December - CHOA

DECEMBER 2011CONDOMINIUM HOME OWNERS’ ASSOCIATION OF BCContentsLegislative Changes December 2011Legal UpdateThe Case Of The Tenacious TenantElectronic Filing of Strata Property Act Plans andDocuments Required on May 7, 2012Homeowner Protection OfficeMaintenance Matters No. 9Building Envelope Maintenance BulletinCHOA Business MembersCHOA AGM & SymposiumMaintenance, Operations &Depreciation ReportsSaturday April 28, 2012Executive Airport Plaza Hotel, Richmondwww.choa.bc.ca 1.877.353.2462

Legislative Changes December 2011Tony Gioventu / Executive Director, CHOAAs of December 13, 2011, a depreciation report is a mandatory function of strata corporations in the Province ofBritish Columbia. Strata Corporations who are not exempt, must comply with the provision by December 13, 2013.Strata corporations with fewer than 5 strata lots, and those strata corporations who pass an annual ¾ vote, are exemptfrom the requirement.On December 10, 2009, Bill 8, the Strata Property Amendment Act came into effect. At that time, only half of thesections came into effect, with section 15 of the amendments, depreciation reports, being deferred. The regulationspassed on December 13, 2011 brought section 15 into effect, and implemented the regulations that identify therequirements for depreciation reports as well as the inclusion of changes to Form B Information Certificates whichtake effect on March 1, 2012 for depreciation reports and January 1, 2014 for parking stalls and storage lockers.An extended version of the information bulletin on Depreciation Reports is available on the CHOA web site orcontact the office to request a hard copy. New consolidated versions of the Strata Property Act are available throughthe CHOA offices.Section 15 ( in effect December 13, 2011 )Depreciation report94 (1) In this section, “qualified person” has the meaning set out in the regulations.(2) Subject to subsection (3), a strata corporation must obtain from a qualified person, on or before thefollowing dates, a depreciation report estimating the repair and replacement cost for major items in thestrata corporation and the expected life of those items:(a) For the first time, the date that is 2 years after the coming into force of this section;(b) If the strata corporation has, before or after the coming into force of this section, obtainedContinued on page 5.The CHOA Journal is printed by Still Creek Press Ltd., Burnaby, BCCONDOMINIUM HOMEOWNERS’ ASSOCIATION OF BCThe Condominium Home Owners’Association of BC promotes theunderstanding of strata propertyliving and the interests of strataproperty owners by providing:advisory services; education; andresource support for its’ members.MEMBERSHIP IN CHOANew members are always welcome.All members may access CHOA’sadvisory services, publications, CHOAjournals, resources, seminars andworkshops. For more information onthe benefits of membership, contactour head office, or go to our website.CHOA CONTACT INFOToll-Free: 1.877.353.2462Website: www.choa.bc.caEmail: office@choa.bc.caHead Office (Lower Mainland):Suite 202 – 624 Columbia StreetNew Westminster, B.C. V3M 1A5T: 604.584.2462 F: 604.515.9643Vancouver Island Office:Suite 222 – 1175 Cook StreetVictoria, B.C. V8V 4A1T: 250.381.9088Kelowna Office:#26 – 1873 Spall RoadKelowna, B.C. V1Y 4R2T: 250.868.1195 F: 250.868.1195STAFFTony Gioventu, Executive DirectorHeidi Marshall, Advisor Vancouver Island,Communications OfficerSharon Kelly, Advisor Vancouver IslandBill Miller, Advisor InteriorTom Carr, Advisor Lower MainlandDonna McKinnon-Heide, MemberServices CoordinatorLeo Wang, Accounting & ReceptionADVERTISERS WELCOMEFor advertising information and rates,please contact our office.Tel: 604.584.2462Fax: 604.515.9643CHOA BOARD OF DIRECTORSBroc Braconnier, President – KAS1884Eli Mina, Vice President – BCS1871Iris McEwen, Treasurer – LMS1965Marion Mitchell, Secretary – LMS358Colleen Smith – BCS0318Heinz Maassen – NW955Mary Stojanovic – VR53Keith Davis – VIS2044Jeannie Pearce – NW3258Bill Thorburn – VIS5081David Carter – LMS1383Darryl Foster – VIS2168Allyson Baker, Business MemberAdrienne Murray, Business MemberMark Will, Business MemberDISCLAIMERThis publication is designed to provideinformative material of interest toits readers. It is distributed withthe understanding that it does notconstitute legal or other professionaladvice. Although the publishedmaterial is intended to be accurateneither we nor any other party willassume liability for loss or damage asa result of reliance on this material.Appropriate legal advice or other expertassistance should be sought from acompetent professional. The services orproducts of the advertisers containedin the CHOA Journal are not necessarilyendorsed by the Condominium HomeOwners’ Association.CHOA Journal | December 2011 3

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Continued from page 3.a depreciation report that complies with the requirements of this section, the date that is theprescribed period after the date on which that report was obtained;(c) If the strata corporation has, under sub section (3) (a), waived the requirement under thissection to obtain a depreciation report, the date that is the prescribed period after the date onwhich the resolution waiving the requirement was passed.(3) A strata corporation need not comply with the requirement under sub section (2) to obtain a depreciationreport on or before a certain date if(a) the strata corporation, by a resolution passed by ¾ vote at an annual or special generalmeeting within the prescribed period, waives that requirement, or(b) the strata corporation is a member of a prescribed class of strata corporations.(4) A depreciation report referred to in subsection (2) must contain the information set out in the regulations.SCHEDULE 1 Order in Council No.623 Approved and Ordered Dec 13, 20111 Section 3.4 of the Strata Property Regulation, B.C. Reg. 43/2000, is repealed and the following substituted:Contingency reserve fund contribution in first annual budget3.4 For the purposes of section 93 of the Act, the amount of the annual contribution to the contingencyreserve fund for the fiscal year following the first annual general meeting must be determined as follows:(a) if the amount of money in the contingency reserve fund at the time of the first annualgeneral meeting is less than 25% of the estimated operating expenses for the 12 monthperiod set out in the interim budget, the annual contribution to the contingency reserve fundunder the first annual budget must be at least 10% of the total amount budgeted for thecontribution to the operating fund for the 12 month period covered by that budget;(b) if the amount of money in the contingency reserve fund at the time of the first annualgeneral meeting is at least 25% of the estimated operating expenses for the 12 monthperiod set out in the interim budget, additional contributions to the contingency reservefund may be made as part of the annual budget approval process after consideration of thedepreciation report, if any, obtained under section 94 of the Act,2 Sections 6.1 and 6.2 are repealed and the following substituted:Contributions to contingency reserve fund6.1 For the purposes of section 93 of the Act, the amount of the annual contribution to the contingencyreserve fund for a fiscal year, other than the fiscal year following the first annual general meeting, must bedetermined as follows:(a) if the amount of money in the contingency reserve fund at the end of any fiscal year after thefirst annual general meeting is less than 25% of the total amount budgeted for the contributionto the operating fund for the fiscal year that has just ended, the annual contribution to thecontingency reserve fund for the current fiscal year must be at least the lesser of(i) 10% of the total amount budgeted for the contribution to the operating fund for thecurrent fiscal year, and(ii) the amount required to bring the contingency reserve fund to at least 25% of the totalamount budgeted for the contribution to the operating fund for the current fiscal year:(b) if the amount of money in the contingency reserve fund at the end of any fiscal year afterthe first annual general meeting is equal to or great than 25% of the total amount budgetedfor the contribution to the operating fund for the fiscal year that has just ended, additionalContinued on page 7.CHOA Journal | December 2011 5

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Continued from page 5.contributions to the contingency reserve fund may be made as part of the annual budgetapproval process after consideration of the depreciation report, if any, obtained undersection 94 of the Act.Depreciation report6.2 (1) For the purposes of section 94 of the Act, a depreciation report must include all of the following:(a) a physical component inventory and evaluation that complies with subsection (2);(b) a summary of repairs and maintenance work for common expenses respecting the items listedin subsection (2) (b) that usually occur less often than once a year or that do not usually occur;(c) a financial forecasting section that complies with subsection (3);(d) the name of the person from whom the depreciation report was obtained and a description of(i) that person’s qualifications,(ii) the error and omission insurance, if any, carried by that person, and(iii) the relationship between that person and the strata corporation;(e) the date of the report;(f) any other information or analysis that the strata corporation or the person providing thedepreciation report considers appropriate.(2) For the purposes of subsection (1) (a) and (b) of this section, the physical component inventory andevaluation must:(a) be based on an on-site visual inspection of the site and, where practicable, of the items listedin paragraph (b) conducted by the person preparing the depreciation report,(b) include a description and estimated service life over 30 years of the items that comprisethe common property, the common assets and those parts of a strata lot or limited commonproperty, or both, that the strata corporation is responsible to maintain or repair under theAct, the strata corporation’s bylaws or an agreement with an owner, including, but notlimited to, the following items:(i) the building’s structure(ii) the building’s exterior, including roofs, roof decks, doors, windows and skylights;(iii) the building’s systems, including the electrical, heating, plumbing, fire protection andsecurity systems;(iv) common amenities and facilities;(v) parking facilities and roadways;(vi) utilities, including water and sewage(vii) landscaping, including paths, sidewalks, fencing and irrigation;(viii) interior finishes, including floor coverings and furnishings;(ix) green building components;(x) balconies and patios, andc) identify common property and limited common property that the strata lot owner, and notthe strata corporation, is responsible to maintain and repair.(3) For the purposes of subsection (1) ( c), the financial forecasting section must include(a) the anticipated maintenance, repair and replacement costs for common expenses that usuallyoccur less often than once a year or that do not usually occur, projected over 30 years,beginning with the current or previous fiscal year of the strata corporation, of the itemslisted in subsection (2) (b).(b) a description of the factors and assumptions, including interest rates and rates of inflation,used to calculate the costs referred to in paragraph (a),(c) a description of how the contingency reserve fund is currently being funded,Continued on page 8.CHOA Journal | December 2011 7

