C O N D O M I N I U M H O M E O W N E R S ’ A S S O C I A T I O N O F BC
MARCH 2008
Features:• Preventive Maintenance Plan
• Strata Corporations Use of Proxies
• Smoking in Stratas Survey
CHOA AGM Symposium
April 12, 2
008
UBC Robson Square
www.choa.bc.ca 1.877.353.2462
Features:• Preventive Maintenance Plan
• Strata Corporations Use of Proxies
• Smoking in Stratas Survey
2 CHOA Journal | December 2007
Bu
il
di
ng
B
C
Toll - free: 1-800-407-7757Email: [email protected]: www.hpo.bc.ca
A S S I S TA N C E toC O N D O O W N E R S
For more information contact the Homeowner Protection Office:
The Homeowner Protection Office provides free, up-to-date information to assist homeowners andhomebuyers. This information includes:
• Options for Resolving Residential ConstructionDisputes guide
• Application packages for interest-free repairloans and the PST Relief Grant for owners ofleaky homes
• Buying a New Home: A Consumer Protection Guide
• Managing Major Repairs – A Condominium Owner’s Manual (available online)
• A registry of Licensed Residential Builders andbuilding envelope renovators.
CHOA Journal | March 2008 3
Risk Management is all about propermaintenance, repairs and operationsto prevent building disasters, special
levies and mismanaged liabilities that resultin insurance claims, lawsuits and wastedmoney on deferred projects. Just when youthought we saw the end of building problemswe are now beginning to discover that largematerial quantities of drywall finishing inthe 70's and 80's may contain asbestos. Forthe most part the concentrations may besporadic and isolated with little safetyimpact; however, it does cause us to seriouslyassess how renovations, alterations andinsurance restorations are being conductedwithin our condos and townhomes.
In the June issue of the Journal we will befeaturing a new WorkSafe BC researchbulletin that CHOA has developed over thepast year. Whether we like it or not, everystrata is a business, and as a business weare all obliged to comply with provinciallaws and regulations. Those includeregulations to protect workers on our sites,local government bylaws and regulationsrequiring building permits and inspectionsfor construction and mechanical andplumbing alterations, employmentstandards for treatment of our onsitecaretakers, cleaners and managers, andmandatory obligations for the filing ofannual tax returns.
Whether you discover a bylaw that isunenforceable, a neglected leaking roof, acracked front sidewalk that is a danger, mouldor asbestos, or an unauthorized structuralalteration in your building, you have a dutyas a strata corporation to manage the riskand remedy the problem before your ownersinvestment or health are placed at peril.Every strata corporation must keep updatedannually on changes in legislation, updatesin safety requirements, bylaw reviews, anda general review of the facilities to ensurethey are managing their risks.
Part of CHOA's activities in the past 2 yearshas been the holding of regional advisorycommittee meetings. The result was a policysubmission paper and meeting with theMinister of Finance in the Fall of 2007.Each of the coming issues of the Journal willcontain a survey addressing separate issuesfrom the hearings. It is critical that yourvoice is heard as we work with the provincialgovernment in seeking changes in theStrata Property Act & Regulations. Pleasetake a few moments to complete the surveyand mail or fax it back to the CHOA office.Do not include any personal information inthe document as this information will beshared with the Ministry of Finance andother bodies reviewing the Strata PropertyAct & Regulations.
Risk Management
Antonio (Tony) Gioventu, Executive Director
3 Risk Management
7 PreventiveMaintenance Plans:The Cornerstone of Longevityfor Heating, Ventilating andAir Conditioning Systems
13 The Case of theUnauthorized Alteration
15 Insurance Checklists
17 What MembersNeed To Know
19 Emergency PlanningChecklist
19 Signs ofWater Problems
21 Smoking in StratasSurvey
22 CHOA Business Members
27 Strata CorporationsUse of Proxies
INSIDE THIS EDITION
CONDOMINIUM HOMEOWNERS’ ASSOCIATION OF BCThe Condominium Home Owners’Association of BC promotes theunderstanding of strata property livingand the interests of strata propertyowners by providing: advisory services;education; advocacy; and resourcesupport for its’ members.
Contact the CHOA Office:
Tel: 604-584-2462Fax: 604-515-9643Toll-Free: 1-877-353-2462Website: www.choa.caE-mail: [email protected]
Suite 202 – 624 Columbia StreetNew Westminster, BC V3M 1A5
CHOA JOURNALThe CHOA Journal is published quarterlyby the Publisher.
DISCLAIMERThis publication is designed to provideinformative material of interest to itsreaders. It is distributed with theunderstanding that it does not constitutelegal or other professional advice.Although the published material isintended to be accurate neither we norany other party will assume liability forloss or damage as a result of reliance onthis material. Appropriate legal advice orother expert assistance should be soughtfrom a competent professional. Theservices or products of the advertiserscontained in the CHOA Journal are notnecessarily endorsed by the CondominiumHome Owners’ Association.
ADVERTISERS WELCOMEFor advertising information and rates,please contact our office.
Tel: 604-584-2462Fax: 604-515-9643
MEMBERSHIP INQUIRIESNew members are always welcome.Contact CHOA for more information.
CHOA BOARD OF DIRECTORSBill Miller, President – LMS1000Silvana Trotter, Past President – NW48Broc Braconnier, Vice President – KAS1884Evelyn Barry, Treasurer – NW1370Chris Rogerson, Secretary – LMS600
Karen Davidson – LMS2851Heinz Maassen – NW955
Marion Mitchell – LMS358Mary Stojanovic – VR53
Emma Thibodeau – VAS0024Ted Tufford – NW3160Sonia Williams – VR 204Don Winchester – NW57Allyson Baker, Business Member
Doug Correa, Business Member
Adrienne Murray, Business Member
STAFFTony Gioventu, Executive Director
Geraldine Gin, Accounting & Reception
Heidi Marshall, Communications Officer
Lynne Arling, Advisor Interior
Sharon Kelly, Advisor Vancouver Island
Deanna Ferguson, Membership Co-ordinator
Tom Carr, Advisor Lower Mainland
Website: www.choa.ca Member’s Password: pine
4 CHOA Journal | March 2008
CHOA Journal | March 2008 5
CC&C Property Group Ltd.
