owners making a claim against you for damages.

Comprehensive condominium packages are available through many insurance companies. Consult with your insurance broker for details.

Unit Doors Nothing permanent can be installed on the exterior surface of the Unit doors that is visible from the common area hallways. Seasonal decorations are permitted provided they are of natural fibers and fire retardant. Wireless doorbells are permitted but must be installed using double-sided tape. In addition, the exterior surface of the Unit doors is not to be refinished in any manner by the resident.

Unit Locks Residents are not permitted to alter the existing locks on the Unit doors or install secondary locks without the prior written permission of the Condominium Corporation. All door locks and keys must be compatible with the existing lock systems. It is recommended that you provide key/alarm code information to a neighbour and list the contact with the Property Manager in case you cannot be reached in an emergency.

Unit WindowsExterior windows are cleaned twice annually, normally in April and October. It is the responsibility of the owners to clean their exterior balcony doors.

Balconies Balconies are areas that are classified as an Exclusive Use Common Elements. Balconies are not to be used for storage of goods other than seasonal use patio furniture. Nothing may be installed on the outer surface of the building’s exclusive use common areas that would alter the exterior look. This policy applies to the installation of any exterior device or ornamentation, and includes satellite dishes, trellises, carpets or other floor coverings. (This does not apply to lights displayed on balcony railings during the holiday season.)

It is recommended that you don’t place bird feeders or feed birds from your balconies as it attracts pigeons.

BarbequesNatural gas and electric barbeques are allowed on balconies, roof terraces and gardens. If an outside natural gas outlet was not provided during the building’s construction, approval for an installation must be obtained in advance from the condominium corporation. Contact the property manager for information. Propane and charcoal barbeques are not allowed.

Storage Lockers Storage lockers are designated for the exclusive use for the resident of each Unit, and are located in the parking


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garage and on the main floor. In order to minimize fire hazards and to ensure the control of pests throughout the building, storage lockers may only be used to store non-perishable personal effects. Please do not store plants, food, gasoline, cleaning materials, combustible materials, flammable materials or motorized recreation equipment.

Parking SpacesEach parking unit shall be used for and occupied only by an operable private passenger automobile, compact van, sport utility vehicle, station wagon or motorcycle. Bicycles and collapsible shopping carts may be stored in your parking space, provided they are secured to the wall with appropriate hardware.

Please ensure that you park in a manner that will not impede your neighbors’ ability to egress their space.

Condominium Rules and Regulations prohibit owners and/or their tenants from parking in the designated visitor parking spaces.

If a vehicle is parked in your own parking spot without your permission, please contact the City of Ottawa Parking By-Law Office at 613-580-2400 to have that vehicle ticketed and/or towed. You may be requested to show documentation that you are the owner or tenant of the said parking space. As such, only those listed on the Purchase and Sale Agreement or lease for that parking space, can contact the authorities as detailed above

The Condominium By-laws do not permit the use of your parking space for storage. This includes tires, shopping carts not fixed to the wall, tool kits and bottles of window washing fluid. It also is up to the owners to keep their parking spaces clean.

PARKING SPACE RENTAL- PLEASE REFER TO PART 7 (LEASING AND RENTING)

Visitor ParkingThere are four visitor parking spaces. One is on the ground floor just inside the garage door, two are on Level P-1 and one is on Level P-3. These spaces are for visitors only. Residents may not park their vehicles in visitor parking.Each unit has been issued a visitor parking pass, which is to be place on the dashboard of the vehicle.

Visitor parking is for short-term use on a first-come basis and cannot be reserved. Your guests may not remain in visitor parking longer than 72 consecutive hours and there are no in and out privileges. Visitor vehicles exceeding the 72 hour maximum will be ticketed.

If you want to report an abuse of the visitor parking rules or for any parking related matter, please contact the property manager.

Tenants must return the visitor pass to the owner when vacating the unit.

Common Room and Patio Booking Agreement

Terms and ConditionsOnly residents of The Everett may book the Common Room and Patio. The Resident must be 18 years of age or


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over. Booking will be for the Resident’s own use and the Resident will be in attendance throughout the function.The total number of persons attending a function cannot exceed 75.

For groups of 15 or more, a refundable damage deposit of $50.00 (cash only) is payable upon receipt of the Common Room key and must be accompanied by the signed Common Room and Patio Booking Agreement.