Continued from page 7.(d) the current balance of the contingency reserve fund minus any expenditures that have beenapproved but not yet taken from the fund, and(e) at least 3 cash-flow funding models for the contingency reserve fund relating to themaintenance, repair and replacement over 30 years, beginning with the current or previousfiscal year of the strata corporation, of the items listed in subsection (2) (b).(4) For the purposes of subsection (3) (e), the cash-flow funding models may include any one or more ofthe following:(a) balances of, contributions to and withdrawals from the contingency reserve fund;(b) special levies;(c) borrowings.(5) If a strata corporation contributes to the contingency reserve fund based on a depreciation report, thecontributions in respect of an item become part of the contingency reserve fund and may be spent for anypurpose permitted under section 96 of the Act.(6) For the purposes of section 94 (1) of the Act, “qualified person” means any person who has theknowledge and expertise to understand the individual components, scope and complexity of the stratacorporation’s common propery, common assets and those parts of a strata lot or limited common property, orboth, that the strata corporation is responsible to maintain or repair under the Act, the strata corporation’s bylawsor an agreement with an owner and to prepare a depreciation report that complies with subsections (1) to (4).(7) The following period are prescribed(a) for the purposes of section 94(2) (b) of the Act, 3 years;(b) for the purposes of section 94 (2) (c) of the Act, 18 months;(c) for the purposes of section 94 (3) (a) of the Act, the one year period immediately precedingthe date on or before which the depreciation report is required to be obtained.(8) A strata corporation is prescribed for the purposes of section 94 (3) (b) of the Act if and for so long asthere are fewer than 5 strata lots in the strata plan.SCHEDULE 2 – IN EFFECT MARCH 1, 2012 Order in Council No.623 Approved and Ordered Dec 13, 20111 Form B of the Strata Property Regulation, B.C. Reg. 43/2000, is amended by adding the followingparagraph (1):Required AttachmentsIn addition to attachments mentioned above, section 59(4) of the Strata Property Act requires that copies of the followingmust be attached to this Information Certificate: The rules of the strata corporation; The current budget of the strata corporation; The owner developer’s Rental Disclosure Statement under section 139, if any; and The most recent depreciation report, if any, obtained by the strata corporation under section 948 CHOA Journal | December 2011Continued on page 9.

Continued from page 8.SCHEDULE 3 – IN EFFECT JANUARY 1, 2014 Order in Council No.623 Approved and Ordered Dec 13, 20111 Form B of the Strata Property Regulation, B.C. Reg. 43/2000, is amended by repealingeverything after paragraph (1) and substituting the following:(m) Are there any parking stall(s) allocated to the strata lot?no yes(i) If no, complete the following by checking the correct box No parking stall is available No parking stall is allocated to the strata lot but parking stall(s) withincommon property might be available(ii) If yes, complete the following by checking the correct box(es) and indicating theparking stall(s) to which the checked box(es) apply. Parking stall(s) number(s)……………..is/are part of the strata lot Parking stall(s) number(s)……………..is/are separate strata lot(s) or parts ofa strata lot……………[strata lot number(s), if known, for each parking stallthat is a separate strata lot or part of a separate strata lot] Parking stall(s) number(s)………………………..is/are limited common property Parking stall(s) number(s)…………….………….is/are common property(iii) For each parking stall allocated to the strata lot that is common property, checkthe correct box and complete the required information. Parking stall(s) number(s)……………is/are allocate with strata council approval* Parking stall(s) number(s)……………is/are allocated with strata councilapproval and rented at $.....................per month* Parking stall(s) number(s)………………….may have been allocated byowner developer assignmentDetails:……………………………………………………………………………………………………………[Provide background on the allocation of parking stalls referred to in whichever of the 3 preceding boxes havebeen selected and attach any applicable documents in the possession of the strata corporation.]*(1) The allocation of a parking stall that is common property may be limited as short term exclusive usesubject to section 76 of the Strata Property Act, or otherwise, and may therefore be subject to change in thefuture.*(2) Parking stall and storage locker rentals are user fees permitted under the Strata Property Act & Regulationswhich must be approved by the owners at an annual general or special general meeting either as a bylawor rule amendment. User fees are subject to change upon the approval of the owners at an annual orspecial general meeting either as a bylaw amendment or an amendment to a ratified rule.(n) Are there any storage locker(s) allocated to the strata lot? no yes(i) If no, complete the following by checking the correct box: No storage locker is available No storage locker is allocated to the strata lot but storage locker(s) withincommon property might be availableContinued on page 10.CHOA Journal | December 2011 9

(ii) If yes, complete the following by checking the correct box(es) and indicating thestorage locker(s) to which the checked box(es) apply. Storage locker(s) number(s)………………..is/are part of the strata lot Storage locker(s) number(s)………………..is/are separate strata lot(s)or part of a separate strata lot………[strata lot number(s), if known, for eachlocker that is a separate strata lot or part of a separate strata lot] Storage locker(s) number(s)……………………..is/are limited common property Storage locker(s) number(s)…………………….is/are common property(iii) For each storage locker allocated to the strata lot that is common property,check the correct box and complete the required information. Storage locker(s) number(s)…………is/are allocate with strata council approval* Storage locker(s) number(s)………..……..is/are allocated with strata councilapproval and rented at $.....................per month* Storage locker(s) number(s)………………….may have been allocated byowner developer assignmentDetails:……………………………………………………………………………………………………………[Provide background on the allocation of parking stalls referred to in whichever of the 3 preceding boxes havebeen selected and attach any applicable documents in the possession of the strata corporation.]*(1) The allocation of a parking stall that is common property may be limited as short term exclusive use subjectto section 76 of the Strata Property Act, or otherwise, and may therefore be subject to change in the future.*(2) Parking stall and storage locker rentals are user fees permitted under the Strata Property Act &Regulations which must be approved by the owners at an annual general or special general meetingeither as a bylaw or rule amendment. User fees are subject to change upon the approval of the owners atan annual or special general meeting either as a bylaw amendment or an amendment to a ratified rule.Required AttachmentsIn addition to attachments mentioned above, section 59(4) of the Strata Property Act requires that copies of the followingmust be attached to this Information Certificate: The rules of the strata corporation; The current budget of the strata corporation; The owner developer’s Rental Disclosure Statement under section 139, if any; and The most recent depreciation report, if any, obtained by the strata corporation under section 94.Date………………………………………………[month, day, year].…………………………………………………...Signature of Council Member…………………………………………………...Signature of Second Council Member (not required if council consists of only one member)OR…………………………………………………….Signature of Strata Manager, if authorized by strata corporation10 CHOA Journal | December 2011

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Legal UpdateThe Case Of The Tenacious TenantAdrienne Murray / Law CorporationWhat steps can a stratacorporation take if a tenantrepeatedly contravenes thestrata corporation’s bylaws? Untilrecently the answer appeared to be thatthe strata corporation could give thetenant notice to terminate the tenancyagreement and have the tenant evictedpursuant to section 47 of the ResidentialTenancy Act.Section 138 of the Strata PropertyAct which is entitled “Eviction by stratacorporation” provides:A repeated or continuingcontravention of a reasonableand significant bylaw or rule bya tenant of a residential stratalot that seriously interfereswith another person’s use andenjoyment of a strata lot, thecommon property or the commonassets is an event that allowsthe strata corporation to give thetenant a notice terminating thetenancy agreement under section47 [landlord’s notice: cause] of theResidential Tenancy Act.Section 47 of the ResidentialTenancy Act permits a landlord, inlimited circumstances to end a tenancyby providing a one month Notice toEnd Tenancy to a tenant. A tenant maydispute the notice and apply to havethe Notice to End Tenancy set aside.Section 47 of the Residential TenancyAct provides, in part:‘A landlord may end a tenancy bygiving notice to end the tenancyif one or more of the followingapplies:(d) the tenant or a person permittedon the residential property bythe tenant has(i) significantly interferedwith or unreasonablydisturbed anotheroccupant or thelandlord of theresidential property,(ii) seriously jeopardizedthe health or safety or alawful right or interestof the landlord oranother occupant, or(iii) put the landlord’sproperty at significantrisk;’However, a recent decision of theResidential Tenancy Branch has heldthat a strata corporation is unable to relyon section 47 of the Residential TenancyAct because the strata corporation is nota landlord within the meaning of theResidential Tenancy Act.In Ghikermann v. The Owners, StrataPlan NW 1666 the strata corporationprovided a Notice to End Tenancy to atenant. The tenant applied to set asidethe notice.The dispute resolution officer notedthat the difficulty with section 138 of theStrata Property Act is that even thoughit appears to allow a strata corporationto give a tenant a Notice to End Tenancy,the Strata Property Act does notexpressly set out whether the parties arepermitted to use the procedures underthe Residential Tenancy Act and thatsection 138 of the Strata Property Actdoes not provide authority to a disputeresolution officer to make an Orderfor Possession under section 47 of theResidential Tenancy Act.The dispute resolution officer thenconsidered whether the ResidentialTenancy Act gives a dispute resolutionofficer the jurisdiction to hear thetenant’s application and to grant thestrata corporation an Order of Possession.Relying on a previous decision, thedispute resolution officer concluded thata strata corporation is not a landlordwithin the meaning of the ResidentialTenancy Act. As a result, the stratacorporation is not a party to a tenancyagreement with a tenant and has noright to make an application under theResidential Tenancy Act. The disputeresolution officer determined that theResidential Tenancy Act does not give adispute resolution officer the jurisdictionto determine or enforce any rights,obligations, or prohibitions between astrata corporation and a tenant.In reaching his conclusion, the disputeresolution officer considered that eventhough the strata corporation was unableto rely on the Residential Tenancy Actthe strata corporation was not withouta remedy. The dispute resolution officernoted that part 10 of the Strata PropertyAct contains detailed provisions relatingto the resolution of disputes betweena strata corporation and an owner ortenant, although part 10 does not providefor a strata corporation to bring a claimagainst a tenant using the residentialtenancy dispute resolution process.The dispute resolution officer wasContinued on page 14.CHOA Journal | December 2011 13