Professional Strata Propery Managenment
Suite 304 - 123 East 15th Street North Vancouver, BC V7L 2P7
www.cccm.bc.ca
Telephone 604-987-9040Fax 604-987-9045
Email [email protected]
Knowledgeable, Effective and CourteousFully licensed, insured and bonded. Since 1996
• Pressure Washing
• Traffic Line Marking
• Industrial Painting
Fax: 604-460-6582Visit us at www.titanpainting.ca
• Int. & Ext. Painting
• Drywall Repairs
• Texture Ceiling
Liability & WCB Insured
www.strataagents.com
B u i l d i n g E n v e l o p e C o n s u l t a n t [email protected] www.aqua-coast.com
• Building Envelope Condition Assessments• Building Envelope Engineering• Project Administration• Rehabilitation Design / Specifications• Maintenance Programs• Waterproofing Systems
Aqua-Coast Engineering Ltd.Tel: 604-575-8220 Fax: 604-575-8223
#233 – 18525 – 53rd Ave., Surrey, BC V3S 7A4
6 CHOA Journal | March 2008
CHOA Journal | March 2008 7
Your heating and cooling systemsare a big responsibility. Yourresidents, tenants, and employees
depend on it daily for comfort and safety.It represents a significant financialinvestment both in the operating budgetand in the reserve fund. Mechanicalsystems are complex and requirespecialized skills to understand andmaintain. Procrastinating about theirmaintenance needs can be costly.Ultimately, if not properly maintained,your heating and cooling system can be acontinuous source of problems. Thereare 4 types of maintenance:
No maintenance – reactive in nature,when equipment breaks a servicecompany is called to fix the problem
Haphazard maintenance – often done byin-house staff who may or may not havetraining or adequate time or a sufficient plan
Deferred maintenance – minormaintenance tasks are performed but majormaintenance and repairs are deferred, oftendue to a perceived lack of adequatefunding. This short term lack of funding isultimately more expensive as the systemsare damaged further as time goes on
Predictive maintenance with trendanalysis as described below. Considerthe following checklist for PredictiveMaintenance. Do you:
• Perform scheduled preventivemaintenance?
• Have a stable, budgetable cost forannual maintenance?
• Have a source for fast reliableemergency service?
• Set aside emergency funds for majorequipment repairs in addition to thereplacements provided for in thereserve fund?
• Have specialized, in-housemaintenance personnel?
• Monitor and record maintenancetasks?
• Stock tools, supplies andreplacement parts?
• Have a refrigerant managementprogram in place?
• Use an Energy Star approvedprogram for maintenance?
All of these questions, if answered inthe affirmative will contribute to a well runbuilding. Comprehensive maintenancewill include:
• Inspection and Testing• Preventive Maintenance including
extensive cleaning activities,calibrating, lubricating, aligning,adjusting, tightening and touchuppainting
• Repair and Replacement of failed orfailing components and equipment
• Top-Priority Emergency Call ResponseThe above is a typical boiler. An
annual teardown and cleaning withcombustion gas analysis is a part of agood preventive maintenance program.Does your plan include these activities?The American Society of Heating,Refrigerating and Air-ConditioningEngineers Inc (ASHRAE), in Chapter35.4, detail in the components of“Owning and Operating Costs” for abuilding’s mechanical system. It states“The quality of maintenance andmaintenance supervision can be a majorfactor in the energy cost of the building…The type of maintenance program orservice agency that the buildingmanagement contracts for can also havea significant effect on the total HVACmaintenance costs. While extensive orthorough routine and preventativemaintenance programs cost more toadminister, they usually produce benefitssuch as extended equipment life, improvedreliability, and less system downtime.”
ResourcesTo assist building owners and managers,BOMA has designed a program titled“How to Design and Manage YourPreventive Maintenance Program.” R.S.Means has a wonderful resource in their“Facilities Maintenance and Repair Guide.”
Continued on page 8
PreventiveMaintenance Plans:
The Cornerstone of Longevity for Heating, Ventilating andAir Conditioning Systems
By Catherine McKenzie / Bill Aniba Trotterand Morton Facility Services Inc.
Vancouver Office
8 CHOA Journal | March 2008
Continued from page 7
When outsourcing your preventivemaintenance program, ask if yourmaintenance provider is familiar withand follows the guidelines in theseresources. Ask for samples of this
adherence to these guidelines. Stayinformed to keep your building runningreliably and efficiently. Propercommunication with your maintenanceprovider and follow-through onrecommendations is critical for propermaintenance and building systems
performance. Follow the basic proceduresand your complex systems will be wellmaintained. Your systems will have anenhanced lifespan and your residents,tenants and employees will be safe andcomfortable every day.
CHOA Journal | March 2008 9
This year Chatwin Engineering Ltd. celebrates 25 years ofproviding engineering services. Over the past years, ChatwinEngineering has built a solid reputation as one of VancouverIsland’s leading consulting engineering companies. We recentlyexpanded into the Lower Mainland by opening an office inBurnaby.
Chatwin Engineering Ltd. offers the following services:• Building Envelope Condition Assessment• Drainage Assessment / Mould Remediation• New Construction Envelope Services• Detailed Design and Specification• Cost Estimates• Tender and Construction Services• Contract Administration• Certification / Government Liaison• Negotiation Strategies / Expert Witness• Building Envelope Maintenance Inspections• Building Envelope Renewal Plans• Reserve Fund Studies• Due Diligence Surveys• Strata Member Education Programs• Civil Engineering Services• Environmental Services
130-6400 Roberts StreetBurnaby, BC V5G 4C9
1614 Morey RoadNanaimo, BC V9S 1J7
130-1555 McKenzie AvenueVictoria, BC V8N 1A4
www.chatwinengineering.comVANCOUVER TORONTO CALGARY EDMONTON LONDON
KITCHENER-WATERLOO GUELPH MARKHAM MONTRÉAL
Robson Court, 1000-840 Howe StreetVancouver, BC V6Z 2M1
Tel: 604.687.2242Fax: 604.643.1200
www.millerthomson.com
For more information, please contact:
MARI A. WORFOLK604.643.1240
Miller Thomson LLP’s
Condominium Law Group
Bylaw drafting and enforcementStrata reorganizationsStrata fee collectionsDispute resolution and avoidanceStrata governance and meetings
We have extensive experience serving the
legal needs of the strata community. The
services we provide include:
Lynn Ramsay, Q.C.
Mari Worfolk
Michael Walker
Henry Leung
Angela Rinaldis* speaks Cantonese & Mandarin** speaks Italian
*
**
18 Years ExperienceRapid Response - GuaranteedAssigned Manager Stability – Guaranteed Onsite Management Office (space permitting)Residential, Commercial and Mixed Use StratasClear, Understandable Financial Reports
604 .288 .7346www.CArea l ty .ca
10 CHOA Journal | March 2008
CHOA Journal | March 2008 11
FREEESTIMATES BEFORE
AFTER
• Residential• Commercial
LIFETIMEWARRANTY
SAVE YOUR MONEY!604-468-1900
Ask About Our ReplacementWindow Guarantee!