The function may in no way violate any Municipal, Provincial or Federal Law and the Resident will be completely responsible should any violation occur. Also, all Rules & Regulations of O.C.S.C.C. No 694 apply to Common Room and Patio functions. In accordance with the Rules & Regulations O.C.S.C.C. No. 694; smoking is prohibited in the interior common areas.

The Common Room and Patio may not be booked for other uses, persons or organizations in return for monetary or other considerations. General public access is prohibited. The sale of liquor is prohibited and no admission tickets are to be sold.

The Resident is responsible for admitting guests into the building and their orderly departure. The main entrance doors may not be propped open.

Persons attending the function will be restricted to the Common Room and Patio and the Resident’s own condominium unit through the elevators. The Lobby may only be used for arrivals and departures.

No decorations of any kind may be attached to the walls. No adhesive tape of any kind may be used on the walls.

Noise and music will not be so loud that it disturbs any unit owner’s quiet enjoyment. Music must stop by 11:00 p.m. Sunday through Thursday and 1:00 a.m. on Friday and Saturday. The Common Room/Patio/Lobby are to be cleared of guests 30 minutes following any function.

For any function and at its end, the Resident is responsible for ensuring that the Common Room and Patio are clean, tables and chairs are cleaned, stacked and left in their proper places, all to the satisfaction of the Condominium Board; garbage is properly disposed of and the door locked. The Resident will be liable for any damages to the property, paint, furniture, furnishings and fixtures, which may occur and will reimburse O.C.S.C.C. No. 694 accordingly.

Any special or additional cleaning required as a result of the function, over and above the normal routine, will be charged back to the Resident.

Any Resident reserving the Common Room and Patio for an event of any nature accepts all responsibility for any liability resulting from its use. The Board of Directors reserves the right to refuse Common Room and Patio bookings.

The Common Room is reserved for Everett business on Monday evenings from 5pm onwards, in case there is the


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need to call a meeting of residents. Bookings will be accepted for Mondays but only with the understanding that the booking could be cancelled if there is a need for the room for Everett business.

ProceduresResidents may reserve the Common Room and Patio by email at [email protected] or by calling Marg Dacey at 613-232-5085 or, if unavailable, Barbara Feldman 613-232-1395. In order to ensure that all residents have equal access to the Common Room and Patio, bookings should be made no earlier than one month in advance of the event, except under extraordinary circumstances.

The key to the Common Room will be given to the Resident on the day of the function. In return for the key, the Resident will provide a signed copy of the Common Room and Patio Booking Agreement. (Note: Residents wishing to book the Common Room and Patio on a frequent basis may approach the Board of Directors about signing a blanket booking agreement covering a longer time period.) For groups of 15 or more, the Resident will also provide a $50.00 (cash) refundable damage deposit.

The Common Room key must be returned as soon as convenient for both parties the day after the function. Any damage deposit required will be returned to the Resident as soon as an inspection has been done. This will not be any longer than five days after the function. If there are damages or extra cleaning required as the result of a function, the damage deposit will be forfeited. Any and all repair or cleaning costs exceeding the deposit will be charged back to the Resident.

Garbage and RecyclingThe City of Ottawa’s refuse contractor assigned to remove recycling from apartment building exercises strict disposal guidelines. If these guidelines are not respected, the waste will be considered contaminated and the refuse contractor will not remove the recycling until it is re-sorted and/or properly placed in the designated containers. The additional cost for this extra effort will be borne by the Corporation (i.e., all owners).

The key rules of recycling: All items for pickup must be in their appropriate container — material placed on the floor or elsewhere in the garbage room will not be removed.

The number one cause of having the garbage deemed ‘contaminated’ is the disposal of plastic bags with glass and plastic jars. Plastic bags are NOT recyclable. If you use a plastic bag to collect your recyclables, empty them in the appropriate container and throw the bag in the garbage bin. Freezer packaging, including juice cans and paper ice cream cartons, and waxed paper, including cereal bags and cracker box liners, are not recyclable. These items go in the garbage. Appliances, tires, batteries, etc. must be recycled in accordance with the City of Ottawa’s guidelines; contact 613-580-2400 for specific instructions. DO NOT dispose of any of these items in the garbage room.