Continued from page 13.unwilling to find that simply by including reference to section47 of the Residential Tenancy Act in section 138 of the StrataProperty Act the Residential Tenancy Branch has jurisdictionto hear a matter initiated by a strata corporation. Based on thisdecision, it appears that section 138 of the Strata Property Actis of no practical use to strata corporations.The Ghikermann decision has a significant impact on thepractices of strata corporations. Many strata corporations haveterminated tenancies by issuing notice under section 47 of theResidential Tenancy Act. In the future, strata corporations thatwish to terminate a tenancy will have to rely on arbitration or anapplication to the Court under part 10 of the Strata Property Act.MAXIUMFINANCIALSERVICESProviding Financing forStrata Repairs, Refits,Refurbishments and RenovationsMaxium is an experienced partnerthat will work with you to developand deliver a customized financingsolution for your strata’s projectThere is an alternative to“special assessments” as the strata corporationslisted below have discovered!Multi tower strata exteriorenvelope replacement12 unit strata project thatincluded new roof, windows,balconies, painting and lobbyrefurbishment48 unit townhouse projectthat included new insideroads, drains and curb repairs148 unit townhouse projectthat included top up fundingfor mould remediation as partof overall roofing replacement700 + unit strata thermoenergy and green roofinstallation200 + unit Whistler strataproject that included lobby,hallways and exteriorrefurbishment#4 1365 Johnston Road, White Rock, B.C. V4B 3Z3T: 604 538-8239 F: 604 538-8439Order a new Strata Property Actwith Legislative Updates.Contact the CHOA officeCall 1-877-353-2462 ext 2The Maxium AdvantagePreserves Personal EquityNo Personal GuaranteesNo Individual Unit MortgagesAmortization up to 25 yearsCONTACT: Paul McFadyenRegional Manager, Maxium Financial ServicesPHONE: (604) 985-1077PHONE T/F: 1 (888) 985-1077E-MAIL: pmcfadyen@maxium.netwww.maxium.net14 CHOA Journal | December 2011

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MaintenanceMattersAs a strata owner, you have a responsibility to maintain your building –but what should be maintained and how?An easy-to-read series of bulletins called Maintenance Matters providesfree practical information to strata owners, councils and managers onthe maintenance of multi-unit building envelopes.Three new bulletins are now available online:• Cladding• Exposed Wood Structures• At-Grade and Below-Grade AssembliesPrevious bulletins are also available:• Paints, Stains and Coatings• Maintaining Your Roof• Avoiding Condensation Problems• Residential Windows and Exterior Doors• Sealants• Decks and Balconies• Building Envelope Maintenance and Renewals PlanningVisit the provincial Homeowner Protection Office (HPO) websitefor a free copy of the Maintenance Matters bulletins, and subscribeto our free online publications.www.hpo.bc.caToll-free: 1-800-407-7757Email: hpo@hpo.bc.caCHOA Journal | December 2011 17

MICHAEL A. SMITHDUCT CLEANING“HI-RISE & STRATA SPECIALISTS”DRYERDCLEANINGDRYERVAIR-FREADINGSHI-ARSERVICESDVISERVICESNVSINSTALLEDBFINSTLONGWPDRYERDUCTS)HEACVENTILAUBSYSTEMSCLEANINGFor Free Quotation and Professional Service Call:604-589-2553RESIDENTIALCOMMERCIALEmail: michaelsductcleaning@shaw.caServing BC Lower Mainland since 199818 CHOA Journal | December 2011

Electronic Filing Of Strata Property Act PlansAnd Documents Required On May 7, 2012How Will The Changes at the LandTitle Office Affect Strata CorporationFilings?The Director of Land Titles (the “Director”)of the Land Title and Survey Authority(the “LTSA”) has announced therequirement for certain land documentsand plans to be submitted electronicallyto the land title office in phases. EffectiveMay 7, 2012, if your strata corporationhas more than 7 strata lots, you will nolonger be able to manually file documentsin the land title office but will have tosubmit your documents electronicallywith limited exceptions.Legislative Framework For The EFSPart 10.1 of the Land Title Act, R.S.B.C.1996, c. 250 (the “Act”) sets out thelegislative framework for the electronicfiling of land titles documents using the“Electronic Filing System” (the “EFS”),including the following requirements:designate the electronic forms to beused and to direct that one or moreclasses of instruments be submittedelectronically to the land title office;be electronically signed by a“subscriber” who is authorized bycertificate to sign the instrumentbefore it can be submitted forregistration in the land title officeusing the EFS; andsubmitted electronically to the landtitle office using the technologyestablished by the Director; andelectronic instrument, the registrar ofthe land title office has the authorityto require that the originally signeddocument be produced for inspectionor that evidence be provided to verifythat the document was executed bythe required parties and a subscriberin the manner required under the Act.The Director has designated theform templates that must be used togenerate electronic instruments andthe requirements for completion of theelectronic forms (See DR 01-11 ”Director’sRequirements for Electronic Filing” andDR 03-11 “Director’s Requirements forElectronic Land Title Forms”), directedthat certain instruments must be submittedelectronically using the EFS in phases (SeeDR 06-11 “Director’s Requirements to FileLand Forms Electronically”), and indicatedthe minimum system requirements foranyone preparing electronic forms, signingas subscriber, and submitting electronicforms using the EFS . These requirementsare amended from time to time and it isthe user’s responsibility to ensure that theyare using the current and valid version ofthe required form.Which Electronic Forms AreRequired To Be Filed Using The EFS?Effective January 16, 2012, all Form AFreehold Transfers of Fee Simple, FormB Mortgages, Form C Charges (withouta plan) and Form C Releases (without aplan) must be filed electronically usingthe EFS, with limited exceptions. EffectiveMay 7, 2012, strata plans (not requiringlocal government or provincial approvingofficer’s approval), and forms andapplications under the Strata Property Act(the “SPA”) must be filed electronically,with limited exceptions. What are theexceptions? If a strata corporation has 7or fewer strata lots, you will still be ableto manually file paper documents on andafter May 7, 2012. Also, if paper documentshave been signed and dated on May 6, 2012or earlier, they can still be filed in paperform on and after May 7, 2012.What do you have to do to fileelectronically? The current SPA forms willstill be used and must be signed in paperform. The originally signed form, and anysupporting documents, must be scannedand saved electronically, an electronicfiling form must be attached (such asan electronic Form 17 or an electronic“Strata Property Act Filing” form) andelectronically signed by a “subscriber”,and then the document can be filedelectronically using the EFS.Who Is A Subscriber?A “subscriber” is an individual whois authorized by a certificate to signelectronic applications and instruments,electronic plan applications and plans,and/or electronic returns under theProperty Transfer Tax Act (BritishColumbia). At the present time, theDirector has approved three certificationauthorities for the plans, forms andapplications under the SPA – The LawSociety of British Columbia, the Societyof Notaries Public of British Columbia,and the Association of British ColumbiaLand Surveyors. Lawyers, notaries andland surveyors in good standing with theirrespective governing bodies may makean application for a digital signature toJuricert (a service of The Law Society ofBritish Columbia) and, when approved,the subscriber can then apply the signatureelectronically to certain electronicdocuments. A lawyer or notary is anapproved subscriber for most electronicforms and applications. A land surveyorContinued on page 21.CHOA Journal | December 2011 19

Vancouver Office:#202 – 5704 Balsam Street604-683-8399Toll Free:1-877-859-2225Our Website:www.colyvanpacific.comSurrey Office:#101 – 7455 132 nd Street604-599-1650• Individual Condo Management and rentals• Single family management and rental• Apartment building management and rental• Commercial, retail and industrial buildingmanagement and leasing202 – 5704 Balsam StreetKerrisdale, Vancouver604-681-4177EPG’s Services and ProgramsServicing Homeowners Throughout BCBuilding Asset Management Programs:EPG Maintenance Programs are a solidand financially sustainable method forhomeowners to follow for the current andfuture maintenance of their property.Making The Pieces FitSuite 203 - 15585 24 th Avenue, Surrey, BC, V4A 2J4Toll Free: 1.877.417.3221Financing Available20 CHOA Journal | December 2011