• Never Replace Another Window Again• Restore Window Clarity• Environmentally Friendly• Lifetime Warranty• Proven Process For Over 15 Years
10% OFF1-7 Windows
15% OFF8+ Windows
MOISTUREPREVENTION PACKAGE
0 to 25* $50.0026 to 35* $45.0036 to 50* $35.00
50* + $30.00Lifetime Warranty
*INDIVIDUAL PANES.
LIMITED TIME OFFER: MUST PRESENT THIS COUPON AT TIME OF ESTIMATE
Property Managers ‘who care’ and deliverEnjoy quick response from trades
website: www.condex.ca
12 CHOA Journal | March 2008
CHOA Journal | March 2008 13
Adecision to alter common propertywithout the approval of the StrataCorporation proved costly for a
strata lot owner.In the case of Sidhu v. The Owners,
Strata Plan VR 1886, an owner sued theStrata Corporation for allegedlywithdrawing its approval of alterationsto the common property which theowner claimed it had received.
The Strata Corporation counter-claimedagainst the owner on the basis that noapproval for the alterations had been given.
VR 1886 is a mixed use stratacorporation comprised of residential andcommercial strata lots. Mr. Sidhu owneda strata lot from which he operated a dropoff service for drycleaning and laundry.Mr. Sidhu intended to expand his businessto provide cleaning services on site andapplied to the Strata Council forpermission to proceed with renovationsof his strata lot. Although Mr. Sidhuclaimed that at the Strata Councilmeeting in 2004 the Strata Council gavehim permission to proceed withrenovations, the Strata Council insistedthat the approval was only approval inprinciple. At the Strata Council meeting,the Strata Council indicated that theowner must provide professionaldrawings as well as copies of all of thepermits required for the renovations.
Despite the fact that the owner had notprovided the Strata Corporation withdrawings, the owner proceeded to carryout renovations to the interior of thestrata lot as well to the electrical, gas andplumbing systems. In addition the ownercored six holes through the exteriorconcrete wall adjacent to his strata lot topermit venting of steam and otheremissions for his new drycleaning plant.The holes were directly below aresidential balcony.
To determine whether the owners wouldaccept the significant changes that had beenmade to the common property the StrataCouncil put forward a ¾ vote resolution ata general meeting of the Strata Corporation.The owners defeated the resolution.
In an attempt to resolve the issue of thealterations the Strata Council proposedthat the owner and the Strata Councilenter into a “testing protocol” which wouldpermit the owner to operate the equipmentin order for the Strata Corporation todetermine the extent of the emissionsfrom the vents. The owner refused.
When it became apparent to the ownersthat the matter could not be resolved, theowners approved a ¾ vote resolution tobring legal action to have the alterationsremoved. At the same time, Mr. Sidhusued the Strata Corporation for damages.
Although the evidence provided bythe owner conflicted with the evidenceof the Strata Council members, the Judgeaccepted that the owner had attendedonly one Strata Council meeting and atthat time had provided only a preliminarydrawing of the proposed alterations. Thepreliminary drawing did not include anyindication that holes would be cored inthe concrete wall. The Judge concludedthat the owner had been advised at theStrata Council meeting that the approvalwas in principle and that he was requiredto obtain professional drawings andpermits before he could proceed.
The Judge concluded that even thoughthere was no objective evidence aboutthe emissions from the vents, theappearance of the vents and the nature oftheir function, which was to expelemissions from the drycleaning plantwere sufficient to constitute a significantchange in the use and appearance ofcommon property. The Judge agreed withthe Strata Council that a ¾ vote of the
owners was required before such asignificant change in the use or appearanceof common property could occur.
The Judge found that Mr. Sidhu hadbreached the Strata Property Act and thebylaws of the Strata Corporation by makingalterations that required the approval ofthe Strata Council and the owners.
The Judge ordered Mr. Sidhu to providedetailed drawings showing the state ofthe alterations that had been made to theelectrical, gas and plumbing systemswithin the strata lot and the commonproperty. The Judge permitted the StrataCorporation to inspect the systems and, ifthe drawings were not done or were notconsistent with their inspection, the StrataCorporation could obtain new documentsat the owner’s cost. The Judge alsoordered that the Strata Corporation wasat liberty to restore the exterior outsidewall of the development at the sole cost ofthe owner. The owner was also requiredto pay for the cost of restoring thecommon property as well as reimbursingthe Strata Corporation for engineeringexpenses and the legal expenses that theStrata Corporation had incurred prior tothe beginning of the litigation.
The Judge granted a permanentinjunction preventing the owner fromaltering common property in the futurewithout the consent of the Strata Councilor owners depending on the nature of thealteration and ordered that the owner beprevented from dealing with the stratalots by selling or encumbering them untilthe common property, including theexterior vents, were restored.
The Judge ordered the owner to paythe Strata Corporation’s costs of thelitigation at Scale B.
The Sidhu decision emphasizes theimportance for owners to obtain thepermission of the Strata Council and a¾ vote of the owners within the StrataCorporation if the alteration to commonproperty represents a significant changein use or appearance. A failure to do socan prove to be very costly.
Although the Judge did not specificallycomment on the immediate response ofthe Strata Council, once the unauthorizedalterations were observed, it is possiblethat had the Strata Council delayed intaking action, the Judge may not have been
Continued on page 15
The Case of theUnauthorizedAlteration
Adrienne Murray, Law Corporation
14 CHOA Journal | March 2008
Madison Centre700 - 1901 Rosser AvenueBurnaby, BC V5C 6R6
Telephone: 604-294-3301
Toll Free: 1-800-263-3313 www.cmwinsurance.com
We secure competitive priceswith the most comprehensiveprotection for our strataclients and their condominiumunit owners.
We are proud of ourspecialized, dedicated team ofstrata insurance professionals.
We are supported byreputable, committed andstable insurance companies.
Consider CuraFlo®
We’ve been restoring pipes and peace of mind for local building owners since 1996
Call CuraFlo 604-298-7278
One of the important roles of theboard is to protect the strata and
provide safe and secure homes forit’s members.
Protecting the strata is more than justpaying your insurance premiums ontime. Working to manage and reduce therisks that can lead to injuries, damageand unnecessary insurance claims.
This can be accomplished fairly easilyby setting up a program called a RiskManagement Program.