Metal coat hangers, aerosol cans, pots and pans and scrap metal are not recyclable. Refer to the City of Ottawa’s Take it Back brochure for the proper methods of disposal. Food contaminated foil should be placed in the regular garbage. All cardboard must be flattened and placed in the bins.




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If you have a large item to be thrown out you can leave it in the garbage room but it is YOUR responsibility to move it to the curb on garbage day. Under no other circumstances should anything else be left in the garbage room on the floors or outside any of the bins.

Wine and Beer bottles should not be put in with the regular recycling. They can be taken back to the Ontario Beer Store for a refund (www.bagitback.ca) or donated to the Ottawa Humane Society’s fund-raising initiative by placing these items in the boxes provided.

Propane CylindersPropane, liquid gas or other flammable materials are not allowed on the property. If you need to discard an empty cylinder used on a portable barbeque off-site, then please take it to a Hazardous Waste Depot.


http://www.bagitback.ca

http://www.bagitback.ca

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Paper Recycling Bin


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Blue Recycling Bins

http://

www.ottawa.ca/city_services/recycling_garbage/index_en.html


http://www.ottawa.ca/city_services/recycling_garbage/index_en.html




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PetsAccording to the Condominium Rules, a pet is defined as a caged bird, aquarium fish, one domestic cat or one domestic dog.

Pets are not allowed in common areas except when entering and exiting the building. Please ensure that your pet is on a short leash and that you are in control of the animal. While in the common areas, both indoor and outdoors, you are responsible for any damage caused by your pet, and for the removal of any waste materials. Please train your pet not to use the front garden to relieve itself.

No breeding of pets for sale shall be carried on in or about any unit, or on the common elements.

When an issue regarding a pet cannot be resolved and the Board deems the pet to be a nuisance, the owner will receive a written notice requesting the removal of the pet from the property and the owner must comply.

Bicycle Storage Bicycles are not permitted in the residential units, elevators or on the exclusive use balconies, gardens or terraces. (Declarant, Article 4.03)

Bicycle storage racks are located in the bicycle room on the main floor. Bikes also may be stored in your parking space as long as the proper storage rack has been installed. Contact the Property Manager for more information.


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PART 5 - Unit Maintenance Guide

The material contained within this section, most of which was provided by Domicile as part of its original owner’s package, is intended only as a guide and you should always check with the manufacturer.

WindowsDuring cold weather, it may appear that there are drafts around windows, terrace doors, and sliding patio doors even though they are adequately glazed, fitted and weather-stripped. With some possible exceptions such as extreme wind conditions, the draft normally is due to vertical air movement over the face of the window; warm air rising and cooler air dropping (convection currents).

Condensation and frost on windows (even those that are double-glazed) will occur if a high relative humidity is maintained inside the home during periods of very cold weather. In some instances, opening the drapes or blinds to allow proper air circulation will reduce or eliminate the problem. Please refer to the section ‘Condensation and Relative Humidity’ for additional tips.

Windows should allow an abundance of natural light into your home and provide a clear and unobstructed view to the outside. Condensation or other materials between the thermal panes are indications of seal failure. Contact the Property Manager if you suspect the seal has failed. Any glass breakage, for reasons other than seal failures and pressure cracks, is your responsibility.

The frames of your windows are constructed of aluminum. The recommended product for cleaning the aluminum window frames is mild soap and warm water solution followed with a thorough rinse with clean water. DO NOT use cleaning products that contain alkaline or acid base, such as industrial cleaning solutions, as these products will eat through the coating, leaving a marring and blotchy appearance that cannot be repaired.

The Property Manager will arrange to have all of the building’s exterior windows cleaned twice a year. Please note that the Condominium Corporation Board of Directors may amend the frequency of such cleaning from time to time.

Doors and Hardware All doors are subject to dimensional variations and warping due to being exposed to a variety of climatic conditions, including inside humidity variations.

Exterior doors are naturally subjected to more extreme conditions. In winter, they must withstand the differences of heat and moisture on the inside surface and cold dry air on the outside. In summer, this situation may be reversed or equalized. It is not necessary to use polishing compounds on interior door hardware. Wipe them occasionally with a damp cloth and polish with a soft dry cloth.


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Bathroom doors can be unlocked from the outside by pushing any small pick-like instrument such as a knitting needle or three-inch finishing nail into the hole in the center of the knob. It is recommended that this be tested before the need arises. Locks should be lubricated periodically. Applying a few drops of light oil, such as sewing machine oil, on the latch bolt will ensure smooth operation.