Continued from page 19.is authorized to be the subscriber to certain electronic forms andapplications that relate to the filing of a plan.What Are The Technology Requirements To Use The EFS?Anyone using the EFS will need access to equipment that meetscertain minimum requirements specified by the LTSA includinga computer with a Microsoft Windows or Macintosh operatingsystem with minimum levels of processing speed, RAM andhard-disk space; a high-speed cable or ADSL internet connection;Adobe Acrobat Standard or Professional software (version 9.0 orhigher); e-mail and high resolution scanning capabilities.What Doesn’t Change When Using The EFS?While the EFS changes the mode of submission of documentsto the land title office, a number of the practices and proceduresthat affect your applications to the land title office will notchange. You will still need to have a paper copy of the documentexecuted by the appropriate signatory(ies), although the electronicinstrument will be conclusively deemed to be the original of theinstrument once the electronic instrument is fully registered.The registration process at the land title office will be thesame and using the EFS will not give you instant registration.The instrument receives a registration number that will show asa pending application on the title to the affected property untilthe instrument is examined by an examiner of the LTSA andregistration is completed, which typically takes 6 business days.You can still use a registry agent to assist you in completingthe electronic filing forms and to electronically submit landtitle documents on your behalf. Dye & Durham Corporation hasadvised its strata corporation clients that it will assist them incompleting these new requirements so that they may file theirdocuments in the land title office using the EFS with minimalchanges to their current practices and equipment.If you require additional information on these changes, pleasecontact Dye & Durham Corporation at info@dyedurhambc.com orcall 604 257-1800 or 1-800 661-1811.CHOA Journal | December 2011 21

Private Sector Residential Public Sector Residential Seniors Housing Commercial BuildingsNSDA Architects Services Offered:Building Envelope Remediation and RepairsBuilding Envelope Condition AssessmentsRecommended Scopes of Work / Cost EstimatesDesign Reviews with OwnersDesign and Construction DocumentationCompetitive TenderingConstruction Contract AdministrationDetailed Progress ReportsAssistance with HPO Regulations and Third Party WarrantiesMaintenance and Renewal ProgramsContact:Derek Neale, MAIBC, FRAIC, RIBA BEP – Principal201-134 Abbott St. Vancouver, British Columbia V6B 2K4T 604.669.1926 E dneale@nsda.bc.ca www.nsda.bc.caYour Strata AssetManagement Specialists Vancouvermorrisonhershfield.comVictoria 22 CHOA Journal | December 2011

MaintenanceMattersBuilding EnvelopeMaintenance BulletinNo.Deterioration dueto aging cannot beeliminated, but gooddesign, workmanshipand appropriatemaintenance will slowthe rate of deterioration.Exposed Wood StructuresThere is a long tradition of wood construction of residential buildings inBritish Columbia. Wood is valued for its strength, cost effectiveness andnatural visual qualities. In addition to its use in structural framing, woodis used as a finishing and cladding material. Much of the wood used inbuildings is concealed in walls and building interiors. However, in manybuildings, wood elements are also used on the building exterior and areexposed to the environment. Examples of exposed wood elements includesiding and trim, posts, decks, walkways, stairs, balcony guards and fences.This bulletin provides guidance on the review and maintenance of exposedwood to help ensure that these components achieve their intended servicelives and maintain their appearance.Why Perform Maintenance?Exposed wood posts, trim, balcony guardsand decks require regular maintenance to retaintheir appearance and function.Buildings represent a significant financial investment for society as a wholeand for individual homeowners. The costs associated with buildings can bebroken down into a number of categories. The costs of initial construction,review and maintenance, repair and eventually the costs of renewal orreplacement of components are all part of the building life cycle costs.Costs incurred after the initial construction of the building are significantlyaffected by decisions made at the time of the original construction. Whilemost owners have no control over these early decisions, they can minimizefuture repair and replacement costs through effective building management.All elements of a building that are exposed to the weather are subject todeterioration over time. Deterioration due to aging cannot be eliminated,but good design, workmanship and appropriate maintenance will slow therate of deterioration.Maintaining your building envelopeThis publication is one in a seriesof bulletins designed to provide practicalinformation on the maintenance of thebuilding envelope of multi-unit residentialbuildings, including townhouses, low andhigh-rise residential buildings.What is a building envelope/enclosure?The building envelope or buildingenclosure includes all parts of the building(assemblies, components and materials)that are intended to separate the interiorspace of the building from the exteriorclimatic conditions. It includes, for example,the foundation, exterior walls, windows,exterior doors, balconies, decks and the roof.Who should read this bulletin?Anyone who lives in or looks after a multiunitresidential building should read thisbulletin, including residents/unit owners,strata councils, housing co-operatives,maintenance managers, property managersor building owners. Proper maintenanceof the building envelope can helpprevent damage and avoid costly repairs inthe future.This bulletin is funded bythe Homeowner ProtectionOffice (HPO), a branch ofBC Housing, in partnershipwith Polygon Homes Ltd.Homeowner Protection Office 1 Maintenance Matters No. www.hpo.bc.caContinued on page 25.CHOA Journal | December 2011 23

24 CHOA Journal | December 2011

Open joints collectwater and lead todeteriorated beamsand columns atthe connection.Things to Know About WoodKnowledge of the characteristics of wood canassist in making good decisions regarding themaintenance and replacement of exposed woodcomponents.All wood is susceptible to decay, however,the rate of deterioration varies depending onthe species. One of the most common types ofwood used in exterior applications is cedar. Cedarhas a natural resistance to decay, although overtime, given specific conditions, it may decay. Thedurability of other wood species can be increasedby means of chemical treatments.Factory applied preservative treatment, asopposed to field applied treatment, provides themost reliable protection. Alkaline copper quat(ACQ), copper azole (CA) and chromated copperarsenate (CCA) type preservatives are suitable forexposed exterior conditions, while borate typepreservatives are only suitable for situationsprotected from continuous exposure to liquidwater. Only preservative treated wood that hasbeen incised (small slots created in the sides of thewood so that preservative chemicals can penetratemore deeply) should be used when placed in contactwith soil. Field cuts, notches and holes should betreated with preservatives specifically intended forfield cuts as they are formulated to soak into thewood and penetrate well through the end grain.The most common reason for the replacementof exposed untreated wood structures is decay.Decay, or rot, occurs due to the growth of specificfungi which feed on the fibres in the wood.Exposure to fungal spores that develop intofungi cannot be avoided as the spores are foundeverywhere. These spores will germinate and growif the following four requirements are present:• oxygen• mild temperatures• moisture, and• suitable food (the wood).For exposed wood structures, control over oxygenand temperature is not possible. However, controlover the other two requirements is possible.Eliminating either one of these requirements willeliminate the potential for fungal growth and decay.Limiting Exposure to MoistureExterior wood elements come in contact withmoisture through exposure to rain or groundwater. A third possible form of exposure tomoisture, ambient exterior humidity, does notcause exposed wood to reach the requiredhigh moisture content levels that would allowdeterioration to occur.Whenever possible, it is recommended thatexposure to moisture be eliminated or minimized.Many exterior wood elements can be protectedfrom wetting by roofs or metal flashings. Slopingof horizontal wood surfaces for positive drainage,and detailing that allows drying, are some otherways to limit the time that moisture stays incontact with the wood.Exposure to moisture may also be limited bythe application of coatings such as paints orRoof or canopy structures minimize wettingof wood posts and beams.Metal cap flashing on exposed beam ends preventswater from collecting on the upper horizontalsurfaces.Homeowner Protection Office 2 Maintenance Matters No. www.hpo.bc.caContinued on page 27.CHOA Journal | December 2011 25