A risk management program is asystem of tracking the insurance claimsand safety and security issues a stratahas dealt with in the past and preparingfor the risks it may have to deal with inthe future. A risk management programprotects your strata by way of prevention.This program will also help you to havethe lowest possible insurance premiums.
Risks can be classified into –preventable and unpreventable types.Unpreventable would be things such as
nature related, i.e.: windstorm, hail,lightning.
A risk management program involves• educating members on how to
protect themselves and their homes
• setting up preventative maintenanceroutines
• planning for emergencies
• reviewing your insurance coverage.
Your strata may or may not be selfmanaged. If you are going to designate amember or several members to handle apreventive maintenance program(make sure your insurance coverageincludes coverage for volunteer accidentcoverage, in the event a designatedmember gets hurt.)
We have included in this issue some ofthe following aids:
1. Signs of Water Problems
2. Emergency Planning Checklist
3. What Members Need To Know
Loss prevention is a very importantissue. It affects you now and in the future,your resale values, your insurancecoverage’s and pride of ownership. Seewhat kind of program your strata hasenacted or should create and then youcan enjoy more peace of mind knowingthat buying your strata unit was the bestdecision you ever made.
Continued from page 13
as willing to order the removal of all of thealterations. If a Strata Corporation wishesto be successful in having unauthorizedalterations removed, the Strata Corporationshould be able to demonstrate that theyacted quickly in advising the owner thatthe alterations were unauthorized.Confirmation that the alterations wouldnot be approved by the owners is alsolikely a significant factor for the Judgewho is being asked to make an order thatthe alterations be removed.
CHOA Journal | March 2008 15
Insurance ChecklistsBy Patrick Smith
16 CHOA Journal | March 2008
BC’sCondo
Advocate
Working for you!
Condo Building Problems?
Contact us for unbiased professional advice
604.940.9322
www.thecondoadvocate.com
Caring for your unit – Membersshould familiarize themselves withsome of the following:
• the need for personal insurance toprotect their contents & liability
• have someone check their unit if theyare going away—(water leaks occur alot during these times)
• close doors and windows—especiallydeck doors (weather changes quickly)
• what goes down the toilet (liquid & solidwaste and toilet paper) and sinks (waste water)
• what does not go down—kitty litter,grease, oils, solvents, food, toys, etc.(actually had a raw chicken get flusheddown a toilet—didn’t work)
• use strainer in the sink and empty theremains into the garbage or compost
• supervise young children using thetoilet. They like to make thingsdisappear—all kinds of things!
• turn off taps (sink, tub, shower ) whenyou are called away to another roomor the telephone rings
• how to shut off and winterize outsidefaucets
• measure laundry detergent carefully asundissolved detergent can and willclog pipes
• keep laundry room drains clear and ingood shape
• ensure that your hot water tanks havea pressure relief valve and that theyhave some sort of drain for dispersingthis overflow water
• maintain water heaters, watersofteners, and sump pumps,
CHOA Journal | March 2008 17
What MembersNeed To Know
LESPERANCE MENDES LAWYERSMEDIATORS ARBITRATORS LITIGATORS
Bylaw EnforcementBuilding Envelope ClaimsHPO Warranty ClaimsDisputes Between Owners
410-900 Howe Street, Vancouver B.C. V6Z 1M2 Phone: 604-685-3567 Fax: 604-685-7505
www.lmlaw.ca
Unsettling Condo Dispute?
Strata CollectionsBylaw DraftingResolution DraftingDisputes Between Stratas
Paul G. [email protected]
John G. [email protected]
dishwasher and washing machineconnections
• stay in the same room when runningnew dishwashers and washing machinesfor the first time, connections nottested may blow!
• keep emergency numbers handy incase of a water crisis—eg: plumber,restoration company, rental companies(for wet vacs)
• inquire if a wet vac is available in thestrata complex to use in emergencies—if not, suggest 1 or 2 be purchased—they are not expensive!
CHOA AGM SYMPOSIUMSaturday, April 12, 2008
UBC Robson Square
CHOA AGM SYMPOSIUMSaturday, April 12, 2008
UBC Robson Square
18 CHOA Journal | March 2008
604.876.3305 www.prostarpainting.com
On TimeOn Budget
Highest Standards
Commercial – Industrial – Strata
649 E 15th Ave. Vancouver, BC V5T 2R6
Exterior/Interior painting & restorations Elastomeric coating - Waterproofing
Pressure washing - Concrete Repairs Wallpaper Hanging - Trim//Molding Work
Caulking - Rotten wood replacement Stucco repair - Spray on Ceiling
Carpet & Flooring Solutions
Effective and timely mediation and arbitration by experienced dispute resolution professionals
Don’t let an unresolved dispute in your Strata affect your life!
Hugh McCall, LL. B, C. Arb. Jill McIntyre, LL.B, C.Arb
Helen Pinsky, LL. B. Carol Roberts, LL.B., C.Arb.
www.pacificdisputeresolution.com 604-696-1996
Pacific Centre for Dispute Resolution Inc.
CHOA Journal | March 2008 19
Emergency PlanningChecklist
Signs ofWaterProblemsYEARLY – INDIVIDUAL UNITOWNERS INSPECTION LIST
CHECK FLOORS, WALLS, CEILINGS,BASEMENTS FOR:
• DAMP SPOTS• STAINS ON CONCRETE• SCALING, FLAKING, PEELING PAINT• RUST ON METAL COLUMNS• WATER MARKS OR ROT ON STAIR WAYS• SEEPAGE AROUND ANY JOINTS
(STRUCTURE, EQUIPMENT, OR PLUMBING)• STAINED, WARPED OR LIFTING OF WALL BOARD• CRACKED OR HEAVED FLOORING• SIGNS OF STAINING, FLAKING, MOLD,
EXCESSIVE CONDENSATION, AROUNDWINDOWS AND DOORS
CHECK BATHROOMS FOR:• TOILETS – THAT ARE LOOSE, CRACKED,
OR ALWAYS RUNNING• TOILETS – WITH POOR DRAINAGE
(NEED TO BE FLUSHED MORE THAN ONCEOR LOW WATER)
• LEAKING FROM FEED LINES, TANK OR BASEOF TOILET
• LOOSE CAULKING OR GROUTING AROUNDTILES, SINKS, SHOWERS
• LOOSE OR CRACKED TILES• ROOF VENTILATION FAN – ENSURE KEPT
CLEAN AND FAN OPERATING• MOISTURE AROUND PIPES INSIDE SINK VANITY,• SWEATY TOILET TANKS COLLECT MOISTURE
AND CAUSE FLOOR DAMAGE AND MOLD.• CHECK SHUT OFF VALVES FOR DRIPPING
CHECK KITCHENS FOR:• SLOW DRAINAGE FROM SINK• CAULKING AROUND SINKS• SIGNS OR SMELL OF MOISTURE UNDER SINK
VANITY• SIGNS OF LEAKING FROM TAPS OR FEED LINES• CHECK SHUT OFF VALVES FOR DRIPPING
CHECK LAUNDRY FOR:• PROPER VENTILATION FOR DRYER• BUILD UP OF LINT IN DRYER VENT HOSE• CLEAN OUT OR REPLACE DRYER VENT HOSE• MOISTURE, DAMPNESS OR SMELLS OF
DAMPNESS
❑ SHUT-OFF VALVES TAGGED THROUGHOUT BUILDING DATED ON:
__________________________________________________________________
❑ MAP OF SHUT-OFF VALVES IS UP TO DATE AND AVAILABLE IN AN
EMERGENCY
❑ EQUIPMENT AVAILABLE (FOR EMERGENCY) LOCATED AT:
__________________________________________________________________
• WET VACUUMS• BUCKETS• PLUNGERS• SNAKES• WRENCHES – CRESCENT TYPE, VARIOUS SIZE WRENCHES, PIPE WRENCH• RUBBER BOOTS (THINK ABOUT ELECTRICITY!)