PaintWoodwork and other surfaces are painted with products specifically designed to the surfaces to which they are applied and the use expected. All surfaces that have been painted will eventually require repainting. The frequency of repainting depends upon a number of factors, which are unique to each home and its occupants.

Many homeowners choose to personalize their home with coloured paint and wallpaper over the original paint. Surfaces that have been painted with oil-based paint require that they be touched-up or recovered with compatible oil-based paint. Latex-based paint placed on top of oil-based paint will peel unless a primer coat is first applied.

Interior Trim Shrinkage will affect the interior wood trim and you may notice that joints near the corners of windows, doors and baseboards may open slightly.

Cabinets The cabinets that are installed in your kitchen or bathroom may be constructed of wood or a laminated product. Wood cabinets are made from kiln-dried material, but are subject to the natural process of shrinkage and expansion due to the change of humidity levels within the home and proximity to steam from kettles and pots.

Wood is a natural material and due to different grain patterns and cell density, stain absorption may result in varying colour and shades between doors and other components. Similar to furniture, the finish on cupboards may fade over several years, depending on exposure to sunlight.

Kitchen cabinets with a wood finish should be treated in the same way as furniture. Abrasive products should not be used and Naphtha spray waxes are not recommended, as their reaction to moisture will turn some finishes milky. Warm water with mild detergent or soap is recommended. Splattered grease should be wiped off immediately. Cabinets finished with a plastic laminate or thermoplastic should be cared for in the same manner as laminate countertops. From time to time, cabinet doors may require adjusting due to a loosening of the screws on the hinges. A screwdriver can be used to adjust and tighten the doors.


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Laminate CountertopsThe following will ensure the long-lasting beauty and extended life of your laminate countertops: • Hot pans or activated electrical appliances should not be placed directly on laminated surfaces: use protective

insulating pads. • Abrasive cleaners or steel wool should never be used on any counter surface. • Common household bleach should not be allowed to remain on the surface. • Do not use the surface as an ashtray or cutting board. • For laminate surfaces, clean with a damp soapy cloth (for stubborn stains, use a household solvent) rinsing

thoroughly with clear water. • Polish occasionally with glass wax or liquid car polish to mask superficial scratches Do not leave standing water

or wet cloths on a countertop, particularly on joints or near the junction of the countertop an backsplash as this can cause water damage, including swelling of the countertop’s subsurface.

Granite, Marble and Agglomerate Surfaces A mild dishwasher detergent or soap and water solution with frequent rinsing is recommended for cleaning. It is common to see ‘pitting’, ‘veins’, small fractures, and colour variances in natural stone, this is part of the beauty of natural products and is to be expected.

The polished surface finish of these products when used in countertops (and in floor or wall applications) can easily be damaged. Never use abrasive creams, or solutions that contain acids such as lemon or vinegar. Natural stone products, particularly marble, are sensitive to etching by acids.

For liquid spills and stains blot the area with a paper towel. Do not wipe, as this will spread the spill. Use a dry soft cloth to dry the area. For granite surfaces, such as the standard kitchen countertops, please refer to the following for the specific cleaning actions:

• Oil StainsProducts that can cause oil based stains include grease, tar, cooking oil, milk and cosmetics. These types ofstains must be dissolved chemically, and deep stains may be permanent. Use a liquid cleanser with bleach, or household detergent, or ammonia, or mineral spirits, or acetone. Do not mix, or use any of these cleaners in combination, as the mixture may be toxic.

• Organic and Ink StainsOrganic staining can result from coffee, tea, tobacco, paper, food and blood. Use a 12% solution of hydrogen peroxide with a few drops of ammonia.

• Metal StainsIron, copper and bronze can stain the counter. These stains are very difficult (or impossible) to remove and a poultice must be used. It is suggested that you contact a professional for removal of these types of stains.

• PaintSmall amounts of paint can be removed with lacquer thinner or (preferred) scraped off carefully with a razor


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blade. Normally latex and acrylic paints will cause no staining, however oil based paints may cause oil stains. • Water Spots and Rings

Buff the area with dry 0000 steel wool. • Surface Etching

Many chemical cleaners may cause etching of the surface If the etching is minor, buffing the area with a commercially available stone polishing powder may restore the surface. If the etching is deep, repairs and re-polishing should be left to a professional.