stains. However, their use must be carefullyconsidered as some coatings will also restrictdrying of the wood structure in the event thatwater unintentionally penetrates past the coatingat some location. There are almost always breaksin the coating caused by the seasonal expansionand contraction of the wood with changes inhumidity levels. If the wood is not coated beforeassembly there may also be portions of thestructure that have not been reached duringcoating application, e.g. inaccessible surfaces atconnections.Painting will provide the greatest degree ofprotection. Species such as cedar can also becoated, but the use of stains and paints is moreof an aesthetic issue as the wood is more durableand can be left exposed.The sole use of protective coatings to extendthe service life of exposed wood structures isnot reliable and can be maintenance intensivecompared to other measures to limit exposure.Further discussion of coatings is provided later inthis bulletin.Untreated wood exposed to ground moisturewill decay rapidly. Treated wood and decayresistantwood will have greater durability, butwill eventually deteriorate after many decades.Exposure of wood to ground water can most easilybe eliminated at the design stage. For example,wood posts can be mounted on top of concretepiers to avoid direct soil contact with wood. Insituations where direct contact with the groundcannot be avoided, the use of free drainingcrushed stone, and sloping the top surface ofthe soil at grade away from the post, can limitthe amount of water that remains in prolongedcontact with the wood.InsectsThere are a number of insects that cause damageto wood. In British Columbia, moist wood or woodin close proximity to soil are most affected.Carpenter ants are black in colour anddistinctive for their large size, 6 to 10 mm long.They excavate into wet wood for shelter ratherthan food. Subterranean termites are also foundin some areas of B.C. They are somewhat ant-likein appearance; those found inside wood are whitein colour while those observed outside wood areorange or brown. They will consume moist wood.Wood bugs, wood lice, sow bugs and pill bugsare different names for the same organism.These bugs can only survive in moist conditionsand do not consume sound wood. Their diet ismainly decaying matter. Strategies for reducing thepossibility of insect damage are generally the sameas those used for avoiding decay; the eliminationor reduction of moist conditions and avoidance ofwood in close proximity to soil.Preventative Maintenance andImprovementsMost maintenance and renewal tasks are dictatedby the original design and construction of thebuilding. Owners usually do not have inputinto building or changing the components andmaterials used in the original construction. Theexposed nature of some of these elements meansthat they are easy to access and, therefore, someof the techniques discussed earlier can actually beimplemented as retrofit measures.For example, it is possible to add roofoverhang extensions, canopies or metal caps tolimit the amount of moisture to which the wood isexposed. In addition, it is possible to improve somedetails through the use of sealant or improvementof drainage. Adding boron rods to an exposedwood structure will reduce decay potential inlarger wood members. Note that the effectivenessof using boron rods is limited because thepreservative will leach out of the wood over time,but they can be renewed in service.A knowledgeable trade contractor or buildingprofessional will be able to provide advice on themaintenance and improvements in any specificsituation.Once these opportunities for improvementshave been investigated, the ongoing maintenanceefforts would largely focus on the inspection andmaintenance of coatings.Wood lice.Deteriorated post indirect contact with soil.Installation of boronrods at base of postwill provide greaterresistance to decay.Boron rod shownleaning against baseof post and locationswhere installed are highlightedby white arrows.Homeowner Protection Office 3 Maintenance Matters No. www.hpo.bc.caContinued on page 29.CHOA Journal | December 2011 27

• • • • • • • • • • 28 CHOA Journal | December 2011

Action Plan TipsRenewals projectsshould involve buildingenclosure consultants toexamine alternatives forcladding renewals.• Report any water ingress at exterior walllocations immediately to your building manager.• Cladding condition should be reviewed everyyear by a knowledgeable person and every2 to 3 years by a building enclosure consultant.• Develop a review and maintenance plan forthe cladding and walls. Keep a record of allcladding warranties and a record log of anyreview or maintenance activities.• Retain a building enclosure consultant todevelop a renewal program for the cladding.Fibre cement board isa composite materialcomprised of woodfibre, sand, and cement.The product is painted,and is available asa panel, siding orshingles. Maintenanceand renewal activitiesare focused on cleaningand repainting.Metal panels are more common on high-risebuildings, rather than low-rise wood-frame buildings.Maintenance activities are focused on cleaning.Renewal or Replacement of theCladdingProper maintenance will prolong the life of thecladding and reduce renewal costs over the longterm. Eventually the cladding will need to berenewed either because maintenance is no longercost-effective, or because the performance orappearance of the cladding is not acceptable.Renewals projects should involve buildingenclosure consultants to examine alternatives forcladding renewals, help ensure that appropriateconstruction details and appropriate materials areused, and to verify the quality of the construction.Enclosure consultants can also assist in theselection of qualified contractors to perform therenewal work.Life expectancies of the various types ofcladding can vary depending on exposureconditions and the level of maintenanceundertaken. Cladding renewals programs should,therefore, be integrated with plans for windows,balconies and decks as well as an overall buildingmaintenance and renewals plan for the building.For More Information1. Maintenance Matters # 7 – Building EnvelopeMaintenance and Renewals Planning, publishedby the Homeowner Protection Office (HPO)and available online at www.hpo.bc.ca.2. Building Envelope Guide for Houses: Part 9– Residential Construction, published by theHPO and available online at www.hpo.bc.ca.3. Maintenance Matters # 1: Paints, Stains andCoatings, published by the HPO and availableonline at www.hpo.bc.ca.4. Maintenance Matters # 5: Sealants, published bythe HPO and available online at www.hpo.bc.ca.5. Vinyl Siding Installation Manual, publishedby the Vinyl Siding Institute and available atwww.abtco.com.6. Imasco Stucco Systems Maintenance andCleaning Information, Imasco Minerals Inc.,available online at www.imascominerals.com.AcknowledgementsThis bulletin was prepared byRDH Building Engineering Ltd.Organizations representedon the project steeringcommittee included: ReadJones Christoffersen Ltd., JRSEngineering Group, PolygonHomes, Condominium HomeOwners’ Association, and theHomeowner Protection Office.DisclaimerThis bulletin is intended to provide readers with general information only. Issues and problems related tobuildings and construction are complicated and can have a variety of causes. Readers are urged not to relysimply on this bulletin and to consult with appropriate and reputable professionals and construction specialistsbefore taking any specific action. The authors, contributors, funders and publishers assume no liability for theaccuracy of the statements made or for any damage, loss, injury or expense that may be incurred or suffered asa result of the use of or reliance on the contents of this bulletin. The views expressed do not necessarilyrepresent those of individual contributors or BC Housing.The regulations under the Homeowner Protection Act contain specific provisions requiring owners to mitigateand restrict damage to their homes and permitting warranty providers to exclude coverage for damage caused ormade worse by negligent or improper maintenance. These apply to both new and building envelope renovatedhomes covered by home warranty insurance. Failure to carry out proper maintenance or carrying out impropermaintenance either yourself or through qualified or unqualified personnel may negatively affect your warrantycoverage. Refer to your home warranty insurance documentation or contact your warranty insurance providerfor more information.1701- 4555 KingswayBurnaby, BC V5H 4V8Phone: 778 452 6454Toll-free: 1 866 465 6873www.hpo.bc.cawww.bchousing.orgEmail: hpo@hpo.bc.caHomeowner Protection Office 4 Maintenance Matters No. 8 www.hpo.bc.caContinued on page 31.CHOA Journal | December 2011 29

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.Madison Centre700 - 1901 Rosser AvenueBurnaby, BC V5C 6R6Telephone: 604-294-3301Toll Free: 1-800-263-3313www.cmwinsurance.com30 CHOA Journal | December 2011

Planning ReplacementEven with good maintenance, exposed woodstructures will eventually require replacement.Replacement will be less disruptive, and lessexpensive, if it is planned in advance and integratedwith other planned maintenance and renewalactivities.Yearly inspections will assist in being ableto predict when replacement or renewal will berequired. As with any renewals project, considerationshould be given to all aspects of the project:• design, including opportunities to improveaspects of the original design as presentedearlier• type of wood• fasteners• coatings• contractor selection, and• timing and sequencing of the work with otherplanned activities.It is beneficial to seek assistance from a qualifiedconsultant on these matters, particularly on largerscale projects. Where structural members arereplaced, input from a structural engineer shouldbe obtained.Proper planning can save money in the shortand long-term. Anticipate maintenance needsand future replacement work when planningreplacement details.The following checklists provide a few basicreminders of good inspection and maintenancepractices applicable to most exposed woodstructures. Of course, the best inspections arethose done by knowledgeable contractors andbuilding professionals who may notice things thatthe average homeowner may miss.Annual Inspection Checklist forExposed Wood Structures Check for evidence of water collecting onwood surfaces, including moss and algaegrowth, aging coatings, and other buildingelements that do not allow water to readilydrain. Check for localized deterioration of woodcomponents. Perform random spot probes for decay. If awoodworking awl penetrates past the surfaceof the wood with hand pressure, it is a signthat deterioration has occurred. Check coatings for signs of aging. Check for exposure to moisture and proximityto soil.Maintenance for Fences Wherever possible, keep soil away from thefence. Soil against the fence will increase themoisture level in the wood and facilitate decay. Promote good drainage in the area of the fenceand away from fence posts. Direct irrigation sprinklers away from the fence. Maintain coatings.Maintenance for Wood Walkways andWood Decks Review the condition of deck boards, fasteners,connectors and support structures at samplelocations. Check for deteriorated wood andcorroded fasteners. Clean walking surfaces by scrubbing withbiodegradable soap and water. Do not pressurewash as this may damage the wood. Remove debris and keep drainage and dryingpaths free of obstructions. Deteriorated wood components shouldbe replaced with preservativetreated wood or naturallydurable wood, and appropriatefasteners and connectors.Yearly inspections willassist in being able topredict when replacementor renewal will be required.Fasteners.Corroded d nails removed dfrom deck kboards.Homeowner Protection Office 5 Maintenance Matters No. www.hpo.bc.caContinued on page 33.CHOA Journal | December 2011 31

Lynn Ramsay, Q.C.Michael WalkerSharon MacMillanThe lawyers of Miller Thomson’s Strata Group have extensive experienceand in depth familiarity with the legal requirements of the stratacommunity. Through practical and cost-effective solutions we helpyou achieve your business objectives.Our services include:For more information, contact:Michael Walker604.643.1288mwalker@millerthomson.comAdded experience. Added clarity. Added value.STRATA LAW GROUPRobson Court840 Howe Street, Suite 1000Vancouver, BC + V6Z 2M1Miller Thomson LLPmillerthomson.comVANCOUVER CALGARY EDMONTON SASKATOON REGINA LONDON KITCHENER- WATERLOO GUELPH TORONTO MARKHAM MONTRÉAL32 CHOA Journal | December 2011