• RAGS,TOWELS, ETC• FLASHLIGHT – AND SPARE BATTERIES• MISC TOOLS APPLICABLE
• ________________________________________________________________
• ________________________________________________________________
• ________________________________________________________________
❑ LIST OF EMERGENCY NAMES & NUMBERS – WATER RELATED:
• PLUMBER:______________________________________________
• STAFF:__________________________________________________
• MUNICIPAL PUBLIC WORKS: (CITY) ________________________________
• UTILITIES: HYDRO, GAS, ETC. ______________________________________
• ELECTRICIAN: ____________________________________________________
• AMBULANCE & FIRE DEPT:_______________________________
• INSURANCE COMPANY: PHONE: __________________________________
24 HOUR EMERGENCY # __________________
THIS LIST DATED: ______________________________________________________
UPDATED: ____________________________________ (MONTHS) ____________
PERSON ALLOCATED FOR UP-KEEP ______________________________________
20 CHOA Journal | March 2008
YOUR SOURCE FORPROFESSIONAL AND
TECHNICAL ASSISTANCE
The Instituteof Roofing,Waterproofing andBuilding EnvelopeProfessionals
RCI’s professionalmembers haveextensive experiencein the scienceof roofing andwaterproofing.
Visit RCI’s website:www.rci-online.orgto find a membernear you.
Smoking in Stratas Survey
CHOA Journal | March 2008 21
In BC, as with most jurisdictions acrossCanada, there is legislation that prohibitssmoking in indoor workplaces and
public places. And commencing March31, 2008 in BC, smoking will be bannedin the common areas of all multi-unitresidential dwellings. Despite theseprotections from exposure to second-handsmoke, many people living in apartmentand condominium complexesare being regularly exposed tounwanted tobacco smokeentering their homes fromneighbouring units and outsidebalconies. While there is strongpublic support for smoke-freeliving in BC, there is a majorshortage of smoke-freebuildings for those who wantand need to live smoke-free.
The Heart and StrokeFoundation of B.C. & Yukon isdeveloping a two-year project toaddress second-hand smoke in multi-unit dwellings, and is seeking your inputon an important survey. The survey willtake no longer than 10 minutes. Inappreciation for your time, we will beentering the names of those who completethe survey into a draw to win one of four$50 gift certificates for Home Depot orRONA. Further, since the CondominiumHome Owners’ Association is a member
of our Advisory Committee for this project,we will be happy to release the summaryresults of the survey through CHOA.
We would appreciate your responseby April 15, 2008. You can complete thesurvey by clicking on the link below:http://ws4.voxco.com/IntWeb.dll/online/NRG/25380993
The purpose of the ‘Smoke-Free Housingin Multi-Unit Dwellings (MUDs) Initiative’is to reduce exposure to second-handsmoke in the home, by increasing optionsfor smoke-free living spaces in the multi-housing sector. The Heart and StrokeFoundation wants to learn about yourexperiences with second-hand smoke inyour buildings and/or units to assist usin developing effective resources for
owners and managers. These resourceswill be made accessible to the broadersector across the province throughCHOA and other stakeholder sites.
If you are interested in registering forour Smoke-Free Pilot Project, pleaseprovide your contact information at theend of the survey. We will work withyour Strata Council to plan a smoke-free
policy that works best for yourbuilding, and will provideparticipants with resources,advice and technical supportto implement your chosenpolicy.
Please note that the surveyis being conducted by NRGResearch Group on behalf ofthe Heart and StrokeFoundation. NRG is anindependent, BC-basedresearch company and will
ensure all of your responsesremain confidential and no responseswill be associated with your identity orpersonal information.