Although extremely durable, natural stone countertops can be brittle. Please do not strike them and take care not to accidentally deliver impact blows to the surface areas or edges as the stone may split.

Flooring - General Many types of objects can damage your floors. Several common events can create extreme pressure on a floor surface. As an example, the weight of a car on the area where the tires touch the ground produces approximately 30 lbs/sq. in. (pounds per square inch), however, a person weighing only 125 pounds, standing on high heels of 1/4 inch diameter actually exerts 2,546 lbs/sq. in. on the surface. This creates a problem for all kinds of floor surfaces whether they are made of wood, ceramic, vinyl resilient floor covering or carpet.

Hardwood Floors The pre-engineered hardwood floor installed within The Everett is an engineered product that is manufactured in a controlled environment. Wood selected in the production of the hardwood flooring will have come from a number of trees, and accordingly may have different shading, colouring and graining. These variations are one of the charms of hardwood flooring. It must be remembered that your hardwood flooring is a natural product and is greatly influenced by relative humidity and moisture found within a home. Throughout the course of the year, and this is particularly true in Ottawa’s climate, humidity within a home can vary quite significantly.

Lower inside humidity in winter months will cause the wood to cup. However, careful monitoring of the relative humidity inside the home should minimize the effect of dry air.

Ideally, homes with hardwood floors should have a relative humidity rating between 35 and 45 percent. However, such levels of humidity can result in excess condensation on your windows. It should be noted that lowering the relative humidity to within more desirable ranges can lead to separation between the wood strips as described above.

Hardwood flooring can be durable, beautiful and easily maintained, if a few points are kept in mind: • Sweep or vacuum your floor often to remove loose dirt and grit before it scratches the surface of the floor. • Do not clean your hardwood floor with water or with a mixture of wax or cleaner such as Murphy’s Oil, as these

solutions can dull the finish and permanently damage the floor. • Wipe up spills before they are absorbed into the wood or become sticky. • Use products made or suggested by the flooring manufacturer of cleaning and maintaining your hardwood floor,

most retailers of hardwood flooring stock the appropriate floor care products.


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• Use floor protectors on the feet of furniture to avoid scratches. • When moving furniture or appliances, slip a blanket or piece of carpet face down under each foot and slide the

furniture carefully. • Where hardwood floors abut exterior doors, place outside doormats at the entrances to keep dirt and moisture

from being tracked in. • To prevent slippage of area rugs laid over the floor, use an approved vinyl rug underlay from a reputable

manufacturer. Do not use rubber, foam back, or plastic mats as they may discolour the floor.

Over time, hardwood floors may need to be resurfaced in order to maintain their original luster. Depending on the type of flooring installed in your Unit, different long-term maintenance procedures will be required. We suggest that you contact a flooring contractor to advise you on the proper procedures to follow.

Carpeting A weekly care program with thorough vacuuming will agitate the pile and shake out abrasive dirt particles buried below the surface. Seek professional advice prior to using cleaning compounds on your carpet.

For optimum performance, the following procedures are recommended: • Remove spills immediately to prevent spots and stains. • Vacuum heavy traffic areas daily to pick up surface dirt and lint. • Complete a thorough vacuuming weekly to remove embedded dirt with the vacuum properly adjusted for the type

of carpet involved. For optimum appearance and wear performance, professional cleaning is recommended every year or two, depending on use.

Ceramic Floor and Wall TilesThe surfaces of floor and wall tiles installed throughout your Unit are extremely durable, but they are not indestructible. Surfaces should not be cleaned with abrasive cleaners, as these will dull and wear away surfaces. A mild solution of vinegar and water is sufficient to clean ceramic floors.

Grout has been installed between tiles and silicone applied at the edge where ceramic tile meets other materials. In order to prevent damage to areas behind or beneath ceramic tile, both grout and silicone should be periodically examined.

Missing or defective grout and silicone should be replaced. The appropriate material can be obtained from hardware or builders’ supply stores. Follow the manufacturers instructions when applying grout or silicone. Please note that colour variations may exist between and within products and that an identical match may not be possible.

Domicile provided owners with a small quantity of extra tiles matching existing interior finishes to do tile replacement as needed.