Repairs and renewalsshould be designed anddirected by a qualifiedtrades contractor.Extended canopy beam with fungi.Maintenance for ExposedStructural MembersIn addition to the wood elements previouslydiscussed, buildings can have exposed woodstructures that support portions of the building,for example, supports for balconies or roofs.Buildings can also have free standing column andbeam structures supporting trellises or canopies.The following maintenance is recommended: Yearly inspections should include spot reviewand probes at the top surfaces and ends ofindividual wood components. These locationscan be particularly vulnerable to undetecteddeterioration. Deteriorated wood components should bereplaced with preservative treated wood andappropriate fasteners and connectors. Astructural engineer should always be consultedif significant wood replacement is required. Consideration should be given to moistureprotection (e.g. flashings) to exposedhorizontal surfaces and joints. Borate rods can be inserted into largestructural members at locations where theywill intercept pathways for the intrusion ofmoisture.Action Plan Tips• Keep records of all inspections andmaintenance activities.• Inspect exposed wood structures yearly, usingappropriate checklists based on informationin this bulletin. Inspections should beperformed by a qualified tradesperson.• Repairs and renewals should be designedand directed by a qualified trades contractoror building enclosure consultant. If structuralelements are involved, a structural engineershould provide input.• Ensure that exposed wood elements areincluded in the building’s maintenance andrenewals plan.For More Information1. Builder Insight # 8: Compatibility of Fastenersand Connectors with Residential PressureTreated Wood, published by HomeownerProtection Office (HPO) and available onlineat www.hpo.bc.ca.2. For more information on design, constructionand maintenance of wood structuresfor durability, including borate treatmentand finishing exterior wood, visitwww.durable-wood.com.AcknowledgementsThis bulletin was prepared byRDH Building Engineering Ltd.Organizations representedon the project steeringcommittee included: ReadJones Christoffersen Ltd., JRSEngineering Group, PolygonHomes, FPInnovations,Condominium Home Owners’Association, and theHomeowner Protection Office.DisclaimerThis bulletin is intended to provide readers with general information only. Issues and problems related tobuildings and construction are complicated and can have a variety of causes. Readers are urged not to relysimply on this bulletin and to consult with appropriate and reputable professionals and construction specialistsbefore taking any specific action. The authors, contributors, funders and publishers assume no liability for theaccuracy of the statements made or for any damage, loss, injury or expense that may be incurred or suffered asa result of the use of or reliance on the contents of this bulletin. The views expressed do not necessarilyrepresent those of individual contributors or BC Housing.The regulations under the Homeowner Protection Act contain specific provisions requiring owners to mitigateand restrict damage to their homes and permitting warranty providers to exclude coverage for damage caused ormade worse by negligent or improper maintenance. These apply to both new and building envelope renovatedhomes covered by home warranty insurance. Failure to carry out proper maintenance or carrying out impropermaintenance either yourself or through qualified or unqualified personnel may negatively affect your warrantycoverage. Refer to your home warranty insurance documentation or contact your warranty insurance providerfor more information.1701- 4555 KingswayBurnaby, BC V5H 4V8Phone: 778 452 6454Toll-free: 1 866 465 6873www.hpo.bc.cawww.bchousing.orgEmail: hpo@hpo.bc.caHomeowner Protection Office 6 Maintenance Matters No. www.hpo.bc.caCHOA Journal | December 2011 33

Water Savings YouCan Bank OnLooking to reduce operationalcosts in your multi-residentialcomplex? Take the first steptowards saving money — conducta water audit!Our step by step guide helps strata members, property ownersand managers to measure water use and find potential savings.If your multi-residential building is connected to the GreaterVictoria drinking water system, order your free copy of theWater Saving Guide for Multi-Residential Dwellings.Call us at 250.474.9684 to order.Some restrictions apply. Limit one per water bill account number ormulti-residential complex.www.crd.bc.cawarrantyinspections.netDefect Recognition SpecialistsInspectionsFor 1st, 2nd & 5th year Warranty ClaimsAdvocacy ServiceProblems with your warranty claim?We can help!Depreciation ReportsComprehensive Depreciation ReportsContact: Barry Slocombe – (604) 727-7710warrantyinspections@gmail.comReferences Available – Reasonable RatesSERVICE AVAILABLE 7 DAYS PER WEEK!www.warrantyinspections.net34 CHOA Journal | December 2011

atiraPROPERTY MANAGEMENTcaring property management for your communityAtira Property Management Inc. offers personalized, client-focusedmanagement solutions for strata corporations, building owners,housing co-operatives, not-for-profit societies and developers acrossthe Lower Mainland. For more information, please visit www.atira.caVancouver Office405 Powell St.Vancouver, BC V6A 1G7Phone: (604) 439-8848Fax: (604) 439-8804White Rock Office#204-15210 North Bluff Rd.White Rock, BC V4B 3E6Phone: (604) 531-9100Fax: (604) 531-9145CHOA Journal | December 2011 35

36 CHOA Journal | December 2011

Building Restoration, Repair & WaterproofingHowever essential water may be to many forms of life, it can quicklydeteriorate your building’s life, as evidenced by the “Leaky Condo”crisis. EPS Westcoast offers its services to help repair and restoreyour building to ensure its longevity and value.We handle small or large projects, high or low rise, commercialor residential buildings throughout the province of BC.OUR SERVICES Building Envelope Restoration General Building Repair - Exterior & Interior Deck Restoration, Repair and Resurfacing All Concrete Repair and Waterproofing Services High Pressure Polyurethane Crack Injection Leak Investigation Services Rot RemovalCONTACT US604.538.8249www.epswestcoast.comOUR MEMBERSHIPS:CHOA Journal | December 2011 37

RDHBE.COMBuilding EngineeringMaintenance PlansAsset Management SoftwareReserve Fund StudiesBuilding Enclosure AssessmentRehabilitation DesignVancouver Victoria Courtenay604 873 1181 250 479 1110 250 703 475338 CHOA Journal | December 2011

CHOA Business MembersAPPRAISALSCampbell & PoundCommercial Ltd.Richmond604.274-8885campbellpound.comNLD ConsultingBurnaby604.438.1628nldappraisals.comNormac AppraisalsVancouver604.221.8258normac.caBUILDING ENVELOPEMAINTENANCEAccurate Cedar Ltd.Richmond604.273.3329accuratecedar.comAmarkpacific ConstructionServicesSurrey604.930.4620amarkpacific.comBemco Pacific Services IncVancouver604.294-8111bemco.caMaintenance OperationsProgram Inc.Cloverdale604.574.6435mopinfo.caNew City Contracting Ltd.Vancouver604.215.7374newcitycontracting.comPacific BuildingEnvelope MaintenanceDelta604.940.6056pbemltd.comPCM Pomeroy BuildingMaintenance Ltd.Burnaby604.294.6700pomeroyconstruction.comRockport Property ServicesPort Coquitlam778.285.3799rockportpropertyservices.comCONSTRUCTION &BUILDING ENVELOPERESTORATIONCoastpro Contracting Ltd.Langley604.881.7011coastpro.caColumbia Restoration Co.Surrey604.574.1580columbiarestorations.caEPS WestcoastConstruction Ltd.Surrey604.538.8249epswestcoast.comGreat West ContractingBurnaby604.433.7089JDP ConstructionVancouver604.601.8206jdpconstruction.caKoman Construction Ltd.Vancouver604.709.1818Maccid Consulting LtdPenticton250. 809.6820maccid.comSequoia Springs WestDevelopment Inc.Campbell River250.287.7272DRYER VENTCLEANINGAir-Vac Services Canada Ltd.Surrey604.882.9290airvacservices.comCommercial VentCleaning Ltd.Langley604.251.1717Michael A. SmithDuct CleaningSurrey604.589.2553National Air TechnologiesSurrey604.730.9300natch.caNationwide Carpet & DuctCleaning Ltd.Surrey604.730.9300natch.caENGINEERING ANDARCHITECTUREApex Building Sciences Inc.Surrey604.575.8220apexbuildingsciences.comAqua – Coast Engineering Ltd.Delta604.948.0958aqua.coast.caBC Building ScienceNew Westminster604.520.6456bcbuildingscience.comBusque Engineering Ltd.Richmond604.277.7787busqueengineering.comChatwin EngineeringVictoria250.370.9171chatwinengineering.comConstruction Control Inc.North Vancouver 604.210.1704Victoria 205.415.8507constructioncontrol.comexp.Burnaby604.709.4630exp.caHalsall AssociatesNorth Vancouver604.924.5575halsall.comIRC Building SciencesGroup BC IncRichmond604.295.8070ircgroup.comJRS EngineeringBurnaby604.320.1999jrsengineering.comJSD EnvelopeEngineering Ltd.Coquitlam604.805.6956jsdeng.comMcCuaig & AssociatesEngineering Ltd.Vancouver604. 255.0992mccuaig.netMorrison HershfieldVancouver604.454.0402morrisonhershfield.comNeale StaniszkisDoll Adams ArchitectsVancouver604.669.1926nsda.bc.caPHH Arc Environmental Ltd.Richmond604.244.8101phharcenv.comRDH Building Engineering Ltd.Vancouver 604.873.1181Victoria 250.544.0773Courtenay 250.703.4753rdhbe.comRead Jones Christoffersen Ltd.Vancouver604.738.0048rjc.caTouwslager Engineering Ltd.Burnaby604.299.1906touwslagerengineering.comTrimstyle ConsultingVancouver604.909.7777trimstyle.caFINANCIAL &ACCOUNTINGBank of MontrealToronto416.927.5973bmo.comBerris ManganVancouver604.682.8492berrismangan.comJ. Kunickey & Co.North Vancouver604.983.6632jkctax.comKemp Harvey GoodisonHamilton Inc.Burnaby604.291.1470khgcga.comMaxium Condo FinanceGroupNorth Vancouver604.985.1077maxium.netReid Hurst Nagy IncRichmond604.273.9338rhncga.comSidhu, Straker & AssociatesVancouver604.685.8548TW Hawes, Inc. CGAPort Moody604.469.3733terryhawes.comFIRE & FLOODRESTORATIONABK RestorationServices Ltd.Penticton250.493.6623abkrestorations.comCanstar RestorationsPort Coquitlam604.944.1461canstarrestorations.comEasy Care Restoration Ltd.Richmond604.278.4646easycarerestoration.comOkanagan RestorationServicesPenticton250.487.1289okrestore.comGOVERNMENT &ASSOCIATIONSBetter Business BureauVancouver604.681.0312mainlandbc.bbb.orgBetter Business Bureau ofVancouver IslandVictoria250.386.6348vi.bbb.orgBC Apartment Owners& Managers Assoc.Vancouver604.733.9440bcapartmentowners.comLevelton ConsultantsRichmond604.278.1411levelton.comContinued on page 41.CHOA Journal | December 2011 39