If you have any questions regardingthis survey, please contact Adam DiPaula at 604.676.5641. For moreinformation on the MUDs Initiative,please contact Sharon Hammond,Project Manager, at:[email protected]
22 CHOA Journal | March 2008
ACCOUNTINGSERVICES
Berris ManganVancouver, BC604-682-8492www.berrismangan.com
Reid Hurst NagyRichmond604-273-9338www.rhncga.com
BUILDING ENVELOPEMAINTENANCE
Accurate Cedar Ltd.Richmond604-273-3329www.accuratecedar.com
Pacific Building EnvelopeMaintenance Delta604-940-6056www.pbemltd.com
Planact ManagementVancouver604-788-2285
PCM Pomeroy BuildingMaintenance Ltd.Burnaby604-294-6700pomeroyconstruction.com
CONSTRUCTION &BUILDING ENVELOPE
RESTORATIONCoastpro Contracting Langley604-881-7011www.coastpro.ca
Columbia Restoration Co. Surrey604-574-1580columbiarestorations.ca
EPS Westcoast Construction Ltd.Surrey604-538-8249www.epswestcoast.com
DRYER VENTCLEANING
Commercial Vent Cleaning Ltd.Langley604-251-1717
Michael A. Smith Duct CleaningSurrey604-589-2553
National Air TechnologiesSurrey604-730-9300www.natch.ca
ENGINEERINGAqua-Coast Engineering Surrey604-575-8220www.aqua-coast.com
BC Building ScienceNew Westminster604-520-6456bcbuildingscience.com
Chatwin Engineering Burnaby604-291-0958chatwinengineering.com
Halsall AssociatesNorth Vancouver604-924-5575www.halsall.com
JRS EngineeringBurnaby604-320-1999www.jrsengineering.com
Levelton Consultants Richmond604-278-1411www.levelton.com
Morrison Hershfield Vancouver604-454-0402morrisonhershfield.com
RDH Building Engineering Ltd.Vancouver604-873-1181Victoria 250-544-0773www.rdhbe.com
Read Jones Christoffersen Ltd.Vancouver604-738-0048www.rjc.ca
Touwslager EngineeringBurnaby604-299-1906
Trimstyle Consulting Vancouver604-909-7777www.trimstyle.ca
Trow Associates Inc.Burnaby604-709-4630
FIRE & FLOODRESTORATION
ABK Restoration Services Penticton250-493-6623www.abkrestorations.com
Canstar RestorationsPort Coquitlam604-944-1461canstarrestorations.com
GOVERNMENT &ASSOCIATIONS
BC Apartment Owners &Managers Assoc.Vancouver604-733-9440bcapartmentowners.com
Homeowner Protection Office(HPO)Vancouver604-646-7050www.hpo.bc.ca
I. C. B. A. of B.C.Vancouver604-298-2295www.icba.bc.ca
Roofing ContractorsAssoc of BC (RCABC)Langley604-882-9734www.rcabc.org
INSURANCEAon Reed Stenhouse Vancouver604-443-2483
BFL Canada InsuranceServices Inc.Vancouver604-678-5403www.bflcanada.ca
CMW Insurance Services Burnaby604-294-3301www.cmwinsurance.com
Coastal Insurance Services Ltd.Port Coquitlam604-944-1700www.coastalinsurance.com
Fournier AgenciesPrince George250-564-3600
Hamilton Insurance Services Inc.Vancouver604-872-6788
Normac Appraisals Vancouver604-221-8258www.normac.ca
Seafirst Insurance Brokers LtdSidney250-656-9886
Vancouver IslandInsurance CentresCampbell Riverwww.insurancecentres.ca
LANDSCAPINGGround CrewProperty Services Corp.Coquitlam604-525-8825
LEGAL & DISPUTERESOLUTION SERVICES
Adrienne MurrayLaw CorporationWhite Rock604-538-8239
Alexander HolburnBeaudin & Lang LLPVancouver604 484 1700 www.ahbl.ca
C.D. Wilson & Assoc. Nanaimo250-741-1400
Clark, Wilson LLPVancouver604-643-3120www.cwilson.com
Fischer & Company Kelowna250-712-0066fischerandcompany.ca
Haddock & CompanyNorth Vancouver604-983-6670www.haddock-co.ca
Hammerberg, Altman,Beaton & MaglioVancouver604-269-8500www.hammerco.net
Lesperance MendesVancouver604-685-4894www.lmlaw.ca
Miller Thomson LLPVancouver604-687-2242www.millerthomson.com
Nixon WengerVernon250-542-7273
Okanagan Mediation &Dispute ResolutionOliver250-498-6097reachingagreements.com
Pacific Centre for Dispute Resolution604-696-1996pacificdisputeresolution.com
Pazder Law Corp. Vancouver604-682-1509www.pazderlaw.com
Remedios & CompanyVancouver604-688-9337remediosandcompany.com
Robert E. GrovesKelowna250-712-9393www.robertegroves.com
Thompson & ElliottVancouver604-742-2280
Grant Kovacs NorellVancouver604-609-6699www.gkn.ca
PAINTINGGreat West Painting &ContractingBurnaby 604-790-7089
Prostar Painting & RestorationVancouver604-876-3305
Remdal Painting &Restoration Inc.Langley 604-882-5155www.remdal.com
Sherwood Painting &DecoratingLangley 604-539-1872www.sherwoodpainting.com
PLUMBING
Cambridge PlumbingSystems LtdVancouver 604-872-2561cambridgeplumbing.com
CuroFlo of BCBurnaby604-298-7278
Trotter and Morton FacilityServices Inc.Burnaby604-525-5462www.trotterandmorton.com
Spears Sales & Service Vancouver604-872-7104www.spearssales.com
PROJECTMANAGEMENT
Condo AdvocateDelta 604-940-9322 thecondoadvocate.com
Hestia Management Coquitlam604-526-8062hestiamanagement.com
SteelToe Management Vancouver604-828-8597www.steeltoe.ca
CHOA Business Members
CHOA Journal | March 2008 23
ROOFINGDesign Roofing Services Port Coquitlam604-944-2977www.designroofing.ca
Siplast Canada Ltd.North Vancouver604-929-7687www.siplast.com
South-West RoofRestorations Inc.Surrey604-589-7637www.southwestroof.ca
STRATAMANAGEMENT &
REAL ESTATEAccent PropertyManagement Ltd.Vernon250-542-1533www.accentpm.ca
Ascent Real EstateManagement Corp.Burnaby604-431-1800
Associated PropertyManagement Ltd.Kelowna250-712-0025
Atira PropertyManagement Inc.Vancouver604-439-8848www.atira.ca
Bayside Property ServicesBurnaby604-432-7774www.baysideproperty.com
Baywest Property Management ServicesSurrey604-591-6060baywestmanagement.com
Beachcomber Realty &Property ManagementGibsons604-886-3330beachcombercanada.com
Blackbrant Management Parksville250-752-2409
Bradshaw StrataManagement Ltd.Surrey604-576-2424www.bsmstrata.ca
CA Realty Ltd.Richmond604-288-7346www.carealty.ca
Carriage Management604-922-3237West Vancouvercarriagemanagement.com
Centre Group Real EstateService Corp.Kelowna250-763-2300www.colliers.com
Century 21 – Kootenay HomesRossland250-362-2144
Century 21 PropertyManagement Div.Richmond604-273-1745century21prudentialestates.com
Citybase Management Vancouver604-708-8998
CML ContinentalManagement Ltd.Richmond604-232-4040
CML PropertiesManagement Ltd.Kamloops250-372-1232www.cmlproperties.ca
Coldwell BankerHorizon RealtyKelowna250-860-1411www.okanaganpropertyman-agement.com
Colliers Macaulay Nicolls Vancouver604-662-2675
Columbia PropertyManagement Ltd.Kamloops250-851-9310