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Shower EnclosuresIt is suggested that a squeegee be used to clean down the walls of the shower after each use, preventing the build-up of salts on the glass. The Bath Enclosure Manufacturing Association recommends the use of a non-abrasive heavy-duty bath cleaner to clean the shower of carbonate build up.

The use of a mild bleach solution when cleaning any caulking will help prevent the build up of mould. Should the hinges start to creak, we suggest the injection of a lithium or Teflon based lubrication spray, which can be obtained from major hardware stores.

MirrorsThe mirror manufacturer suggests that mirrors be cleaned with warm soapy water wiped down with a squeegee. A non-ammonia based glass cleaner sprayed onto a cloth, not on the mirror, can also be used. When sprayed directly on the mirror, it goes between the joints or under the mirror and reacts with the cut edge of the silver forming silver nitrate — this is called ‘black edge’. Rings, particularly diamond rings, should not be worn when cleaning the mirrors.

General Plumbing Minimize the disposal of grease, fat and similar wastes, especially petroleum products, through the plumbing system. Such materials tend to accumulate in the piping, reducing its efficiency. In addition, continuous or large-scale usage of this kind can affect the building’s sanitary sewer infrastructure, as well as municipal or private sewage treatment systems.

Sinks, Bathtubs, Plugs, Faucets and AeratorsYour bathtub and basin drain should be inspected at regular intervals to ensure that they are clear of any obstructions. If this is not done, potential blockages will impede the rate with which your basin or bathtub will drain.

The aerator and filters in taps and showerheads should be unscrewed and cleaned on a regular basis.

ToiletsThe toilets installed within the Units are six-litre water conservation units. If your toilet backs up, you should call a plumber of your choice directly.

The use of chlorine pucks or chemical additives to the toilet tank may cause permanent damage to the rubber gaskets and seals. Never put dental floss in the toilet.

FixturesThe smooth and glossy surfaces on your plumbing fixtures are not indestructible. Harsh, abrasive cleaners will, in time, wear through the surface, making the finish dull and porous. Most household cleaners are slightly abrasive, but


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if used in moderation and with plenty of water they are harmless. Steel pads and some strong cleaners can do irreparable damage and you are cautioned against their use.

Helpful hints that will prolong the life of your fixtures are: • Avoid scraping the surface with metal utensils. Even a stainless steel sink can be damaged by careless use. • Do not use plumbing fixtures such as sinks as receptacles for photographic developing solutions, as their stains

are permanent. • Never step in the bathtub with your shoes on. The soles of your shoes may appear clean, but they carry gritty

particles, which will scratch the enamel.

Most fixtures are provided with water-filled traps to prevent sewer gases from backing into the home, these sometimes become plugged with a variety of deposits and may require periodic cleaning to eliminate the blockage.

As preventive maintenance, we suggest that your pour one cup of bleach down the sink and bathtub drains every three months. This will help to break down any accumulated dirt and grease build up. To eliminate odors, pour a 1/4-cup of bleach into the overflow holes.

RefrigeratorIf your refrigerator is equipped with an automatic icemakers or water dispenser, please take care in moving the unit, as the water pipe behind the refrigerator is delicate and can be easily broken by moving the unit.

Dishwasher Do not use any detergent other than products designed specifically for automatic dishwashers. Detergents like laundry soap and dishwashing liquid for the sink will create excessive suds that will result in the dishwasher overflowing. The resulting flood can create significant damage. Never leave an operating dishwasher unattended. A malfunction could cause serious damage.

Washer and Dryer Care should be taken to ensure that the water outlet is kept clean. The dryer lint traps should be cleaned before each use. There is a dryer lint trap in the dryer and there is one in the ceiling that is connected to the exhaust ducting. In addition, once a month you should wipe out the inside of the washer and dryer with a damp cloth. Never leave an operating washer or dryer unattended. A malfunction could cause water damage or a fire.

Stoves and Cook Top Prior to operating a stove or a cook top, the operator’s manual should be consulted. Unit residents should take care when using heat-producing appliances below cabinets in order to minimize the possibility of damaging the cabinets due to excessive heat. Electric cook tops or appliance burners should not be operated without being covered with a pot or a pan. Equally important, the doors of a stove or wall oven should not be left open for extended periods of


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time.