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CHOA Business MembersGOVERNMENT &ASSOCIATIONS CON’THomeowner ProtectionOffice (HPO)Vancouver604.646.7050hpo.bc.caI. C. B. A. of BCVancouver604.298.2295icba.bc.caRoofing ContractorsAssoc of BC (RCABC)Langley604.882.9734rcabc.orgStrata Property Agents of BCSurrey604.541.2903spabc.orgINSURANCEAon Reed StenhouseVancouver604.443.2483BFL Canada InsuranceServices Inc.Vancouver604.678.5403bflcanada.caBridges InternationalInsurance ServicesVancouver604.408.8695biis.caCapri Insurance Services Ltd.Kelowna250.869.3806capri.caCMW Insurance ServicesBurnaby604.294.3301cmwinsurance.comCoastal InsuranceServices Ltd.Port Moody604.937.1700coastalinsurance.comCooperators, SolveInsurance Services IncKelowna604.861.3777cooperators.caFalkins Insurance Group Ltd.Cranbrook250. 426.2205falkins.comFournier AgenciesPrince George250.564.3600Hamilton InsuranceServices Inc.Vancouver604.872.6788Hub International BartonInsuranceChilliwack604.703.7070hubinternational.caNorth CountryAppraisals Ltd.Abbotsford604.746.2131northcountry.bc.caSeafirst InsuranceBrokers Ltd.Sidney250.656.9886Vancouver IslandInsurance CentresCampbell Riverinsurancecentres.caWBI Home Warranty Ltd.Burnaby604.639.2924wbihomewarranty.comWestern Financial Group(Kelowna)Kelowna250.762-2217westernfinancialgroup.caLANDSCAPINGCotton Bros BobcatService Ltd.Burnaby604.435.2020cottonbros.caTerra Firma Lawn &Garden ServicesPort Coquitlam604.761.5296terrafirmalawnandgarden.caThe Grounds Guys Victoria(0911992 BC Ltd)Victoria250.881.8822groundsguys.caLEGAL & DISPUTERESOLUTIONAccess Law GroupVancouver604.801.6029accesslaw.caAdrienne Murray LawCorporationWhite Rock604.538.8239Alexander HolburnBeaudin & Lang LLPVancouver604.484.1700ahbl.caBWF Fodchuk LawCorporationVancouver604.730.9900C.D. Wilson LawCorporationNanaimo250.741.1400cdwilson.bc.caClark, Wilson LLPVancouver604.687.5700cwilson.comCleveland Doan LLPWhite Rock604.536.5002cleveland.doan.comDoak Shirreff LLPKelowna250.763.4323doakshirreff.comFischer & CompanyKelowna250.712.0066fischerandcompany.caGrant Kovacs NorellVancouver604.609.6699gkn.caHaddock & CompanyNorth Vancouver604.983.6670haddock.co.caHammerberg, Altman,Beaton & MaglioVancouver604.269.8500hammerco.netHarper Grey LLPVancouver604.687.0411harpergrey.comKlassen & CompanyAbbotsford604.854.2086klassenandcompany.comLesperance MendesVancouver604.685.4894lmlaw.caMiller Thomson LLPVancouver604.687.2242millerthomson.comNixon WengerVernon250.542.7273Pazder Law Corp.Vancouver604.682.1509pazderlaw.comReed Pope LLPVictoria250.383.3838reedpope.caRemedios & CompanyVancouver604.688.9337remediosandcompany.comRichards Buell Sutton LLPVancouver604.682.3664rbs.caRobert E. GrovesKelowna250.712.9393robertegroves.comWilson Marshall LawCorporationVictoria250.385.8741wilsonmarshall.comVi-Conn ServicesVernon250. 275.7509vi-conn.comPAINTINGFP Fresh Paint Inc.Vancouver604.433.7374getfreshpaint.comInspec Painting InspectionDelta604.940.8089inspec1.comMillenium 2000 Painting &DecoratingCoquitlam604.715.9551millenium2000painting.caProstar Painting &RestorationVancouver604.876.3305Remdal Painting &Restoration Inc.Langley604.882.5155remdal.comSherwood Painting &Decorating Ltd.Langley604.539.1872sherwoodpainting.comVanguard Painting Ltd.Vancouver604.732.4223painter.caWarline Painting Ltd.Surrey604.542.5064warlinepainting.caPLUMBINGCuraFlo of BCBurnaby604.298.7278bc.curaflowdealer.comDMS Mechanical Ltd.Burnaby604.291.8919dmsmechanical.comSpears Sales & ServiceVancouver604.872.7104spearssales.comTrotter and Morton FacilityServices Inc.Burnaby604.525.5462trotterandmorton.comContinued on page 43.CHOA Journal | December 2011 41

Apex Building Sciences Inc.Tel: 604.575.8220 Fax: 604.575.8223Building Envelope Consultantsinfo@apexbuildingsciences.comwww.apexbuildingsciences.com604.331.5264 / ckasianchuk@warringtonpci.com# 1700 – 1030 West Georgia Street, Vancouver, BC, V6E 2Y3Property Managers ‘who care’ and deliverEnjoy quick response from tradeswebsite: www.condex.caAPEX Property MaintenanceStrata & Condo Specialist• Window Cleaning• Pressure Washing• Vinyl Siding Cleaning• Gutter Cleaning & Repairs Tel: 604.341.5831Liability & WCB InsuredOver 20 Years Experienceserving theLower MainlandFax: 604.943.1951apexpm@telus.netWilson-Tagoe & CoCERTIFIED GENERAL ACCOUNTANTGeorge Wilson-TagoeBSc., CGABefore becoming an auditor,George spent 7 years as aStrata Accountant. He knowswhat to look for. Auditing | Bookkeeping Small Business Consulting Taxes: Corporate / Personal / EstatePh: 604.608.6156 Cell: 604.818.0127Suite 1000 – 355 Burrard St., Vancouverwiltagoe@intergate.ca www.wilson-tagoe.com42 CHOA Journal | December 2011