Complete Residential PropertyManagement Victoria250-370-7093completeresidential.com
Cornerstone Properties Victoria250-475-2005cornerstoneproperties.bc.ca
Gateway PropertyManagement Corp.Delta604-635-5000
Harbourside PropertyManagement Ltd.North Vancouver604-987-8511www.harboursidepm.com
Highland Property Mgmt Cranbrook250-489-3222www.highlandproperties.ca
Holywell PropertiesSechelt604-885-3460
Homelife Glenayre RealtyChilliwack Ltd.Chilliwack604-858-7368
Homelife MerrittReal Estate Ltd.Merritt250-378-6184
Interlink - Realty CorporationRichmond604-271-3888www.interlink-realty.com
J.P. Property ManagementGaribaldi Highlands604-898-9118
Keller Williams ResultsRealty Ltd.Maple Ridge604-460-7662
Kelowna CondominiumServices Ltd.Kelowna250-860-5445
Karel PallaRe/Max Select Properties Vancouver604-329-1430www.kpalla.com
Lodging OvationsWhistler604-938-9899
Martello Property Services Inc.Vancouver604-681-6544martellopropertyservices.com
MNP Management 604-792-1915Chilliwackwww.mnp.ca
Mountain Creek Properties Ltd.Invermere250-341-4178www.mountiancreek.ca
Narod Properties Corp.Vancouver604-732-8081
Northwest StrataManagment Ltd.North Vancouver604-980-4729
Okanagan Strata ManagementKelowna250-868-3383www.osm.to
Pace Realty CorporationPrince George250-562-6675www.pacerealty.ca
Paradise Vacation HomesVernon250-503-1506
Peak Property Mgmt. Coquitlam604-923-3588
Professional RealtyCorporation Ltd.Vancouver604-736-1266
Proline Management Co.Victoria250-475-6440www.property-managers.net
Quay Pacific PropertyManagement Ltd.New Westminster604-521-0876www.quaypacific.com
Rancho Management Vancouver604-684-4508www.ranchovan.com
Re/Max PropertyManagementRichmond604-821-2999
Realty ExecutiveCranbrook AgenciesCranbrook250-426-3355www.cranbrookagencies.com
Realty Executives PentictonPenticton250-493-4372
Royal PropertyManagement Ltd.Salt Spring Island250-537-2583www.royalproperty.ca
Sequoia Springs WestDevelopment IncCampbell River250-287-7272
Stratawest Management North Vancouver604-904-9595www.stratawest.com
Superior PropertyManagementVernon250-558-8046
Taylor Conroy Re/Max CamosunVictoria250-744-3301www.condoconroy.com
The Wynford GroupVancouver604-261-0285www.wynford.com
Total Concept Management& Realty Campbell River250-287-4427
Whistler ResortManagement Ltd.Whistler604-932-2972
WASTE DISPOSALMetro Compactor West Burnaby604-291-8485www.metrogroupcan.com
Trash BustersVancouver604-659-6684www.1800ridofit.com
OTHER
Access Gas Services Inc.Delta604-519-0862
Action Glass Inc.Burnaby604-525-5365
CEG Energy Options Inc.Vancouver604-630-1501www.cegenergy.com
Clover Glass Ltd.Port Coquitlam604-537-4370
Coinamatic Pacific Ltd.Richmond604-270-8441www.coinamatic.com
D. W. Optimum Hvac ServicesRichmond604-273-2200www.dwoptimum.com
Dec-K-ing & Global Dec-K-ing SystemsSurrey604-530-0050www.globaldecking.com
Detec Systems Ltd.Sidney250-655-0911www.detecsystems.com
EPG Equity Protection GroupSurrey604-542-9697www.epg-bc.com
CHOA Business Members
Get proactive not reactive.
Pomeroy Construction & Maintenance145 - 6450 Roberts Street
Burnaby, B.C. V5G 4E1
Phone 604.294.6700
Fax 604.294.6704
pomeroyconstruction.com
Pomeroy Construction & Maintenance has been an industry leader
in building envelope construction and maintenance since 1991.
Our proactive building management program includes a strategic
integration of four key components:
o Building Envelope Inspections
o Customized Maintenance Manuals
o Maintenance and Renewal Plans
o Cleaning Programs
Call us or visit us online today to arrange a complimentary
consultation.
Building envelope maintenance.
24 CHOA Journal | March 2008
CHOA Journal | March 2008 25
“Data & Information Services” A new centralized Information Management Solution for Condominium Owners, Strata
Councils and Property Managers.
An online source for all strata’s documents, easily accessible from any computer.
Our services:
Provide a secure and convenient information distributing & accessing method
Provide lists of Contractors, Engineers, Electricians, Plumbers, Carpenters, etc…
Host Typical Information such as Meeting Minutes, Notices, Maintenance Info,
Warranty, Photos and other services
Offer several different service packages, ranging from basic information to a
comprehensive Maintenance Tracking Program
Customize to the specific needs of each client
www.strata-data.com
327 Renfrew Street, Vancouver, BC V5K 5G5
Tel: 604-216-8782 Fax: 604-739-3110 [email protected]
DDDaaatttaaa &&& IIInnnfffooorrrmmmaaatttiiiooonnn SSSeeerrrvvviiiccceeesss
26 CHOA Journal | March 2008
With the third-lowest electricity rates in North America, most
B.C. businesses don’t realize they’re spending more than they
need to. A quick call to one of our representatives could
reveal thousands of dollars worth of savings. BC Hydro is
committed to helping your bottom line, by offering financial
incentives to replace old technologies with over 20 different
energy-saving products.
Apply for the Product Incentive Program today.
Call 1 866 522-4713.
bchydro.com/incentives
CHANCES ARE YOU’RE SPENDING TOO MUCH ON ELECTRICITY.
CALL 1 866 522-4713. IT ALL ADDS UP.
Coin image(s)© courtesy ofthe Royal Canadian Mint
Conservation is the first and best choice for starting to meet B.C.’s growing need for electricity.
Suite 500-1311 Howe Street, Vancouver, BC V6Z 2P3Toll Free BC: 1-877-332-2264Phone 604-736-6614 Facsimile: 604-736-9233E-mail: [email protected] Website: www.bcami.com
#4 1365 Johnston Road, White Rock, B.C. V4B 3Z3T: 604 538-8239 F: 604 538-8439
CHOA Journal | March 2008 27
The use of proxies is a frequentsource of questions from stratamanagers and strata corporations.
What should a strata council do if a personappears at a meeting with an e-mail froman owner appointing that person as aproxy? What if a strata lot is jointlyowned but only one owner has signedthe proxy form? Which proxy should beaccepted if an owner of one strata lot hassigned two proxies?
A basic understanding of the use ofproxies is valuable, since such issues tendto arise at meetings of strata corporationswhen there is little time to find answers.