Range Hoods For efficient range hood operation, the grease filter must be washed periodically in a mild detergent solution and dried thoroughly. Potential fire hazards are created by grease accumulation on filters.

Fan motors must be cleaned and oiled according to the manufacturer’s servicing instructions. Many exhaust fans have sealed systems and do not require lubrication.


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PART 6 - Mechanical, Electrical and Telephone System

Air Conditioning and HeatingThe Property Manager will arrange to have the heat switched on in October and the air conditioning switched on in May. (weather dependent)

All service and maintenance of our building’s main heating and cooling units is the responsibility of the Property Manager, as the systems are part of the building’s infrastructure.

Heating and Cooling DuctsThere is no recommended time frame for vacuuming your ducts; the need may be based on health problems such as allergies.

Vents must be kept free from obstructions as they could impair the airflow and efficiency of your Unit’s heating and cooling system.

Furnace FiltersFurnace Filters must be custom made by Walmar Ventilation with a minimum order of 12 units. An alternative is to purchase a cut-to-size reusable filter that is washable. They are available at Home Depot, Canadian Tire, Home Hardware and Wal-Mart.

Condensation and Relative Humidity Condensation on windows is a common occurrence in most Units in winter. Condensation is more than an annoyance and, if corrective measures are not taken at an early stage, serious damage such as staining and mould can occur. While the problem is more acute during the first winter when the Unit is drying out (many of the materials used in construction contain moisture that must be dissipated), in many instances normal living habits are additional and continuing contributors to high relative humidity (R.H.).

Condensation problems exist in older condominiums but apply particularly to today’s condominiums. As a result of new and improved construction practices, increased energy costs and comfort levels commonly required by today’s discriminating buyers, new condominium Units are tighter, better sealed and better insulated. These improvements have the unfortunate side effect of increasing the humidity found in today’s homes, as can cooking and other daily activities of the household.


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Humidity should be controlled so that little or no condensation appears on the inside surface of windows. Double glazing still permits high R.H. during the most severe weather, as indicated in the following chart showing the maximum R.H. that can be tolerated if condensation is to be avoided in cold weather.

Outside Air Temperature Desirable Max. Inside RH (%) at an (Celsius / Fahrenheit) Indoor Temperature of 21 C (70 F)-29/-20 20%-24/-10 25%-18/ 0 30%-12/10 35%-7/ 20 40%0/32 45%

Domicile provided a Digital Humidity Indicator with the closing package to assist you in monitoring the R.H. within your Unit. As soon as excessive condensation occurs on inside window surfaces, steps should be taken to reduce the R.H. level by controlling the moisture sources or by increasing ventilation. Remember that a small amount of condensation in the daytime can result in significant condensation at night when temperatures are lower.

How Can I Control the Humidity Level? In today’s new condominiums, there are a number of steps that homeowners can take to regulate the levels of humidity when they are too high: • Turn on exhaust fans in the bathrooms and kitchen. • Always use exhaust fans when bathing, cooking, washing, etc. • Turn the heating/cooling systems fan to the ON position to promote internal air circulation through the Unit. • Open a window to introduce fresh, cooler air into the Unit. • Open drapes, curtains and blinds that restrict air flow around the window. This encourages circulation and

reduces condensation.


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PART 7 - Leasing and Renting!

Renting Your UnitAccording to Section 83 of the Condominium Act of Ontario, owners must advise the Corporation, in care of the Property Manager, within 30 days of leasing their unit. The following must be provided: a) the name of the tenants; b) the unit owner’s address; c) a copy of the lease; and d) the lessee is to receive a copy of the Declaration, By-laws and Rules of the Corporation.

Please retain a copy of the Everett Residents Handbook and ensure your lessee also receives a copy. Owners are responsible for updating the lessee’s copy of the handbook.

The tenant must comply with the Declaration, By-laws and Rules and Regulations during the term of their tenancy. (Declarant, Article 6.01)

For your convenience, it is suggested that a Statement of Undertaking be submitted to the Corporation; samples are available from the Property Manager. You may also refer to Article 6 of the Declaration.

Unit owners retain all responsibility and liability for their unit when they lease it to a tenant. The Board and Property Manager will continue to communicate with the owner rather than the tenant. It is the unit owner’s responsibility to communicate with the Property Manager directly rather than through the tenant.