CHOA Business MembersPROJECTMANAGEMENTBrewster Engineering &Management Ltd.Victoria250.213.5059Planact Management Ltd.Vancouver604.216.8782planactmanagement.comROOFINGAbsolute RoofSolutions Inc.Vancouver604.263.0334absoluteroof.caAdanac Roofing &Exteriors ULCLangley604.888.1616Best Quality RoofingSystems604.716.5325Burrard Roofing & DrainageNorth Vancouver604.986.1812burrardinc.comDesign Roofing ServicesPort Coquitlam604.944.2977designroofing.caInter-Provincial RoofConsultants Ltd.Surrey604.576.5740iprc.caIRC Building SciencesGroup BC IncRichmond604.295.8070ircgroup.comJDP Roofing andWaterproofingVancouver604.601.8206jdpconstruction.caLaurentian Roofing Inc.Vancouver604.613.9106laurentianroofing.comOn Top Roof Consulting &Inspection ServicesKelowna250.826.7663Roofing ContractorsAssoc of BC (RCABC)Langley604.882.9734rcabc.orgRoofix Services Inc.Burnaby604.444.4342roofixinc.comValhalla Roofing Ltd.Langley778.895.2503valhallaroofing.comSTRATAMANAGEMENT &REAL ESTATE604 Real Estate Services Inc.Vancouver604.689.0909604realestate.caAberdeen PropertyManagementRichmond604.273.1234Accent PropertyManagement Ltd.Vernon250.542.1533accentpm.caAlliance Strata PropertyParksville250.951.0851Ascent Real EstateManagement Corp.Burnaby604.431.1800ascentpm.comAssociated PropertyManagement Ltd.Kelowna250.712.0025Atira PropertyManagement Inc.Vancouver604.439.8848atira.caBayside Property ServicesBurnaby604.432.7774baysideproperty.comBayview Strata Services Inc.Parksville250.248.1140bayviewstrataservices.caBaywest Management CorpSurrey604.591.6060baywest.caBernard SiebringKelowna250.762.7596Blackbrant ManagementParksville250.752.2409Bradshaw StrataManagement Ltd.Surrey604.576.2424bsmstrata.caCampbell StrataManagement Ltd.Abbotsford604.864.0380campbellstrata.comC & C Property GroupNorth Vancouver604.987.9040cccm.bc.caCascade Realty Ltd.Dawson Creek250.782.5750cascaderealtydc.comCentre Group Real EstateService Corp.Kelowna250.763.2300colliers.comCentury 21 – KootenayHomesRossland250.362.2144Century 21 PerformanceRealty & ManagementSquamish604.892.5954century21.ca/performancerealtymanagementCentury 21 PropertyManagement Div.Richmond604.273.1745Century21pel.comCitybase ManagementVancouver604.708.8998citybase.caCML PropertiesKamloops250.372.1232cmlproperties.caColdwell BankerHorizon RealtyKelowna250.860.1411okanaganpropertymanagement.comColliers Macaulay NicollsVancouver604.662.2675Columbia PropertyManagement Ltd.Kamloops250.851.9310Colyvan Pacific Real EstateVancouver604.683.8399colyvanpacific.comCompass Point Real EstateServices Inc.Richmond604.214.8645compasspointinc.comComplete ResidentialProperty ManagementVictoria250.370.7093completeresidential.comCornerstone PropertiesVictoria250.475.2005cornerstoneproperties.bc.caDodwell StrataManagementVancouver604.699.5255dodwell.caDynamic PropertyManagementSquamish604.815.4654dynamicpropertymanagement.caEast Kootenay Realty Ltd.Cranbrook250.426.8211ekrealty.comECM Strata ManagementAbbotsford604.855.9895Firm ManagementCorporationSaanichton250.544.2300First Landmark Strata &Property Management Ltd.Vernon250.275.1393Fraser PropertyManagement RealtyServices Ltd.Maple Ridge604.466.7021Gateway PropertyManagement Corp.Vancouver, Victoria, Kamloops,Kelowna604.635.5000 or1.888.828.2061gatewaypm.comGrace Point StrataManagement ServicesNanaimo604.802.5124qpstrata.comHarbourside PropertyManagement Ltd.Surrey778.571.0572harboursidepm.comHaven Management Co. Ltd.Surrey604.538.3823havenproperties.caHighland Property MgmtCranbrook250.489.3222highlandproperties.caHolywell PropertiesSechelt604.885.3460Homelife Glenayre RealtyChilliwack Ltd.Chilliwack604.858.7368Hutton CondominiumServicesVictoria250.598.5148IJM Properties Ltd.Vancouver604.736.7018ijmproperties.caJ.P. Property ManagementVancouver604.898.9118Kazawest Property & StrataManagement ServicesVancouver604.422.7000kazawest.comContinued on page 45.CHOA Journal | December 2011 43

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CHOA Business MembersSTRATAMANAGEMENT &REAL ESTATE CON’TKelowna CondominiumServices Ltd.Kelowna250.860.5445Korecki Real EstateServices Inc.Richmond604.233.7772korecki.caNarod Properties Corp.Vancouver604.732.8081Northwest StrataManagement Ltd.North Vancouver604.980.4729Norwich Real EstateServices Inc.Kelowna250.717.5000remaxkelowna.comRealty ExecutiveCranbrook AgenciesCranbrook250.426.3355cranbrookagencies.comRealty Executives PentictonPenticton250.493.4372REMI Realty Inc.Langley604.530.9944remirealty.caVision Property Advisors Inc.Trail877.659.3224visionpropertyadvisors.comWarrington ManagementVancouver604.602.1887warringtonpci.comWhistler ResortManagement Ltd.Whistler604.932.2972Coinamatic Canada Inc.Richmond604.270.8441coinamatic.comD. W. Optimum HvacServicesRichmond604.273.2200dwoptimum.comEnerpro Systems Corp.North Vancouver604.982.9155enerprosystems.comKyle PropertiesVancouver604.732.5263Leonis Management &Consultants Ltd.Surrey604.575.5474Licar Management GroupFort St. John250.785.2662licar.caLifestyles CondominiumServices Inc.Kelowna250.763.5446Lodging OvationsWhistler604.938.9899MacDonald CommercialReal Estate Services Ltd.Vancouver604.736.5611macdonaldcommercial.comMagsen Realty Inc.Vancouver604.872.3218magsen.netMalaspina Realty &Property ManagementSechelt604.741.0720Martello PropertyServices Inc.Vancouver604.681.6544martellopropertyservices.comMountain Creek PropertiesInvermere250.341.6003mountaincreek.caMountain Peaks ResortRealty Inc.Whistler604.905.9513Okanagan StrataManagementKelowna250.868.3383osm.toPace Property ManagementPrince George250.562.6671pacepropertymanagement.caPacific QuorumProperties Inc.Vancouver604.685.3828pacificquorum.comPark Place PropertyServices Ltd.Richmond604.271.7788parkplaceproperty.caPeak PropertyManagement Inc.Coquitlam604.931.8666peakpropertymanagement.caPrice Smart RealtyAldergrove604.625.4441Proline Management Co.Victoria250.475.6440property.managers.netQuay Pacific PropertyManagement Ltd.New Westminster604.521.0876quaypacific.comRancho ManagementVancouver604.684.4508ranchovan.comRe/Max PropertyManagementRichmond604.821.2999Royal LePageCoast Capital RealtyVictoria250.384.7663royallepagecoastcapitalrealty.comStrata’s Choice PropertyManagement Ltd.Abbotsford604.864.6400strataschoice.comStratawest ManagementNorth Vancouver604.904.9595stratawest.comTazmeen Woodall –Re/Max Crest RealtyNorth Vancouver604.988.2449tazmeenwoodall.comThe Institute of Real EstateServicesVaughan905.761.9500The Kerr GroupParksville250.248.1071thekerrgroup.caThe Wynford GroupVancouver604.261.0285wynford.comTotal ConceptManagement & RealtyCampbell River250.287.4427Touchstone PropertyManagement Ltd.Burnaby604.688.4340touchstoneproperty.comTML Management GroupRichmond604.207.9001tmlgroup.caWASTE DISPOSALMetro Compactor WestBurnaby604.291.8485metrogroupcan.comWINDOWS & GLASSAction Glass Inc.Burnaby604.525.5365A.1 WindowManufacturing Ltd.Burnaby604.777.8000a1windows.caFairway Glass Ltd.Port Moody604.931.4531OTHERAccess Gas Services Inc.Delta604.519.0862Acme ProtectiveSystems Ltd.Vancouver604.731.8204acmeprotective.comBC Hydro Power SmartBurnaby604.453.6292bchydro.comCare Pest & WildlifeControl Ltd.Burnaby604.432.9422carepest.comCity View Systems Inc.Vancouver604.878.7282cityviewsystems.comEPG Equity ProtectionGroupSurrey604.542.9697epg.bc.comInfrared Imaging ServicesVancouver604.329.7835irispdm.comInspired Home FlooringCentreBurnaby604.763.7652inspiredhomeflooring.comMira Floors Ltd.Langley604.856.4799mirafloors.comMountainside EnterprisesKamloops250.573.0010mountainsideenterprises.shaw.caPML ProfessionalMechanical Ltd.Port Coquitlam604.468.9999pmlbc.comSecured Security Ltd.Surrey604.579.0166securedsecurity.comCHOA Journal | December 2011 45

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NEVER UNDERESTIMATE THE IMPORTANCEOF A COMPREHENSIVE ROOF GUARANTEEOR THE STUBBORN DETERMINATION OF A SINGLERAINDROP TO GO WHERE IT DOESN’T BELONGAll roofing guarantees are not created equal. Case in point: a non-prorated RoofStar Guarantee by RGC is good for five- or ten-years and completelycovers all labour and materials. RoofStar is also the only one that includes a comprehensive inspection schedule overseen by independent, third-partyinspectors who monitor the installation process and follow-up inspections at pre-determined intervals. All of which is comforting. Because the onlything more determined than a raindrop is our commitment to make sure none of them ever go where they don’t belong.RoofStar: New name. Same great guarantee.604.882.9734 | RoofStar.caROOFING CONTRACTORSASSOCIATION OFBRITISH COLUMBIAGUARANTEED. BETTER.

When frustrations mount and you throw complicated strata lawsinto the mix, a small problem can become a major headache!Fortunately, there are resources available to help strata councils andproperty managers. StrataFAQs, developed by the Strata PropertyGroup at Clark Wilson, is a searchable database covering dozens ofcommonly asked strata law questions. Recent additions include: At the last council meeting, the council passed a rule requiringanyone who books the common room for a private event topay a fee of $100. Is the rule enforceable? Our bylaws provide that owners cannot put up any signs toadvertise the sale of their strata lot. Is this bylaw enforceable? Does a strata corporation have to le an income tax return?