The Strata Property Act, S.B.C. 1998,c. 43 (the “Act”) provides very minimalguidance, and the use of proxies forstrata corporation meetings has not beenconsidered in any detail by BC courts.However, there are a number ofprinciples regarding the use of proxiesthat apply to all corporations, includingstrata corporations. While the Actsupersedes any general company lawprinciples, if the Act does not provide ananswer, a useful resource to turn to forquestions regarding proxies is a textregarding company meetings.1
It is helpful to understand what a“proxy” is. A proxy is a person, who actsin place of another. The piece of paper isthe proxy appointment. The basic rightto vote by proxy is contained in section56 of the Act. Section 56(1) provides thatanyone who is entitled to vote at anannual or special general meeting maydo so by proxy. Therefore, a stratacorporation cannot validly pass a bylawwhich prohibits the use of proxies. Notethat the Act does not, however, providefor voting by proxy at council meetings.
FormSection 56(2) specifies the formrequirements of a proxy appointment:
the appointment must be in writing andsigned by the person appointing the proxy,an appointment may be general, or may befor a specific meeting or resolution, andan appointment may be revoked at anytime. The Act contains an optional formof proxy appointment which may be used.
In addition to the s. 56(2) requirements,the date of the appointment should begiven, as well as the name of the proxy.It is not necessary that a specific personbe named - it is acceptable, for example,to appoint the chair of the meeting.Although an original signature is notrequired (facsimile copies are acceptable),the document must be signed. Thereforea person presenting an e-mail designatinga proxy would not be entitled to vote.
It is the task of the meeting chair todetermine whether or not a proxyappointment is valid. Scrutineers may beappointed to check in voters and reviewproxy appointments, but if there isuncertainty, the matter should bereferred to the chair. Proxies that do notcontain all of the required informationare not valid and should not be acceptedby the chair of the meeting. It would beacceptable to reject a proxy if theappointment form is so torn or mutilatedthat one cannot be certain of theappointer’s intention or if theinstructions or restrictions on theappointment are confusing or in doubt.If a strata lot is jointly owned, a proxy willbe valid even if only one of the ownerhas signed the appointment. However,if both owners sign proxies appointingdifferent people, the proxies will canceleach other out and should be rejected.
There is no limit to the number ofproxies one person may hold, and almostanyone can be a proxy (e.g., a non-owneror a council member). Only stratamanagers and employees of stratacorporations are not permitted to be
proxies for strata corporations to whomthey provide services.
FunctionSection 56(4) describes the function of aproxy: under the Act, a proxy stands inthe place of the person appointing theproxy, and can do anything the appointeecan do (including vote, make motions andparticipate in the meeting) unless limitedin the proxy appointment document.
Typically, in company law, proxies arerestrictive. For example, if a proxy holderis instructed to vote “yes” on a resolution,and the resolution is modified in themeeting, the proxy holder cannot vote,unless specifically authorized to do so.
If the holder of a proxy appointmentdoes not follow the instructions of theperson appointing the proxy, the chairshould decide how to handle the matter.While the Act does not contain anyguidance, in company law, the chairwould not accept a vote by proxy thatdoes not conform to the restrictions andinstructions in the proxy appointment.
ObjectionsFrom time to time, an owner may objectto the chair’s decision to accept or rejecta proxy. Objections should be made at themeeting. The party objecting should begiven an opportunity to make submissionsto the chair, and inspect the proxyappointment, if requested. Althoughproxy appointments are not “records ofthe Strata Corporation” to be kept undersection 35 of the Act, the council shouldcarefully consider how to proceed ifthere is controversy over the vote.
DurationHow long a proxy appointment lastsdepends on the type of appointment.A proxy for a specific meeting orresolution will be at an end after thatmeeting. A general proxy will continueuntil revoked. Although a revocationshould be in writing and signed by thegrantor, the appointment of a new proxyfor that strata lot will revoke theprevious proxy, and only the most recentappointment should be accepted. Proxiesare also automatically terminated by thedeath of the appointer, upon the stratareceiving notice of the death.
Strata CorporationsUse of Proxies
Sharon A. MacMillan, Lawyer, Miller Thomson LLP
1 E.g., Wainberg and Nathan’s Company Meetings, 5th ed., CCH Canadian Ltd.
28 CHOA Journal | March 2008
We’ll take care of it.
A U T O • R E S I D E N T I A L • F A R M • C O M M E R C I A L • M A R I N E • T R A V E L • U M B R E L L A • I N V E S T M E N T S
V i c t o r i a • L a d y s m i t h • N a n a i m o • P a r k s v i l l e • Q u a l i c u m • C o u r t e n a y • C o m o x • C u m b e r l a n d
C a m p b e l l R i v e r • Q u a t h i a s k i C o v e • G o l d R i v e r • P o r t H a r d y
NOWORRIES
Our condo insurance expertise means you’ll always get solid advice on coverages and premiums. So when the unexpected happens, you’ll be covered.
With 14 locations, InsuranceCentres is the largest independent insurance broker on Vancouver Island. Visit www.insurancecentres.ca or see our ad in your local Yellow Pages.
CHOA Journal | March 2008 29
30 CHOA Journal | March 2008
MICHAEL A. SMITH
DUCT CLEANING“HI-RISE & STRATA SPECIALISTS”
• DRYER DUCT CLEANING• DRYER VENT / AIR-FLOW READINGS• HI-ANGLE RAPPELLING SERVICES• DUCT / VIDEO INSPECTION SERVICES• NEW VENTS & SCREENS INSTALLED• BOOSTER FANS INSTALLED (FOR LONG WET OR PROBLEM DRYER DUCTS)• HEATING, COOLING & VENTILATION UNITS & BUILDING - (HVAC) - SYSTEMS CLEANING
For Free Quotation and Professional Service Call:
604-589-2553RESIDENTIAL - COMMERCIAL
Email: [email protected]
Serving BC Lower Mainland since 1998
P rojec t Management
Information Management
PLANACT Management Ltd.
“From Planning to Action”
Our services include:• Assemble the right team for the project
• Take minutes of all project meetings
• Carry out daily site inspections
• Build a due diligence paper trail
• Electronic archiving of all project documents
Capital projects such as:• Leaky condos • Roof replacement
• Plumbing retrofit • Code upgrades
• Elevator modernization • Boiler retrofit
• Exterior painting • Lobby re-decorating
View a demonstration on-line:www.planactmanagement.com
327 Renfrew Street, Vancouver, B.C. V5K 5GSTel: 604-216-8782 Fax: 604-739-3110
Members of BBB, CHOA
ALL INCLUSIVE SERVICE PROGRAMS.