Should you rent your Unit to a tenant, it is advisable to carry coverage on your personal property in the Unit plus liability coverage. Also, it is recommended that you require your tenants to purchase their own contents and liability protection on signing a lease. Any damage that is caused by negligence could result in the building insurers and other Unit owners making a claim against you for damages. Comprehensive condominium packages are available through many insurance companies. Consult with your insurance broker for details.

Renting Your Parking Space To Non-ResidentsFor security reasons, parking space tenants should be given a key to the door at Stairwell D on the west side of the building. Do not give your tenant a common door key, as this will allow them access to other areas of the building. Please advise your tenant that the garage door must not be used as a point of personal ingress/egress.

Keys may be picked up and purchased at a minimal cost at the Property Management office. Business hours are Monday to Friday, 8:30 am to 4:00 pm.


43Everett Residents Handbook – First Edition, May 2008 (Updated June 2009; September 2011, June 2012)

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PART 8 - Condominium Rules

Note: this is not a complete listing.

The following list highlights some of the rules. Always refer to the original list of rules given to you when you purchased your unit and to any subsequent rules established thereafter. New rules established by the Board from time to time are given to unit owners as part of the A.G.M. package.

• No sign (permanent or temporary), advertisement or notice shall be inscribed, painted, affixed or placed on any part of the inside or outside of the buildings or common elements whatsoever without the prior written consent of the Board.

• No stores of liquid gas or propane, explosives, or other flammable materials, firearms, ammunition or any other combustible or offensive goods, provisions or materials shall be kept on the property.

• No combustible materials such as rubber, plastic mats, overshoes, plastic flowers etc., shall be permitted in the corridors or entrance to any of the buildings.

• Nothing shall be placed on the outside windowsills or projections.

• No awnings, shades or shutters shall be erected over or outside of the windows, doors or balconies, without the prior written consent of the Board, and such additional approval as may be required by the Act.

• The balconies on the building are considered to be areas of refuge as defined by the Ontario Building Code for firefighting purposes and requirements. As such, the balconies are to be kept as clear as reasonably possible from storage items to ensure that each balcony continues to be functional as an area of refuge.

• Nothing shall be thrown out of the windows or doors of the building or off of balconies.

• Boots and footwear may not be stored in the common hallways.

• No satellite dish, television antenna, aerial, tower or similar structure and appurtenances thereto shall be erected on or fastened to any unit or any portion of the common elements, except by the Corporation in conjunction with a common television cable system, and no cable shall be strung on the outside of any building.

• A minimum six (6) inch clearance must be maintained between any items located in a storage locker and any pipes or conduits that run beneath the ceiling of the common elements storage rooms.

• No mops, brooms, dusters, rugs or bedding shall be shaken or beaten from any window, door or balcony. No hanging or drying of clothes is allowed on the common elements.

• The balconies and parking spaces shall not be used for storage and the unit owner having the right to use it shall keep each balcony and parking space clean.


45Everett Residents Handbook – First Edition, May 2008 (Updated June 2009; September 2011, June 2012)

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PART 9 - Handbook Updates

This handbook will be updated with new information or changes to existing content from time to time to keep it current. Please replace the appropriate page(s) in your handbook when you receive an updated version from the Board. A copy of this page (Part 9) will accompany the amendments, listing the items or sections, page numbers and dates of all replacements or additions to the First Edition of the Handbook, published in May 2008. All updates shall prevail over original content.

Item Page #(s) New or Amended Content DateTable of Contents 3 & 4 Updated June 2009

Contact Information 6 & 7 Val Roca and Everett Contacts June 2009

Annual General Meeting & RepresentationBoard Membership

11 & 12 Month and Owner RepresentationBoard Members for 2008-09

June 2009

Deliveries and Moving 19 & 20 New Moving PolicyCanada Post Information moved to page 20

June 2009

Visitor Parking 23 Visitor Parking Pass June 2009

Common Room Booking Procedures 24 New Contact Information June 2009

Garbage and Recycling 25 & 26 Added Humane Society Initiative June 2009

Introduction 2 Handbook available on website Sept 2011

Contact Information 6 &7 Val Roca and Everett Sept 2011

Cleaning & Maintenance 9 Exterior window washing Sept 2011

Governance 10 & 11 Board Governance, Website, Newsletter, Condo Act, AGM

Sept 2011

Safety & Security 17 Joining Apartment Watch Sept 2011
